534 24 26018 https://digitalcollections.library.gvsu.edu/files/original/303c0f73a9438bb70b1bead4fa7e4367.pdf e664d2e95c055a35b6205bf363528769 PDF Text Text ... MAS ·t E R Pl AN - ,:of.. , T\-\E. M·ZO! SAGIN , WRD. CORRIDORS LPND I USE CHARTER TOWNSHIP HOME·R COUNTV1 KEY TO CATEGORICAL LAND USE AREAs OS AG Open Space A8ricuLtural LDR Low Density Residential. MDR Medium Density Residential HDR High Density Residential OF Office Service Commercial liC Neighborhood Service Commercial cs Community Service Commercial I Indust1·ial SlJP Special land Use Developments PUD Planned Unit Developments I MICHIGAN �11-4 COit .. OS 000 OS · _080 05 HOR ~ ,. u " 1J 10 0 W-.,.._E 110 l..Ee's S 1/-4 COR SCALE 1•: JOO' DRAW~ S'f P.E .G. SE RE V T14N R1E HOMER TOWN~HIP ~C COIi Ml OLAND SCHOOL DI ST / ,{/d'oljd 51/2 SEC13 M-2.Q C0Je/!101JZ_ LANP use PLAW l?ev,se.k Cf I, I s7 �2•_ .-. NW SEC COR HDR ;;,- 70 RENEE 24 23 22 ':.. rr,{ . ~ 21 C a 20 ia 19 17 16 6f'F1c.e- l) ,5,V .A, 1 ◄ : ~- .I 26 28 127 l 30 31 32 33 34 ~ 29 42 I?>AtJk. 11- 10 13E THAN N 4J lo/YlEIZ-1<:~ 12 I J-/>r-VIER-f. {3 Aft (3 e-(Z__ 13 t: y ' Co o ,-,,~_J.._-...r 5 _, 1 t... Co..., J G-P- 111rneJ '--- 25 M(s>LAvO \, 5~p \ ,!o Y==3°rr,==t .-t--- I J I 41 !) 36 44 ,_~<-,::. 35 8 ,._. 1 - -- - - " ---" "}- 7 50 51 IO I ,,rt. ,"'; f -- +- - ' 1 ' ' <r ooz. G G3 G2 "' "---'--E-D_N..,!_O_R---''------L:__..J.__J ~ J ~,,,~ G5 L...:.....L_.,,--:\ _ 59 ~- - ~-5-2~]c 5a I t - - - - ~ ~ f - ------. 8 GO 57 1 ~----- ,..,,J 5_ ◄ 53 I 3 54 I 2 __ , _____ ,,_ j - - __, ..f-'•- ~ 1 §~ 5G .. c l . ._ - 55 -- - ' OS I•-/~ __ __ ;-~ - :,_ ) ; '" 03 1. \ W 114 COR \ \ LN 5.S 1/4 LINE SCALE i : JOO' DRAWN BY PEG /MIDLAND f SCHOOL DIST PE V. T14N R1 E HOMER TOWNSHIP N1/2 SEC 24 !9\-;l-O co ic: e, ~o R_ LANO USE PL~N ~'rlSe~ q /, ( t7 �t- 00(> H - -..... ··· - p-,:_ ,4 0 0 E 1 / .. COR - \ 0 10 r=c ()c_, ~ EC I/ 4 \II &. S 1/'4 LI NE J coo 0 50 ; 7C/ '"" ~ '> I~ ' ~ .1 1.Y 080 z "'C 1.2.0 l. .:.·:c:: \ 0:50 t MXJ 0 ~ ·- C ' 580 I I ~o 1sa . ~ ~ 2. 10 r n~ -~~ i.:, 00 ~ "' " ' 0 "- - ~ " , ') '\; ~ ,\ 370 0 70 . J 80 0 .Q .., , I C" ~:,w ~c '--VR 1-i'<> " T lt- ~C' i::: ,- ., I , • - ,~~ - , ----,., - £1J .. ~, \60 ..~ • V v ~ •., J 1 \ SCALE 1": 300' DRAWN l!>Y P.EG. '' ,, _ ) ~ IH " . , <I • ,, , ':- SCHOOL ~ HOMER TOWNSHIP ')- :).. - - • 1,J,,.. 1 , T . . ~v- !6/ SIC COR DIST RE v. T14N R1 E I,, ... 110· MIDLAND J ~ C) ,.. ' ' - ' .,,\) ·100 ' .. ~,,,.,.con ~ ; /J -13-8 ~ 5V'2SEC14 ""-~ ~,z.e,a o~ LAND USf PLA\l ~v• rec( '1 / f / f7 I �S£C // 4 I , rlUU NW SEC CX)A M 114 COA M. lO ~ ~ t:.l1 ; 3J •• GOV ; .' 2 cs 'fo,' J NEA-se- yY\ ctJviz.c. ooo G Ht>~ ., :, JOO ,so /]O ; •'- J7W~ """ "' 9 1G no 17 PUD ,, I(\ GO,- L 3 201 / '/) 0 .,~ -- ,a 7 140 cs H> ~ "'· t I!>, () ~ _., 31 ~ - ) M~ ~ "' "'· ~<) . ."' ~ ,.rs ;i <IS . ,... .. 110 'I I> /.! fo ;O ,r ''\ oD ' ,;_ M» ') 3/p ... ~ 4- 00 - 00cJ \) ! 1/-4 COR T14N R1E HOMER TOWNSHIP �I I /4 5FC _., JJ I N~S ti ◄ LINE E '4 SEC Ll UL· 1/ -4 ol C,50 0 .:c .. A<:; J C zsS' " l. > ioo JY3S Ju 16 a: jJ.) It JI Y SW 15 0 :i'IO C Ill 1 .. ::! % :: 7.: .., 250 " .ltD~ .., 13 : tr) '-180 A,v-n, (u ~ 0 ..,.,-z:.,,._,'{ HD~ ,, 520 "' "" 300 12 ~ 5 €:f!,V I c_b- 10 Hou5EoF01L · e. OlL 2:, MTD &_ )<.; PPL.'/ ~~o ~ C 5 ,,o 1,ti SW SEC COit , ' ! SE SEC SCA L[ 1.. : 300' DltAWN BY p>_£G. NOTE : / . A.B,C . ARE OUTLOTS MIDLAND SOiOOL DIST REV HOMER TOWN SHIP P-13-E 3 S1/2 SEC15 h'-2.o ColUt.,r,oA..._ LANDUStPLA.N &-v,re~ Cf/'/ f 7 �,. ... EQUAUZATION Df.PARTME.KT s rgp.w Btee 'I i~l' - _r-tlW SS:C'Olt l• •-w H t>~ ~; ~ F.Mv11t..y Rf>ri) 10 "" - ~/ N I 14 115 3 0/ l-1 F6 t ~ f:< / 17 2~, ' •• 4'-" '\ l5 -'G• ,, . ~ ... I,~ t2 • ~ !7 I I ' ~ . 480 ·q2D I I i10 ;. ,o ~uq J ► I !!I 4! •r ~.., ~~' ' , ~ C ~ · '! ¥ / D "'7 ' .• < &/ \ "B.e<TI s ~ A--u~ 2:i IM,,_ ~ s,J' IO G JC-• t•J . re, iii " •? I, - -<~~· 5£C I / 4 r--;; ~ > ~ !U I \ - \;" ~- r-sE~R .1 000\ , t9 cs ' '-./ B 85 p~, ,JT//.J~ ' . -'"~ 7 '0/0 ,. 1.... . ·. Eu~Pc-A..J ~ C.R-.E-AT/vr'5FLAl'2_ t-\f\-11 ' 'i2€fA-1R- I 47 54 46 55 , 45 ~ 44 57 I lo 58 0 ll:I 39 K Q ~ - - 51 52 · •& _ zt __ 31) '°41 :i,JB,S )~' ~ ~ I . j r: 1./00 0 ~- c,£P 50 49 , - ~;: t;r:P ~ ~ . 0 37 :::u. H !◄ ~ I, ,o :" ... '• l1 !i "' ~ v~ • 13" 3t t312 ► 30 Zt u I, 011 Cl: J .,5 ----- LAWN l2 !O ~-· z ,, 110 11 c,rfl' ~oo" oa ,.,; ' ) ':) 8 r::-,nrv1r-~·, v\ '£8 '·I~A Wl'L~rf'. 19 I;' 5 i 18 350 i',; •) >,':" 7 G ~ F~ST ~ I 4 J ,, ,. 1- ~,41COR M. !O r- MIDLAND, MICHIGAN ~6-CO AfvTJ I QLJE-,f SEC 20G j 10' r NC I / /L J tl-1 tL..l . : :. .I - P UD· H DR 020 · I Q z~o ~ ; •-, ,, :-.., ...M.. LJ~ - . 200 ~ ' <n> I LISO I I SZ . 1/40 () J u u I I\ ~ U D ..;. MO J /00 C.'-1) ~ '} 30 :._ Soo ~ i s t.1 :~ :,oo '- MOR. I W t/4 COR c;. Go 050 085 ~.081 - '}~ t 02.0 0/0 '7 J... ' ~NLS t~ LINE sc:Al-11z )0() o,v.WN BY PEG E t /4 MIDLAND REV T14N R1E HOMER TOWNSHIP COR_) SCHOOL 01 ST / z -2. /-,e4. N1 / 2 SEC 22 "1·l<» Co~t Po"-. ~~DUSE PL~M l'ev, seJ 'I /1 f g7 �I / 4 300 0 o - ,;. t:,o ,00-20, 5£C 40U E 1 I~ COR A4 •. PC ,.,0 ..... :~ ( . 870 /00-LO/ 0 I u ~ I ..... ' . OD ~ "'i: ---------i..-.i----------:.---~-~ ...lll!l\ll!!Jl~----1111'!1!~-----~------~~----~----~"' ~-r '- q ;;c.. o </1 ~ t ~ (') ..., o· 5 11 er.B . I . //0 a+- - - - - - - 1.• I 2,0 ' i:: 8 50 /OD 5 90 e c, Q " SJO I ,;,.7f .., 4.. , ' I"~ so .~ )..,v 550 , 90 ~ <> ~ ~ M • 20 S 1/~ COR OAAWN &Y PE G. SCAL[ 1·• 300" "!i' ALL MIDLAND SCHOOL DIST ~EV. T14NR1E HOM ER TOWNSHIP / 2 - Z I - 64- 51/ 2 SEC16 · ,rt ..7,o C,oR~rDoR.. LANI> USCPIA\I Rev me~ , /, /e,7 �PIZi.A- SAM'$ !GO /50 i.~ ~ cs 500 l- ~ I 2.50 300 050 oco MIDLAZNADTro~oi~i\ EQUAL! 100- 430 - __L_:___S~C~A~L~Eof~'.:~3~0~0= . DA. TE 7-16-71 ._,JOt111 OiC 4 IQ&r J!i -.c r~" 4 350 E 1/ COi 1>PR �IV\( NI- sn rZA--<:E'- l,A/ 1,-~e"l-k> LIS I=- NW !,EC OOR Pc ooo }'(le01CI of ~ 0 C, . z_ OF ~ - / .l]A _, ~, i ; 3S ' lD . ;lot I ~ ' 0 ,, ":, I V f'C /0 0 'I/. II,' .... lOR 2. l O' ,., '- 5 28' ,vo 2A j'C ::D 2. 00 0 ft 150 l"c W 11-4 COR 3 zo 5 ,11 ~S 1/ -4 LIM£ SCALL l':300' £ Ill- MtOLAHO O"AWN W 1/2 ME"I DIAN IH. P£..;, £ 1/-4 CO" · SCliOOL 01 ST REV. T14N R1 E HOMER TOWN SHIP s A~II,/ Aw !!a. I Z - 2 1 -c34= N1/2 SEC 2 CD~ RIDtJ/e... LAND USE P.L~M (2.ev• s~~ 'i / ' /g7 , �MIDLAND COUNTY . EQUAUZATION DEP AlTML'IT MIDI.ANO, MICHIGAN '86-'0 NW 5EC CCR HE 5EC CCR 0 I 13- -~ -.< ~ i C' , 41, 200 :;,· ~ ;) ll ., I 0 It'. "' It'. ~ oe "' ( , ~ ~ ~- ,- ~ .. JJ O 800 . ..o, I •- I i:.Jo ~ ...5 p:eo l)U c.t- & p~ T'f 5 TO 12. t:=- N\O~ N &.5 11'4 LINE SCALE. 1•·: 300 ' DRAW H BV f'EO . T14N R1J=" HOMER TOWNSHIP E 1/'4 ALL MI OLANO / 2 . SC HOOL 01 5 T ~ CCR z / -c' 4- V----=-=- N1/2 SEC 1 SAt:INAW R.l).CO~IOo~ LANI> USE fZ~v1<; ~.,D P~N q Ltf f 7 �I 1'4 LI NE. £ 1 / '4 COR Pc, :Jc.r, M r-c cso ,/ I I I I cs / , PC SW <lJ / 5'.J SEC COR S 11'4 COR SC A LE DRAWN T14N R1E . HOMER I ·= BY 300' P.E .G. ALL MIDLAND SCHOOL DI ST , REV. TOWNSHIP /.:: .., / 7"!3 S1/2SEC1 S- Ate /UAW 12-0. Co~P-1 Dal!. L.~Mt> U St PLft\t.a Revcrf!J.. 1 /, / i'7 �NW SEC COR N 1/-4 COR t /4 S::T ZOO I HC cfuss Au-rn S ALVA-C:E I J( / D50 PC ,OC ;oo 070 50 :J[ I 000 50 0 re 2 :50 .,50 r'C. 2 70 \) p< /'C 200 : t 210 oJ N L $ 1/ -4 LI NE SC.ALIE 1~ 300' D"AW N T14NR1E HOMER ~ ~I") ~ ~ "l ~ ~ ,.., I:!.! " W V-4 COR ~ ev P'EG TOWNSHIP HINES 910 MIDLAND SCHOOL DIST ;:, ") ~ l:' /"C. 32,0 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Homer-Charter-Twp_Master-Plan-for-the-M-20-&-Saginaw-Rd-Corridors'-Land-Use_1987 Creator An entity primarily responsible for making the resource Robert B. Hotaling & Associates Date A point or period of time associated with an event in the lifecycle of the resource 1987-09 Title A name given to the resource Master Plan for the M-20 & Saginaw Rd. Corridors' Land Use Description An account of the resource The Master Plan for the M-20 & Saginaw Rd. Corridors' Land Use for Homer Charter Township was prepared by Robert B. Hotaling & Associates in November 1985 and was revised in February 1987. Subject The topic of the resource Master plan reports Homer Charter Township (Mich.) Midland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cd1152bc7b0118eafa9318d2a483e353.pdf 5cfe425cd7eaf3feddc578dc1fc3bf40 PDF Text Text MASTER Pl.AN lor tile �1003 N. Saginaw St. St. Charles, Michigan 48655 517-865-9010 WIiiiam Davis-Supervisor Ray Cornford - Clerk Vlvl&n Vogelaar - Treasurer Robert Gilmour - Trustee Lawrence Mahoney - Trustee June 4, 1985 Dear Township Citizens and Board of Supervisors We are pl eased to present this first Master Plan for the Township of St. Charles. In our studies of the township we have learned a great deal, most of which is reflected in this document. These presented facts wll I help provide a sound framework for control I ing development in a systematic manner. This plan is the framework upon which zoning ordinance revision should be based. Al I should be aware of the fact that the community planning effort does not end by the adoption of this Master Plan. Community planning is a process that requires continuous update and review since conditions do change from year to year. We are proud of our efforts and this Master Plan, and hope that you have time to read this document and make comments to the Board. Respectfully submitted St. Charles Township Zoning and Planning Board �II II II Ackno.vledgements This first Master Plan for St. Charles To.vnship was developed by dooicated To.vnship residents that serve on the Planning am Zoning Board arrl the staff of the East Central Michigan Planning am Development Region. The following is a list of those who ma.de this a valid arrl credible document: St. Charles To.vnship Planning! Zoning Board Ernest Kemall - Chairman Jane Burgess - Secretary Robert Searron Kathleen Canfield Joseph Devota Tom Burr - Building Inspector Staff guidance provided by Chief Planner, Donald Platt; also printing, word processing, binding am graphics done at the: EAST CENTRAL 500 Federal Ave. Saginaw, Michigan 48606 Telephone: 517+752-0100 WATS Line: 1 +800-322-0207 Cover art work was done by Laura Higgins and is a reproduction of the official Township logo. �TABLE OF CONTENTS I. Introduction Purpose of Plan------------ --------- ---------------------Enabling Legislation------ ---------- ---------------------St. Charles Township History------------------------------ 5 Physical Features Land Use Inventory---------------------------------------Transportation-------------------------------------------Population-----------------------------------------------Local Economy--------------------------------------------Downtown Development-------------------------------------- 8 9 10 13 15 Environmental Features Geology and Ground Water Availability--------------------Soils----------------------------------------------------Climate--------------------------------------------------- 18 19 19 Public Facilities Schools--------------------------------------------------Public Buildings-----------------------------------------Police, Fire, and Medical Services-----------------------Utilities------------------------------------------------Recreation------------------------------------------------ 23 23 24 25 26 V. Planning Realization-------------------------------------- 28 VI. Goals, Objectives, and Policies--------------------------- 31 VII. Plan Summary---------------------------------------------Conclusions----------------------------------------------Appendix-------------------------------------------------A. St. Charles Township Zoning Map--------------------B. St. Charles Township Future Land Use Map-----------c. Public Hearing Minutes-----------------------------0. Letter to Township Board of Supervisors------------- 40 42 44 II. III. IV. 2 3 �• Lis t of TABLES & FIGURES Page Table 1 2 3 4 Figure 1 2 3 4 5 6 St. Charles Township Land Use--- ----------------Population Trends- ------------- -----------------Housing Trends----- ------------ -----------------Age Distribution-------------- - - ----------------- 12 12 Agricultural Land Use---------------------------Residential Land Use and Ownership--------------Soil Areas--------------------------------------Coal Mine Location- ----------- ------------------Present Zoning Map- ---------- -------------------Future Land Use Map ---------- -------------------- 14 16 21 22 46 47 8 13 �•" . .. z -w 0 CJ .. • a: I I 0 :• •0 i C 0 u ~ I ls Q .J .:"z 18 ~• D 0 0 • II II C .J L .. i ► I • •• .• 0 I •., . 0 •• " i! • �CHAPTER I INTRODUCTION �J PURPOSE OF THE PLAN ---------- -I I - When planning and developing a new town, the planner and the developer can let their imagination run, be creative and start fresh with only a few given parameters and sound planning principles. In developing a plan for an already existing community, however, the process becomes much more difficult as the planners must then rectify problems that have developed throughout the years, and at the same time attempt to shape the future growth of the community. Local government has a tremendous amount of influence over the way in which a community develops. Regardless of whether the community is a city, village, towship, or county, the buildings, facilities, and improvements provided by local government affect the daily lives of most citizens. The political bodies which govern the various communities are inescapably involving further development of their community. To assist in making the decisions, the community must have a set of guidelines and policies to which both private citizens and governmental officials can refer in an effort to secure and maintain a consistent and logical growth pattern. development plan is this set of guidelines. A comprehensive It is a plan, in that it sets forth in document form the thought processes involved in deriving future developmental policies and the policies themselves. It is comprehensive because it encompasses all geographic parts of a community and all functional elements which bear upon physical development. American communities have generally grown in a haphazard manner, and this chaotic growth has been accompanied by a host of problems. Today, no private corporation would consider building a plant or developing a shopping center without carefully assessing its needs, resources, and potential. 2 It has just �J I I I I -~ been within the past few decades that communities have begun to recognize that they, too, should chart a course for the future with the goal of providing adequate utilities, 'sewer and water sys terns, and wise land use. St. Charles Township Planning Commission, recognizing the necessity for such a planning program, contracted with the East Central Michigan Planning and Development Region in March, 1984, for assistance in preparing a comprehensive plan and setting forth developmental policies for the Township. The work program involved essentially three major elements: 1) inventory and analysis of environmental and natural system, physical, and community features; 2) the plan summary and, 3) a section concerned with implementation of the plan. ENABLING LEGISLATIONS The Municipal Planning Act, 285, became effective in 1931 by State Legislation. Section 2 (amended in 1943) states: "Any municipality is hereby authorized and empowered to make, adopt, amend, extend, add to, or carry out a municipal plan as provided in this act and create by ordinance a planning commission with the powers and duties herein set forth ........................ " Section 6 (amended in 1943 and 1962) state: "The commission shall make and adopt a master plan for the physical development of the municipality .......... The plan, with accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, ......... The commission from time to time may amend, extend, or add to the plan. 11 Section 8 (amended in 1941) states: "The commission may adopt the plan as a whole by a single resolution or may by successive resolution adopt 3 �-I I I I I I - successive parts of the plan.......... Before the adoption of the plan or a1 y such part, amerximent, extension, or addition the corrrnission shall hold at least 1 public hearing thereon, notice of the time and place of which shall be given, not less than 15 days prior to such hearing, ••••••••• " The Comprehensive Master Plan should thus serve as a general guide for both µ1blic and private development. According to Michigan Planning Laws, a to.vnship can develop a Master Plan under the Municipal Planning Act 285 (as previoosly defined) or it can operate under the To.vnship Planning Act 168, effective March 19, 1960. develoµnent. Planning Act. Sections six throogh ten defines the Haster Plan The wording is very similar to the sections in the Hunicipal St. Charles To.vnship is operating under the To.vnship Planning Act for its Master Plan Development. In terms of legal tools for effectuating the Plan, two important instruments are the Zoning Ordinance and Sul:xiivision Regulations. The ability of a competent plan to 1:1aterialize as envisioned cannot be assured, ho.vever, even with the aforementioned legal tools, unless there is widespread understanding and support of the planning process by elected officials, department heads and the cor:munity in general. In the last analysis, this intangible factor may well be the key; hence, it is essential that planning be considered a continuing process, with all proposei development referred to the Planning Commission to insure conformance with the To.vnship's long-range goals. It is, ho.vever, vitally essential that the Plan be recognized as a flexible instrument subject to changing conditions and unforeseen technological and social changes which may occur, especially in this age of pollution concern. In order to obtain optirrum effectiveness in the planning program, it is, therefore, essential that the Plan be periodically revie.ved a rrl r eevaluated. 4 �-I I I I I I I -II II ST. CHARLES TOWNSHIP HISTORY In the early years the St. Charles area was know as "The Forks" because of the triangle that was formed by the Bad River and the Beaver Creek. The rivers were the only transportation route into the area until a road was cut through to Chesaning around 1867. The railroad followed shortly after this. Hiram Davis from New York was the first white man to settle in the area. He came in by boat in 1849 bringing his family with him. Years later men met at Mr. Davis' house to organize our township and name it "St. Charles" in honor of Charles Kimberly who had big business interests here and had done a great deal to help develop the area. the Davis house on April 1, 1853. The first township election was held at David Gould was elected the first township supervisor. The first industry to the township was a tannery established by the American Fur Company and it was located on the east bank of the Beaver Creek. This industry was followed by many saw mills and the village of St. Charles began to develop with hotels and general stores. The village of St. Charles did not bec011e incorporated until 1869. In the late 1880's the lumber industry, which was our townships largest industry was steadily declining. Adams, a well-driller. Coal was discovered in the 1890's by Alonza One of the fin t large mining companies was the Somers Coal Company of Cleveland. After fifteen years the Somers Mines were sold to the Robert Gage Coal Company. At one time the Robert Gage Coal Company had four mines which were producing three thousand tons of coal per day. mine close~ in 1952. The last (See Map on page 22) The northeast corner of St. Charles towns hip holds some of the fertile soils of the Big Prairie Farm. Of the 7,400 acres of rich land, which was 5 �I I I I I I I I I I I I I -II - wrestled fran the blinds of nature, only part is in the tcNlnship, the rest in Spaulding, Jlµres, and Albee tcNlnship. i.E; The low point in this once nuck land of over 550,000,000 years in the making is only three feet above the Saginaw Bay. 1880 bra.ight Harlan P. Smith's idea to make this nuck land a fann. Many years of work prcduced 36 miles of dikes and ditches that made the land farmable. The Owosso Sugar Company bought the land fran Saginaw Realty in 1903 am is responsible for the "birth" of the Big Prairie Farm. The village of Clausedale was established in the tcNlnship in the early lOO0's and contained Prairie Farm worker's shanties, barns, etc. workers were required even in the winter to maintain the fann. Seventy five An agriculturalist am stockman fran Holland nama:i Jacob De Geus was the general manager of the Prairie Farm Project from 1905 to 1924. After De Geus' leadership, the farm experienced exasperating years and several changes in ownerships. On March, 1945 the Big Prairie was sold to the Saginaw Valley Cooperative Farmers who bra.ight things back to normal profit years. In 1948, the original 13 farmers began to a.ct all independently and today we find 21 farm families making gocd profits as independents while still acting cooperatively on ventures such as dike maintenance, rich land no.vis worth over $20,000,000. 6 :p.lITlp station, etc. The �I I I I I I I CHAPTER II I PHYSICAL FEATURES I I I I I - 7 �I I I I I I I I I LAND USE INVEN'IDRY' St. Charles 'no,vnship is locatoo near the center of Saginaw Crunty am is in the agricultural rich Saginaw Valley. (see Figure 1 pg. 14) The To.vnship is locatoo sooth and west of Saginaw with its centroid approximately 20 miles fran the Saginaw City Limits. This places it nearly 60 miles north and east of Lansing and sorrewhat less than 40 miles west and north of Flint. It is about 90 miles north and west of Detroit. The presence of the Shiawassee and Bad River with their flcxxlplains did pose serirus land use limitations at one time but diking projects have controlled rrost flocxiing. The farming comrrunity is served by the Villages of St. Charles and Chesaning. The Shiawassee River State Game Area attracts many spring fishennen and fall hunters to the area to harvest some of the abundant waterfo.vl am deer. (See Map on page 16) The To.vnship is comprised of almost all farm lan:i ( see Table 1 belo.v). The 827 square miles (529,395.7 acres) of this large coonty of Saginaw consists of 64% agricultural lanct. Past, present, and future land projections Table 1. St. Charles To.vnship Land Use Category Residential Corrroorcial Industrial Parks/Rec. Transportation Public Agriculture Undeveloped Water & Rivers 1969* Acres 515.3 3.2 21.0 0 641.2 2,666.6 14,548.2 3,777.5 868.1 % of 1980° 1990 2000 2.3% 1.1% .1% 0% 2.8% 11.6% 63.1% 15.0% 4.0% 2.4% 1.1% .1 o.; .1% 2.8% 2.5% 1.2% .1% Total 2.24% 1.01% .09% 0 2.78% 11.57% 63.14% 15.39% 3.77% IDTAL 23,041.1 99.99% 100% *Soorce Saginaw Coonty Metropolitan Planning Cormri.ssion Saginaw Coonty-Land Use Analysis, Nov. 1969 0 U.S.G.S Quad Maps with 1975 LANDSAT information. 8 .?.% 63.0% 14.9% 4.0% 2.8% 11.6% 63.0% 14.6% 4.0% 100% 100% 11.6% �I I I The most basic and one of the most essential studies made for any planning program is 'the Existing Land Use Inventory. This study (to be completed by end of 1985, by the County Planning Dept.) I I I I I I I I I provides the key to understanding existing conditions and relationships be tween various land uses, and reveals predominant uses as well as desirable and undesirable situatJons. Futhermore, land use data provides basic information upon which logical and practical decisions can be made concerning proposals for future residential, commercial, industrial and public uses of land. It will be important that proper density standards are incorporated into 1 the Township s future zoning considerations so as to adequately accommodate future growth without the problem common to many urban developments on small lots having no public utility systems. Through large lot zoning, agricultural districts and the provision of public utilities in the urbanizing areas, problems of this nature can be avoided or minimized. TRANSPORTATION The transportation and facilities system of an area are important in the terms of type and extent of growth that can be reasonably accomoda ted. Both residential and commercial-industrial land uses require a good road system to I I I accompanying map (Figure No. 2, page 16) shows the existing road system and ~ for maintenance; Federal, State, County or Township. ~ that serves the Village and the West half of the Township and handles handle traffic, and intensive growth requires an adequate supply of public utilities such as water, sanitary sewage collection and treatment. thf! present Township facilities. The roads are classified according to levels of government, responsible is the responsibility of the land owners. North-South traffic. ' The Private road maintenance There is one state highway, M-52 Fergus Road handles the main East-West traffic. Both of these are two-lane blacktop, of which M-52 is the most traveled, especially 9 �I I I I I I I I I I I I I I I ' during peak recreational periods. Both of these are major arteries exterrlinr traffic arrum the, West and Saith em of the Shiawassee River State Grune Aren. There are approximately 3 percent of the total miles of highways thrrughait the county that are locatErl in the TONnship. The majority of the roads are pavoo surfaced used for intra-county travel. Gasper Road, a primary two-lane blacktop road, was recently resurfaced. The TONnship is currently served by the Tuscola and Saginaw Railroad service system. The other line passing thraigh the cainty is the Chesapeake am Ohio which travel fran Alma to Saginaw am passes thraigh Vassar in Tuscola Crunty am, continues saith to St. Clair Cainty am eventually ems in Port Huron. The other line is the extension of a line originating in Ann Arbor, traveling north thraigh Chesaning and St. Charles. It serves the industrial neErls of SoHigro Fertilizer and can't go further north of the Bad River because of an unsafe bridge and is a state subsidizErl fran Owosso to St. Charles. There are no general avaiation airports locatoo araind the St. Charles area. Chesaning's airport is the closest, about 10 miles fran St. Charles. Weight restrictions are in effect on all Class A all-weather roads, seasonal am all county primary am local roads. In addition, to the general weight restrictions winter/spring seasonal weight restrictions are employoo on crunty primary and local roads. Seasonal weight restrictions in general can pose a problem for solid waste haulers possibly leading towards receiving overweight violations. roPULATION Anticipation of the To.vnships future neoos are directly relatoo to population projections throogh the year 2000. trems in population. Table 2. (pg. 12) shONs the 1bst of t he grcwth in the last fifteen years in the 10 �I I I I I I I I I I I I Ccunty has occurred primarily in the to.vnships close to Saginaw City. Table 3 (pg. 12) irxlicates hoosing changes fran 1970-1980. two hurxlred arxl seventy one of the 1 , 287 hrusing uni ts were occupia:i year rcurxl arxl hoosed the 1,229 hooseholds and the 1,0CY7 families with 3.00 persons per hoosehold. Forty one point eight percent of the total hares in the To.vnship were 1:nilt before 1939 and no.v have a median value of $31,200. The To.vnship has 1,555 persons 16 years of age or over that are in the labor force. The median incorre, according to the 1980 census, was $16,774 per hrusehold arxl $19,292 per family. Fifty-fcur percent of the people in the Ccunty who are working, work at non-rnarrufacturing jobs. 10.2 percent of the employable people in the To.vnship were unemploya:i over 15 weeks in 1979 and 1983 gave an anrrual average of 14.0 percent unemployment for the coonty. The school districts of St. Charles and Chesaning provide for the educational nea:is of the To.vnship's students. Given the relative small number of school age children in rn80, ( see table 4 pg. 13) , and the trerxl to.vards smaller family size, all would point to.vard the lack of need for school facilities expansion. I I I I ,' One thoost crxl 11 �TABLE 2 POPULATION TRENDS 1950 6,371,766 1960 7,823,194 1970 8,875,083 1980 9,262,070 153,515 190,752 219,752 228,059 *St. Charles Township 2,869 3,325 3,619 3,689 St. Charles Village 1,469 1,959 2,046 2,276 Michigan Saginaw County I I I I I I I I I I I Projections** 1990 9,644,814 2000 9,800,000 236,630 242,575 *St. Charles Township 3,700 3,700 st. Charles Village 2,350 2,400 Michigan Saginaw County TABLE 3 HOUSING TRENDS Total Housing Units Michigan Saginaw County *St. Charles Township 1970 2,957,303 1980 3,589,912 79,437 79,543 l, 27 7 1,287 752 814 st. Charles Village *Includes Village **Not offical; produced by Spicer Engineering Company, and found in the 1982 Draft Solid Waste Plan for Saginaw County 12 �I I I I I I I I I I I I I TABLE 4 £ Total Population 3,689 Median Urxier £ 5 yrs. old 27.8 7.8% Distrirution 18 yrs. old+ over 65 yrs. old+ over ol.5% 8.5% Race 102 Spanish Origin 21 Amer. In1, Eskimo am Aleut 2 Asian and Pacific Islarrler 1.0CAL FXX)OOM'{ In addition to being a service comrmnity for the surrrurrling agricultural areas, St. Charles can also be considered a tourist cormunity. SUl'IIOOr The spring and season attracks boaters anct fishennen and the fall season brings deer and waterfowl hunters fran a nulti-state area. The manufacturing side of the local econany, is representa:l by St. Charles Lumber Prcx:iucts, and Saginaw Prcx:iucts locata:l just to the north of the Township. Thompson Boat Company, to the Village's sooth side, Thompson Prcx:iucts on the west side, adds to manufacturing in the St. Charles vicinity and adds significantly to the local employment base. In terms of estimata:l per capita incor,e, St. Charles Township experience<l an overall increase of 43 percent between 1969 and 1979: respectively. $2,769 and W ,498 Althoogh these figures are slightly less than those for the county, the percentage increase was only one percentage point less than the county-wide increase. $19,726. The median hoosehold income is $16,774 with all of Saginaw County at There are 9.5 percent of the people below the poverty level in the Township. 13 �I SAGINAW COUNTY I I I I I I AGRICULTURAL LANO USE Figure l D ---~-----.. : ,,. I .i z w . --- ..... ""' . i, Ill .J C i I I I I I I I -•... -------- ;. I St. Charles Township From Saginaw Cormty Land Use Inventory Study. County Planning Dept. 1969 14 �I I I I I I I DOWNTOWN DEVELOPMENT The downtown area, of St. Charles offers a wide variety of shopping alternatives for area residents and visitors. available, but could be improved. A broad span of products and services are offered so that most shopping can be done in the Village. the downtown area is typically mixed. detail, the direction regarding historic preservation and continuity of design. In March of 1983 the Village completed its Master Plan which addresses various problems to be specifically addressed. I I I ~ Architecture of St. Charles needs to identify in I I I I I I - Business parking is 15 �I I I I TI0N-R.3 E. ST. CHA RL ES L /fO Wala,' Fann, z,-u: I I I I Her,na,, Kuthanot,. , t.o Rober,'E / ,n~~ 40 1-----=...:....--J/ "<'u l honeA', N~"7A- e r ~-u/ 1--------"--1 / ,~o I I I I I I I I II /I OOOW 9U)O W ,oooow 1983 Residential Land Use and Ownership 16 8000W �I I I I I I I I I I I CHAPTER III ENVIRONMENTAL FEATUR~ I I I I I I - 17 �I I I I I I I I I I I I I I I I - BEDIDCK GIDI.ffiY In the past, layers of deep sediments were deposita:i in shallc,;v seas as portions of the North American continent were ercxia:i. The type of sa:iiments deposita:i reflecta:i the heights of surrrunding lands, the depth of water in which they were deposita:i, climate conditions, and vegetation. Ultimately, the sediments were compacta:i and lithifia:i, thereby forming rocks. One of the yrungest system of bedrock geological formations is the Pennsylvanian system of rocks which extends across all of Saginaw County. Depth of these bedrock formations ranges up to 535 feet. Contained within the Pennsylvanian system are the Saginaw Formation (Pama Sandstones, and the upper and lower Saginaw Verne liMestones), and the Grand River formation (Wocxiville Sandstone). All of St. Charles To.vnship is of this system of bedrock, the Pennsylvania age. GLACIAL SEDIHENTS Distrirution of the surficial deposits fran the "Ice Age" have detennined the topography, drainage, soil type, agriculture, and land use in St . Charles To.vnship. Lakeba:i deposits cover rrost all of the north eastern part of the to;vnship which left little variation in sediments and undulating slopes. Clay forms the dominant soil of the old lakebed in this area. GIDUND AND SURFACE WATER AVAILABILITY Undergrrund water availability is important in deterr1ining what type of future development may occur. A public supply of water is installed in the village and comes fran the Saginaw water supply. Well yield can be expected to be less than 10 gallons per minute with a six inch diameter well locatei 18 �r l I I I I I I I I I I I I I I I I - in glacial deposits and well yield of 100 to 500 G.P.M. can be expected in the bedrock with a eight inch well am will have dissolved solids greater than 1000 g.p.m. St. Charles To.vnship surface water is drained by the Saginaw River basin. MAJOR 3::>IL ASS'.)CIATION The physical features of soils is an essential component in any master plan. The type of soil rmy detennine tuilding frundation strength, plant fertility, erosion hazards, drainage conditions, and effectiveness of septic tank am sewage disposal. All of these factors are crucial in detennining the nature arxi extent of development that shruld occur within the area. Major Soil Associations were obtained fran the Soils Survey of Saginaw Crunty, Michigan, by the Soil Conservation Service, United States Department of Agriculture in cooperation with the Michigan Agricultural Experiment Station. The St. Charles To.vnship area contains the follo.ving rmjor soil associations: Nearly level imperfectly to very poorly drained, dark grayish bro.vn to black, medium acid to mildly alkaline loamy sands and clay loams; Sims clayloam, and Park Hill Loams to the loamy fine sands of the Corunna-Belleville-Park Hill soils. CLIMATE The chief climatic features are a mean annual temperature of about 47°F, an average precipitation (including melted sno.v) of about 31.1 inches; including an average annual sno.vfall of 41.6 inches. Prevailing winds are westerly arxi cause no damage except when a strong storm is present, arxi this may cause some flocxiing conditions along the Bad River and Beaver Creek. 19 �The winters are long, as temperatures below freezing prevail from November to March, inclusive, and occasional freezes may be expected in September and May. The summers are characterized by a high percentage of sunshine and by moderate temperature, which averages 82.l degrees F. The climate is healthful, and the pleasant summer compensates for the length ard rigor of winter. Sunshine averages from 67 percent to 70 percent of the possible amount in the summer and only 25 percent during the winter. The frost free season in the county is about 151 days, and extends from May 3 to October 7. The precipitation is evenly distributed throughout the year, but it is slightly greater for the 6-month period from March to September l than for the other half of the year. I I I I I I I I I I I The amount of precipitation, though apparently small, is sufficient for the production of staple farm crops. Considerable variation in the annual amount of rainfall and short periods of drought may occur, but crop failures are rarely attributed to moisture deficiency, except on the more porous soils. Most of the precipitation occurs as slow rains, destructive downpours being rare. Snow ordinarily accumulates less than a foot and a continuous cover of snow in winter is rare. Weather data compiled from records of the Michigan Dept. of Agri, climate of Michigan,£r.Stations, 1971. 20 �Figure 3 I I I I I I I I I St . Charles Township SAGINAW COUNTY SOil AREAS Aft[A 1: □ AiltU6: A co•itl•• "i•tur• or C11rlc color,CI wit ,1,.d1 ,,.o Ugllt color11S lon9 n1uo1.1 r1og11 or 1.1111 drained 10•11.1hat paorlr dral.,,d ••"'"'· ,,,.c1, •r• 1c1 tt1r10 Uon ■ for l i no thr1,1 the 1r11. l11clv1tor,1 1r1 , . . 11 1r111 of 11oorl1 or , 11, 1 :: 10, .., ■ 1'10 101 •• ... ,th I ah1llou CO\llr11'19 o, lll'ICI, llr11 hi • 1li9ht 1, .. 1ut10,., fo r agrtcu:tural u11 but 11v1r1 U•tU• UIII II IOC1 ■ l l d ,,utn uro,,, C1111elop•11'1l. .OICA 2: n,, oo•ln• t • IOll• lfl poorh d r ■ ln1d lo••· ch,01d trl ·•• ll ., ••• or 10•1r,lh.1 t ooorl-, cov1r10 Wlth ,,,.o. u1 1 Out 1 1ver ■ 1 1'10 ell)' dr ■ l"•d lo••·· . 0 ->. Thi CIOai,,_ U "I: IIIIU I: lo••· and lo••· lr11 h11 1Ught l11U1Uon1 for 19ricultural u11 1l1iut10111 for urb11n C1 ■ 111Jopa1nt, 101}1 11'1 the 1oa1wh1t ooor~'f -,Ulfltd 101"1 1r,C1 ch)' lo• • • • Jncludad au araa, or poorly drun,o Jo••• and clay lo••• a Jao 1ticluda0 a r, au•• 1o1lt.l'I ,t-aU01,1 co.,•rill9 or ••rd, Ara• •llgl'lt. H•tUUoti• ror agru:ultural u•••; and ■oo,rat.a halt.atlO"I for urt1a t1 o, .,alopaant, t-•• AR(I 4: lh1a •r•• la tha poorly o.runad cl•y• atid ,.,, • .,y c1a, Io,,.,. ,,,_ cl.,O• d ar• n.-1,0.1• •u•• 1.11th • ahallow cov1rtn9 or lll'lO. !'lodar1t1 J1 ■ 1t. a tlon1 ror a;ucult.ural ua, 1o11tn ••var• l1 ■ 1ut10<11 for urb•" hndu1a1, U[A5: "'''f l"loat. or t.nh •r•• u fuac:011 fll\1 aand, lo••• It h • .oo•nt•IJ' uaU-or,1n1d 1011 u1apo,10 or u l u •"d .,,,y " " ' .. ,.d,. Jn~l1.1d,o are •r••• of poorly dral..,,d u l u and ulta o,..,, lo•••· SUght. to .aoaratt u•• ll•ltat.1on1 for t1ot<1 ur:ian al'ld 1gn t..,lte1r a l landu•••• NCTC: uu 1n- UCA3: V t,., "att or tr•U aru u Tuacol• 11lt lo••• ,,,. 1 r a1 u n•• rly •••• •• lr•• I, out "'•• • tllt lo•• aurr a c• a no oanu,u., -.or• allll •l'ICI lau fin• 11nC11 ln tht protlh, ll h 1••• aubjact to wind arotlon tl\ll'I •r•• 5, 5l19t1t Ua1t.•t101>1 to r botf' urban • l'IG 1ortcult11r1l i.no .. 1••· HU 91 An lfl t ot w1U-dt1lt1ad 9ra v1 l a olla, lnclud• d 1r1 10•111h1 t poor1'1 dr a ln• d 9r1 v1 l aoU , . 5U9ht llelta tior> 1 t or urb• " l 1 11d 11 •••• 1\ad1r 1 t1 Ualt1 t1ona ror • Qrlcult11 r1 l 11 nC1 u••• • .OIC_., 1D: llhar flooCI phlr>I. Th ■ 10111 l f a . . t 1 rl 1 l d1 p011t ad b'!' U11 tlood l , Th• • • Jor 10111 a r t t1tl!-Or1 lr,1d, b1,1t. tr,cli,O t d t r • a r tat •t poorl, d11Jn1CI 1011,, Sll9ht ll•lt1 tior, a for 1 9rtcultur 11 lino "'•••· S•J• r • 11•tt.• t1on• tor 11rt11 r, ! e nd 1,11 11 . I/he "! .cir, d1 t 1 l. a d tnror•• Uon for • u•• c , tt;ory on ,urr,rant pa rc e l • o r hncl , u n,,d,o, th • toil • ot1 tl'l a t p,rc:11 u tndlo a t , o on th • 19ll 1011• • • P or th ■ Count, 1houJO tla u, , o. n11 u •• r • Uni;, for tl\1 1 011 a r ••• 1• r a t11'19 for HC:l'I t.,, w•• ::it :~~::1 ~~c!::0~0~;!{;. ~~!. e~;;x~· :~=~ ~~~~~::.~:ti::. a r e • • O• ror th e 1'll 11nd1r u, a pra1ant lt1Urprattt1on ■ olh , ,at• •• tnar• h • pou1:i111t, of , uora o•e 1 u•• or olftar,..,ea In c h• •H1c a t1,:,f'I 11nc1 19ll, it •u•t. a;,o ti• no:111 tl\lt th a u11 11 ■ 1tat1on "or aa cn ao1l • r•••c•" 01 raouc•d tl'lroui;., • • " aa da l•provaa 1 r,t1 to Jr,cr t•• • ntturtl dr•t"•G • • or 11aar!"'il c ap.a cu., or UH 101:1 throuQl'I .. c , .,, tton • "Cl 01llr,q1, From Saginaw County Land Use Inventory Study , County Planning Dept o 1969 21 �- --I- - - - - - I ' - LEGEND 14 ~ . \ ~,,\\1I 1 .. r•l 23 6•· • ,. . .. ...: -.i1,: .·_:-_~: ...-: {-...:_ ... .. .: :... -.. ] •.:.: ---· -.; . ·--:.- •·... ~ -~..; . : ... .-~ - •· -:-.. ·:,.. ,.-. .. • -.r • - ?',.. I ........ .!b \ 1r·.r. ; ), -. A BT. CHARLES -GARFIELD B AURORA C SWAN CREEK D ROBERT GAGE Nu. a E ROBERT GAGE NO. B F ROBERT GAGE ND. 1 G ROBERT GAGE NO. 3 H ROBERT GAGE ND. Ii! I J MDBtilUITD N0.1 ROBERT GAGE ND. 4 J~ N 4 ..!.j o _, _20_0 0 _4000 - ~~~~~,o~ooo 1000 3000 '5000 SCALE JN-FEET ·r From St. Charles Village Master Plan.1983 !l ' ~ - r -~. COAL MINE LOCATION MAP Figure 4 ~~~~ Planning Action �CHAPTER IV PUBLIC FACILITIES I I I I I I I I �Schools St. Charles To.vnship is served by the St. Charles arx:l the Chesaning Union School Districts. The sooth half of the To.vnship is served by the Chesaning Union School District. The District includes all or part of ten ta.vnships (approx. 200 sq. mi.) arx:l has decreased fran an enrollment of 3,733 in 1977, to 3,385 in 1980, arx:l 3,027 in 1983. This average yearly change since 1977 is a negative 118 (3.5 percent) and 1986 enrollment is estimated at 2,875. School l:llildings consist of foor elementary schools and a Middle am High School which are located in Chesaning. The St. Charles School District consist of 75 sq. miles and touches five adjoining Ta.vnships. Analysis of the official enrollments sho.v 1,756 in 1977, 1,593 in 1980, arx:l 1,548 in 1983. This average loss is 35 or 2.1 percent. The physical plant consists of two elementary buildings, a middle school, and a high school. The Immaculate Conception School, located in the Village has an enrollment of 75 in grades 1 thru 8. several years. The combined classroom space education for 135 students on Sun::iay. I I I Enrollment has increased in the last len::is itself to religious Most enrollment comes fran the St. Charles School district because the public school ruses are used for transportation. Educational support by the residents of the district is evident by the facility an::I faculty quality in the Educational system. The enrollments dictate that the present school facilities shall rl be adequate to meet future I I I I needs and could accom:xiate an additional 200 to 300 s tudents. �r r r r r r r I I I I I I I I I I I I Public Buildings local Goverrurent Public 1::uildings do play a significant role in the lives of the local citizens. Police and fire protection are perhaps the most obvious, in that quality arrl locational consideration are extremely important. The quality of l!llnicipal administrative offices, meeting places, libraries, etc. are also very important. The St. Charles Municipal Building is an excellent facility that was 1::uilt by remodeling a restaurant in 1866, and replaced the use of the VFW Hall. It more than adequately provides space for administrative offices and council chambers. Police and fire protection equipment (onned by the Tri-To.vnships of Brant, Swan Creek, and St. Charles) storage is separate and is shared by St. Charles Village as well; therefore, this merged facility has kept construction cost do.vn and offers other obvioos advantages. Public Library Library services in St. Charles actually started in 1945 when the Tonnship Board alloted rroney for books. The Hartley Public Library was built in 1959, and is in very gcxxi structural conditions. footage of the library is approximately 3181 The square an:i has over 14,700 books available. Police, Fire and Medical Services Police Service The Village of St. Charles maintains a Police Department comprised of five to six officers. Police functions are maintained by the use of two radio-equipped patrol cars. Law enforcement activities are coordinated with 24 �r r r I I r I I I I I I I I I I I I I the Village, the S~inaw Coonty Sheriff, and the Michigan StE>te Police thrcugh a central dispatch unit in the City of Saginaw. Fire Service A Volunteer Fire Department consisting of 41 men and 10 pieces of major equipr1ent provides an excellent protection against fire loss. The combined Tri-To.vnships and Village efforts lead to the 1964 completion of an excellent facility and related equipment. The Department offers aid to other cormunities during emergencies. Medical Service Emergency amrulance service is available fran the Village Emergency Medical Services. Two fully equipped amrulances are on call 24 hoors a day. The service is staffed by eleven volunteers. The closest general hospital is located in Saginaw which is approximately 15 miles way. The Saginaw ~runty Healtn Department provides field staff to address p.ihlic health issues in the Village and To.vnship. Utilities Water Syster.1 Water supply for consumption, fire protection, and gro.vth has been a long te:rm concern of the St. Charles Village. In August, 1971, a Cor.iprehensive Plan called, Capital NeeJs in Saginrov ~aunty, including seNer an:i water facilities, was completed for Saginaw Cmnty. The basic proposals, presented hy the Coonty Metropolitan Planning conmission, were mtlined for all runicipalities to provide public service up to the year 1990. 25 �I I I r I I I I I I I I I I I I I I l The Village's water system consists of srurce water frrxn the Saginaw City Water System. The water main fran Saginaw is 12 inches in diameter and • is metered at the north em of the Village limits. If the srurce of grrumwater continues to increase in concentrations of salt then it may be necessary for many to.vnship residents to "tap" into this system. Sanitary Se.ver System The Village of St. Charles has a nearly complete network of sanitary se.ver lines to service most of the residential, cOl'l"IOOrcial, and industrial needs. Private septic tank systems comprise the balance of the waste.vater treatment systems. The predominant soil types of St. Charles are clay, clay loar.s, loams and sandy loams over clay. therefore poorly drained. Host of these soils are irnpermeahle and While fairly well suited for agriculture, they are not generally suited for septic tank and drainage field waste.vater disposal irethods . sizes Therefore, further subdivision rtevelopment, into lot of one (1) acre or less within the tcMlnship, shruld not be approved, unless sanitary savers, storm water drainage and wastavater treatl"'lent or disposal systems or methods are a planned part of the development. The miniillllTl starrlards for waste.vater disposal as enforced by the Saginaw Crunty Health Department shruld be adopted. Convenient Services Solid waste refuse collection is available to all residents of the to.vnship. Each hrusehold is responsible to have its o.vn payment agreement with the hauler. Electrical, bottle and natural gas lines, and phone service are available to all to.vnship resirtents. available asset for those wishing to subscribe. 26 Cable TV hook up is a nice �I I I I i I I I I I I I I I ~reation Open space, close metropolitan markets, and miles of river and streams • shorelines all add to the opportunities for recreational activities. Trurist oriented activities and recreation go hand-in-hand and infact it is us.ially tourist dollars spent in St. Charles that indirectly help finance recreational opportunities. recreation facilities. Property millage is what directly finances Regional scale recreation rescurces are available along with local recreation facilities and prcgrams for use by residents and trurists. Available Village facilities include a 30 acre rrunicipal park, which includes ball diaroonds, basketball and tennis courts, picnic area, swimming pool. Boat launching facilities are available at two locations on the Bad River and none on the Shiawasse River. Recreation prcgrar,s and activities are operated by several grrups, including the Park Colilllission, Little League, rrens and womens softball league and the St. Charles Cormunity &iucation Department. Annual celebrations and events include the July Sportmen's and Coal Miners Festival anrl Parade, fishing and golf tournaments, and river boat tour trips. The Shiawassee River State Game Area is a real asset that draws an abundance of wildlife and consequently draws sportsmen to the area fran other cities, counties, and states. The St. Charles Area River Management Society, LTD. is doing a wonderful job of pranoting boating by cleaning up the Bad and Shiawassee Rivers. Just to the Northeast of the to.vnship is the Hartley OUtdoor Education Center that brings many special grrups to the area to study arx:l enjoy nature. 27 �I I I I I I I I I I I I I I I I I I r CHAPTER V PLANNING REALIZATION 28 �The pattern of physical environments in St. Charles Township will be determined by the multitude of private decisions by investors, producers, and consumers. The long and short range goals, objectives, and policies, as evolved out of this Master Planning Process, will form the basis for planning decisions. The next Chapter (VI) will pin point these goals after considering the following material analysis: I I I I I I I I I I I I I I Topics Assets Deficiencies Alternatives Transportation M-52 Hwy Poor gravel rds. in Twp. Use main paved rd. Residential & Housing Development Appleway Apt More houses to rent Oaks Apts. Summer Ridge Apts. Community Facilities Schools Hartley Nature Center Vil & Twp office Facilities Park Senior Citizens Center New museum Hartley Coal Mines Museum & Log Cabin Historic Preservation More duplexes Drive 12 miles to Saginaw Youth Development More private recreation Band School Activities facilities Church Youth Group Summer Park activities Ecology Club Environmental Beau tif ica tion actvi ties in Vil. Shiawassee State Game Area (S.S.G.A.) Recreation Use boat "drag- in More winter activities Good navigation Boat launching facilities spots" on Fergus & on the Bad River Ryan Rds. on Shia. River Sch. Comm. Ed Programs More park development Golf Course Park w/pool, ball fields Hunting access on s.s.G.A. 29 �Deficiencies Topics Assets Public Services Fire/Police depts. More coordinated efforts Ambulance Service be tween ambulances Health Center Library Veterinarian Downtown Resources Shopping District More parking No appliance type stores I I I I I I I I I f 30 Alternatives Good shopping about 12 mi. away. �~ -I I I I I I I I I CHAPTER VI GOALS, OBJECTIVES,~ POLICIES I I I I r I I I · 31 �-I I I I I I I I I I I I I I I I I I Goals, Objectives, and Policies Introduction As we move from goals through objectives to policies, the idea is that statements become more definitive relative to carrying out the most general goal statement. The goal formulation sequence, will therefore, begin with broad general development goals by functional activity areas, followed by objectives and policies. All of the goals, objectives and policies evolved through planning meetings and the public input process. The goals attest to broad statements about the way one would like to see growth and development take place in the St. Charles Township. Their very generality evades specific guidance for bringing about the goal statement, and in a sense, are not more than a state of mind or attitude about future conditions. What now remains is to narrow these statements to a more definitive pattern that can be pursued by the various areas of the township. Objectives and policies will be formulated for specific kinds of activities, such as land use, housing, recreation, etc., and their relationship to the overall goals of the plan will be identified. Statements of objectives are intended to bring about more definitive guidelines than are inherent in the goals statement, while the statement of policies represents a more finely tuned expression of intentions. The policies should identify what kinds of actions decision makers are capable of dealing with on a day to day basis. these in mind the following are formulated: 32 With �I I I I I I I I. BEAUTIFICATION AND PRESERVATION OF NATURAL RESOURCES Goal To preserve and protect St. Charles Township's natural resources and open land wherever possible, including the acquisition of land when it becomes available and the coordination of land development in order to preserve its natural beauty. river and state game area, marshes, and wooded areas, should be preserved in a manner which best serves the citizens of the Township. Objectives 1. Strengthen and improve our program of litter control throughout the township. 2. Give careful attention to land development around the Shiawassee and Bad Rivers for the purpose of protecting them as desirable residential areas: a. - establish a regular procedure for implementing cooperation with St. Charles Village; I I I I I I I I Outstanding resources of the area such as the b. - establish the high water mark on these rivers and to locate an accessible benchmark; c. - require that all new buildings around these rivers be located above the high water mark; d. - make a study of the need for sanitary sewer services in these two areas. 3. Preserve and encourage the agricultural use of land within the township. This is especially important in view of the possibility of excessive development of non-agricultural land uses. II. PARKS AND RECREATION Goal To develop a recreation program to serve all the people of the township 33 �I I I I I I I I I I I I I I I I I I during all seasons of the year. More areas should be provided for the public to make use of the Bad and Shiawassee Rivers. The aesthetic and recreational value of the rivers should be improved. Objectives 1. Consider acquiring and utilizing land for both township governmental facilities and for parks and recreation both in one location. 2. Acquire land for future park development. 3. Require the developers of housing, and sub-divisions to provide land for neighborhood parks in their developments. 4. Consider contracting with the Village's Parks Department for maintenance services in township parks. 5. In cooperation with the County or Regional Planning Commission, develop a township recreational plan. III. PUBLIC SAFETY Goal To provide a safe and pleasant environment for the people who live in St. Charles Township. Objectives 1. Develop 911 emergency phone service. 2. Give increased attention to the control of dams, lake levels, and to the construction, repair and maintenance of dams throughout the county. 3. Seek outside financing for dam and river controls. 4. The need for ordinances to lessen danger at intersections should be investigated. 5. The need for 6. Improve police and fire protection to keep pace with population growth. 7. Encourage stricter judicial enforcement especially for juveniles. 8. Encourage barrier-free access to exisi ting commercial and public buildings. 9. Encourage an evacuation program and warning system for all natural disasters. speed signs in residential areas should be investigated. 34 �I I I I I I I I I I I I I I I I I I I IV. HEAL TH SERVICES Goal To ensure adequate health care and services for all residents of St. Charles Township. Objectives 1. Continue to support efforts of the County Board of Commissioners and non-profit organizations to improve health services in the County and Township. 2. Continue to support efforts to recruit physicians, medical and ancillary personnel for the Township. 3. Work toward the expansion of medical clinics which should be located throughout the county. This applies both to existing and to new facilities. 4. Work toward obtaining a twenty-four hour emergency facility to serve the township residents. 5. Work toward increasing the number of custodial or semi-skilled nursing care facilities. 6. Continue to support and improve the provision of ambulance service throughout the county. 7. Continue to support drug abuse control programs. 8. Continue to support resident medical personnel already established within the towns hip. v. AGRICULTURAL DEVELOPMENT Goal Farm land should be preserved for farming without placing an unreasonable burden on growth. Adequate zoning should be implemented and enforced. 35 �I I I I I I I I I I I I I I I I I I I VI. HOUSING AND RESIDENTIAL DEVELOPMENT Goal To encourage the development of adequate housing for all the people of the towns hip. Objectives 1. Develop senior citizen housing that is either public or private. 2. Develop housing for low income residents. 3. Encourage the rehabilitation of existing housing units. 4. Encourage the development of density controls in residential areas. 5. Proper protective restrictions for all residential dwellings should be developed. 6. Uniform procedures for residential development which spell out exactly what is required should be provided and be made available for prospective developers, contractors, and home owners. 7. An adequate sub-division control ordinance should be provided. VII. COMMERCIAL DEVELOPMENT Goal Commercial development should be planned and orderly. Objectives 1. Major commercial zoning should be limited to areas along the major highways. A 50 to 80 foot set-back should be considered for this development. 2. The development of limited neighborhood commercial areas should be considered • VIII. INDUSTRIAL DEVELOPMENT Goal Industrial growth in the Township should be encouraged and restricted to 36 �I I I certain areas. 1. Within the township, encourage only high quality development by developers of good reputation. 2. The Township Pladning Commission should consider requiring construction of curbs and gutters by developers along all streets in commercially and industrial zoned areas, stressing limited access wherever possible. 3. Encourage innovative land use. 4. Provide an emergency and public safety plan by all industries. I I ECONOMIC DEVELOPMENT I I I I I I I I I I I I -I Goal To strengthen and diversify the economic base of St. Charles Township by encouraging the growth of businesses and industries which are compatible with the Township's and county's general developmental goals. Objectives 1. Develop a program to establish industrial development areas in order to encourage private enterprise and industry which will balance with our environment. Careful consideration should be given to providing parking, highway access and power sources together with other vital services. 2. Attract financing for commercial, .industrial, and business expansion. 3. Encourage the commercial development of the county's recreational resources. x. UTILITIES Goal To ensure that all citizens will have access to the most modern, safe, and healthful utility services that are feasible everywhere within Saginaw County. Objectives 1. Explore the need for public water sys terns to serve various areas of the township. 37 �I I I I I I I I I I I I I I I 2. Develop additional facilities and locations for solid waste pick-up and disposal with strict enforcement standards. 3. Develop controls over disposal of toxic wastes • 4. • Encourage the underground placement of utilities. 5. Encourage the development of a workable county-wide telephone exchange. 6. Encourage the development and construction of additional sanitary sewers throughout the Township. 7. Urban development should not be allowed without provision for utilities. If there is no sewer service in an area, the population density in that area should be predicated on soil conditions so that pollution will never be a problem. 8. The conservation of energy should be considered when utilities are provided. 9. The Township should establish regulations concerning who must pay for sewers and other utilities, who is allowed to hook up to sewer lines, who must pay for sewer lines passing vacant property, and other related circumstances. In the future, developers or developments will bear the cost of water and sewer services, including the extension of existing lines to their development. XI. TOWNSHIP GOVERNMENT Goal Township governments should continue to improve and serve the needs of the people. St. Charles Township and the Village of St. Charles should cooperate politically and otherwise for the mutual benefit of both. The goal is to have growth of the entire community, city, and township. Objectives 1. The zoning ordinance should be updated and enforced. 2. The populace should be urged to be involved in the Township government. 3. The Township government officials should communicate with the citizens in all feasible ways. 4. There should be mutual planning between the Township and the Village for coordination of public services such as fire protection, sewer and water services. 38 �I I I I I I I I I I I I I I I 5. Cooperation with neighboring townships should be increased in order to give special attention to land developments along or near township boundaries. XII. PLANNING Goal Future planning for St. Charles Township should be done in harmony with the township goals. Objectives 1. The land use plans which are available in the Township, the Village, adjacent townships, and Saginaw County prior to the development of the master growth plan, should be inventoried and studied. 2. Extensive development should be restricted to areas near the Village. In other areas building should be limited to a density that will not require special services such as sewers. 3. The projected population growth of the Township should be considered. 4. Planning should provide for an orderly growth pattern which deals with the demands for both the amount and variety of land. 5. The expertise of professional planners should be secured. 6. Consideration should be given to the population density required to support urban facilities. 7. Consideration should be given to the economy necessary to deal with population growth. 8. Consideration should be given to participation in the Federal Flood Insurance program. 9. There should be mutual planning between the Township and the Village to assure that the zoning ordinances, regulations, and related units are as uniform as possible. I J J 39 �'I I I I I I I I I I I I I I Chapter VII PLAN SUMMARY Implementation Conclusion I I I I • 40 �'I I I I I I I I I I I I I I I I 'I PLAN SUMMARY AND IMPLEMENTATION Before the adoption of the Township Master Plan or any such part; amendment, extension, or addition the Planning Commission shall hold at least one (1) public hearing theron and properly post such notice theron as outlined by the State Township Planning Act, No. 168, of 1960. Once the Comprehensive Plan is completed and formally adopted in text form, the real work comes to force: Implementation. In too many instances, the advisory document is shelved once the initial planning work is completed and becomes a dust collector for time immemorial. It is essential the Planning Commission thoroughly understand the Master Plan and impart it to officials in a position to implement them. The preparation and adoption of this Master Plan puts the Township of St. Charles in a good position to control and direct future growth and development. The text is as important as any of the Land Use maps in this document and therefore should be consulted any time a land use issue has to be resolved. It is important that members of the Planning Commission, the Township Board, the Zoning Board of Appeals and the citizens understand the broad objectives of the Master Plan. However, simply having a Plan is not enough; it must be put into effect. Implementation of the Plan requires the continuous efforts of elected officials, Zoning and Planning Commission, and Zoning Board of Appeals whose primary legal tool is the Zoning Ordinance. The Township Zoning Ordinance, that became effective in 1970, is now often inappropriate and it must be reviewed and modernized. This is especially critical now that this Master Plan has been prepared. The first step toward implementation of this Plan is evaluating the existing Zoning Ordinance. The soon to be revised Ordinances will be based on and incorporate the proposals and recommendations contained in this plan. 41 Once zoning is put into effect, �J it must be properly administered. Building, health, special use, occupancy, and zoning permits should be issued in keeping with the terms of the Zoning Plan and Ordinance regulations. CONCLUSIONS l I I I I I I Based on soil conditions and the current economy, St. Charles Township should remain an agriculturally based community. Few development pressures are currently being felt from commercial and industrial interests. Preserving farmland is a priority according to local officials and the primary tools to achieve this goal are through zoning or the Farmland Preservation Act, which are already available in St. Charles Township. A commitment to sound policies controlling and guiding future growth will assist in correction of present problems and help ensure that future problems related to unguided development do not occur. Considering the information provided in this document, the Township Planning Commission recommends to the Township Board that it enforce the goals and policies as summarized below: I 1. To preserve and protect the agricultural land by encouraging only that growth which would not be detrimental to the agricultural economy. I I I 2. To preserve and protect consummable and recreational water resources from contamination by discouraging intensive development of either commercial, residential or recreational areas. 3. To encourage growth only at a level which will not become a burden on the Township's ability to provide services. 4. To encourage private enterprise for commercial, industrial, or recreational development, but only to the extent that the natural environment and community life styles are not threatened or damaged. 5. To develop the physical form of the Township according to the adopted zoning ordinance which provides for a variety of opportunities; is responsive to Township needs; and reflects constraints necessary to provide for a quality life for the residents of St. Charles. I I I I 42 �I I I I I I I The Township Board of Supervisors and the Planning Commission must constantly keep abreast of new developments in municipal, township, and county planning elsewh~re. From the body of such experience, and on the basis of precedents established, the Planning Commission can bring to bear the results of others for the benefit of its own jurisdiction. - I I I I I I I ' 43 �'I I I I I I APPENDIX I I I I • 44 �-I S1~ CH A RLE S T OVV N S HIP OF I I I I I T IO~l. -F\. 3 E. SA.6INAW C..OONTY GAME I I I I I I I ..:·:..•..'•.•••• .' . .... ...... '• ....''...... ...'...... ........ ,••• t• • I • • ~ L] rresent Or dinanc e Map f0 r mu ■ A/ RURAL A<,!UC UL TURAL A ~GRICULTURAI . ,,,, " H1 '1.TT fA~ rJ Y ~ . . , , _ RESIDENTIAL l!li f;/ ...... ~ , •'.•'., ~ ~ COMMERCIAL l'.'IDUSTRIAL ,, IAREc; IDF.NTT :\1. fl'. DEVELOPMENT �I I Figure il::NvNSI-\IP tJ OF ST CHARLES SAGINA.W C.OUNTV T(ON.-R. 3 E o .0 O 0 ~ 17 0 0 • 0 .-· - e • 0 0 0 0 t O C 0 •••• ::::~·• .. ..... . :,.... ,:, .. .. ...... .......' ....... , •It If ,••· □ RURAL AGRICULTURAL mu AGRICULTURAL a11d ~ ■ a MULTI FAMILY RESIDENTIAL COMMERCIAL I • f • ... ... INDUSTRIAL ~ RESIDENTIAL DEVELOPMENT • t ,: m FOREST AND RECREATION � 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 St-Charles-Twp_Master-Plan_1985 Creator An entity primarily responsible for making the resource St. Charles Township Zoning and Planning Board, St. Charles Township, Saginaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1985-06 Title A name given to the resource Master Plan for the Township of St. Charles Description An account of the resource The Master Plan for the Township of St. Charles was prepared by the St. Charles Township Zoning and Planning Board in June 1985. Subject The topic of the resource Master plan reports St. Charles Township (Mich.) Saginaw 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/46b3add3904ee4040104dffe8f1ac011.pdf 15b7ba16d2dd48ab4b43ebed9b548aa8 PDF Text Text MASTER PLAN OF .FUTURE LAND USE �CITY OF MARYSVILLE MASTER PLAN prepared by: THE CITY OF MARYSVILLE PLANNING COMMISSION assistance provided by: \ l \ l l • ■■ □ ■■ Vilican■ ::J ■■■■ Leman ::JOO ■■ ::JOO ■■ & Associates, . ODDO ■ Inc . • Community Planning Consultants 28316 Franklin Road Southfield, Michigan 48034 SEPTEMBER, 1991 �FROM TH£ LIBR Planning & z . ARY QF; .. onmg Center, rnc-:, ACKNOWLEDGEMENTS PLANNING COMMISSION Wladimir (Deem) E. Boldyreff, Chairman Dale Hrisca Lucien Lenn Don F. Reid Patrick F. Sampson, Councilman Jack M. Schumacher, City Manager Ron Wiltse David J. Wright, Jr. Mayor Cl'IY COUNCIL David J. Wright, Jr. Mayor Richard A. Badley Richard M. Curley John W. Hurley Joseph S. Johns, Mayor Pro-tern Grant C. Nixon Patrick F. Sampson ADMINISTRATION Jack M. Schumacher, City Manager Sharon Schess, City Clerk Scott Richards, Director of Community Development �TABLE OF CONTENTS CONTENTS INTRODUCTION ................................. . .............................. 1 PURPOSE .............................................................. 2 SCOPE ...... ......... .............. ..... .......... .......... .......... 2 METHODOLGY . . . . . . . ............................................... . ... 2 BACKGROUND STUDIES ......................................................... 4 POPULATION ............................................................ 4 POPULATION CHARACTERISTICS ............. . ....... . .... . ................. 6 GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS .......................... 11 GENERAL HOUSING CHARACTERISTICS ....................... . .... . ......... 13 LAND USE ANALYSIS ..................... . .. . .............. . ............. 16 STREET RIGHTS-OF-WAY .................................................. 19 SIDEWALK STUDY ....................................................... 21 RESIDENTIAL AREAS ........................................................... 23 \ I VISUAL IMPRESSIONS OF RESIDENTIAL AREAS ................... ........... . . PRELIMINARY RESIDENTIAL AREAS PLAN .................. . .................. NEIGHBORHOOD UNIT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . GOALS, OBJECTIVES & POLICIES ............... . ........................... 23 27 28 31 COMMERCIAL AND OFFICE AREAS ........................................ . ....... 33 COMMERCIAL AREAS ......... . .... . ......................... . ........... 33 OFFICE AREAS ......................................................... 34 GOALS, OBJECTIVES & POLICIES ......................... . ................. 35 INDUSTRIAL AREAS . . .......... . ... . ............ .. ......... ......... ........... 38 COMMUNITY FACILITIES .. . ............ . ............. . .................. . ....... 41 SCHOOLS .... . ...................................... . ................. RECREATION .. . .. . .............. . ....................... ........ ...... . FIRE PROTECTION .............................. . ........................ POLICE PROTECTION .................................................... LIBRARY FACILITIES ..................................................... LOCAL ADMINISTRATION .................................................. UTILITIES .................. . .......... .................. ........ .. ..... 41 43 45 46 47 47 47 THOROUGHFARE PLAN ......................................................... 50 GRATIOT CORRIDOR PLAN ........... . . . ............ . .......... . .......... STREET RIGHTS-OF-WAY STUDY ....... . .... . ............................... STREET HIERARCHY .. . .................................................. SUMMARY . .................................. . ... . . . ............. . ..... 50 50 51 52 FUTURE LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 contents-1 �TABLES TABLE 1: TABLE 2: TABLE 3: TABLE 4: TABLE 5: TABLE 6: TABLE 7: TABLE 8: TABLE 9: TABLE 10: TABLE 11 : TABLE 12: 1 l TABLE 13: TABLE 14: TABLE 15: TABLE 16: TABLE 17: TABLE 18: I I TABLE 19: TABLE 20: POPULATION TRENDS AND PROJECTIONS ............................... 5 AGE GROUP COMPARISON ....................................... . ... 6 AGE GROUP TRENDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . MARYSVILLE SENIORS : 1990 . . . . . . . . . . .. . ....... 9 . .................... . .... 11 HOUSEHOLD ECONOMIC CHARACTERISTICS ............................ 12 EDUCATION LEVELS OF RESIDENTS 25 YEARS AND OLDER : 1989 ............ 12 OCCUPATIONAL CHARACTERISTICS : 1989 .............................. 13 HOUSING CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 OCCUPANCY CHARACTERISTICS ..................................... 15 AGE OF HOUSING . ..... . ...... . ................................... 15 VACANT LAND BY ZONING CATEGORY .... . ............................ 18 VACANT LAND ZONED FOR SINGLE-FAMILY USE ..................... . ... 18 EXISTING DWELLINGS .............................................. 28 POTENTIAL DWELLINGS .. . ............. . ........................... 29 NUMBER OF DWELLINGS AT FULL CAPACITY ......... . .................. 29 OFFICE SPACE NEEDS ................... . ................ . ........ 34 SUMMARY INFORMATION REGARDING INDUSTRIAL AREAS ................. 38 DESIRABLE SCHOOL STANDARDS . .......... . .............. . .......... 41 EXISTING PUBLIC SCHOOL FACILITIES ........................ . .... . SITE AREA SUMMARY .... . ......................................... 42 TABLE 21 : RECREATION FACILITIES .. . ................. . ....................... 44 TABLE 22: FIRE STATION RADIUS ..................... . .... . ................... 45 TABLE 23 : ACCIDENTS AT IRREGULAR INTERSECTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 TABLE 24 : SUMMARY OF FUTURE LAND USE AREA .................................. . 56 contents-2 �MAPS AND GRAPHICS ENROLLMENT TRENDS : 1979 to 1989 ............................................... 7 AGE GROUP COMPARISON (OVER TIME) ................................... . ........ 8 AGE GROUP COMPARISON (BETWEEN MUNICIPALITIES) ............................... 10 EXISTING LAND USE MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17a l POTENTIAL WETLAND AREAS ................................... . ............ ... 18a RIGHT-OF-WAY INVENTORY MAP ................................................ 19a A GUIDE FOR POTENTIAL STREET LAYOUT ......................................... 20a 1 GUIDE FOR A POTENTIAL STREET LAYOUT: SUBDIVISION D ............................ 20a SIDEWALK PLAN ............................................................. 22a VISUAL IMPRESSIONS OF RESIDENTIAL AREAS ..................................... 27a PRELIMINARY RESIDENTIAL AREAS PLAN .......................................... 27a NEIGHBORHOOD UNIT PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29a INVENTORY OF EXISTING BUSINESS LAND USES .. . ................................. 33a PRELIMINARY COMMERCIAL AREAS PLAN ......................................... 34a PRELI MINARY INDUSTRIAL AREAS PLAN ........................................... 40a COMMUNITY FACILITIES PLAN .................................................. 49a THOROUGHFARE PLAN ........................................................ 51a STREET CLOSURE DETAILS ..................................................... 52a LOOP STREET DETAIL (wall on residential side) ...................................... 52 b LOOP STREET DETAIL (wall on commercial side) ..................................... 52c SUBDIVISION ENTRANCE DETAIL .. ....... ....................................... 53a FUTURE LAND USE PLAN ............ . ........................... . ... . ........ . 57a contents-3 �INTRODUCTION Historically, most cities have been formed by circumstance rather than deliberative action on the part of an individual or governmental body. But, they are all based on a fundamental premise; people (or land uses) for one reason or another, require proximity to one another or certain institutions. Older cities generally developed around three influences; the fortress, the church or some geographic feature which gave rise to a center of commerce. The early roots of older cities helped to shape the pattern of the City as it stands today. Other cities arose from grand plans designed to avoid the problems associated with the "spontaneous city." In each instance, the plans were moved principally by one individual. The City of Washington D.C. has evolved over the past two hundred years, but the influence of Pierre Charles L'Enfant's plan for the City is evident throughout its fabric. Daniel Burnham drafted the plan for Chicago at the turn of the century providing a high degree of complexity and specificity into the various elements. Also at the turn of the century, Ebenezer Howard designed "garden cities" such as Rad burn, New Jersey in an attempt to provide livable spaces for all aspects of life work, play or the home. In a similar mold, Andres Duany and Elizabeth Plater-Zyberk, with developments such as Seaside in Florida, are currently pioneering an attempt to make cities livable by controlling design elements in a manner that encourages social interaction. It is their premise that humans are social creatures and that a sense of community can be fostered if the urban form allows for "social" activity. At the same time, through improving technology, we are losing our dependence on direct social interaction. Telephones, of course, allow the ability to transfer voice over a long distance. Similarly, computers and facsimile machines, now essentials for even small businesses, allow the immediate transfer of large quantities of written and graphi"' information. Thus, our dependence upon proximity to one another for our daily SOL and business needs is decreased. Furthering this influence is our "choice" of transportation. At the turn of the century, various types of rapid transit provided for a greater separation of workers from the work place, and thus suburbia was born. The modern automobile and consumer taste have propelled this entropy at an ever expanding rate as more highways and better cars are engineered. Over time, planning has emerged as an impetus both action oriented and reactionary. In one instance, policies may be created in reaction to haphazard development, while in another, planning may result in a grand plan for the development of a new area. The best planning blends both forms, synthesizing forethought and past knowledge; causing and reacting to change. 1 �PURPOSE Marysville has and will be shaped by a number of factors, many of which it has no control over. This master plan document is intended to provide direction to the future of the City. The plan designates certain areas for various land uses in a manner that will help to mitigate negative impacts between varying uses. In other instances, it is designed to facilitate a symbiotic relation between uses to provide economic soundness, a healthful environment and efficiency of function. This document is a policy manual. One of the tools to accomplish the goals established in the plan is direct public action. However, some of the most powerful and useful tools are the Zoning Ordinance and Subdivision Regulations. State zoning enabling legislation specifies that zoning should be based on a plan. This master plan provides the framework for the City of Marysville Zoning Map. Additionally, the documentation of this plan provides guidance for the creation of zoning standards that are consistent with the goals of the community. SCOPE 1 I 1 l 1 The decisions made in preparation of this plan will affect the shape of the City and consequently the quality of life of its inhabitants; both businesses and residents. The planned area includes not only the City of Marysville, but in some instances, areas outside of the City. While such areas may be outside of direct regulation by the City, much can be done through open dialogue with adjoining communities to assure that land uses are compatible across municipal boundaries. The background studies and goals, objectives and policies, have helped to shape the Master Plan of Future Land Use map which is included in this document. This map is a general plan that may be subject to change given the advent of technologies, Ian -1 development techniques and opportunities that may present themselves in the futurtJ. The Master Plan of Future Land Use map is based on information gathered at the present time given existing circumstances. If the circumstances which shaped this plan change, the plan may need to change as well. It is not a rigid document. It should be allowed to change to adjust to new trends and information and to allow for alternatives which may be desirable. Still, proposed changes should be weighed carefully and should be based on thorough analysis of all information available. METHODOLOGY This plan is based on careful study and deliberation by the Planning Commission and City administrators with assistance provided by an urban planning consultant. The development of each aspect of the plan followed a simple process of analysis, presentation and conclusion. However, this clearly oversimplifies the process in that continuous feedback and revision was provided throughout the process and most issues 2 �were reviewed more than once and at different levels. As the quote provided earlier suggests, you must first know where you are and where you are going in order to provide a means of obtaining your objectives. The background studies in the following section were conducted to provide a means of determining where the City is and the goals established by this plan suggest where it is going. The relationship among goals, objectives, policies and alternative implementation techniques is as follows: ( l l Goal: A goal is a destination, a final purpose which a community seeks to attain. A goal is the most general level of policy and by itself is not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. Objective: An objective is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that should be used to achieve the goal. Policy: A policy is a means of transportation along the route. It's a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Upon completion of the analysis of the individual elements, and the setting of goals, objectives and policies, the individual elements were condensed, compiled and coordinated to form the master plan document. 1 l 1 3 �BACKGROUND STUDIES To adequately prepare for the future , it is essential to gain an understanding of population growth trends and other demographic characteristics. Based on past growth trends there would appear to be a market potential for new residential housing units. It is likely that th is trend will continue unless temporarily halted by an economic downturn. Marysville has historically had low unemployment rates . In fact, according to the Michigan Employment Security Commission, the City's unemployment rate in July, 1989 was the second lowest in the County at 4.6 percent exceeded only by Fort Gratiot Township which had an unemployment rate of 4.1. Economic soundness and employment opportunities often serve as magnets for population. The master plan and updated zoning ordinance will address many of the pertinent issues associated with growth trends. However, there are other basic questions that the City should consider. 1 l l • Should the City begin a program for the extension of essential services? • If developers are willing to carry the cost for the extension of services, how much growth can occur before the existing facilities must be upgraded? • Commercial growth often rides on the tail of residential growth. Will the zoning ordinance require wide-spread changes to adequately handle the expected growth? • Is there enough buildable land within the City to support growth across a wide variety of land uses? • Are the minimum lot sizes outlined by the zoning ordinance sufficient? Should new districts with larger or smaller lot sizes be created? These questions raise only several of a number of issues addressed throughout the master plan process. The demographic trend$ lend guidance. POPULATION Trends The population of Marysville in 1970 was 5,610 according to the U.S. Census. Over the decade following 1970 there was a significant amount of growth in the City and in 1980 the U.S. Census reported that the population had climbed to 7,345. This represents an increase of 30.9 percent. The 1989 population was estimated to be 9, 171, but figures provided following the 1990 Census showed the actual population count at 8,515. Although this is a sizeable increase since 1980, at 16 percent, the pace of growth has been slower for this decade than it has been in previous years. 4 �Presently, there is a dwindling supply of vacant land that is serviced by utilities. Because of this and other factors, the pace of growth is expected to become slower in the future . The best guess estimate for the future population in the year 2000 is provided by using growth rates from 1980 to 1990 and projecting them forward. This method yields a year 2000 population of 9,877. While this may appear conservative, in light of fluctuating demographic characteristics, a conservative estimate may be the most proper. An influx of new residents does not significantly affect population when countered by declining household and family sizes. TABLE 1 POPULATION TRENDS AND PROJECTIONS PERCENT CHANGE 1970 ( l 1980 1990 2000 1970-1980 1980-1989 1990-2000 Mar✓sville 5,610 7,345 8,515 9,877 30.9% 16.0% 16.0% Port Huron 38,284 33,981 33,694 33,390 -11.2% -0.8% -0.9% St. Clair County 120,175 138,802 145,607 152,887 15.5% 5.0% 5.0% Sources: 1970, 1980 and 1990 Censuses. Comparison I Analysis of Trends Population, itself, is easily charted. However, an analysis of population gains depth through comparison. For a comparison to Marysville the adjacent City of Port Huron has been used. To obtain an understanding of regional trends, St. Clair County statistics have been obtained. During the 1970's the City of Port Huron had a considerable decline in population. Durinn the period, Port Huron lost 11.2 percent of its population. While a portion of this cai attributed to a generally declining family size, the full effects are due to outward migration. It is likely that some of Marysville's population gain during the 1970's was due to movement out of Port Huron. It is interesting to note that during the same time period, St. Clair County experienced large increases in population. From 1970 to 1980 the population increased by 18,627 according to the U.S. census. Some of this gain can, of course, be attributed to births during the decade. However, when mortality rates are considered, it becomes clear that much of the population gain was due to inward migration. In fact, this trend was evident in municipalities throughout the County. During the decade the number of municipalities in the County that gained population far outweigh those that lost. Therefore, the population gain in Marysville from 1970 to 1980 is likely due to a combination of factors. Namely, a migration out of Port Huron into Marysville, a migration from other counties, and to some extent a birth rate that exceeded the mortality rate. 5 �7 POPULATION CHARACTERISTICS Preschoolers Age group figures for 1980 indicated that 11. 1 percent of the City population was less than five years old at the time. The 1990 Census count showed a decline to six percent. Compared to the County and Port Huron, the preschoolers constitute a significantly lower percent of the population in Marysville. This is likely caused by a combination of factors. Housing values are high in Marysville in comparison to values in neighboring communities. Therefore, it can be expected that families in the City are more mature because younger families may not be able to afford housing in Marysville. TABLE 2 AGE GROUP COMPARISON: 1990 I AGE GROUP I MARYSVILLE I PORT HURON I ST CL.AIR COUNTY I under 5 5.9% 8.6% 7.6% fr17 18.3% 19.7% 20.2% 18-20 3.7% 4.8% 4.4% 21-24 4.6% 6.1% 5.3% l 2fr34 14.8% 18.8% 15.8% 35-44 15. 1% 11.8% 15.5% I 4fr54 10.3% 8.5% 10.5% 5fr64 10.6% 7.9% 8.5% 65+ 76.7% 13.9% 12.3% 100% 100% 100% 37.0 31. 1 32.9 { \ l Median Age Sources: 1980 and 1990 Censuses and Urban Decision Systems. 1 I The group known as "the baby beamers" can also be expected to play a role in the population trends of the City. This group has generally delayed child bearing beyond ages common in earlier decades. The group spans in age range from 26 to 44 but many are now in their late twenties and mid thirties and have decided or may soon decide that Nnow is the time." The preschool group in Marysville is declining both in numbers and as a proportion of the population. It may be that the "echo" of the baby boom is ending in Marysville. 6 �Regardless of this, there has been an increase in the number of day-care facilities, nationwide. It is becoming more socially acceptable and to an extent economically essential that both parents remain employed. Thus, working parents are turning to daycare. This trend has been reinforced through state legislation limiting the control of home based day-care and the rise in day-care franchise operations. The manner in which this is addressed by the City's zoning ordinance may be an important issue. School Age Children ENROLLMENT TRENDS: 1979 to 1989 f Children from five to 17 years old, collectively 2900 represented 18.3 percent 2550 2ll00 of the City's population 2460 in 1990. School-age ~ 2.-00 children are the second ~ 2350 largest group in ... 2300 0 Marysville. However, 22fiO while the number of 2200 elementary aged children ii 21!0 2100 has been increasing 2060 since 1980, the number 2000 of high school aged children has been decreasing. This trend becomes clear when compared with enrollment trends. MARYSVII.1.E PUBUC SOIOOI.S f 1V711 1IIIO I 1N1 11112 I 1N3 19&4 1986 11ee I 1N7 11118 1N9 YBAJl In Marysville from 1988 to 1989 there was a 4.2 percent increase in elementary enrollment and a 3.0 percent decrease in high school enrollment. For the next several years high school enrollment will probably continue to decline. However, as the elementary childre1 , age, high school enrollment will most likely increase once again. The graph above, "Enrollment Trends" charts school enrollments for grades k-12 from 1979 to 1989. The shifting of school enrollment and numbers of school age children although linked to socio-economic factors, is also reflective of national fertility trends. During the 1970's. fertility rates took a sharp downward turn, nearly reaching pre-baby boom figures of three million. For many school districts, this resulted in empty classrooms in the 1980's and it can be expected still that Junior and Senior High School classes are not as large as two decades ago. Thus, this shift was termed the "baby bust." What makes this an event and not just a trend is its drastic change. Rather than continuing downward or leveling off, the trend reversed itself and became the "baby boomlet." The oldest member of the baby boomlet is 15 years old, a high school sophomore. Below this grade, increased enrollment can be expected. 7 �Family Forming The family formers range between 18 and 34 years of age. The group between 18 and 24 is an unusually small portion of the family forming group. In 1990, this group represented only 9.0 percent of the City's population. In Port Huron, this group was 10.9 percent of the population. Once again price disparity between housing in Marysville and Port Huron may account for the difference. Adults between the ages of 18 and 24 are generally less established in their employment than older adults and this is usually reflected by lower salaries. AGE GROUP COMPARISON j:::c::::/{}i 1970 ~ 1980 35 ~ 1990 30 f ~ ci:: 25 20 C,l l s:i.. 15 10 5 \ I i l 0 under5 AGE GROUP BY LIFE CYCLE Also, we are amidst a national trend in which one of the fastest growing groups is currently the singles. People are staying single longer and generally delaying child bearing into their late 20's and 30's. Thus it is not uncommon for adults between the ages of 18 and 24 to be childless. For this reason, housing preferences can be expected to differ for this group in comparison to adults between the ages of 25 and 34. Childless couples are less likely to own a house and may be more likely to live in an apartment or cluster housing arrangement. But in Marysville, there is a high percentage of owner occupancy and rent is considerably higher than in neighboring areas. Therefore, people between the ages of 18 and 24 without children may be more likely to live in Port Huron rather than Marysville. 8 �There are approximately 1,300 people in the City of Marysville that are between the ages of 25 and 34. These are the people who will probably be largely responsible for any increase in the preschool group. Because they are large in number, an increase in the number of preschool children is likely. The number of preschoolers will also be given a boost by the fact that some of the 18 to 24 year old adults will also have children and some inward migration can be expected. Mature Families The largest proportion of Marysville's population (25.4%) is between the ages of 35 and 54. These people will tend to have children thoroughly entrenched within the educational system and will be very concerned with the quality of education available. However, this does not automatically imply that school enrollment will be high. Although there is a significant proportion of the population within the mature families group, it is not unusual for enrollment trends to be lower in recent years than enrollment ten years ago. Smaller family sizes and the delay of child bearing by younger couples has reduced school enrollment; a trend which is common in many Michigan communities. Generally, there are fewer children and more parents. Because the group of parents is large, there may be considerable interest in the community regarding parks, open space and recreation. Also, millage proposals now concern a greater percentage of the population and thus may be of greater public interest. TABLE3 AGE GROUP TRENDS: Cl1Y OF MARYSVILLE AGE GROUP 1970 1980 1990 NUMBER PERCENT NUMBER PERCENT NUMBER PERCENT under 5 621 11. 1% 555 7.6% 499 5.9% 5-17 1,483 26.5% 1,617 22.0% 1,556 18.3% 18-20 257 4.6% 311 4.2% 313 3.7% 21-24 307 5.5% 347 4.7% 391 5.3% 25-34 638 11.4% 1,088 14.8'% 1,260 14.8% 35-44 754 13.4% 864 11.8% 1,286 15.1% 45-54 708 12.6% 902 12.3% 877 10.3% 55-64 499 8.9% 887 12. 1% 903 10.6% 65+ 343 6. 1% 774 10.5% 1,422 16.7% POPULATION 5,610 100% 7,345 100% 8,515 100% MEDIAN AGE 27. 1 32.9 Sources: 1970, 1980 and 1990 Censuses. 9 37.0 �Mature Adults AGE GROUP COMPARISON: 1990 Today, American society is typically characterized 16 as aging. The median age in the City was 27 .1 30 in 1980 according to the 215 Census and increased to 37.0 by 1990. The JI) estimates for the City of Port Huron and St. Clair County are much lower 10 at 31 .1 and 32.9 respectively. This is ' because Marysville has a _, comparat ively large number of people in the age group between 45 and 64 and a small number in some of the younger age groups. f E:) -VI~ ~ PORT HURON ~ S T. CLAIR CO. AGE GROUP BY LIFE CYaJ! But, because older adults tend to make more money than young adults, the large proportion of people in this group can be seen as economically beneficial to the City. However, they are generally not a consumer oriented group. While it is true that this group is expected to spend an increasing amount of their income on leisure activities, they have a greater likelihood to save than other groups. The group between 55 and 64 years of age is commonly referred to as the "empty nesters." They are older parents whose children have left the household. Thus, many of these people find themselves with extra disposable income and more time to spend it. They often seek more passive or less intense forms of recreation such as golf, swimming, or walking. Also, many of them find that their current houses are too big or costly for their needs and seek alternative living arrangements such as condominium apartments or cluster housing. At 12.4 percent of the population, the empty nesters are a significantly larger portion of the population in Marysville than in Port Huron or the County. The Seniors The seniors have grown tremendously in number since 1970 in Marysville. In 1970 there were 343 people comprising 6.1 percent of the population that were 65 or older. By 1980 this number nearly doubled to 774. The 1989 estimate was that 1,342 people in the City of Marysville are 65 years of age or older representing 14.6 percent of the population. In actuality, this estimate was probably low. The U.S. Census revealed that the City had 1,425 people above the age of 65 in 1990. 10 �Comparatively, the percentage of seniors in Marysville is lower than the percentage in Port Huron but higher than the County. The growing number of seniors is a very significant trend but it is not at all uncommon. Modern medical practices and a greater propensity to exercise are helping people to live longer. Thus, an increase in the number of seniors is a nationwide trend. The following table, which provides a more detailed age distribution of seniors as of 1990, also illustrates the point that the 65 and above age category is a wide ranging group. TABLE 4 MARYSVILLE SENIORS: 1990 AGE NUMBER PERCENT OF TOTAL POPULATION 65 to 74 910 11% 75 to 84 435 5% 80 1% 85 + SOURCE: 1990 U.S. Census. Because the number of seniors is significant in Marysville and is expected to grow, the number and placement of elderly facilities is an issue which should be addressed. For example, elderly housing is often placed near recreation and shopping areas to limit the distance that seniors have to travel either by car or other means. A number of mature adults, usually well over 65 years old, do not use automobiles and thus require living arrangements which place them within walking distance of essential services. GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS Household Income The 1989 median household income for the City of Marysville was estimated at $34,632 and the average household income at $37,029. The median describes the middle point on a plotted curve of income per household while the average relates to the sum divir'·- _, by the number of households. For planning purposes, the median serves as a bt.i .. indicator because it describes a situation in which one-half of the households are above the figure and one-half of them are below. Port Huron ranks considerable lower than Marysville with a median income of $21 ,364. The St. Clair County figure at $27,890 is also far below the Marysville median income. In 1989, only 14.7 percent of the households earned under $15,000. At the other end of the scale only 4.8 percent of the population earned $75,000 or more per year. The largest grouping, 34.7 percent of all household, is within the $40,000 to $75,000 range. 11 �TABLES HOUSEHOLD ECONOMIC CHARACTERISTICS: 1989 HOUSEHOLD INCOME MARYSVILLE PORT HURON ST. CLAIR COUNTY $0 - $4,999 1.3% 8.6% 6. 1% $ 5,000 - $9,999 5.2% 15.9% 10.3% $10,000 - $14,999 8.2% 12.7% 10.2% $15,000 - $19,999 9.7% 10.4% 9.4% $20,000 - $24,999 9.8% 9.1% 9.0% $25,000 - $29,999 7.6% 8.6% 8.7% $30,000 - $34,999 9.0% 6.9% 8.7% $35,000 - $39,999 9.8% 6.6% 7.8% $40,000 - $49,999 16.6% 9.4% 12.JOA:, $50,000 - $74,999 18.1% 8.5% 12.8% $75,000 + 4.8% 3.5% 4.7% Median Household Income $34,632 $21,364 $27,890 Average Household Income $37,029 $26,421 $31,600 CITY OF Source: 1980 Census. Estimates by Urban Decision Systems. Schooling TABLE 6 EDUCATION OF RESIDENTS 25 + YEARS: 1989 Of the Marysville residents who PORT ST. CLAIR CITY OF are over the age of 25, 12.5 I LEVEL OF EDUCATION MARYSVILLE HURON COUNTY percent have at least four years of college education. This is far 47.9% 37.2% 41.6% High School Only above the County average of 15.0% 14.2% 16.3% College (1 to 3 yrs.) 9.3%. Because white collar jobs 10.5% 12.5% 9.3% College (4 )"BTS +) often require a college education, 12.36 12.56 12.34 the high percentage of residents Median School Years employed in white collar occupations is likely a major factor contributing to higher education levels in Marysville. The table above summarizes education statistics based on the 1980 Census and information from Urban Decision Systems. 12 �TABLE 7 Occupation OCCUPATIONAL CHARACl"ERJSTICS: 1989 Relative to neighboring areas, Marysville has a large proportion OCCUPATION CITY OF PORT ST. CLAIR MARYSVILLE HURON COUNTY of its residents employed in "white collar· positions. White collar jobs Managerial/Ex9Cutive 13.3% 8.7% 7.8% typically offer higher pay than Professional 12.2% 10.4% 10.0% "blue collar" positions and are T9Chnical 1.7% 2.2% 2.2% more stable during economic downturns. Included within the Clerical 17.2% 17.5% 14.6% white collar group are managers Sales 8. 1% 10.0% 8.8% and executives, professionals, White Collar (52.5%) (48.8%) (43.5%) technical and clerical personnel and sales persons. A total of 52.5 Craltsl'l'Hln 17.4% 11.0% 16.8% percent of the population in the Operafflles 14.7% 18. 1% 19.9% City have these types of Services 16.7% 12.6% 13.8% professions with especially high Laborers S. 1% 4.2% 2.3% proportions in the clerical and managerial/executive positions. Farm Worlcers 0.4% 0.4% 1.8% Port Huron has a 48.8 percent of Blue Collar (47.5%) (51 .2%) (56.5%) its residents employed in white collar positions and St. Clair Source: 1980 Census. Estimates by Urban Decision Systems. County has 43.5 percent. Craftsmen, operatives, service positions, laborers and farm workers are typically referred to as •blue collar" workers. Compared to the County and the City of Port Huron, Marysville has a smaller proportion of its residents employed in these fields. GENERAL HOUSING CHARACTERISTICS Housing Construction Trends According to the U.S. Census, there were 1,720 housing units in the City of Marysville in 1970. By 1980, this figure jumped to 2,670, marking the greatest historical growth in number, of new homes in Marysville for any decennial period. Of the City's housing stock, 29.6 percent was constructed during the 1970's. Growth during the 1980's continued at a rapid pace. In the nine year span from 1980 to 1989, there were 793 new housing units constructed bringing the total to 3,463. This figure includes 502 apartment units and 291 single family residences, based on building permit activity. The official 1990 Census count was 3,518 units showing a one year increase of 55 units. There are few vacant areas left in the City that are served by sewer and water. The utilities have sufficient capacities and are available, but extension to the vacant sites would be necessary. In the future, housing construction will be limited somewhat by the ability of either the developer or the City to extend the needed utilities. 13 �TABLE 8 HOUSING CHARACTERISTICS Number of Housing Units: Median Value: Median Rent: MARYSVILLE CITY OF PORT HURON ST. CLAIR COUNTY 1970 1,720 - - 1980 2.670 13,371 51 ,903 1990 3,518 14,026 57,494 1980 $47,979 $27,826 $37,842 1990 $67,900 $41,400 $59,400 1980 $257 $199 $201 1990 $378 $316 $329 2.70 2.48 2.74 Average Household Size (1990) Sources: 1980 and 1990 Census. Occupancy At the present, much of the new growth has occurred in older neighborhoods on vacant lots. These lots were previously used in some cases as yard space or "usurped" as the neighborhood play area. While the conversion of these areas for residential use efficiently utilizes existing infrastructure it can be somewhat controversial. Residents who have owned their homes for some time may not expect new development in their neighborhoods. This type of in-fill development also indicates that the supply of housing may not be sufficient to meet current demands. This can raise the market value of vacant buildab! lots to the point where a homeowner is willing to sell that vacant lot rather than hold it a;,;, open space. If enough in-fill development occurs, the density of an area will change. This could, in the long run, reduce property values in a neighborhood should other new, low density neighborhoods be developed. Of all housing units in the City there was a 96. 7 percent occupancy rate in 1980. Of this, approximately one percent can be attributed to vacation homes which are vacant only seasonally. In sum, the vacancy rate in Marysville was 2.3 percent in 1980. This is far lower than vacancy rates for the City of Port Huron or St. Clair County. When vacancy rates are low, it can be expected that home prices will be high in response to a tight supply. In 1980, the owner occupancy rate for Marysville was 87.2 percent and renter occupancy was only 9.5 percent. This is fairly low compared to other areas in the state. Compared to Port Huron and St. Clair County it is very low. In 1980, Port Huron had a renter occupancy of 37.1 percent and St. Clair County had a figure of 19.8 percent. 14 �By 1990, the owner occupancy rate had dropped to 81.1 percent. Generally, this can be attributed to the recent development of a number of multiple family rental units and not to a significant change in the demographics of the City; single family homes are still chiefly owner occupied. Because rental housing constitutes a significant percentage of the housing outside of Marysville, but rental vacancy rates at 7.4 in the City are comparable to outside areas, it could be expected that there is a considerable market for additional rental housing within the City. The 1990 owner occupancy for the City of Port Huron was 54.5 percent and 75.7 for St. Clair County. TABLE 9 OCCUPANCY CHARACI'ERISTICS I MARYSMUE I Occupied Units: Owner Occupancy: Renter Occupancy: Sources: I CITY OF PORT HURON I ST. CLAIR COUNTY 1980 96.7% 95.4% 91.1% 1990 95.0% 94.0% 92.0% 1980 85.2% 58.3% 71.3% 1990 81.1% 54.5% 75.7% 1980 9.5% 37.1% 19.8% 1990 18.0% 43.0% 22.0% I 1980 and 1990 Census. Age of Housing TABLE: 10 As mentioned earlier in this report, AGE OF HOUSING much of Marysville's housing was constructed recently. However, 47.3 ====:::::;::::======.=======;:::===:::;, percent of the City's housing was built CITY OF PORT MARYSVILLE ST. CLAJR HURON COUNTY prior to 1970. Some of these homes can offer features which make them 1980-1990 24.0'll, 10.0'll, 5.0% more marketable when compared to 3.2% 10.7% 17.6% newer homes. For example, historic 1975-1980 homes often contain craftsmanship n1970-1974 - - - - - - - + -12.0'll, - - - - - + - -5.9% - - - + - - -12.9% ---ii incomparable to modern housing. 1960-1969 11. 1% 14.3% 13.9% Furthermore, older neighborhoods may 13.2% 14.8% 14.7% 19S0-1959 have more fully developed landscape 11--~=~+-----+-----+-----11 66.6% 47.7% 18.3% vegetation which can present a more 1949 or older pleasing environment. Sources: 1980 and 1990 Census and Urban Decisions Systems. 15 �At the same time, older housing can in many instances be expensive to maintain, inefficient to operate and may lack styles and amenities which are popular with today's home buyer. To assure that these negative qualities do not outweigh the positive ones, the City can undertake measures aimed at preserving older neighborhoods. The Michigan State Housing Authority offers a variety of programs that may be of use. Other programs such as sidewalk construction and road improvements are already taking place. Others could include tree planting programs, open space development, pedestrian lighting and the upgrade of existing park facilities. Average Household Size The average number of persons per household has been declining in the U.S. in recent decades. This trend has also been followed in Marysville and surrounding areas. In 1970, the average household size was 3.34 persons per household. According to the U.S. Census, this figure dropped to 2.84 by 1980 and the 1990 Census showed the figure to be a low 2.5 persons per household. The City of Port Huron and St. Clair County also have small household sizes of 2.5 and 2.7 respectively. The declining household size has been caused by many individual factors. Some of these include smaller family sizes, higher divorce rates and fewer extended families than in previous decades. One result of the dwindling household size is that new home construction does not impact services and utilities as it once did. For example, where one new home generally brought 1. 7 children into the school system in 1970, only one child would be expected at present rates. LAND USE ANALYSIS The purpose of the land use survey is to provide a record of the existing land use in and adjacent to the City of Marysville. This was done on a parcel by parcel basis in the City and on a generalized basis for the abutting city and township lands. The vacant land areas within the City were measured and categorized by their present zoning district. Although the number of acres in each existing land use category would be helpful information to have, such detail was beyond the scope of this endeavor. The purpose of measuring the vacant land is to provide an inventory of the remaining lands in the City which are available for future growth. General Land Use Patterns Land used for single-family residences occupies a large amount of land in the City. The majority of the housing is located within six neighborhood areas that are widely scattered and are physically separated from one another. Some of the City's newest housing has been constructed very recently in the northwest part of the City. The boundaries of this area are Gratiot and Huron to the south, Ravenswood to the north, Michigan Avenue to the east and Range to the west. Currently, this area does not contain any significant nonresidential uses. The lack of non-residential land uses and the existence of several large, vacant parcels make this area a likely target for future single-family residential growth. 16 �However, vacant platted lots with street networks that follow a grid pattern exist within this area. This type of development does not follow current subdivision design methods and may somewhat restrict future growth in the northwest. Furthermore, many of the lots are under separate ownership and thus it will be difficult to assemble large parcels that could be replatted. The existence of long, narrow parcels along Michigan Avenue may also serve as a stumbling block to future development of this area. Although the majority of the lots are occupied along the Michigan Avenue frontage, there is a considerable amount of land that is not in use to the rear of these lots. Once again, current ownership patterns will make typical subdivision development difficult. Multiple-family uses are widely scattered throughout the City. Generally, they have been used in the past as transitional uses adjacent to commercial or industrial uses. The majority of the multiple-family housing is located in the southeast area of the City, near the St. Clair River. Commercial uses are, for the most part, located along Gratiot Avenue. Several commercial uses also exist on Huron, Busha, Range, River Road and Michigan Avenue. Because of the high amount of traffic along Gratiot, it is not desirable to have direct residential frontage on the road. Thus, a number of small commercial uses have developed along Gratiot on lots that are narrow of depth and width. This has resulted in a proliferation of curb cuts, many with poorly defined drives. From a traffic safety and circulation standpoint this is undersirable and corrective measures should be taken. Methods to alleviate this situation are examined more in the Gratiot corridor plan. Industrial uses have historically developed on or near Busha Avenue, making use of a State Highway, the St. Clair River and the CSX rail spur. In recent times, industries have relied less on railroads and rivers as a means of transportation and have increasingly utilized trucks for the movement of goods and supplies. This has allowed industries wider choices for site location. Thus, newer ind_ustries have tended to locate away from the river and are, instead, located in the south and southwest areas of the City. Because development in this area minimizes land use conflict, it would be a logical location for future industrial growth. However, transitional uses and low intensity industry should be used to· alleviate potentiar land use conflicts. Vacant Land Statistics A windshield survey of existing land use was conducted in August of 1989 by VilicanLeman & Associates, Inc. Based on the uses of land at the time, the following acreage figures of vacant land and their corresponding zoning categories were derived. 17 �[ r 'WOODED VACANT ACTIVE INTER/IA£DIAT£ SCHOOL . DISTRICT FARMLAND 1-- :z: ,q <.> ,q ::,. ' 0 ""00 0 :k r I 0 . :z: u -C ~ ,q ..J M ~ It: ,q .... ""::,. 1-- <.> ,q I.;::::.,<- :j f:::::;:;:l ml SINGLE FAMILY RESIDENTIAL MULTIPLE FAMILY RES IOENT IAL MOBILE HOME ~ OFFICE - COMMERCIAL ~ m era INDUSTRIAL - PUBLIC PARKS 8 RECREATION OUASI • PUBLIC el © @ m •OO LIIIIIAIIY 0(,-AIIITIIICNT Of' ll'UILIC WOttll ... SCHOOLS © [L[NCNTAlllT @ ,h,INIOIII MlliM 8 ICNIOfl WIGM ~IELD SU~VEY : 0 s r CITY MALL IOOO AUGUST IHt IIOO villcon • lemon a ouoclotu Inc . community plonnlnQ consultants USE �TABLE 11 VACANT LAND BY ZONING CATEGORY ZONING CATEGORY ACRES OF VACANT LAND Single-Family 1,075 Multiple-Family 97 Industrial 284 Business 99 Single-Family: The majority of the vacant land within the City is zoned for single-family use. Of this at least 50 acres can be accounted for as land that will probably never be developed. Specifically, these are the areas where property owners have obtained an extra lot, creating a parcel which is twice as deep as a typical lot. At least 275 acres of the land will be difficult to develop because It is comprised of a number of long, narrow parcels all under individual ownership. There are approximately 110 acres of land zoned for single-family use that may contain wetlands according to Department of Natural Resources maps. The table included below, summarizes the land use area figures for vacant land zoned for single family use. ! I \ In sum, of the 1,075 vacant acres zoned for singlefamily use, there are only 640 acres that could be considered available for development. Of this, the majority of the land is either platted or has been divided into parcels that are difficult to assemble for use. There are only about 200 acres of vacant land that could be readily developed in a manner consistent with current subdivision practices for single family use. TABLE 12 VACANT LAND ZONED SINGLE-FAMILY I PARCEL CATEGORIES I ACRES Vacant land zoned single family 1,075 Land used for 'double-deep" lots (50) Long narrow lots (275) Areas that may contain wetlands (110) Platted and otherwise divided areas (440) Vacant land that is easily platted I 200 acres Source: 1989 Land use inventory, Vilican-Leman & Associates. Multiple-Family: There are 97 acres of vacant land available for multiple-family use. Of this, 11 acres are land-locked and will be difficult to develop for multiple-family use. Furthermore, approximately 20 acres may contain wetlands leaving only about 66 acres of land. According to the demographic studies, there appears to be a good market for multiple-family housing. 18 �L . z z .• 0 . C t - - ; - ' - -,,....-°""1~ -- ~ ." 0 ::, z . C 0 L o aoo iooo 1,00 v i llc:an · leman 8 anaclates inc: . community plonnln9 consultants AREAS �Industrial: Of the 284 acres that are zoned for industrial use, only a portion can be truly counted as available for potential use. Approximately 30 acres of industrial land are currently under development as a mixed-use project including a marina and multiple-family housing. In addition, approximately 97 acres could potentially contain wetlands according to maps prepared by the Michigan Department of Natural Resources. It should be noted that wetland area figures are based on measurements from small scale maps and thus are approximations. In sum, there are only 157 acres of land that are zoned for industrial use on which development could be expected. Of this, there are a handful of large parcels but approximately 30 percent are less than ten acres. Small parcels, especially those less than one acre in area, have a limited market potential. If industrial growth is desired, large, contiguous parcels should be devoted to such use. The land should be located within the south and southwest area of the City to avoid land use conflicts and provide direct access to major roads. Business: There are approximately 99 acres of vacant land in the City that are zoned for business use. The largest parcel, containing 16 acres of land, may be developed for multiple family housing. A site plan has already been approved. The next largest area contains 14 acres but may contain wetlands. Accounting for these two factors, there are approximately 66 acres of land available for business use. STREET RIGHTS-OF-WAY Preliminary to updating the Master Plan, a study of vacant street rights-of-way in the City was undertaken. Its purpose was to provide an understanding of the existing situation so that any proposals which may be made to the City for vacating streets can be more adequately evaluated . An inventory was conducted which located vacated streets, undeveloped streets and streets used for other purposes. There are two categories of streets used for other purposes. The first category includes rights-of-way used for drains. St. Clair Boulevard and Second Street fall into this category. The second includes streets used for recreation or open space. The streets used in this manner include Carolina and Minnesota between 19th and 14th Streets, 7th Street between New Hampshire and Colorado, and 10th Street between New York and Gratiot. This information is recorded on the Right-of-Way Inventory map which appears on the following page. In conjunction with the right-of-way inventory, preliminary plans for vacating excess rights-of-way were evaluated. Three basic premises served as the foundation for the study. 1. Streets cannot be vacated if doing so would deny access to a property. 2. The resulting street layout must be harmonious with existing land uses. 3. The resulting street layout must be tailored to the needs of the future land uses. 19 =-------- �IT . CLAIR aUIIALl TOWNIMli, TOWNINI, • .., C ". I l..~ UNIMPRO\lEO STR_E ETS s r C ( 4 I /fi YNWYY' STREETS USED AS RECREATION OR OPEN SPACE ." 0 :, .."' 0 L 0 MN> tOOO tN0 K4'.l • • H f Al#._.IT,1e1e villcan · l•m•• 1l auaclate, Inc. community pla11nln9 conaultont, I STREET RIGHT· OF· WAY CITY OF MARYSVILLE MICHIGAN INVENTORY �r To assure that access to all properties was maintained, the ownership of each parcel within the study area was obtained and mapped. The Existing Land Use Map dated August of 1989 was used to coordinate street layouts with adjacent areas. The current Master Plan dated November 1967 was used when considering the street relation to future land uses. The study involved the area west of the St. Clair drain. This portion of the City, though platted, has many acres of vacant land. Roads are unimproved at the present time and the plats were laid out in a "grid-iron" pattern of streets. This type of street layout should be discouraged for several reasons. First, by comparison with the "curvilinear" system, more land than necessary is devoted to streets. This results in increased surface water runoff, creating a need for higher capacity storm water sewers. The streets also occupy land that could be better utilized for open space or for construction; i.e., used by the public or developed and placed on the tax rolls. r In addition, the grid system creates a pattern which is contrary to safe traffic movement. There are inherently more intersections. These serve as nodes of activity which increase the likelihood of accidents. In addition, the grid system permits each street to be a through street, which can result in higher speeds than anticipated on minor streets. Also, aesthetics resulting from the grid system are generally less pleasing when compared to the aesthetics created by the view along curving streets. Within that portion of the City west of the St. Clair Drain, three existing, platted subdivisions can be separated tor study. These are referred to as Subdivisions C, D and E. For the purpose of arriving at a plan to vacate streets within these three subdivisions, each presents unique situations and for this reason, each one is addressed individually. Subdivision E ( l This subdivision lies between 5th Street and Ravenswood. Of the three, this area offers some of the broadest potential tor various residential layouts. A number of the rights-otway could be vacated immediately without denying access to property. However, to do so prematurely could disrupt the possibility of curvilinear or other better street layouts which could result from property consolidation. Given this situation, the best course of action would be to evaluate requests to vacate roads according to a thoroughfare plan. The map which is titled, "A Guide for Potential Street Layout" is included on the following page. This map served as a guide, for the Development of the Thoroughfare Plan. Subdivision D Subdivision Dis located between Huron and 5th Street. This area is master planned for single family residential use and will likely remain as such. Of the rights-of-way in this area, very few could be vacated at the present without denying access to individual property. The problem is compounded by the fact that many of the parcels, which have homes constructed on them, are two lots deep. For example, Montana is an improved street with homes on every lot, many of which front on Montana and back-lot on to 20 �--- -- - - - , ~ .......---i · _ NEVADA - MONTANA- - -~· 1I I ~=== :I -I • I . '~--- ,.. :!::.;,:·~~~:;~: : ;~~:·;,·,.~: - - - ,-------, ~------====: .. ' J , I L.____ - IL._____ I,____, I ~ i MONN[SOU I r--- ~ I " GU I DE FOR A POT E N T I AL ST RE ET LAYO UT : S U8 DI V I S I ON E l': ITV n F' .._.,.,,v,."", ' L:::::=::~_ ST. CLAIR l!iI ~ ~~~~~7 ] IL___~-_-~ ~ 1~=====;11 . . . . I ~ L OREGO,-, • - ~ .--------1 ,.·. ~- ] - - .- RANGE ] ~ - -- i: "'"'''~"" I �r RANGE I ' [ J[ NEVADA J TENNESSEE _JL I 71 I ,..." " 0 ;::c;:ft,,:• ST C ,. . 11 CAROLINA • ..... . ~~~:;,:~:~;;~:•:,:,:: I II I{ : l __ ; l III ' I[ MONUNA _J/ flI [ I GEORGIA -- [ II I GUIDE FOR A POTENTIAL STREET LAYOUT : SUBDIVISION D CITY OF MARYSVILLE, MICHIGAN �Nevada. While it could be conceived as a long term goal to vacate Nevada, to do so at present would deny access to some properties. On the other hand, to develop Nevada would create double frontage situations in which two streets border each lot. A long range street plan has been created to optimize the situation as ownership patterns change. The plan, included on the following page is based on vacating Oregon, Nevada, and Tennessee between Huron and 5th Street. The new road layout would utilize the large vacant areas between Oregon and Nevada and provide a loop system to Montana via 5th. Subdivision c Subdivision C is bounded by Gratiot Avenue to the north, 18th Street to the south, Range Road to the west and the St. Clair drain to the east. A large number of the rights-of-way could be vacated without denying access to individual properties. However, no firm plan for the area is provided in this section because Mure land use designations may vary and will have a strong impact on road layout. For example, industrial use of the property would require a substantially different layout than would residential use. In addition, the relationship between uses will further affect the street layout. Therefore, while a number of alternatives were studied, the Thoroughfare Plan which was created subsequent to land use decisions, portrays a planned layout for this area. SIDEWALK STUDY The City of Marysville currently has an ongoing program for the repair of existing sidewalks. However, in addition to the repair of existing walks, the construction of new walks is also needed. Because there is a limited amount of funds available for sidewalk improvements, it was impossible to immediately accomplish every improvement. Therefore, the purpose of this study is to provide a prioritized list of improvements to the sidewalk system in the City of Marysville. The various improvements to the system can be generalized into three categories. 1. The repair of sidewalks that are in poor condition. 2. The completion of missing links in the network. 3. The construction of new sidewalks which are additions to the system. A study was conducted as an element of the master plan with three primary intentions: 1. To identify sidewalks that are in need of replacement to provide the City with a list to consult so that yearly repairs can continue in an orderly manner. 2. To identify and prioritize areas that require new walks so that a program could be initiated for their installation. 3. To create a map of a future sidewalk network as a component of the master plan. 21 �Items 1 and 2 above are generally capital improvement items that can be handled administratively. The third is the primary focus of this section in that it has a direct relation to the planning of future land use. As new development occurs, property owners will be expected to comply with the installation of new sidewalks in accordance with the plan included within this section. In other areas, it will be the long range objective of the City to create a unified network through direct involvement. The map titled, "Sidewalk Plan" is included on the following page illustrating the future sidewalk system for the City. Additional detail is provided within the sidewalk study that is not included within the Master Plan document. 22 �ST ■ l ■l ■ l■l ■ I ■ EXISTING SIDEWALK PROPOSED S I DEW ALK CLAHI TOWN SM IP s r C 4 / PEDESTRIAN too . II - ·- ., 11 ~:•:~ • rrn I •• 0 ,, 1 v, con . l1m on a oa communlt Y plonnlnQaoclotu nc . conau ltonh I GENERATOR ~~~~WALK MARYSVILLE II II I PLAN MICHIGAN v e II �RESIDENTIAL AREAS I \ The residential areas component consists of four distinct elements; Visual Impressions, Preliminary Areas Plan, Neighborhood Unit Plan and Goals, Objectives and Policies. The first three sections, summarize the background information that was obtained specifically for this component and served as a basis for the setting of Goals, Objectives and Policies. Of course, other background studies that have been completed as part of the planning process, (Existing Land Use Analysis, Wetlands Inventory, Sidewalk Study and Demographic Analysis) have played a role in the development of this section. VISUAL IMPRESSIONS OF RESIDENTIAL AREAS In January, 1991 a windshield survey of existing residential areas was undertaken to record general impressions from a planning perspective. The impressions were recorded in map form and a reduced version of the map is included on the following page. This map was influential in the determination and designation of areas to be protected, as shown on the Preliminary Residential Areas Plan and the Neighborhood Unit Plan. Specific attention was given to the identification of strengths and weaknesses so that actions can be taken to improve the City's existing and future neighborhoods. The following comments, (including letters and numbers) correspond to the Visual Impression map. A. B. RIVERFRONT MULTIPLE FAMILY AREA: Buildings generally display careful attention to the selection of materials. Entrance drives could be better defined with curbing and landscape features. Generous open spaces are supplied in some areas but more and better landscaping could greatly improve the developments. Interconnecting multiple family drives should be encouraged for better movement of public safety vehicles. Many of the usable outdoor space is cramped, providing little separation between buildings or streets. 1. Use of expensive but inappropriate landscaping. 2. Industrial use is out of place. 3. Wide vacant area shows strong potential for large development. Area backs up to industrial, but riverfront views could make a marketable residential project. 4. Intricacy of facades helps to alleviate a row house appearance . CASTLEWOOD SUBDIVISION: A newer subdivision with large homes, displaying a considerable variety of styles. Front setbacks vary due to generous lot depths and curvelinear roads. Side setbacks appear appropriate in this instance. Rightsof-way are fully developed adding to the visual quality and integrity of the neighborhood. 23 �C. I [ WASHINGTON NEIGHBORHOOD: This is a thoroughly developed area with a strong neighborhood integrity. Washington elementary is the nucleus of the neighborhood, providing generous open space and a sense of community. There is an excellent variety of housing types and sizes largely due to the subdivision being developed over a long time period. However, because of this, the provision of curb, gutter and sidewalks is sporadic and inconsistent. Street lighting with decorative poles and lamps would provide a consistent theme throughout the neighborhood, improve safety for pedestrians and vehicles and serve as a deterrent to crime. Tree cover is very dense in some areas and in others, tree planting is evident. 1. Confusing intersection, adjustment of road alignment should be considered. 2. Logical edge of business uses. 3. Michigan Bell utility building intrudes into neighborhood. Better screening could alleviate the problem. 4. Stub street should be eliminated and curbing reshaped. r I. D. MONTANA STREET RESIDENTIAL AREA: Houses are well maintained and show a variety of building plans. Pedestrian lighting is not a priority because spill-over house lighting appears to light front yards and sidewalks adequately. 1. The south end of Montana ends in a cul-de-sac. This road has recently been extended and new homes constructed. Vegetation existed that was dense enough to block the view of Huron. Appropriately, the screening has been preserved through the construction of a landscaped berm. 2. The north end of Montana should eventually be tied into a road network. r l E. GEORGIA: There is a lack of landscaping or street tree plantings. Homes are constructed mostly of gray or white brick and thus the area appears "washed out." The crux of the problem is that the right-of-way is much wider than necessary. Combined with a modest house size and absence of landscaping, there is no sense of closure. The area could be greatly improved by the planting of large deciduous trees and the use of appropriate lighting. In addition, narrowing the right-of-way should be considered. This would provide homeowners the flexibility to expand their homes toward the road and to provide more landscaping. Easements for maintaining the existing sidewalks would probably be needed. F. .CAROLINA: This street, just one block east of Georgia, is modest with a very pleasant appearance. A high degree of home maintenance, impressive tree cover and well developed right-of-way suggest that this is a stable neighborhood. There is a considerable amount of front yard lighting provided by the home owners, but there is a lack of continuity. Dual function street and pedestrian lighting should be considered utilizing decorative poles and lamps. [ l l II l[ l. l 24 �I G. COLORADO STREET RESIDENTIAL AREA: Within this area, functional street lighting is provided . There are no curbs or gutters but ditches are provided for drainage. The homes vary in setback largely because the lots are deeper than the norm. This area benefits from the open space created by vacant lots fronting on 7th street, which is not developed. The development of 7th street in the future could be controversial and the City should come to a consensus regarding the future of the street. H. GRATIOT ROAD FRONTAGE: Homes have generous front setbacks and thus, the impact of heavy vehicular traffic is somewhat reduced by the increased distance from the roadway. Furthermore, homeowners have the option of orienting living areas toward the rear yards because of unusually deep lots. The marginal access drive functions well and decreases the risk of accidents significantly. However, the median should be bermed and landscaped to provide a visual buffer from commercial uses and heavy traffic along Gratiot. Such a treatment would also reduce noise levels for the homes. I. NEW HAMPSHIRE RESIDENTIAL AREA: Because 7th Street has not been developed, this area is relatively isolated. There is excellent tree cover and the homes are of a modest size and are well maintained. The slight curve in the road adds character by disrupting the view toward Gratiot. Similar to the Colorado Street neighborhood, the future use of 7th Street will have an impact on the character of this area. J. NEW YORK STREET RESIDENTIAL: This area, though small, is worth preserving. The homes are well maintained and their generous setbacks help to buffer them from nearby commercial uses. Current commercial zoning in the area could result in commercial intrusion and a zoning change should be considered. K. PRESIDENTIAL ESTATES: There are at least three phases of development that are readily apparent by the variety of home styles that exist in this neighborhood, but throughout, there is a continuity of right-of-way development. This is a very nice neighborhood. L. l. [ .... 1. Cul-de-sac is wide and open. The addition of a landscaped island should be considered. 2. Street tree plantings are of a small caliper. A starting size of at least 2 !, inches should be used in the future. 3. Area under construction : Very large homes and curvelinear road structure. ST. CLAIR AND CAROLINA RESIDENTIAL POCKETS: Connection to other neighborhoods would be desirable to provide alternative means of access and more of a neighborhood character. 25 \ ms �-- I R. VICTORIAN WOODS: This is a newly developed residential area with large homes and many fine details. Pedestrian lighting is provided and mountable curbs are utilized. The curbing functions well in this instance but the pavement is wider than necessary. Entrance signs and plantings help to create a neighborhood identity. However, there are no stub streets and thus the area will always be an island, lacking the connectedness of a neighborhood. S. VIRGINIA WOODS: This is an older residential area with a good neighborhood identity. Homes are well maintained and curb, gutter and road widths are appropriate. The setbacks work well with the bulk and density of the homes and the street tree plantings help to fill the mass of the right-of-way. 1. Upkeep of dwellings is marginal and this may be due to their proximity to adjacent businesses. On the other hand, if these are rental units, a lack of pride in the home may be of equal significance. 2. Home owners have installed fencing to screen businesses but appropriate screening is and has been the responsibility of the businesses. In the future, the screening provisions of the Zoning Ordinance should be utilized. 3. Non-distinct entrance. Signage and landscaping would help to create a neighborhood identity. 4. Homes were very recently built. These are some of the largest in the City and introduce a variety of styles. I r PRELIMINARY RESIDENTIAL AREAS PLAN The Future Land Use Map establishes the spatial land use goals of the City and its creation and adoption is the final step in the planning process. However, the creation of such a map requires a great amount of study and input regarding each land use represented. The Preliminary Residential Areas Plan is a working model of one component of the Future Land Use Map, based on available information. One trait, indicative of the planning process is constant re-evaluation. Therefore, the Preliminary Residential Areas Plan will be re-evaluated before the Future Land Use Map is created. The Preliminary Residential Areas Plan, on the following page, provides a land use layout for three basic categories; single family residential, multiple family residential and mobile homes. The layout is designed to mesh with the Preliminary Industrial Areas Plan, which has already been discussed, while working toward the Goals, Objectives and Policies for residential areas. 27 �•••••LL TOW"INtf' .. ... , . ► ••.❖.. ~·. ~:,:A:~~- _~_:::::-;::~::·:~·:~ -~- ·•.• • •• ···•w•:«.-.:~t:•:•:•:·=·•:;?'.··~·::··•:-:~'.- •:•::;:;:::::••·••:::::::::;:::~===:•:: ••••••••• • • :.:.;.:,:.:-:-=-=•:::·:::::,:r:·:·:·:·:·~-r--•:-:- . L J z .J z • 0 ► . . z 0 "'"' ► 0 L \ e POTENTIAL STREET CLOSURES * POTENTIAL LANDSCAPE FOCAL POINT ♦ HISTORIC HOMES s ,. C ( 4 I It It I .,. e It * ." . z 0 z ► 0 L --- 100 t CU .t • 1000 0 Itoe •ftT vil l con · l emon a ouoclotu Inc . community plonnlnQ conau Ito nit RESIDENTIAL AREAS �KIMIL[ TOWNSMII' . .. z • 0 .-:•:❖:•:•: :)llllff :\:i=i!lilil!mfr :-:•:-:-:•··· .•:•:•.. ··.··. ::·::::· ..:::::::::::::::::::·· ·•::::._·.. ·.·.:-:-:•:•· ·•::::::::::::... F;,:,:@y:J SINGLE FAMILY ~::::::;::::::3 MULTIPLE FAMILY .. MOBILE HOME c::::; * o ~00 ~ 1000 C ( WETLANDS 4 I ~ COMMUNITY FACILITIES ;; 1,00 3 vilicon · lemon 8 ossoc i ales community s r i nc . planning con~ullonts AREAS PLAN �NEIGHBORHOOD UNIT PLAN The Neighborhood Unit Plan establishes areas that should remain free from intrusion from non-residential uses. Furthermore, it is the basis for determination of future capacities within the City. The first step in the process is a count of existing dwellings. Utilizing the existing Land Use Map provided earlier in this document in conjunction with recent aerial photographs, field analysis and tax assessor information, it was possible to arrive at a breakdown of the current number of dwelling units within the City for each neighborhood unit. The following table summarizes this information. It should be noted that the number of existing dwelling units does not equal that shown by the 1990 Census. This is because the count taken for this study was done after the census count was taken and additional residential construction had since taken place. TABLE 13 EXISTING DWELLINGS NEIGHBORHOOD UNIT DWELLING TYPE A B C D E F G H I J TOTAL 71 0 770 0 319 453 389 91 21 21 2,135 Multiple Family 252 483 32 132 0 0 120 0 0 0 1,019 Mobile Home 148 0 0 0 0 0 0 232 0 0 380 471 483 802 132 319 453 509 323 21 21 3,534 Single Family TOTAL The next step in the process was to estimate the number of dwelling units that could be constructed. To do this, it was necessary to rely on a number of different sources for information as well as to make several basic assumptions. To arrive at an estimate of the amount of vacant land available, the Existing Land Use map was utilized to identify vacant parcels of land. This was verified with aerial photographs and field surveys to assure that the figure excluded land that was recently developed. Once all parcels were identified, it was necessary to eliminate land that is within large wetland areas as determined by the Potential Wetlands Areas map provided earlier. Each vacant, buildable, parcel was then categorized as single family, multiple family and mobile home so that appropriate densities could be applied. For areas designated by the Preliminary Residential Areas Plan for use as multiple family dwellings, a density of ten dwelling units per acre was utilized, corresponding to the least dense of the two current multiple family zoning districts. For single family areas, a density of 3.65 dwelling units per acre was used. This figure was derived by averaging two existing single family residential zoning districts and one new district. The establishment of a new single family zoning district with a lot size of about 12,000 square feet has been identified as an objective. The following table summarizes the essential figures. 28 �TABLE 14 POTENTIAL DWELLINGS NEIGHBORHOOD UNIT DWELLING TYPE A B C D E F G H I J TOTAL Single Family 19 0 101 0 242 785 90 n4 59 0 2,070 Multiple Family 72 194 103 141 0 0 184 0 206 0 900 91 194 185 141 242 785 274 n4 265 0 2,951 TOTAL Combining the figures for the current number of dwelling units with the potential number of dwelling units, an idea of the total number of dwelling units at capacity can be derived. Arriving at this number is essential in the planning process to obtain a clear understanding of the impact that different density options can have on the community. Furthermore, it provides some very useful information. Using an estimate of 2. 7 persons per household, applied to the projected number of dwelling units, it is possible to forecast the City's ultimate population. The projected population in the City is 17,968 people. Of course, slight variations in the persons per household estimate can have a significant impact on the future population. Still, some estimate is very helpful. Using the projected population of each neighborhood unit, it is possible to plan adequately for the future infrastructure needs as well as spatial needs for recreation and school sites. In addition, the figures can provide a basis for current and future market determinations and may be useful to parties considering the locating of a business in Marysville. The table below gives a detailed breakdown of the projected number of dwelling units, per neighborhood unit, at full capacity. TABLE 15 NUMBER OF DWELLINGS AT FULL CAPACl1Y NEIGHBORHOOD UNIT DWELLING TYPE A B C D E F G H I J TOTAL 90 0 871 0 561 1,238 479 865 80 21 3,715 Multiple Family 324 848 135 273 0 0 304 0 206 0 2,440 Mobile Home 148 0 0 0 0 0 0 232 0 0 636 562 848 987 273 561 1,238 782 1,097 286 21 6,655 1,517 2,290 2,665 738 1,515 3,344 2,112 2,962 772 53 17,968 Single Family TOTAL POPULATION The map provided on the following page, establishes the neighborhood unit boundaries and displays in brief, the information provided in the tables. The map does not show projected land needs for schools and parks as these will be shown on a Community Facilities plan. 29 �• 1Ma L [ ~ T OWNS " " 1111111111111111 lilill1il1 ,;i1~ ♦, 1111111~.. L . X z .• 0 z 0 \ lu_c_ \_>---H-cE=c:=---1 ----..--::,,e..... ~ \ c:) ~ 17,968 NEIGHBORHOOD UNIT - __/ L - - "X ~ ; :;'. -5~~J ___ __.., 109.7 .---------."~~2. s r C ( total dwelllng unlla total popullltlon 4 I If If I vf: If ." 0 L soo ,000 1$,00 F£BAUAIIY 1"1 v ili ca n · l emon a 0 11oc l at11 i nc . c ornmun i ly p l ann l n9 cansu it ants . u �a Regarding schools, several observations can be made relative to the neighborhood unit plan. Currently, it appears that there is sufficient land at the senior high school and junior high school complex to accommodate future growth. However, the future demand for elementary schools may warrant additional land requirements. There are currently 3,534 dwelling units within the City and two elementary schools. One additional elementary school exists but is currently not in use as a school. There are currently a total of 1,040 students in the two active elementary schools. This relates to a ratio of 0.3 elementary students per dwelling unit. Based on the estimated future potential of 6,674 dwelling units at capacity, a total of 2,002 elementary students could be expected. The average number of students per elementary site is 520. Based on this there could be a need for two additional elementary schools at capacity. As there is currently one school that is not functioning, it appears that it would be wise to maintain ownership of this site as a land banking measure. Thus, there will be a need for one additional elementary school site. Neighborhood unit F, shown on the Neighborhood Unit Plan, is largely vacant and displays the greatest potential for future population growth. This would be a logical location for a future school site and there are several vacant parcels that could accommodate an elementary school within this neighborhood unit. Land banking another school site would be prudent to assure that land can be acquired while demand is low and thus values are relatively depressed. Furthermore, the eventual provision of an elementary school site in neighborhood unit F could greatly assist in meeting the needs for recreation and open space, would furnish a needed facility within walking distance of a large number of dwelling units and would help to reduce the number of dwelling units within the neighborhood unit. The demand for park land is tied to population. It is not the intent of this component to estimate the demand for park facilities of a community wide nature. Rather, through the breakdown of the City into neighborhood units, the resulting boundaries and projected populations provide a means of estimating future demand for neighborhood parks. A neighborhood park can be described as follows : As their name would suggest, neighborhood parks cater to the needs of various neighborhoods. As such, their seNice radii are large enough to encompass an entire neighborhood; generally from one to two miles. These parks may be five acres or larger in size. Although these types of parks may offer intensive activities such as football, baseball and frisbee, organized sports activities do not generally occur because the facilities are usually not constructed to regulation standards. Based on this description, a neighborhood park of at least five acres should be provided within neighborhood unit F. This facility could serve neighborhood units E, F and G. Other neighborhood units appear to be either adequately served or are too small to require a full sized neighborhood park. The City's recreation plan and the community facilities map provide a more thorough outlook of needs. 30 �GOALS, OBJECTIVES AND POLICIES GOAL: To maintain the quality of life for current and future Marysville residents by protecting the property value of their homes, assuring their safety and providing an environment that increases their general well being. OBJECTIVE: To continually work to improve safety, value, and desirability of existing neighborhoods. POLICY: To provide sidewalks where recommended by the Sidewalk Study component of this plan. POLICY: To provide decorative street lighting throughout the Washington and Morton subdivisions. POLICY: To preserve valuable open spaces. POLICY: To promote the use of entrance details such as signs, lighting and landscaping in all existing neighborhoods. POLICY: To diligently enforce City codes. OBJECTIVE: To assure that new residential areas are developed that will meet the short and long term needs of City residents. POLICY: To promote the construction of housing that appeals to a wide range of tastes and meets the needs of all City residents. POLICY: To create flexible standards that allow developers to be creative and thus provide housing that appeals to changing markets. POLICY: To create a cluster housing provision in the Zoning Ordinance. POLICY: To create an open space platting provision in the Zoning Ordinance and subdivision regulations. POLICY: To create one additional single-family residential district that relates to new development trends toward larger homes and lot sizes. POLICY: To assure that new development is built to high standards to protect the health, safety and welfare of current and future residents . 31 �POLICY: To provide for the division of land via the Condominium Act that places no greater and no fewer restrictions than those imposed through the Plat Act. POLICY: To provide for the division of land via the Condominium Act in the Zoning Ordinance and Subdivision Regulations. POLICY: To integrate new housing into natural features without disruption wherever practical. POLICY: To assure that multiple family areas are provided reasonable outdoor living space through the use of adequate setback and open space requirements. POLICY: To assure single family areas are protected by providing adequate setback requirements for multiple family developments. POLICY: To provide adequate standards for local streets based on the following guidelines: OBJECTIVE: a. New road paving should utilize the City standard for mountable curbing to define a road edge and direct the flow of run-off. b. Pavement widths for local streets should provide enough space to accommodate on-street parking on one side. c. Streets should be designed so that water drains off of the road surface. To assure that different land uses relate well to one another. POLICY: Where practical and in keeping with other Goals, Objectives and Policies of this plan, land use intensities should mesh. POLICY: Additional measures should be instituted to assure that nearby nonresidential land uses do not negatively impact residential areas. POLICY: Recognize the need and existence of some forms of home occupation and to regulate them in a manner that is fair, but protects the quality of life and property values of adjacent home owners. 32 �COMMERCIAL AND OFFICE AREAS COMMERCIAL AREAS The heart of Marysville's existing business uses are along the Gratiot corridor. Nonresidential uses are well established from 1-94 to Busha; the majority being retail and service oriented businesses. Because Gratiot Boulevard is a direct route to 1-94 and Port Huron, the nature of the businesses along the corridor cater to the needs of both residents and non-residents. Uses such as print shops, barber shops, movie theaters, food stores and sit down restaurants situated along Gratiot meet the needs of City residents while, fast food, convenience stores and gas stations use high visibility to lure in passing vehicles. A map included on the following page illustrates and categorizes the business land uses existing in the City as of March, 1991. It appears that the number of businesses in direct competition along the Boulevard could not be supported by Marysville residents alone. Several important concepts arise from this simple observation. First, there is a demand created by Marysville residents for certain goods and services and second, there is the factor of demand added by nonresidents passing through the City. The demand created by Marysville residents can be best quantified as a product of population and disposable income. The demand created by non-residents can be best quantified as some proportion of traffic counts along Gratiot Boulevard. It is beyond the scope of this component to provide a determination of market demand. However, it is possible to designate certain areas for specific commercial functions in recognition of the existing forms of demand, the goals, objectives and policies of this plan and a need to establish land use compatibility. A map, titled Preliminary Commercial Areas Plan, is included in this section illustrating a plan for the spatial arrangement of commercial and office uses. In addition to the goals, objectives and policies, the map was influenced by the classification of various use types that form the basis for business districts. The first, is the Local Business category. Uses included in this category serve the convenience needs of the City's residents. To do so effectively, it is important that they be in close proximity to residential uses and therefore, the uses allowed in these areas are limited to assure that they do not negatively impact nearby residences. The second category, Center Commercial, includes a wider range of uses that are intended to be clustered in large centers. These centers should be isolated, where practical, from single family residences because of their intensity and will cater to the convenience and comparison needs of the City's residents. The success of these areas will be tied somewhat to their ability to offer a wide range of goods and services, thus creating a symbiotic relation between uses where comparisons can be made among the quality and price of goods. 33 �lllllllAI..\. TOWNINt, z • 0 ► fllM COMPARISON / CONVENIENCE THOROFARE ORIENTATED s ,. LOCAL BUSINESS C ( 4 OFFICE V at/I '-I "-..:::: I'/ I'/ VACANT LAND AND/OR BUILDINGS I "e I'! WETLANDS - - - -.-::,;__ z 0 C ~ E . ► 0 L too ,ooo ......... ,.ao •c•u••U' villcan · lemon a a11ociate• Inc . community pla1111in9 can•ullanta USE �The third category, Corridor Commercial is intended to recognize the demand for uses that thrive on the high visibility offered along the Gratiot corridor. Unlike the Center Commercial category, these uses do not depend on a symbiotic relationship to their neighbors; they are an end destination unto themselves or a "spur of the moment stop." Because these uses tend to have a high rate of customer turn-over, it is necessary that they be located only along a high capacity roadway, such as Gratiot. OFFICE AREAS Various medical, financial and other office uses exist within the City. By nature, offices generally are a less intensive use than commercial uses; they usually do not require large loading areas and their customer turn-over is relatively low. Therefore, they are often used as valuable transitions from high intensity to low intensity areas. The type of office uses within the City, for the most part, cater to the needs of Marysville residents and thus, it is fitting to say that the market for office demand is the City, itself. Of course, some of the office uses, have a regional market. Still, a population based forecast can be performed which will roughly estimate future demand for office space. To project future needs it is first necessary to inventory the type and amount of existing office uses. Once this is done, it is possible to determine a ratio of square feet per person based on current population counts. Then by using the population forecasts as illustrated by the Neighborhood Unit Plan, in conjunction with floor area ratios, it is possible to estimate future demand for office space. The table below, summarizes the amount of office space in the City, as of March 1991 and the projected office space needs at build-out. TABLE 16 OFFICE SPACE NEEDS GROSS FLOOR AREA (square feet) OFFICE TYPE I CURRENT PROJECTED (year 2000) Financial 20,700 24,000 Business Offices 44,700 52,000 Medical Office 13,500 16,000 TOTAL I 78,884 I 91,460 I To derive the estimates for the current amount of floor area, a series of steps were taken. Using the land use inventory of Business Uses, each office site was listed as a financial, business, or medical office. Site areas were determined from the base map or from site plans where they were available. Gross floor areas were also taken from site plans and aerial photographs where available and floor area ratios (F.A.R.) were calculated. Using these, an estimate of gross floor area was derived for uses that occupied only a portion of a building. The gross floor areas were then totaled. 34 �Sf CL A I R TO WNS HIP, 1tl1teALL TOWNIH I , z 0 " :, X \ [[[:ffl OFFICE ~ LOCAL BUSINESS 888888888 CENTER COMMERCIAL CORRIDOR COMMERCIAL ICAl..lMl,U T IC.UCB lffl villcan · lemon a auoclatu inc . community plannln1,1 consultants AREAS PLAN \ s '\....,.__-____ - - - ~ - , - - '-- -----I �- 4 Total office spaces as a ratio of floor space to the 1990 population was calculated. This ratio was then applied to population projections to estimate project office space needs. It should be noted that for the purposes of this study, the post office was included within the financial category because of its trip generation and floor area characteristics. Based on past demographic trends and current floor area ratios, the City of Marysville can expect at least one more financial institution by the year 2000. An expansion of business office space can also be expected as well as one or two more medical offices. A simplified macroscopic view of current trends would certainly support the need for additional office space. Demographically, we are an aging society. As people age they become more health conscious and require more medical attention. Thus, in the future, there will most likely be an increase in medical office space. Furthermore, our economy is shifting, increasing in the service and technology sectors. An increase in service oriented businesses will also cause a demand for new business office space. All of these factors suggest that additional office space will be needed in the future and thus, land area should be designated on the Master Plan for such use. GOALS, OBJECTIVES AND POLICIES The following goals, objectives and policies helped to shape the Preliminary Commercial Areas plan and consequently the Future Land Use map and will be influential in establishing zoning standards. GOAL: To create a healthy business environment with a broad range of uses to account for the needs of Marysville residents while assuring compatible land use relationships. OBJECTIVE: Create small nodes of commercial facilities that cater to the convenience needs of Marysville residents. POLICY: Create a zoning district that provides for convenience oriented uses. POLICY: Avoid the placement of these uses in scarce and valuable highvisibility areas. POLICY: Maintain a node appearance of Local Commercial uses and avoid a strip commercial appearance. POLICY: To be convenient, these uses should be near residential areas. Therefore, special attention should be given during the site plan review process to assure that Local Commercial uses have a compatible relationship to nearby residences. 35 �------------------OBJECTIVE: Provide for the creation of a land use district to meet the convenience and comparison needs of Marysville residents. POLICY: Create a zoning district where business uses share a symbiotic relationship. POLICY: To assure that all uses are conveniently accessed and to limit the impact of a large node of commercial activity, provide for t.he creation of access drives to link uses and limit access points onto Major Thoroughfares. POLICY: Precludes uses such as car sales which would use land which should be developed as concentrated, comparative retail uses. OBJECTIVE: Recognizes the existence of a demand for uses dependent upon high visibility and large traffic volumes to be viable. POLICY: Create a zoning district to provide for such uses. POLICY: Carefully limit the area of this district. POLICY: Through site plan review, limit the number of drives permitted to sites. POLICY: Through site plan review, control the location of drives along Gratiot so that drives are well spaced and placed a reasonable distance from intersections. POLICY: Promote the use of shared drive arrangements where possible. POLICY: Assure that on-site circulation functions in a manner that does not promote spill-over onto adjacent thoroughfares. This may result in parking setbacks of at least 20 feet to provide stacking between the parking area and the street. In addition, drive-through uses, such as fast food restaurants, banks, and oil change facilities, should have adequate stacking space. OBJECTIVE: Assure that all new commercial uses have circulation systems that provide for the safety of their patrons. POLICY: Provide parking lot standards that assure the use of parking lot end islands to direct the flow of traffic and separate movement from parked vehicles. POLICY: Where feasible, provide for pedestrian circulation within parking lots. 36 �POLICY: Limit the number of drives onto major thoroughfares. POLICY: Require the surfacing and maintenance of all parking areas. OBJECTIVE: Protect residential uses from intrusion of non-residential uses. POLICY: Situate transitional uses, such as offices or multiple-family dwellings, between commercial and single-family neighborhoods. POLICY: Provide appropriate walls, berms or other screening devices between residential and non-residential use districts. POLICY: Assure that outdoor lighting does not shine onto residential areas. 37 �INDUSTRIAL AREAS Industrial uses, generally, represent a positive addition to a community's tax base and promote the welfare of an area by providing an employment base. The City of Marysville currently has about 23 percent of the total developed land area in industrial use; about 14 percent of all land in the City. This is a sizeable increase since the 1965 land use which showed about 13 percent of the City's occupied land in industrial use. As growth occurs within the City the industrial base should be allowed to grow at a rate that will provide a proportion of industrial uses that are at least equal to the past proportions. The following table presents available data on industrial uses: TABLE 17 SUMMARY INFORMATION REGARDING INDUSTRIAL AREAS SUMMARY INFORMATION AREA (acres) Land in Industrial Use, 1965 271 Land in Industrial Use, 1990 624 Vacant Land Zoned for Industrial Use 320 (37} M-1: Light Industrial (283} M-2: General Industrial 127 Area with Potential Wetland Constraints M-1: Light Industrial (112) M-2: General Industrial (15} 193 Total Area Available for Development Sources: Vilican-Leman & Associates; U.S.G.S Soil Survey Maps, Michigan Department of Natural Resources, MIRIS Wetland maps; U.S. Department of the Interior, Fisheries and Wildlife Services, National Wetland Inventory. The table above illustrates that there is a considerable amount of vacant land that is zoned for industrial purposes. However, much of this land is constrained because of wetlands. Furthermore, much of the land that is zoned for industry and not constrained by wetland is located on isolated pockets of land. These parcels are usually rather small and thus would have limited use for industrial purposes. In addition, some of the areas are situated where they do not have a strong industrial identity. If industrial growth is to continue as it has since 1965, new industrial areas will be necessary. The following Goals, Objectives and Policies are provided to give direction to the development of new areas and help improve and maintain the viability of existing industries. 38 �Goal: Promote industrial growth in the City to provide economic stability and well being, while maintaining the integrity of residential neighborhoods. Objective: Objective: To plan optimum amounts of land for industrial uses. Policy: New areas should be located so that they have quick access to highway interchanges. Policy: New areas should be placed so that triey do not encourage through traffic in residential areas. Policy: Plan for large tracts of developable land to attract a wide range of industrial uses. Policy: Separate residential and industrial uses with transitional zoning or natural or man made features wherever possible. Provide an environment to promote a wide range of industrial uses. Policy: Create a new zoning district designed to attract new, high technology, low intensity industrial uses. Policy: Promote the use of industrial parks. Policy: Assure that new developments provide a high quality street system with sufficient widths and paving types to accommodate large vehicles. Policy: Assure that new development provides adequate screening. Policy: Encourage the use of landscaping in industrial areas. Policy: Provide for on-site circulation so that backing onto a street is not necessary. Policy: Provide for circulation systems that assure adequate access to emergency vehicles. Policy: Encourage the provision of various lot sizes in planned industrial developments: Policy: Attempt to cluster uses with similar needs and intensities. 39 �Objective: Policy: Create adequate standards to promote development of industrial areas. Policy: Continue to maintain a high standard of services to industrial areas. Policy: Consider the creation of a Local Development Finance Authority to provide funding mechanisms and serve as a proactive body to attract new industry. Maintain and upgrade existing industrial areas. Policy: Provide adequate access to major thoroughfares for all industrial areas. Policy: Provide proper screening of industry in those areas where outside storage is visible from residential areas or public streets. Policy: Promote a high level of exterior maintenance and encourage landscaping for new and existing industry. Policy: As street improvements are provided, develop high quality roads, with widths that are sufficient to provide for the movement of large vehicles. Policy: Actively encourage code enforcement. 40 �GENER . .." 0 z 0 . - • - ------- .--- ... --- WETLANDS z 0 " z" ... ." .,. 0 0 •OO tOOC) 1,00 .C.•L.l •ff.CT OCfOIUI IIIO vilican · leman 8 anacialH Inc. commu.aily plannln9 cansullants ~ PLAN 0 u �COMMUNITY FACILITIES Community facilities and services represent the greatest expense to municipal government. It is therefore to the benefit of the taxpayer and the municipality that a well planned program for the development for such facilities and services is available to public officials involved in the decision making process. Such a program will aid in ensuring adequate facilities and reduce duplications and costs by advanced site purchases and developments. In this chapter, schools, recreation facilities, fire and police protection, local administration, libraries and utilities are examined as to their location and adequacy based on recommended standards. These recommended standards for location, site size, capacity, and accessibility for each facility have been developed by national agencies such as the National Education Association and the National Recreation Association. The standards have been modified where desirable to reflect the particular characteristics of the Marysville community. The provision and maintenance of community facilities are under the responsibility of several authorities. Schools are controlled by the Marysville Public Schools District; libraries are administered by St. Clair County; regional parks ar under the authority of the appropriate State or County agency; and utilities, such as gas and electricity, are provided by private enterprise, although there is government regulation of these quasi-public agencies. Thus, some of the community facilities serving Marysville are not within the jurisdiction of the City. Implementation of recommendations for community facilities must be accomplished through the joint effort of the various responsible agencies. Communication must be maintained between these agencies so that there is a comprehensive effort to provide services to Marysville businesses and residents. SCHOOLS TABLE 18 The City of Marysville is served by the DESIRABLE SCHOOL STANDARDS Marysville Public Schools District. All of the District's schools are located within STANDARD SERVICE PUPIL the City. This is advantageous to the SCHOOL RADIUS (miles) (acres) children living in Marysville since they are near the schools which they attend. Ehlmentary 5 + 1/100 1/2 350-500 pupils Community planning for schools is (K-5) primarily concerned with the physical Intermediate 15 + 1/100 1-1/2 70<>-900 pupils aspects of the school system. These (6-8) include the location of schools, site High School 1,00<>-1,800 25 + 1/100 3 pupils size, student capacity and service (9-12) areas. In order to evaluate the * Adapted from standards by the National Education Association. adequacy of schools, standards must be applied (see Table 18). Basically, these standards follow the recommendations of the National Education Association adjusted to meet local policies. 41 �TABLE 19 EXISTING PUBLIC SCHOOL FACILITIES SCHOOL TYPE GRADES NUMBER OF CLASSROOMS PUPIL ENROLLMENT STUDENTS PER ROOM Marysville Gardens Elem. K-5 23 584 28 Washington Elem. K-5 19 460 28 Marysville Intermediate Inter. 6-8 26 513 26 Senior High 9-12 39 668 26 Marysville High TABLE 20 SITE AREA SUMMARY ESTIMATED CAPACITY RECOMMENDED SITE AREA CURRENT SITE AREA DEFICIT /SURPLUS Marysville Gardens 600 11 acres 45 acres 34 acre surplus Washington 425 9 acres 22 acres 13 acres surplus Marysville Intermediate 585 21 acres 31 acres - Marysville High 820 33 acres a 2 acre defecit SCHOOL * a lnteNiew with Superintendent of Schools, 1991. Marysville High School share the same site with Marysville Intermediate School. Marysville Gardens School: This school is located on Sixth Avenue in the western part of the City, as shown on the Community Facilities Map. The school has 584 pupils which is above the recommended pupil enrollment for an elementary school. The site size of 45 acres allows expansion, with present standards requiring only 7-1 /2 acres to meet the minimum requirements. Additional rooms are recommended for this school. The service area of Marysville Gardens School is about one-half mile for students in Marysville. Presently, current sidewalks make walking safe to school. However, the City is planning on expanding its sidewalk system. Washington School: This school is located on Washington Boulevard between Colorado, New Jersey, 15th and 16th Streets. Enrollment is 460 pupils and the school is above enrollment capacity. Additional rooms are feasible since the site size is 22 acres is more than adequate for expansion. Most Marysville students going to Washington School are within reasonable walking distance while sidewalks are provided along most streets, they should be developed on all streets to allow for safe, all-weather walking. 42 �Intermediate School: The Marysville Intermediate School is located at the corner of Michigan Avenue and Huron Boulevard, on the same site as the Marysville High School. Both site size and student capacity are adequate at this time. Senior High School: The enrollment at Marysville High School is about 150 students below the estimated capacity of 820. Parochial Schools: St. Christopher, the largest parochial school in Marysville is located at 990 Michigan Avenue. The school's enrollment is approximately 60 students grades K-5. The Seventh Day Adventist Church, the other parochial school in Marysville, has an enrollment of less than 12 students grades K-5. Specialized Program Offerings: Intermediate School District. The following are available through the St. Clair Woodland Development Center: This facility offers special education programs for students through age twenty-five. Students are only enrolled on referral from the district and a complete diagnostic evaluation. Current pupil enrollment is 195. The establishment is located at 499 South Range Road. St. Clair Technical Education Center: Located at 499 South Range Road, the Technical Education Center offers career training for high school students and adults in 53 programs of study representing over 200 occupations. Pupil enrollment throughout the school year is around 900 students. Enrollment to the school is completed through the Marysville High School counseling office. RECREATION Local Recreation Facilities Marysville has had an active recreation program for many years. As the table below indicates, there is a variety of facilities available in Marysville. The three existing elementary schools provide playground space. These schools are well placed for the majority of the population in Marysville. Consideration should be given to providing playgrounds in built-up areas that are over one-half mile from the elementary schools. Playfields are generally for the children between 13 and 18 years of age. They are best located adjacent the intermediate and senior high schools. In Marysville, there is one playfield centrally located to the City. However, additional organized active sports areas should be considered since existing facilities are heavily used. 43 �Under a written agreement, the School District supplies recreation facilities and the City provides the funds for City use of school playgrounds. This program makes available a swimming pool at the senior high school, gymnasiums and athletic fields. City facilities include a band shell for concerts at Marysville City Park, ice skating areas and softball fields. Besides these joint recreation facilities, the City provides separate recreation facilities. Two community parks are operated by the City. Marysville City Park has playground and picnic facilities . Its extensive use has prompted some discussion of enlarging the park. TABLE21 RECREATION FACILITIES TYPE OF RECREATION FACILITY Playground: SITE AREA (acres) Washington School 8 Morton School 4 Marysville Gardens School 8 Morton Park 10 Unnamed site (16th St. across from Washington School 3 COMMENTS The City and the School District have a written agreement for the joint use of these facilities. City owned, the site contains a tot lot, tennis courts, basketball court, ball fields, picnic shelter and ice rink. City owned but undeveloped. 13.5 Unnamed site north of Gardens School City owned but undeveloped. 31 Agreed use between the City and School District. Community Park: 58 Park is heavily used and includes playground equipment, picnic areas, ball diamonds, band shelter, tennis courts and fitness trail. Other: Marysville Golf Course 100 18 hole public course owned and operated by the City. Boat launch & fishing area 2.5 Shore fishing, scenic lookout, boat launch. Beach Area 5.0 Available for riverfront activities Mermaid Park 0.5 Scenic turnout. Playfield: Marysville Intermediate and High Schools - Winter ice rinks 44 Seven rinks througout the City. �Regional Facilities The following Parks are located in St. Clair County, within easy driving distance of Marysville residents: Goode/ls Park: St. Clair County provides Goodells Park (237 acres) in Wales Township, approximately ten miles from Marysville. The County proposes to develop at the Goodells Park a new fairgrounds, a picnic area, an active sports area, a juvenile play area, a medical center and an exhibition farm. Algonac State Park: This park is located in Clay Township, about 16 miles from Marysville. Only 30 acres of the park's 981 acres have been developed, the other 951 acres being used for hunting, hiking, nature studies and camping. Ultimately 700 camp sites will be provided as well as picnic areas and parking facilities. Lakeport State Park: This park is located along the shore of Lake Huron, in Burtchville Township about 14 miles from Marysville. Of the park's 380 acres, 150 acres have been developed. Swimming, fishing, picnic areas and campsites are provided. Port Huron State Game Area : This area is located along the Black River, in Clyde and Grant Townships. Its 5,840 acres are heavily wooded and small game hunting is permitted. It is proposed that this area be expanded to 10,000 acres as funds become available for acquisition. FIRE PROTECTION Fire protection is one of the main responsibilities of the municipality. The degree of protection offered has a direct effect on fire insurance rates in the community. The National Board of Fire Underwriters has provided standards for the desirable service radius of fire stations as shown in the table below. TABLE 22 FIRE STATION RADIUS* I TYPE OF DEVELOPMENT I DISTANCE 1.5 miles Commercial or Manufacturing or Closely built residential 10-minute response Scattered Residential * Adapted from standards by the Nation Board of Fire Underwriters. 45 I �There is one fire station in Marysville. It is located at 867 Huron Boulevard. Three pumpers, an ambulance, a rescue unit, and a grass fire truck are available to the fire department. Nine full time firemen and twenty volunteers man the fire station. A verbal agreement exists between all fire departments in St. Clair County to provide assistance when necessary. At the present time, all commercial and industrial property are within the 10-minute response recommendation. If Marysville continues to expand in the number of businesses and industries, consideration for fire department expansion should be made. Residential property in the northern part of the City is becoming heavily developed; however, this area is within the 10-minute response recommendation. Further construction regarding the residential property in the northern part of the City may require another fire station in the northern area of the City. POLICE PROTECTION Police protection and law enforcement is another vital community service that municipal government must provide. It is of great importance that adequate police protection is available in a community, especially if that community has high value commercial and industrial establishments that must be patrolled. No set standards for police protection are given because of the high number of variables that affect a police department (e.g., crime rate, mileage and type of roads that must be patrolled). Manpower is best left to the determination of the Police Chief who is familiar with the needs and capabilities of the department. The location of police headquarters within a community and the number of police stations are based upon the amount of territory covered and population distribution. Since Marysville is not a large community, less than seven square miles, one station can service the entire City. With population being distributed throughout the City, a central location of the station would give maximum service radius to the department. Marysville's police department is located in the City Hall on Delaware Avenue. Their quarters are adequate, consisting of 2,600 square feet. The Police Chief, four Sargents, seven Patrolmen and two staff members work within this office. Three marked patrol cars and two unmarked patrol car are attached to the department. The use of the County Jail located in Port Huron is afforded the City. The responsibility of law enforcement in Marysville is left completely to the Marysville Police Department. State police and the County Sheriff's Department enter Marysville only upon request. Presently, Marysville maintains a high level of police protection. 46 �LIBRARY FACILITIES Libraries have an important place in the affairs of a municipality. A library provides an informational source for everyone in the community, including private citizens, and cultural and educational organizations. Individuals use the library to enrich their leisure hours. The library study which was jointly sponsored by the St. Clair County Board of Supervisors and the City of Port Huron City Commission has been reviewed. The recommendations relative to Marysville have contributed to the development of the Marysville Public Library. Marysville residents have available a library located at 1175 Delaware Avenue. This library is based on an agreement by the City and the St. Clair County Public Library. Approximately 11,000 volumes are available. LOCAL ADMINISTRATION To effectively administer a city, adequate office space must be provided. The efficiency and effectiveness can be greatly increased with spacious surroundings providing ample office and equipment space. The standards for the location of administrative offices are general and they are arrived at by the experience gained from other communities. Of main importance in the location of administrative facilities is their accessibility to the general population. It is considered desirable to group the administrative offices into a civic center, so that all offices are within walking distance of each other. In addition, good highways to the civic center are necessary in providing quick access to these facilities. The Marysville administrative offices located in one building, the City Hall, on Delaware Avenue. The City owns various other buildings besides City Hall. The water treatment plant at 1601 River Road has two offices. It houses the equipment for water treatment. The sewage treatment plant, located at 980 Huron Boulevard, was constructed in 1974 and is adequate for present and future development. A fourth building houses the Department of Public Works. UTILITIES Utilities are an important function provided by local government and private enterprise. Water and sewage are the responsibility of government, while the provision of electricity, gas and oil are generally the responsibility of private enterprise. Although local government does not control private utilities, they are major importance to the growth of the community. 47 �Water The major source of water in Marysville is the St. Clair River. The water is processed in the City treatment plant. It is distributed by a municipal water system, as shown on the Community Facilities map. While a few homes have private wells, there are no private water systems in the City. The water distribution system in the City closely parallels the population distribution. The system has not been extended to the undeveloped area of the City. Small areas within St. Clair Township are supplied with water from Marysville. The Marysville water system has a capacity of 15,000,000 gallons of water a day. Three elevated storage tanks exist in the City, two hold 50,000 gallons of water and the third, located near the end of 14th Street, holds 250,000 gallons of water. They help maintain water pressure and supply. Marysville's water system is potentially available to almost all residents in the City. However, since the system has not been extended to the vacant areas of the City, property owners in these areas must rely on individual wells until the present system is expanded. Without municipal water, large lots will have to be utilized. Water treatment facilities are adequate for present and future development with a capacity of 15,000,000 gallons a day. Sanitary Sewers Most residents in Marysville are served by municipal sewers. Less than one percent of the residents rely on septic tanks for sewage disposal. As for the water system, the sewage systems extends only to the developed areas of the City. Sewage is treated in the Marysville sewage treatment plant; it is then discharged into the St. Clair River. The capacity of the sewage plant is 8,000,000 gallons a day. Currently, the sewage treatment plant averages 3,500,000 gallons per day. The primary deficiency of the sanitary sewers is that they also double as storm sewers. The City has undertaken a study to determine the affect of the present combined sewer operations problem. A report and recommendation to correct this situation is being explored. The sewage system is adequate for sanitary purposes at the present time and it could accommodate further development in the City. If the storm sewer system was separated from the sanitary sewers, the capacity of the sanitary system would increase. If there is to be development of vacant land in Marysville, the sanitary lines will have to be extended. Septic tanks within the City presently cause pollution of standing water. It is best to prevent further pollution by providing sewers where they are needed. 48 �Storm Sewers Drainage water is collected by different methods in Marysville. One way is through the use of open ditches, the largest of these being along St. Clair Boulevard right-of-way. This drain turns east and empties into the St. Clair River. Other open drains carry runoff water to sanitary sewers. As noted above, this method of using sanitary sewers to collect drain water creates a large burden on the sanitary sewers and sewage treatment facilities. The major problem is a lack of storm sewers. More storm sewers are needed especially in the built-up areas where water runoff is greater. All new plans must address concerns related to storm sewers and storm water runoff to prevent flooding or the creation of bodies of stagnant water which can be a health hazard. Since storm water carries no harmful organic matter, it can be discharged directly into the St. Clair River. Built-up areas are in greater need of storm services than vacant areas since pavement and rooftops prevent the water from returning of a separate storm sewer system in areas being developed should be undertaken in Marysville. Other Utilities Gas: The Southeastern Michigan Gas Company supplies gas to Marysville and surrounding areas. In Marysville, the gas company services the three largest population concentrations in the built-up residential ares. Electricity: The Detroit Edison Company's electric power plant is located at the intersection of Gratiot Boulevard and M-29. No high voltage lines come from this plant; instead all the lines are 120 KV transmission lines. Four transmission lines from this point in Marysville service Marysville and the surrounding areas, including part of the Detroit metropolitan area. Pipeline: Seven pipelines cross the St. Clair River from Canada into Marysville. They carry various forms of petroleum products. Three additional pipelines are available if additional pipelines become necessary. 49 �• • • • • • • • • • • • • • - ST CL A l tlt TO WN SHl i, . C .., j ~ ~ :---.: i l':':'::;:;,;::::d UNDEVELOPED CfTY LAND ~ PUBLIC ml PUBLIC SCHOOLS * 0 ~l)O ~ >000 Cl1Y PARK ~ DESIGNATED PARK LAND I v, ll ccn · l em=: ·;: sac io t es inc . c ommun i ly plann i ng c cnsu l lcnts I ,,.,. 4 I I? COMMUNITY FACILITIES CITY OF MARYSVILLE ' C ( COMMUNllY WATER TOWER ~ I~ s r MICHIGAN :~~~;;;~~ I! 'I jl ., �THOROUGHFARE PLAN . -: .. ..-. The Thoroughfare Plan map that is included in this section provides a hierarchy of roads designed to meet the needs of future land uses and associated vehicular movements. The plan was shaped, mainly, by four influences; the Gratiot Corridor Plan, the Street Rights-of-Way study (shown in the Background Studies portion of this document), a Street Hierarchy (based on existing and future land uses), and the Goals and Objectives established by the Planning Commission. GRATIOT CORRIDOR PLAN The Gratiot Corridor Plan is a master plan study component that was prepared separate from the Master Plan document. The corridor plan was created as a stand-alone document for two reason. First, the Corridor is of major importance to the City as both, a traffic carrier and a business area. Furthermore, it is a major entrance way into the City and is influential in setting an impression for the area. Second, the Michigan Department of Transportation has shown interest in the improvement of Gratiot. Thus, the Corridor Plan serves as a synopsis to be shown to MOOT officials which represents the City's ambitions. Many of the findings of that study have emerged in various elements of this Plan. In particular, a conceptual layout of Gratiot Boulevard was created and recommendations were provided on cross section standards for Gratiot at various points along the corridor. Furthermore, a variety of design features were considered and specific recommendations given on type, size and placement of street trees, parking lot trees, and landscaping in general. Other elements of the Corridor Plan, such as "Front Setback, Sign Control and Marginal Access Drives," have a distinct relation to Planning and Zoning. The Goals and Objectives provided at the end of the Thoroughfare Plan component of the Master Plan document have been keenly affected by the Gratiot Corridor Plan and thus, while the Gratiot Corridor Plan has been not been reproduced into this document, it should be recognized that it played an important role in the Master Plan Process and consequent Zoning Ordinance update. STREET RIGHTS-OF-WAY STUDY The Rights-Of-Way Study, summarized earlier in this document, was the second key influence on the Thoroughfare Plan. The City has many streets which were platted years ago, but have never been developed. The Planning Commission decided that when this area develops, it would be desirable for it to do so with a curvelinear road network. Furthermore, some areas, that were platted for residential lots, are planned for nonresidential uses and development of the street system as platted would not be compatible with the future uses. 50 �The Street Rights-of-Way Study, inventories roads, providing a classification separating streets into three categories; vacated streets, undeveloped streets and streets used for other purposes. Once the inventory was completed, the next step was to create a plan for the layout of undeveloped areas and recommend changes to developed areas. Changes to developed areas include closures, connections, and looping of streets. Three undeveloped areas west of the St. Clair Drain were examined; Subdivision C, D and E. Plans for these areas, provided earlier in this document, were compiled and placed on the Thoroughfare Plan as "Planned Alignments. " STREET HIERARCHY The regional streets that serve as routes to and from Marysville, are beyond the direct influence of the City. However, they do have an effect on the streets within the City. The 1-94 expressway is the main route from Marysville to the City of Detroit and its environs and serves as a means of access to 1-69. 1-69 is a direct link to the cities of Flint and Lansing. An interchange to 1-94 is located just west of Marysville on Gratiot Boulevard. This intersection attracts and generates a high number of vehicles and thus, Gratiot serves as a primary feeder road and other roads serve as arterials onto Gratiot. For planning purposes, local streets can be categorized into four distinct classifications: major thoroughfares, secondary thoroughfares, scenic drives and minor streets. The Thoroughfare Plan illustrates these divisions as outlined below. Major Thoroughfares: Major Thoroughfares are at the top of the local street hierarchy and carry the highest volume of traffic. For the City of Marysville, they generally serve as links to or are a part of the Regional network. Except for Gratiot Boulevard, the planned right-of-way width of major Thoroughfares is 120 feet. The planned right-ofway of Gratiot varies from 120 feet to 170 feet with much of the right-of-way already in existence. Secondary Thoroughfares: Secondary Thoroughfares serve as funnels, "collecting" traffic to and from minor streets. Secondary Thoroughfares can be used in large subdivisions or to connect two major Thoroughfares. The provision of a Secondary Thoroughfare can be a means of reducing traffic volumes on minor streets by providing alternate routes. The planned right-of-way for collector streets is 86 feet. Scenic Drives : At the present time, there is only one planned Scenic Drive, River Road. Scenic Drives are intended to maintain a narrow pavement width, slow speeds and support a range of uses. The planned right-of-way for scenic drives is 66 feet. 51 �ST RANGE CLA I R TO W NSH I P ST. CL AIR . : z ...• 0 . .,. : • ... 0 MAJOR THOROUGHFARE SECONDARY THOROUGHFARE SCENIC DRIVE s ,. PLANNED ALIGNMENT 111111111111111 • aoo IOOO C ( .q I '? MARGINAL ACCESS DRIVE PLANNED CLOSURE 1500 SEPTEMBER 1991 vl l l can · leman 8 associates Inc commun i ty plonn l ng consultants PLAN �Minor Streets: Minor streets are, for the most part, residential streets and those serving industrial parks. They weave through subdivisions and carry traffic to a specific destination. They are not intended as through streets. Minor streets in residential areas have a planned rightof-way of 66 feet. Industrial minor streets have a wider right-of-way of 86 feet. SUMMARY In addition to the classification of streets into a hierarchy and the planning of undeveloped areas, the Thoroughfare Plan shows possible loops and rerouting. Some of these suggestions were derived from the Gratiot Corridor Plan. Others were brought out in various background studies. Aside from the street closings that result from the planning of undeveloped areas, there are a handful of street closings in other parts of the City. Along the Gratiot Corridor, a number of closings are proposed. Moving from east to west, the first closure would be New York where it intersects Gratiot. This street is proposed for closure to provide a greater separation between the existing businesses fronting on Gratiot and the existing single family homes. Furthermore, the New York/Gratiot intersection is very near the intersection of two major traffic carriers, Michigan and Gratiot. By rerouting the New York/Gratiot intersection onto the existing marginal access drive, turning movements for New York will occur from Michigan Avenue or at New Hampshire, which is a safe distance from the Michigan/Gratiot intersection. Diagrams are provided on the following page that illustrate effective means of closing streets. Two alternative turn-arounds are proposed; a "Y" and a cul-de-sac. The cul-desac could be used on streets having an 86 foot wide right-of-way. The "Y" turn-around could be used where intersections are less than 86 feet wide. An oil change facility exists at the southwest corner of St. Lawrence and Gratiot Avenue. This automotive use utilizes the existing local street for some of its circulation, and thus encroaches into the neighborhood. It is proposed that the street be closed at Gratiot and a cul-de-sac be created. The neighborhood has a multitude of access points onto Bunce, Busha and Gratiot which will provide sufficient alternative routes. In fact the elimination of some of these access points should be considered to help create a neighborhood identity, provide a greater separation of business and residential uses and help to limit cut-through traffic. Therefore, it is proposed that St. Paul and Myrtlewood Street be closed and looped, using the existing alleys as pathways to parallel minor streets within the subdivision. However, in other instances, the use of cul-de sacs may not be appropriate because of excessive lengths of dead end drive that would be created. For example, Greenwood and Maywood can be closed west of Busha Highway and cul-de-sacs can be utilized. The use of cul-de-sacs is possible because the dead-end areas are relatively short; at the most two hundred feet, which is far less than the maximum length of 600 feet as specified in the subdivision regulations. 52 �TH0f<OU6Hf,4ft \ _ fflftrY'i S)n,_/1 (1M.,we,,ja} f,a; {tff) U¥q6 £htub {-frfr)----i":~W f 'Hk[f' S'ct&a11 ~I {JJJ// ,M6t!Md6r twll:., f o providG . 5!1'o:Jfl-1 OIYl/5 at j,(/d/'t infe,15€£.,f lOY\ CU11 to proviJe v"i-it~'1:'S.t- ~m,.// ~hwb {t1r.J /J,b/! ·- ~J.iMG fl?36 i ~# - _, '· \ .... bb' f..O w. "Y" TURN AROUND CUL-DE-SAC TURN AROUND STREET CLOSURE DETAILS ~II f;hrubs �r .-1 I ±t; i .... / "\.."..,,. ,.,,,., . 4~ . ~ ~ 71 l(T>pgft>f~ af.'!1_~ 4. ~::!/J:t1'1 uirft,, ---' -· ~ - -• . •.~.• .. - -- ~ ~Q:ff1~e,it(W6'.2~ - /'tMf 14 w rr;a.6 o(. __, "" -~;- -ra,qF't~~UtJll~ 1,W/1 ; - ~.t:::---;;;2:· f(~~f,d-/ ' f~ -I'-"ti5.UXJf.:o-,,,.~r 1 ~r-i . '- l,r,rJp !:'tri,e,t .. LOOP STREET DETAIL (wall on residential side) CowHA6rc;,/ - ,.,,,,.., �r -n ·n I _ ___J --~ _jfjj . .I: f~ J " ✓.- """ cfc~w/PW.w.1 a)),/ """' ~~ I . ___[ .. • ·- .. .·o :· ~ ,~ ....-~~-.. - ··_''\ II ~/: , (I tar,,,.,_ ~11~4(1NJ;prl.1'rwt!>d,iJ. "ff"',,.... """"'1 t;,c,.,., ---~-:~u~-~~-:tr~~✓-·- .~,ai,itf~_I • /t,. . _ ('"'~FM ~h~ wv/ I ~e_ J-'!iM+ I (twH<6r~ +:s ~ .to?I'-¾ ·i-,, . .:' LOOP STREET DETAIL (wall on commercial side) �North of ~his subdivision is another subdivision bounded by Delaware, Stadium, Michigan and ~rat1ot Boulevard. This small neighborhood has a modified grid street pattern, with a series of loop streets and cul-de-sacs instead of through streets. Virginia and Indiana are the only through streets onto Stadium. Streets in residential subdivisions should be designed to encourage a slow and safe rate of travel. Virginia and Indiana are long, straight streets and thus, do not promote these objectives. To decrease the likelihood of pedestrian-automobile accidents, it would be best to close both Indiana and Virginia at Stadium and create cul-de-sacs. However, there are other traffic safety issues to be considered. First, the closing of too many access points limits the response time of emergency vehicles. Second, each closing will result in greater traffic loads at the other access points. Thus, it would be wise to close only one of the two streets. Virginia is proposed to remain open because it is more centrally located in the subdivision and is a greater distance from the intersection of Stadium and Delaware. The closing of Indiana should, at first, be tried on a temporary basis and traffic counts and neighborhood opinion regarding street function should be taken into account. If Indiana is closed permanently, the curbing and paving should be eliminated and generous landscaping should be provided at the terminus. Another issue is the length of the cul-de-sac that would be created by closing Indiana. The length, about 900 feet, exceeds the recommended length of 600 feet specified in the subdivision regulations. In this instance the creation of a long cul-de-sac can be seen as "the lesser of two evils," created by out-dated subdivision practices. The use of long culde-sacs should not be encouraged in new subdivisions. The neighborhood around Washington Elementary, in the southwest corner of the City, can receive similar road improvements. However, it is very important to recognize that limiting access to several points will increase traffic at those points and consequently traffic past houses situated near the accesses. Therefore, because of the size and density of the Washington area subdivision, it is important to maintain a number of the existing access points. It is proposed that New York be closed just north of 14th to provide separation of business and residential uses, to limit access points and to help to decrease confusion at the intersection of New York, Washington and 14th. Though not proposed at this time, it would be possible to close 15th street just west of New York as this will leave five access points to Michigan and Busha. When access to a neighborhood is reduced to several points, entrance details become more practical. A diagram included on the following page illustrates how entrance signs and landscaping could be placed in an existing right-of-way. It is also proposed that 18th Street be closed in the future as industrial development occurs to the west along Range Road. This will assure that truck traffic does not travel through the adjacent neighborhood, but rather, will be forced to Cuttle or one of the major thoroughfares. However, part of Cuttle is currently used as a residential street ~nd sh~ul? not be subjected to truck traffic or even a significant amount of automobile traffic 1f avoidable. Therefore, it is proposed that the existing Cuttle Road be _clos~d west of Connecticut and a new opening onto Busha Highway be created. There 1s a right-of-way in existence to accomplish this. 53 �.. _ _........,.a..J - . . . .. ~ ' . ' , ... • .,,t · . . . \ < -..1 :·... "\. 1 ~ :r ~ -~ -~ ~1 -~ --. e:i t: 'J li l ~ ~ ~ -~ vi - . .] ex .::!: ~ �The majority of the northwest corner of the City, though platted, is not developed. This is one area, for which a plan was earlier developed in accordance with the Street Rightsof-Way Study. The Thoroughfare Plan is very similar to that shown earlier in this document. One significant difference is the addition of connections to the east subdivision and to 6th street. Currently, Connecticut, Central and New Hampshire serve as a convenient north-south route. Because of the large number of vehicles and lack of alternative routes, the street system receives an inordinate amount of traffic for a residential area. Therefore, additional connections to 6th through the extension of Colorado are proposed. Furthermore, the interconnection of the east and west areas will relieve some of the traffic burden from Connecticut. In considering changes to the existing TABLE 23 street network, safety is of the utmost ACCIDENTS AT IRREGULAR INTERSECTIONS concern. A number of the existing intersections in the City meet at odd NUMBER OF INTERSECTION angles. Such intersections may ACCIDENTS present difficulty in clearly viewing 18 Michigan - Huron approaching vehicles. Furthermore, such situations limit the capacity of 2 Huron - Delaware vehicles that may flow through the 20 Michigan - Busha intersections. In some cases, the 0 volume of traffic may be so low at one New Hampshire - Sixth of these intersections that a decrease 7 Huron - Range in safety is not apparent. In other 2 Bunce - Busha instances, signalization and signage are used to effectively reduce the likelihood of accidents. The table at the right provides a summary of accident information for selected intersections from 1989 to July of 1991. I I I The highest correlation appears to be between traffic volume and accidents rather than strictly with irregularity. It should be noted that a traffic signal has recently been added to the intersection of Michigan and Busha, the highest traffic accident area. This should reduce the number of future accidents significantly. This leaves two irregular intersections with relatively high accident counts; Michigan - Huron and Huron - Range. Unfortunately, both intersections are heavily developed and re-routing would be difficult if not econmically impractical. Additional study by a traffic engineer could be conducted to determine if a sufficient reduction of accidents could be achieved through the use of better traffic signals and signs. 54 �FUTURE LAND USE FlITURE LAND USE MAP The Master Plan of Future Land Use map is a compilation of the preliminary maps which precede it and it directly reflects the goals of the City in regard to land use. In some instances, there are differences between the preliminary maps and the Master Plan of Future Land Use Map. These changes reflect the process in that each successive step resulted in a re-evaluation of those that came before. For example, decisions regarding commercial property which came late in the process, necessarily affected earlier decisions regarding residential areas and thus, constant re-evaluation was needed. As detailed as it may appear, the map cannot portray every facet of policy; the plan text must be used. Certainly in many instances, the plan reflects the goals and objectives stipulated. These goals and objectives will guide policies related to site planning, City improvement projects, zoning, and re-evaluation of the Master Plan of Future Land Use Map. However, it should be clear that the Master Plan of Future Land Use map is not precise. Specific boundaries of various use districts are distinguished on the Zoning Map. Over time, the plan will be questioned. This is a part of planning and should be expected and in some cases encouraged. The plan is not a rigid document. It is based on past trends and information available at the time of its conception. As key information and trends change, the plan may need to be adjusted to account for these changes. It is difficult to foresee what such changes could occur that could affect the plan but the following, however remote would affect the plan. • Demographic characteristics play a significant role in the housing forms and population trends. For example, should fertility rates increase dramatically, there would be a need for more schools and park land than accounted for by this plan. The provisions of such facilities would impact the land uses around them. Transportation policies, controlled largely by the State and Federal governments could change. The provision of new roads or significant improvement of roads could result in land use changes along those corridors. Furthermore, although not within the near future, there may someday be an emphasis on alternative systems. Although planning and zoning of surrounding Townships and City's have been considered in the formulation of this plan, they could change. Such changes could result in new land use pressures in the City of Marysville. New forms of development could necessitate change. The opening of indoor regional malls over the past several decades have impacted th~ land us~s in their immediate environs and resulted in the closing of many conventional retail centers. 55 �The con~epts above are certainly not all-inclusive and do not even begin to speculate on changes 1n health ~are needs, energy policy, improvements in technology and information transfer, changes in consumer preference or other factors. The point is that changes to the plan can be expected. If the Ci~ develops as indicated on the Master Plan of Future Land Use Map, the amount of land in each use designation would be distributed as follows: TABLE 24 SUMMARY OF FUTIJRE LAND USE AREA FUTURE LAND USE CATEGORY PROPORTION OF ALL LAND USE CATEGORIES AREA (acres) PERCENT 1,804 49.7% (1,348) (37. 1%} Multiple Family (392) (10.8%) Mobile Home (64) (1.8%} 187 5.2% Office (16) (0.4%) Local Business (16) (0.4%) Center Commercial (97) (2.'l°lo) Corridor Commercial (58) (1.6%) 1278 35.2% High Tech. Industrial (170) (4.7%) Light Industrial (702) (19.3%) General Industrial (406) (11.2%) 360 9.9% Residential Single Family Commercial · Industrial Community Facilities It should be noted that the figures above, if totaled, would not equal the total City land area. This is because roads cannot be accurately accounted for in the future. Estimates could be provided of the amount of land that will be eventually used for roads, but these would be of little value at this point. Currently, there are approximately 4,320 acres of land in the City and 690 of this is used as road right-of-way. This is about 17 percent of all land area. In the future, this figure will change as new subdivisions are constructed and as roads in undeveloped platted areas are vacated. Land area of future roads was taken into account when future density and population were considered. 56 �IMPLEMENTATION The Master Plan of Future Land Use map illustrates the City's land use goals. The question is "how do you achieve it?" First, City administrators and the Planning Commission must adhere to the specified goals, objectives and policies specified in the plan. Conformance with the City codes regarding screening and proper site plan layout can and should be monitored at the site plan review stage to assure that all new developments and improvements are suitable. The zoning ordinance and subdivision regulations are the most commonly utilized tool to dictate land use. The zoning map and text must correspond to the master plan. Also, as zoning requests are considered, their relation to the master plan map and the goals, objectives and policies of the plan must be examined. Aside from the specific land use designations, there must be coordination with the Thoroughfare Plan and Sidewalk Plan which are both included in this document. As site plans are submitted, if they are within an area for which a street closing is planned, it should then be closed to provide a proper land use relation and optimize the amount of land available for commercial uses. Furthermore, developers should be required to furnish the sidewalks which run along their property. This is not to say that the City administration cannot or should not take an active role in the improvement of Marysville. Programs to install sidewalks, lighting, landscaping and street trees can often be provided with significant cost reductions with increased uniformity when conducted by the City. Other items should also be included in the capital improvements programming process. This plan provides an image and a goal toward which the City should strive. Through clear direction and involvement of the City in conjunction with private development, the plan can come to fruition. Such change can only come over an extended period of time with consistent thought and guidance by the administration. None the less, this is the future that has been chosen and, with patience and persistence will be achieved. 57 �. .,: . .• z • 0 ► • 0 "z ~ Legend ~ SINGLE FAMILY - MULTIPLE FAMILY - MO ILE HOME OFFICE LOCAL BUSINESS - CENTER COMMERCIAL - CORRIDOR COMMERCIAL Aeaolved Iha! pursuant lo the provlsiont of Ac1 285 of the Michigan Public Ac1 ol t 1131, u .,.,..nded, lhe City ol Mwysvllle Planning Commlnlon, having duly held a public hearing on the Muter Plan of FU!ure Land UN, does he'9by olliclally adopt Mid Maate< Plan of FU!ure Land UN. We certify that the ~ n g rffOlutlon _. duly adopted al a fflffllng of the CHy of Ma,ywllle Planning CommlAlon held on the 18th day of October s ,. C ( 4 ' 11 HIGH TECH. INDUSTRIAL Chairman I/ I LIGHT INDUSTRIAL v t I/ GENERAL INDUSTRIAL - COMMUNITY FACILITIES Secrata,y SCHOOLS Dated _ Day ol October A.O., 199 1 z 0 " z ~ ► ." 0 100 1000 1600 I UU 1• • U f . ► v l llcan • leman a a11oclales Inc . community plann l n9 consultant• u � 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 Marysville_Master-Plan-of-Future-Land-Use_1991 Creator An entity primarily responsible for making the resource The City of Marysville Planning Commission, City of Marysville, St. Clair County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-09 Title A name given to the resource Master Plan of Future Land Use, City of Marysville, Michigan Description An account of the resource The Master Plan of Future Land Use, City of Marysville, Michigan was prepared in September 1991 by The City of Marysville Planning Commission with assistance from Vilican-Leman & Associates, Inc. Duplicate of City of Marysville Master Plan. Contributor An entity responsible for making contributions to the resource Vilican-Leman & Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Marysville (Mich.) St. Clair 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/d9b1510d765e575b2b7990953d1a7e31.pdf 1c6c8b9050b13e67119e457e42f23bdf PDF Text Text MASTER PLAN OF POLICIES CITY OF DETROIT MAYOR Coleman A. Young CITY COUNCIL Maryann Mahaffey, President Gil Hill, President Pro Tern Keith Butler Clyde Cleveland Barbara-Rose Collins David Eberhard Nicholas Hood Jack Kelley Mel Ravitz PLANNING DEPARTMENT • Ronald J. Hewitt, Director Daniel N. Lewis, Deputy Di rec.tor �DETROIT MASTER PLAN_DF POLICIES TABLE OF CONTENTS ,s ~ I. INTRODUCTION 100 101 II. I-1 I-4 CITY-WIDE POLICIES 201 202 203 204 205 III. 300 301 302 303 304 305 306 307 308 309 310 311 ~ ~ Introduction to Master Plan............ Record of Changes to Master Plan •••.•. IV. Social Development . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . • . . . Physical Development ..•..•..•......•.. Intergovernmental Relations .....•.•.•. Future Land Use Plan . . . • . . . . . . . . . . . . . . II-1 II-36 II-49 II-90 II-103 URBAN AREAS POLICIES Introduction to Urban Areas ....•.•.... Central Business District ...........•. East ................................. . East Central . . . . . . . . . . . . . . . . . . . . . . . . . . Near Northwest . . . . . . . . . . . . . . . . . . . . . • . . North . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . Northeast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Northwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Riverfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . Southwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . West .•••••••••••..••••..••.•..••••..•• Woodward . . • . • • . . . • . . . . . . . . . . . . . • . . . . . . III-1 III-2 III-20 III-41 III-60 III-74 III-86 III-103 III-122 III-123 III-145 III-158 DEFINITIONS AND STANDARDS 401 402 403 Land Use Definitions & Standards ..... . Trafficways Definitions & Standards .. . Zoning Definitions . . . . . . . . . . . . . . . . . . . . IV-1 IV-10 IV-15 APPENDIX A. Index to Master Plan A-1 �THE DETROIT MASTER PLAN OF POLICIES INTRODUCTION ARTICLE 100 INTRODUCTION SHORT TITLE: This document shall be known and may be cited as the DETROIT MASTER PLAN OF POLICIES. CHARTER PROVISIONS RELATED TO MASTER PLAN OF POLICIES: In November, 1973, the citizens of the City of Detroit approved the adoption of a new City Charter which restructured government to make it more responsive and effective. Many changes were made and innovations introduced that were to affect the planning process. The Preamble and Declaration of Rights section, being the first section of the Charter, set the tone and standard for all that followed. The adoption of the Detroit Comprehensive Plan (Master Plan of Policies) was intended to be one of the primary mechanisms to carry out the intent of the Charter, especially as expressed in the Preamble and Rights sections. The Detroit Comprehensive Plan (Master Plan of Policies) was defined as an integral part of the planning and decision-making process affecting the social, economic, and physical welfare of the City. THE MASTER PLANNING PROCESS: The research and writing of this Master Plan of Policies was done by the City of Detroit's Planning Department, within guidelines set by the Mayor. Numerous persons were contacted, both in the public and private sectors, and numerous meetings were attended. A number of preliminary meetings were held with citizens in every portion of the City. In addition, copies of the Master Plan of Policies were distributed to all Detroit public libraries and to numerous civic organizations, government agencies and neighborhood groups. Responses are incorporated into this Plan where appropriate. The continuous input of Detroit citizens into the Master Plan process was envisioned by the City Charter and formalized in an annual updating process outlined in Section 8-102: Periodic Review. This provision emphasizes both the desirability for input from citizens and the 3/90 I-1 �INTRODUCTION THE DETROIT MASTER PLAN OF POLI~IES necessity process. for change that is inherent in the Master Plan ' rn a larger sense, this Master Plan of Policies is not just a document but a process of which the document is one part. The document's role is to reassess past and projected policies and actions in the light of a long-range perspective. It is a taking of bearings, a pause of community self-assessment, along the path of a continuing journey. There is a continual need to replan. PURPOSE: The Master Plan is intended to give stability and a sense of direction, but also deliberately intended to allow flexible and realistic responses to changes in public needs, to unexpected opportunities, and to unforeseen social and economic changes. It is intended to suggest preferable directions. The Master Plan of Policies is an advocacy document that articulates the policy position of the City of Detroit to the private sector, to other government agencies, and to the world at large. The Plan also suggests possible strategies and programs that will help to implement a particular policy. The Master Plan is intended to provide a policy framework that will guide the development of more programmatic and more specific plans such as the five-year Capital Agenda, Community Development Area Plans, Department budgets, and zoning regulations among other things. SUMMARY OF POLICIES: Taken altogether, the policies set forth in this document cover a wide range of issues. They attempt to address the major concerns of the City of Detroit, such as the need to stabilize the level of population, the need to diversify the economic base, the need to train and retrain workers for future jobs, and the need to reinvest in underutilized facilities and infrastructure. Finally, the policies recognize the leadership function which the City of Detroit plays and has played traditionally within the southeastern Michigan region. The problems of development faced by Detroit today will likely become the problems in vast areas of the region tomorrow. The ability of Detroit to meet development challenges successfully is a gain for the entire region and for the State of Michigan. 3/90 I-2 �THE DETROIT MASTER PLAN OF POLIC~ES INTRODUCTION MASTER PLAN ORGANIZATION: The Master Plan of Policies is divided into chapters and further subdivided into articles. The two main chapters are City-Wide Policies and Urban Areas Policies. City-Wide Policies includes all policies and suggested methods for implementation that apply to the City of Detroit as a whole. Also the City-Wide Existing Land Use map and Future Land Use and Trafficways map are a part of this chapter. Urban Areas Policies treat specific geographic areas of the City and the policies which apply to those areas. An index map to the geographic areas is provided to facilitate locating the desired area and policies. Finally, a chapter dealing with definitions and technical standards is included as well as a chapter containing useful background information. 3/ 90 I-3 �THE DETROIT MASTER PLAN OF POLI~IES INTRODUCTION ARTICLE 101 RECORD OF MASTER PLAN CHANGES 3/90 I-4 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ARTICLE 201 SOCIAL GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO SOCIAL POLICIES To implement the intent of the Preamble, Declaration of Rights, and Planning Process sections of the 197 4 City of Detroit Charter, the following general Master Plan social goals and policies should ( 1) be used to analyze existing policy statements for completeness and comprehensiveness, and also (2) be used as a tool for the formulation of new policy proposals for major program areas and major projects. The basic idea of these following social policies for Detroit is to help maintain positive neighborhood and family environments that will support a productive, informed, and concerned citizenry and community. Some of the policies speak to the eliminating of factors that hurt the Detroit community, such as limited educational achievement, drug dependency, and lack of job opportunity. The policies also make clear that a socially healthy community is not the responsibility of government alone but everyone shoulders a portion of the work to be done. This involves churches, neighborhood associations, block clubs, schools, and civic associations. The quality of Detroit's social environment has a powerful impact on the stability of households and thus on the stability of the level of population in the City. It is the aim of these policies to improve the quality of Detroit I s social environment and to make Detroit a more attractive place for people wishing to live and raise their families here. The policies herein address a wide range of social needs and pertain to areas where, in some cases, the City has no direct control. Nevertheless, the City of Detroit must do all in its power to serve its people's needs and to articulate and advocate those needs whenever necessary. 3/90 II-1 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES EDUCATION POLICIES POLICY 201-1: Continual education. Recognize that in today's society good education is an essential preparation for all aspects of life, that education must be continual throughout an individual's life, and that many institutions, not just the school system, do or could contribute to the education process. METHODS: Increasing public awareness of the multiple purposes of education, the continual need for it, and the diverse potential sources of learning. Emphasizing the school system as a primary component of the education process while incorporating other appropriate components. Working for increased use of the media as instruments for public education. POLICY 201-2: Educational environment. Insure that there is a safe and secure environment conducive to the learning process in the schools, and that pupils have adequate opportunities to have the good nutrition, general good health, and supportive social services necessary to enable them to learn at an optimum level. METHODS: Encouraging the schools to develop and enforce more evenly and consistently a student code of conduct that students and faculty perceive as safe, equitable, and beneficial. Enforcing rules and regulations that isolate rowdy and intimidating members of the community from the student body. Utilizing influential members of the community to stress the importance of education to students and provide role models on a personal contact basis. Encouraging the schools to assign early morning patrol shifts to monitor the arrival of students and staff to prevent assaults and thefts; developing means such as CCTV, alarms, nontransparent doorways, etc., to prevent 3/90 II-2 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES unauthorized entry to school facilities; increasing school security personnel; increasing community patrol and block club watch groups; establishing a high school student security apprentice program. Developing or improving programs to educate parents and the community to be more instrumental in the primary and secondary educational process. Encouraging parents to make home .' more conducive to and supportive of their children's learning. Reinforcing and improving programs intended to correct or improve conditions that make learning difficult for individual pupils; developing new programs, where necessary. Encouraging the reinstatement of school community agents specifically charged with the task of working to improve the immediate community in which the school is located. POLICY 201-3: Quality education. Insure that the quality of instruction in the schools is the best available; utilizing state-of-the-art methods and equipment. METHODS: Encouraging the schools to hire the most competent teachers available, teachers well-qualified in the subject matter they teach, and with dedication to assisting students to learn. Insist that teachers continually upgrade their knowledge and skills. Encouraging the schools to require teachers to keep abreast of the latest teaching methods and equipment, and to teach about the implications of the latest important technological innovations. Encouraging the schools to develop diverse pay scales that can adjust to changing demand in key teaching areas. Working to increase the length of the school day and year, to decrease class sizes and teachers' extra duties, and increase teacher salaries with rewards for excellence in teaching. Encouraging the schools to establish a teacher evaluation system that rewards superior teachers, encourages average 3/90 II-3 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLICIES teachers to improve, inadequate teachers. and improves or terminates Encouraging the schools to develop liaisons with private enterprise that might lead to the acquisition of various state-of-the-art equipment. POLICY 201-4: Basic competency. Encourage policies that will keep the dropout rate from high school as low as possible, and insure that those completing their secondary education have achieved a basic degree of competency in the skills required for everyday living and the skills necessary to compete in the job market. METHODS: Requiring individuals to pass basic competency tests. Encouraging schools to motivate all students and help reduce dropout rates. Creating alternative programs for those students unable to cope with the traditional environment. Providing special handicapped. programs for the gifted and Improving marketing of the vocational-technical schools. Providing for the continued monitoring of the job market to determine trends in occupations and to determine which occupational skills may be needed. Improving liaisons with the business community to provide for on-the-job skill development, access to entry level jobs, and to monitor occupational trends. POLICY 201-5: Adult education. Insure that the educational system offers opportunities for adults to acquire the skills needed for functional day-to-day living as well as the everchanging job market. METHODS: Utilizing the existing adults in basic skills. 3/90 educational network to train II-4 �THE DETROIT MASTER PLAN OF POLICIES Developing programs with education to employees. employers SOCIAL POLICIES to of fer remedial Utilizing the new vocational/technical centers for adults and youth. POLICY 201-6: Post-secondary education system. Encourage a post-secondary education system that makes excellent education available to all who are qualified in the community, educates students to fulfill their personal potential as well as to staff the businesses and institutions of the area, advances basic knowledge and provides research for the private and public sectors of the community, and contributes to an attractive and dynamic urban environment. METHODS: Urging that scholarship programs and other financial assistance for the qualified and needy student be maintained. Encouraging the universities to extend the outreach of their programs to satellite locations within the City, e.g., the work place. Encouraging post-secondary institutions to provide for the continued monitoring of the job market to determine trends in occupations. Developing a coordinative mechanism among industry, government, and academic institutions to encourage exchange of ideas and staff to increase the practical relevancy of what is taught and its applications. Encouraging colleges and universities to identify and design university research that would help government and industry as well as advance basic knowledge. Encouraging universities t6 offer to students majoring in science or mathematics auxiliary teacher certification programs. Regulating private vocational schools to encourage high quality relevant training. 3/90 II-5 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-7: Multi-faceted education. Encourage education programs which educate the whole person, that help the individual toward personal fulfillment, and instill selfdiscipline and responsibility. METHODS: Encouraging programs to educate how the mind and body work, how they can be nurtured, and how to become socially productive. Encouraging students to perform community service as a way of nurturing social skills. Promoting the concepts and training of the "liberating education", i.e., developing critical awareness, skills of inquiry and analysis, and self-assurance and independence. Encouraging the availability of enrichment programs for adults. POLICY 201-8: Education - culture and values. Encourage all students, from an early age, to develop a value system that upholds the general ideals of society. METHODS: Stressing the importance of the family unit as the basic structural element of society. Impressing upon young adults from an early age responsibilities of having and raising children. Teaching youngsters about drugs, alcohol, futility of criminal behavior and values. the the ultimate Developing the student's sense of ethics about work, honesty, and being productive, useful members of society. Utilizing positive, inspiring examples and role models to demonstrate the pleasures in a life of honest work, development of skills, achievement, family, community and wholesome recreation, even at a modest level of income and wealth. 3/90 II-6 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES LIBRARY POLICIES POLICY 201-9: Financial support for public libraries. Support increasing and stabilizing financial support for the public library system. METHODS: Assuring S~ate support of the costs of the Main Library. Encouraging system. citizen support groups for the Library Reducing financial costs from loss of unreturned or damaged books by implementing the local misdemeanor ordinance. POLICY 201-10: Technological innovations in library services. Encourage use of the latest technological innovations in the operations and delivery of services by the library system to the public. METHODS: Encouraging the library system to implement the longrange plan and budget for phasing in technological improvements. Encouraging the contributions. system to seek grants and in-kind Encouraging public libraries to provide training and access to computers; access to public domain programs; develop connections for home computers to information systems; make use of cable and public television; expand use of bookmobiles, borrowing of tapes and records, including video tapes; and, aid the public in accessing university and private information sources generally. RECREATION, ARTS AND CULTURE POLICIES POLICY 201-11: Leisure time. Recognize the importance of leisure time activities for mental, physical, and social health, and for the development of human potential; and, educate for the self-awareness and leisure skills necessary for life-long constructive uses of leisure. 3/90 II-7 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLIG_IES METHODS: Working leisure person. with the educational system to establish a education program for developing the whole Establishing computerized directories free to users showing location and hours of popular and traditional leisure opportunities. Providing leisure counselors and as field workers. in multi-service centers Developing and promoting mass media programs supportive of whole person development. Developing more community service volunteer programs. Better interrelating leisure with other human service systems for joint sharing. POLICY 201-12: Public outdoor recreation. Provide opportunities for public outdoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Where feasible, consolidating small inadequate parcels into larger, more functional sites. Acquiring and developing new underserviced areas of the City. recreation land in Insuring that adequate maintenance funds are available for new recreational property and facility acquisitions. Acquiring public easements where outright purchase of land is not feasible. POLICY 201-13: Public indoor recreation. Provide opportunities for public indoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. 3/90 II-8 �THE DETROIT MASTER PLAN OF POLIC.IES SOCIAL POLICIES METHODS: Providing indoor recreation operations funds permit. space, as capital and Renovating recreation facilities to increase accessibility for handicapped persons and to protect the health and safety of users. Insuring that programs are offered to all age groups of both genders in a safe and secure setting. Providing recreation programs for groups, including senior citizens, mentally handicapped persons. special population and physically and Continuing to broaden the functions of recreation and community centers to provide a multi-service approach to meeting the human service needs of all age groups and populations. POLICY 201-14: Public parks and recreation: coordination. Improve coordination efforts between City government and nonCity agencies providing recreation services to City youth, seniors, and handicapped. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Converting surplus private as well as public properties to recreation uses. Strengthening coordination between the public and private non-profit sector providers. the Continuing to coordinate between City recreation providers and arts agencies and facilities for cultural arts expansion. Establishing greater coordination between the City and State handicapped and community placement recreation services. Developing joint publicity programs apprising community of the various recreation opportunities. 3/90 the II-9 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES ,POLICY 201-15: Financial support for public parks and recreation. Increase financial support from non-City sources for public parks and recreation programs. METHODS: Supporting efforts to increase State and Federal funding. Increasing City revenues by use of fees for service and concessionaires. Working with developers in joint ventures. Expanding contributions to City parks and recreational programs from private sources. POLICY 201-16: Arts and culture: participation. Increase exposure to, and participation in, traditional art activities by new audiences. METHODS: Supporting and increasing student, senior, and other special audience transportation to centers of traditional culture and related cultural events. Fostering arts and awareness of local history. Encouraging the availability for school-related programs of professional artists and historians and the traditional arts; support public exhibitions, concerts, plays, and recitations in nontraditional places. Encouraging use of all types of media in promoting awareness and education in the arts and local history. 201-17: Ethnic and neighborhood arts. Encourage ethnic art activities and neighborhood arts events. POLICY METHODS: Encouraging festivals. neighborhood ethnic Reinforcing smaller ethnic centers activities on a year-round basis. 3/90 and and arts/crafts encouraging II-10 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing and increasing support for ethnic cultural institutions. Encouraging use of ethnic arts and architectural elements in new building development. Promoting art in public places. Examining the feasibility of a special high school for the visual and performing arts; strengthen the current programs for the performing arts in the public schools. Utilizing neighborhood theaters as cable programming feed centers, providing neighborhood arts activities with a broader audience. POLICY 201-18: Historic preservation - significant buildings. exceptionally significant individual historic buildings, especially those illustrating phases of Detroit's history, and those which are meaningful to contemporary Detroiters interested in the past history of their own or other ethnic groups. Preserve METHODS: Preserving prominent and excellent examples of various historic building styles. Identifying people, events, locations, and structures that are significant to the City's history, and preserving buildings, placing plaques, or recording by photography and representative artifacts to preserve that heritage. Recognizing places of historic events for a sense of heritage among residents and to make the City more interesting and understandable to visitors. Making sure the relevant local history is recorded and presented in museums and schools. Recognizing and preserving the multi-ethnicity of the City as it relates to the architecture, major events, and contributions of the City residents. POLICY 201-19: _A_r_t_i_s_t_s_'__w_o_r_k_i_n~g'-_a_n_d__l_i_v_1_·n__.._9__c_o_n=d_i_t_i_o_n_s_. Facilitate improvements in artists' working and living conditions . • 3/90 II-11 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Fostering the establishment of low cost health and legal services for artists and their families. Encouraging the legal conversion of lofts into artists studios. Encouraging groups of artists to develop and organize joint exhibits and marketing outlets. ·~ Supporting the establishment of centers for drama, dance, music, and other appropriate arts. Establishing an artists' co-op, owned by artists themselves, for the purchase and rental of supplies, materials, and equipment. Establishing an artist access media center services and equipment. to provide Encouraging the services businesses to hire artists on a part-time basis. POLICY 201-20: Financial support for arts and culture. Foster and insure financial support for the arts, with the aim of rationalizing, stabilizing, and expanding Detroit's already established but fragmented arts and culture industry. METHODS: Supporting efforts to increase Federal funding arts. to the Supporting the reestablishment of public service arts employment programs. Supporting increases in State support and Detroit representations for the arts and cultural institutions in Detroit. Encouraging funding. the development of cooperation for arts Encouraging new private and corporate sponsorships for the arts . • 3/90 II-12 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Examining the current fee structure of City museums and zoo to maximize revenues. Encouraging private support groups for all museums and zoo. Helping foster the recognition by the private sector that the arts and culture make noteworthy contributio ns to the daily economy of the City. Exploring the possibility of cultural investment. tax incentive bonds for Providing developmental assistance for the reforming of a Detroit-based recording industry: aid in the development of other arts and cottage industries. Encouraging the economic growth of the non-profit arts sector. Providing developmental assistance to arts organizations in setting up enterprises. Encouraging the development of booking, promotion, and arts marketing enterprises. Promoting arts and cultural activities for tourism. Encouraging and providing support to Detroit artists and arts organizations who are eligible to apply for funding. POLICY 201-21: Natural heritage. Recognize the role of humans in relation to their natural heritage and foster conditions that will insure this heritage for generations to come. METHODS: Repairing or replacing the Zoological Park exhibits and training staff, applying current knowledge of animal preservation and propagation. Strengthening educational services at the Zoological Park, including construction of an educational center and interpretive signage. Increasing marketing of natural available in City facilities. 3/90 heritage resources II-13 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES Promoting public awareness programs in ecology and our natural heritage. POLICY 201-22: Private non-profit recreation services: voluntary/charitable agencies. Encourage increases in recreation services provided by the voluntary/charitable agencies in areas now underserviced by them. METHODS: Strengthening coordination between recreation services providers for efficient and equitable allocation of resources. Encouraging the establishment of new recreation services or the expansion of recreation services in high youth, low-income areas of the City. Assisting in the promotion of programs and the recruiting of volunteers to lead groups. Supporting the retention of non-profit recreation agencies. POLICY 201-23: Private non- rofit recreation services: employers and/or unions. Encourage employers and or unions to provide their employees with convenient recreation services and an esthetically pleasing work environment. METHODS: Encouraging businesses recreation programs. to Insuring that the City is a establishing fitness programs. establish fitness model employers for and in Encouraging owners of large buildings to provide some common space for fitness programs. Encouraging landscaping, plazas, and landscapes in the work environment. Encouraging "quality of workplace" conditions. POLICY 201-24: Private non-profit recreation services: senior residential and community placement. Encourage operators of senior residential and community placement facilities to provide recreation programming for their residents. 3/90 II-14 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Pressing for legislation requiring that senior residential centers provide recreation services for their residents. Developing a cadre of professionals to train volunteers to visit and provide programs at senior residential centers. Obtaining funding from the State to finance some of the recreational services needed. POLICY 201-25: Private non-profit recreation services: community recreation associations. Encourage the establishment of locally-supported community recreation associations. METHODS: Developing and distributing an instructions package for establishing community recreation associations and working with communities to help them establish them. HEALTH POLICIES POLICY 201-26: Protection of health. Take measures to protect residents, workers, and visitors from threats to their health in an urban environment such as Detroit that contains various health hazards with the potential to kill, injure, and disable individuals and substantially affect the health of the entire community. METHODS: Lessening the potential for traffic accidents and reducing the likelihood of death and injury by improving trafficways. Lessening the demand on trafficway systems by encouraging the use and improvement of public transportation. Reducing violent deaths including accidents, homicides, and suicides by encouraging alcohol and drug abuse prevention through education. 3/90 II-15 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Eliminating environmental hazards through the continued monitoring of air and water, adequate sewage disposal, and requiring auto safety and emission inspection. Updating regulations on the chemicals. use of pesticides and other Updating regulations on the transportation of hazardous chemicals. Encouraging health and sex education programs in the school system with emphasis on communicable diseases such as Acquired Immune Deficiency Syndrome. POLICY 201-27: Prevention of expensive medical treatment. Direct more health care financial resources toward preventive efforts which reduce the necessity for expensive in-patient medical treatment. METHODS: Encouraging inter-institutional cooperation to eliminate duplication of resources. Supporting legislative action control capital expenditures. requiring Supporting legislation requiring annual increases in spending. hospitals hospitals Encouraging changes in insurance plans increased consumer awareness of costs. to to to contain stimulate Encouraging the implementation of stricter measures to eliminate financial abuse of prepaid medical/health programs. Encouraging the enactment of legislation to allow health care coverage of the unemployed by Medicaid. Recognizing the relationship between health status and socio-economic conditions of residents. Implementing those policies and strategies described elsewhere in this document which are directed toward improved socio-economic conditions of Detroit residents. 3/90 II-16 �THE DETROIT MASTER PLAN OF POLICj:ES SOCIAL POLICIES Continuing Early Periodic Screening, Diagnosis and Treatment (EPSDT) program sponsored to assure that those receiving public assistance have access to preventive health care and early treatment. Encouraging the development and implementation of community heal th education programs to inform people about health, illness, disability, and ways to improve their own health. Supporting the strengthening of community mental health programs. Developing and implementing nonmoralistic educational programs, particularly directed at young people, which inform of the consequences and dangers of irresponsible use of alcohol and drugs. Encouraging industry involvement in health maintenance and promotion such as through exercise programs and provision of fitness facilities. Urging public schools to continue public immunization programs. Urging public schools to programs in the schools. continue health protection POLICY 201-28: Prevention and treatment of drug and alcohol abuse. Encourage programs that help to prevent drug and alcohol abuse, especially among young people, and programs that provide the necessary treatment for those people wishing to relinquish drug or alcohol dependency. METHODS: Encouraging programs in the school system that teach youngsters self-esteem and let them know the potential dangers of drug or alcohol abuse. Encouraging the formation of support groups such as Alcoholics Anonymous to assist those who need continued reinforcement after treatment for drug or alcohol dependency. Providing a variety of types and levels of treatment for drug users. 3/90 II-17 �THE DETROIT MASTER PLAN OF POLIClES SOCIAL POLICIES Continuing those existing drug treatment centers operated by the City. Providing drug education programs using funds acquired through impoundment. POLICY 201-29: Mental health. Urge State agencies to review the results of cost-cutting efforts and develop prog r ams when they are needed. METHODS: Urging State action to develop improved alternatives to deinstitutionalization of the mentally ill, particularly for the existing and potential homeless population. POLICY 201-30: Health system. Recognize the necessity for accessible and available medical resources for Detroit residents, and further recognize the labor intensive nature of the health care industry. Detroit should remain the regional center for medical care and should be established as a center for research and development of medical technology. METHODS: Supporting efforts to enhance the Detroit Medical Center and discouraging the trend toward hospital proliferation. Support accessibility of health facilities for veterans in the Detroit metropolitan area by the relocation of the Veterans Administration Hospital to the Medical Center. Making all efforts to attract medical research and development activities to the Medical Center. POLICY 201-31: Health care. Support those measures which assure access to and delivery of comprehensive health care to every resident. METHODS: Encouraging home health care and day care as a viable, cost-containing alternative to in-patient care. Supporting strong enforcement affecting communicable diseases. 3/90 of public statutes II-18 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Aggressively acting to treat and isolate if necessary diagnosed cases of communicable and infectious diseases including Acquired Immune Deficiency Syndrome (AIDS). Intensifying programs aimed at rodent, animal, and lead control. Supporting mobile health teams to treat the homeless. Requiring ppen access to medical facilities in the City for all City residents and their physicians. POLICY 201-32: Physical and mental well-being. Encourage and support active measures to upgrade and maintain high levels of physical and mental well-being of the individuals of the community. METHODS: Treating mental health services as a complement to and coordinated with physical heal th services. Improving coordination of community health services and facilities with other social services in the City would be a beginning step in establishing a more effective network of helping services. PUBLIC PROTECTION POLICIES POLICY 201-33: Police Department Image. Continue to promote the image of the Police Department as an integral part of the community, representing social order and the general wellbeing of the community. METHODS: Increasing police presence and visibility throughout the City for other than criminal activities. Increasing Police Athletic League (PAL) activities. Initiating Police Department involvement in schools. Encouraging the participation and assistance of the media in forming opinions relative to the role of police in improving the general quality of life and image of the community. Accentuating to the Police Department personnel that their role is to help citizens, not just fight crime. 3/90 II-19 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-34: Efficiency of the Police Department. Maintain an efficient Police Department capable of responding to and preventing criminal activity. METHODS: Increasing police presence and visibility. Concentrating efforts to rid our community of the career criminals. Actively promoting cooperative crime prevention efforts between government, the private sector, and citizens. Increasing efforts to organize neighborhood-watch type groups and other crime prevention programs. Seeking funds for justice system. public protection and the er iminal Implementing fully the Precinct Reorganization Plan to equalize workloads and improve efficiency. Investigating and adopting proven technological advances to improve police service. POLICY 201-35: Integrated Police Department. Maintain a well-integrated Police Department, providing services in a nondiscriminatory fashion. METHODS: Continuing the court approved affirmative action policy. Continuing to promote and recruit superior applicants. Continuing to stress police nondiscriminatory attitudes toward the public. POLICY 201-36: Community participation in crime prevention. Increase the participation of the community in crime prevention programs. METHODS: Expanding on Detroit's leadership role by encouraging neighborhood revitalization strategies that incorporate both physical and social er ime prevention techniques. 3/90 II-20 �~- THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES The primary objective must be to reduce the fear of crime in our city. Recognizing the importance of the media in forming opinions, encouraging the media to be more sensitive to crime issues. Aim to reduce fear of crime and increase the community's sense that social order exists. Encouraging neighborhood business expansion in the City through the use of tax incentives and other methods. POLICY 201-37: Drug enforcement. Discourage and eliminate the production, importation, distribution, or sale of narcotics in Detroit. Discourage the availability of all items used in the manufacture and use of narcotics. METHODS: Supporting efforts of the Federal government to halt the narcotics trade at the national and international level. Increasing surveillance and arrest of local drug dealers and their employees. Continuing programs of arresting drug users. POLICY 201-38: Fire protection: focusing on prevention and education. Continue to protect human life and property from the perils of fire, focusing on fire prevention awareness and education. METHODS: Implementing a computer system capable of providing information about the flammable or hazardous contents of structures in areas. Continuing to conduct an effective educational program dealing with fire prevention. Encouraging the extinguishers. use of smoke detectors and home fire Encouraging continued Federal financial participation in local fire protection efforts. Continuing to maintain a Fire Department that is capable of responding effectively to all fire emergencies. 3/90 II-21 �~r THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing.to insure that residential units are escapable in emergency situations. Encouraging the introduction of more fire retardant material in buildings and elsewhere and introducing selfextinguishing cigarettes. Promoting efforts to eliminate the willful act o f false fire alarms. Continuing to conduct analysis of fires that occur along with their underlying causes. POLICY 201-39: Fire: code enforcement and elimination of fire hazards. Enforce all appropriate code requirements and develop programs to provide for the elimination of structural fire hazards. METHODS: Continuing to conduct regular code inspection programs. Emphasizing fire prevention through public inspection, regulation, and incentives. education Developing programs that provide for the elimination of structural fire hazards. Making a comprehensive reexamination of all legislation dealing with fire protection. Encouraging property maintenance practices to eliminate the accumulation of refuse and combustibles. POLICY 201-40: Additional prison space. prison space to incarcerate felons. Provide additional METHODS: Giving an offenders. appropriate prison sentence for repeat Promoting support of additional prison space. Finding alternatives to the Emergency Powers Act which reduces prison sentences as the result of overcrowding. POLICY 201-41: Juvenile court system. effectiveness of the juvenile court system. 3/90 Improve the II-22 �THE DETROIT MASTER PLAN OF POLI!;_IES SOCIAL POLICIES METHODS: Making prevention the primary goal in treating potential juvenile offenders. Remanding juveniles demonstrating a pattern of violent criminal activity to the adult court system. Other thah for status offenses, requiring juveniles charged w{ th a er ime to appear with their parents in Juvenile Court. Including restitution and community service in juvenile sentences. Holding parents accountable children. Providing adequate offenders. for detention the actions facilities for of their juvenile POLICY 201-42: Educational system and criminality. Support and improve the educational system to help prevent growth of criminality. METHODS: Training teachers, counselors, and volunteers recognize students who are undergoing difficulty learning or coping. to in Building support programs into the school system and other institutions to counteract unstable family life and negative role models. Using schools development. as a building block for neighborhood Encouraging increased funding of local education through a more broad-based,equitable tax structure. Actively promoting stronger linkages between the Police Department and the educational system. Fostering Head Start and child abuse prevention programs. 3/90 II-23 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES POLICY 201-43: Anti-crime legislation. Investigate utilize Federal and State anti-crime legislation. and METHODS: Actively seeking anti-crime grants to provide for more police officers in the neighborhoods and increased citizen involvement. Promoting efforts to include social and economic programs as crime prevention measures. Making comprehensive examination of the effectiveness of all anti-crime legislation. POLICY 201-44: Economic factors and their effect on criminal behavior. Recognize that unemployment and/or the lack of opportunities for economic advancement are particularly acute for many Detroiters. METHODS: Convincing businesses and manufacturers to locate jobs in Detroit. Carrying out development. the Master Plan policies for economic POLICY 201-45: Prevention of arson. Remove dilapidated and vacant structures that are prime targets of malicious fires and arson. METHODS: Identifying arson-prone special programs. areas and target appropriate Boarding or demolishing vacant or vandalized structures. Encouraging immediate demolition of dangerous buildings. Eliminating improper combustibles . • 3/90 dumping and open storage of II-24 �THE DETROIT MASTER PLAN OF POLIC_JES SOCIAL POLICIES ,POLICY 201-46: Arson penalties. Eliminate incentives and encourage severe penalties against those engaging in arson. METHODS: Working with insurance companies to identify fires caused by arson, thereby invalidating insurance claims and reducing arson-for-profit. Identifying arson-prone areas and targeting appropriate special programs. Investigating measures that would lead to sentencing for persons convicted of arson. mandatory Educating the criminal justice network to the social and economic damage caused by arson and to the need for stronger sanctions. Instilling values in the citizenry that will reduce arson stemming from malicious acts. POLICY 201-47: Response to disaster. Improve the capacity of the City of Detroit to respond to any kind of natural or man-made disaster. METHODS: Maintaining and updating adopted City emergency plans. Acquiring additional communications Emergency Operations Center. equipment for the Improving the City warning siren system. Continuing the periodic training exercises for designated City emergency personnel. Conducting an expanded education program for departments and for the general public. Maintaining liaison with other State and Federal agencies with "emergency-related" responsibilities. SOCIAL SERVICES POLICIES POLICY 201-48: Child, spouse, and parent abuse. Place a high priority on the prevention of child, spouse, and parent abuse. 3/90 II-25 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ,METHODS: Putting a stronger emphasis on early detection of children at risk or likely to be at risk with special emphasis on infants because normal community surveillance of infant abuse is difficult. Providing temporary shelters and encouraging the availability of legal counsel for battered spou s es. Developing programs to deal with parent abuse. POLICY 201-49: Consumer education. Continue to deliver the educational and informational services necessary to enhance the daily living conditions of the citizens of the City. METHODS: Processing consumer complaints promptly, providing statistics on trends and information about new needs for consumer protection and, in general, continuing to reduce the incidence of consumer misspending and fraud against consumers through consumer education and information. POLICY 201-50: Neighborhood self-help. Actively support neighborhood or community-based self-help organizations which a r e e n g a g i n g i n l o c a l h o u s i n g construction/conservation/rehabilitation efforts. METHODS: Encouraging clean-up, lot maintenance, and reuse projects of all types which would contribute to improvements in the neighborhood areas. Initiating City-supported smallscale neighborhood improvement projects for the purpose of demonstrating the effectiveness of such efforts. Supporting neighborhood-based housing programs providing them with a wider variety of services expertise. and and Promoting wider and increased publication of successful neighborhood self-help initiatives. Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. 3/90 II-26 �THE DETROIT MASTER PLAN OF POLIC,lES SOCIAL POLICIES Reviewing City housing programs to consider possible revisions or new programs that will provide additional financial resources. Seeking financial and technical assistance to support community-based neighborhood housing efforts. Promoting and encouraging increased private initiatives in City programs and community efforts. Instituting an electronic data processing capability to support neighborhood housing activities and communitybased organizations. Providing new housing units for moderate income persons using sweat equity and owner-builder concepts. Considering establishing special zoning to provide neighborhoods with more latitude and a larger tool arsenal to enhance their own development and vitality. Encouraging programs for housing repair. to develop do-it-yourself skills POLICY 201-51: Neighborhood stabilization. Use available housing resources as feasible to stabilize and/or revitalize neighborhood housing conditions and aid in reversing the process of physical-economic decline occurring in some City neighborhoods. METHODS: Finding ways to shorten the tax foreclosure process and to shorten the period between housing abandonment and measures to secure houses from vandalism. Putting more emphasis on the obligations of property owners to maintain property. Giving priority to funding neighborhood programs generate continued community investment. that Working to improve the quality of repair contractors. Providing accurate information, informed counselors, and needed aid and advocacy services to City residents. 3/90 II-27 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES Supporting efforts that will enable people with lower incomes to remain in stable, viable, but nonexclusionary City communities. Encouraging increased public, private, and community cooperation in neighborhood security efforts. Advertising neighborhood stabilization/revitalization efforts that are successful. Encouraging local merchants to sponsor community activities and to maintain a close relationship with the communities in which they are located. POLICY 201-52: Self-help for handicapped. Assist handicapped to become as self-sufficient as possible. the METHODS: Developing and maintaining public buildings and facilities so as to facilitate the social, economic, and physical mobility of the handicapped and physically impaired. Unless totally impractical, encouraging and requiring private developers to make provisions for accessibility by the handicapped and physically impaired members of our society. Mak-ing provisions for the employment of handicapped and physically impaired persons in development projects. Carrying out public functions in forums that provide full accessibility to the handicapped and physically impaired. Avoiding erecting barriers that inhibit the free participation of the handicapped and physically impaired members of the community. POLICY 201-53: Neighborhoods as supportive environment for families. Every viable neighborhood should have the highest possible level of basic public services - clean water and air, public safety protection, housing support (code, zoning, and other ordinance enforcement), sewage and solid waste disposal, street maintenance, traffic and parking control, public health measures, transportation, education, etc. 3/90 II-28 �THE DETROIT MASTER PLAN OF POLIC__JES SOCIAL POLICIES METHODS: Determining the level of community organization and interaction with other entities at which the City can be most effective in supporting the efforts of community groups. Providing technical assistance to neighborhood groups in their efforts to relate to public and other agencies around problems with services at the neighborhood level. Providing supporting and technical assistance to community groups in identifying activities of a self-help nature to improve the quality of life in their neighborhoods. Continuing and enhancing activities which place resources at the disposal of community level organizations for improvement of conditions. Strengthening the neighborhood participation City agencies in technical assistance, mobilization, and use of existing resources. level of resource Strengthening neighborhood level commercial establishments and assisting development of a productive resident-commercial service relationship. Continuing to advocate the interests of Detroit neighborhoods at State and SEMCOG levels in dealing with proposals which may result in the destabilizing of Detroit neighborhoods. POLICY 201-54: Social services to families and individuals. Determine the exact size, characteristics, and location of the population which is "at risk" in regard to adequate income, housing, and neighborhood conditions. External negative pressures on families should be reduced to the greatest degree possible. METHODS: Seeking resources and collaboration (universities, United Community Services, et al) to develop and carry out a sophisticated assessment of its overall conditions. 3/90 II-29 �THE DETROIT MASTER PLAN OF POLIG__IES SOCIAL POLICIES Involving its own and other neighborhood level organizations and agencies in a continuation study in targeted neighborhoods. Studying local impact of cuts and changes in legislation and regulation of Federal and State programs. Defining ways in which negative trends and impacts on people in Detroit can be lessened. negative Examining very closely the relationship between the condition of "homelessness" in the City and the State's II program of deinsti tutionalization of stabilized" mentally ill persons. Seeking outside resources and collaboration to evaluate, propose strategies, and resources for action in regard to adequate social services. Seeking and establishing more effective coordination and planning such as United Community Services, schools, and New Detroit in the area of the development of income and the treatment of other social problems. Evaluating use of City resources in terms of their efficiency and effectiveness, the level of its commitment to easing the impact of social problems, and the determination of ways in which local government can be most effective in its activities in the areas of: influence; enlisting of highly skilled, capable private resources (human and monetary); coordination; technical assistance and financial support to skilled organizations and agencies. POLICY 201-55: Non-traditional households. Support housing activities and programs engaged in providing adequate housing and support services to meet the housing needs of non- traditional households. METHODS: Encouraging development of affordable and safe housing needed by non-traditional households, with a supportive environment for both adults and children. Supporting ( SRO) . 3/90 efforts to improve Single Room Occupancy II-30 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Supporting efforts to provide support services needed by non-traditional households. Monitoring conversions of SRO buildings to apartments, cooperatives, and condominiums that tend to displace SRO occupants. Supporting efforts to provide shared housing opportunit~es to non-traditional households which desire it. POLICY 201-56: Services for the homeless. Take action to reduce homelessness and to provide effective and coordinated services to the homeless. METHODS: Developing additional uni ts of transitional and permanent housing units dedicated to the homeless. Preserving current single-room occupancy buildings. Establishing a clearly designated coordinator of services to the homeless. Supporting the development of a center for homeless persons. comprehensive service Continuing to support agencies which provide services to the homeless. POLICY 201-57: Prenatal care and parenting skills. Every expectant mother should have access to good prenatal and follow-up care regardless of ability to pay. METHODS: Taking definite steps to determine the exact extent of lack of prenatal and follow-up care and cause mobilization of resources and cooperative efforts to combat in the areas of: infant health; teen pregnancies; training in parenting skills (for both parents); continued formal education for teen parents; coping skills for "at risk" parents (all ages and both parents) of infants; youth employment (male and female); strategies for involvement of both parents in the rearing and protection of the child; child abuse. 3/90 II-31 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES POLICY 201-58: Elementary school-age children and their parents. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Maintaining "community" is especially important at this stage. These children are just beginning to move out of the family circle and to be required to negotiate broader systems (neighborhood and school, primarily) and to discover the nature of "their community". Lack of safe passage in the neighborhoods between home and school causes children to become more vulnerable to abuse from persons external to the home, in addition to vulnerability in the home. The protective aspect of community is vital at this stage. Providing expanded programming in recreation centers for elementary and pre-adolescent age youngsters. Including protection of elementary school-age children in studies to determine exact conditions in Detroit in areas of: early childhood education and health status. Including action against child abuse crime prevention program. in any concerted Devising a definite plan for coordination of appropriate City services and assigning responsibility for the carrying out of the City's role. Maintaining methods and relationships whereby the City can be abreast of the status of the programs which do exist in the City, determining gaps in accessibility, and taking action at appropriate levels. POLICY 201-59: Adolescent population. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Promoting neighborhood conservation. 3/90 II-32 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Promoting neighborhood and community atmosphere which is protective of children and youth. Promoting neighborhoods organized to be hospitable rather than hostile to youth. Publicly encouraging programs involving all of the neighborhood and higher level mechanisms for positive influence on youth, with involvement of the youth themselves in design and implementation. Local government should support the legislation for youth as well as adult employment - including wide ranging opportunities for voluntary work experiences. Providing local government support for equitable financing of educational institutions and special programs for the "at risk" population. Finding ways to help prevent teenage suicides. Provide adequate services to deal with those who run away from home. POLICY 201-60: Working parents. Encourage greater workplace flexibility to accommodate the needs of working parents with young children. METHODS: Encouraging employers to make scheduling adjustments in the work place. Encouraging assistance to workers in regard to child care at or near work sites. POLICY 201-61: Independence for elderly persons in planning and managing their own lives (incomes). Elderly persons should be assured of income and support adequate to meet their basic needs. METHODS: Actively promoting development of wide ranging opportunities for retraining and reemployment of Detroit's large unemployed middle-aged work force. 3/90 II-33 �THE DETROIT MASTER PLAN OF POLIC~ES SOCIAL POLICIES Supporting legislation and other activities which protect opportunities for employment of those elderly persons who are able and desirous of working. Providing active legislative support for changes in Social Security laws which discriminate against women: namely, the inability to benefit from their own Social Security contribution independent of those of their spouses and the 10-year marriage duration clause in regard to divorced women. POLICY 201-62: Independent old age (health and mobility). Services which assist elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. METHODS: Promoting activities which encourage elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. Continuing and increasing programs encouraging nutrition and other health promoting activities. good Encouraging activities which emphasize training of health professionals {including doctors) in the field of geriatrics, helping the aging population to maintain high standards of health for the longest possible period of time. Encouraging programs which make affordable for elderly persons. adequate health care Encouraging appropriate public health nursing, in-home health care aide programs for the elderly, and day care as a viable alternative to the more expensive in-patient hospital and nursing care. Assuring handicap accessible buildings. Assuring transportation which is convenient and meets special needs at low cost. Involving elderly persons in the planning of programs to serve their age group and neighborhoods. 3/90 II-34 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES POLICY 201-63: Independent old age. A coordinated network of Social Services to older citizens should exist in the City, with special emphasis on services to elderly persons with special needs. METHODS: Coordinating appropriate City services with those other agenciies providing services to the elderly. of Encouraging the efforts of agencies to bring about a higher level of effectiveness nd efficiency through coordination of their services. Encouraging programs which give wide ranging opportunities for passing on of values, skills, experiences from the senior generation to the younger. 3/90 II-35 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES ARTICLE 202 ECONOMIC GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO ECONOMIC POLICIES The economy of Detroit has long been based on the manufacturing of transportation vehicles and consumer durable goods. Detroit industry has produced every type of transportation vehicle from autos to aircraft, from steamships to spaceships. In the 1980's, however, Detroit's economic base is experiencing a profound transformation: it is moving from a reliance on manufacturing jobs toward an increased emphasis on service-oriented jobs. The economic policies set forth here recognize the importance of the past as well as the future: they address both the manufacturing sector and services sector and the challenge to retrain and re-educate Detroit's labor force so that the transition from past to future will benefit all workers. The policies also recognize the increased participation of women in the labor force and the many implications this has for child-rearing practices and the social environment. Finally, Detroit's closeness to Canada and its location on the Great Lakes/St. Lawrence Seaway is viewed as a very positive economic factor. The general economic climate of the community is the element which allows the other needed social and physical improvements to happen. The economic policies are fundamental to the future of Detroit. They are the foundation upon which other kinds of development will build. EMPLOYMENT POLICIES POLICY 202-1: Full employment for Detroit residents. Continue to assign the highest priority to attaining full employment for Detroit's residents. METHODS: Helping unemployed to plan better for their re-entry into the work force. 3/90 II-36 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Insuring adequate unemployment benefits, and encouraging unemployed to get skill retraining when needed. Recognizing workers' needs for security, predictability, advancement, and quality work life. Continuing realistic programs to attract new industry in targeted areas. Promoting incubation of new industry. Balancing stability with growth. Creating an environment attractive to business and industry relative to taxes, services, education, and setting. Promoting new services employment in selected areas. Exploring shorter work weeks and benefits of available jobs. job sharing to spread Fostering entrepreneurship, solving credit and insurance barriers. When unemployment is high, increase public sector especially rebuilding infrastructure. jobs, Encouraging support for youth corps. Encouraging City. placement of job providing institutions in Supporting tax credits for employing and training hard core unemployed. Seeking countercyclical funding f ram the Federal Government to cities with the most severe business cycles. POLICY 202-2: Economic development planning and delivery system. Maintain an economic development planning and delivery system at a level which will enable Detroit to (1) make enlightened decisions in the area of economic development; and ( 2) compete effectively in the battle to retain and expand Detroit's existing employers and tax base and attract new employers. METHODS: Expediting government approval process for developers. Encouraging formation of district employer associations. 3/90 II-37 �THE DETROIT MASTER PLAN OF POLICJES Assisting prospective incentives. Assisting employers improvements. employers ECONOMIC POLICIES to get financial in land assembly and infrastructure Encouraging training of entrepreneurs. Coordinating development to maximize overall impact. Encouraging development agencies to study overall economy and make the most of multiplier effects. Surveying employers to determine what is most needed. POLICY 202-3: City of Detroit employment base. Continue and, where feasible, upgrade the planning and implementation of programs and projects aimed at maintaining and expanding employment opportunities in the City in order to (1) provide jobs for residents unable to commute: (2) provide adequate levels of local retail commercial services for residents; and, (3) improve the City's tax base. METHODS: Making use of viable "enterprise zone" legislation. Providing transportation to where jobs are located. Revising laws to give adequate special incentives to locate in central city locations. Discouraging building public "urban sprawl". facilities which encourage POLICY 202-4: Education and job training and retraining. Provide Detroit residents the qualifications and job skills necessary to ( 1) enable them to compete effectively for available jobs, and (2) provide a skilled labor pool that will enable Detroit both to retain existing employers and attract new ones. METHODS: Using incentives to provide on-the-job training. Working toward a more effective and better funded Federal job training program. 3/90 II-38 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Working with school system to insure timely and suitable training for youngsters to enter the work force. POLICY 202-5: Equal employment opportunities for minorities. women. and the handicapped. Continue and, where feasible, upgrade the promulgation and enforcement of rules and the planning and implementation of programs and projects aimed at providing equal employment opportunities for minorities, women, and the handicapped. METHODS: Pursuing affirmative action for minorities, women, and the handicapped. Expanding "Head Start" programs and day-care programs. Encouraging labor unions to include minorities, females, and the handicapped in apprenticeship programs. Supporting programs. flexible working hours and/or work at home Supporting principles of equal pay for equal work. Supporting small business assistance for women. minorities and POLICY 202-6: Job opportunities and services for women. Make a special effort to improve job opportunities and related support services for female heads of households. METHODS: (Many of the approaches for serving these women would also aid in meeting the needs of men, especially single parents. ) Facilitating work-at-home arrangements and flexible work schedules for single parents. Encouraging neighborhood level community support systems for "fragile" families. Encouraging creation of child-care centers and latch-key programs. Inducing continuing public discussion of the causes of and remedies for female poverty that results in large numbers of children growing up in adverse poverty circumstances. Exploring "job sharing" strategies. 3/90 II-39 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES SERVICE SECTOR POLICIES POLICY 202-7: Growth potential of service industries. Target plans, programs, and projects to retrain and expand service industry employers because this is the primary sector of the economy where there is growth. METHODS: Recognizing health services as major job providers. Encouraging Detroit financial nationally competitive. institutions to remain Encouraging foreign banks to locate in Detroit. POLICY 202-8: Retail development. Stimulate the local entrepreneurial talent of the City of Detroit by helping those already in business to compete effectively on a regional basis, and by encouraging new community-serving businesses to develop in the City. METHODS: Increasing the quality and use of market survey techniques to determine the significant consumer market segments in Detroit. Encouraging individual merchants and businessmen's associations to become sensitive to the needs of particular groups of consumers, such as the elderly, single-parent households, female shoppers, male shoppers, workers with limited time to shop, youth, visitors, conventioneers, etc. Encouraging Detroit's educational community to make pupils aware of the possibilities of their becoming entrepreneurs. Encouraging education for creative problem solving. Encouraging training in entrepreneurship for adults. Encouraging local merchants to form associations to make collective purchases for cost savings, for bookkeeping and cost-cutting devices, market information, and credit problems. Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging local merchants to sponsor special community events and in general maintaining close relations with their local community. 3/90 II-40 �THE DETROIT MASTER PLAN OF POLIOES ECONOMIC POLICIES Surveying existing businesses that may wish to locate outlets in Detroit (such as off-price retailers) and assisting in finding suitable locations. Encouraging the location of chain stores. POLICY 202-9 Commercial (for-profit) recreation and entertainment: an economic development tool. Recognize the strong role that the commercial recreation sector plays in the City economy and promote it as an economic development tool. METHODS: Promoting the downtown and adjacent commercial entertainment center. areas as a major Promoting the convention and tourism industry focusing on the Central Business District. Encouraging commercial water-related the riverfront. recreation uses on Encouraging artists and art groups. Helping promote other entertainment facilities in the City. POLICY 202-10: Cultural events. Recognize the value of cultural events for attracting tourists to the City, and promote them as an economic development tool. METHODS: Understanding and fostering the economic relationship between the recreation and culture programs. Developing a concentrated area, cooperatively backed by both public and private development, for non-profit arts and cottage craft industries, theaters, dance studios, design and fashion outlets, musical venues, food, shopping, and for-profit entertainment outlets. Fully restoring and promoting facilities like Fort Wayne. historically important Renovating and promoting for cultural and business use historical buildings, warehouses, and movie palace structures. Increasing tours of industrial plants and other businesses. 3/90 II-41 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLIC..JES Encouraging the development of travel and promotional packages featuring all aspects of Detroit's cultural offerings. Monitoring all arts activity and ancillary economic dollar multipliers in the public, private, and non-profit sectors. POLICY 202-11: Role of high technology in the economy. Utilize the knowledge that high technology is not a separate economic sector but a facet of the modernization of home, offices, factories, and the developing of plans, p r ograms, and projects to improve Detroit's economy. METHODS: Attracting and developing high tech industries encouraging availability of venture capital. and Promoting use of advanced technology in City agencies, and coordinating with private sector use. Encouraging further industrial processes. "research and development" in Supporting testing and training labs for small companies. POLICY 202-12: Energy usage. Monitor the role energy plays in Detroit's relative economic advantage. METHODS: Conducting more systematic research about - the role of energy considerations in industrial location; pinpointing problems and seeking solutions affecting industrial location in Detroit. MANUFACTURING POLICIES POLICY 202-13: Manufacturing employment. Continue and, where feasible, upgrade the planning and implementation of programs and projects targeted at retaining and expanding manufacturing employment even though the relative size of this sector of the economy is declining rapidly, because manufacturing jobs in general pay a living wage to their employees. METHODS: Supporting the auto industry as a continuing base of the economy and assist the "just-in-time" inventory process. 3/90 II-42 �THE DETROIT MASTER PLAN OF POLICJ:ES ECONOMIC POLICIES Encouraging the local steel industries to modernize. Encouraging local industry to use the local aluminum scrap. Supporting updating of machine-tool industry. Encouraging diversifying the economy. Fostering export. food processing industries, especially for Developing a local manufactured housing industry. Monitoring new modernization. industry trends and encouraging Fostering entrepreneurship and innovation. Utilizing available State funds related business. to aid food processing- POLICY 202-14: Industrial employer retention and expansion. Continue and, where feasible, upgrade Detroit's plans and programs to facilitate the retention and expansion of existing industrial employers. METHODS: Providing financial expansion. assistance for modernization and Organizing and supporting industrial district associations. Assisting employers to find new markets. Assisting in land acquisition through various means including assemblying and inventorying vacant parcels and expediting the transferral process where appropriate. Encouraging relocating to new Detroit facility when needed, or to stay nearby in the region if a suitable site is not available in Detroit. Encouraging legislation to attract or retain employers. Determining problems of employers through regular contacts. Improving trafficways around industrial areas. 3/90 II-43 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES POLICY 202-15: Industrial employer attraction. Continue Detroit's plans and programs to attract new industrial , employers, including new branches of existing companies and, where feasible, upgrade them. METHODS: Providing financial incentives for new employers including City equity position in projects where appropriate. Promoting k~owledge of the fact that there exists a pool of skilled tool and die, model and pattern makers in the Detroit area. Promoting the advantages of the proximity and cooperative economic relationship between Detroit and Windsor, including the advantages brought about as a result of the Free Trade Agreement. Promoting unique sites near Port, Airport, etc. Assisting employers to find and develop sites, as needed. Maintaining and expanding industrial/commercial development promotional programs. Seeking suppliers of auto plants and foreign manufacturers to move to Detroit. Incubating new companies. Recruiting manufacturers which are counter-cyclical, where possible. less cyclical or POLICY 202-16: Industrial site availability. Maintain an inventory of available industrial sites and facilities of various sizes so that requests from employers wishing to locate or relocate in Detroit can be met on a timely basis. METHODS: Developing methods to make Detroit site costs competitive with suburban locations. Maintaining an inventory of vacant, ready to develop industrial sites of various sizes and transport options. Marketing the foreign trade zone. 3/90 II-44 �THE DETROIT MASTER PLAN OF POLIGJES ECONOMIC POLICIES Assembling usable industrial parcels by combining vacant, obsolete industrial with vacant and deteriorated nearby residential use areas. Working with realtors in placing industries. Maintaining an inventory of shared space for sale or lease in multi-use buildings, and exploring the possibility of shared services. Exploring use of industrial "shell" buildings. Demolishing potential. isolated vacant plants without economic HOUSING POLICIES POLICY 202-17: Private sector reinvestment in housing. Take appropriate actions to influence and facilitate increased private sector involvement in public programs that will propel and sustain City neighborhood-housing stabilization initiatives and promote City-wide revitalization. METHODS: Encouraging private residential development. Periodically, reviewing the · building code for anachronisms and City practices. Making available to the private sector a City-wide analysis and profile of Detroit neighborhood-housing needs. Giving priority to funding neighborhood programs that generate continued community investment with less public involvement. Supporting neighborhood-based housing programs. Insuring strict enforcement of the Michigan anti-redlining law and the community reinvestment act. Devising programs which facilitate and encourage higher levels of housing construction, maintenance, repair, and rehabilitation. Reviewing local housing development procedures and requirements to eliminate overregulation and unnecessary delays. 3/90 II-45 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Considering cooperative working programs between the financial institution, the City, property owner, and the tenants to induce rental property improvements. Encouraging more direct dialogue between development interests and community residents. private Developing programs to train minority housing developers, contractors, and rehabilitation workers. Considering 'programs to reduce land costs associa t ed with neighborhood-housing development using appropriate incentives. POLICY 202-18: Housing demand. Take appropriate actions to stimulate increased demand for Detroit housing by all household types. METHODS: Improving public/private housing availability. information sources on City Insuring that fair housing legislation is enforced. Pursuing additional housing renters and home buyers. subsidies for lower income Pursuing employment and training programs which create job opportunities and provide skills. Reviewing local zoning ordinances and building codes for changes that will facilitate providing appropriate housing. Encouraging private market participation to provide housing choices. Supporting Federal and State legislation that would provide assistance to central city new housing construction and rehabilitation. Considering possible revisions or new programs that will provide additional financial resources to reduce the cost of housing. Promoting the systematic marketing of Detroit's image. Considering possible revisions or new programs to make more favorable mortgage financing available. 3/90 II-46 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLICIES Maintaining and developing public transportation facilities which make the City accessible. Encouraging increased public, private, and cooperation in neighborhood security efforts. Supporting the development of amenities through capital and operating programs. Advertising the neighborhoods. City's commitment community and to services improving POLICY 202-19: Home ownership. Continue to promote efforts to stabilize and increase the level of home ownership and owner-occupied housing in the City. METHODS: Facilitating the removal of blighting conditions. Working with the insurance industry to provide a full line of insurance coverage at reasonable rates. Providing adequate funds and purchase and maintain homes. financing mechanisms to Supporting added State, Federal, and local programs that increase home ownership. Monitoring and assessing the viability of condominium and cooperative conversions. Supporting additional free or at-cost home repair and maintenance programs for lower income owners. Informing the public about different kinds of mortgages and their pitfalls. POLICY 202-20: Detroit city finances. Increase Detroit's tax base by promoting development. Obtain a fair share of Federal and State entitlement funds. This should be done so that the City will have adequate stable revenue sources to provide services to residents and employers, with an overall tax burden and fee-for-services schedule no higher than the average for communities in southeastern Michigan. METHODS: Implementing programs. 3/90 the City's development and employment II-47 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Implementing acquisition of adequate funding from State and Federal sources. POLICY 202-2la: Water supply rates. Maintain water rates at as moderate a level as possible which will provide sufficient revenue for proper system maintenance and operation but will not hamper economic development within the built-up area or discourage water sales to customers. POLICY 202-2lb: Sewerage rates. Maintain sewerage disposal rates at a moderate level which provides sufficient revenue for proper system maintenance and operation, does not hamper economic development within built-up areas, or discourage cooonunities from joining the Detroit system. METHODS: Retaining present customer base. Improving working relationships with system customers and the general public. Carefully reviewing all requests to extend services beyond the present areas in order to discourage urban sprawl. 3/90 II-48 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ARTICLE 203 PHYSICAL DEVELOPMENT GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO PHYSICAL DEVELOPMENT POLICIES The City of Detroit grew in distinct waves of population immigration. The period between 1910 to 1930 saw the population of the City increase from 465,700 to 993,700, a 113% increase. As a consequence of these surges in residents, much of the physical development of Detroit took place during such periods. More than 47% of the current housing stock was built during 1910 to 1935. In addition to housing, many public facilities such as schools, libraries, electrical substations, sewers, etc., were built at the same time. The policies presented here are aimed at addressing the problems inherent in the simultaneous aging of the housing stock, industrial buildings, and other facilities on such a large scale. Modernization, replacement, and reuse are all strategies appropriate to Detroit's physical condition. While the process of urban growth normally proceeds by adding new structures to the outer fringe of development, the process of aging is not as defined as that of growth. This means that while much of the inner areas of Detroit are in need of attention, some areas are aging or deteriorating more rapidly than others. The policies urge sensitivity to varying levels of deterioration and differing strategies of redevelopment. Correction of land-use problems cannot be done by the public sector alone. Individual property owners, business people, and neighborhood groups must all do their share. Collaboration between them and the public sector is essential. REDEVELOPMENT POLICIES POLICY 203-1: Attrition and renewal of physical facilities. Conservation of the City's physical resources should be a major priority of the City. Demolition should be a last resort to remove a major safety hazard. Special incentives for rehabilitating existing structures must be continued and expanded. 3/90 II-49 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Holding owners responsible for the condition of unoccupied property, and shortening the period before government is legally allowed to take action to salvage or demolish the building. Encouraging utilities and banks to make provision~ for retrofitting of structures. Encouraging owner occupancy of structures, condominium and cooperative ownership types. special including Encouraging and educating owners and potential owners to perform preventative maintenance and early repair on their property. POLICY 203-2: Vacant land. Promote optimal reuse of vacant land: exercise necessary actions to control and properly maintain vacant land. METHODS: Developing a computerized land use inventory information system to identify vacant property and target areas for development opportunities. Conducting design competitions to heighten awareness of available vacant City development sites. Expanding existing City practices regarding interim uses for vacant land, including City-owned vacant parcels being sold to adjacent property owners, using parcels by neighborhood groups for parking or as play lots and community gardens. Expediting the process of vacant land transferral where appropriate. Promoting development of City-owned surplus lots and providing new housing units for moderate income persons using sweat equity and an owner-builder concept. Reducing land costs associated with development, appropriate incentives. using Identifying whether there are physical constraints or basic infrastructure problems with existing City development sites and resolving them as appropriate. 3/90 II-50 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Improving the City maintenance of vacant lots to eliminate problems of rodent infestation and other public health concerns. Considering possible development plans. land trades to facilitate City Insuring that new housing construction involving infill sites is designed to conform with the existing architecture. Consider transferring ownership of vacant lots to community organizations who are willing to improve and/or maintain them under a contractual arrangement with the City. POLICY 203-3: Redevelopment. Combat and contain neighborhood and commercial blight, remove blighted structures, assemble land for redevelopment, rebuild neighborhoods, and when necessary to a limited degree relocate families into other neighborhoods with better social and physical conditions. METHODS: A limited program of blight clearance and carefully coordinated relocation can create a new market for some housing units in relatively good condition in those areas of Detroit currently viable but with little demand. The new owners would have a home in good condition with high equity and low monthly payments. At the same time, land could be assembled for rebuilding of deteriorated neighborhoods including a wide range of housing types and including new opportunities for high income, moderate income as well as low-income housing. In some cases, land could be made available to encourage job-producing business to locate or expand. House moving should be explored to make use of vacant lots in nearby neighborhoods. POLICY 203-4: Community resource areas. Treat concentrated employment areas as resources for the whole community. METHODS: Maximizing the economic and employment potential of the Central Business District and Woodward area. 3/90 II-51 I I I I �THE DETROI-T MASTER PLAN OF POLICIES PHYSICAL Completing the Medical Center renewal project extending its influence within the Woodward area. and HOUSING STOCK POLICIES POLICY 203-5: Housin~ supPly. Take appropriate actions to facilitate the providing of an adequate supply and mix of Detroit housing for all household types. METHODS: Developing and utilizing a City-wide analysis and profile of neighborhood-housing needs. Developing and utilizing a City-wide housing conditions survey to provide a comprehensive profile. Supporting the provision of diverse types of housing. Encouraging multi-use projects with housing. Providing incentives for housing project designs that provide security, recreation, and esthetic quality. Reviewing City zoning, property tax, public service, and capital improvement programs to facilitate desired new housing construction. Supporting legislation that would construction and rehabilitation. assist new housing Planning for housing to meet special needs of families, children, the elderly, and the handicapped. Providing adequate financial and technical assistance to community-based groups in neighborhood housing. Enabling people with lower incomes to remain in stable, viable, but nonexclusionary communities with adequate services. Encouraging private market participation to housing attractive to young childless couples. provide Reviewing local zoning ordinances and building codes to facilitate appropriate down-sized, higher density housing units; zero lot line and manufactured housing technology should have higher priority. Facilitating use of mobile and other manufactured housing where appropriate. 3/90 II-52 �THE DETROIT MASTER PLAN OF POLIClES Identifying sites along "development edges" prime for housing development to enhance neighborhoods. PHYSICAL that are adjacent Conducting design competitions to heighten awareness of available vacant City development sites. Assessing and monitoring the viability of condominium and cooperative conversion. Being alert to violations of tenants' rights. Working to prevent the condition whereby speculators buy and hold groups of HUD houses. POLICY 203-6: Existing housing stock. Maintain habitable City housing stock in good repair by promoting regular maintenance programs for basically sound housing, and rehabilitation programs to repair housing that is in a state of disrepair or substandard and suitable for rehabilitation. METHODS: Supporting strict enforcement of the Michigan antiredlining law and the community reinvestment act. Supporting additional free or at-cost home repair and maintenance service for lower income home owners. Transferring ownership or management control from owners who abandon or disinvest in their property to tenants, individuals, or non-profit groups. Providing financial and technical assistance to community groups and non-profits engaged in housing conservation and rehabilitation efforts. Encouraging the private financial community to provide increased funds needed to leverage and sustain City housing rehabilitation and conservation. Training or informing persons about home maintenance or neighborhood conservation techniques. Emphasizing appropriate targeting and concentration of City housing rehabilitation and conservation resources in strategy areas. 3/90 II-53 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting increased minority contractors' participation in City housing rehabilitation and conservation programs. Considering possible revisions or new programs that will provide additional financial resources to support conservation and rehabilitation programs. Suppor..ting efforts being made to assure that fire and other homeowner insurance will be readily available. Increa~ing the private stabilization efforts. sector role in neighborhood Developing a City-wide housing conditions survey to provide a comparative profile of ·neighborhood housing conditions. -Considering placing a nuisance tax on owners of property that has deteriorated to a condition that blights a neighborhood. POLICY 203-7: Abandonment of property. Continue to promote programs and policies that will curtail contagious and concentrated housing abandonment that is evident in some City neighborhoods. METHODS: Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. Insuring that adequate investment funds are available at interest rates which encourage proper maintenance, rehabilitation, and construction. Providing training, advisory, and support services owners and managers of multi-family housing. to Quickly identifying structures which are in the process of being abandoned so they can be secured. Expediting City ownership and/or properties. Using homesteading to structures available. 3/90 make control of abandoned City controlled vacant II-54 �THE DETROIT MASTER PLAN OF POLICIES n POLICY 203-8: Public housing. , of City public housing. PHYSICAL Maintain an adequate supply METHODS: Monitoring Federal public housing legislation and supporting changes which increase the local government's control of rents, maintenance, financing, and management. Seeking to involve the State and County in sharing the cost of low-income public housing in Detroit. Working with the local and regional area HUD offices to develop innovative approaches to making low-income public housing more competitive. Where possible, rearranging housing configurations to permit better child surveillance and more "defensible space" features. Designating surrounding areas where low-income public housing is located for special considerations. This will include rehabilitation loan and grant programs for homes and businesses; organizations of the business community; technical assistance to residents, businesses, community groups, and other relevant groups; low-cost environmental improvements; and, priority consideration for all grant funds and new program development, where relevant. Continuing to work toward streamlining City management and maintenance techniques. Involving tenants in selfmanagement. Encouraging the scattered-site principle. voucher programs. Monitoring POLICY 203-9: Rental housing. Take actions to stabilize the quality and quantity of City rental housing stock and insure that there is an adequate supply available to those who desire it, especially lower income households. METHODS: Exploring use of the building code landlord funds into maintenance. to channel more Working with Federal agencies to provide more control over the indiscriminate sale of HUD properties. 3/90 II-55 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Providing accurate information, informed counselors, and needed aid and advocacy services. Bringing about legal transfer of ownership or management control from owners who abandon or disinvest. Finding ways to reduce absentee ownership. Assessing and monitoring the viability of condominium and cooperative conversion. Supporting housing assistance programs that provide sufficient subsidies to lower income households. Supporting efforts being made to provide assurance that fire and other property insurance will be readily available. Supporting efforts to enforce fair housing legislation in the City. Supporting and facilitating efforts rehabilitate rental housing units. Reviewing housing legislation to compatible with Detroit housing enforcement procedures. to build and insure that it is and building code Supporting effective enforcement of inspection ordinance. the annual rental POLICY 203-10: Heating costs. Promote energy conservation and provide assistance in reducing heating costs. METHODS: Making available throughout the City, information, technical assistance, and assistance with cost. Updating building codes to permit use of the most energyefficient building technologies. Encouraging landlords to weatherize, bills. to reduce utility POLICY 203-11: Image of Detroit neighborhoods. neighborhood-housing activities which make a contribution to strengthening Detroit's image. 3/90 Promote positive II-56 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,METHODS: Conducting design competitions to heighten awareness of available vacant City development sites. Encouraging those interested in presenting the positive aspects of Detroit neighborhoods to the public. Promoting more organized neighborhood-based activities like neighborhood ethnic festivals. Promoting the systematic marketing of Detroit's image. Promoting the expansion of programs which emphasize Detroit's positive neighborhood aspects such as signs identifying neighborhoods. Advertising neighborhood stabilization/revitalization efforts that are successful, and the City's commitment to improving neighborhoods. RETAIL AREA POLICIES POLICY 203-12: Major retail centers. Promote and enhance the long-term competitive position of Detroit's major retail centers ( downtown and New Center) within the total retail pattern of the Detroit region. METHODS: Surveying and analyzing lines of merchandise, types of stores, types of services that would be unique within the Detroit region, and encouraging them to locate in downtown. Paying special attention to market segments (by age, gender, income, etc.). Promoting use of people mover and pedestrian skyway as links between downtown activity centers. Where appropriate, developing retai 1 11 themes II for different people mover stations. Encouraging building owners to market upper-level vacant space where it adjoins people-mover skyway system. Providing convenient retail centers. 3/90 short-term parking in the major II-57 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting a downtown parking system that is accessible, convenient, moderately priced, with lots that are paved, lighted, and landscaped. Encouraging merchants and retail sales potential especially workers who have need auto repair services services. businessmen to capture full of workers and visitors, limited time to shop, who may or other types of consumer Promoting retailing hours and workers' hours that will accommodate working single women and families with two working spouses. Building climate-controlled environments and creating an environment of fun for comparison shoppers, including frequent special events. POLICY 203-13: Comparison retail centers. Assure that Detroit resident consumers will have available to them reasonably accessible, competitively priced, high quality comparison goods and consumer services. METHODS: Maintaining and improving existing comparison shopping centers and shopping districts throughout the City by making them safe and pleasant areas in which to shop and to do business. Encouraging development of new types of centers or districts focused on home maintenance or personal service needs. Encouraging retail merchants to expand lines of merchandise to increase both variety and quality of goods and to work together. Recognizing the importance of certain public service facilities (such as the post office, Michigan Secretary of State) as well as the importance of chain stores, to the viability of comparison centers. Encouraging merchants' associations to perform frequent market studies. Encouraging transportation services without cars to reach Detroit inexpensively and conveniently. 3/90 to help shopping people areas II-58 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging merchants and other businessmen to coordinate hours of operation. Assuring public safety, sufficient crosswalk areas at intersections, high levels of street lighting . Continuing programs of facade improvement and street improvements and promote better relationships of parking facilities to store facilities. Encouraging grouping of stores street parking can be provided. in centers where off- Encouraging local merchants to strive for attractive and clean establishments and grounds. POLICY 203-14: Neighborhood commercial recreation. Encourage the establishment of neighborhood commercial recreation opportunities in areas lacking them. METHODS: Redeveloping or rehabilitating neighborhood commercial areas for recreation uses. Assisting in finding reuses of movie houses and bowling alleys. Promoting family-use oriented neighborhood businesses. Controlling nuisance-type neighborhoods. recreation businesses in POLICY 203-15: General commercial and neighborhood retail areas. Encourage the grouping of existing viable convenience retail establishments into one-stop shopping centers with a supermarket and drugstore anchors for the center. METHODS: Encouraging conversion of obsolete neighborhood-serving facilities. Where feasible, parking. 3/90 utilizing vacant gas lots stations for into off-street II-59 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Demolishing vacant and abandoned structures. Rezoning from B4 to B2 or B3 portions of thoroughfare frontage that are no longer appropriate or viable for general business purposes. POLICY 203-16: Thoroughfare frontage. Maintain healthy commercial development along thoroughfares and phase out or redevelop excess or obsolete structures. METHODS: Continuing to utilize matching grants to stimulate owners to make facade improvements. Encouraging redevelopment of vacant strip commercial land in a manner that captures the automobile-oriented nature of the thoroughfare. Encouraging conversion of some vacant commercial lots into parking spaces to serve viable businesses. Parking should have high visibility and safety. Promoting drive-through style establishments including the sale of convenience goods (such as gas stations are beginning to do), restaurants, banks, newspaper stands, ticket booths, etc. Installing a system of directional signs identification markers that will help motorists establishments along thoroughfares more easily. and find Reducing visual blight along the major traffic arteries of the City. Stimulating residential and other uses to locate along thoroughfares. Reducing opportunities for abrasive uses to locate where they may damage other uses. INDUSTRIAL AREAS POLICIES POLICY 203-17: Industrial areas. Maximize the economic and employment potential of the City's industrial areas and reinforce them as long-term employment centers. 3/90 II-60 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Capitalizing upon existing major industrial employment anchors by improving the environment and security in surrounding areas, providing land for new small industries, promoting adaptive reuse of existing buildings, improvements in traffic circulation, and providing room for expansion. In strategic areas, promoting development of research facilities and related offices, especially emphasizing high technology in their manufacturing processes. Improving thoroughfares and rail access so that both workers and materials can move freely to and from the plant. Increasing emphasis on rehabilitation and subdivision of industrial buildings for inexpensive industrial rentals. The City should capitalize upon this newly available space. The buildings should be made as attractive as possible. Identifying suitable sites for modern industrial plants, with parking and with a margin of area for modernization and expansion. Promoting the basic concept of II Industrial Interpretation 11 as it relates to the educational and tourism aspects of industry. POLICY 203-18: Relationship of industry to residence. Improve physical, functional, and visual relationships between industries and adjacent neighborhoods. An effort should be made to strengthen the bond between major employment centers and the communities in which they are located. METHODS: Separating heavy industry and homes further, keeping heavy industry at the core of the industrial belts and lighter industry and business with compatible performance characteristics along the outer edges. Establishing green-space buffers and open areas between heavy industry and homes. 3/90 II-61 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Widening some thoroughfares and routing some accessways along industrial corridors. Reviewing the edges of many industrial corridors for potential rezoning from M4 to M2 or M3 to protect nearby housing. Pockets of declining housing located within industrial areas should be zoned TM, transitional industrial. Promoting ·the basic concepts of the Image Corridor as it related to industry which is adjacent to residential and commercial areas. This concept establishes visual and/or physical buffers between unattractive industrial activities and the public space. Establishing landscape buffers along railroad corridor rights-of-way when they are adjacent to residential areas. Encouraging industries to establish a unified paint and maintenance program to improve the visual image of their facilities. HUMAN SERVICES FACILITIES POLICIES POLICY 203-19: Public school facilities. Utilize the existing public school plant in as advantageous and costeffective manner as possible. METHODS: Utilizing the public schools as developmental anchors which can be capitalized upon to give additional strength to their surrounding communities. Improving energy conservation in school buildings. Maintaining school facilities in proper repair. Making fuller community use of school buildings. Improving coordination between the City government and the Board of Education on use of schools and school facilities. POLICY 203-20: Access to and efficiency of post-secondary schools. Encourage the provision of convenient access to post-secondary schools, their cost effectiveness and positive relations with their surroundings. 3/90 II-62 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL METHODS: Developing school sites for security and efficiency. Promoting their positive relationships with surrounding business areas and neighborhoods. Encouraging locations that provide access transit and other transportation modes. by public Encouraging grouping of educational facilities so that costly equipment and staff may be shared. POLICY 203-21: Access to library facilities. Encourage provision of convenient access to library facilities for all parts of the City and all segments of the population. METHODS: Locating branches so that they are convenient to large segments of the community or adjacent to major activity centers and access is not inhibited and public transit lines are available. Exploring non-traditional means of service delivery including the use of leased facilities and smaller, less permanent facilities. Also include expanded telephone service, computerized linkage to homes, use of cable systems, lending of tapes, cassettes and disks for home computers, linkages between various information systems to access world-wide networks. POLICY 203-22: Coordination for medical facility access. Insure that the Detroit Medical Center is developed with all appropriate facilities and specialties to make it a complete medical center including a Veterans Hospital. METHODS: Working with the State and the regional Comprehensive Health Planning Council to coordinate the development of medical facilities and to prevent the overbuilding or overdevelopment of facilities. Insuring that the Emergency Medical Service has funding and organization for adequate response time and full coverage of the City. 3/90 II-63 �THE DETROIT MASTER PLAN OF POLIC..IES PHYSICAL Improving physical access to medical centers by public transit or para-transit programs. POLICY 203-23: Overall public parks and recreation. Provide land and buildings for public recreation opportunities distributed throughout the neighborhoods .of the City in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Land now in recreation use should be kept unless exchanged for facilities of equal or better recreational value, or unless identified as "surplus", or as having liability problems. Acquiring and developing new recreation land in underserviced neighborhoods of the City. Reserving and assembling land or gaining easements as opportunities arise in renewal areas and strategic areas. Providing indoor recreation space by constructing new centers or expanding existing centers. POLICY 203-24: Coordination of recreation resources. Generally, a policy of joint use of existing land and facilities is an efficient use of resources and should be pursued whenever possible. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Considering surplus private as well as public properties for short- or long-term recreation use. Strengthening coordination between the public and private non-profit sector providers. the Providing transportation assistance to recreation centers and programs especially for the handicapped, seniors, and children. Encouraging the Huron-Clinton Metropolitan Authority to provide public transportation to its metro parks in the summer. 3/90 II-64 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,URBAN DESIGN AND ENVIRONMENTAL POLICIES POLICY 203-25: Natural environment and features. Recognize and maintain the natural environment and features of the City for its residents. This includes landscaping and vegetation, parks and open space, topography, and the riverfront. METHODS: (Vegetation) Including landscaping as an integral public and private development. element of both Defining and enhancing City patterns through vegetation. The importance of major streets can be made more visible through the use of several types of stately trees planted at regularly spaced intervals. Softening and vegetation. screening conflicting land uses with Designing landscaping to take into account maintenance concerns such as drainage, irrigation, soil type, susceptibility to salt and disease, and vandalism, abuse. Using plant material that is attractive all year long. Using more evergreen trees and shrubs that have interesting wintertime color and shapes. Using year-round ground cover more extensively. (Parks and Open Space) Protecting and preserving several unique parks and open areas. Accentuating slight variations in the City's flatness. opportunities exist, creating changes of level. Creating hills and valleys in parks. Protecting the slope of the land and edges along the River. Where Improving physical and visual access to the River and other major vistas, from adjacent areas. Establishing a series of bicycle and pedestrian walkways and small parks along the water's edge which allow public access along the River and are linked to Jefferson and major developments along the riverfront. 3/90 II-65 �PHYSICAL THE DETROIT MASTER PLAN OF POLIC.IES , POLICY 203-26: Climate and urban design. Recognize the effects of climate in Detroit and design structures and spaces to make life pleasant in this environment. METHODS: Taking into account the sun's orientation in siting of buildings, structures, parks, and plazas. Using vegetation effectively buildings and areas. for climate control of Providing shelter throughout the City at transit stops. Encouraging provision of canopies on building facades to protect pedestrians from the elements. Whenever possible, integrating atr iums, skylights, plazas, and outdoor cafes into developments. POLICY 203-27: Design elements. Improve the esthetic, physical, and functional condition of the City for the workers, visitors, and residents, and relating to the human needs of the users. METHODS: Building Design. Insuring that the size, shape, and color of new development respects its environment and takes into account its visible impact on the image and character of the surrounding cityscape. Where there is an already existing diversity of scale, insure that the integrity of the smaller elements is respected. Encouraging new development in commercial areas to include pedestrian-oriented, commercial uses on its ground level. Designing building facades to be coordinated and legible to passing motorists and pedestrians. Signage should be compatible with its building's architectural character and not be excessive in scale. Insuring that the siting and massing of buildings is responsive to its environment. Preserving buildings of architectural and historic significance and adaptively reusing them as much as possible. Identifying and emphasizing landmarks throughout the City; they should serve as orientation devices. Clearly marking and lighting up at night visually prominent buildings such as the Fisher Building in the New Center, Old Main on Wayne State's campus, and various churches around the City. 3/90 II-66 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Barriers: Minimizing the effect of existing barriers inhibiting pedestrian circulation, including mobility of the handicapped, through modifications or additions to structures. New developments should be barrier-free. Color: Using colors on buildings that are compatible with the scale and type of building and its context. Scale: Make sensitive and intelligent use of scale, from the grandiose to the intimate, with an emphasis on "human" scale. Lighting: Providing adequate and attractive lighting for pedestrians and vehicles. Incorporating special or decorative lighting to emphasize architectural design or streetscape character. Providing for natural light in buildings whenever possible. Streets: Emphasizing the relationship of vehicular circulation paths to functional uses of the City in streetscape design. Clearly labeling and attractively landscaping gateways into the City and into downtown. Developing a set of designs of street standards for each classification to reinforce the use and image of those streets. Establishing streetscapes which generally have uniform setbacks, light standards, street furniture, and compatible landscaping. Giving careful attention to the maintenance and appearance of freeways. Lighting should be brighter for heavily used major arterial streets, and use of stately street trees would give these streets continuity and dignity. Coordinating signage along these corridors and encouraging it to be appropriate in scale to its surroundings. Lighting on collector streets should be less intense than those of the arterial routes and light standards should be smaller in scale. Making landscaping of appropriate scale. Improving pedestrian traffic flow in neighborhood shopping districts and in areas where there is intense pedestrian traffic. Gateways: Establishing the presence of visual gateways leading into the Central Business District and at other locations throughout the City where there is a significant change in character of the thoroughfare, such as a major activity center. Reinforcing with landscaping special lighting, sign control, screening, and improved maintenance. 3/90 II-67 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Activity Nodes: Establishing activity nodes at major intersections utilizing the techniques mentioned in the two previous recommendations. Linkage: Strengthening vehicular and pedestrian linkage between adjacent development areas and/or neighborhoods. Identifying and emphasizing major circulation paths which connect one activity node to another. Encouraging greater activity relationship and pedestrian movement between opposite sides of the thoroughfare and also along existing development areas. Improving the visual entry into the riverfront and other neighborhood side streets with streetscape design elements. Public Mass Transit: Locating mass transit stations within a convenient distance of major activity centers. Designing stations compatible with their individual site context yet also appearing to have a similar identity system-wide. The stations, guideways, and entrances to the light rail system should be compatible to adjacent neighborhoods. Commercial Streets: Designing commercial streets, like other public spaces, for ease of maintenance, safety, security, and comfortable environment. Developing a comprehensive set of street graphics and sign criteria within the context of accepted traffic graphics design which will enhance traffic safety as well as improve the esthetics of commercial streets. Encouraging individual centers to express their unique character through murals and sculpture, conforming to an overall design theme. Matching image and appearance of commercial strips with their functional and symbolic role. Enhancing the dignity of the streetscape of symbolically important streets such as Woodward and Jefferson by planting a row of large shade trees along their entire routes, punctuating this canopy of shade trees with flowering trees at important intersections and entrances along their routes. Preserving many of the older, more distinctive styles of street light standards. When styles of street lights change along a route, making an attempt to insure that the various segments are compatible in terms of height, size, and color with one another. When a post is knocked down, matching a replacement as closely as possible. POLICY 203-28: Vistas and panoramas. Protect distinctive vistas and panoramas throughout the City. , 3/90 II-68 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Protecting visual and physical access to the riverfront. Protecting visual access to distinctive open spaces such as Belle Isle, Palmer Park, or the Main Library and the Detroit Institute of Arts. Protecting visual and physical access to distinctive landmarks such as the Soldiers and Sailors Monument or the Ambassador Bridge. POLICY 203-29: Architectural compatibility. Recognize the esthetic diversity of the City's neighborhoods when building new structures in these areas. Supplemental development should be compatible with any existing elements. Neighborhoods should continue to be maintained, and additional esthetic and recreational amenities should be provided to promote the neighborhood's continued viability. METHODS: Design theme. Expressing visually the uniqueness of different neighborhoods through landscaping, sculpture, murals, and in the way buildings are shown to relate to one another. Care should be taken to have light standards, signage, and street furniture that are esthetically consistent with their environment and each other. Vehicular circulation. Discouraging through-traffic from penetrating into residential areas. Reducing excessive amounts of traffic by a variety of design techniques, including narrowing of streets or intersections, landscaping, diversion of traffic and closing of streets. Trees: Shade trees are the single most important element that enhances the character and amenity of residential neighborhoods. When trees are lost from disease, replacing them immediately and then encouraging home owners to maintain them regularly. Public facilities: Designing public buildings such as schools, recreation centers, libraries, police and fire stations to be compatible with their neighborhood, landscaping them generously, and maintaining them neatly. 3/90 II-69 �THE DETROIT MASTER PLAN OF POLICIES POLICY 203-30: , public art as development. PHYSICAL Public art. Encourage the provision of part of every major public and private METHODS: Encouraging the adoption of a systematic public funding ordinance for public art commissions. Actively working with local and national design and architectural firms for the inclusion of sculpture and murals in projects. Encouraging spaces. the esthetic improvement of all public Encouraging the "adoption" of sculpture to be placed in neighborhood parks. Encouraging the selective use of murals to be executed by artists. POLICY 203-31: Historic preservation - overall design and economic feasibility. Historic preservation of individual buildings or districts should keep in mind the overall design and needs of the City and also be economically feasible. METHODS: Determining on a case-by-case basis the merits of historic designation for a particular building or group of buildings, keeping in mind broader design issues and economic concerns for the City. Identifying the potential uses for the buildings. Developing a preliminary financial renovation of the structure(s). package for the Marketing these structure(s) to investors, with Federal Tax Act credits and other financing mechanisms as incentives. POLICY 203-32: Historic districts. Use historic district designation in a way that will benefit the affected area and the City. 3/90 II-70 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Identifying areas of the City or structures which could benefit from designation and where there is potential financial interest. Fostering neighborhood confidence identification leading to increased historic properties. and community maintenance of Practicing selectivity of historic designation so that economic and structural development are not impeded. POLICY 203-33: Historic preservation - alternative uses. Find alternative uses for preserved or restored properties, where needed. METHODS: Redeveloping vacant structures by finding new uses and ways to conserve energy. Developing apartments within vacant high-rise office buildings and extremely large single-family houses in certain areas of the City. Preserving theaters and churches by converting them to community centers or combining the resources of several performing groups into an association operating out of one facility. TRANSPORTATION POLICIES POLICY 203-34: Funding of trafficways. The expenditure of trafficway funds should strike an appropriate balance between the improvement and upkeep of existing trafficways and the development of new trafficways. METHODS: Utilizing traffic management techniques, such as traffic signal integration, for proper sequencing for the flow of traffic as a means of improving the use of existing facilities. Utilizing lanes currently reserved for parking during high peak travel periods in order to get maximum use out of traffic lanes. Consideration must be given to abutting property owners with parking needs. 3/90 II-71 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL With minimum expenditure, developing left-turn channels to insure that left-turn movements do not interfere with through traffic. Developing grade-separated pedestrian crossings at areas of high volume or high-speed vehicular movement. Developing a repaving schedule that will insure a continuous high quality, safe road surface throughout the City and that is coordinated with other construction projects to minimize disruption. Maintaining thoroughfares and round safe passage. rights-of-way for year- Phasing out trafficways and alleys that no longer serve a useful traffic function. Working to make State and Federal funding more flexible for local needs. POLICY 203-35: Trafficways in neighborhoods. The trafficway system should be nondisruptive to the abutting neighborhoods; major trafficway functions should not split neighborhood areas. METHODS: When appropriate, converting one-way pairs to single twoway thoroughfares with the remaining alternate street converted to local usage. Conducting feasibility studies for "left only'' turning lanes at major intersections. Streets which become oneway at the alleys often create traffic problems because of the lack of stacking space, "turn around" areas, and conflicting traffic flows. Identify points where such problems occur and resolve the problems. Consider vacant commercial lots as entrances where two-way access is desired. When it is necessary to upgrade trafficways, do so within the existing right-of-way to the extent possible. Attempting to provide buffers such as berms, walls, and distance between high volume traff icways and adjacent sensitive uses. 3/90 II-72 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Designating trafficways that abut less sensitive areas for use by heavy vehicles such as trucks. Considering the needs and requirements of the City and its residents in conjunction with the needs and requir-ements of the region for the regional trafficway system. Improving and/or grade-separating rail crossings where appropriate. Eliminating needed. traffic signals where they are no longer POLICY 203-36: Trafficways - infrastructure. The development of the traff icways system should be utilized as a tool in promoting the existing infrastructure of the City and region. METHODS: Designing the City's trafficways system to serve existing facilities, promoting their continued viability, and providing for the recycling of existing facilities. Designing and phasing the development of regional trafficways in such a manner so as not to promote continued sprawl of the residential, job, and economic base throughout the region. Limiting the development of major trafficways serving the hinterlands and utilizing scarce resources to maintain and upgrade the existing trafficways system. POLICY 203-37: Trafficways - orientation. Develop methods to orient users of the transportation system to the various parts of the City. METHODS: On a region-wide basis, developing a signage and orientation system which denotes certain communities and identifies their location. Within the City, identifying various neighborhoods through identification devices such as name logos, etc. Consider an improved street sign system to increase street name visibility to drivers along major thoroughfares. 3/90 II-73 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Developing standards and guidelines for identification signs that utilize recognized insignias, shapes, etc. Within major activities areas such as the Central Business District and the New Center, developing and placing at strategic locations maps identifying major landmarks and destinations. Utilizing various devices such as color coding insignias·to identify various types of activities. and POLICY 203-38: Traff icways development. Insure that the trafficway system is used in conjunction with other devices as a development tool for the City. METHODS: As industrial sites become available, acquiring the necessary property to reconfigure the street system and consolidating parcels by the City. In residential areas that are subjected to a large amount of through-traffic because of turning movements, shortcuts, etc., providing diverters and other methods that will discourage through traffic movement. Closing thoroughfares and alleys that no longer serve a useful traffic purpose. Scheduling thoroughfare improvement to complement other infrastructure, facility and utility improvements in order to minimize disruption, taking advantage of joint construction efficiencies, and providing a highly usable product. Where needed, developing new thoroughfares to serve areas undergoing major redevelopment or areas where major new development might take place with an improved trafficway system. POLICY 203-39: Trafficway safety. the citizenry in the development trafficway system. Emphasize the safety of and utilization of the METHODS: Enacting and enforcing regulations that will insure that the vehicles and drivers operating on the City streets are safe. 3/90 II-74 �THE DETROIT MAST.ER PLAN OF POLIClES PHYSICAL Encouraging automobile manufacturers to build automobiles that can be more safely operated by drivers with marginal driving experience in urban traffic conditions. Examples include anti-skid devices, more visible lighting on vehicles, anti-rollback devices for hills and devices to prevent operation of vehicles by intoxicated individuals. Inventorying traffic areas deemed unsafe throughout the City and developing mechanisms for improvement and correction. Seeking funds to provide the maximum in safety devices throughout the City, including devices that will assist in preventing accidents and devices that will limit the severity of accidents. POLICY 203-40: Freight transportation. Maintain and, where feasible, upgrade Detroit's freight transportation system as one of the major assets of the City. METHODS: Marketing the Foreign Trade Zone. Encouraging Federal legislation that lowers local costs for Port improvements and maintenance. Considering further extension of the shipping season. Recognizing the importance transport systems to Detroit. of Canadian ports and Encouraging enlargement of the existing railroad tunnel under the Detroit River. Encouraging the improved freight-carrier processing capacity of the Ambassador Bridge in light of the potential increase in truck traffic resulting from the U.S./Canadian Free Trade Agreement. Supporting U. S. Army Corps of Engineers projects which would aid navigation and help Detroit. Making intermodal transport connections more efficient. Monitoring railroad track abandonment and consolidation. 3/90 II-75 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Urging railroads to remove obsolete trackage and market lands for development. Upgrading Detroit City Airport and encouraging adjacent sites for freight transportation and other Airportrelated activity. Monitoring pipeline technology and insuring applications which will benefit Detroit. Keeping freight transport facilities in good repair. POLICY 203-41: Transit access. The existing public transit system should provide reasonable access to the neighborhoods, activity centers, and user groups of the City. METHODS: Continuously review the needs of Detroit residents who use Detroit's bus system in order to make the system more responsive to identified needs, including destinations or trip purpose, trip length, and time of day and week, and modifying the bus system to meet those needs. Determining the off-peak needs of various users of th~ bus system and serving those needs to the extent possible. Encouraging the enhancement of a "paratransit" system, especially to provide door-to-door services for the handicapped and elderly. Emphasizing service to Detroit shopping facilities and activity centers, as opposed to suburban centers. Developing an improved bus-repair · system so that enough buses are in use to serve needs. Encouraging ride sharing in automobiles so that those people who lack cars have more than one alternative. POLICY 203-42: Cost efficiency of public transit. A transit system must be maintained that is cost efficient in order to insure its continued viability, provide service to the people who are transit dependent, and maintain an alternate mode of travel for those who prefer it. 3/90 II-76 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: I Considering the transit system as a public utility much like electricity, gas, and water, such that the need for public transit is no longer a debatable issue and necessary funds are provided as a matter of course. \ Providing amenities and service at levels that will encourage increased ridership. Pay special attention to security measures pertaining to transit usage. Considering the transit system as an adjunct to the traffic system. Utilizing earmarked trafficway funds on the basis of transit freeing trafficway space and better management of the trafficway system. Configuring the transit system in such a fashion that it encourages development to take place in selected corridors, thereby potentially increasing ridership in those corridors and benefit ting from increased efficiencies. Using flex-time in peak employment areas to level off demand for transit at rush hours. POLICY 203-43: Transit and economic development. The present and future public transit system should promote jobs and economic development in the City and serve to promote the utilization of the existing infrastructure. METHODS: Developing a fixed rail transit system that will serve to institutionalize and solidify Detroit's Central Business District and Lower Woodward Carr idor as the center and economic heart of the Detroit metropolitan region. Upgrading Detroit's transit system to provide better service and attract ridership at the City's economic activity centers. Developing transit lines that will provide access for Detroit residents to outlying job centers. Enhancing the Downtown People Mover. Expanding the system to serve additional activity areas of the Central Business District. 3/90 II-77 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL POLICY 203-44: Light rail transit system. Design and develop , a light rail rapid transit system focused on downtown Detroit with alignments along Woodward Avenue and Gratiot and terminating at locations in Oakland and Macomb Counties, respectively. METHODS: Restudying the traffic, parking, environmental, and economic development benefits of a light rail system to Detroit, Oakland, and Macomb Counties. Identifying sources of development funding, including State of Michigan and Federal government involvement. Promoting the concept of "value capture" wherein those businesses and areas most benefitted by the light rail system would contribute toward its development and/or operation. POLICY 203-45: Pedestrians. Major activity areas should be designed to accommodate high levels of pedestrian activity. METHODS: Attempting to separate vehicular from pedestrian traffic by grade separations in areas of extremely high activity. Creating vehicular-free zones and developing pedestrian malls and courts where a large amount of pedestrian traffic is necessary to carry out daily activities. Providing proper signage, refuge areas (safety standards), and traffic signal timings to allow for safe passage in high activity areas where large numbers of senior citizens and handicapped people are present. Insuring that proper weight is given to the volume of pedestrians and the type of pedestrians utilizing the crossing areas in the timing of traffic signals and other devices. Experimenting with pedestrian signalization and crosswalk timing patterns and peak-hour changes which give precedence to pedestrians over vehicles in high activity centers. 3/90 II-78 �THE DETROIT MASTER PLAN OF POLICIES PHYSI~ POLICY 203-46: Parking management. Develop a system to •provide for improved management and control of the parking facilities in major activity centers. METHODS: Developing realistic design standards that can be implemented for parking lots, both permanent and temporary facilities. Developing a pricing structure that is conducive to the use of public parking facilities in the activity centers and, at the same time, provides adequate return to operate and maintain the parking facilities in a manner that will enhance the area. Developing a method for relating the supply of parking facilities to the need. It should be part of an overall plan that might include shuttle facilities and shared parking facilities. Validation programs may be useful in major activity centers. Developing a management system to oversee and coordinate the parking that serves major activity centers that have a large number of parking spaces provided by multiple suppliers. Insuring that the operators of private parking lots and garages meet their responsibilities with respect to security, maintenance of facilities, and conformance to a fair pricing policy that is prevalent in the surrounding area. Insuring that existing codes and ordinances that pertain to parking including zoning, licensing requirements, relevant traffic ordinances, and individual grant requirements are strictly enforced. Developing a method so that short-term and long-term parking needs are balanced so that one does not take priority to the other's detriment. Insuring that the needs of the handicapped are met. Parking lots should not preempt viable economic uses or cause major disruption to building and development patterns. 3/90 II-79 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Insuring that parking facilities are designed with consideration for the safety and security of its users including such items as lighting, lack of blind spots, etc. POLICY 203-47: Parking in neighborhoods. Parking in or near major activity areas should not be disruptive to surrounding residential neighborhoods. METHODS: Insuring that major activity centers provide adequate parking that is designed in such a way that it will encourage patrons of the activity centers to use it rather than park in nearby neighborhoods. Enforcing rules and ordinances concerning parking so that residents are not unduly penalized for their vehicles during events taking place in nearby activity centers, and so that adequate parking space remains for residents. Insuring that the parking lane is properly maintained and available for parking when on-street parking is an important element in the area's parking system. Enc.o uraging residents to pave driveways and build garages in neighborhoods which are exceptionally congested because of lack of off-street parking facilities. POLICY 203-48: On-street parking: On-street parking should not be disruptive to day-to-day life in the community or to the smooth flow of traffic nor should it be detrimental to the pedestrian system. It should serve commercial entities where off-street facilities cannot be provided. METHODS: Permitting on-street parking in areas where it is needed to serve commerce and residential needs to the extent possible. Prohibiting on-street parking during those peak traffic time periods in situations where the traffic flow requires it. Providing adequate signage, signalization and controls to accommodate pedestrian needs in areas with commercial concentrations. 3/90 II-80 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Limiting parking to one side of the street may be helpful in some cases. POLICY 203-49: On-street loading. The loading and unloading of goods for commercial areas should not interfere with the orderly flow of traffic nor constitute a safety hazard. METHODS: Providing off-street loading wherever possible, utilizing off-street parking lots, vacant lots, and other available facilities. Encouraging the sharing of off-street loading by adjacent facilities. Allowing on-street loading only in areas where absolutely necessary and then only from the curb lane. Prohibiting on-street loading constitutes a safety hazard. entirely where it Developing means to provide for the security of the delivery personnel and vehicles when exact proximity between the delivery vehicle and the delivery place is not possible. Encouraging the development of rear delivery facilities where alley delivery is possible. POLICY 203-50: Aviation - Improve Detroit City Airport. Expand the airfield and air terminal capacity at Detroit city Airport in an economically sound and environmentally compatible manner in order to take advantage of the rapidly increasing aviation demand in the Detroit region. The major objectives of the expanded Airport will be to: 1. Provide convenient and transportation services businesses 2. Enhance the job and tax base of Detroit from the increased levels of economic activity that an expanded airport will generate 3. Complement the aviation capability of Detroit Metropolitan Wayne County Airport in a manner that creates a well-functioning regional airport system. 3/90 accessible air and ground to Detroit residents and II-81 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Promoting the expansion of the air carrier and corporate aircraft activity. Removing off-Airport opportunities arise. Improving ground facilities. aviation access and obstructions automobile as parking Promoting the locational advantages of City Airport (close to downtown, the New Center, GM Tech Center, etc.) and promoting the Airport as an incentive for development in its general area. Developing a new Airport Master Plan. This Master Plan will forecast aviation demand over 20 years; identify airport facilities required to meet the forecast demand: and propose an airport layout plan, a ground access plan, a staged development plan, and a financial plan. Analyzing the environmental impacts of all proposed improvements to Detroit City Airport and implementing apptopriate mitigation measures. Obtaining the financing required to implement any improvement program recommended in the Airport Master Plan as well as to carry out all necessary environmental mitigation measures. POLICY 203-51: Bicycles. Consider bicycles (and mopeds) as a viable alternate means of transportation. METHODS: Installing secure bicycle storage facilities at strategic locations throughout the City. Designing and developing a safe bicycle path network serving main activity centers and destinations throughout the City. Enforcing ordinances and regulations pertaining to the operation of bicycles that will insure safety of the bicycle rider. 3/90 II-82 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ENVIRONMENTAL QUALITY POLICIES POLICY 203-52: Air quality. Support efforts to bring air quality in the City of Detroit into compliance with Federal air quality standards. METHODS: Using trees and vegetation wherever feasible to help reduce and disperse air pollution. Plant trees in loosely arranged bands or belts around sources of pollution. Continuing to implement auto emissions maintenance standards. inspection and Continuing to implement pollution control programs at major industrial sources. Implementing the fugitive dust program. POLICY 203-53: Dangerous or offensive odors. Protect Detroit residents to the extent possible from the effects of dangerous or annoying odors. METHODS: Continuing current efforts to resolve odor complaints in Detroit through the Wayne County Air Pollution Control office, which has legal authority. Continuing to enforce zoning regulations for the location of new uses that may cause odors. POLICY 203-54: Solid waste management. Continue to improve solid waste collection service for Detroit residents and businesses. METHODS: Continuing current collection service. Completing the conversion to one-man trucks, as the City budget permits. Continuing efforts to make collections as efficient and cost effective as possible. POLICY 203-55: Medical waste management. Protect citizens of Detroit from harm caused by medical waste. 3/90 the II-83 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES METHODS: Ensuring that all medical waste management activity in the City of Detroit is conducted in compliance with State, County, and City regulations. POLICY 203-56: Street cleaning. Maintain an acceptable level of cleanliness· for all streets, alleys, and vacant lots in the City. METHODS: Continuing to urge prior to pick-up. residents to store trash properly Continuing to provide periodic or special cleaning or sweeping, as required by sanitation conditions, within the limits of the City budget. Continuing to enforce City housekeeping ordinances as effectively as possible. codes and POLICY 203-57: Hazardous waste management. Protect the citizens of Detroit from harm caused by hazardous waste. METHODS: Developing and adopting improved zoning regulations and siting criteria to guide the establishment and operation of hazardous waste facilities in the City of Detroit. Encouraging the State of Michigan to refine and update its assessment of Michigan's present hazardous waste management capacity, and its projection of Michigan's future hazardous waste management capacity and technology needs, in relation to the City of Detroit's hazardous waste management capacity and needs. Establishing a Hazardous Waste Facility Review Committee, by ordinance, to insure a timely, coordinated City review and response to proposals to establish new or expanded hazardous waste facilities. Expanding and improving the ability of Detroit residents and businesses to participate effectively in the hazardous waste facility siting process and other decisions through improved notification requirements, 3/90 II-84 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL public education and technical assistance, and increased representation of local concerns. Supporting Federal and State initiatives to reduce the generation of hazardous waste, and increase the use of recycling and on-site treatment methods. Requiring an effective response by appropriate governmental agencies and the hazardous waste management industry to emergency incidents and identified sites in need of clean-up and stabilization. POLICY 203-58: Water quality management. Continue to own and operate the Detroit water and sewerage system in accordance with sound business and engineering principles and in compliance with air and water quality standards. METHODS: Continuing present operating practices. Updating and renovating the system as required. Continuing to oppose legislation that could alter institutional arrangement for management of the system. POLICY 203-59: Water supply. Produce and distribute a sufficient quantity of high quality potable water, at sufficient pressures, to meet the needs of water users of southeast Michigan. METHODS: Utilizing the existing water system as effectively as possible. Updating and renovating the system as required. POLICY 203-60: Flood insurance. Make sure Detroit remains eligible for any Federal funds available for flood-prone areas. Work to reduce flooding wherever possible. METHODS: Making sure dykes and sandbagged areas are adequately maintained. Continuing efforts to expand seawalls. Making sure drainage provisions are adequate. 3/90 II-85 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Encourage energy . POLICY 203-61: Energy conservation. conservation by City of Detroit residents, business and industry, and government. METHODS: When new buildings are being built, analyzing placement on site, building mass, landscaping, and re l ation to winds with the intent of maximizing energy efficiency. Encouraging the use of public transportation service as a low-cost, energy efficient alternative to the use of private automobiles. Encouraging vehicles. the use of modern, fuel efficient motor Minimizing traffic congestion on the freeway and surface street system. Continuing to support efforts to control urban sprawl in the Detroit region. Supporting decisions production, the natural Federal and State policies and regulatory that will increase competition at the transportation, and distribution levels of gas industry. Encouraging and assisting Detroit home owners and rental housing operators to maintain and improve their buildings. Developing incentives for tenants in rental housing to reduce energy consumption, i.e., using individual meters for each apartment unit. Encouraging the systematic replacement of older housing which cannot be made energy efficient at a reasonable cost with new energy-saving multi-family structures. Supporting the use of Federal and State assistance to relocate low-income families from housing which cannot be weatherized satisfactorily. Supporting the use of special promotional power rates to encourage economic development in Detroit and southeastern Michigan and making more efficient use of available power plant capacity. 3/90 II-86 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Encouraging realistic long-range planning by utilities to reduce the possibility of rate increases to support additional generation capacity in advance of need. Supporting the pooled use of generation capacity by utilities to reduce the need for plant expenditures to meet peak load requirements and to make maximum use of the most economical plants available to generate the power required at any time. Encouraging the use of existing power plant capacity in the region by eliminating the incentives for large power users to generate their own power. Encouraging Michigan utilities to improve the operating efficiency of power plants by making greater use of cogeneration turbines or other energy conservation techniques where feasible. Supporting Federal and State policies and regulations that will facilitate wholesale power sales between major utilities. Urging Federal action resulting in stricter standards of energy efficiency for home appliances. REZONING POLICIES POLICY 203-62: Remapping of zoning districts. Conduct a systematic and comprehensive study to amend the zoning maps in order to accomplish the following. OBJECTIVES: Reducing total amount of thoroughfare frontage zoned primarily for general business,while simultaneously encouraging uses along business frontages which are less abrasive and more compatible with adjacent development. Zoning to match current use and promoting similar uses where areas are in good condition. Using TM (Transitional Manufacturing) to protect the residents of a residential area that is proposed to be eventually converted to industry. 3/90 II-87 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Using the Special Development Districts, SDl and SD2, to promote intense development of apartments and offices with compatible commercial and institutional uses along the radial thoroughfares near the Central Business District. Creating buffer areas between the M4 (Intense Industry) zoned areas and residentially zoned areas using M2 or other less permissive districts as appropriate. Where large existing residential areas are currently zoned for industrial development and there is no reasonable expectation for carrying this out in the near future, rezoning to a residential zone appropriate for the current uses. Recognizing special entry areas such as near the Ambassador Bridge or tunnel, and promoting development which makes use of these locations, with appropriate zoning. Rezoning most large existing (Parks and Recreation). recreation areas to PR · Near major new development projects and special features such as the Central Industrial area or the Airport, rezoning to capture new development potential. Retaining the current zoning wherever possible so that minimum disruption and fear are created. New zoning definitions/districts. Analyze the need for changing zoning definitions or creating new zoning districts to accommodate changes in lifestyles, technology, etc. POLICY 203-63: Examples: "Zero lot line'' development of residential structures. Residential structures which have no or minimum side, front, or rear yards but provide for light and air by way of an "atrium". Certain "mixed use" type development such as combinations of residential and industrial uses in the same structure. This could be permitted if performance standards regarding noise, vibration, odors, truck traffic, radiation, etc., were met. 3/90 II-88 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Air rights zoning to provide for development potential in areas adjacent to high density pedestrian skyways even above or under public rights-of-way. Use of underground space such as the salt mines would require special zoning. These are extensive areas involving square miles and are a large residual potential development asset for environmentally controlled areas. Other examples include earth sheltered structures, spiral ramps, and multi-story basements. Performance standards for home occupations. Regulate by standards, not only by general definition. These standards would prohibit objectionable characteristics such as traffic, hazardous conditions, outside storage, and electrical interference and allow some home occupations in Rl and R2 districts rather than only in R3 and more intense districts. "Cluster housing" where a large lot is used in a highly irregular pattern for attached uni ts with personally controlled outdoor space and parking space. Urban farming for profit on scattered sites within residential and commercial areas {such as noncontiguous orchards). Performance standards zoning making greater use of site plan review procedures. The standards would cover aspects such as light, air, noise, electromagnetic interference, traffic, visual impact, etc. Use of bonuses where provision of services or facilities reduces need for zoning requirements. For example, if a development provides van services and membership in a ride-sharing program, parking requirements could be considered for reduction. Consider using the "transfer of development rights" principle, e.g., in some cities, if one development does not utilize the full permitted density, an adjacent development is often given the opportunity to utilize this additional capacity. 3/90 II-89 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL ARTICLE 204 INTERGOVERNMENTAL RELATIONS POLICIES INTRODUCTION TO INTERGOVERNMENTAL RELATIONS POLICIES While the actions, policies, and programs of Detroit's city government are of prime importance to Detroit's residents, property owners, employers, and employees, they are often dictated or influenced by outside forces: higher levels of government and/or the economy. These policies address Detroit's relationship to the Federal, State, Regional, and County governments and their various agencies which affect Detroit. Fiscal interrelationships between City and State are especially important. State actions concerning such diverse subjects as road-building and maintenance, crime, and social welfare affect the City. Detroit is incorporated under the Home Rule Cities Act which requires it to perform certain functions and permits it to do many more. The State limits the City's taxing and borrowing power, and requires the City to have a balanced budget each year. FEDERAL RELATIONS POLICIES POLICY 204-1: Unemployment. Seek various Federal measures which would help solve Detroit's unemployment problems. METHODS: Seeking the provision of public sector jobs where the private sector provides insufficient employment. Encouraging Federal support for a national youth corps. Requesting the Federal government to enact and expand special tax credits for employing and training hard-toemploy workers. Urging the U. S. to pursue a policy of full employment for people already in the U. S. prior to implementation of immigration policies designed solely to import lowcost workers. 3/90 II-90 �THE DETROIT MASTER PLAN OF POLICIES Encouraging the location institutions in Detroit. of INTERGOVERNMENTAL Federal, job-providing Working toward a more effective and better funded Federal job-training program. New legislation should provide for and encourage special training for hard-core unemployed. POLICY 204-2: Tax sources. The original idea of Federal/State/local separation developed when Federal income taxes did not exist and most taxing power was left to State and local levels. Since the Federal income tax is the most efficient and fairest tax mechanism available, it should continue to be used to provide needed revenue to States and local areas. METHODS: Attempting to illustrate to the Federal government that State and local taxing powers are not sufficient to support many basic services. Seeking Federal provision of countercyclical funding to aid cities with the most severe business cycles. POLICY 204-3: Targeting Federal monies. Some programs and monies should be targeted directly to the neediest central cities, not passed through State agencies. METHODS: Working with national coalitions of central cities to obtain reasonable allocation formulas for grant programs. Continue supporting the right to seek funding directly from Federal agencies. POLICY 204-4: Flexibility for local governments. Encourage the Federal government to allow localities maximum flexibility in the use of their share of Federal tax dollars. METHOD: Encouraging the Federal government not to impose reporting requirements that would go beyond the intent of Congress within particular legislative guidelines. 3/90 II-91 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL , POLICY 204-5: Fair share. Analyze how Federal tariffs, income tax, and fiscal policies hurt some areas more than others. Urge greater equity. Michigan should receive its fair share, including its share of Federal contracts. METHODS: Promoting policies reducing Federal defense spending, but also makinq sure Detroit business and industry receive their share of Federal contracts. Opposing Federal tax reform that would eliminate the depreciation allowances or tax credits that industries need to support their reinvestment. At the same time, insist that tax credits encouraging automation be paralleled by programs to help displaced workers. Supporting Federal anti-dumping and tariff provisions that are critical to the survival of Detroit and Michigan business. Seeking revisions of Federal and State tax laws so that enough special incentives are given for inner city business location to offset real and perceived economic advantages for location in . the suburbs. Monitoring Federal government applications of the steel trigger price mechanism on imports to make sure formulas do not put steel coming through Great Lakes ports at a competitive disadvantage. Making sure Detroit receives a fair share of Corps of Engineers (COE) projects by encouraging Michigan's Congressional delegation to support Corps of Engineers projects that would aid Detroit and providing information to Detroit Congressmen relating to potential projects the Corps might study and fund in Detroit. POLICY 204-6: Deregulation. Continue to monitor Federal deregulation and proposals to change trade, transportation, and freight policies. METHODS: in major efforts to Supporting and participating influence Federal policy that could affect Detroit business. 3/90 TI-92 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL POLICY 204-7: Foreign competition. Encourage the Federal , government to keep the U. S. economically competitive with other nations but not at the expense of some segments of the U.S. population. METHODS: Encouraging Federal subsidy of research and development and tax laws that favor modernization of industry. Pointing out to the Federal government that many displaced workers still require retraining or relocation assistance if they are to find a new place in the work force. Urging the Federal government to improve incentives for "research and development" and/or industries to collaborate in research with one another and universities. Urge the Federal government to improve access to foreign markets, and develop a better response to foreign government targeting practices. POLICY 204-8: Federal legislation and administrative rules. Promote legislation and administrative rules which are advantageous for maintaining and expanding Detroit's economy. Conversely, work to prevent and/or modify legislation and administrative rules which have an adverse affect on Detroit's economy. METHODS: Promoting Federal and State legislation to increase economic development funds for declining industrial cities. Monitoring the progress of new development bills through the legislative process. Working to have them target funds to . cities like Detroit and, if this is not possible, working to eliminate biases against such cities. Working to make the programs more efficient in improving long-term employment and to make the conditions for expanding the funds as flexible as possible. Monitoring and influencing the development of guidelines by administrative agencies. Trying to make them as favorable as possible to Detroit, with the minimum acceptable position being no bias against Detroit. 3/90 II-93 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Evaluating pending industry regulation or deregulation legislation to determine the effect on Detroit's economy. Supporting bills which would improve Detroit, and working to modify and/or defeat those which would hurt it. Working to remove anti-Detroit bias legislation and administrative rules. Promoting· the formation of uniform benefit programs in areas where Detroit at a disadvantage, especially Workers Unemployment Insurance, and a National Plan. from existing national worker and Michigan are Compensation and Health Insurance Continuing to include the members of the Detroit Econom~ Growth Corporation ls Board of Directors and the companier and organizations they represent in the City's lobbying efforts at the Federal level. Continuing to work and strengthen alliances with organizations such as the National League of Cities, the Council on Urban Economic Development (CUED), and the Great Lakes State Governors Conference at the national level, and also Southeastern Michigan Council of Governments (SEMCOG) and the Greater Detroit Chamber of Commerce at the local level. Monitoring proposed changes in income and other tax laws to see whether they will help or hurt Detroit. Continually pressing toward better distribution Federal spending so that Michigan gets its share. of STATE OF MICHIGAN EXECUTIVE BRANCH POLICIES POLICY 204-10: Equitable representation. The City of Detroit should be equitably represented on all State boards, commissions, and committees. METHODS: Establishing and maintaining a administrative monitoring system. comprehensive State Insisting that administrative positions are filled by an adequate number of Detroit residents. 3/90 II-94 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL Finding better means of keeping the City informed and/or coordinating information about pending State legislation and administrative actions. Developing a more efficient mechanism for monitoring nonpolitical pending State actions. Seeing that Detroit has more representatives on State boards allocating Federal pass-through money. STATE OF MICHIGAN LEGISLATIVE BRANCH POLICIES POLICY 204-11: Intergovernmental relations. Research all existing State laws that affect the City of Detroit's intergovernmental relations with the idea of formulating possible amendments in order to give Detroit more equity when compared to the rest of the State. METHODS: Assigning appropriate staff to review and analyze appropriate State laws that refer to intergovernmental relationships. Drafting amendments to existing laws and/or new laws to improve the City of Detroit's equity with the rest of the State. Continuing to strive to improve Detroit's equity with the rest of the State. POLICY 204-12: Business attraction and retention. Develop mechanisms at the State level that will enable Detroit and other older, fully developed cities better to retain and attract appropriate development. METHODS: Supporting appropriate legislation that establishes new and more effective review mechanisms at the State and/or regional level based on the Federal Urban Impact Procedures. Supporting legislation that eliminates additional State assistance for projects relocating development from one jurisdiction in the State to another. Supporting special Federal and State legislation to meet the unique needs of Detroit and other older, fully developed cities. 3/90 II-95 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Working to broaden State services to allow funding for necessary supportive services, such as Michigan State Housing Development Authority (MSHDA) financed retailing as part of a housing project. Supporting the State's promotion of its assets nationally and internationally. POLICY 204-13: Revenue sharing formulas. Federal, State, and County tax revenues should be better distributed to the City of Detroit and.other older, fully developed cities based upon new formulas that recognize both population size and needs. METHODS: Supporting appropriate legislation that mandates that the City of Detroit and other older, fully developed cities receive a fair share of County, State, and Federal funds, based upon City contribution and needs. Supporting necessary legislation and/or administrative rule changes mandating that when recipients include both residents and nonresidents, services and facilities shall be financed by higher levels of government, including the State. Supporting appropriate legislation providing compensation to local governments which provide community-based residential services for previously institutionalized persons. Encouraging use of State funds to facilitate access of City residents to out-State facilities and services, where necessary. Supporting a study in southeast Michigan, by an appropriate governmental agency, of the concept of regional tax base sharing. Identifying benefits and costs, both to existing tax base and community development. POLICY 204-14: Public school financing. Establish a more equitable and stable means of financing public schools. POLICY 204-15: Crime victims. Support State legislation expanding reimbursement for victims of crime. 3/90 II-96 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL METHODS: Supporting reimbursement for psychological counseling as well as medical costs and lost wages, and for funeral expenses of survivors of a victim. REGIONAL RELATIONS POLICIES POLICY 204-16: Participation in Great Lakes Regional Boards and Commissions. The City of Detroit should actively participate in all Great Lakes regional agencies and task forces. METHODS: Providing information and data to appropriate and any ongoing Great Lakes research projects. Articulating the economic development policies of Detroit as they relate to waterway usage. Raising environmental concerns that affect communities bordering the Great Lakes system. all POLICY 204-17: Detroit's significance in southeastern Michigan. The City of Detroit, being the center city of the southeastern Michigan region and the largest city in the State of Michigan, should retain and increase those uses, services, and facilities that are of special regional/State significance. METHODS: Maintaining and expanding the City's position as a center of business and professional activities in the region and the State. Maintaining and expanding the variety of cultural, entertainment, and institutional facilities that a large core city is obligated to support. Providing a diversified base of industries and services for a broad and stable economy. Making major improvements to the transportation system to insure that Detroit remains the region's distribution 3/90 II-97 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL center, a State distribution center, and competitive in transportation with other cities in the nation and world. Supporting appropriate legislation to require regional, State, and Federal agencies to provide an increased share of the funds necessary to operate those Detroit recreational facilities that are utilized by people from throughout the region. Promoting.~ better balance between the population served and facility capacity both within and outside Detroit. This can be done by utilizing for development vacant lots already served by public facilities before any new public facilities are constructed. POLICY 204-18: Representation on regional agencies. The City of Detroit should participate in regional organizations. Appropriate governing bodies of all appropriate agencies should be based upon the principle of "one person, one vote". METHODS: Participating in all agencies and bodies that address regional and State-wide issues and that affect City interests. Supporting appropriate State legislation and/or administrative rule changes that encourage units of government over 50,000 population in the region to belong to an appropriate umbrella regional agency. Supporting Federal legislation and/or administrative rule changes that encourage membership on appropriate regional agencies in order for local units of government to receive grants from the Federal government. Supporting appropriate State and Federal legislation mandating that the voting structure of all regional agencies shall be based upon the one person, one vote doctrine. Continuing to initiate regular contacts and share information with counterparts throughout the region and in appropriate out-State communities, to foster a greater understanding of regional and State-wide issues and their effects upon each community in southeastern Michigan and the State as a whole. 3/90 II-98 �INTERGOVERNMENTAL THE DETROIT MASTER PLAN OF POLICIES POLICY 204-19: Regional public parks and recreation. Strongly advocate Detroit's interests in regional recreation planning and programming. METHODS: Securing formal City representation on the regional body that controls the Huron-Clinton Metropolitan Authority. Seeking a formula that requires per-capita or percontribution allocations of resources from the HCMA. Encouraging HCMA' s providing public transportation to its parks in the summer. Negotiating with Wayne County distribution of park budget. a more equitable Supporting the requirement that any Michigan city using State or Federal funds for construction or operation of a recreation facility must make it available to all persons. Seeking County, regional, or State financial support to replace the Howell Nature Center. POLICY 204-20: Urban/rural balance. National, State, and regional land use policies should be enacted to mandate a balance of development between central cities and the suburbs. METHODS: Supporting those communities that wish to limit growth. (However, limiting growth should not be an excuse to prevent racial and/or economic integration.) Joining with older suburbs, environmentalists, and others in coalitions to prevent "urban sprawl" and allow communities to retain their existing populations. Supporting the enactment of new State legislation and administrative rule changes to control development outside the existing urbanized area by limiting State grants, amending the present State subdivision plat act to discourage large lot rural residential development, prohibiting development on ecologically fragile lands, prohibiting large developments of regional significance that are detrimental to the existing urbanized area, and requiring full service guarantees by the developer before new development is allowed. 3/90 II-99 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL Encouraging the Southeast Michigan Council of Governments and other regional planning organizations to revise their policies to limit growth where desirable, allow communities to retain their existing population, and keep growth in balance. Limiting growth should not be an excuse to prevent racial and/or economic integration. Supporting necessary State legislation and/or administrative rule changes to require commun : ties to provide for balanced land use development consistent with adequate local or County land use plans which meet regional and/or State criteria. POLICY 204-21: Equalized development costs. Develop a means by which it will become at least as advantageous for developers to build in, and home owners to purchase in, the City of Detroit as in the developing suburbs. METHODS: Supporting changes in Federal policies, such as lower interest rates on Federal Housing Administration (FHA) mortgages for housing in central cities, tax incentives to develop in the central city, and other changes as necessary, to make it at least as attractive for developers to build in the central city as in the outer suburbs. Supporting changes in Federal policies as needed to make it as advantageous for all types of developments to be located in central cities as in other "urban" areas. POLICY 204-22: Regional growth. Infrastructure or public facility extensions beyond the existing urbanized area should be allowed only if growth in population cannot be accommodated in the existing urbanized area, or facilities are needed to solve major pollution problems or remedy health hazards. METHODS: Supporting the development of a new Regional Sewer Service Area Plan to supersede existing plan. The new plan should be based upon the premise that the amount of land to be served by sewers should be correlated with the newly adopted regional population and household projections, or if the remedy to a major pollution problem of health hazard requires a sewer solution. 3/90 II-100 �THE DETROIT MASTER PLAN OF POLICIES Appropriate facility accordingly. plans INTERGOVERNMENTAL should also be amended Supporting appropriate legislation to prohibit the Federal government and the State of Michigan from funding new infrastructure projects that serve population growth only. This is already done in the case of sewer service dollars. Supporting appropriate State legislation and/or necessary administrative rule changes to require that the cost of new sewer and water projects be borne only by those who will benefit directly. Bonds for these projects should be floated based only upon the faith, credit, revenue, etc., of the area that will be directly served. Supporting appropriate State legislation to require that all other solutions to a pollution problem shall have been exhausted before a new sewer is constructed. Supporting appropriate legislation to require that public utility companies charge a more equitable cost of service for transmission to new developments that are distant from generating, switching, and storage facilities. Supporting legislation requiring that future infrastructure extensions shall conform to a local plan based upon realistic population projections. INTERNATIONAL TRADE POLICIES POLICY 204-23: Free Trade Agreement. Capitalize on the economic and development opportunities for the Detroit and Windsor region, especially regarding the Free Trade Agreement, in order to facilitate the channeling of increased foreign trade through our North American /Canadian border. METHODS: Encouraging joint development opportunities with Windsor, working together to establish the region as a "new international marketplace". Encouraging State of Michigan subsidy of the development of a World Trade Center in order to establish a physical presence that reflects the magnitude of trade and transport opportunities and facilities in the region. 3/90 II-101 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Marketing the region as a hub of international trade, since the Detroit/Windsor region is the largest international trade region in North America. Targeting the attraction of industries to Detroit that could particularly take advantage of the Free Trade Agreement. Encouraging the start of trade programs, to host foreign trade delegations (Minsk, Africa, etc.), and to analyze import and export opportunities, as a result of the Free Trade Agreement. Encouraging the location of foreign consulates and trade missions in Detroit. 3/90 II-102 �THE DETROIT MASTER PLAN OF POLICIES URBAN AREAS ARTICLE 300 INTRODUCTION TO URBAN AREAS The following Chapter III of the Detroit Master Plan of Policies is focused on policies for specific geographic areas of Detroit. The entire City is divided into ten geographic divisions called sectors. In addition, there is one special area, the Riverfront, whose boundaries overlap several sectors. The sectors contain between 50,000 to 200,000 residents. Moreover, each sector is further divided into subsectors. Altogether, there are 52 subsectors. The content is organized by sector, with sectors presented in alphabetical order by name. Within each sector, policies that apply on a sector-wide basis are given first, and a subsector index and rezoning concept map are included. Following the sector-wide policies are subsector policies with maps of existing and future land use for each of the 52 subsectors. 3/90 III-1 �c ...... ..,., a•~T ...... ~ . , \JILLAQW SECTORS and SUB SECTORS IN THE CITY OF DETROIT Airport Subsector .....•.......••••• 302-7 Boynton Subsector ...... ~ ........... 309-16 Brightmoor Subsector ....•.......... 310-9 Brooks Subsector ..•................ 310-12 Burbank Subsector .•.....••......... 306-11 Butzel Subsector ..•..............•. 302-8 Cerveny-Grandmont Subsector ........ 307-9 Chadsey Subsector .•................ 309-14 Chandler Park Subsector ••..••••.... 302-9 Cody Subsector ....•................ 310-10 Condon Subsector ..•..........•..... 309-9 Conner Subsector .......• . ...•...... 306-12 Davison Subsector . . . . . . . . . . . . . . . . . . 305-9 Denby Subsector .............•....•. 306-13 Durfee Subsector ..........•........ 304-9 East Riverside .•..•..•..•.•.••..••• 302-10 Evergreen Subsector . . . . . . . . . . . . . . . . 310-7 Finney Subsector . . . . . . . . . . . . . . . . . . . 306-7 Foch Subsector . . . . . . . . . . . . . . . . . . . . . 302-11 Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 Greenfield Subsector . . . . . . . . . . . . . . . 307-6 Harmony Village Subsector .•..•...•. 307-10 Hubbard-Richard/Corktown Subsector 309-12 Indian Village Subsector ........... 302-12 Jefferson-Mack Subsector ........... 302-13 Jeffries Subsector ....•...•.•....•• 309-8 Kettering Subsector .....•..•.•.•.•. 302-14 Lower East Central Subsector ....••• 303-10 Lower Woodward Subarea ............• 311-9 Mackenzie Subsector ................ 304-7 McNichols Subsector .... ~ .........•. 307-11 Middle East Central Subsector .....• 303-9 Middle Woodward Subarea .......•.••• 311-10 Near East Riverfront Subsector ....• 303-11 Nolan Subsector .......•...........• 305-7 Palmer Park Subsector ... ............ 307-8 Pembroke-Bagley Subsector ..•..•...• 307-7 Pershing Subsector ...............•• 305-8 Redford Subsector ................•. 310-6 Rosedale Subsector .............•••. 310-8 Rosa Parks Subsector ......•.••••••• 304-10 Rouge Subsector ................•... 310-11 Russell Woods Subsector .......•...• 304-8 Springwells Subsector .........••..• 309-13 State Fair Subsector ........•.••..• 305-6 St. Jean Subsector ...............•. 302-15 Tireman Subsector ..........•.....•. 309-10 Upper East Central Subsector •.•.•.. 303-8 West Riverfront Subsector .•......•. 309-15 Vernor-Junction Subsector •...•.•••• 309-11 �' DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT ARTICLE 301 CENTRAL BUSINESS DISTRICT CENTRAL BUSINESS DISTRICT LOCATION AND EXTENT The Detroit Central Business District (CBD) is the downtown area of the City, generally bounded by the Fisher Freeway on the north, the Chrysler Freeway on the east, the Lodge Freeway on the west, and the Detroit . River on the south; it also includes the area south of East Jefferson to Orleans on the east, the area south of West Jefferson to Eighth Street on the west, as well as the area west of the Lodge, specifically including the State of Michigan Plaza and Wayne County Community College. Altogether, this area covers 1.35 square miles, or about 860 acres. CENTRAL BUSINESS DISTRICT FEATURES AND IMPORTANCE The Detroit Central Business District serves all of southeast Michigan and it is both historically and functionally the heart of the Detroit metropolitan area. The Central Business District is the seat of government for the County of Wayne and the City of Detroit as well as headquarters for u. S. government and State government in Southeast Michigan. It is headquarters for the Southeast Michigan Council of Governments and other regionally-focused agencies. Downtown Detroit is also a judicial center with more than 120 judges, magistrates, and referees presiding in County, State, and Federal Court facilities. Downtown Detroit has the densest concentration of office space in the State with about 17 million square feet occupied. Headquarters of Michigan's largest banking and financial institutions are housed in the Central Business District as are the headquarters of Michigan's major daily newspapers. The ci vie spirit of Detroit is symbolized by the Central Business District and it provides the primary urban image of the City and of the region to residents and visitors alike. Downtown is a "gateway" to Detroit. Physically, it is linked by radiating freeways and streets to the region and by tunnel to Windsor, Ontario, Canada. Functionally, downtown is the 3/90 III-2 �' RIVER 81 ,,,-, "' B2 83 84 86 "' R2 R3 R.4 R.5 R.6 RESTRICTED BUSINESS LOCAL BUSINESS/RESIDElfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER-IICES SING/.£·FAMID' RESIDElfTIAL TWO-FAJrlll.1 RESIDElfTIAL l.J:N(-DENSITY RESIDElfTIAL THOROUGHFARE RESIDElfTIAL MEDIUIJ·DENSITY RESIDElfT /Al HIGH-DENSITY RESIDElfTIAL GENEVJJZEO REZONING CONCEPT Ml M2 M3 M4 M5 WI/TED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL llfTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WJ TRMSfflONAL INDUSTRIAL WATERFROlfT INDUSTRIAL PR PN?KS and RECREATION SPECIAL DEVELOPMElfT !resident/al.with llmlted commercla/J S02 SPECIAL DEVELOPMElfT (commercial, with /Im/fed resident/al) 504 PROPOSED SPECIAL DEVELOPMElfT RNERFROlfT MIX USE S01 PO PLANNED DEVELOPMElfT PC PUBLIC CElfTER PCA RESTRICTED CElfTRAL BUSINESS CBD SECTOR �, DETROIT MASTER PLAN OF POLICIES_ t' 7'\ primary convention, southeast Michigan. meeting, CENTRAL BUSINESS DISTRICT and entertainment location in CENTRAL BUSINESS DISTRICT GOALS The goal is to enhance the role and functions of Detroit's Central Business District in all areas so that it continues to be competitive with and closely linked to other urban centers throughout the world. This goal will be accomplished by obtaining significant increases and improvements in administrative functions such as media, communications and corporate headquarters; the residential base; conventions and tourism; retailing; national and international business and banking; circulation within and to and from the CBD; and the environmental and esthetic appeal of the downtown area as a major urban place with a high level of excitement, interest, and vitality. CENTRAL BUSINESS DISTRICT PLANNING ISSUES AND F'O•roRE POTENTIALS Though Detroit is still the region's and the State's major center for administrative functions and services, with the increasing decentralization of many of these activities there is a need to make special efforts to insure that the downtown maintains its share of these functions and services as well as expand its supporting services. The benefits derived from the strong convention, tourist, recreation, and cultural sectors of the CBD need to be further capitalized on and expanded upon, especially increasing the number of hotel rooms. There needs to be a greater emphasis on the growing importance of communication, the media, and technological advancements in the CBD. The retailing areas of the CBD which have weakened in recent years need to be revitalized to provide improved services to downtown employees, residents, nearby workers, and visitors. An increase in the number of residents in the CBD and its immediate environs is an important factor in attracting and supporting new retail establishments. With the construction and operation of the Downtown People Mover (DPM), transportation access to and circulation within the CBD has improved. Future extensions and pedestrian linkage with the Detroit People Mover as well as provisions 3/90 III-3 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT for adequate and appropriately priced parking facilities are still needed. Because of downtown's role as the State, Region, and the City's major activity center and symbolic image-maker, there needs to be special attention given to environmental and urban design concerns so that the CBD will continue to be a special experience for Detroiters and visitors. POLICY 301-1: · central Business District - Economic Base Take steps to insure that downtown Detroit will remain competitive with, and closely linked to, other major urban centers throughout the country and the world. Insure that development in the CBD emphasizes the kinds of activities that relate to a strong competitive position in the national and global economy such as international banking and finance, administration headquarters for major corporations, import-export trade services, and exportable business services. POLICY 301-2: Central Business District Culture & Tourism Insure that downtown Detroit, together with the Cultural Center area, remains the focus of activity - on a regional and State-wide basis - relating to cultural and civic events, urban entertainment and recreation, and all other functions which will enhance the area as a desirable location for tourists, conventions, and urban life and activity generally. Intensify the existing concentration of convention/tourist/recreation/cultural facilities and activities in the downtown area, especially making the best use of the expanded Cobo Convention center, Renaissance Center, the People Mover, and the existing special areas such as Greektown and Bricktown. Encourage new construction of hotel space near Cobo Center, and promote an increase in restaurants, bars, night clubs and other entertainment in and near this area; continue the ethnic festivals and concerts, the Freedom Festivals and parades, the boat and auto races, and replicate these types of events at smaller scale throughout the year; expand the level of service provided by tour boats and buses, trolleys and tramways, including service to Windsor convention and foreign shopping opportunities; encourage the establishment of an auto museum in the area or adjacent to a Downtown People Mover station. 3/90 III-4 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Support the continued growth of the Theater District in the , northern CBD area between Grand Circus Park and the Fisher Freeway. Improve landscaping in the area. Expand financing mechanisms to promote entertainment, concerts, theater productions. Encourage the bars, restaurants, and other entertainment and fitness facilities to promote the area and jointly recognize the increased access provided by the Downtown People Mover station, trolley, and mini-bus service. Promote downtown as a "fun" area with an increasi--ng supply of organized and spontaneous events always occurring, including: jogging, boating, walking: displays, art exhibits: art/music schools by artists-in-residence living in lofts and storefronts: outdoor cafes near activity areas: protect from weather by covered walkways, tunnels, gallerias, tents, balloons, inflatable structures, domes, landscaping. Portray downtown as the location of the State and region to experience and view the most technologically advanced developments. Encourage international conferences and coordinate activities with Canada: promote development of a Detroit-Windsor tramway as well as a ferry connection. Encourage each national trade and professional conference to open their displays to a wide public. Showcase rotating industrial displays. Increase special cultural events such as the opera, ballet, modern dance, jazz festival, artists fairs, gospel songfests. Seek methods of helping hotels to attract patrons during offpeak and weekday convention periods. POLICY A. 301-3: Central Framework Business District-Urban Design PEDESTRIAN PATHWAYS CONCEPT Promote downtown Detroit as a "walking city" through the creation of a superior pedestrian environment that builds upon development already in place and takes advantage of the area's compactness. Implement the concept by promoting the strong activity anchors of the Theater District in the northern portion of the area and linking it with activity centers in the southern portion of the CBD (Renaissance Center, Hart 3/90 III-5 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Plaza, Cobo Center) by strong pedestrian pathways with special , street furniture and other amenities. In addition to promoting major activity centers and linking them by pedestrian pathways, establish a variety of downtown neighborhoods, each with its own unique character. In each of these downtown neighborhoods, establish a key street or other central place where local services, shops, restaurants and other commercial activities, as well as the more dense housing facilities, can cluster, providing a focal area of intense pedestrian activity and a sense of urbanity and vitality. Where feasible, People Mover Stations should be physically incorporated as an element of the neighborhood core facility. C. STREET LEVEL ACTIVITY Provide for continuous pedestrian interest i.e., storefronts, restaurants with windows on the street and sidewalk cafes in warm weather, art galleries, display windows, etc. - along the linkage streets, particularly the primary axes, so that there is a sense of progression along these routes through an uninterrupted sequence of varied and intense activity. Skywalks should not complement street-level pedestrian activity, except to improve public safety. D. OPEN SPACE Provide for "people-oriented'' landscaped open space in carefully planned locations. In general, provide urban open space where it will clearly be an integral part of the pedestrian experience or a significant destination, but not where it amounts to ''dead space", interrupting continuity. Give special priority to the enhancement of Grand Circus Park in conjunction with major new entertainment development in that area. E. AMENITIES Provide adequate street lighting at the pedestrian scale, and use lighting creatively to enhance special building facades or other interesting features. Provide coordinated street furniture such as benches, planters, drinking fountains, waste receptacles, etc. Include sculpture, fountains, statues, murals, etc., to enrich the urban environment. Where possible, provide adequate public restroom facilities. 3/90 III-6 �DETROIT MASTER PLAN OF POLICIE5- .. F. CENTRAL BUSINESS DISTRICT ARCHITECTURE AND HISTORIC PRESERVATION Encourage architecture that represents enduring quality. Insure compatibility /esthetic harmony between new and existing structures. To the extent feasible, give high priority to the preservation of older buildings. Encourage restoration, rehabilitation, and reuse of older building facades to reflect the original architectural character. Consider permitting/encouraging arcaded sidewalks on certain streets i.e., where such treatment would not violate desirable setback lines. Consider developing gallerias - enclosed pedestrian streets - particularly in conjunction with People Mover stations. Encourage public circulation within existing and future buildings. Encourage canopies over public walkways where appropriate. Provide weather-protected transit waiting areas. G. VIEWS AND VISTAS Strengthen the visual access to the River from various locations in downtown. Establish other view corridors focusing on important buildings, statues, parks, and other esthetic features. H. GATEWAYS Provide "gateway" treatment at major entrances to the CBD, emphasizing changes in scale, land use, architectural character, and intensity of activity. Make use of pylons, landscape treatment, special lighting, paving materials, banners, etc., to provide definition and contrast. Consider gateway treatment at the following locations: Michigan at Lodge, Grand River at Fisher, Woodward at Fisher, Gratiot at Chrysler, East Jefferson at Chrysler, and West Fort at Lodge. POLICY 301-4: Central Business District Public and Private Office Development Downtown Detroit should remain the focus of financial, administrative, judicial, and office center activity for Detroit, the metropolitan region, and the State. Conserve and protect the existing major concentration of financial establishments near: Griswold and Fort; Renaissance Center; and the government office concentrations nearby; Woodward and Jefferson (City-County node); Lafayette/Michigan and Lodge Freeway (State-Federal node); Beaubien and Gratiot (Justice Center). Encourage expansion of these activities. 3/90 III-7 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT , Encourage any new government offices to be located close to the Downtown People Mover stations. Provide supplementary transportation devices for CBD employment/service centers beyond easy reach of the Downtown People Mover extensions. The outlying centers include: IRS/State/Bell Service Center; Edison/El ton Park; Madison Center. Support special environmental amenities including extensive urban landscaping and modern office renovation so as to encourage the greatest possible efficiency and creativity of those who work here and their visitors. Insure other office amenities are available, such as fitness clubs, convenience shopping, and day-care centers. Insure that an adequate supply of parking decks and garages is available within and near the most central area so as to serve the short-term client, visitor, and constituent parking needs. Promote the concept that most longer term transportation needs of employees and managers will be served by mass transit and parking areas accessed from the Downtown People Mover. This will reduce the dependence upon the auto and parking demand in the most congested areas of the Central Business District. Those governmental and financial functions which it would be better to distribute for ease of service to their clients should not be concentrated in the most central portion of the CBD. They should be located to be more central to their clients or constituents. Recognize the importance of larger outdoor rally-oriented spaces for political and social purposes. Specifically have designed and built at Kennedy Square an improved facility to better fit this purpose. Support the provision of "people watching'' spaces as well for spontaneous meetings. Recognize and promote the international aspects of finance since this is a growth sector and downtown has international companies. Utilize tax incentives and other devices to encourage employment and skill training of Detroit residents and make special efforts to increase the proportion of Detroit residents in CBD jobs. 3/90 III-8 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT POLICY 301-5: District Central Business Technology Communications Encourage development of state-of-the-art communications systems in and for the CBD to establish Detroit as a leader 1.n technology development and the CBD as a showcase for information and telecommunications technology. Encourage the Medical Center and institutions in the Cultural area to do likewise. Promote the recognition that one of the primary purposes of the Central Business District is communication, and take every step possible to support and facilitate fulfilling this role. Recognize that the area between West Lafayette and Michigan and Third is largely devoted to establishments and facilities specializing in various aspects of communication: telephone, television, and newspapers. Support intensification and expansion of this grouping. Encourage the growth of new communications and technology oriented businesses in the CBD; seek a greater variety of trade journals; try to attract industrial film makers to the CBD; and encourage the use of the new communications technology. Seek methods to provide incentives to promote building owners to improve communication and information capabilities. POLICY 301-6: Central Business District - Retail Development Strengthen retailing activities of all kinds in the CBD. Promote the conservation and revitalization of existing major retailing nodes: Woodward ( near transit stations or near employment/service centers); Greektown; Renaissance Center/Millender Center; Broadway-Randolph; Washington Boulevard. Promote the areas near the People Mover stations as appropriate for specialized retailing and services, each area developing its own theme and character. For each station, promote covered walkways, gallerias, pedestrian routes with retailing along each side. Promote the construction of major and renovated new intense mixed-use structures in the area, including the Hudson's building, Kern block, Crowley's block, Monroe block, and provide a large amount of new retailing space, hotel, office, 3/90 III-9 �DETROIT MASTER PLAN OF POLICIES_ ·• · housing, and parking . indoor spaces. space as CENTRAL BUSINESS DISTRICT well as public outdoor and Encourage a major expansion of the parking validation program so that shoppers are assured of a convenient and adequate supply of lower-cost short-term parking spaces. Support careful planning for convenience shopping for downtown residents, including shopping within residential structures. Plan for a removal from commercial use and conversion to other uses those areas known to have minimal market potential. Uses to which the obsolete retail space can be converted include offices, apartments, lofts, incubator space for new services. Give special attention to the particular shopping needs and problems of the various shopping segments, including (a) the over 400,000 Detroit residents located within a five-mile radius with incomes exceeding $ 2 billion; ( b) the 110,700 downtown employees and 60,000 nearby area employees; (c) 10 million or more annual visitors. Each group has different peak-time shopping needs and a 9-to-5 day often does not fit these needs; (d) adult households and single-parent households now account for almost 80 percent of Detroit City households and have very different shopping needs; (e) Windsor, with its 200,000 residents, Detroit's largest suburb and close to the CBD is a special market to be served, depending on exchange rates, duties , and goods availability. Encourage the 24-hour retail and service node near Griswold and Michigan to expand in scope and scale as working hours become more extended and downtown residents increase. including more Encourage a lively street life, musicians, flower, fruit, and craft peddlers, and artists. street street Improve all-weather environments, expanding gallerias, connected stores, covered plazas, utilizing more windbreaks and planning to make the best use of sunshine for outdoor areas. Provide electronic informational directories at many locations within retailing areas to help shoppers find the type of store ad merchandise desired. Coordinate special shuttle and minibus service from nearby employment centers including: Wayne State, State office 3/90 III-10 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT center/West Side industrial; medical/cultural institutions; Eastern Market; East Riverfront. POLICY 301-7: Central Business District Housing and Neighborhood Development Encourage major new increases in the residential base of the CBD. Recognize and promote the concept that downtown residential living is appropriate and should be encouraged almost anywhere in the CBD (with the possible exceptions of the financial institutions, governmental institutions, and within retailing areas themselves.) Recognize, also, that many of the features which are desirable to have in a CBD are not possible without residents. Increase the level of CBD resident population to at least 15,000 through conversion of existing buildings and construction of new buildings, including: upper stories along Woodward and other shopping districts and near People Mover stations; along Washington Boulevard and Bagley; adaptive reuse of historic off ice and retail buildings; at primary "gateway" points, such as Michigan/Lodge, Grand River/Fisher, Gratiot/Chrysler, Fort Street/Lodge; along the east and west riverfront. Provide environmental improvements as necessary, such as landscaping, berms, careful lighting, appropriate surface treatment. Insure that services for downtown residents are available, including convenience type shopping, recreation, fitness, parking, security, education (especially including job skill upgrading, and adult-oriented programs). Promote urban design improvements which will aid in creating the most lively, enjoyable, and stimulating adult-oriented living environment. Be careful about relationships of residential to other uses so that each can be complementary and mutually supportive. Make use of rooftops, balconies, small plazas, and solariums to make use of the outdoors. Encourage a variety of housing types, including condominiums, cooperatives, lofts, high-rise and mid-rise, mixed use, etc., as well as a mix of residents by age, race, sex, income. Make special efforts to insure that parking is available near each apartment area, reserving spaces in adjacent lots and parking structures. 3/90 III-11 �DETROIT MASTER PLAN OF POLICIES- CENTRAL BUSINESS DISTRICT Promote a strong relationship of adjacent residential areas , with the downtown through special promotions, flyers, institutional offerings, and transportation connections: West Riverfront; Corktown; Focus; Cass; Brush Park/Medical Center; Eastern Market (lofts); Lafayette Park/Elmwood; Rivertown. POLICY 301-8: Central Business District Transportation System Promote efficient intra-city circulation into and out of the CBD for all travel modes. Continue the policy of making the CBD the focus of transit activity in Detroit and the region. Promote construction of a light rail mass transit system from downtown Detroit northward along Woodward and along Gratiot. Connect the light rail system with People Mover system in the Central Business District. Upgrade regional bus service and encourage its use. Promote efficient intra-CBD circulation for pedestrians, bicycles, automobiles, buses, and all other appropriate modes of transportation. Promote use of People Mover and interface with parking. Implement plans for an improved walkway system, include elevated and below-grade walkways, where these would not detract from street-level activity. Make further improvements to bus stop and layover locations. Provide better orientation devices for motorists and provide improved traffic management. Provide for a comprehensive parking policy where primary emphasis will be on the elimination of surface parking facilities in core areas of the CBD and the location of new parking facilities on its periphery, while also facilitating short-term parking near shops and restaurants. Facilitate the efficient and swift movement of traffic between entry points and parking. 3/90 III-12 �DETROIT MASTER PLAN OF POLICIES_ POLICY 301-9: CENTRAL BUSINESS DISTRICT Central Business District - Parking System Provide an adequate supply of well-located parking for retailers and shoppers while also providing necessary parking for employees and residents. Promote use of the People Mover. Insure inexpensive parking near the People Mover stops, and continue to explore use of an assessment district to pay for short-term free parking (assessment based on benefit). Encourage long-term parking in areas other than intense retail areas, providing shuttle service where necessary. Encourage a safe and secure environment near the retail and parking areas. Keep the parking areas clean and remove the most insensitive intrusions, such as junk piles and building remnants. Standardize signs. Try to close the short-term parking space deficit in the CBD core area. Encourage short-term parking that is in very close proximity to shopping facilities and services and with rates as inexpensive as possible. On the other hand, insure that "dead spots" are not created within high intensity shopping areas. Encourage the use of public transit for access to and travel within the CBD. Encourage use of car pools and van pools. Address the parking needs for conventions and tourism. POLICY 301-10: Central Business District - Public Protection Promote a high level of control and prevention of crimes and fires. Expand upon the Neighborhood Watch concept with Apartment Watch, Business Watch, and Vertical Watch in high-rises. Insure that design of structures such as parking structures does not create blind spots or other areas of low visibility. Encourage builders and developers to utilize the latest techniques in security devices. Educate the public to be ever-vigilant at special events and other areas where large crowds are gathering. Enforce housing and building codes for the provision of noncombustible construction sprinkler systems and fire control 3/90 III-13 �GENERALIZED EXISTING LAND USE t./f'f .J/lr OFFICES, USE Central Business District •••.••••• 301-11 III-13A �DETROIT MASTER PLAN OF POLICIES CENTRAL BUSINESS DISTRICT systems, fire-warning systems, and adequate escape routes, and retrofit existing structures for compliance. Educate CBD users and residents for evacuation techniques, fire control techniques, and fire prevention techniques. Insure that adequate and appropriate fire-fighting equipment is at all appropriate sites including attended parking lots and other parking facilities. Provide for and enforce adequate removal of rubbish and combustibles. Insure that adequate lighting is provided to help create a more secure environment. POLICY 301-11: Central Business Rezoning Concepts Utilize zoning downtown. as a tool to District help implement Land Use and policies for New office and retail development, including areas near the People Mover stations, should be developed very intensely and with surface-level activity. Surface parking lots should not be required as part of each new development, but provided commercially or in common structures, with non-surface parking being encouraged in new development. In the most intense central core area of the CBD, parking should be encouraged to be provided in structures. The areas along the riverfront, the Civic Center, and adjacent areas should be given special attention for compatibility of design. Consider rezoning the areas near the People Mover stations and Greektown which are currently B6 (General Services District) to a more appropriate zoning classification. Parking is not to be required of each developer on-site nor within 100 feet. Parking needs to be provided "in common", preferably in structures. Consider rezoning the areas on the northeastern and eastern edges of the CBD which are currently B4 (General Business) to encourage ultimately increased residential construction with compatible institutional and commercial uses. Parking will continue to be permitted here. All new development will be required to provide on-site parking or within 100 feet. Encourage residential construction and conversion. Retain present zoning in most areas, however; expand area included in Public Center Adjacent zoning classification. Provide for 3/90 III-14 I, �PLANNING UNITS CENTRAL BUSINESS DISTRICT A. Detroit Edison/Elton Park B. North Grand Circus Park C. Communications/Mass Media/ Convention Facilities D. Washington Boulevard/Bagley Area E. Major Shopping District F. Justice Center G. Financial/Government District H. Bricktown/Millender Center I. West Riverfront Area J. Civic Center K. Renaissance Center Central Business District ••••••••• 301-12 III-14A �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT sign review in high priority areas, especially from People , Mover stations. Provide for plan review for all surface parking lots; require landscape or other screening. POLICY 301-12: A. Central Business District Planning Area Policies Detroit Edison/El ton Park Planning Area Cass, Bagley, Freeway boundary) ( Grand River, East of Third, continue the corporate campus development. West of Third, develop a corporate campus related to new hightech industries and new low- and medium-rise residential buildings. Provide transit access to the Detroit People Mover by a spur or minibus. Provide sound barriers or soundproofing from freeways. Landscape surface parking areas. Insure pedestrian access to areas across freeways for services. Retain Elton Park as a recreation area. B. North Grand Circus Park Planning Area (Fisher Freeway, Adams, south side Grand Circus Park, Adams, Clifford, Middle, Grand River) Give priority to the development of an intensive residential community and an entertainment district in this area, especially along and near Woodward Avenue. Since there must be extensive parking in this area, give special attention to special landscaping. Develop theaters, nightclubs, restaurants, and similar entertainment uses as well as various types of medium- and high-density apartments, offices, and supporting commercial services. Give special priority to the enhancement of Grand Circus Park. Provide for any future development around the Park to help complete a sense of enclosure, i.e., new buildings fronting on Park, Witherell, or Adams across from the Park should be large (8 stories or more) and should not be set back from the street. The People Mover station in the Whitney Building gives special focus to the southern edge of this area, which will be appropriate for a comparison commercial node. In the area near Witherell, encourage retention and expansion of institutions and their services. 3/90 III-15 �DETROIT MASTER PLAN OF POLICIES_ c. CENTRAL BUSINESS DISTRICT Communications/Mass Media/Convention Facilities Planning Area (Bagley, Cass, Michigan, Washington Boulevard, Congress, Sixth, Jefferson, Eighth, Fort, Bagley, and Michigan) 'I Encourage additional communications and media-oriented development as well as residential, convenience retail, and supporting commercial uses. Specifically, develop mixed-use projects related to communications technology and including apartments, offices, and service commercial at Michigan and Third, Michigan and First, and Lafayette and Third. Develop hotels, entertainment, restaurants, etc., related to the new expanded Cobo Hall, heavily concentrated along and/or related to Washington Boulevard. Procure and reserve sites as needed in this area near Cobo Hall for parking structures. Parking structures will need to be provided here and elsewhere in the area to serve the high density of uses here and nearby. Provide minibus service or a Detroit People Mover spur to areas more than 1,000 feet from Detroit People Mover stations. The People Mover stations at Fort/Cass and Michigan/Cass provide special accessibility to this area and should be capitalized upon by high intensity development including retail services. D. Washington Boulevard/Bagley Planning Area (Middle, Clifford, Adams, Grand Circus, Washington Boulevard, alley west of Woodward, Michigan) Develop primarily as a residential community having a variety of housing types and income groups; also, include mixed residential/office, retail and hotels. Concentrate development generating intensive street activity along Washington Boulevard. Establish State Street as a secondary linkage street between Woodward and Washington Boulevard, and enhance this also as a pedestrian environment. Enhance the Capitol Park area as a small-scale convenience retail node to service residents. People Mover stations are at Woodward/Grand Circus and Times Square, and Michigan and Cass, which areas are especially appropriate for high-intensity uses and retail development. 3/90 III-16 �DETROIT MASTER PLAN OF POLICIES E. CENTRAL BUSINESS DISTRICT Major Shopping District Planning Area (Grand Circus, Adams, Brush, Monroe, St. Antoine, Macomb, Chrysler, Lafayette, Randolph, Cadillac Square, alley west of Woodward) Re-establish Woodward Avenue as a major shopping street in the City. Develop the Kern/Crowley/Monroe block as an intensely developed mixed-use project with retail, hotel, office, residential, and parking. Design this development to serve as a major regional indoor/outdoor shopping center, closely integrated with the Woodward Avenue shopping mall. Encourage new shopping, eating and drinking, entertainment and cultural facilities throughout the area. Give special support to Greektown, and expand westerly to eventually link up with Cadillac Center area. Encourage new residential uses throughout the area, especially in rehabilitated older buildings and upper stories over retail frontages. Promote distinctive residential apartments and special office and commercial development in the upper stories along Woodward Avenue. Encourage the provision of adequate short-term parking. Encourage a vastly expanded parking validation program. Encourage entertainment uses related to the theater district in the Madison Avenue area. Provide for the revitalization and growth of the Harmonie Park area as an arts district, encouraging galleries, studios, art supply stores, studio loft apartments, and related development. Enhance Harmonie Park. Encourage development across from the Park along the east side of Randolph, and insure that it provides a sense of enclosure for the Park. Once this is developed, open the Park physically and visually to the east. Encourage the reuse of Hudson's department store building for office, parking, ground floor retail, insuring that ground level pedestrian interest, especially on Woodward, is maximized. F. Justice Center Planning Area (Adams, Chrysler, Macomb, St. Antoine, Monroe, Brush) Continue and expand institutional uses. Improve pedestrian access between the justice buildings at Gratiot and St. Antoine to Greek town, to Madison Center, and to the Downtown People Mover stations. Encourage residential uses in the buildings in the Madison Center area if and when 3/90 III-17 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT warehousing uses are no longer in demand. Encourage parking decks. Provide a "gateway" design treatment along Gratiot. G. Financial/City-County Government Planning (Michigan, Cadillac Square, Randolph, Jefferson, Woodward, Larned, Washington Boulevard) Area Locate new government administrative offices in this area. Continue to support this area as the financial and legal office core of the CBD. Improve the street-level pedestrian environment, especially with landscaping, display windows, and other amenities. Complete the proposed development at the Larned-Bates site with offices with ground-floor commercial. Improve Kennedy Square as an outdoor rally area with more trees, more land, better seating, and development of a water theme. Encourage an intensive multi-use structure on the former Greyhound garage site related to Larned-Bates development. All parking in this area should ultimately be in structures. H. Bricktown/Millender Center Planning Area (Lafayette, Chrysler, Jefferson, Randolph) Develop new institutional, office, residential, and related commercial uses. Brush, and to lesser extent Beaubien, should be reinforced as pedestrian routes between Renaissance Center and Greek town. Preserve existing buildings and the character of Bricktown. The three People Mover stations in this area should be promoted as development incentives encouraging high intensities of development. A hotel should be encouraged to be built at Lafayette/Beaubien. I. West Riverfront Planning Area (Jefferson, Sixth, Congress (extended west), Third, Detroit River) Support the continuation of future phases of the Riverfront Apartments West residential development. Encourage the development of a major hotel on the site adjacent to Joe Louis Arena. Continue to develop upper level skywalk connections to the Downtown People Mover station. Provide for the adequacy and continuity of the riverfront pedestrian/bicycle path through this area, and improve pedestrian access from West Jefferson and Sixth Street to the core of downtown. Support apartment development on remainder of the Free Press site. 3/90 III-18 �DETROIT MASTER PLAN OF POLICIES_ , J. CENTRAL BUSINESS DISTRICT Convention and Civic Center Area Planning Area (Congress, Washington Boulevard, Larned, Woodward, Bates extended, Detroit River) Encourage a joint public-private effort to build the proposed Detroit/Windsor aerial tramway. Insure that the heliports are readily accessible to Renaissance Center and Cobo Hall. Provide computerized electronic directional directorie s at key locations. Strongly encourage new hotel facilities. Provide for the continuity of the riverfront pedestrian/bicycle path through this area. Improve pedestrian link across Jefferson into Hart Plaza. Establish a skywalk system linking Cobo Hall to the east. Promote development to capture advantages of the People Mover station at Larned/Griswold. K. Renaissance Center Planning Area Detroit River, Bates extended) (Jefferson, Orleans, In the area immediately east and south of Renaissance Center, encourage multi-use development such as high density residential/commercial incorporating health and recreation facilities, restaurants, and hotel, retail, and office uses. Provide for the continuity of the riverfront pedestrian/bicycle path on the River's edge with easy access from Jefferson. Encourage the use of mass transit. Encourage sufficient parking as an integral part of all new uses. Encourage any non-intensive reuses of industrial buildings east of Renaissance Center to be short-term in anticipation of a future market for more intensive uses. Study the feasibility of a marine transportation passenger dock in this area with shuttle service or provide a weather-protected walkway to the Renaissance Center and the Renaissance Center Downtown People Mover station. -- 3/90 III-19 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR ARTICLE 302 EAST SECTOR POLICIES EAST SECTOR LOCATION AND EXTENT The East Sector is generally bounded by Mt. Elliott on the west, McNichols, Conner, and the Ford Freeway on the north; Philip and Alter on the east: and the Detroit River on the south. As of 1980, the area was home to 158,315 people. There were 53,296 households. The East Sector includes nine subsectors: Airport, Kettering, St. Jean, Chandler Park, Butzel, Indian Village, Foch, Jefferson-Mack, and East Riverside Subsectors. EAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS By all statistical measures: population, household income, housing occupancy, employment, the East Sector has experienced serious decline. The outward appearance of neighborhoods within this Sector vary enormously from the well-kept residences of historic Indian Village and Berry Subdivision to numerous vacant or abandoned areas, both residential and commercial, scattered throughout the Sector. The massive new industrial development known as the Jefferson/Conner Industrial Revitalization PRoject generally located between Mack, Freud, St. Jean, and Conner is the major new development of the area and should have a significant impact on the economic base of the City and especially on the economic well-being of this Sector. The possible expansion of City Airport would also have a major effect on the economic and physical development of the East Sector. In effect, the City Airport and the industrial development help to form a major industrial corridor which bisects the East Sector. This industrial corridor connects with the major proposed and existing residential, commercial, and recreational developments along the east riverfront to form an inverted "T" of defined areas of activity. Planning objectives are to continue with the orderly development of the Jefferson/Conner Industrial Revitalization Project, to develop and implement the Master Plan for City -- 3/90 III-20 �SUBBECTCRB AA 1 Inch •S000tt. l.Lnorth acret = O 112 1 1112 ~=---:::. C::::::::::. o.o o.5 1.0 1.s 2 miln 2.0 c::=:::.,---,=-..r==' lr.Uomet.,. EAST SECTOR Airport Subsector ... .- ..•.•••••••••. 302-7 Butzel Subsector .•..•.••.•••••••••• 302-8 Chandler Park Subsector ••.••••••••• 302-9 East Riverside •••..••...•....•..••. 302-10 Foch Subsector •.••..••..••••..•.•.. 302-11 Indian Village Subsector ..•..••.•. 302-12 Jefferson-Mack Subsector .•.......• 302-13 Kettering Subsector ..••..•.••...••. 302-14 St. Jean Subsector .•...•..•••...... 302-15 �-- I I RE GENERALJZED ZONING CONCEPT SINGLE-FAM/ TWO-F Ml/LY ~E;(DSIDENTIAL LON·DENSfTY ENT/AL THOROUGHF~ES/DENTIAL . MEDIUM-OEN E RESIDENTl/!J.. f/lGH·DENS,;;rr RESIDENTl/ll RESIDENTl/!J.. RI Rl R3 1W RS R6 RESTRICTED LOCAL BUSI BUSINESS ~1i:~/NG i~f,ti;fSIDENTIAL GENE/ii_ BUSINESS SERVICES 81 82 83 114 86 UMrTED I RESTRIC;muSTRIAL GENERAL 1fo//DUSTRIAL /NTENSN STRIAL SPECIAL TNou!NOUSTRIAL STRIAL Ml M2 M3 M4 7 MS WI TRMSrTION WATERFRO:t INDUSTRIAL INOUSTR/Af. PR PAAKS and RECREATION CJ AAEA UNDER STUDY TM SPECIAL DEV lresldenllol. { PEC/Af. DEVELOPM commerclo/J commerclal,wltn /Im ENT SD4 PROPOSED SP£ /fed resident/al) RNERFRONT M1f'1fsfEVELOPMENT SDI s02 PD wif/,9(:t//f,f PLMNED DE PC PUBUC CE VELOPMENT PCA RESTRICTED NTER CENTRAf. BUSINESS ' '' I I I '' I . :' '' I EAST SECTOl --------·----- --- --------- ----- ------ ------ ----- �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Airport, and generally to alleviate the problems of housing deterioration and abandonment, and upgrade the neighborhoods and shopping areas of the East Sector. Careful planning on the part of the City, the East Sector residents and community groups and the private sector employers will be required to help redevelop the area's neighborhoods and to restore sound shopping. POLICY 302-1: East Sector General Policies. Vigorously promote efforts to bring about close cooperation between City agencies and business and community groups as an essential resource in the revitalization of declining neighborhoods and preservation of those which are still intact. Land Use - Upgrade the physical appearance of the East Grand Boulevard streetscape, providing a park-drive treatment north from the Belle Isle Bridge. Develop comprehensive street graphics treatment on E. Jefferson, including consideration of mechanisms to remove rooftop signs. POLICY 302-2: East Sector - Residential Development. Implement various programs to deal with blight an.d vacant lots, including removal of unsafe structures and residential relocation utilizing the City's inventory of vacant, taxforeclosed houses. Encourage and assist housing repair, conservation, and rehabilitation by assuring the availability of financial support such as home and business improvement loans at reasonable prices. Remove unsafe and blighted structures, assemble land for development, preserve and rebuild neighborhoods and, when necessary, relocate families into other neighborhoods with better social and physical conditions. Implement the Law Department's program to locate and assess the owners of unkempt and dangerous buildings and abandoned lots for the cost of demolition, cleaning, or maintaining that real estate. POLICY 302-3: East Sector - Commercial Development. Develop the Jefferson-Chalmers commercial area. Encourage facade improvements along Gratiot, Van Dyke, Jefferson, and Harper. Improve both the appearance and the function of commercial areas. On currently owned Airport land and on land that may be acquired, increase the capacity of Detroit City Airport to accommodate and enhance an economic revitalization 3/90 III-21 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR of the East Sector of the City. Seek additional air . carrier(s) for basing at Detroit City Airport. Develop a strong marketing program for the City Airport and related development. Recycle surplus commercial buildings. POLICY 302-4: East Sector - Industrial Development. Promote the East Sector as a prime location for both the traditional industries which have been in this area and new growth industries. Provide an adequate inventory of sites of varying sizes for industrial development. Make a special effort to improve job opportunities and related support services for female heads of households. Promote programs to train new workers and retrain the labor force. Assemble parcels for industrial parks in existing industrial areas. Demolish isolated vacant plants with no economic potential. Recycle surplus industrial buildings. Develop an industrial park near Detroit City Airport to accommodate airport-related businesses and industries. POLICY 302-5: East Sector - Transportation System. Improve public transit in both the Gratiot and Jefferson corridors. Consider bicycles as an alternate means of transportation. POLICY 302-6: East Sector - Recreation System. Acquire and develop new recreation land, particularly on the riverfront, in renewal areas, and in under-serviced areas. 3/90 III-22 �' AIRPORT \=· _ :RLM:: ......... SUBSECTOR ~ 4--- INST 0 ~ ; ~ t O ! •• I• ·- INP;,- o.o ,.I-__- .25 .JO - ,.o .7J .,. c.=.:::J i=:::J RLM EAST SECTOR --- =;: --L.ANauaa C.!.- J: RL-io,_q,_ RLM---'YRM--.. -.,,--.uai RH-'Y . . . - . . i IND • RLM Bi_, .·-:-: -· .. ·-· i==·1 •••t:_ SRC-~-.-....i~ INST-1-ttu<1a1a1 IND-Glnonl--=-a.i L't IND- u-,,c --=---i TRC- ThOroU9hfare -- • ident.ial- • INOi" ... •;j.: C011a11rcial MC .. RLM/V ...,cro-c..l SC-~~ : T: RLC- ....i ~ ~ ~ o-c..l GC--~ CC--a-=ai . +. ' -. 1,'J ~ c==~ +- . /// . . @ 1 indl•2000ft, -L! -t MIJR•--...-..i MP- Major Park RC- ..creau.on Area Under Study POS· 1...- Open 0s1- Open Sp• c•-Inst.aut.ional V• Vacant. CEM-..._, *- Playtield AIRPORT .····-. SUBSECTOR lR~ .......~----···: ... 0 3w OSI . ij . .J.. .--•7............. . RLM ..j ~--··: ~ ,,. 0 r===:::, o.o ,---,= = .21 -- 1 ===:, .so .n 1.0 EAST SECTOR -- -~&.ANDU- RL-i:...-q,~ ALM-.....-.. - . . . . , ~ RM--,_,.,...,,~ RH-B1_,..,....,Mol4ont.ul SRC- -.,..i - . - u o i ~ INST - i n . u - - . i IND--~ L't IND- u-,,c In<Oaual TRC- ThoroughfaN lleaidant.ialCc.Nrcial MC-.,.,cr~ GC·-- SC-si-:,.&lo:..n::w RLC-~~- CC--Cman:1A1 MUR-,.._u.~ MP- KaJor Park RC - bcrHt..on POS- P e ~ t Open Space OSI· Open V- Sp•c•-Inat:it.uuonal Vacant CEM·-,, *• PlayUald Airport :Subsector ••.••••••••.•.•••• 302-7 III-22A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR AIRPORT SUBSECTOR BOUNDARIES AND FEATURES The Airport Subsector is bounded by McNichols, Conner, Edsel Ford Freeway, and the eastern boundary of Hamtramck. Detroit City Airport is located within this subsector, less than five miles northeast of Detroit's Central Business District. Today, the Airport's primary role in the community is that of a corporate aviation facility with air cargo services and limited short-haul air carrier services. In this r ole, the Airport is a major asset to businesses of all sizes in the Detroit area. SUMMARY OF PLANNING ISSUES, AIRPORT SUBSECTOR About 85 percent of the housing units in the Airport Subsector were built between 1915 and 1934. The mean value of Airport's single-family house is considerably lower than the City-wide average. Vacant housing rates among the residential areas in the subsector are higher than the City-wide rate. Detroit City Airport has recently expanded its commercial flight activity. An Airport Master Plan process is currently under way, the results of which could have a major impact on the physical and economic structure of the Airport Subsector. POLICY 302-7: Airport Subsector Policies. The portion of the Airport Subsector located east of Van Dyke and north of Gratiot is currently (beginning in June 1989} being studied to assess the potential for upgrading Detroit City Airport to become a reliever airport for Detroit Metro. The conclusion of the study will produce a Detroit City Airport Master Plan. For the area west of Van Dyke to Mt. Elliott and from East McNichols to the Edsel Ford Freeway, generally encourage more industrial uses. Housing ihould be buffered from heavy industry by a corridor of light industry extending from Grinnell to Harper, generally along the St. Cyril-GeorgiaSherwood alignment with heavy industry to the west and housing to the east. • 3/90 III-23 �• BUTZ L GC - / RH - Hi9' c-.a,.ey _,_.,_., -,;..,X-· -, .,~•······· . ..\ R';~\ ·-.. .. \ , -.:,., ._,. ~ /4 \R\ L •• RL- taw Dooeiey ~ RLM- ~.. c-.a,.ey _,_.,_., RM-,_..,.,..,,_<>-~ _...~V .~ . ~· ,: . ND\ INST- lnlltituba>ol IND- __,_ ~ LIIND-Li¢<Imaual RLM ~ .,,,..,,. -• ,~ . .,\~•• •• ...;.::.. •• • .. c· \ M', .'.~. \ __ • , <: · •,lv.:::.NST \\iv. f. •~••,, ••• •\-.,-.. \ ••·· RLM .:' . ••••• · ·· \ \ : \ ...✓, . \,.• ..);,•.:· . \. ·• •• \ $..··-::..•·•:: \:-:. -\ ••\ ~ ..•• ~ ••• INST \., .l••• ~ ,~.. . \ RLM ~ •• GC- GononJ. o:.o.dAl cc--- •••• RM V'"-~ ••.-~·... !.·\ GC I •·. •• ~ .;. RM V \ •• ._·. ·.•. -: . ... •• IND • . •• TAC- T!IOrou9hfare ..•1.dea.tial-coaaarcial' MC- ..; a r SC-"-1Al.RLC-~- \ • -.. ~RH&INL . , .:. ·. ·,. ... .. .. GC ,.,- RLM/'•• -.:·- ••• ••1-, Y, , . · , \ ••··••,,.I_;• • le \ V \ \ '• ."· · '• ~ •, · ..\ \••j~D \ ' \\c :..>,"°"RH \ /'· .. \::'. . . .. .. ..••,; . .,,, .,/ \.~... \ ... . \ ~~ SRC- "-1Al. ~ \ '\❖• MUR-111,m,-~ POS- ,..,...,.nt _.. s,..ce 0S1-epen Space-Institutional V• Vacan t CEM·c.m.t.ry *· -~-~~ ,•£✓•- INST Playfield H&INST 0 .2, .,. .---. 0 ,0 ·"............,.• - EAST SECTOR BUTZEL ----- ~...-uaa Rl- taw a.wiey _ , _ . . . , ___,_,. ama.ey ~ RLMRM--,;.. a . . . e y ~ RH-1119\....,_.,~ SRC- ._,_.i - . - . . . . i - . . . . i INST- :io.u_,....i IND-....aiLI IND- Liont TAC- Thoroughhn llaaidential-CciaMreia l MC- *:rc:r a:..&.~ SC-._...iRLC- ~ .'l,xal CtzlmrCi&l GC- c...r&1 ~ cc--~ MUR-..,-,u.~ MP- Ma J or Park RC- Rec:uat10n POS- Permanent Open Spac:. OSI - Ope n Spac•- I na u s:. 1.1t:1 0na l V- CEM- *- Vaca :i t c-u..-y Phyfield AA l'=nonh • 11ncn a2ooott. - 0 o.o ,---, = .25 .50 .71 ,.o EAST SECTOR Butzel Subsector .••.•••.••..•.....• 302-8 III-23A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR BUTZEL SUBSECTOR BOUNDARIES AND FEATURES The Butzel Subsector is bounded by Mack, Van Dyke, East Jefferson, and Mt. Elliott. The subsector includes a range of housing types, commercial and retail uses along Mack, Kercheval, and East Jefferson, and industry in the Mt. Elliott industrial corridor. Institutional development includes the Butzel Family Center, the Health Department's Child and Family Center on Kercheval, the Detroit Riverview Hospital, and 1:he nursing home and adult foster care home district along East Grand Boulevard. A portion (about half) of the West Village neighborhood is within the subsector's boundaries. The Butzel Subsector is adjacent to the east riverfront and within sight of Belle Isle. SUMMARY OF PLANNING ISSUES, BUTZEL SUBSECTOR Industrial development in the Mt. Elliott corridor is some of the oldest in Detroit. The majority of the housing in the Butzel Subsector also dates from the early 1900 1 s and has been passed on to low-income families. It is very typical for housing of this age to require a substantial amount of maintenance. Loss of population at the scale experienced in the Butzel Subsector has tended to reduce the ability of the area to support local shopping, schools, and other services. Nearly 50 percent of the housing units in the Butzel area are in small, multi-family structures; the remaining housing units are evenly divided between single-family and large apartment buildings. Only about 40 percent of the housing units are owner-occupied, which presents a problem for housing rehabilitation programs. There is considerable variation in the condition of housing. Housing located west of the Mt. Elliott industrial corridor (near Mt. Elliott) is in generally poor condition. Housing along the eastern edge of the corridor is also in poor condition. There is some mixture of housing and industry along this edge. Housing conditions improve as the distance from the industrial corridor increases. The large residential structures lining East Grand Boulevard from Jefferson to Mack are in generally good condition. This street includes large single-family homes, apartment buildings, and compatible commercial uses • 3/90 III-24 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR such as clinics and funeral homes. Many of the large homes have been converted to commercial/institutional uses such as ' nursing homes and adult foster care facilities. Housing in the area between Grand Boulevard and Van Dyke is in generally fair to poor condition; the loss of housing to abandonment and then demolition has damaged this area, especially near Mack, Jefferson Avenue, and along Van Dyke. BOTZEL SUBSECTOR GOALS The Butzel Subsector is in a unique location as it contains the "gateway" to Belle Isle and is across Jefferson from major development sites on the near east riverfront. The Subsector's location should be taken full advantage of with new residential/commercial development taking place on the sparsely occupied parcels near Jefferson west of E. Grand Blvd. extending redevelopment northward from the riverfront. The more intact housing, benefitting from the new development, should be reinforced through rehabilitation and rebuilding programs and adequately buffered from the Mt. Elliott industrial corridor. POLICY 302-8: Butzel Subsector Policies. In the area generally bounded by Jefferson, Lafayette, Mt. Elliott, and the alley west of East Grand Boulevard, encourage major redirection to high-intensity commercial and residential. Assemble land into larger parcels for this purpose. Encourage major change in the area west of the Boulevard frontage. In the area west of Concord, north of Kercheval, continue housing uses with major rehabilitation and rebuilding. Between Kercheval and Lafayette, redevelop as moderate density residential. (To the east of East Grand Boulevard, less dramatic changes in land use are foreseen.} • 3/90 III-25 �PARK CHANDLER --- ~I.AND .... RL-1.a< ..... , ~ RLM--..-...,~ RM-_.,._,,,,~ -~ RH-111-,. - . , ~ SRC-~~~ INST- ,.,,...=-ai INO-Gomn.l~ LJ:IND-L14><Imauul TAC- Tborouqhfar• Maidantial-~aial MC-o.i.. a-cial SC-....,...ia--ci&l RLC-~- GC---.i~ cc--- MUR-t11.-u,o~ POS· ........... _ .. Spac,, OSI- Op41n Spae• -Inatnutional V- Vacant CEM-~ *- Playfield 1 UICfl I 1000ft. - 0 o.o .25 SO 75 ,.o ...... ··- c=::.r===t:=.:.5c=::::i EAST SECTOR PARK CHANDLER --- U- •--- ... ~"-""" ~ RL- 1a, - . . , , , , ~ RLM- - 1 . a ema,q, ~ RM-_... ....,_,,,,iui-.w RH-111-,.-.. .. ~ SRC- - - . i ~ - - = a 1 INST- x - . - - . i IND--..aii:.........i LJ: IND- 1.:.-,.. --=--i TRC- Thorcuqhfar• AHid • nt.id•C0111119rci • l MC-o.i .. SCRLC- o:-:a&1 ~~ ....,..i o-,:w CDonrciA1 GC---.io:-rcw CC- c,,,,.rua, .,,.__'"CW MUR--u-~ MP- N.aJor Park RC- Recreauon POS- hra&nent Opan Space OSI - Ope:, S;>•c•-Ir.sutuuona l V- Vacant CEM-"-to.ry 1 • lftCfll f 1000ft . - 0 o.o 2!i SO 75 1.0 ··- c:::::::F==1:-=:::F:=::, EAST SECTOR Chandler Park Subsector .......•..•. 302-9 III-25A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR CHANDLER PARK SUBSECTOR BOUNDARIES AND FEATURES .The Chandler Park Subsector is bounded by the Edsel Ford Freeway on the north, Alter on the east, Mack on the south, and Conner on the west. The 1980 population of the Chandler Park Subsector was 17,917. SUMMARY OF PLANNING ISSUES, CHANDLER PARK SUBSECTOR Housing quality varies considerably. The best housing in the subsector is along Chandler Park Drive and Dickerson. Conditions in the remainder of the residential area north of Warren and east of Dickerson are not as good. The majority of residential structures are single-family detached and twofamily flats primarily of brick construction. While there are a number of four-flats and small multiples scattered throughout this portion of the subsector, the largest cluster of apartments is on Lakewood just north of Warren. South of Warren near Alter, the housing condition is fair. However, toward Conner, conditions decline to fair to poor, and in some cases the residential development on some blocks is in poor condition. At the intersection of Warren and Conner is located the Parkside Homes public housing project. This project is a combination of rowhouses and apartments in fair condition. The buildings are of brick construction and structurally sound. However, maintenance problems have led to a decline in the appearance of the structures, mechanical problems in the project (primarily heating problems), and poor general upkeep of the project grounds. Many units are vacant, and this has led to entire buildings being vacant and boarded. The Housing Department is currently in the process at implementing a Master Plan to revitalize Parkside HOmes. CHANDLER PARK SUBSECTOR GOALS The City will have a major influence on the future of this subsector. Chandler Park, the revitalized Parkside Homes, new capital improvement projects and rehabilitation efforts should be used to stabilize the remaining residential areas and make them attractive to persons of modest incomes who may want to live near the numerous employment centers nearby. 3/90 III-26 �THE DETROIT MASTER PLAN OF POLic_JES POLICY 302-9: EAST SECTOR Chandler Park Subsector Policies. Acquire any land needed for City capital improvement projects south of Warren, rehabilitate existing housing, and promote a market for new housing. Revitalize Parkside Homes, in accordance with the Housing Department's Master Plan for Parkside, including upgrading of mechanical and electrical systems. Renovate Parkside Recreation Center, make it accessible to the handicapped, and cover the outdoor pool for year-round use. Along the East Warren business frontage, institute a commercial stabilization project and encourage compatible development, including residential, on vacant parcels. Institute a commercial stabilization project on the Mack frontage, and encourage rehabilitation of the residential units on the upper floors. 3/90 III-27 �\ :.~\\ GC . ___\.l-~'.::'.::::..:.:..~•~•-·••••....•· ...\;· ',_ .- ••••••••••••••••••• .....~. I' GC ··.. ... • --:'> ,:· ~ ;. RM/V \_ .:~ ,····{•••'i..' ....•· 'c •••••• ••• RC \ IND _._.. ECl8T1NG'-AN01.a11 RL- ..., ,,....,. -......u..1. RLM·--<Y~ RM,-..-,,,.~ RH---<Y~ SRC- -..i - - - , - - - = - i INST- n . t i - - . i IND--.iRC- Recreation ...-. ••• \ \ ••••• R .C --- ------------- \ RL •• ~ ••••••••••••••• •••••• .• \ •••••• TRC- RIVERSIDE --···· •••••••• •• ------ EAST •••• V ......... .\.._ \•••••••••••••••••••••• '•:•• •••. V \ \,. .......,-:~~•\ •·. v• RLM .... ,• c'" ~·~. .·. ...:·· .,...,.: RLM/V . - / ✓·· •• ··.. RM/V -~ ; ; • ~ ); •· .. \ ..... '., V •••••••••• •• •• ...V ...-···· \ ••::.-.:__ _ RC -- ~- .. .. • Tboroughf•r• Mddantial• Ccaaercial 11111Cfl r MC- .-icr em..d&l SC--..io-c..i RLC-~~ GC--.i.~ CC·-<>aard.&l MUR _ _ _ ___, 2000ft . - 0 POs-~-•-n•~~ 0.0 .H .50 ~ .75 t.O .---, OSI• O'pen V• Space-In • tl.tuu.onal Vacant CEM·'--'Y *- EAST SECTOR Playfield \ \ ~ DETROIT EAST RIVERSIDE --- RL . ...,_,,,.-.-uai •• ~ RM-----,,,.~ RHSRC- 9pocl&l - . - . w . ~ INST-r-u--.i IND--.i- Bi"'_.,.~ U:INO-u,,,.-.m&1 East Riverside .• Thcrcughhra RHidential- C~rcia.: SC-~o-eai -~LANDU RLM- ,__.., ,.,.,,,,,. TRC- RIVER RLC-~11-1a:nmrc,.,.i GC- - . i o - e a i CC--e>ma=-.1 MUR- u. - . - u a i MP- K&Jor Park RC- Racre • ti.on POS- Perm.anent Open Space OSI- Op•n Spac•-lnsutuuonal V- Vacant CEM·c-..-,, •.•••. 302-10 0 0.0 .H 50 ~ 75 1.0 .---, EAST SECTOR III-27A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR EAST RIVERSIDE SUBSECTOR BOUNDARIES AND FEATURES The East Riverside Subsector is bounded by the Detroit River on the south, Marquette on the west, Jefferson Avenue on the north, and the City limits (just east of Alter Road) on the east. It is approximately 1,500 acres in size, of which about 360 acres is devoted to industrial and commercial uses, while the remainder is residential. SUMMARY OF PLANNING ISSUES, EAST RIVERSIDE SUBSECTOR As is the case throughout the East Sector, housing in the East Riverside Subsector is old. The mean appraised value for single-family homes in the Subsector is somewhat lower than the City-wide average. The vacancy rate in the East Riverside Subsector is higher than that for the City. The vacancy rate of multiples, buildings with five or more housing units, is nearly double the City-wide rate. The City has undertaken the Jefferson-Conner Industrial Revitalization Project to allow for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson with a supplier industrial park south of Jefferson to Freud between Conner/Clairpointe and St. Jean. The area to the south of Freud and immediately west of the Conner Creek plant is proposed for high density residential. The waterfront portion of this area is proposed to be an expansion of the City's existing recreational activities. EAST RIVERSIDE SUBSECTOR GOALS The East Riverside Subsector should benefit greatly from its location on the riverfront and as the site of a portion of the Chrysler expansion and Jefferson-Chalmers projects. This subsector is envisioned as having a series of parks, marinas, and water-oriented development at the River's edge and a strengthened industrial corridor capitalizing on the Chrysler expansion serviced by a ring road. There will be a compatible mix of new and existing housing in the remaining areas of the subsector, and the Jefferson-Chalmers plan will be realized with housing of various types and densities and an institutional campus adjacent to a convenience shopping center on Jefferson. • 3/90 III-28 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-10: A. EAST SECTOR East Riverside Subsector Policies Riverside Residential and Chrysler Area (Area bounded by Marquette, E. Jefferson, Conner/Clairpointe, and the Detroit River harborline.) This area includes the Riverside neighborhood, the Sindbad's and Kean's marinas, the Chrysler industrial area, and the Detroit Edison-Conner Creek area. Promote the development of this area as a River-oriented community. Retain and expand marina functions and promote new high- and medium-rise apartment developments related to the boating areas. Insure adequate provision of school, shopping, and recreation facilities and services for the population of this area. Retain and further develop public access areas at the foot of Marquette, Fairview, and St. Jean for passive, River-related activities including fishing, viewing, picnicking, and boat launching. Expand the quantity of boat wells and marinas, and explore the possibilities for expansion through construction beyond the harborline, movement of the harborline, and extension of canals. Protect against flooding and shoreline erosion by the construction and maintenance of seawalls, building above the floodline and regrading land levels, where needed, particularly . near the Harding Canal. Pr_ovide adequate thoroughfares utilizing St. Jean, Freud, and Conner/Clairpointe as secondaries, and Marquette and Fairview as collectors, all with Park Drive treatment. Encourage revitalization and redevelopment of the residential area east of Waterworks Park using a mixture of rehabilitation and new construction where appropriate. As redevelopment catalysts for this area, utilize both the canal and new marina-oriented residential development along the River. Provide local streets as needed, but design to minimize truck and outside traffic circulating through the residential area. Encourage development of the area near the current EdisonConner power plant with increased public access to the River's edge to encourage residential development to the east and west. Insure that coal is handled and stored in a manner which will minimize negative impacts on surrounding areas. Encourage development of employment intensive industry generally between St. Jean and Clairpointe and northerly of the Edison-Conner Creek plant. Insure that adequate space is reserved for suppliers of the major new industries north of Jefferson. All industrial truck traffic is to be contained within a ring road system to consist of 3/90 III-29 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR St. Jean, E. Jefferson, Conner-Clairpointe, and Freud. Remove all housing from the industrial area described above. ' Encourage improvement of air and water quality conditions immediately west of Conner Creek so that River-related uses, including boating and housing, can be developed. The Jefferson-Hart fire station, Engine 32, should be rebuilt in the vicinity of its current location with at least secondary thoroughfare access. B. Jefferson-Chalmers area. (Area bounded by Conner-Clairpointe, E. Jefferson, City limits near Alter Road, and the Detroit River harborline.) This area is a designated Neighborhood Development Project and includes Grayhaven, Gregory and Bayview marinas, and a series of public parks. Continue support of the Jefferson-Chalmers area as primarily a lowto medium-density residential community with reservation of the River's edge as public access areas. Continue support for residential rehabilitation. Encourage the removal of seriously dilapidated structures and promote the new development of a variety of housing types including single-family detached units, townhouses, and apartments. Promote development of housing with a water orientation utilizing Klenk Island, Grayhaven, Windmill Pointe, and parcels near Conner and Fox Creeks. Support the development of an institutional campus in the area bordering E. Jefferson between Conner and Drexel, extending south of Freud, to include facilities for education, training, and recreation. Support the development of a convenience shopping area near Jefferson and to the east of the institutional campus. Resolve the water quality problem of Fox Creek in cooperation with Grosse Pointe Park and Wayne County through wastewater facility construction or other appropriate methods. The entire seawall at the eastern edge of Fox Creek along Alter, to which the City of Detroit retains an easement, should be replaced to withstand a 100-year flood. Regrade the land level and require all new construction to be above flood level lines. 3/90 III-30 �, --·····...... \ •••••~•••••••• :: RM ••••••• ......······················· ..::~·-··-t·····1 5, i,;; ,. ~ RM RLM : ..!--tNST • : ~~ \~ ~-----~- RLM/V -~-d---:.} I : _.................~• : .·====-=-==-!¥,.~.;••• \ - IND ~ -,,or. \ \ ••'lt•~~, , ~-=1-=-"1 •••••••••••• c:~ R H ! \ RM/V _;;~ GC/V . \•••••••:::;r~::~v\ ... ..... .... RH/V ....... \ --~..- RL---q,~ RLM•,-..-q,~ RM•--ty~ RH-111..,_q,~ SRC- 9Pod.ol - . . . . ~ INST-1-1IND-~,__......,_ LJ: IND- u,,,. Imbtt1A1 ---- LAND U : : : • c:.,__,.--~=-~ ~ ••• r --•idaratial- C:cmnercial MC- i.Jar ~ SC-_,..i~ RLC-~~ GC-~~ cc---,. 20 MUR-...-uoo~ POS- Mna.aneDt .....---, .25 . .so = .71 1 1. 0 c:::=-f===L-=:F=--, EAST SECTOR Playfield TRC- I incll •2000 tt . 12 o.o c,pen spac. OSI- Open Spae• -Insu.tut i onal V- Vae • nt CEM--.,, Thorcughfar • Jla • idAntial- Caa.rcJ.al MC.-nCII ~~!"•~••••••••••••• •••• .-• . *- FOCH -1~ ~- .,.. ---- TAC- Thoroughfare FOCH = ~/V: ,,-,,;-::-~=~- Najar ""10m'CW. ~ft 1 incft ,2ooott . ... sc. . . . . , ~ •• RL-""' - t r ~ RLM- .__._ - t v ~ RM--..-ty~ RH-a1,,,omm.tr~ SRC- - , ~~ INST-1-1IND-......i_....., LJ: IND- u,,,. Izdaai&l RLC-~a-ew GC-c--a1~ CC--em-=w. MUR--o.~ POS- ..nuu,anc. Open space OSI-Open V• Sp • ce-1nst1.tut i onal .., 0 o.o ,----, = .25 . .so .7S 1. 0 Vacant CEM·-,, *- Playfield Foch Subsector ..•..••.•••.•........ 302-11 EAST SECTOR III-30A �THE DETROIT MASTER PLAN OF POLIC.IES EAST SECTOR FOCH SUBSECTOR BOUNDARIES.AND FEATURES The Foch Subsector is bounded by Mack Avenue to the north, Conner to the east, Jefferson to the south, and Fischer to the west. The Subsector is approximately 1,200 acres in size, of which 350 acres are devoted _to industrial and commercial uses while the remainder is residential. SUMMARY OF PLANNING ISSUES, FOCH SUBSECTOR The City has undertaken the Jefferson-Conner Revitalization Project which allows for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson between St. Jean and Conner. The project includes a ring road and landscaped buffering to separate the industrial activities from surrounding residential development. The residential development of the Foch Subsector is generally a mixture of single-family detached and two-family flats. Apartment buildings are scattered throughout the Subsector; however, they are generally concentrated in the blocks between Kercheval and Jefferson. There is also a small concentration of apartment buildings on the blocks between Mack and Charlevoix immediately west of St. Jean. Recent losses of small apartment buildings have been very high throughout the area. Along Jefferson there are several large apartment buildings. Much of the residential development on Kercheval and Jefferson is at high density. The structural condition of housing in the Foch Subsector varies from fair to poor. Throughout the Subsector there are many vacant structures (some are boarded, and some are not), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond rehabilitation. The area bounded by Fischer, Mack, Cadillac Boulevard, and Jefferson Avenue is in a very distressed state. There is a substantial amount of vacant land, many vacant structures (some are boarded and some are not) and burned-out structures. While many of the apartment buildings and some other residential structures are of brick construction and could be rehabilitated, many of the residential units in this area have substantial structural defects which leave them beyond longterm rehabilitation. The portion of the Subsector bounded by Montclair, Mack, St. Jean, and Jefferson has similar conditions to the area above. The remainder of the Foch Subsector, that area bounded 3/ 90 III-31 �THE DETROIT MASTER PLAN OF POLig:'.ES EAST SECTOR by Cadillac Boulevard, Mack, Montclair, and Jefferson, is in fair condition. While there are signs of blight evident, such ' as vacant structures, vacant lots, and buildings with structural defects, this area is not as depressed as those areas described earlier. FOCH SOBSECTOR GOALS The Foch Subsector needs to continue the major rebuilding effort which has begun with the Jefferson/Conner Revitaliza~ion Project which will redevelop the east one-third of the Subsector. Housing redevelopment should take place in the areas between Fischer and Cadillac and between St. Jean and Montclair which, along with the more sound existing residential in between, will make for a varied and att+active housing area for persons who might work in the Jefferson/Conner industrial area. The increase in residents and workers in the area will help revitalize the commercial areas along Jefferson and Mack. POLICY 302-11: Foch Subsector Policies Proceed with implementation of plans to develop a major new automotive assembly plant in the area generally bounded by Mack, Conner, Jefferson, and St. Jean. Establish St. Jean, Mack, and Conner as ring roads around the project area with heavy landscaping and earth berming to provide adequate buffering be t ween industrial and residential uses. Develop new commercial and multi-family uses along Jefferson. Upgrade Mack to thoroughfare residential-commercial. Encourage commercial stabilization of the commercial area along Jefferson west of Lemay. Maintain sound commercial uses and develop density-compatible residential use on Vernor, Charlevoix, and Kercheval. Provide additional recreation facilities. In the area generally bounded by Fischer, East Jefferson, Cadillac Boulevard, and Mack, pursue major residential revitalization: remove blighted structures, assemble land for redevelopment, rebuild neighborhoods and, when necessary, relocate families to better housing elsewhere. Begin the redevelopment at Fischer and proceed eastward. Provide similar treatment in the area bounded by Montclair, Mack, St. Jean, and Jeff er son, beginning at St. Jean and proceeding westward. 3/90 III-32 �INDIAN VILLAGE __ ....._.. axlSTII\DLANauaa ___,..,..z GC r· ✓\.:.•. <II' •• RL-""' °'"'"'-'Y - . - . . i RLM- ...,._,. o.-,.ty ~ $'< RM--... - t y ~ INST- I n a t i - - . i IND-_,_~ RL •• RLM\ & V \ .,~; • /-'_ ••.-, U: IND- u~ '.\\\ . -;:•~:0-t. ·- v _.-;.~---·._· .._; •••./RM ~.. ._.:.. •.... ': ··...--.-•.. ••• R ....... L :,. RM\ /4 • •.RC ... . .. . ...., : • •.Ri-r, ... •• RH •·.•••\••·.. ··.•• .. .:\ ' \•· \ • ••• ••.,\ IndlaUU.l TRC- ThoroUqhfar• Ritaidant.ial-o:-rcUl MC-""lar- \ .~s·· RL Ge -· •~..,.;.\_:' RL -:: °'"'"'-'Y ~ RH- 8191 SRC-si-:w~~ \("'••••RM SC-si-,;...iRLC-~- . ..... ..... .. •\$~ant • GC-_,__ CC--em-rci.al ..,•• INST MUR-..--~ M~ MaJar Park RC- Recr• at: Jon POS· ,.....,.,.t Open space •• •• vtater ..- \ _• .... ~ \\ OSI-Open RC V- Space-Innuut i onal Vi1cant CEM·a...t.ry RC NST \~"-RH INST t_ llncht2000ft, \. 0 0.0 .2J .JO .---, .71 1.0 ,---, - EAST SECTOR INCIAN VILLAGE aa:N • •AUZIID RL---ty~ RLM- .....-... ,.,.;.ty ~ RM--.... ,......,,~ RH- 8191 -ty ~ SRC- si-,;...i ~~ INST - Inati-.1-1 IND--.rai~ Ll: IND- u~ l:nOuouul TAC- Thoroughfare Reaid•ntial-C0111Derchl MC- ..;er 0,aarca1 SCRLCGC- si-:w ~ ~11.ocLl ~ c.nor.i ~ CC· -a-.rc.al MUR- ,.._ UN ~ t i . a l POS- Pen:aanent OSI .. Open Open Spa. ea Space-Inatitutl.onal V- Vacant CEM·~ *- Playfhld AA l.Lnonh • o.o Ci , Inch ,1ooott. .25 .so .75 ru- ,.o ~ EAST SECTOR Indian Village Subsector ••••.•..•• 302-12 III-32A - �THE DETROIT MASTER PLAN OF POLI~IES EAST SECTOR INDIAN VILLAGE SUBSECTOR BOUNDARIES AND FEATURES The Indian Village Subsector is an area of two census tracts in the shape of an upside-down letter "T". The stem of the "T" is bounded by Jefferson, Fischer, Mack, and Van Dyke Avenues. The crossbar of the "T" is the riverfront north to Jefferson, and f ram the MacArthur Bridge on the west to Marquette Avenue on the east. The stem of the "T" generally includes the Indian Village neighborhood and the easterly portion of th~ neighborhood known as West Village. The riverfront portion of the Subsector includes the Brodhead Naval Armory, Solidarity House (international headquarters of the United Auto Workers), Berry Subdivision, a sizable district of apartment houses and apartment hotels, a number of City parks, and the City Water Treatment Plant. The Subsector faces Belle Isle Park, an island in the Detroit River. SUMMARY OF PLANNING ISSUES, INDIAN VILLAGE SUBSECTOR Except for the northwest corner of the Subsector and a few homes on Fischer, the cycle of abandonment and demolition prevalent in other parts of the East Sector has bypassed this Subsector. In addition to the generally excellent housing stock, the community has an infrastructure of attractive commercial and institutional uses along Jefferson, parks, and churches. Many of the apartment developments on the River have private boat landings or riverside lawns. The mansions of Indian Village are famous for their gardens. West Village is a virtual museum of architectural styles. In separate actions, West Village, Berry Subdivision, and Indian Village have been designated as historic districts. INDIAN VILLAGE SUBSECTOR GOALS The Indian Village Subsector should remain an attractive residential area for the City of Detroit and the entire metropolitan area. The historic Indian Village, West Village, and Berry Subdivision areas will be conserved, as well as the high-rise apartment buildings along the riverfront. Additional high-rise apartment buildings should be developed on vacant and under-developed parcels which will take advantage of the view and proximity to the River without limiting other's enjoyment of the River. Public access should be provided along the riverfront by such means as parks, boatwells, and bicycle and pedestrian paths. 3/90 III-33 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-12: A. EAST SECTOR Indian Village Subs-ector Policies Indian Village/West Village District (Area bounded by Mack, Fischer, Van Jefferson.) Dyke, and E. Support the maintenance of residences in the historic Indian Village and West Village districts. Phase out general commercial uses on Charlevoix and Kercheval. Upgrade Mack frontage. Encourage rehabilitation of buildings on Van Dyke, Maxwell, Fischer, and Parker. B. East Jefferson Apartment District. (Area bounded by East Grand Boulevard, East Jefferson, east property line of the Jeffersonian and Riverhouse Apartments, and the Detroit River harborline.) This area includes Gabriel Richard Park, the East Jefferson apartment district, Merner ial and Owen Parks. Retain and rehabilitate the existing apartments as needed. Encourage development of additional high-rise apartments on vacant parcels or on parking lots, preserving views of the River by careful siting of buildings and setbacks from north-south sight lines. Reserve land at the Rier 's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge with improved seawalls, picnicking, and fishing areas, improved access and landscaping. Explore methods of expanding the quantity of boatwells in the area including dredging, construction beyond the harborline, and/or relocation of the harbor line. Provide for improved pedestrian and bicycling experiences by way of more adequate paths, lane markings, landscaping and informative signage at entry points near East Jefferson and provide a park drive treatment along Jefferson. C. Berry Historic District and Waterworks Park (Area bounded by E. Jefferson, Marquette, the Detroit River harborline, and the east property line of the Jeffersonian and Ri verhouse Apartments.) This area includes Berry Historic District, Gregory's Marina, and Waterworks Park. Provide protection for Berry Subdivision as a single-family area; encourage development of compatible housing on available parcels, and provide improved landscape treatment of the entry area along Jefferson. Encourage the development of apartments 3/90 III-34 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR with integral boatwells along the east side of Parkview. Support the development of a boat-service center along Motor ' Boat Lane with apartments near the River. Protect significant River views by requiring setbacks from north-south streets. Dedicate for public use the northwest corner and River's edge of Waterworks Park. Explore methods of increasing the number of boatwells in the area, including dredging, construction beyond the harborline, or even moving the harborline. Provide access to the public activity node at the south side of Waterworks Park via Marquette, a collector thoroughfare, with a park drive treatment. Provide local streets as needed. 3/90 III-35 �JEFFERSON• MACK - <:; ... ~ ~ GC~ t \. RL,,...Donoi.,.~ RLM- ... Dmaity - ~ RM _ _,_,,__,,,~ RH- Bi<II 0mai.,. ~ SRC- si-:,.u ~~ INST - IMtit:ut=&l IND- - . i Induoui.&l. IJ:IND-~- ;,;,,,,,·· ----=-············ ..-~-: -. ~ -:.......... ,. - ,.. ..,,,,,,.,,. ~ # \ ·: •••••• RLM \ A;,.,;•:.(•• ~ ............. ·\ ••• ••••~ . . . . .• · •• ·~ ·, • .,.~~• · • •._ • \ .-~ ; . • ~ TAC- T!\orouqhf•r• Raeideni.ial-Coaaarcial MC ...., . , . ~ SC-~o..zd.&l RLC- ~ o..n:w GC- - . i o..zd.&l ............ '";!~ RLM·· \ GC/V \. •• ::•.-:. .-~,...,.zGC/V - ......... . .......•·· :,...•·· ....•~ '\., _ \, RLMiv _.,··~I~..••••••: ..~••••• .. ~ ~--•··' . •~ •.....•••· · •••• ••• •RM \. •• .; ... ....•·~---....····· RH/v..--:;;?•. \ " GC/V/2 RM/V ....:,...°):\. ~ - ~~-r•J•••• \ ..\· ·• r CC- """'""'""' ~ _-- MUR-,..-,u..~ POS- h.rm&nent Open Space <::. •••• • IND\\'~, \ \ ·. \""·.:,;.......... -:. ·-~~ ••-";: ;;.> GC '( :: • ·" ~- RH/V OSI- Open Si,ace- l nstl.t.u tio nal V- Vacan t CEM·ee..ery t 1 lnc:tl '2000ft. - 0 EAST SECTOR - JEFFERSON• MACK --- - ~ L A N D U •• RL- ,... Donoi"Y ~ RLM--.. - . , . ~ RM--.... - , , , ~ RH-Bi<l>Dnli"Y~ SRC-~~-o:-cai INST-tnati=-ai IND- - . i Iraatti&l Ll: IND- LL¢< -.crta1 TAC- Thoroughfare Raaidantial-ComNrcial MC- "'j ar """'9rcal SC- si-,1a1 ""'-<d.al RLC- ~~ a,,mm,cw GC- Gormra.l Q:,marcw CC--a.-=w MUR- , . , - , u • ~ POS- Permanent Opan Space OSI- Open Space,- l nstn ut..1.o nal V- V acant CEM · """"= LT IND - AA lb""". 1 inch 12000ft. 0 o.o .so ,..--,, .21 ·" '="'1.0 EAST SECTOR Jefferson-Mack Subsector ..•......• 302-13 III-35A - �THE DETROfT MASTER PLAN OF POLIC.IES EAST SECTOR JEFFERSON-MACK SUBSECTOR BOUNDARIES AND FEATURES The Jefferson-Mack Subsector is bounded by Mack Avenue on the north, the Detroit/Grosse Pointe Park City limits on the east, Jefferson Avenue on the south, ad Conner on the west. The Subsector is approximately 720 ~cres in size, of which 120 acres are devoted to industrial and commercial uses and the remainder to residential. SUMMARY OF PLANNING ISSUES, JEFFERSON-MACK SUBSECTOR The residential sections generally have a very high percentage of vacant land and vacant residential units. On many streets west of Lakewood the rate of vacant land is 50 percent or higher. The remaining residential s~ructures range in condition from fair to very poor. The blocks east of Lakewood have less vacant land and residential units than the residential areas located west of Lakewood. The housing is in fair to good condition. JEFFERSON-MACK SUBSECTOR GOALS It will the considerable work to return a large portion of the Jefferson-Mack Subsector to a level that would be considered viable. However, with major rehabi 1 i ta tion and spot clearance efforts in the residential areas, restructuring of the commercial strips to relate more to the immediate area, and proper buffering from the industrial areas to the west, the Subsector can become a pleasant, convenient community to house, among others, persons working in the adjacent industrial corridor. POLICY 302-13: Jefferson-Mack Subsector Policies West of Lakewood, provide for major rehabilitation of existing housing units along with substantial spot clearance of those units that are beyond economical rehabilitation. Encourage rehabilitation and spot clearance of housing east of the alley west of Lakewood. Institute commercial stabilization project on Mack. Develop Kercheval as thoroughfare residentialcommercial. (Rezone to B2, Local Business and Residential.) Keep existing sound commercial on Charlevoix and develop residential at compatible densities to surrounding neighborhoods. Rezone to R2 (Two-Family Residential). Provide additional recreation facilities and a neighborhood recreation center. Buffer M4 (Intensive Industrial) uses from residential uses with an M2 (Restricted Industrial) zone. 3/90 III-36 �P' KETTERING aaN • •.-.uzaa &XISTINGI LANCI Laa RL- t.aw ,....,,,, ~ RLM- ......-.,. 01na.,:y ~ RM--,...,01na..,,~ RH-Bi-,,,...,_,:y~ SRC- Spoci.al ~~ INST- 1nn,.=ia,&). IND- o..ru Induotri.Ll U: IND- Liqht Induotri.Ll RLM \ .. ·' .-:.. ,,~ . . .... ...... GC-:,.,•• ••• ••.Re•~~••••• ••••••• .... . .,,.... .·•···.. .. .:-,GC ~ ••• .• ~•"·.::~· ••.•••• ~. \RC\ - ✓~ TAC- Tborou9hfare a.aiden~i•l-Ccanerc:Ul MC- ,.iar "'"'9arci.al SC-si-:;.t.lO:aoan::ial RLC-~a-.:w GC- - . i O:aoan::ial CC- amoucw MUR-,.;-iu.o~ POS- Perm.anent Open RC- Rac:nau.on V- Vacant CEM·ea-..-,, ? *- Space Playtield l,'J 0 o.o .21 I .so 1 r== .71 ,.. i=:i____.,c:::::::.r===, fl'IMe EAST SECTOR KETTERING -N• -AL&ZaD PPOPOSFCI LANCI U •• RL-t.aw,...,_,:y~ RLM- ..,,..__,. 01na.,:y ~ RM---ev~ RH-1114b,...,_,,,,~ SRC-si,oci&J.~-a-cial INST- 1not1=ia>&l IND- o..ru Induotri.Ll U: IND- u<1>t Induotri.Ll TRC- Thoroughfare Resident.ial-COfflNrcial MC- ""iar ~ SC- S!>-=i.al a.a-ca1 RLC- ~ ~ GC- - . i ~ cc--amoucw MUR- Mi-1 u. -.;-ti.o.!. POS- hlrma.n.ent Open Space OSI- Open Space-Institutional V• Vacant CEM·c...tery ~- AA 1h'lch•2000ft, l,'J 0 = F====1t:===o.O .21 .JO .71 1.0 c::::::::.r===,c=::Jr:::::i EAST SECTOR Kettering Subsector . . . . . . . . . . . . . . . . 302-14 III-36A I flllle �P' THE DETROIT MASTER PLAN OF POLIOES EAST SECTOR KETTERING SUBSECTOR BOUNDARIES AND FEATURES ' The Kettering Subsector is bounded by the Ford Freeway, McClellan, Mack, and Mt. Elliott. The area is developed primarily with one- and two-family homes, general commercial uses along Gratiot, and industr¥ in the Bellevue industrial corridor at the western edge of the Subsector. SUMMARY OF PLANNING ISSUES, KETTERING SUBSECTOR Housing in the Kettering Subsector has been identified as one of the major concerns of the residents. A substantial majority of this housing was built in the 1900-1920 time period; as a result, Kettering home owners must deal with the various maintenance needs of housing 60 or more years old. Boarded housing units, vacant residential lots, many in need of a clean-up, are very common in most neighborhoods in the Kettering Subsector, except for the Van Dyke-Fischer band. In areas where housing abandonment and then demolition are most severe, it is not unusual to find blocks where more than half of the homes have been removed. In those blocks where a major portion of the housing has been lost, the residual vacant lots are distributed in a random pattern among the remaining housing. Groups of vacant lots do occur frequently, but some acquisition and demolition generally would be required to prepare a site large enough to be attractive to a developer for new development. KETTERING SUBSECTOR GOALS Positive aspects of the Kettering Subsector: the industrial corridor between Mt.Elliott and the Conrail beltline, and the attractive residential area between Van Dyke and Fischer may to some extent be utilized to overcome the problems of aged housing and numerous vacant lots. The Subsector is envisioned as having a strengthened and expanded industrial corridor in its western portion along with residential areas taking advantage of vacant lots to make for a less dense community and less intense commercial strips more appropriate to serve the surrounding areas. POLICY 302-14: Kettering Subsector Policies Assist in adaptive revitalization of the Packard headquarters and the Essex Wire Company plant buildings. Redirect land uses from residential to industrial in the area between East 3/90 III-37 �r THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Grand Boulevard and the Ford Freeway, and also between the , Conrail beltline corridor and Mt. Elliott. Encourage local commercial-residential uses and regroup existing businesses into clusters along the Mack commercial strip. Begin this redevelopment on the north side of Mack along the first few blocks west of McClellan, or just east of Van Dyke. Encourage a commercial structure rehabilitation program, and encourage thoroughfare residential commercial on East Forest between McClellan and Van Dyke. Phase out obsolete commercial uses on Gratiot to· allow for major redevelopment. Encourage industrial expansion east of Mt. Elliott between East Grand Boulevard and Ford Freeway to at least Frontenac. Encourage industrial expansion between Mt. Elliott and the Conrail beltline. Construct a neighborhood recreation center. Provide recreation programming in non-City owned buildings. Encourage adjoining homeowners to purchase vacant lots in order to increase yard space. 3/90 III-38 �BT. JEAN maN• 91Auzaa BXIIITING LANO uall ~~ ,.,~g § .. RL-i-emaitv~ AJ}\··· '-.. :- ·•·•···. -...:..::..•, , - •• -, .....~ ~~fff#."~?-~•··· ··.:··~-~··.. INST ;// G~/ ~CSE ' Fi•? r-· ,...,:.;._~(,(· ---~·:--!'-...•~ . €~ .•··--·········· •d'!•~> -:: 1'i"" #F ·. __ . ·.. RLM/V \ . .....-•--•·-•·•-·••• I • IND .. :;. " ---~·-: '"···-·······-Gc7 ·······-....:. GC RLM/v ..,••••• ••••••• •• ••••• \ • ~-·•••••(I.:.. -··· ../',;.', ~~·•iNST,:\Rc\ ·•.-··' .•. . ••-1. .--·.• RLM- .. -.,, ~ RM---..cy~ RH- & o h - . . . , , ~ SRC- si-:<A1 ~~ INST - Izlatit:uti....i IND--.-1.1:IND-Uflll:- TAC• TbOroQCJbhr• Reaidantial-0-U-cial MC- MJcr o..-rd.&l SC- si-:<A1 c:-mcw. RLC- ~ e:a.rr:w GC-GmcaJ.CC--o:-n:w MUR-111-'u.~ RC- -~-·· .--~-- RL~••••::~; ~o•-=..,\ -..(_• GC Recrau.1cn OSI-Open V• Space-lnatitutional Vacant CEM-~ *- RLM Playfield t_ I inch '200011 . - 0 0.0 .25 .JO .71 r--, 1.0 ~ EAST SECTOR l BT. JEAN G• N • .. AUDD PADPnPPII LAN0U- RL- i- emaitv ~ RLM--...--..,,~ RM--... - - . " " ~ RH-.,_..,_.,,~ SRC- si-:<A1 ~ - o : - r o , . , , J , I NST - InaU--.i. IND--.iL'IIND-Uflll:-.=-i TAC- Thoroughfare Reaidantial-CoaNrcial MC-i.1cro:-n:w SC- si-:<A1 C>mmd£l RLC- ~ - GC- Gmor&l CC--Cl:lmmti.a.l MUR- 111-' - ~ POS- Permanent Open Space OSI- Open Space-'InatJ.tutional V• Vacant CEM-~ *- Playfield 0,0 .2J .JO = .7S 1,0 c:::::::::Jr - - ,c.___, EAST SECTOR St. Jean Subsector .•...•........... 302-15 III-38A - �r THE DETROIT MASTER PLAN OF POLIC,..IES EAST SECTOR ST. JEAN SUBSECTOR BOUNDARIES AND FEATURES The St. Jean Subsector is bounded by the Edsel Ford Freeway (I-94) to the north, Conner on the east, Mack on the south, and McClellan to the west. SUMMARY OF PLANNING ISSUES, ST. JEAN SUBSECTOR The vast majority of housing in the St. Jean Subsector is either single-family detached or two-family flats. While apartment buildings are scattered throughout the Subsector, there is no concentration of multiple-dwelling units. Housing in the St. Jean Subsector is in fair to poor condition. There are many vacant structures (some are boarded, and some are open and dangerous), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond feasible rehabilitation. Residents of the St. Jean Subsector have identified maintenance and rehabilitation of housing in the area as one of their top priorities. ST. JEAN SUBSECTOR GOALS In the future, the St. Jean Subsector should contain a strengthened industrial district in its southeast area which will take advantage of the nearby Airport-related developments, and the Chrysler Plant industrial corridor. The Warren-Conner shopping district and the institutions on Conner will also act as employment bases for the Sector's residents as well as serving the needs of the larger East Sector community. There should be a blend of existing and redeveloped housing in the Subsector which will be adequately buffered from the industrial district and serve as a viable community to house, among others, workers in the Subsector's employment centers. POLICY 302-15: St. Jean Subsector Policies. Develop residential uses, compatible with the neighborhood, on the vacant parts of Shoemaker and East Forest. Consider replatting in the Shoemaker area to reduce irregularity of lots. In the area east of St. Jean south of Warren, remove abandoned structures as soon as possible and maintain vacant 3/90 III-39 �r .THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR land - in interim uses. Encourage residents in this area to relocate to better housing elsewhere in the Sector. This area ' should be promoted for industrial development, providing a buffering strip of light industrial-uses east of St. Jean developed to protect the residential areas to the west. Encourage thoroughfare residential-commercial on East Warren and Mack. Upgrade the landscaping and encourage self-help clean-up of the Warren/Conner shopping center. r 3/90 III-40 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR ARTICLE 303 EAST CENTRAL SECTOR EAST CENTRAL SECTOR LOCATION AND EXTENT The East Central Sector is a narrow strip -0f the City, roughly three-quarters of a mile wide and four miles long, running from the southern boundary of Hamtramck south to the Detroit River. It is bounded on the west by the Chrysler Freeway and the Woodward Corridor, and on the east by Mt. Elliott and the East Sector. The Sector is divided into four subsectors: Upper East Central, Middle East Central, Lower East Central, and Near East Riverfront. EAST CENTRAL SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The East Central Sector is a diverse area containing, at the north end, the massive Central Industrial Park which includes the General Motors Assembly Plant and, at the south end, the Lafayette/Elmwood urban renewal area, Harbortown residential development and River Place off ice park. It also contains other major industrial facilities, including the GM-Saginaw Division Plant and Chevrolet Forge, as well as the Eastern Market, the Forest Park urban renewal project, the McDougallHunt project area, and other industrial, cornmerc ial, and residential uses. The policies which follow make the assumption that considerable development pressures will occur within the nearto mid-range future in the area along the riverfront. In the area north of Gratiot and south of Ford Freeway, except for projects already planned, development will be some years away. In the longer run, this area will also be ripe for development. The major planning objectives are to increase employment opportunities for residents; continue to seek other industrial firms to locate in the Central Industrial project, especially suppliers to the General Motors plant; address the vacant land problem; address the problem of the incompatible mix of residential and industrial land uses; provide for the orderly expansion of the Eastern Market area; preserve sound older 3/90 III-41 �. SECTOR • MIDDLE East Central LOWER East Central _,;:.,...~,__..,.! ~ .l ,,.->'t NEAR East Riverfront Lower East Central Subsector . . . . . . . 303-10 Middle East Central Subsector .... 303-9 Near East Riverfront Subsector .... 303-11 Upper East Central Subsector . . . . . . . 303-8 �. GENERALIZED REZONING CONCEPT U S/NGLE·F All/LY RESIDElfflt,L TWO-FAll/LY RESIDElffll>l LON·DENSfTY RESIDElff/4 THOROOGHFAAE REStDElffll>l UEDIUU-DENSfTY RES/0£/ffl/>l HIGH-DENSfTY RES!DElffll>l 81 B2 LOC4 BUSINESSI RESIDE/fft,4L 11 12 13 M RS 83 84 86 RESTRICTED BUSINESS SHOPPING DISTRICT GENERl>l BUSINESS GENERl>l SER,1/CES UllfTED INOJSTRll>l RESTRICTED INOJSTRl/>l GENERl>l INOJSTRl/>l M4 llffENSNE INOJSTR/4 M5 SPEC/4 INOJSTRll>l Ml M2 M3 SPECl/>l DEYELOPUElff !resldettlal,w/lh /Im/led corrrnerc/a/J SD2 SPEC/4 DEYELDPUElff !convnerclat.wlth llmited resldmla/J S04 PROPOSED SPEC/4 DEVELDPUElff RNERFRO/ff 11/X USE SDI PD PC l'CA TM WI PUNNED DEYELDPME/ff PUBUC CENTER RESTRICTED CE/ffR,4L BUSINESS TRMSfTIONAL /NOJSTRl/>l WATERFRO/ff INOOSTRll>l PR PAAKS arr/ RECREATION .:l PUBUC WHAAF EAST CENTRAL SECTOR �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR housing; and maximize the riverfront potential as a source of employment, a high density, mixed income, residential area, ' and an esthetically pleasing, safe, publicly accessible area for recreational purposes. POLICY 303-1: East Central Sector - Land Use Expand all functions of the Eastern Market. Control abrasive uses and encourage residential development on excess commercial land. Encourage renovation and reuse of vacant and under-utilized buildings such as warehouses and factories. Recognize and enhance the special districts including Elmwood, Forest Park, Eastern Market, Chene-Ferry, and the Riverfront. Respect the identity of special areas while lessening their isolation from the surrounding neighborhoods. POLICY 303-2: East Central Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Increase the supply of good quality housing, especially in the riverfront area. POLICY 303-3: East Central Sector - Commercial Development Promote establishment of new business and ins ti tut ions in suitable sections of the area. Support programs which can make Eastern Market and Chene/Ferry more efficient and modern. Improve both the appearance and the function of the commercial areas. POLICY 303-4: East Central Sector - Industrial Development Make as efficient as possible the industrial core in the Upper East Central Subsector. Take advantage of positive impacts of the General Motors Plant upon the City and the immediately surrounding area, while alleviating any adverse impacts on surrounding residential communities. Provide land for small industrial facilities near Central Industrial Park. Encourage expansion and modernization of existing industrial uses near the GM plant. Continue to support the development of Milwaukee Junction. POLICY 303-5: East Central Sector - Transportation System Improve vehicular and pedestrian linkages between East Jefferson and Lafayette Park, the Riverfront district, the future Linked Riverfront Parks and the Detroit River. Improve transportation access and traffic circulation for all modes of transportation in the East Central Sector, while 3/90 III-42 �THE DETROIT MASTER PLAN OF POLI.CIES EAST CENTRAL SECTOR alleviating any adverse impacts upon surrounding communities. Develop a system for pedestrian and bicycle circulation. Take advantage of development opportunities which may result from transportation improvements. Develop and improve roadways to and along the riverfront. Improve rail service and truck routes north of Gratiot in_ the Eastern Market area. Consolidate railroad freight lines and remove abandoned rail tracks in the riverfront area between St. Aubin and East Grand Boulevard. Eliminate rail tracks where not needed. Provide vehicular circulation links between Milwaukee Junction and Eastern Market. POLICY 303-6: East Central Recreation System Develop playfield space north of Gratiot and east of St. Aubin. Provide active recreation land in urban renewal areas and other areas where land use changes are occurring~ Increase ~enior citizen recreation programs, especially north of Gratiot. Build vest-pocket parks in new developments. Continue to implement the linked riverfront parks proposal. Reserve the River's edge for River-oriented use, especially those which derive special benefits from such a location, such as recreational boating or natural views and setting. Expand leisure time opportunities, especially those which are Riverrelated. POLICY 303-7: East Central Urban Design Recognize and protect distinctive urban spaces and vistas. Improve the visual and perceptual environment of the riverfront area. Establish a sense of progression and visual gateways leading into the CBD on Jefferson and Gratiot. Improve the visual entry into the riverfront area. In the riverfront area, improve curbs, lighting, streets and sidewalks in poor condition, except where clearance and development of building(s) is imminent. 3/90 III-43 �• • Xl • TING LAND U •• RL - Low Dens i ty Residential RLM - Low-Medium Density Residential IND - Industry LT. IND . - Light Industry INST - Institutional VAC - Vacant ··.·.·. .·.·.· :;i~\\\::'.;:/\\\:::::-:-:.: ~For further explanation of these Land Use Categories refer to the Appendix of this report. "2':~---~ q :E IND IN0U8TRV -·- ·•-'"Wy z: W ~I'I ul l. 0 0 .0 .25 .50 .75 1.0 m,le ~c::::::J k,toffleter UPPER EAST CENTRAL R • C0MM • Naaa FUTURE LAND us• RLM Low-Medium Density Residential IND - Industry LT. IND - Light Industry INST - Institutional >- s ~For further explanation of t hese Land Use Categories refer to the Appendi x of this report. iI u. II II IND INDU • TRV ..... -........y / E GRANO BL.VO . 0 o.o = UPPER Upper East Central Subsector .•..•.. 303-8 .25 50 75 -- r==l 1.0 m 11e ,------, ll1 !0Meter EAST CENTRAL III-43A �• THE DETROIT MASTER PLAN OF POLU:IES EAST CENTRAL SECTOR UPPER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Upper East Central Subsector forms a U-shaped configuration that wraps around the southern end of the City of Hamtramck. From east to west, the Subsector extends from Mt. Elliott to the Chrysler Freeway and to the south it is bounded by the Ford Freeway-Grand Trunk Railroad and East Warren; the Detroit/Hamtramck boundary is the northern border; almost half of the area of the Upper East Central Subsector is included in the Central Industrial Park. SUMMARY OF PLANNING ISSUES, UPPER EAST CENTRAL SUBSECTOR A means of raising the level of employment opportunities for persons with low- and moderate-level skills needs to be found. Traffic circulation needs to be studied around the Central Industrial Park project and in and out of Hamtramck as it relates to both the Chevrolet and the General Motors complexes and the impact of the changes on the adjacent neighborhoods. UPPER EAST CENTRAL SUBSECTOR GOALS The Upper East Central Subsector is envisioned as a thriving industrial district centered around the General Motors Assembly Plant, but also containing the Resource Rec·o very Plant and other existing, expanded, and relocated industries of a diversified nature. The industrial areas will be wellbuffered from, and will generate minimal traffic through, nearby residential areas. There will be efficient transportation routes between industrial centers and convenient public transportation available for workers within the area. POLICY 303-8: Upper East Central Subsector Policies Continue to support the development of the Central Industrial Park Project by fulfilling the City's agreements and by providing adequate City services. Continue to support the Resource Recovery Plant. Improve the conditions for other industry in the area by providing land for small industrial operations which may move into the area as a result of the new General Motors facility, and by providing opportunities for expansion and modernization of industrial operations which already exist in the East Central Sector. Provide for improvements to traffic circulation, particularly near Chene. Improve public transit stops for workers going to the new General Motors plant. Improve trafficway conditions between related industrial plants, both nearby and in the region. 3/90 III-44 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR Pr-0vide buffer areas of light industry or open space between industry and residential communities in order to alleviate any adverse impacts. Restrict heavy volumes of traffic that may pass from industrial areas and through adjacent residential areas. Except for the residences at the northeast of the General Motors plant, consider eventually removing the remaining residences wherever feasible and consolidate the land into industrial parcels. Identify possible industrial expansion areas accessible to rail, and encourage industries dependent upon rail lines to relocate in identified areas. Work closely with present freight lines to insure, or obtain the industrial mass to support, continued rail service, and encourage excellent maintenance of rail facilities. Promote development and prepare sites for new development by identifying potential development parcels, assembling into larger parcels, removing obsolete structures, and promoting appropriate uses. Encourage owners, especially the railroads, to lease or sell any land not fully utilized. Where new industry is being encouraged, seek diversification of Detroit's economic base wherever possible. Continue to support the development of Milwaukee Junction. Where land is available, support expansion and new development of food-processing industry along with other industry in the Milwaukee Junction development area. Provide adequate vehicular circulation links between Milwaukee Junction and Eastern Market, while alleviating any traffic impacts upon the Forest Park residential development located between the two areas. Provide buffering of adjacent residential by 1 ight industrial zoning and greenbelts. 3/90 III-45 �EXISTING LAND USE ¼/; ~o.:;~ '-' .!i ' : :· : :··- J._ FWY. .am;:, .... ~ ·'VAC INST E. GAANC ,: : :' .:GC:. ·~!============c: i:--·-r: AM :ALMSi: ~: !d INC GC 11 ,C I • :: 1: : -~---f-.:.· · E . WAAAEN RM - Medium Density Residential RLM Low-Medium Density Res i den ti a 1 GC General Co111Tiercial IND - Industry LT. IND - Li ght Industry INST - Institutional VAC - •:acant °For further explanation of these Land Use Categories, refer to the Appendix of this report. '!'l"'--,;.l._i:,..lllisit·._F,.o_,A.,;;;;E;;;s;.;T_"""'l~,;:.;;..- 1 NsT•....:;=:¼='--+- U !i vAca:~---.llil ~! ~. 1 §!! • ALM. : --"!!.~-= ,1~c :•_;r'INST ~ n AM ~.. ~ . •••? 2 · ·;.,-••::,,-... ...,-<'o" Ge : .I;" : ~....... I • ·'.~·.:•-·--•• ~ • _....,., ·" I :• ,"'.I T ~ ••:;.• • • ., r,: ACK : VAC VAC: INST---.:.··~ : :-•:_:':JY, AM 1 1 ~ "' ii l,!.V___...... ; ~::~~~L~~:~ INST 1Nb ~······~r:.-··· ~~ m••-- p•~k,,.. •• • V .J !,, :, t ~·1/ ..J i 0 jI ,t-f---9~ ~, •~. 'ii l inch I 2000tt . Kfel 0 .0 = .25 .50 ,---- t .O .75 mile MIDDLE EAST CENTRAL RECOMMENCED FUTURE LANO USE ~~ - Medi~~ Density ?.es1::!e:-i t..:..a l G~ - Gentl:al Ce, .. ,,uel c.i d~ DIST. I~O. - Distribution InCustry ISD - Industrv LT. I~O - Light rr\dustry INST - Inst1.tut.1onal RLC - Residential/Local Coi::mercial SRC - Special Residential / Cc:nmerc1.al INC INST >- i,;.--; t GC ••••• t :•LT ,: :-:-INC:: j: : S~ - : rt~ ··-: .t - ;".;: r--, -==~ _.l'......: liT 'I ~ lf1NST "t ..ILl :;: ;•,:i i 'F-: :rf, ;:,! -·· - _J' ~ • , := r---y ~~c :- ~: ! INST [ } ~ 2 , - ~ :·• ~ ~ · ma•C p•c: +~ '"'9 •••• I ~, l: IST INC !L I I - •• •· :,--'• • )=~··· INST r:iACK INST ,~....__l •••~.......-..-'.. La nd Use catec:;ories, r efer to tl':.e A~pend ix of this re?ort.. ;GCiV AM 1 For furt.!':.er explanation of t~ese •.~.ILTIN • t--.!::, t !1INST -,: .... :.. ,i-: : ; ii....,.,»- ,,; JH w:; : ~ .... :U.FOAEST !: ' .,_...,.._ AM NST: _.,••=• •• ••==~· ~=~ ••; / ~ s A c ••••=••\">'-<.'0 •• <:l' ~ w I 1 , net,: 2000ft. I ---.:=-noflh I ..c,cs = , ,;, a 0 .0 .25 ,50 r== .75 1.0 m,1e MICDLE EAST CENTRAL �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR MIDDLE EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Middle East Central the Ford Freeway, on the by Mt. Elliott, and on Chrysler Freeway to East to the Ford Freeway. Subsector is bounded on the north by south by Gratiot Avenue, on the east the west by a line drawn along the Warrenr east to St. Aubin, and north SUMMARY OF PLANNING ISSUES, MIDDLE EAST CENTRAL SUBSECTOR Considerable mixing of industrial and residential uses and resulting incompatible uses; employment opportunity expansion; orderly expansion of Eastern Market and abatement of any major noise-producing activities vis-a-vis the adjacent residential area are the major planning issues facing this area. Organizing a community-wide approach to common problems, such as lack of alley and vacant lot maintenance, appears to be difficult for many parts of this subsector. Better organization of community self-help might alleviate these problems. MIDDLE EAST CENTRAL SUBSECTOR GOALS The Middle East Central Subsector should continue to be one of the most active and diversified development areas in the City featuring a revitalized ad expanded Eastern Market and a new Brewery Park office complex. The Forest Park area will contain recently built and additional new housing with appropriate recreation facilities provided along with new light industrial uses. The area east of St. Aubin will benefit from the surrounding activity and community self-help effort to become a well-maintained and strengthened residential area. This residential area, along with public improvements and support, will result in a rejuvenated Chene commercial strip. POLICY 303-9: Middle East Central Subsector Policies Encourage better organization of community self-help efforts, particularly in the area generally bounded by I-94, Mt. Elliott, St. Aubin, and Gratiot. Implement plans to restore and improve the Chene commercial strip and the Chene-Ferry Market. Improve recreational facilities. Provide better buffers against nearby noxious land uses. Acquire and demolish vacant buildings on the north side of Gratiot commercial strip, between Mt. Elliott and Chene, possibly creating more parking space. On the south 3/90 III-46 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR side, treat as part of the McDougall-Hunt project; this may entail rehabilitation and some clearance. Complete the expansion plans for Eastern Market and retain it as the primary focus of a regional food wholesaling district and farmers market activity; encourage more efficient handling of goods; improve orientation devices, traffic control, and truck parking and loading. Maintain rail service to the Eastern Market area, and provide for grade separation of all tracks at Mack. Promote the 20-acre site between Russell and the Chrysler Freeway for development related to the Eastern Market. Complete the development of the Brewery Park office complex. Implement the Forest Park Development Plan which includes the continuation of new housing development between Forest, Russell, Mack, and the Chrysler Freeway, and the development of light industrial, institutional, and recreational uses east of Russell, between Mack and Warren. 3/ 90 III-47 �• Xl• TINO A ID • NTIAL. . /:;;-. ,.............h\\ r ·1· ~ ;:,i) :: ~ :f' ,-:: •·· ;:;..... -., 21: INST lz !I C: \) I~ : -• RLM IDaNTIA1/;/ / r· .,i....1 ci •• •For further explanation of these Land Use Categories refer to the Appendix of this report. ........ -ii ••• U RLM - Low-Medi um Density Res i denti a 1 GC - General Corrmercial SC - Speci al Corrmercial IND · Industry LT. IND - Light Industry INST - Institutional REC - Recreation VAC - Vacant RLM •• LAND I (It "' INST INBT GIC VAC LT. IND VAC NBT , ,nc,, : 2000ft oc .-cre1 0 o.o .25 50 75 10 11 '" • ==-:J==l_~= k i lometer LOWER EAST CENTRAL • • caMM• Naaa FUTURE LAND UBE RLM - Low-Medium Density Res i den ti a1 SRC - Special Residential Convnerci a 1 GC - Genera 1 Corrmerci a 1 SC - Special Corrmercial BR R •• LT. IND• Light Industry INST - Institutional REC - Recreational RLM ID • NTIAL LC VERNOR -~-~."!"..... ~ Ial~ :i 41 RLM •• • / ~I I 1D NTI oc • , ••• 1 : &T: .L.AAN~ • BC LC Local Commercial/Residential •for further explanation of these Land Use Categor.ies refer to the Appendix of this report. LC LT. IND REC .l SC INST 0 o.o .25 .so ,.o ,..... ....... .75 c:::::f===i~, LOWER Lower East Central Subsector •••••.• 303-10 EAST CENTRAL III-47A -~- - - -- - �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR LOWER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Lower East Central Subsector is bounded on the north by Gratiot, on the west by the Chrysler Freeway, on the south by Larned, East Grand Boulevard and Lafayette, and on the east by Mt. Elliott. SUMMARY OF PLANNING ISSUES, LOWER EAST CENTRAL SUBSECTOR Maintenance of consistency in development of remaining lots in the Lafayette/Elmwood area; reduction of remaining security problems; completion of work to assure full visual access to riverfront at Chene and Mt. Elliott entrances; and effective preservation of vintage housing in McDougall-Hunt are the issues for the area. LOWER EAST CENTRAL SUBSECTOR GOALS The redevelopment areas within the Lower East Central Subsector will be completed and will continue to be regionally attractive areas of newer housing of various types for persons of a wide range of incomes. The older housing area in the subsector will be maintained with the help of public improvements and programs, and will be strengthened by the surrounding development. The commercial strips on Gratiot and Mt. Elliott will be beautified and redeveloped, where needed, and act as gateways to the Central Business District and the riverfront, respectively, as well as serve the surrounding areas. POLICY 303-10: Lower East Central Subsector Policies Complete the development of new parcels in the Elmwood Park area. housing in the remaining Continue to work carefully with the Citizens District Councils, and make such improvements as are possible. As development is completed on Chene, the section along Vernor should be improved. The design unity of Gratiot should be improved, and special treatment should be given to the ares where Gratiot serves as an entrance to the Central Business District. Redevelop the Gratiot and Mt. Elliott commercial frontages. Along Gratiot, between St. Aubin and Mt. Elliott, and along Mt. Elliott between Gratiot and Vernor, encourage rehabilitation and maintenance of viable structures; eliminate unsound buildings and encourage new commercial development. III-48 3/90 - ---- - - -- �THE DETROIT MASTER PLAN OF POLIJ;:IES EAST CENTRAL SECTOR • In the portion of McDougall-Hunt bounded by Chene, Vernor, Mt. Elliott, and Gratiot, repair public infrastructure, rehabilitate structures, and relocate families in nonviable housing to sound dwellings within the project. Remove all structures in the area bounded by the alley east of St. Aubin, Chene, Gratiot, and Vernor, and provide for medium-density residential redevelopment. ' 3/90 III-49 �0 0: ; 0 sr 0 0 ~ FISHEA " i 1111 FWV ;;: 0 0: :,: u • ...3' ~1! .~H G/1 DETROIT Near East Riverfront EXISTING LAND UBE SRC - Special Residential Conmercial IND - Industrial t 2000ft, lflCft I INST- Institutional 1,. 0 1,2 ..... VAC - Vacant REC - Recreation o.o ,---, = .25 .50 .75 . ci ~ RIVER Near East Riverfront RECOMMENOEO FUTURE LANO USE RH High Density Residential LI Light Industrial PT Port Terminal SC Special Co1TU11ercial SRC -- Special Residential-Co1TU11ercial MP -- Major Park INST -- Institutional C -- conunercial Map revised 7-88 accordi~g Public Wharf to Near East Riverfront Plan, adopted B-87 & -- Near East Riverfront Subsector ..•• 303-11 1 Inch • 2000 ft . 1,. 0 0.0 1,2 ..... .50 .75 1.0 ,.....-----,~ .25 III-49A 1.0 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR NEAR EAST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES ' The Near East Riverfront boundaries are defined on the west by Bates (extended) to the River and the Belle Isle (McArthur) Bridge to the east, by East Jefferson and the Detroit River on the north and south. This area is comprised of approximately 320 acres. The area also includes an adjacent 80-acre area bounded by Mt. Elliott, East Lafayette, East Grand Boulevard, and East Jefferson. Additionally, the area includes the n.o rth side of East Jeff er son bounded by East Larned, Mt. Elliott, East Jefferson, and the Chrysler service drive. SUMMARY OF PLANNING ISSUES, NEAR EAST RIVERFRONT SUBSECTOR The Near East Riverfront Subsector is one of several areas of the City of Detroit experiencing considerable private sector redevelopment pressure. Having a detailed plan of redevelopment is in the best interests of both the City and the private sector. The nature of the Near East Riverfront redevelopment can be characterized as change from an underutilized industrial and warehousing district to a residential, recreational, and office development area. Higher intensity of use means that traffic circulation and parking are a major concern. Compatibility between present active industrial facilities and new housing and recreational facilities requires planning attention. Also, the desirability of public access to and along the River must be balanced against the need for residential privacy. Finally, the reuse potential of existing structures must be considered if the design character of the area is to be maintained. NEAR EAST RIVERFRONT SUBSECTOR GOALS The Near East Riverfront is the portion of Detroit's riverfront likely to undergo the most dramatic change in the near future from an industrial and former warehousing area to an area emphasizing mixed-use, some housing, recreation, and light commercial. Its proximity to the Central Business District makes it a logical location for functions serving tourists and conventions as well as other visitors from outside Detroit. It is also an area where the general trend toward downtown and near downtown housing can be furthered. The basic intent of these Master Plan policies is to show, in ample detail, a clear direction of change of land use in the Near East Riverfront area from industrial to non-industrial uses. 3/90 III-50 �THE DETROIT MASTER PLAN OF POLI,CIES POLICY 303-11: A. EAST CENTRAL SECTOR Near East Riverfront Subsector Policies TRAFFICWAYS E. Jefferson serves and will continue to function as the major east-west thoroughfare. Seccndary thoroughfares, which provide more than local property service, are proposed to include: Rivard, Orleans, Chene, Jos. Campau, Mt. Elliott, East Grand Boulevard, and Atwater (between St. Antoine and Orleans). Franklin is proposed as a continuous collector street between St. Antoine and Adair. Other streets will provide local access. Interim truck routes should be established to service existing industries and be planned and designed mainly along north-south corridors in order to minimize impact on east-west streets, particularly Atwater, so a not to adversely affect commercial and residential development sites. The Conrail (NYCRR) railroad right-of-way north of Jefferson between Beaufait and Bellevue can be developed to handle traffic movement into and out of the Uniroyal site. The railroad right-of-way area can serve as a peak traffic thoroughfare that would connect with an improved Vernor Avenue for westward-bound traffic. B. PARKING Encourage the provision of parking in structures or "podiums" with air rights development above. Generally, if parking structures are considered for construction on parcels fronting on the River, they should be encouraged to be no more than two-story parking podiums with intense development above, south of Atwater. Up to four-story parking podiums with intense development above will be encouraged north of Atwater. Parking podiums are here defined as parking structures, built to accommodate air-rights development for residential, office/commercial, or other uses above. Free-standing parking structures will be discouraged north and south of Atwater. Where appropriate, retail uses are intended to be built along the ground floor of major parking podiums. The function of the parking deck of podiums adjacent to Renaissance Center is that of a continuous strip of parking and offices connected by skywalks which would create an entire, interrelated unit. Along the second level or skywalk locations, retail activity may be appropriate in some locations. The possibility of "shared parking" among developments must be explored in more detail in order to achieve an overall 3/90 III-51 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR reduction in land area used for parking within the Near East Riverfront. C. TRANSIT The present railroad (GTWRR) tr.acks along St. Aubin leading into the East Riverfront area, towards Renaissance Center, should remain and eventually accommodate a light rail or subway line. For east-west circulation, a theme shuttle bus should provide service for internal travel between developments, along Franklin and Atwater. A shuttle bus is flexible and can redirect its route according to changes in activity in the area. In the plans that have been developed for the Woodward Avenue transit system as applied to the East Riverfront, the subway should be a major added stimulus to development. Specific line and station locations in this area have been chosen to maximize the positive impacts on potential new development. Subway stations should be located on Jefferson adjacent to the Renaissance Center and in the vicinity of Franklin and Orleans. D. URBAN DESIGN POLICIES River Image The Detroit River should be emphasized as the primary physical image of the area. This segment of the riverfront will always present strong impact on Detroit's image. Strong steps must be taken to assure that the image is most positive. To this end, a separate and more detailed study of urban design issues along the Near East Riverfront area should be encouraged. Views of the River Moderate setbacks of about 20 feet from the right-of-way along north-south streets from Jefferson Avenue, promoting visual access to the riverfront, should be instituted. View corridors, especially from Jefferson Avenue, should be placed so as not to block any significant views. The areas where major north-south streets terminate at or near the River's edge should be kept open to preserve views of the River. 3/90 III-52 �THE DETROIT MASTER PLAN OF POLIClES EAST CENTRAL SECTOR Public Wharves Public marina/wharves with commercial development and a nautical theme should be developed in several locations along the riverfront. Continuous Riverwalk A continuous pedestrian/bicycle path should be provided generally along the riverfront edge and along Atwater, Guoin, and Wight Streets as indicated on the "Trafficways Plan" map. This path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. Skywalks There should be a -system of skywalks linking Renaissance Center and the parking podiums of other nearby development complexes, providing an enclosed environment from office to automobile, once anyone enters a parking structure connected with the Center. Gateway Entries Entry points at the intersections of Jefferson and the primary streets which continue south into the Near East Riverfront area should receive special design treatment such as landscaping, portals, paving materials, banners, lighting and/or other visual elements to enhance these major points of entry into the Riverfront area. Landscaping and the special design treatment should also link gateway entries along the Jefferson east-west continuum, within the public right-of-way. Character and Quality The special character and quality of the riverfront area should be recognized and encouraged. Careful consideration should be given to the texture, color, and form of the streetscape and buildings. Special lighting should be added complementing the character of the area, and enhancing security. Franklin/Woodbridge New development should complement and be compatible with the existing character of the Franklin/Woodbridge Street area between St. Antoine and Dubois. Careful consideration should be given to the size, shape, and character of new buildings 3/90 III-53 �THE DETROIT MASTER PLAN OF POLIC.IES EAST CENTRAL SECTOR in relation to the district. Franklin Street should be established as the central east-west spine of pedestrian activity oriented to shopping and entertainment. Scale and Pedestrian Circulation Pedestrian-scaled development should be encouraged throughout. New development should be geared toward street-level pedestrian-generating uses as much as possible. Parking structures shq·uld contain street-level commercial uses. Conflict between pedestrian and vehicular traffic should be minimized as much as possible. Alleys ad small streets should be designed as integral parts of a pedestrian network. Distinctive landscaping, attractive street furniture, and a well-designed signage system should enhance pedestrian activities. Historic Character The historic nature of the district should be emphasized. Architecturally significant and/or historic buildings should be adaptively reused where practical and appropriate. Historic interpretive trails should be developed. Public Safety Public spaces and streets should be designed for maximum public safety. The design of new development should provide for natural surveillance ( "eyes on the street"). Adequate and appropriate lighting should be provided. Three-Dimensionality The three-dimensionality of the district should be carefully considered in the context of new development. The relationships between the parks, streets, buildings, and circulation patterns should be recognized when planning new development. The design of new development should consider its vertical impact on the skyline. Changes of level, separation of grade, especially at the River's edge, should be encouraged. E. INDUSTRIAL PERFORMANCE The existing non-River-oriented factories between Rivard and Jos. Campau should be encouraged to improve their operating characteristics to achieve lower noise levels, improved outdoor storage, and reduced air pollution so that development opportunities are not lost. Whenever industry is relocated, 3/90 III-54 �- THE DETROIT MASTER PLAN OF POLikIES EAST CENTRAL SECTOR every effort should be made to find a suitable relocation in the City. Since the cement plants are waterfront-dependent and would be very costly to move, they are considered fixtures until such time as their relocation becomes feasible. F. PUBLIC ACCESS Implement existing plan for riverfront parks and bicycle paths. The linked parks concept, including a continuous pedestrian and bicycle path, should continue to be implemented through careful phasing. Public pedestrian and bicycle access to the River's edge should be maximized. When housing, commercial, or institutional uses are preferable on parcels along the River, buffers and easements should be provided to enable public access along the riverfront. Parks sometimes can serve the function of buffers. G. HOUSING Insure that variety in housing types · is available in new development. In order to encourage housing to be developed, performance criteria should be formulated and implemented for each potential housing site to insure that mixed housing types and mixed family types (as categorized by income, size, tenure, etc.) are provided, and a "sense of community" is developed. Some child-oriented housing should be provided in the eastern end of the Near East Riverfront area, but childoriented housing should be limited in the western half because of the high land value and the high density of development being proposed, as well as existing industry and trucking. Preferably, any new senior housing should be located near Jefferson, rather than close to the River, to be near needed services including . bus transportation. Promote housing/commercial and institutional along both sides of East Jefferson. H. ADAPTIVE REUSE Promote adaptive reuses in appropriate areas. Certain areas have special "character" and need special treatment. Jos. Campau street frontage should be given conservation type treatment, discouraging demolition of existing structures and encouraging rehabilitation and infill construction designed to complement the area. Jos. Campau now contains several pleasant buildings. This character should be maintained and strengthened. There are some fine, old industrial buildings along Mt. Elliott at Wight which should be retained and 3/90 III-55 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR adaptively reused, if possible, with a entertainment, housing, retail, and offices. I. mixture of ECONOMIC DEVELOPMENT Promote employment opportunity as a priority component in both physical and economic development. Redevelopment of this area should contain sites for job intensive businesses compatible with future residential development. Sites should be made available for returning a considerable number of new jobs back into this area, using the River as an amenity to encourage job-producing development in areas such as business offices, entertainment, restaurants, cultural facilities, communications and institutional uses, rather than heavy industrial or warehousing uses. POLICY 303-12: A. Near East Riverfront Planning Unit Policies East Grand Boulevard to Mt. Elliott Planning Unit (D-1) (Jefferson to River) This area includes the grand entrance to Belle Isle, East Grand Boulevard, and the prominent landscaped entry park. Immediately to the west of the entry is the Uniroyal area, which should be intensely developed with a combination of offices near Jefferson, apartments near the River, and which should also include supporting commercial and institutional use. High tech, research-oriented, or entertainment-oriented developments, provided they are high intensity, could also be good uses of the site. The area to the west, near Mt. Elliott, should be developed with commercial, residential, or institutional land use. Adaptive reuse of some of the buildings would be appropriate. The Mt. Elliott park, including the Coast Guard Museum building, should be developed with a strong River relationship, including a "public wharf" with an integral commercial node. The continuous pedestrian/bicycle path should be developed generally along the River's edge, as shown on the trafficways plan, continuing to the east. Provisions should be made to access the Belle Isle Bridge from the pedestrian/bicycle path. B. Mt. Elliott to Jos. Campau Planning Unit (D-2) (Jefferson to River) The predominant strategy throughout this area will be to promote major change. Development parcels will be assembled, 3/90 III-56 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR largely through private negotiation, and construction of • housing, office, commercial, and related uses will be promoted. Selective adaptive reuse of older industrial buildings for these new uses will be encouraged. New public open spaces will be developed as well as pedestrian/bicycle linkages between the various public open spaces and riverfront parks, with significant portions of these open spaces being at the River's edge. Special planning or urban design solutions may be sought to achieve compatibility between a limited number of existing light industries and non-industrial uses. If there is a need to relocate viable industry, every effort will be made to find a suitable relocation site within the City. The proposed land use for the area generally bounded by Jos. Campau, Woodbridge, Walker extended to the River, and the Detroit River is a mixed land use of Special Commercial (predominantly commercial). The proposed land use for the area generally bounded by East Jefferson, the west property line of the Immigration Service and Coast Guard, the Detroit River and Walker extended to the River, is a mixed land use of Special Residential-Commercial (predominantly residential). The proposed land use for the area along Jefferson to Franklin between Jos. Campau and Adair shall be General Commercial. An institutional area near Mt. Elliott recognizes the existing Immigration Service and Coast Guard. C. Jos. Campau to Orleans Planning Unit (D-3) (Jefferson to River) The Chene Park and St. Aubin Park are now significant features of this portion of the riverfront. The area should be developed to provide live entertainment, transient marinas, as well as River viewing and fishing. Use of the expanded amphitheater within Chene Park can be facilitated by providing necessary shared parking as part of development proposed within the area. Careful buffering, traffic control and phasing of interim and shared permanent parking will be needed so that good quality residential living can be achieved. Adjacent to these parks, commercial including shops, restaurants, lounges, institutions, and apartments should only be developed at significant density at the intersection of Jos. Campau and Atwater, and at the intersection of Orleans and Atwater. The entrance at Chene and Jefferson should be treated as a major entry point to the area. Within the first block south of Jefferson, Chene should be treated as a boulevard in order to serve as a transition for Chene Street 3/90 III-57 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR north of Jefferson. Also, gateway type buildings and significant landscape features should be built at this · intersection. Franklin should be retained as a through street througho~t this area, while Atwater should be treated primarily for local access and need not be continuous. Orleans should be treated as a major new access road between Jefferson and Atwater. Significant continuous pedestrian/bicycle access should be provided along Atwater, making connections to public River access points both to the east and west . .· D. Orleans to St. Antoine Planning Unit (D-4) (Jefferson to River) The parcels south of Atwater along the River should be developed with intense, high density residential and some commercial. Parking should be in structures and if south of Atwater should be ~ncouraged to be no more than two stories. The blocks between Atwater and Franklin should be developed intensely with commercial uses and parking in mixed-use structures. Some apartments are also appropriate. The area between Franklin and Jefferson should continue with a variety of small-scale commercial developments . Orleans, Rivard, St. Antoine, and Atwater should provide major access to Jefferson and to the development to the west. A continuous pedestrian/bicycle path should be provided along the River's edge and Atwater with significant public access to the River's edge at selected points. Skywalks between adjacent developments are encouraged with shared parking, when appropriate . E. Mt. Elliott to East Grand Boulevard Planning Unit (D-5) (Jefferson to East Lafayette) The ultimate reuse of the Uniroyal site will, of course, impact on the area generally bounded by East Jefferson, East Lafayette, Mt. Elliott, and East Grand Boulevard. Aside from a few structures of potential architectural or historic merit, this area should be considered for major redirection if and when the market exists for development of properties along Jefferson. Land should be assembled into larger parcels as opportunities occur and made available for development. Highintensity commercial/residential development is appropriate here. In this area, sites are appropriate near E. Jefferson Avenue for high-intensity office, commercial, residential development. Further north, housing can be constructed at moderate densities. The proposed land use for this area is 3/90 III-58 �THE DETROIT MASTER PLAN OF POLICIES I~ . EAST CENTRAL SECTOR mixed use of Special Residential-Commercial residential) . F. Chrysler Freeway to Mt. Elliott (Jefferson to East Larned) (predominantly Planning Unit ( D-6) The area has been proposed for minimal change with an office development possibly on the northeast corner of Chene and Jefferson and a small park development, which would tie-in with the Elmwood/Lafayette parks to the north, located on the block between St. Aubin and Rivard. East Larned Street would be improved so that it does not appear as a back door and enhances the Lafayette/Elmwood area to the north. Dumpsters and other outdoor storage areas would be esthetically treated with landscaping and other design features in order to improve the appearance of those elements along East Larned. The uses to be promoted for this area are offices, apartments, institutions, and ~ther similar general commercial uses. 3/90 III-59 - ---- �THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ARTICLE 304 NEAR NORTHWEST SECTOR NEAR NORTHWEST SECTOR LOCATION AND EXTENT The Near Northwest Sector represents approximately nine percent of the City's total land area. In 1980, the Sector's population (156,198) represented 13 percent of the City's total population. The Near Northwest Sector is bounded by the Conrail Railroad on the west and north; the Lodge Freeway on the east; and the southern boundary is formed by the Ford and Jeffries Freeways, the Detroit Terminal Railroad, and Tireman Avenue. NEAR NORTHWEST PLANNING ISSUES AND FUTURE POTENTIALS The Near Northwest Sector is a diverse area which contains some of Detroit's most well-preserved and desirable neighborhoods. The Sector also contains deteriorating areas, particularly some commercial strips which often abut sound residential areas. The housing stock is somewhat older than the City-wide average, and the median income was only about 80% of the City-wide average as of 1980. Unemployment is high, as is the percentage of households deriving income from public assistance. The Sector contains two major institutions, Henry Ford Hospital and the Herman Kiefer complex which houses the City's Health Department. Both institutions are located in the southeastern portion of the Sector. The Jeffries Freeway, which bisects the Near Northwest Sector, has disrupted the integrity of many adjacent neighborhoods. It runs diagonally and parallel to Grand River Avenue throughout a large portion of the Sector. This has had a negative impact on Grand River, a major thoroughfare, in terms of greatly lessened access, traffic, and activity. The Near Northwest Sector also has a strong network of neighborhood and community organizations, and many neighborhoods have a high proportion of people strongly interested in the welfare of the City as well as the local 3/90 III-60 �• • BUBB CTOIIIS AA l.1=..... 1 Inch • 5000 tt. 1cr• c::= ...___ mltft 0.0 0.5 1.0 1.5 2.0 c:=:::::,,___r:::::-:, NEAR NORTHWEST SECTOR Durfee Subsector •.....•...•..•...•. 304-9 Mackenzie Subsector~ ....••.......•. 304-7 Rosa Parks Subsector •.............• 304-10 Russell Woods Subsector .••.•...••. 304-8 �GENERAUZED REZONING CONCEPT 115 R6 SINGL£-FAIIILY RESIDENTIJL T«>-FAll/LY RESIDElfTIN.. Lat,-OENSfTY RESIDENTIJL THOROOGHFNIE RESIDENTIJL IIEDIUU-DENSfTY RES/DENTIN.. HIGH-DENSfTY RES/r£NTIN.. Bl 82 83 84 86 RESTRICTED 8JSINESS ILCN.. BiJSINESSIRESlr£KT/)l Sl;()PPING DISTRICT GEVERJL 81S!NESS GDiERJl SEffl/CES Ml M2 LJl,IJTED INIJJSTR/)l RESTRICTED INIJJSTRJJL GDiERJL INIJJSTRIAL INTENSNE /NIJJSTRJ)l SPEC/)l INIJJSTRJJL 111 R2 R3 IU M3 M4 M5 SDI SPECIAL DEVELOPIIENT fresldertlal,wlth lfnited rxxmrrciaJ 502 SPECIAL DEVELOPIIENT (a:mnerda/, with llnited reslderlfcJJ S04 PROPOSED SPECIJL IDE/.OPJIEJrT RIVERFRONT 11/X USE PO l'C PCA TM WI -· -- Pt.MNED DEVELDPIIENT P!JBUC CENTER RESTRICTED CENTRJJ. BUSINESS TP.MSITION.61.. IN/JJSTRl.61.. WATERFRONT /NIJJSTRl.61.. PR P_!.'?KS and RECREATKJN 4 PUBUC WH/>RF NEAR NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES . community. One major Near Northwest Sector conservation and a rehabilitation rather NEAR NORTHWEST SECTOR concern expressed by residents of the centered on the need for neighborhood strong desire to see more building than demolition. The primary planning objectives for this Sector are to conserve existing housing, construct new housing in several designated areas building upon the strengths of the Sector (sound housing·, institutions, and community interest), and to develop strong local shopping and/or residential areas along commercial strips with general shopping areas being designated at major intersections. GENERAL POLICIES The revitalization of the Near Northwest Sector will focus on the conservation of existing housing, neighborhoods, and viable commercial areas. POLICY 304-1: Near Northwest Land Use Enhance existing land use patterns by lending stronger definition to existing neighborhoods. Concentrate local shopping and new residential development along existing commercial corridors into self-sufficient nodes. Downzoning of the north side of Grand River between Livernois and Grand Boulevard from B4 (General Business) to a more restrictive classification should be considered . POLICY 304-2: Near Northwest Residential Development In addition to development nodes along commercial corridors generally, provide for the construction of new housing adjacent to the following positive development influences: Oakman Boulevard; Russell Woods Subdivision; Ford Hospital; Metropolitan Hospital; Research Park; Boston-Edison Historic District; the Virginia Park Development Project; and, the Herman-Kiefer Health Complex. POLICY 304-3: Near Northwest Commercial Development Promote the location of new retail uses in existing shopping areas: the Virginia Park shopping center; the Grand RiverOakman shopping center; Dexter-Davison; or along the Dexter, Linwood, West Chicago, Joy, or Livernois commercial frontages. Develop major commercial centers at: Rosa Parks at West Philadelphia; Grand River at West Grand Boulevard; Grand River 3/90 III-61 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR • at Dexter; Dexter at Davison; and Grand River at Oakman. Develop smaller commercial centers at: West Grand Boulevard at Linwood; Dexter at Joy Road; Grand River at Joy Road; Livernois at Grand River; Livernois at Lyndon; Wyoming at Schoolcraft; Wyoming at . Joy; and, West Chicago at Meyers. Upgrade the Grand River-Oakman retail center to its former status, including a-shopping mall on the north side of Grand River east of Oakman. Encourage the rehabilitation and reuse of the Riviera ~heater. POLICY 304-4: Near Northwest Industrial Development Utilize whatever governmental programs or joint development possibilities are available to assist industrial development. POLICY 304-5: Near Northwest Transportation System Develop pedestrian and bicycle routes along Oakman Boulevard and other scenic thoroughfares. POLICY 304-6: Near Northwest Recreation System Assign the City-owned parking lot on Bishop Playfield to the Recreation Department for use as part of the recreation facility. Expand and improve Salsinger Playground. Increase security and improve senior and handicapped accessibility at Northwestern Recreation Center. 3/90 III-62 �MACKENZIE --- ··--I.AND~ RL-io,-oy-...ai RLM- ,_._ - < Y - . - i RM--,_ ...... . , - - . , . i RH---<Y~ SRC-~-.--.i~ INST-i:n.c1--..,. IND--.i--....i ll:IND-1.1¢t11daraial TAC- Tborou.ghfare --•idaftt.ial-Cc:aaerciel MC- Major - SC--..io-c.ai RLC- ~ -.:i..i GC--.io-c.ai cc--- RL MUR----MP- 11aJcr ,.,. RC- -.-.«1an POS--c_,.,_ 051 • Opan Spae.-Inat..a.tut::a.on• l V• Vacant CEM- ~ *- Playfield 9-83 AA lb..... . IND ;- r- ;.. ! rr •12 RL RL RL 0.0 RL .......,t."~:. ~f tt LJ ClJ ..... 1 lncft • 2000 fl . . , r==L=-=-=r===---, ,. ,---, = .50 U NEAR NORTHWEST SECTOR ae :IND IND ~ RL / :_~ IND MACKENZIE ~, - ,.:.,._~'Y- / l ntl!'n 1a1e x, • r----y IND :::::!.LT ~ .;.. ••a : INST l ----- •--C111:l-11c-•m u •• !..AND RL - io,0mo1oy- RLM- ~.. - < Y _ , - . . , , RM--.. ...... . , - - . . i RH_.,_,_'Y~ SRC- si-d,111 - ~ INST-,-;.-..-i IND--.ill: IND- 1.1¢t - - . . . . i TAC- Tboro.fa.re Alaidantial•CC-.rcia l MC-Nojor- SC-._...iRLC-~GC--- cc---- MURMPRC- ~Jo=rGC AL AL<; Open Space Space-Inatit.!Jtional CEM-.,.,,._,, S• *- ,.!............ --- "LT: AL iIIN~j ,....-.. t IND ! : L Recreat i on OSI - Open :AL :; f : ., ~ : u. - Ma j or Park POS- Pezaanent. r ; :~ • lli-i AL -·~--······· p --·i 9·83 LAL:*: INST AA lb ..... INST 1 inch •2000 ft . -~ LJ ClJ acre• AL RL i 0.0 AL Playfield AL R Ti rl!'man Mackenzie Subsector ••.•••••.••••••• 304-7 .so ,---, 1.0 ,---, . ,. NEAR NORTHWEST SECTOR III-62A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , MACKENZIE SUBSECTOR BOUNDARIES AND FEATURES The Mackenzie Subsector is generally bounded by Tireman Avenue on the south; the Conrail (formerly Penn Central) railroad tracks on the west and north;- and, the Detroit Terminal Railroad and Jeffries Freeway (in part) along the east. The Subsector is named after the high scho~ which serves the area. With the exception of the industrial corridors along the rail lines and the commercial frontage along the major streets, the entire area is residential. The industrial uses surround the area on its west, north, and east edges. Major features and landmarks in Mackenzie include the Grand River-Oakman shopping center and Oakman Boulevard, which cuts through the Subsector. The Jeffries Freeway is north of Grand River and south of the Lyndon Avenue/Conrail industrial corridor, but pedestrian and vehicular bridges provide for access and interchange between the areas. SUMMARY OF PLANNING ISSUES, MACKENZIE SUBSECTOR This Subsector is in relatively fair to good condition but in need of corrective conservation measures, especially north of West Chicago, to prevent future problems. The variety of housing types reflects the different development periods. The older housing stock is now approaching 70 years in age and is most in need of concentrated maintenance. As in many other areas, there is an excess of land along thoroughfare frontages zoned for general commercial use which should modified to reflect existing and desired local commercial and residential uses, and to provide better protection of residential areas from abrasive commercial uses. Viable commercial uses in this area are ones that provide convenience shopping for adjacent neighborhoods. These uses are now scattered and would better serve the area and provide mutual reinforcement if they could be clustered at strategic points such as major street intersections. The major shopping node at Grand River and Oakman needs revitalization, particularly by redevelopment of the former Sears' site. Most smaller industrial operations in the area appear viable and should continue to provide a long-term employment and tax base. Many of these are blighting influences on adjacent 3/90 III-63 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , residential areas, however, and should be better maintained and buffered from nearby housing. Larger industrial holdings that are now vacant are blighting influences and should be actively promoted for reuse. MACKENZIE SUBSECTOR GOALS This Subsector is one of the City's older residential areas, and signs of dge are apparent. There is a need for improved maintenance and some rehabilitation. With a good spirit of cooperative effort and the implementation of these policies, however, this can become an increasingly desirable residential community with attractive, convenient shopping areas and proximity to a wide range of employment opportunities. Policy 304-7: Mackenzie Subsector Policies No major changes in land use are recommended for the Mackenzie Subsector. Active conservation of homes, support of local businesses, and improvements for certain commercial street frontages and fringe industrial areas will help insure that Mackenzie will remain a viable and livable community. The basic housing strategy should start with the fact that the single- and multiple-housing is still predominantly owneroccupied and in generally good condition. Monitor existing multiple housing stock and provide appropriate measures to prevent deterioration. Provide new multiple housing for adult and senior citizens, especially along West Chicago and Joy or in other locations close to shopping, community facilities, and bus routes. Provide proper protection of residential areas from land use conflicts by rerouting truck traffic away from residential streets, providing a higher degree of visual and physical separation and buffering between residential and abrasive nonresidential uses, controlling or removing nonconforming uses and concentrating commercial and industrial development on under-utilized sites, providing the necessary site design controls to insure adequate on-site parking and landscaping and/or other buffering from residential areas. Provide housing conservation programs in older areas where signs of neglect are appearing. In those areas where vacancies indicate a surplus of general commercial land, provide for less intense business use or thoroughfare-oriented residential uses. Seek a developer to build new commercial of mixed-use facility on the former Sears' site at Grand River and Oakman. 3/90 III-64 �• l • RUSSELL waaaa -- a>c:laTING LAND uaa RL-s.-~---.& ALM· ~ ~., ~ RM- - - - - . e r ~ RH-.,.--.q,........_ SRC--..-INST--..--.. INO---... U:INO-u.--. TRC-~,..,. ~1a.1~1 MC---... sc-- RLC-_,.__ GC-~~ ce--- MUA-..._.u.~ MP..MJU ·-· RC•lacNHlOII POS-,._to,,aa...,_ OSl•~n V• S~c•·ln • t.Lt\.lt.1.ClfMll Y.ac&."'lt CEM---, *· Playtield 9/83 AA LJ cu 1 IMfl • 2000 ft . l1=nor1t1 o.o .st Id- , .• c::=.,r::::::1::::::::r==-, - NEAR NORTHWEST SECTOR __ RUSSELL WDDDS • ., __::111011 __,c, P.AND utl AL-,_..,...,.~ ALM-~.. . . , . . . , . ~ AM--... - . , . - AH- 111-. ..,...,. - - . . i SAC- llpocal. ~~ INST--.t>&im&l lND--.i-.m.ai ll:IND-u•-.m.ai MC-11rJcra:-d.al SC- ._,_.i ALC-~o:-cl.a! GC--.i"-="l cc--~ MUA--u..~ MP- JlaJor Park RC- Jtacreauon POS- N...,,.,.. _,, · OSI• Open Spac••Innitution•l V- Vacant CEM-c....ry *- Playtield 9/83 AA 1 lftCfl • 2000 ft. ll:"ort" 0 o.o ... ,--, n cu ..---, .• ..... NEAR NORTHWEST SECTOR Russell Woods Subsector ••••••••••• 304-8 III-64A �• THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , ROSSELL WOODS BOUNDARIES AND FEATURES The Russell Woods Subsector, primarily a residential area, is bounded by Dexter Avenue on the east, Joy Road on the south, the Jeffries Freeway on the west, and the Detroit Terminal Railroad - now Conrail - on the north. The area is divided by Livernois Avenue, a major north/south thoroughfare. The small amount of industry in the Subsector is located along the Detroit Terminal Railroad. The median household income for the Russell Woods Subsector is somewhat lower than the Near Northwest Sector median and considerably lower than the City median. The housing stock is aging - nearly two-thirds of it was built during the sixyear period between 1922 and 1927. The predominant housing type in this Subsector is the small multiple structure: two flats, four flats, and larger apartment buildings. Less than one-third of the housing is in single-family detached units. SUMMARY OF PLANNING ISSUES, RUSSELL WOODS SUBSECTOR The area between Livernois and Dexter, south of Cortland to Joy Road, is an area that exhibits a generally low level of maintenance. Vacant structures, abandonment, and subsequent demolition are the major problems in this area. Some of the hardest hit blocks in this area are half vacant land, and as the number and size of vacant lots and the number of vacant structures increases, property values decrease and the likelihood of further abandonments increases. There is some good housing in this area, and there are blocks with virtually no vacancies, especially in the area near Nardin Park. Virtually all of the abandonment in this area has occurred in the last 15 years. Solutions to the problem will be particularly difficult in this small area because of the low income of the residents. The Russell Woods Subsector has a problem with traffic congestion on some streets. Many areas lack off-street parking. Many streets are narrow and cannot adequately carry the amount of traffic that flows through the area. This is especially true of streets such as Elmhurst, Boston Boulevard, and West Chicago. Access to Schoolcraft (which terminates at Ewald Circle) creates heavy traffic on Ewald Circle and Oakman Boulevard. Both of these streets are primarily residential and should not carry high volumes of traffic. Ewald Circle is often used as a short-cut to the Jeffries Freeway. 3/90 III-65 �• THE DETROIT MASTER PLAN OF POLIC,_IES NEAR NORTHWEST SECTOR • Almost all of the major streets in the Russell Woods Subsector were developed for general commercial uses, with Grand River, Livernois, and Dexter being the major eommercial strips. Portions of this commercial frontage are no longer commercially viable and vacant buildings and vacant land are commonplace along some of these streets. It is apparent that the area no longer supports the amount and type of commercial activity that it previously supported; this condition is common in other parts of the City as well. RUSSELL WOODS SUBSECTOR GOALS The Russell Woods Subsector has many positive features to build upon, i.e., the Russell Woods subdivision, the sound stable community between Livernois and the Jeffries Freeway, including Oakman Boulevard and Ewald Circle, and certain potentials for growth and stability along Grand River, Livernois, and Dexter. These features should be reinforced and should be used as anchors in efforts to maintain and rebuild those portions of the Subsector that need development or major rehabilitation. The Russell Woods Subsector requires no major land use changes. The problems here are difficult in places, but with a coordinated effort on the part of the City, the community, and the local businesses, many improvements can be made. The land that is accruing through the demolition of obsolete structures offers an opportunity for ultimate redevelopment into a renewed well-planned residential community. Policy 304-8: Russell Woods Subsector Policies Provide an appropriate array of programs to check abandonment and to create opportunities for new housing. In severely deteriorated areas, consolidate land for redevelopment, rehabilitate existing structures, and create development incentives for the private sector. Where indicated, redevelop portions of commercial strips to non-commercial uses. Encourage local commercial, multi-family residential and institutional uses, rather than general commercial uses along these strips. Encourage existing industrial uses along the Detroit Terminal Railroad to remain and expand, where feasible, within the existing industrial area. Provide improved buffering between industry and abutting residential areas north of Ewald Circle. 3/90 III-66 �• DURFl!E ( =-r . _, -= ====--===/ --~ - - ·r IND ,. .................... - I F RLM ,- IND ,..:.:.. IND ---~D r IIX..-nNDL.ANCll.all RL-io,..,...,,~ RLM--..-.,,~ RM--... - .. ~ • ~~~~:!:::uw•1t~~ RM: · ..... : : RLM : RM RM ·. :" . : ;RM , ; ···••·•·..... -~--····---·····••-'- -- ~ ---~~••!·.; F ~·.,,r : Bi_, ..,...,, RH~ SRC- ~ - . . . . i . ~ INST - Iz>otJ.~ IND--.i.~ U: IND- Lisl>t lnlUtti&l TRC- T.baroughfare ,_aidttntial•C~rcial ~~ . . • -.;.~ . t •:••••••••••--•r••:-.-•:••t_•••••••:1N5TIZ : -. i : GC : t : GC .-•••;~s;i 1 _ ,.f:!• J>< ;~ r ::1! i•:~ ! • RM :• ·._ ::: : ~~ :•:.: RLC/GC f ,::· ~ : - .... •.i: f· . \ : :·• :---: ; \ ::. ~m t. - , k:11 :::,:;! ::. 11 ,:~ e.. • ;~==::r : -: : • ::P. • RLM cc-~~ ft :' : :* : RM ' : ~ :•]• : N : II \ · , ::Rc:5• / ~ -[ L. . . . . . ..J ~....t.J f J , t : RH _ : , _... _ _ 1 ~· : : • ., MUR-111-su.-....i. MP- NaJor Park RC- Racr•auon POS- ..,....,.,., Open spa. . :~ : E - RLC/GC" : : ;. SC-,,_;aio..,cw RLC-~a-rcia! GC-Gmoralo-cw t· _i7.;.·~ -fi:. . . -~f.:.::L. t : MC-1101cr c:m-rdal RLM -.:.. ~ :-: .,: · . : -: '· LN! RH \ • ~ • I RLM : r NST : .~ OSI· Open *' Space-Inaututiono1 ! V- Vacant CEM-~ Playfield 9-83 LJ ·. • RLC/GC -, :-c.:-C'i .,M i::r~~::_-_\~ [j_J I .. - .. •-• , c_J~,--, Id- NEAR NORTHWEST SECTOR I DURFEE '---------~- -N • •au:zaa PROPOSEC LAND UBI!! AL· 1,a, r.m.tr ~ RLM--- ...... , , RM• lalila r:..i~ ~ RH---..,,- SRC---- INST--1__, IND---.. Ll:INO-u..,.--... TAC- "nM,row,J\fare ••l.deAu.a1-c .-.rcul MC • . . _ _ . sc--- RLC·_,,,_.QC.-,-=,i cc--- MUR· , . . - , - MP.. N.a Jor Pa n RC- Ailc:reui.on POS0phl s,.. 0$ I • Open Spac:e• I nau t. uuona I ,.m&l'lell~ V• Vacant CEM·--,, 10/83 ~ f.b:.,.~ 1 tf1Ctl•1000ft. LJ ru ,,, 1 r===L.::::::.::~ 0.0 , - ..H , . - - -1.0 , ..... NEAR NORTHWEST SECTOR Durfee Subsector .•.•••••••••.••••.• 304-9 III-66A �THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , DURFEE SOBSECTOR BOUNDARIES AND FEATURES The Durfee Subsector is bounded by the Conrail line, formerly the Detroit Terminal Railroad, just north of Oakman Boulevard, the western Highland Park boundary, and the Lodge Freeway, Clairmount, Joy Road, and Dexter. The Subsector is residential. Major institutional features in the Durfee Subsector include the Detroi~ Public School campus of Central High, Roosevelt Elementary, and Durfee Middle School, the Sacred Heart Seminary on Chicago Boulevard, and Metropolitan Hospital. An industrial corridor borders the northern edge of the Subsector and contains several businesses whose products or services are well-known to Detroit residents, such as the Hostess Cake Bakery and Focus Hope. The population demographic characteristics are similar to City averages and to the neighboring Russell Woods Subsector. Housing is predominately in small multiples but one-third is in apartment buildings of 9 or more units. Only about one in five housing units are single-family. There was a 19% decrease in housing stock between 1970 and 1980, mostly in multi-family dwelling units, and a 29% decrease in population. Income levels are lower than the City-wide and Sector-wide medians. SUMMARY OF PLANNING ISSUES, DURFEE SUBSECTOR Broken porches are relatively frequent among the brick homes in the Subsector and these are by far the predominant structure type. The need for exterior paint and trim is evident for many structures throughout the Subsector and garages are almost universally dilapidated in the Subsector, except for those located in either the Boston-Edison or Oakman Boulevard districts. It is apparent that much of Durfee I s housing stock is of an age and condition that, although still better than much of the rest of the City's older stock because it is predominantly brick, is nearing a point where significant reinvestment will be necessary to halt decay and further loss of units. Many of the apartments in the Subsector, particularly along Chicago and Woodrow Wilson, are in serious trouble due to a complex of factors and further demolitions are possible. Stable apartment housing does exist north of Davison along Dexter, along sections of LaSalle, and east of Central High 0 3/90 III-67 �• THE DETROIT MASTER PLAN OF POLICIES -.NEAR NORTHWEST SECTOR • School. This area also includes a large number of threefamily flats, located along narrow streets; auto parking and storage is a problem. Perhaps the poorest housing wit.hin Durfee is the small area east of the Lodge Freeway east to the Highland Park boundary. Although there are a few attractive units of frame housing there, many of the uni ts are barely standard and numerous units are abandoned. The industrial area north of Oakman Boulevard should remain industrial and, with proper buffering, the industrial area south of Oakman could be expanded, if required. The industrial area between Linwood and Dexter near Dor is should remain industrial with possible minor expansion on the north side of Doris. Buffering along Doris should be improved to protect the adjoining residential from industrial noise and traffic. DURFEE SUBSECTOR GOALS In this area of predominately multi-family housing units, some of the problems stem from the relatively low demand for apartments versus single-family homes. With the trends toward smaller household sizes, however, and as ultimate resurgence of the City as a desirable place to live, the resulting market forces should stimulate a revitalization of this area. The following policies are designed to promote and facilitate this revitalization. POLICY 304-9: Durfee Subsector Policies No major land use changes are recommended for the Durfee Subsector. However, a comprehensive housing rehabilitation and neighborhood reinvestment program is needed in much of the area, giving particular attention to the unique needs of senior citizens and female heads of households. Make every effort to develop a market for apartment housing in this area and rehabilitate as many existing apartment buildings as is feasible, especially along Boston, Chicago, and Rochester between Dexter and Linwood, and provide infill development in the form of new residential and convenience shopping uses. If it is determined that rehabilitation and repopulation is not feasible, remove the vacant, abandoned structures as soon as practicable. 3/90 III-68 -I �THE DETROIT MASTER PIJ\N OF POLICIES NEAR NORTHWEST SECTOR . In highly dense areas, sell vacant lots to adjoining property owners for off-street parking or yard space. Consider imaginative reuses for larger lots created by apartment building demolition. Promote new apartment housing for the former ~rittendon Hospital site-and the area near the Detroit Repertory Theater on Woodrow Wilson. Encourage use of Federal tax credits for rehabilitation of architecturally significant apartment buildings. Encourage facade improvements, better maintenance, removal of abandoned structures, and more residential uses in the healthy commercial areas along Rosa Parks and Linwood. Encourage general commercial uses along Davison and Livernois. Within the existing industrial area, support existing industries and encourage reuse of vacant facilities and more intensive use of land, buffering adjacent housing areas. Near the City boundary, coordinate planning with Highland Park. Find new uses for vacant facilities created by institutional closings. Provide additional playgrounds and playlots where demand indicates. 3/90 III-69 �J 0Y GC RM = --, _,...-. I -, 1 :- q ~ R M RM RM ·"'I·v:Gc ;-- .----. .· 10/83 MC- 1111cr ~ SC- spoci&l 0:a1mc&1 RLC- ~ 0:Darci&l GC--.i.~ CC·-a-:d&l MUR-111..i-~ MP... Najar Park ROSA PARKS -- ISXISTINlll&.ANDi.aa RL - ,-..,..,:y-.;-..i RLM•--,:y_,-....., RC- 1 UICfil : - 0 ._::nat.ion POS· ,.......,., Open • .,..,. OSf-apen Spac•- I nsutut.ion& ! RM-_,__.,. ~ RH•--,:y~ SRC- 1poc1&1 - - . . . i ~ INST. i.u-......i 2000ft 0.0 50 V• Vacant CEM·c:.o.-y IND•.......ilmUa:!Al *- LJ:IND-u.q1,<lDl!uftz1&1 ··- l'fttl,e NEAR NORTHWEST SECTOR Play1'.ield JO Y . R: . !RM Rl.C I RM RM ,----· RM :- RM 0 0 0 RLM 3: ! d L.~.~f § ! E UCLI D ;I ';: <_ Ap::iMO \J NT M~ RM RM 1.0 i==r==='~ "' = :! 9/83 TRC- ROSA PARKS -- u•• •--cw-:11--:1 I.Allm RL-i.....,..,:y~ RLM- , - , . --,.,,,. ~ RM--.. - " ' ~ RH-81¢..,..,:y~ SRC- - - . i - - . . i ~ INST-1oat.1-1ooa1 IND•-iinoUtti&l LJ: IND- lJ.qb< - - = . a i Thorouqhfar• HaddentialC~ r c h .l MC-1111cr~ SC- si-,iAi"-<:i&.1 RLC-~~ GC--,.~ CC--a-rci.i MUR---~ MP- flla j or Park RC- Recreation POS- P e ~ t OSI- Ope.n *- l. 0 0.0 Open Space 50 Space-tnat i tut i ona l Playf'ield CEM·c:.o.-y Rosa Parks Subsector ••.••••.•••••.• 304-10 ·- 1.C, Mt .. i==r==='c:::..::Jc::=-J NEAR NORTHWEST SECTOR III-69A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ROSA PARKS SUBSECTOR BOUNDARIES AND FEATURES The Rosa Parks Subsector is bounded by the Ford Freeway (I-94) on the south, the Jeffries Freeway (I-96) on the west, Clairmount Avenue and Joy Road-on the north, and the Lodge Freeway ( US-10) on the east. The area is predominantly residential, along with schools (such as Northwestern High School), churches, and commercial facilities serving the immediate neighborhood. Henry Ford Hospital is a facility of region-wide importance. There is also a small industrial corridor at the Subsector's southeastern corner. The Rosa Parks Subsector has led redevelopment and rebuilding in Detroit with hundreds of new housing uni ts occupied in Research Park, Virginia Park, near Henry Ford Hospital and along the Grand Boulevard. Because of these urban renewal areas and the fact that most of the other housing in this Subsector is the oldest, and poorest, in the Sector, the Rosa Parks Subsector has three distinct types of residential areas: new family housing, senior housing, and the older housing which existed before urban renewal and which is typical of older housing in the other subsectors, i.e., mostly small multiples with some larger apartment buildings and single-family homes. Population has decreased steadily since 1950 due to urban renewal as well as general attrition and abandonment. SUMMARY OF PLANNING ISSUES, ROSA PARKS SUBSECTOR Much of the area south of West Grand Boulevard is in disrepair and some of the neighborhoods near Grand River Avenue have been affected. Most of the buildings along Heritage Place ( formerly Dumbarton) have been torn down. Changing market conditions and increased operating costs have resulted in a very significant shrinkage of the large multiple-housing buildings in the Near Northwest Sector. The families that once occupied these buildings (small, or lower income Black households) have settled into flats or taken apartments in the outer portions of the City. An aging housing stock and a population affected by continuing high levels of poverty and unemployment are an inauspicious mix. Simply stated, a household which cannot pay its mortgage or its heating bills is not going to be able to invest in a new roof or a new furnace. Over the coming years, maintenance levels in the still solid neighborhoods must be closely 3/90 III-70 �• r THE DETROIT MASTER PLAN OF POLI~JES NEAR NORTHWEST SECTOR . watched, especially the large multiples and the frame housing. Joy and Linwood are severely distressed as commercial streets. Industrial development in Rosa Parks is confined to the area along or near the Grand Trunk Railroad and Conrail tracks at the southeastern corner of the Subsector. There is a large amount of vacant land that is zoned for manufacturing which could accommodate many new jobs. The Rosa Parks Subsector, as in the case of the remainder of the Sector, is deficient in recreation space. Ways must be found to preserve and enhance the basically solid (and, in many cases, quite attractive) neighborhoods in the Subsector. Much of the Subsector 's housing was, when new, among the most exclusive in the City and even now remains among the most attractive of the City's low- and moderateincome communities. Portions of the residential area to the south of West Grand Boulevard are in need of many improvements. This is the oldest, and probably the most debilitated housing in the Near Northwest Sector. With excellent access to the New Center area and to Henry Ford Hospital, this community could be seen as a choice location, but the consolidation of vacant land and the development of new housing is needed here, along with the rehabilitation of the more viable blocks. The Virginia Park Urban Renewal project area is located in a community of well-constructed, viable housing which had suffered from the effects of the 1967 civil disturbances. Since then, the depopulation of large apartments and the effects of continuing high unemployment have been further negative factors. Continued implementation of infill housing and housing rehabilitation and completion of the major housing projects are needed. Historic designation may be helpful in many portions of Rosa Parks where development has reached and generally passed 50 years of age. LaSalle Gardens, the Dexter Boulevard frontage, and other areas may qualify. If the formal procedures of historic designation are not deemed appropriate, it is nonetheless important for the City to recognize the valuable nature of these residential settings. The conditions along Grand River Avenue and other commercial streets such as Joy Road are an extremely negative factor and give a very poor impression of a community where the housing 3/90 III-71 �• THE DETROIT MASTER PLAN OF POLI~IES NEAR NORTHWEST SECTOR is by no means in bad condition. Residential and local commercial development should be encouraged and abrasive general commercial land use discouraged. Also, traffic controls and signage on Grand River are a holdover from its days as a major arterial (i.e.~ before the Jeffries Freeway was opened) and perhaps should be reviewed. The site of Olympia Stadium (now closed) should be examined for possible reuse, when it becomes available. Also, vacant land on Heritage Place (formerly Dumbarton) should be developed. ROSA PARKS SUBSECTOR GOALS This Subsector is one of the oldest areas of the City and has many problems. It is, however, well-located in terms of access to many important centers and many of the remaining structures are interesting and attractive architecturally. Because of its location and character, this area should be a good candidate for "recycling" by the private sector once the right conditions are in place. The following policies are designed to address immediate problems as well as help begin the process of renewal. POLICY 304-10: Rosa Parks Subsector Policies Concentrate efforts to rebuild this Subsector south of West Grand Boulevard. in the area Change West Grand Boulevard east of 14th Street from general business uses to high density residential use, or some other appropriate land use type. Encourage medium-density residential development on the vacant land on Heritage Place (formerly Dumbarton). South of West Grand Boulevard, consolidate vacant land and develop new housing; rehabilitate viable housing. In the Virginia Park urban renewal project area, complete major housing projects, especially rehabilitation and infill housing. Change the Grand River and Joy Road local commercial areas to a residential use. 3/90 III-72 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR Consider historic significance of LaSalle Park and vicinity, the Dexter Boulevard frontage, and other qualified areas. 3/90 III-73 �• THE DETROIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR ARTICLE 305 NORTH SECTOR NORTH SECTOR LOCATION AND EXTENT The North Sector of Detroit is bounded by Woodward on the west, Eight Mile Road on the north, Mt. Elliott on the east, and on the south by the cities of Hamtramck and Highland Park, and the Grand Trunk Western Railroad lines. In addition to the cities of Hamtramck and Highland Park, the North Sector borders the cities of Ferndale, Hazel Park, and Warren. Alt~gether, the North Sector is approximately 10.5 square miles, or 7.5 percent of the total land area of the City of Detroit. In terms of income, employment, age distribution and household composition, the North Sector is very similar to the City as a whole. However, it has the largest proportion of foreignborn residents of all of the Detroit planning sectors. NORTH SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The elements most greatly affecting the future of the North Sector are its industrial facilities, its neighborhood systems, and -- directly tied to neighborhoods -- its housing stock. The Sector's greatest potential lies in the maximization of these three resources. Industrial areas of the North Sector appear to have excellent potential for continued employment opportunities, for expansion of select areas, and for continued support of the economic base of the City, given the Sector's attributes of location. Central to the future of the North Sector is its neighborhood systems. The North Sector has many healthy neighborhoods on which to expand; it has just as many neighborhoods with the potential to become just as healthy as any of the best neighborhoods of the Detroit metropolitan area. The North Sector is a major trucking center, second in importance only to the Southwest Sector (among Detroit's 11 planning sectors). Rail transportation, however, is of less importance to the North Sector, for rail lines mainly serve 3/90 III-74 �• auaa• CTOAa THE 011' NORTH -CTOR PERSHING NOLAN '· NORTH SECTOR Davison Subsector .....••....•...... 305-9 Nolan Subsector •.••....•.•.•.•..... 305-7 Pershing Subsector ...•..•••.••..••. 305-8 State Fair Subsector ......•..•..•.. 305-6 j �i ~B\<i~ . : •IIF , =\--•••--•••m•-••••••••-------• •--••• --• ••••••••••••• •,._• = I ••••• '(, I' •• RI;! : • ••••••••••••••• ~.. • :1· • • •I • ••••••••• B4 \.,. .\ ·: \ ST!\TF. 1 • •: · · · - : '• '52 : : I · • F/\111 :y,: :itc R1 & R2 .. A2 •• GENERALIZED t• REZONING CONCEPT i •---,-•••~••• ......~ . r· i,: RI R2 R3 R4 RS M4 ; , 1=11 ~ R6 ·1•••!!.•'!'••"!"••••\!_l_•••••i_ • ._ •• A2 M2,: Dll ~••)'••••••• F. R4'-l \ Ill \:.~ ~ (.) (J• t~ • ::i 0 =1 ,.· = ) ~· ,I F~••••••••••.;.·: • ~ • IJ ·. :Vt:, •• •• •·Jd •: /• ... 1r. ,: ;1Jl 82 ~ l i= A1 A :-: :.Jf. •t rt -. ~ .t:.. •• • ,.... 1 . Ri ,'. ~ 84 \ :r:cr.: . - C .\ . ,, ,•~ • z LJ . ,.,. . .• •~~.:• M2 1. ~ t :... • -••-,a.,-~~~!•••••1•• O\JTL!l \ A1 • !, •• : •• • 7 P111F - w ' •• • ~ c /4 B4~ rm••••••••••~•••••••••--•• ••••--••"'!•••• ••••••••••~•!oii•••• ••••• .. •••••••·••••••••• ••~ ~' •~.., ,J •. :1 1 ~ ••••••••••••=•• ••• ---f•. : • , ~:;.·,~·~{!:-.~:.~~'...".-: ~~~ -:.,,:!'1J1~----,,·\~-::--~~~~~r::~:·=~:~·:~:~-1~ri!=:::c~::.:-:':~~:~:!i-\~~:.~~:·...~--::··--ir~~~=:~-:·:.=~,::.~·.-:.·::::·~: ... :~.:-: ~-~-=:-....I'~::!:::?:.~: - ~ •:··· = '\ = =~,.: = .. ,. ·~:.......• r... :•&--: : \ •~ ~: ~·1 i. ~ • : •• •. I" ~ ··\·/• ....~···· • -~1 : 1t:"'· : ~ ·0·· I B4 l ~ ,. c,. eb 1 • : .• \:-:•. • 1 • R1&A2 ••1•• 84 & R4 ~S\. M4 : TM[M2>-,!_ .• • · · · · • - "-~ > •• : : • : •• •• : ••• ••• ., : • ... •• .. R4 • •• • B2 • • \ • .. • : : : :• - . ~•• • : I • I I : I I • j • R2 ,.h. . \ • · ••••• ~ • ·, , • • •• •: - • \ • • • • ,'\ • \\;\ • F=:1:1 • ' ~- • (..) • ., • ~•• • •• ••• u .a4, '- : , , ~ • • l ~ ••• -, M4 ••••••• ~ ;r. .... ._.,• . ..,• I, ,.- .:-:;t'A-· -· -••,.,.) . . . . . . . ~- ~ •• -•--t-1'~ U) M 2 • ••· i PD PLMNEO DEVELOPMENT PR PARKS and RECREATION SD-4 PROPOSED SPECIAL DEVELOPMENT llNERFRONT MIX USE ' ~ 'it r..i)· ......= :a f :-•····= ••• :- •••••~ :1 M22 · • • • • , • O, -.. UMfTED INDUSTRIAL RESTRICTED INDUSTRI.Al GENERAL INDUSTRIAL !NTENSNE INOOSTRIAf.. SPEC!Af.. : INDUSTRIAL ' · I\ . - ' A4 • TM : I I -· ... •• .,..,,,. • •• I • • - • I I • 1 ,1 : t1,,,t}1 ~. • ' I : • "" -~~ ... .., .... .,..,...• •*•; . ,• A1 ' I • f -' I I ,CM4l : ••..... - ••• -- ••• - •• • • ~. :...;.-M R1 ~ •••••••••••••••••! , • B4: M4 ·.•• . •• • • .1.1 • • • M2------ _ •• ,. ,•• •t ' I }!-- •: • •• • :7 R1 •• B4 :: • • • R1 M2,.........;.:. •• • ',\\ ~ • \ ... •••• • T M ~\ ·· 1: •• =· A ' I 't 111 (Ms) B4~-- - A1 -::::::::::....--.C:.C...'-....C....= =::; '-.---- ~••• \., •• : , • 'I ' ~ -_.---=====·-----.............................................................. • N! 1/,\t),\ \ .;; • ., 1 .)• • • ,•. ~ A1 Ml M2 Ml M4 M5 j re~-.--.-.. 1 C .· i , i - F 1 •\" I· = ., ·•~~•• . . • • -• ~ If •• ------:., __.1=14 •.. • •• • R1 : 2 1=1 Jll~'t • • :i ;~; ,\ • :• • •·1-~,°1•l ·~ : lt~ .... · 1· • = 1 : • • aG • ;_ R1 •~ ~ ': • • r===-..:.:-...::=:::--=-=...•,;°,••• ' &:---,+ •• •• • C:: •· ' \, jj!-- 84 • 'I',\ B4 • • ,-.: L• • l/,, \I'\ t 11, ••.._ •• __,,,,,. ~ • 1 •• 83 84 B6 • • •· •• SINGL£·F AM/LY RESIDENTIAL TWO-FMIIIY RESIDENTIAL LON-DENSITY RESIDENTIAf.. THOROOGHFME RESIDENT!Af.. MEDIUM·DENSfTY RESIDENTIAL HIGH-DENSITY RESIDENT!Af.. RESTRICTED BUSINESS LOCAf.. BUSINESS/ RESIDENTIAL SHOPPING DISTRICT GENER.Al BUSINESS GENERAf.. SERv'ICES Bl B2 / M2 1 I ,.•,., \ ........ 1=1 3 • ; • B4 •• a2 • • ,.\ ·•i R4 f.l ........ • 1 R 1 R ••••••••\••••= ~;.: !~• • . •.\ \,R4/ae M2-+ \ : m ~ m w •-. 3 1;1 84 ;I. ~ " ~~ a ••1•.-.•••••••• ~ t; "i B ~11~ r• .__....~-.-••••••••t•• ' : 1~1: B4\ ~ ~ ·········: 1:,.B4,.....r~:r--······· . . ······.·········r~L.:-:!..: • ill\ t -"" ; ·-1~\~: ···iJ.: R2 ~B4 I. H~;.~~~~~-;;'Hir---··,:~~y;::::!!~!:::::~·:J,i~~r----::.:r' =-~-- -~-.---~-,r,"--ri1 ·~,,.--- ·-':""'--;:~r~::::.~--:,:--:·~.1----.. ,.~ - - -~;~ fl-----·rr i: ~;t;c l :... : !!'•••••.. ~=~= ~ . i. •• M2 :•••! : \ ~lU . ,:-- ·f:::::::i............~ :.. \ . .. ..........~ ••_!1-:•m•11•...-.r::-••wWWW:WWW r"111_E ~o -----Ra:a•••••,•••_.. •••••• :j Ra •• t§ ~! -~ • • ·\;;;;:.• ;~~j M4 ·~. • ·•••••!-!~~••••• 1, Mft r. ~, \; ·1'••••••"-••--••~..-.---~••-r•.• 11Jtll~ h MILE • -.V.2 5 •••• .. ••••••••••••••••"~ ~·· 'TM (M31•R1 '._- = •••••••--••••••••.S.•••••-•~-.~~~-;~~~.:._;.·~ ,;,-_~~~~;.~:.,......••..-......f':• (••••~-= ... , .. .&...........~ , £,.~ ~~,! ............: ..... ••••••••11,~i .. . . . . ;.,1:.., i.:-=--~---·-·~~, ••••••••••••••• ~ \\ , . . . . . • ........ ,,_,/,Ji,,,. •••••••••••••••• : --···/··-- •• "':-._ t<t X ~_.. ••'\.\\ •• B2 •• ,,. • R3 ••• :'• ~,..••• ~ 4 : 1: . \ \ •·,t: j~~,. M4 "'1 ~)~•'" ~; ••••• •\--ft: B4~\••• •••~;_.1;;;->••Jj B : ,: ""~i, 1 -.. ~... •; 1 \ 0CJ 0, \ ....~ "1) 0 • ~~\.. ••"-~;:~ ..-:r;---··' ,;;:,,''' •• • • -~~\•-.,(-:V,4) .. • i • ~ ""• M4 , ,\ • R4~•• •• • • '::-,•, . ~:1\'f" • •• •• \. •- • 't.'ill(~ ... ••• •••• •• •• ._ /• "-~'J•• • • • Ae '.', • • "\\ •, •• •• • • • • '•{ '. \\ • ·' ~\ .. :.-, ""':··· • ••· ., ~ ,p • .., . ) • (P ·. • ,,,,. •• •• •• ,--::. ') ~'- ,_ \~ r,,."\'\ "f),_\f,-.,· ' ."• ... •,t:·~·· .'TM. • • ,•\,, ,l tr'··~ ~JL. •• .M2 • • \ :., ; ..~.;1 . ~ •,lp ·•~tX~.-"\ •• ••• •• \...• ... -~: 1.:-~k;.,\.•••i•·-·4t ••• <'__.,.,~,.,,•..-:.,:~l~ -~~rt~-i_,;v. \: :--. : ,.!;._.~~•.;~\,.,A , '. .:-~•~·iii:7-:J.rl \,"f'.~ f ~ ,.:,;, .-r • .~ ...".~ ~~• \ .. . ,. . ,} ' t : ~~:f . \ ~ •••.1'\!\., . . ....... ·\ R2 --...•~;_;~ ~~,.t,... .J... . M4 ·.• •• . ·· ·-··· ~\ ·\, ~ • ·,\· •''. _:,,,,• --·· •t :~~- r \\' I ,.. ..-. ".·t;,z). · •• • • •~l/\ .-• .. ··,{\ • .. \· -• ••* :-. '-: ..:;!, \; ·:; l .., • R3 \ -• " ,· •• \ ~4 ·\ \\ ... ....- •,.A . r .:• • , !• >- :: ;: ~; f1 •,. \ • •• , _ I :J . • : • . ··.\\ ,- . --'\t.. • ~ ••••• .. •••••• ~~.. • • ::: C' • 1 AS :: !; .-=············-· •..........: )Ei , . . .'-..t,._, 94---.,---,. r,2 \ \, •• \ .. •• - \ ,.• • I / 'l /t ·1 #4'._:_;::=..=!/ l t· .. ~ : /- -~:. t.11 \.... ~'... ~ •::~ .... : • .I, ' • 1 c it v lrr 11\I & ;,i IIC I :M• M3 • 2'! .. \-~.•" • •. • •• • • • • • • • • • • • .\ • • • '-l \•l { \ :=·1 I 84 • • ·.,. " 11 ·:•• re ,. 1.1, 11 • ••• ~-• =1 . .... •• ' \ •• ·= !:• ,:,... M2 r-.2 ;1 • ,. • " •• •• \ •• •, \ •• \ \ •-~• •• A ..... • ,\. • • ••.•irt~. ..._ - .,.,,.2,.,,_A ' :• .. . . .&" ,.\ -- \ ..~\\ \ • :• ) • ,.. ... R2 ' • f. rl~ A4 •• •./'-, •• I• • : . . y"' A3 ·.. • \, R2 •..... ;. ••• •• ·'. \ \ I \...... ·>·-•· • •\ •• '\ r'\ • • .•. , • ,..___..,.. • I ~, ..~..-·.. -· •• , ., • --- ... JP', .. ft."1'5l:~ ..:- Y. .......... •• • .... .. ;~'f •• 'J' .;r•,.• • ,. ~;·........ •~•\ .~ ;;··:t-•,/ :_.i .. ~.. .. . !'.. ',.· ., .., .- •. ,.. A2 • 1• •• "'""""---' •• .,• -~ e 4 • •• ~ - • Ill / .. .r : : : • • ~ ': l j . .. NORTH SECTOR �• THE ~OIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR through traffic. The Sector is not heavily industrialized; there are very few active rail sidings here, and no rail classification yards (areas used for switching and freight trains linking up) or terminals remaining active. The construction of the planned Light Rail Transit (LRT) system along Woodward will have an important impact on the North Sector. The regional transportation plan calls for the development of a LRT system in the Woodward Corridor from downtown Detroit to the northern suburbs. POLICY 305-1: North Sector Land Use. the economic development potential for the near future at the State Exposition and Fairgrounds, major intersections along Woodward Avenue, and industrial areas. Develop intense residential-commercial uses at major intersections along Woodward related to future light rail transit station development. Maximize POLICY 305-2: North Sector Residential Development Encourage the continuation of low-density single-family areas while encouraging the development of moderate-density housing along under-utilized major and secondary thoroughfares and the development of high-density housing near future light rail transit stops. POLICY 305-3: North Sector - Commercial Development Consolidate commercial strips and incorporate medium-high density residential uses. For most commercial strips, lower intensity of use from General Business to Local Business or to a residential zone. Establish appropriate commercial uses along Woodward, Eight Mile Road, and the Chrysler Freeway entry points to take advantage of heavy automobile traffic. Improve both the appearance and function of the commercial areas. POLICY 305-4: North Sector - Transportation System Develop the Woodward Avenue light rail transit system. POLICY 305-5: North Sector - Recreation System Build a new indoor/outdoor community recreation facility west of Ryan. 3/90 III-75 �• STATE EXl - • RC - sp,ec.1.al Reudential-Ccamerc:ial INaT - ?119titu,tional IND - C.neral Indu.at.n.al LT. IND - Light Induatrial Cll i ... :uw,•• }. •._ CC .. Ccap..r1. • on Cc:amarc1.al MUA .. Mixed UM Re • ident.ial 0 Open Space POSIT - Port C M - CetN1:ery i ·\ .... ...... .. •.... • - c••-••••-~~••--•••••••••1• • - - - ~ ;.~--~-;.;.· ; _~.; , . •••• • =· IND *- : '':8-•· \ - Oiatr1.buei0n Ind.u • t.rl.&l 8C - Special CC-rcial RLC • R.e • identJ.al/t.oc:al ~ r c i a l OC - General Coaaarc:ial ....: ... IIILM •T MC - Major C~rcial -i.l. ...\ a RLM - Low-Mec:Uum Dim. • ity Re • idencial RM - Medium D•n • icy Rea:Mlencial AH - High o.n..1.ty Reeidential ···.•. - caaNaAAL LANO U • AL - Low Density R•ai.denti.al ............ i.• o,r.:· • TINCil FAIR i.' : , t ••• ,11..M :: :i:~ \\_ u~: I w :~ .! .j--.::-M- =--=--~ \.. \ : ... : =-.=.= '1 ••• :: 1 UICh I ..,._, •.A• :: .... -=_ IND :: .. Pb.ytield :.,-·-.....;~ ·.,____; L ..........·-····.:;:.;~?t \ me - 2000ft . - ~v,. ~ c::= '-=--I, 0 0.0 ,-----, = .25 .50 75 1.0 "'''- NORTH SECTOR STATE R RM - Jl'lediua Den• ity Re • ll,CW:nt.1.al RH - Ri9h O.ndty Reu.d.eneial ,.._____,____""'__ C • AC - ~ Inatitutional IND - O.naral Induatru.l LT. IND - t.iqht Inctu • crial 0111T - Diatribuu.on Indu•ui.al ~ -- I L ' MC - Major ca..rcial ft -~··-················: ---~ ,.... : •••••••••--••••••- : : .•• . ..... \ IND :- ~-•••\ i y•e..c ... : : •M Open sea~ - Caiatary *- Playfield - - Proposed Transit Station 1 s . . A.poandix for axplui.ation of cateqori•• ,l. ,\.. -~.. c-- \ .. •._ J..' :\~.;. : ! ... o• C \\ \ · .~ : -· .r;. ••••••p •• \ spee1.al c~rc1.al Re • ident.ial/ Loc:al COlllaarcial Genaral c onni.rc1.al PORT- - Port : :: •~ - Compa.r1. • on Commarcial MUR - Mixed Uaa R&a1.dent1.al : I• \\.. •••••••••••••~~ "M •• : SC RLC GC CC -- ! ·- cac~ : •• : ~~~9t· ~~ : :*::\ AL Special R• • id-,.U.al-C~rcial IN.,.. - \ \ __ ··· cac u•• RL - t.ov O.n • ity Ra • idanti&l ..~. \\. c.> • CCMMaNaaa ~UTUR • caaN • RAL LANO RLM - t.ow-f(ediua oen • ity Re • id•neial JaA.llltaRCIUNIDa - - •- - FAIR ALM - ~ 111 .,, 1 ,ncPI ••,:.i 1 2000N. \........J l:.............l~S~?-i -.... ~ .,,. ~~ me 0.0 .25 50 7$ .. 1.0 c_:::::r==c::::::f==' ...,...., NORTH SECTOR State Fair Subsector •••••••••...•.• 305-6 III-75A '"' . �• THE DETROIT MASTER PLAN OF POLI~IES NORTH SECTOR STATE FAIR SOBSECTOR BOUNDARIES AND F-EATURES A largely residential area bounded by East Eight Mile, Grand Trunk Western Railroad, Highland Park city boundary, and Woodward Avenue. A major land use of this unit is the Michigan Exposition and Fairgrounds. SUMMARY OF PLANNING ISSUES, STATE FAIR SOBSECTOR In general, the overall condition of State Fair's housing areas is fair to good. As in many other areas of the City, however, there is a need for a full range of measures to halt deterioration, including the clearance of obsolete structures, encouragement of reinvestment, disposal of vacant lots, and rehabilitation of the housing stock. The potential of a future Woodward Avenue transit corridor is particularly important to this subsector and could stimulate a great deal of new development, especially in conjunction with possible new uses of the State Fairgrounds, such as for a year-round regional conference center. There is much healthy commercial development in this area but, as in many other areas, there appears to be an over-abundance of commercially zoned land, and there is a lack of organization : convenience and general commercial as well as light industrial uses are mixed together in no apparent order. Industrial areas are basically viable, but there are problems relating to land-use conflicts between industrial and residential areas. In some cases, expansion of industry into obsolete residential areas is appropriate; in others, better buffering between the two uses is necessary. There is a need for more and better recreation facilities in the area. Finally, the concentration of Arab-Chaldeans in the Seven Mile-John R area affords an opportunity for a special ethnic village type of development, similar to that in Greektown. The Seven Mile commercial frontage already has a very strong ethnic character and could be developed further with the interest and involvement of the local business community. Of special note is the area east of John R which, based on the level of complaints, suffers from several environmental problems often linked to quality of health. 3/90 III-76 �IP THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR STATE FAIR SUBSECTOR GOALS This area has great potential. The State Fairgrounds should become an increasingly important regional center on a yearround basis, bringing a major influx of cultural and economic activity into the area. The neighborhood housing, with proper care and attention, should become more desirable as improvements are made and new economic activity materializes. The commercial areas, once they become better organized and upgraded, can provide convenience shopping as well as general commercial services of a more regional nature. Finally, as the success of Greektown and other ethnic enclaves has demonstrated, there is vast potential for a thriving ethnic community here which can bring new vitality to the entire subsector. POLICY 305-6: State Fair Subsector Policies. Implement a variety of housing strategies throughout the area including spot demolition and the offering of vacant lots to adjacent homeowners as well as the full range of rehabilitation measures. Work with community groups to clean up and maintain vacant lots until an appropriate permanent use is determined. Encourage private reinvestment programs similar to Neighborhood Housing Services and decreased mortgage interest programs in the area bounded by Woodward, Seven Mile, John R, and McNichols. In the area east of John R, concentrate spot demolition of vacant structures along with a vacant lot cleanup campaign; encourage new housing construction in this area while also considering potential land acquisition for a neighborhood-oriented park. Encourage the implementation of both the light rail and the Michigan State Exposition and Fairground Master Plan. In conjunction with these plans, encourage intense mixed use development near proposed transit stations. Implement programs to provide better organization and esthetic improvements on commercial strips so that convenience shopping is clustered into mutually reinforcing nodes and general commercial and light industrial uses are not in conflict with neighborhood-oriented activities. Encourage the continuation and, where feasible, the expansion of the industrial uses within the State Fair subsector. Insure that new industry is environmentally compatible with surrounding development, and provide better physical 3/90 III-77 �• THE DETROIT MA~ PLAN OF POLICIES NORTH SECTOR definition between industrial and residential areas. Where • residential uses are adjacent to industrial uses, encourage the development of landscape-screens and/or other appropriate buffering. Encourage industrial expansion _in blocks which are clearly dominated by vacant and unkempt lots, vacant and dilapidated structures, and where industrial encroachment is already apparent. To ease this transition, first encourage and assist the few remaining families to move into better housing within this same subsector, employing an area vacant housing "rehabilitation and occupancy" program. Prior to such action, obtain a firm commitment from the private sector for industrial expansion. Increase nearby neighborhood playground space for children. Consider expansion of existing school playground sites and encouragement of access to part of the State Fairgrounds for neighborhood use. Encourage the development of a bicycle route via Outer Drive East and West, State Fair, Palmer Park, and West Seven Mile. - Work with the Chaldean community to explore the potential of development of a strengthened and more "tourist" oriented ethnic district along the Seven Mile commercial frontage. 3/90 III-78 �• NOLAN l!Xl • • ; .. .r····· QC ·\.~::~:--!:::' ac? • •• •••••• • ALM \ ,..._ RH - HJ.qh Oena1.t.y R•a1.dent..J.&l • RC - Special Rea1.dane1.al-Coaaerc:1.al INIIT - In • ti.tution&l INO - General Induai:.rial LT. INCi - Light. Induatri.al CIC .: ::TI· .. :j .: '•!·· \•-1: . . ,.. ~ IN : \ V - ;. •LM ;i \,: ·,. ·= : : >: : ... ~ •T : -: : ~! ! CIIIT - OutriDUtion Induau1.al . •• MC - Major caaa.rc:ial ... AL : .: \ IIC - Spacial ec:a-rcial RLC - Reaideneial/Local c:cas.rcial .. \ CIC - Gen•ral Comnerci.al CC - C0111p&ruon c~rcial ··. . MUR - Mixed U•• Re • idantial ep.n Space PORT - Port C M - cemeury Play tield ···········--········-················ ~~•••••••••••••••-'ISi. •• -~ •••.,;.......: ~••••4g••••; • • Q N RAL. LANO U • & RM - MediWll Oena1,.ty R•aMS.enei.al '-\\ ·····: . .·.. •.\ . ·-- ...··············t ...............I ········----·····-··· rr: t ............aw..- ..=::: ·\. • TINQ RL - Low oenai.cy •••i.dential RLM - Low-Nedium Cenaity Reeidentu.l a• - ! • *- AL . ·\ 1 •. ., ·.• \_-..... 'le~- \\. Ml,,.£ \".·. -~\.. .I-·· : ·-~----:~ -.::..:: ~---- .-••~:::..t;DallM✓ --•••• ~ \'.;;_» - - • - • • • • • • ••••••·• See ~ t tor explanation of c:ateqori•• I Inch 12000ft. - ING ✓•- DC 0 1.T IND o.o .so .2, .n 1.0 c::::::::r==1:::::::...i'="""' NORTH SECTOR ·4. 04-2 - NOLAN R • ..c ---7 -.t· AL RL - Low oanu.ey Re • idential Low-filed.iu:m Oen • ity Reeidentia.l RLM - RM - !Olediu:m Oen • ity R•• id.ential RM - Riqh Den • icy Re • idanti.al ~... • RC - special Re • idential-co..rcial INST - Inatitutional IN0 - General. Induatrial :---··-·-··-:--····· ,. .·-.s.--=-:.--, .. :t;_l .....,.., . . ."" ....:-.---=-.- : : _ ••• R'si-....... _ •••• Jlt' - LT. IN0 - Liqht Indu • trial ClaT - Distribution Ind:u • trial AL . =~ =: 1N9T . . . . .. .·~ : •-•••••Q•C••••••••:_.. _::::::::--•::=.- ::==~ LT IN D.,.jl,,o~.. 00 • C0MM • N0• 0 "UTUR• Q • N • RAL L.AN0 U •• QC ............n. ......... - .............. } ,, MC - Major Cc:mnarc:1.al IIC - Special C~rcial RLC - Re • idential/LocaJ. Coa.rcial CIC - General Com1111:rc1.al CC - Compariaon Commerci.al MUR - Mixed U•• Re • idential 0 • - Open Sp&c• PORT - Port C M - Cemetery • AL Sae *- Playt'ield ~ t tor explanation of cataqorie • I Inch 12000ft. 0 - 1,,, 1 - c==~~ 0.0 .25 .JO .7S 1.0 c::::::J=:::,C-:::Jr:::::::::::, 4.04-3 Nolan Subsector .••••••••••••••.•..• 305-7 NORTH SECTOR III-78A �• THE DETROIT MASTER PLAN OF POL~_IES NORTH SECTOR NOLAN SOBSECTOR BOUNDARIES AND FEATURES The Nolan -Subsector is a predominantly residential area bounded by Eight Mile, Conant, McNichols, the Chrysler Freeway to Seven Mile, and the Grand Trunk Western Railroad to Eight Mile. This area and its population appear to be relatively stable: poverty levels are about the same here as for the City as a whole. SUMMARY OF PLANNING ISSUES, NOLAN SUBSECTOR In essence, the residential areas of this subsector appear healthy but are not without signs of need for repair: deterioration is evident in the oldest, frame structure areas, but the overwhelming majority of the stock is either sound or clearly rehabilitable. The communities' efforts to upkeep their homes and grounds is evident, yet many of the structures are aged and thus their need for major structural repairs is beginning to outpace the resident's ability to make such repairs along with routine maintenance. The environmental conditions of this subsector are also very good. With rare exception, neighborhoods are clean, wellmaintained, and quiet. Since few obnoxious uses are present in the subsector, very few conflicts between uses exist. With the exception of the area around Jerome and McNichols, infringement of industrial uses into residential areas is nonexistent. There are problems of poor organization and some deterioration of commercial uses. NOLAN SOBSECTOR GOALS This subsector is relatively in good condition now, and with the implementation of the following policies, the area should become an increasingly stable and desirable residential community. POLICY 305-7: Nolan Subsector Policies Implement a full range of housing rehabilitation measures where needed, including rehabilitation of low- and moderateincome housing through community group activities, vacant housing rehabilitation and occupancy, and the encouragement of cooperative private reinvestment. Concentrate these efforts in the older areas such as near the railroad and the 3/90 III-79 �• THE DETROIT MASTER PLAN OF POLiClES NORTH SECTOR freeway, but also utilize all measures to prevent blight in the stronger areas. Reorganize commercial strips: demolish obsolete structures, provide off-street parking, where needed encourage facade improvements and sign control, ~nd establish Seven Mile and Conant as the two primary concentration of local commercial activity, encouraging residential use in~ the other strips (except McNichols). Retain Eight Mile as a general commercial strip. Continue the development of McNichols as a light industrial and business services area. R€solve the recreational inadequacies of this subsector as opportunities arise; expand selected existing recreational facilities when feasible. Acquire land for development of a community-sized playfield and a number of component playfields as opportunity permits. Encourage industrial uses within Nolan to remain, but continue expansion of existing industrial acreage only to the area between Jerome and McNichols. Encourage amenable and ~ntensive industries to locate in this triangle . • 3/90 III-80 �PERSHING • • AAL. •• llXlaTINCI Cl N L.ANCI U RL • Low Den•it:y Re • ic:t.nU&l RLM - Low-Mediua oimi • it.y wte•identi &.1 ia\_ :.J...., .....-::.::~--r:::-:::-:::-::-::-::""'31!"':-:::..,t-=...!-------.,..;:-...-.::--:::,::::::::;r,--~ , :'····; : t~r !_.:t~ *oa i ·r----: ... ~ i : i*oa: i ..-r-. : : .' • ,..,~ ..i.,;,,._,;,•----..:...~ - -...M"!~e!~~-ll!!i~·.·.:t.;;.-= ~ :'-T.l"'"": f :...-...i ' \ ) h r . ,.... 08 RL •• 911L : :~ : t IND ... : •• : : INaT....... : : ~. :: I • •••: INST : F, : . : ,... ~· ! RM - Mediw:a D&nait.y JteaM!entl.&l RH - High Denai.ty Reaident.i&l RC - Special R• aidenti&l-C~rei.al INST - Ina t i tut. i onal IN0 - General tndU11t.rial LT. IN0 - t.ighe Induauial Dl T • Dhtrikn,11:.ion In.dun.rial MC - Maj or ccaaarcial IIC - Spacial C~rc1&l R&..C - Re • W.ntial/t.oca1 CC-reial • • CIC - eaen.ral coamarcial CC - Cc:apariaon c011aarcial MUA - Mixed u.. Rea i da.nt.ial • - 0 Open S~ee POAT - Port: C M - c . . . t•ry • - ···-.:L·'::::.=;· =':.--..-···· •••••../2:!~.---····· ............:"!t:':~•.:. · ~ .....:! -7~::;.: ...:.~~;.~...-. .~.:;~::-:;.;;.~~:;:,~.~-=-=-~ *- Playti•ld "I . . . . IIINaT' • i • '--¼: !- : '"'- INST~ i--:::..c :.:.J =:: . !. !. • • ,- '"'- .rE a ,t_,. 1 tftCf'I I 2000ft . ..... 0 0 .0 25 .50 .75 ,------., 1.0 ,----, NORTH SECTOR • PERSHING • • RIICCIMM NCl CI flUTUA Cl N RAL. 1.ANCI U • • ·······---··;,1_•···: •• ··: -e:. '\ : I==·····* =====:=.········· ------= ~ :-"' IN I I INC LT. INC - a*• ••• - -. AL ,· CJC - General Cc:.aerc.i.al CC - Ccaparuon Caaaercial MUA - Mixed UH Re • idential Ca - Open Space I AL _ -~ -, 8C - Spec.i.al c~rcial RLC - Rea1.dent1.aU t.ocal cc-rci&l ·IND"-i., -4~ : •t r:2 PORT - Port C t-·······---··.:.-,--·-·······-···-·------·· ·-· :,.-w:;-;~ • RLC _. I _.,;. \---•••-l==:i••-'•••••••••• .. ••••••"g••••••••••••• .. •••• IJt.ia'T • 1 i ')(ac '• . .,_ \, AL \ • I : :I: J: .=-~+-; : : : • • t T : .... RM : I •M - Cemetery *- Playtield • •41 : I : i.!'.':~.-.:~ Riqh. oen• iey Reaident.ial Special Raaidential-C~rci&l tnatitutional General tndu.aerial Light tnduaerial ClaT - O.ht.ril::rution Indu• trial MC - Major ccamerc.i.al •! : - I--~-· - -;:::;t•••••...,... - I..ov-Medium oen.aity Aaaidential - Medium Oen • ity Re • W.nt.ial • ___ .,__..., --·r:.~.D •• :=. :-"'! : RL.M RM RH SIIC IN.,. me INST ~ \ • RL. - Low Denait;y Raaidential : : INST •• s- ~ tor explanation ct cat.egori•• Ai 1 IND 1 0 0.0 .25 .50 .75 1.0 ··- c:::::::Jr-------,~ NORTH SECTOR Pershing Subsector •••••••••••.••.•. 305-8 III-BOA ...... �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR PERSHING SUBSECTOR BOUNDARIES AND FEATURES The Pershing Subsector is a predominantly single-family residential area bounded by Eight Mile, Mt. Elliott, Nevada, and Conant. It is quite stable and family-oriented, with income levels well above City averages. SUMMARY OF PLANNING ISSUES, PERSHING SUBSECTOR Although this is a family-oriented community, there is a need to address the general increase in one- and two-person households by providing smaller dwelling units in multi-family structures. The problems of lack of organization and overabundance of commercial strip frontage exist to some extent here, as does the need for a better interface between industry and adjacent residential or local commercial uses. PERSHING SUBSECTOR GOALS The Pershing Subsector is one of the more affluent and desirable neighborhoods in Detroit. The fundamental goal is to preserve and enhance the area as a family-oriented residential community with sound, well-maintained housing, attractive, convenient shopping, and protection from blight, crime, and the effects of land-use conflicts, through the implementation of the following policies. POLICY 305-8: Pershing Subsector Policies Diversify the present housing stock to address the housing needs of the smaller one- and two-person households through the development of apartments and townhouses and other forms of multi-family structures. Encourage a variety of ownership . types, including condominiums and cooperatives. To prevent altering the basic single-family home ownership character of this subsector, to avoid disruption of existing neighborhoods, and to meet the transportation needs of such higher density housing, limit this new multi-unit development to areas along under-utilized major and secondary thoroughfares, especially Nevada, Seven Mi le, and Conant. Provide physical esthetic improvements along these frontages to create desirable environments for multi-family housing. Maintain a consistently high level of quality in housing through code enforcement, structural rehabilitation programs, community organization, and cooperative programs among 3/90 III-81 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR community and business groups and local financial ' ins ti tut ions. Continue to provide maintenance and needed improvements to the Sojourner Truth project. Concentrate programs specifically designed to encourage rehabilitation and occupancy o~ vacant housing, such as the Nuisance Abatement Program, in the area south of Outer Drive. Remove obsolete commercial structures. Off-street parking means should be investigated and implemented where feasible and encourage facade improvements. Encourage new residential and local commercial on both Conant and Seven Mile. Retain Eight Mile in general commercial uses. Encourage industrial uses within Pershing Subsector to remain. Recognizing present land use activities, structures, lot depth, and accessibility, retain the industrial uses in the Mt. Elliott corridor. Consider reuse of vacant parcels and buildings for high technology, robotics, or similar industries. • Give special consideration to the treatment of industrial land which faces or is adjacent to residential or commercial uses. Encourage such areas to be used as visitor entrance areas, for the executive offices or other administrative functions rather than for the industrial functions. Develop a full-service recreation center including a gym and pool at either Farwell Park or Krainz Park. In addition, promote improvements to Farwell, including permanent bleachers and support buildings. Expand Krainz Park as opportunity permits. Encourage a park-type setting at Farwell Playfield. 3/90 III-82 �• QC-3,;:\••---~•----=~=========--=-=_:__-_-_-_------... ... i i \ • • RL : , """""""••--••-•• . . •• •••-' ·····-:--··· ·= IND : : : . . \f tJ::i..:.::~;r"-''-::'.:f ".J~;J I-.... .. . ,.......... --~---•••••·--··· . ·-·· .•. ..•••..... - ••.,,.Y______ --.·•-•. •... • •••....•· .....~• ···••;-· ~···=·~7.:i .-.........,,-:........ • ·.•. a=-·• i• ..~·.......' ,................ .. ...,.,___..-... . .... ,...::--J ·-·...• ,···-'. . ' -··~ ...... . " .' .' .•\ ·••·' " ·.'·..o,..... ,,.;;;·•.t>:-r . ·.--· ,_ - : ··- .... : _,,}·. .· ..-·. ·. . . . •••• .,.. ~··· •• •• •• , •• ·•.?V, ,/· ·..,.-. :• • ALM ' \ , '- .. 'f.i",N Tl-••:••• \ I •.,···· ......... _ . _ ···~~~. ✓--\ ......• (. '(••••• ;..,~;;}. 00 '. ••......•ND............ :: --.•_:...,ac ' : . I •I • IND • ....-, • ·····-: :- :U: :: 'r.iii:! ;-,. _ *-·~' • ,···--·4 \\:-•.J:;.: . ALM . . ., oc~.··-....-j'fa/j\\ 0 < ·.•;•·· :,~>··· ' \... . _ • {.- , ...... · •: \~ ::°e'Ht!: •: • ' ~····· .d~~--········ \·: ' ,.- ' .,,,-:.,·• - ' ../ :1..>.1 RM ·- ... • ..,.._ ::j .r I. , : I I :···-·-' ' - \\ , ' i .. :>~l 1-----===CP.=V::,=sc=N=======:,r=:LT=>~~<N~O~~-~, .~=:n.~r;olT~;~;.: : : : -·\~;._lf • INC - Liih Induat.=l.&l 01ST _ t Ind.u•t:ia.l Dhtributi MC - ,ta3or C SC _ 1 on Induat:rial lftC" t 2000ft. c:amarcial RLC _ :peeu.l c:aaarcial GC _ e • l.dantl.al/Local General Cc:.mrc:ia.l CC _ c ec-rcial r=d 0 MUR .. M~~ar i aon c::mu:cial OB - Ope UH Reaidenc.u,l 0c::::::J~o .0 25 .1s ~ ,.o ,... .. c__J===:J PORT - Per: Sp•c• 11.,~1., CEM - comoeo:v *- P l ay!.:.e~d NORTH SECTOR • ac , ·-·;-. \.- . ·-··-...... ~:···r··--·-·--·-'. f..............:;;';'.:::::::.~.~.=--·i--·-·; - A:..\ , ·~ ' ' " .. ' ~ ,:::~:'.':""''"J;;c1r"" ..... 1 \"" \.~~.'.~.::~ c• ;; - ,· •• • ..• .._~,•\ IN•----~j;..... • ,....... \ '.. .... l. ., ...:., _....,..-f' ••• 1I .. ', . \ \ .\ _..;.-- •..__....,.,:.w. .. .....................................~-:.,-(:, : 11 ! . '. .,. -... •:· .... •... ·. .. ·. .. . . ..,..-,,,..; ,.. ' ' ' . ,.. . .. ,... . . . ·. '. ····¼ ,... =........ J \ •... _-.•. ,; X ·• •• \\ ·•.i··.~······· . •:,t:.·: ..........::::;---:.-.·. -• • 'I •• •• .'• w. •• •• "j •••-: 'NO--.:.. , ·'-" .,. ... . . , . .. . , . ....... . ., •..,~• \~•• \ \ ' •.<, .~;.----• ••• ,, -••••"•..• '•• ;;.. « ONO • : OM .......... , 0, • ac . , 0, • , •• .• o, • 0, , •• •• •• M • • ' • •--•• -..•• ••• ••••••~•\ ._•• : RM • RL * , ..\ . '~·· ...--:.•·:,;;·<-. " - •• :l... :f • ..··.•··~·:),<;.,/ '•1. Y•..\ -~,\-a;:l d ' ·it# ~,; '=•,:;;........,p ' • ... ·,,.;. p·• <7 ••- •'.:·•\ ••\•\ ·· •\\\ · ~ =· ,_>- ·1.·· .. . . .. . CAVISON OB !' ••• ii,: ;• :.,I 'I ii~' <l .. :r::::::!.i . . . . .. .~J:=:::: .............:,\<••.. -- -~· \.. .. ·••\ ,--- ::::::::::::::::::::::::::::::-=-•-••_••••••' \ •o ··- .......: i' ••.-·• :i' . '.~:':'-k:,--·· ·'.'" \\\\ ..• ··r.. •. •.: -:,:;!!P \~\i~_.••'\\ ......, I • . ''"" l •c~!ili ~>•/ "M \'• \ \ , _ _ _ _ LT ;NO - Ganer!.! • NO _ :..:.:;he. ~ 01ST ~:u::.usc.:-:..i.l 0:. st.:- 1.":::u::..1.on ~ MC - !'i&Jor ,.. ~:-:dust.r:.al SC _ ... cm:::aerc:1a l ~.: 1 t rlCf"t , 2000'1 ALC - Spec:1.al Cc::m:ier GC - aeud•neul, Lo::: ' Ge nera l C C-n,na:rc:1al M CC - Comporuo:'.':"roul UA - !<11.xed Us • Re~•rc1al OS - Open 5 -C.er.t1al ~ORT - ?ort *: CEM pac:e 0 "' oor===l 2~ 50 c:=_f==7 75 ~ 10 ~ ll110fftete, Ce!N!t11r; Play!ield NORTH SECTOR C ,, hc:or+-,-......- �.• THE DETROIT MASTER PLAN QF_ POLI.c.IES NORTH SECTOR DAVISON SUBSECTOR BOUNDARIES AND FEATURES The Davison Subsector is bounded by Hamtramck and Highland Park on the south and west, Mt. Elliott on the east, and on the north by McNichols f rem Conant west, and Nevada from Conant east. Land uses are primarily residential with a significant amount of industrial. This subsector is relatively less affluent than other subsectors in the area with older housing and greater need generally for remedial action. SUMMARY OF PLANNING ISSUES-, DAVISON SUBSECTOR Sixty percent of Davison i s -, - general residential structures (structures of eight or less housing units) are over 55 years old. With close to 90 percent of its stock built over a 20year period, Davison's stock lacks sufficient age diversification to allow phasing of major repairs and replacement for normal attrition. In many of the housing areas, deterioration has already set in to the point of requiring substantial rehabilitation. Because Davison is centrally located in the region and is bounded and traversed by two freeways, two rail lines, and six major thoroughfares, it is well-suited for uses requiring centrality and high accessibility such as distributing and manufacturing. Thus, economic development potential for this subsector largely in industrial intensification and expansion. is The construction of a State prison complex on the site adjacent to the Detroit Terminal rail yard should bolster economic development in the area. Expansion and intensification potential exists for the McNichols-Dequindre area. Its present uses are low intensity (both in labor and capital), and vacant and under-utilized land is present both within the industrial area itself as well as between the Chrysler Freeway and the Highland Park water reservoir. Davison's residential areas, as previously indicated, are in a variety of conditions. Most need rejuvenation either through rehabilitation or reconstruction. Only one area, the area south of Jayne Playfield, does not appear to need public assistance to remain healthy. This area, though, should be watched for signs of deterioration as a large proportion of 3/90 III-83 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR the structures are 60 years old or older. In addition, many problems may exist without any readily visible indications from the outside. Commercial support service for Davison is considered inadequate. While having substantial commercial acreage zoned, the subsector lacks a local convenience shopping district. While Conant and Seven Mile commercial frontage serve the other subsectors in this capacity, no equivalent strip is located in Davison. Consideration should be given either to downgrading a few contiguous block faces to local commercial, or to the development of a small local convenience shopping district or node. Land use conflicts exist in a number of places. Examples of such places include the area between residential areas and the freeways; between industrial areas; and, possibly, between the reservoir and residential areas. Improvements in recreational facilities are needed, both in terms of additional land and facilities improvements. DAVISON SUBSECTOR GOALS Although the Davison Subsector has some severe problems in terms of deterioration, lack of maintenance and poor land use organization, the future potential for revitalization is good. By reinforcing the strength of the industrial areas and allowing some expansion where needed into certain obsolete residential areas, a solid economic base can be established, providing well-paying jobs for area residents. Increased income, combined with the implementation of the following policies, should insure the future of this community as a desirable neighborhood with sound housing close to places of employment. POLICY 305-9: Davison Subsector Policies Give special consideration to the treatment of industrial land which faces or is adjacent to residential or local commercial uses. Encourage such areas to be used as visitor entrance areas, executive business offices or other administrative functions, rather than for industrial functions. Provide landscape buffer screening where needed. Consider expansion of industrial uses into residential areas where additional industrial land is needed, especially in areas where industrial encroachment is already occurring, where there is already a mix of residential and industrial uses, or where isolated small pockets of housing are surrounded by non3/90 III-84 �• i THE DETROIT MASTER PLAN OF POLLO.ES NORTH SECTOR Insure that there is no truck traffic, residential uses. , odors, noise, dust, unsightly views, or other environmental impacts from such industrial expansion within remaining residential areas. Focus neighborhood cooperatLve reinvestment programs, involving the community and local financial institutions, in the area south of Jayne Playfield. Throughout the Davison Subsector, employ code enforcement programs in conjunction with grant and loan programs. Use spot demolition to remove obsolete structures. Encourage the formation of 40- and 45foot wide lots by selling half-lots to adjacent property owners. In conjunction with this, encourage property owners to build garages and pave side drives to alleviate on-street parking congestion. Provide the Davison Subsector with well-planned convenience shopping through the creation of a smaH convenience shopping district or node. Consolidate general commercial uses toward major intersections, and rezone excess commercial land. Encourage such commercial frontage improvements as provision of off-street parking, better maintenance and landscaping, sign controls, and facade improvements. Provide improved recreation facilities through acquisition of adjacent land, where needed, and through implementation of planned improvements to the Lasky Recreation Center, including barrier-free access and improved maintenance. Insure that the construction of the new prison facility will have no adverse effects on the surrounding community. 3/90 III-85 �• l - - .. -THE D.E':CROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR ARTICLE 306 NORTHEAST SECTOR NORTHEAST SECTOR LOCATION AND EXTENT The Northeast Sector lies north of an area bounded on the south by East McNichols, Conner, Edsel Ford Freeway and Alter Road, with Mt. Elliott forming its western boundary. The north boundary, East Eight Mile Road, also forms the southern boundaries for the suburban communities of Warren and East Detroit. On the east, the Northeast Sector boundaries meet those of Harper Woods and all of the Grosse Pointe communities except Grosse Pointe Shores. Other than the Ford Freeway, which separates the southernmost section from the rest of the Sector, the Sector's notable landmarks are those just outside of it. These are Eastland to its northeast, the City Airport to its southeast, and Chandler Park to its south. There are six subsectors in the Northeast Sector. They are described in the order as follows: Grant, Mt. Olivet, Burbank, Conner, Denby, and Finney. NORTHEAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northeast Sector is primarily a residential district comprised predominantly of single-family homes built relatively late in Detroit's development. Sixty percent of the homes were built between 1935 ad 1954. There are a few small multiple family uni ts in the area, as well as some industrial uses providing about 6,000 jobs. The large number of church-supported schools is a unique feature of this Sector, in comparison to the rest of the City. The proportion of school-age children attending private or parochial schools amounts to more than twice that of the City as a whole. There is a need to keep in close touch with changes in this public/non-public school relationship and respond to shifting demand for public school facilities, when required. 3/90 III-86 �• Subaectara 1 inch • 3200 ft = 0 ½ ~ NORTHEAST SECTOR Burbank Subsector.... • .••..•. 306-11 Conner Subsector... • • • . ••.••..• 306-12 Denby Subsector...... • ••••.••• 306-13 Finney Subsector •.•...•••..•.•••..• 306-14 Grant Subsector..... . . . . .••.• 306-9 Mt. Olivet Subsector ............•.• 306-10 �•. . . I I ii l;,g ;; .., I :i( I - 81 82 83 8" 86 RT R2 R3 R4 R5 R6 RESTRICTED BUSINESS LOCAL BUSINESSIRESIDDfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER/ICES S!NGLE-F AJIILY RESIDENTIAL TWO-F .MIILY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHF.ARE RESIDENT /AL MEDIUM-DENSITY RES/DENTIN. HIGH-DENSITY RESIDENTIAL SDI GENE/tWZED I resident/al. wiffl !fmltl!d Ct)f1VT'edal) REZONING CONCEPT SD2 UM/TED INOOSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INWSTRIAL TM WI TRMSITIONN. INOOSTRIAL WATERFRONT INOOSTR!AL PR ?.ARKS and RECREATION 4 PUBUC WHARF SPECIAL DEVELDPMENT ICO'llflY!fdal. wit fl 1/mltl!d residential) S04 Ml M2 M3 M4 M5 SPECIAL DEVELDPMENT PD PROPOSED SPECIAL DEVELDPMEJfT RNERFRONT MIX USE PLMNED DEYELDPMENT PC PUBUC CENTER PCA RESTRICTED CENTRAL BUSINESS NORTHEAST SECTOR �• THE DETROIT MASTER .!!LAN OF POLICIES NORTHEAST SECTOR The area is generally in sound condition and requires ongoing ' maintenance, rather than extensive redevelopment. Thus, the major general planning objectives for this Sector are to conserve and reinforce sound development and prevent light from gaining a foothold in any part of the Sector. POLICY 306-1: Northeast Sector General Development Recognize and vigorously promote close cooperation between City agencies and business and community groups as an essential resource in the preservation of housing and neighborhoods. Work closely with local citizen groups to deal with community problems in a speedy and efficient manner. POLICY 306-2: Northeast Sector - Land Use Promote the best utilization of, and adequate control methods for, the thoroughfare frontages. Establish interim open space uses in cleared areas that are not immediately redevelopable. Provide for adequate environmental protection from negative impacts resulting from the operations at Detroit City Airport. POLICY 306-3: Northeast Sector - Residential Development Strengthen sound residential neighborhoods. Encourage the closing of residential alleys. Encourage self-help and provide housing conservation assistance where needed. POLICY 306-4: Northeast Sector - Commercial Development Reinforce healthy strip commercial development by promoting the availability of business improvement and small business loans at standard interest rates and terms, and insurance at reasonable prices. Work closely with local merchants, retailers, business owners, and other respected groups to improve commercial conditions. Phase out obsolete strip commercial frontage development. POLICY 306-5: Northeast Sector - Industrial Development Support existing heal thy industries; allow for industrial expansion as indicated; discourage expansion of abrasive industries; and, provide buffering of adjacent residential areas. 3/90 III-87 �• THE DETROIT MASTER PLAN OF POLICIES POLICY 306-6: NORTHEAST SECTOR Northeast Sector - Transportation System - Improve vehicular circulation. Improve public transportation opportunities. Provide for adequate buffering and protection from negative environmental impacts resulting from the operation and possible expansion of Detroit City Airport. POLICY 306-7: Northeast Sector - Recreation System Provide increased recreational opportunities. POLICY 306-8: Northeast Sector - Institutional System Improve existing facilities for projected increased public school enrollment. 3/90 III-88 �p GRANT • EXIIIT1NCI 1311N RAI. I.AND us • j :~~•••••! .f: IND RL • : : • 1N..r". IND -~~==:~•#.' \ ===;;;;;;~~=::::::==~==~ci·~ :-••0: 1I I . :1'. '1 i, RL. IND -:j- • r 0 ~ii : -i i : 1~~--~·-···,, 11L .:-······ QC 1 l R~... \ : •y..: :IN 1 T I ..... : • • .: ~ _)' : ~ i:=i: i RLM - ~edicm ::we•i="/ R••i;enei.al "':' RM - ~ed.ia Ccr.si:-/ !t•ai.a:::!..al RH - :!!.;~ i:ler..si:-1 baiter.":.:.al RL : :··v·-:···' ....... ' ae • ii!a:le!&l RL - :.CV Ctt.•it-f '' ! !:•••••••-: . . . ._,_.'.'' e li•,I : IND IN • T CC SRC - S~ial R•sii!e::.eial-C=-==a:-i:i&l ... ~~ INST - ::a:!:.""J.eicr.al IND - Ge:i•ral Inc!l:Seia! LT. INC .. ~T-\'!. t:-Au•~i~l :I •• .:::--. \\...:.-·} 01ST - Di11tri=Ucn I:d.:l.s~i.1.l ~•:er MC cc=.r::i&l BC - S;,ecUl ca:ar..r:i&l \7~~= f \ •,-:;, ••••',:-.": RLC - .autant.ul./t.ocal c.=a:-:ial QC - Greara.1 ecm::.r:ia!. CC - ~ ! . a o n c:cce::ial MUR - :11!!.xe t?ae Resica~~al '•,••--•.:•c•-•••-: 1Na -T ~---!!~:::::,.: ./·!! ~ , •• os--sp,oce u, 0 ....I PORT- l'C~ CEM - C:naui=7 "' 1 UICf'I : 2000ft . ocre• 0 =,.o t/2 ~ ,----, = 0.0 .25 .50 . 75 1 "'''• NORTHEAST SECTOR GRANT R • coMMIINC&D CIRN • RAI. FUTUR I.AND us • • ✓ a:I L ... Lew i:ec.ait-/ bsid • !'l.::i&.1. RLM - Lcv-!'l11elica :rJi:y i\es!.:!eneiU rND ·~ :,-/ / a:IM .. !'!eCica D~i-=-! :\es:S.c!e~-:.i.al RH • !!!.~ Ce~ir/ ~•aigei:_~.al SRC - s;:ecta.1 a.• ~e::.c.i&l-Ce:::a::eial INST• :bs:.!.bU.or.&l INC - ~ a l lrlCUSc!.a.: LT. INC - t.i.;!:.: t:A-.s.sc'i..1.l 01ST MC SC RLC ... ... - Dis::i=.cic:~ I:.Cus-::::.~: !'!ajc:- o=:r:a:::..a.l S;:ecial Ccc:ta:::ial i!.H~n~al/:.C,:al ~=-a:::~.1.l GC - Gu..e:a.l <===.ar::..1.: CC - C::::::;,,ar:.son C=e:::.al MUR - 0 u, ~!.,tr- t:H !tHita:-;:i.al OS - c;,.11 S?&ee !='ORT - ,~::-:. ....0I CEM - C~e•:-! f--' 0 REC - Rac:r..ation 1t:. . 1 lfleft : 2000 ,,. NORTHEAST SECTOR Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 III-88A �• ' THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR GRANT SUBSECTOR BOUNDARIES AND FEATURES The Grant Subsector is bounded by Eight Mile Road on the north, the Grand Trunk Western Railroad and Van Dyke on the east, McNichols on the south, and Mt. Elliott on the west. SUMMARY OF PLANNING ISSUES, GRANT SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Relocation of residents from areas surrounded by industrial uses is desirable, e.g., on Filer. As long as the housing is viable and in good use, buffer zones between industry and residential should be constructed and maintained wherever possible. GRANT SUBSECTOR GOALS The area is generally comprised of sound and stable singlefamily neighborhoods, a strong industrial corridor on the west, several fairly strong commercial strips such as Van Dyke, Seven Mile Road, Eight Mile Road, and the new Bel-Air shopping center. All these elements should be supported and continue to be strong . in the future. Possible conflicts between the residential and industrial uses should be handled through buffering and traffic circulation techniques, and any negative impacts resulting from the possible lengthening of runways and consequent expansion of operations at City Airport should be addressed. POLICY 306-9: Grant Subsector Policies Continue residential uses in most of the residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Provide buffering from adjacent residential by industrial uses. Encourage the closing of 3/90 III-89 �THE DETROIT MASTER PLAN OF POLICES NORTHEAST SECTOR residential alleys along with the establishment of curb-side , garbage pick-up where possible. In the two small residential areas abuttting the railroad south of 7 Mile Road and north of McNichols, maintain full City services. Encourage owners_to maintain and improve their property. When opportunities present themselves, encourage the relocation of residents, thereby making the area available for industrial expansion, which is a more appropriate longterm use. Relocation should take place in a thoughtful, fair, equitable manner so that residents are not unduly penalized. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institutional sites. Explore the possibility of the Evangelical Lutheran Institute for the Deaf's athletic field being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue shopping center at East Outer Drive and Sherwood. Continue strip commercial uses long Van Dyke and Eight Mile. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on Seven Mile Road commercial strip. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant parcels. Provide buffering from adjacent residential and commercial by industrial uses. Alleviate congestion along Seven Mile through strategies that might include parking restrictions and/or widening of selected intersections. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-90 �THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Support Bel-Air Shopping Center through the provision of City • services, traffic system accommodations, etc. For the parcel at Nevada and Sherwood, encourage the development of light industrial uses properly screened and buffered from adjacent residential uses. For the site adjacent to Holy Cross development of new residential units Development should be in character density as, the existing residential this site. 3/90 Hospital, encourage the on this parcel of land. with, and at a similar development adjacent to III-91 �• IND - Ge:te=al Indast:!.al MT. OLIVET • XlaTING G• N LANCI U •• • RAL RL - :.c:-~ =•!!2ie"'/ R.a•idenci&l. RLM - ~Kia11 :er.ai~y tlea!.~•nt.!.A: RM - !'!r-!.::,. :er.• i:y IIAsiC.:o.ciai RH - a!.;:. ~•~iey Rauc!enc:.al SRC - S:;:•:!.al aeaidential-Cc=a:c!.•l INST - --r • ..... lO""al LT. IND - :.!;~'! ::::Un-~l Cl T • Di•:..:!.'.=uti0a I::c:.at:!..a! • MC - :-!&!:: -:==arc!al SC - s;,e:!al Cc:c:ae::!.al RLC - i\esi~e:-.ti&l/Loc:al C:::::.:.:!.al QC - C..:•=•!. c.:::=iar-...ia!. CC - c=;a::.son c::=:a_-:ial ~ fb~th ac,.• 0.0 POAT - 10~ Cl!M - ::.:.:•:--/ REC .. Rac:.a~!.on Ci ClJ 1 inch a 2000 ft. ,------, = .lS ,SO .71 LT, INC - t..!.;!".s: ::-.i:!-.lat:ia.l LI • RaCCMM NCl• CI l"UTUR• G • N • RAL LAND UII• RL - Lev : • csity Rea.1d.ne1al RLM - Lcv~ed.it:11 Cenaity Reai~•nci&.l RM - ~•c!!.:.:::t :>er-..ai~ Reaidencial RH - P.:!.;!:. te:tSity Ra • id• n.cial SRC - 3?• ::.al R• aidantial-coaca:c:.al SC ALC GC CC - s9 • ::.al ca:•uc:i&l ae.siC.•n~al./Loca1 Com:=erc:ia.l G•r.a.::&!. c.=-.r:ial cco;,a:;.scn ca=a::i.-.!. C• !Mt.a:--! ClJ ~rth ilcres ~= 11 0 0 .0 CEM - 1 ,----, = .25 .,o .,, t.0 mile REC • 1tac-:• a~:.on NORTHEAST SECTOR INST - •...s ......... c ••al Olive: Subsec::o:- .. , 1nct1 a2ooot1. CIST - Ois'!::-:.:Uti:a. tl:t!u• u:.al MC - ~ajc: C:::mard.a.l mue NORTHEAST SECTOR INC - Gena:al In=:9t:!al MT. OLIVET 1.0 ...... 306-10 �• THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR MT. OLIVET SUBSECTOR BOUNDARIES AND FEATURES The Mt. Olivet Subsector is bounded by Eight Mile Road on the north, Gratiot on the east, McNichols on the south, and Van Dyke and the Grand Trunk and Western Railroad on the west. SUMMARY OF PLANNING ISSUES, MT. OLIVET SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Additional outdoor recreation facilities should be provided when the opportunities arise. MT. OLIVET SUBSECTOR GOALS This subsector should continue to feature sound residential areas with strengthened commercial strips and a revitalized Gratiot-Seven Mile Road shopping district. The emphasis should be on conservation of the current housing stock with programs being used to assist older persons, who make up a relatively high percentage of head of households, in maintaining their homes. POLICY 306-10: Mt. Olivet Subsector Policies Continue residential uses in all existing residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants, and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Seven Mile-Gratiot shopping district in order to minimize negative effects on residents. Adequate amounts of parking within the Seven Mile-Gratiot district will need to be available. Continue facility 3/90 existing sites. uses on public school and Encourage year-round use recreation of school III-92 �• I I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR playgrounds to help serve the recreational needs of the ' community. Continue existing uses on major institution sites. Continue strip commercial uses on Eight Mile Road and on Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where r-equired by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on McNichols and Seven Mile Road. Upgrade areas as opportunities arise to thoroughfare residential-commercial strips; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Explore the possibility of providing more off-street parking in order to alleviate congestion. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements, including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-93 �• BURBANK .:·:· · · ':~. . . . . .: • Xl8TINQ I /f ... .- . , .••• . .-7 .. AL - !.cv ::'.e!"...11::-: Re • idant!.al RLM - ~ediaa :er:ai:.·t ~••i=enUal RM - ,i~!.::::a Der.J1i:Y '-••~e:,.c:.al RH - P.:!.;:t Cc.• iC-/ R.ee.J.Car.c:.al SAC • 3;:•:ial .A•uc!e:icial-Ce::1ea:-cisl INST - :::.a:.!.t-:1:!..:::-.al INCi - G.-..aral I::.Cuau:.d LT. IN0 .. I.!;!:::. !!".C-..:a~u.l DIST • t,!.1~!!:ucic~ :tr.Ci.:st::i.al ! ✓,.• .: ,i AL ij , ••••••• RL 1i! l l L ?/ r-· ! :i ..... / : Z. ,a.: : I : : MC - lla1o:: C=r::Nr:ial 9C - s;:.:i.al c.:::mer::.al RLC - l••~en~al/t.cc:al c:=.rc:ia.l GC - G«:.e=al c:=ar::.al CC: - cc=;u:.1=n C:C:.:.::ial MUR - !"!:!Jew! Ole :'.e1:..~•~:ial 09 - ~:-:. Sr,a:• PCRT- ?o~ ~---~i·~1,,,.:--..:.-~ --=--~~-. .. ••••••••••••••• --,.~-'.·.··.·.·::··~·~~-·~~--··-·······..········~..,;1:.:f•-··..•..•--i~.. ,..! ... ~'i. ............ : :g: / \ ~<JO-;s . ....: • • _I;: 1" .-,;.;;.;:: ..... • AL / - •• / <::: ~ / / / / ALM . \NST,',' AL OSI I/ •• / :a i. :o: 30---------= ' •C~•~ S?•c••t:i.1:.:.:.·.!::.0nal t / .... : : .. : / ;•--· c• :a:.•~! REC • a.c::.ac:.on ., ..L i : ' ./ ... Cl!M - -~ -~,1• IIIL ~ - ---==--- - - -- / ..... / I RL • • RAL Cl N LAND US• ,1 - 1NIClll2000II. - . -· ~"':" ~ ~~ _J~~ r-~.:-::~ .ar~~_;;;~. ., i 11 ~ 0 0.0 !/ ~ ~ .so .25 = .... 1 .75 ,.o c=..=:F==t:::::::F=-' I ' • \ .__// "'' L--,----------------------.---'---------' lu- NORTHEAST SECTOR BURBANK . # ..~············~······= ••• ! / : : I --cac i .. L ::-.i'.NaT AL :: : : : RL 1 •OBI: C: I : ~i l l i : : C • . . . . .• ;CC • •••• ' ....... !I 'J: I ',11 LS • -""':~···················7 :·····~~\ . ·! i .., :-r"u: .... ALM:.: . .. ./ . Q~/ RLM' RM RH SRC INST IND LT. INC OIIIT ... • - • MC • SC RLC - ~ i e 1 :er:.si:y ltas.i:!•nt.ial :,.,..ai::t ;1.esi.c.e:.-:!.al ,ied!,:;=. !!!.;~ Ce:tai:y lt••i~a:-,.c!al S;i,ecia.l l• • ide:u:,!.al-Ce=::a:'Cial ::Uc!t"J.ti:::.al Ge:e:al I~uat.::.&!.. U:;::.:. I:-.rhsi:.:!.3! Di.s:..:~:.icn I::.~u•:=:.a l ~•!c:: C=:a:c!.sl S;,.c::.al C=-me::!..d l.ea~r.:!.a!./"'...cea! :=irc:ial GC .. C..r.e:-&l ~=-:-::.:..!..: CC - cc-;:c · s-• GC 1: : ••••••-•••• 1•:.:· ~ ; RaCCMM • NCl• CI PUTUR • GIIN&RAL L.ANC US& RL • Lev ;:e~it:-f ResiCa:i:!.al i I I : .;:- QC L. ,- RL c--•-R• sl. MUR - ~:.XV- t:se l•s:.:.•:-.:...:.s! OS - ~::. S;:a-::e PORT - ?0:--:. CEM - ce:e:. • :"'f REC • a.c:eac:.on OSI ·o;,.:s Sp•c:••!:-:.st.:.:..-.:::.0n•l i-••--,•····-· , ...~• T ' =f:.'=1= = ac ✓,/ !.:' :: I :' RL RL INaT,,•• • ./ •· Q :•: !••{ _/ tno,tt, Q 1 ;nch •100011. uJ --···~ I. ___..,. --. ·:s"' :'" -. ~.• '-1,...,:_..,. _____ ,...,,,....,...,c..,.~~-,»1;r..,s=:af~..,. .. : _.' RLC . • ~ . • • : ,••• / KNII 0 .0 .l5 .!O . 75 1.0 c::::::::::::ic::=ii = ;c==::i kUometer NORTHEAST SECTOR Burbank Subsector . . . . . . . . . . . . . . . . . . 306-11 IE-93A �• ! THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR BURBANK SUBSECTOR BOUNDARIES AND FEATURES The boundaries of the Burbank Sector are Eight Mile Road on the north, Kelly on the east, Houston-Whittier on the south, and Gratiot on the west. To its northeast is the Eastland Shopping Center. SUMMARY OF PLANNING ISSUES, BURBANK SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Obsolete strip commercial structures along Gratiot should be cleared. BURBANK SUBSECTOR GOALS The Burbank Subsector should continue to contain sound, stable residential areas through the use of housing conservation techniques. The strong-commercial strips on Gratiot, Eight Mile Road, and Seven Mile Road should remain so. The GratiotSeven Mile Road shopping district should be revitalized and the issues relating to the Houston-Whittier/Kelley/Hayes commercial area should be addressed resulting in a resurgence of that area. POLICY 306-11: Burbank Subsector policies. Continue the existing residential development. With the cooperation of the community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining this housing at its current high level code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets immediately west of Kelly in order to minimize negative effects from commercial activities on the east side of Kelly Road. 3/90 III-94 �. THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Continue existing uses on public school and recreation ' facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major -institutional sites. Continue strip commercial uses on portions of Seven Mile Road, Eight Mile Road, Moross, and Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential where required. Encourage compatible development on vacant parcels. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements. including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue shopping district use in the Kelly Road/HoustonWhi ttler /Hayes area. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier/Hayes intersections through strategies that might include turning lanes, parking restrictions, and/or widening of the intersections. 3/90 III-95 �• ~=============:...__ _ _ __:_~~-=--=--=--=--=--=--=--=--=----- ~ t~... f-• •• : A ··•••• oc:1 ••• ====-=.::.::c__c___ N-::N-::E-=R-=-=-=-=-=-=~ rl • XlaTING ,,_./ LANCI Gl• N • RAI. ua• ••• •••=:-::-.~~ .•.~ . o ~ c~~ •,1c"-'1c:•..,c 1_!: :/ ;: / c···········•{i,;··~.':........, \•••:L:aC/ \ ,. _ ,,;/' -r ___ j____ • • • • • • • • \ ~ RL // ::j/ \: RL \ / .. ::"\ 11' .,.;,· \ ~ I , .,-o{•• •• # •• ,:<:~:........::.~ ""••,'. ,i ....···(..::.. •'O~ •••· ··········: : . ••••• AL ••,·•••:~~ ~:=~--.: : : \ RLM ! : : \ :~ 1 .i : : , Q~ \O: ! ! \ : AM : ., : ..... / ;. : : =7~ --:: --=--=- b---====-/" >-- : "M : 1111ST • '>,.,. ' ! i =~•'f.~ AL .••-----IN • T . \J' ~ •••• ·••• ,,t.( •••••• ,••• 7N8T ~••• : •••• :lcac ~// I ' AL I I =-•••! '"'•~ ...: : i":=.I \ r··•· ! • tl'lif I T ; J Cl ; ...---~••,• \ ~..~,........ ~•~..!.:~:••••••••\ o j : \ ~)ta. ..............................! I :""··:'.I •••• • •t ••l f I / · ·\ . ~~. •••y~ : : = :: = /;- I • . -- -J ! Q 1 : ,• : · _; : : ;' ac : :. / -~~7&_:,_.;,:;:~../••••••~ ! CIC/ I EDS;:L ·~.:-'-:,("'>~-~··~········.; / ~ 0 ~ ·:;~. ~~:f-l .. C I I °'L : -- :-••,: RL I ·; llll • T :.; , \_.:,• • • ~::t·~-·-~;.-~,,atr~~j' ~=;:::-:~ ~ &~.. 1 indl 12000ft. u..J 0 0.0 I J .2,!.--:!,0 c::..::_i .7S 1.0 mil • c::::::::r==-, NORTHEAST SECTOR CONNER REC - Rac:reaucn OSI - c ;:e:i s;:ac:e-::is:.:.:.~:. :.:n., i I 1ndl a2ooo tt. n u..J acre • 0 NORTHEAST SECTOR Conner Subsector ... · · · · · · · · · · · · · · .. 306-12 III-95A �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR CONNER SUBSECTOR BOUNDARIES AND FEATURES The Conner Subsector is bounded by McNichols and HoustonWhittier to the north, Hayes to the east, the Ford Freeway to the south, and Conner to the west. To its west is the Detroit City Airport, and on its south. across the Ford Freeway is Chandler Park. SUMMARY OF PLANNING ISSUES, CONNER SUBSECTOR The Conner Subsector is different eneugh so that programs and policies recommended in the other subsectors may not be appropriate here. While there are economic difficulties in the subsector at the present time, there are also many strengths. This subsector is very stable with respect to population change and has many young families with children. It is upon these strengths that the future of the subsector will be planned. Spot clearance of blighted and non-rehabilitable residential and commercial structures, including obsolete strip commercial buildings along McNichols, will be required. The Harper frontage must be studied for the best long-range future use. When opportunities occur, additional outdoor recreation facilities should be provided. CONNER SUBSECTOR GOALS This subsector, though containing many sound residential areas, shows signs of some deterioration of its housing stock in some areas. Declines in housing conditions should be arrested and reversed with rehabilitation and nuisance abatement programs being stressed. Gratiot should remain the most important commercial strip, while the McNichols nd Conner commercial strips, which are less strong, should take on more of the character of Chalmers, a mixture of low-rise apartment buildings and neighborhood commercial. The Harper commercial strip should be more actively redirected toward thoroughfare residential commercial or, on the south side, light industrial. POLICY 306-12: Conner Subsector policies In most residential areas, continue the residential land use. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. In order to upgrade residential development in this subsector, code inspection 3/90 III-96 �• THE DE:fROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR and enforcement in critical situations should be encouraged, • along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not uneconomically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. A close working relationship with law enforcement agencies must be established in order to end possible arson in the area near McNichols and Gratiot. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Gratiot Avenue business frontage in order to minimize negative effects on residents. In the residential area just east of Conner between E. Outer Drive and Harper, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curbside garbage pick-up, where possible. Continue existing uses on public school sites. year-round use of school playgrounds to help recreational needs of the community. Encourage serve the Continue existing uses on major institution sites. Explore the possibility of St. Juliana's playground being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue general strip commercial uses on Gratiot and on Conner. Encourage owners to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage new uses to reoccupy vacant structures. Encourage compatible development, including residential, on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-97 �• THE DETROIT MASTER PLAN OF POLICJES NORTHEAST SECTOR Chalmers is a good example of the proper development of a • thoroughfare residential/commercial district. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain, and maintenance and improvements to these uses should be encouraged. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Maintain sound commercial uses along McNichols. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip, that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. Explore the possibility of providing more off-street parking in order to alleviate congestion. A detailed study should be initiated to determine the best long-term use of Harper. Possible uses that should be studied include continued use of Harper as a general commercial strip, and/or upgrading the area to a thoroughfare residentialcommercial strip, that is, apartment development with supporting neighborhood commercial uses. Light industrial uses should not be overlooked, especially between Harper and the freeway since it is more isolated. The study should address the possibility of locating small neighborhood shopping centers on the vacant parcels located between Harper and the freeway. Facade and architectural treatment recommendations pertaining to existing sound commercial uses should be included in this study. While the study is in progress, maintain sound uses. Encourage owners to maintain and improve their property. Upgrade area as opportunity arises to uses compatible with the results of the proposed study. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-98 �. • CENBV • XlaTING GaN • RAL. L.AND U - RL - ~ ;;;::ecait:y Residan-c:.al RLM - Lcv-!4edil::a Cenait".I a.eai:!aa.::.&1. RM - .!'!edic:a Deiuity Itea~-ci~ RH - B!.;~ D•!"..tit-/ R•• iCm-c!.al SRC - Sjleeial R• • ida:"1.ti&l.Ce==-:c:.al. INST INC LT. INC DIST MC • tn.c.!t-;:tional Ge:i.• ral Induac.:ial U;h.t I.::c.u• c:ial Di.9:.r~t.icn I:-..Cu • ~:..1.l )l&jcr C==-rcial ac - s;:ecial c.acm:a::ial ALC - Re • ic!ent.ial./Lccal C:=.e::ial QC - Gece:ral c:.::=.r--i.a.l CC - co=;iar!. • oc c:=e::ial MUR - ~ix!V- 'CH :t• ai:!.e:,,,:.!.al CS - 0pe.-,, S~•=• PCRT - i'o~ Cl!M - c:e:a:•:-/ REC • Jtacread.on OSI ·o;::• :t si:•ce-I:uu:~:.ion&l 0 o.o 2S SO ,---. .7S 1.0 ..... ~ NORTHEAST SECTOR CENBV R • CDMM • ND• D Q&N • RAL. FUTUR • L.AND US& RL - Lev Cetuiity Jtesit!• :i.:!al RLM - ~•c:H,1.:111 Ce:iai:.7 ile • !.:!• n':ial RM - .!'!ed.!.:.::: :er.. ie>/ h • .ic9::::::..a.&. RM .. e!;~ ?:•~ii:"/ Jta • il!u::!al SRC - Special Ru1idr.1ei.al-c===e::ial INIIT - !:u:!t.~:icnal INC - Ge:,eral I:,,c!u• cial LT. INC - t.!.;~: ::-~• c.:bl 01ST - Dh'!.:-!~t.ian I.r.(!ua~.:.al MC • ~ajc::- C:=:r:.rci&l SC - S~c:ial C:oaaaarcial ALC .. l'.u ic!er.-:.!.al/I.ocal ===-::i&l GC .. G•r.e:al C..:ZC.r::.al CC - ca:;,ar:.son c=:=.~::.3.l MUR .. "-:!...x~ t·se ~••:.c!er.t:..t.l OS - Oil•~ S;:a:e PORT .. i'o::. Cl!M .. Ce:ta'!e:-1 REC• Racreaticn OSI - ere!\ S~•ce-t:ist:.:.c.:.ion•l I inc" : 2000 rt ,cre1 0 0 .0 25 so r---"' = .75 1.0 NORTHEAST SECTOR Denby Subsector . . . . . . . . . . . . . . . . . . . . 306-13 III-98.A �. I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR DENBY SUBSECTOR BOUNDARIES AND FEATURES The Denby Subsector is bounded to the north and the east by Kelly Road and the City limits, to the west by Hayes, and on the south by the Ford Freeway. SUMMARY OF PLANNING ISSUES, DENBY SUBSECTOR The Denby Subsector had a 1980 population of 21,158, compared to its 1970 population of 25,045, a population loss of 13 percent during this period. This is very close to the Northeast Sector decline of 12 percent. There are relatively fewer children in the Denby Subsector than in any other subsector in the Northeast Sector. Moreover, the Denby Subsector has the highest proportion of senior citizen heads of household than any other subsector in the City. Thirty-three percent of the households in Denby have a head at least 65 years of age, compared to 28 and 21 percent for the Northeast Sector and the City a whole, respectively. Data on social characteristics and economic conditions in the Denby Subsector indicate that it is about the best of the subsectors in the Northeast Sector, and thus is substantially better off than in the City as a whole. DENBY SUBSECTOR GOALS The residential areas within the Denby Subsector should continue to be generally sound and stable. These areas should be the focus of housing conservation programs to aid senior owners to maintain their property at their current level. The Morang/Cadieux and Whittier thoroughfare residential commercial strips should continue to be strong while maintaining their neighborhood character. POLICY 306-13: Denby Subsector Policies In all residential areas, as needed and within funding limits, explore the possibility of establishing a neighborhood selfhelp maintenance improvement program. For the purpose of maintaining this housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabili table. This can be accomplished 3/90 III-99 �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR provided that funds from either private or public sources are , available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses of public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve recreational needs of the community. Continue existing uses on major institution sites. Along Kelly, continue commercial use. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier intersection through strategies that might include turning lanes, parking restrictions, and/or a widening of the intersection. Along Harper, maintain sound general commercial uses. Upgrade area as opportunity arises. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Morang/Cadieux and Whittier are excellent examples of the proper development of thoroughfare residential-commercial districts. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain and maintenance and improvements to these uses encouraged. Explore the possibility of providing more off-street parking in order to alleviate congestion. 3/90 III-100 �• I ;/ ,,'I ... !/ I INC • Ge:,e:al I:xhlscr!.al FINNEY aXlaTING LANCI RL RLM RM RM SRC • ... • - a • N • RAL • UB • icanc!al ~ . : l i c a Cea • i1:7 ite • i~•nti•l !.cv C•:-:.•if:"f b ~et!!.aii .Du.aiey J.•a1'ie:-:.-:.!.al ~i;~ Cena.icy b • ic!a::.c!al S;:eebl Jteaidenc:lal-c=a:eial 01ST MC SC RLC QC ... • - Ciat:!.=\:ticn Ir.O: • e!.a!. .!'!&jc: c:::=z.:ccial L1 u.J 1 inch ,2ooott. g~. S;: • ei•l C::caar::!.al ite1it!ent.!.&1/toc:al C==e:-Cal ~r.•:al c=::.r:i&!. CC - Cc::r;;a:!.s::m C:::m:te:::!.al ICl'ff 0 = =,.o i=::::r==t::::::::F==:i 12 r=====7 o.o PORT - .»or: CEM - ca-_ata:-1 .so .25 .7' 1 mile lcJ-r REC• OSI INST - ::ut!.':.~t.ional %\ LT. INC - t.!;~:. I:'".du11t.:ial bc:: • ati.on • C;:e:, S~•c••!:'l. • Uc-.i::..oMl NORTHEAST SECTOR r···: : ••7:'':f•c.,..,,va.,. ... FINNEY R • CCMM • NC• CI PUTURII GaN• RAL LANCI UB• RL RLM RM RH SRC INST - t.ov - c• c.11ity ae • id • ncial 1.cv-!i!:• c!i~ : • n • ity a•• ic!• ntial INC - Ga:i•:-&.l Icc!uscial LT. INC - t.i;:::.s: ::-Au.st.=ial CIST - Ois:.:i=-.:t.icn Inc!un.rial MC - ~•jc:- C-=-ercial SC • S;,.cial C=-er:ial RLC - ilui:!•r.'!ial/Lacal. C===-:C:.al G:C ... G.lr:.•:-s.:. C===ar:!al CC - C~a:!s:,n c.:::=e:cial CEM - Cn.a:.e::,, ~.C!.-:.::2 ,e:uiit7 Res.i.4-nt.J.al ?.!;:I c • :-.si.ey R• aic!.• nci.al S?•cial it• sid• :i.cial-Cci:=e::ia.l REC - Racr•at.:.on OSI - C;::e:1 S;=4ce- !::s:. :.:.u:.:.onal ::-.s:::.:·.::-::..c:-.al Finnev Subsec+:or . .. .. ... . 30 f1-l <1 %\ g:,.. 1 inch 1 2000 nu.J tt. acr'9• 0.0 ,---, = .25 ,JO .7S t.0 NORTHEAST SECTOR TTT-7 r. nu �• THE DETROIT MASTER PLAN OF POLIC.IES NORTHEAST SECTOR FINNEY SOBSECTOR BOUNDARIES AND FEATURES The Finney Subsector is bounded by the City limits to the east and south, by the Ford Freeway to the north, and by Alter to the west. SUMMARY OF PLANNING ISSUES, FINNEY SUBSECTOR The Finney Subsector, like the Northeast Sector as a whole, is more stable and economically better off than other portions of the City. Also, both areas have a high proportion of senior citizens and, correspondingly, a lower proportion of families with children than the remainder of the City. There will be a need for spot clearance of blighted residential and commercial structures in this subsector. FINNEY SOBSECTOR GOALS Varying types of housing strategies should be used in order to continue the strong residential areas covering a large part of the subsector; improve the housing stock in areas which are showing some signs of deterioration, and revitalize more seriously declined areas through a combination of activities, including spot clearance. Mack between Alter and Outer Drive along with Warren should continue to service the area as neighborhood commercial strips, while Mack east of Outer Drive along with Harper should remain general commercial strips with adequate buffering between them and nearby residential areas. POLICY 306-14: Finney Subsector Policies Continue existing residential development. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in er i ti cal situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Explore the possibility of preserving examples of II immigrant II housing in order that future generations will be able to see examples of that period of City development. Provide buffering between residential 3/90 III-101 �THE DETROIT MASTER PLAN OF POLIQ:ES NORTHEAST SECTOR and adjoining commercial uses where required. Establish and , enforce parking restrictions where needed to prevent the utilization of residential streets for employees and/or customer parking. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. In residential area bounded by Mack, Alter, Warren, and Barham, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institution sites. Continue strip commercial uses on Harper and on Mack east of Outer Drive. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Provide buffering from adjacent residential and off-street parking where required by the commercial uses. Continue neighborhood commercial uses on Warren and Mack east of Alter. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. If opportunities arise, provide off-street parking for commercial uses. However, in no cases shall viable commercial structures and/or houses be cleared to provide parking. Enforce parking ordinances and review metered time limits to provide more curb parking. Support activities of the business associations. 3/90 III-102 �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR ARTICLE 307 NORTHWEST SECTOR The Northwest Sector of Detroit is bounded by Woodward Avenue on the east, West Eight Mile Road on the north, and Southfield Freeway on the west. The southern boundary follows the Highland Park city limits to the Pennsylvania Railroad, west to Ardmore, south to Fullerton, and west to Southfield Freeway. The Northwest Sector is a very large area of the City of Detroit which includes 20.1 square miles of the City's total of 139. 61 square miles. The population of this Sector was approximately 200,000 in 1980, or roughly 17 percent of the City's total population. The residents of this Sector have significantly higher levels of education and income than the Detroit median. The Northwest Sector has been divided into six subsectors. The subsectors are presented in the following order: Greenfield, Pembroke and Bagley; Palmer Park; Cerveny and Grandmont; Harmony Village; and, McNichols. NORTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northwest Sector today has a great many advantages and strong positive features. It has, also, as does the rest of the City, certain problems - aging structures, vacant land and structures, obsolete commercial land commitments, an industrial area weakened by recent economic conditions - the solutions to which are major planning concerns. Central to the future of the Northwest Sector are its neighborhoods. Most of the Sector's housing stock is in excellent condition and will continue to offer good quality, wide variety and choice, and exceptional value for the housing investment dollar. Some of the structures of older vintage, particularly the frame structures, will require special attention to prevent the deterioration of older neighborhoods. Selective demolition of unrepairable structures, rehabilitation of sound structures, and management 3/90 III-103 �• SUBSECTORS PEMBROKE W OUTER OR ' "' BAGLEY CURTIS W OUTfA c• DA CERVENY •~o "'"e" I I HARMONY VILLAGE LYNDON GRANDMONT SCl-fOOLCAA,T AA 1 Inch • sooo ft. l.Lnorth l'ULLfRTON •• ICfN 0 1i2 1 r::=::::::::::: c:::::::::::., 0.0 11/2 2 i:::=:::::, ,_ mil" 0.5 t. 0 1.5 2.0 c::=,.--,_r::::::i kllometero NORTHWEST SECTOR Cerveny-Grandmont Subsector •......• 307-9 Greenfield Subsector ............... 307-6 Harmony Village Subsector •...•••... 307-10 McNichols Subsector .•......•.•..••• 307-11 Palmer Park Subsector .••.....••.••. 307-8 Pembroke-Bagley Subsector •••••..... 307-7 �. ~ -z I •; '; VI i:r 0 zwl rI > i.J --<----;SION~3All ~ ,- :::- y ·-I - ... - , I - .. Pe•' ::: - iii r-:z, I I I I ::: - --- I I I I I I I - - ., VI .:: - - _ J- a: :::l u L:.J :, Ii ~ L ~· - ., /" iii i.J ,-----, -- - ~ - -• ,,,, ., ., ,,, ,,, I I I ::: >- Ii ::: a:: w ..... al al r- -g- 'i ... I Is~ ·*- . . - I I"' li1 • -1:- - - ,:t; •• liil~ 1• 15 - I I \!I I ,: ~ I I .... I VI i.J ....er I':: ....i.J..., •J..M;j 073l;jH1nOS 81 82 83 IU 86 11 112 lt3 M 15 lt6 S/NGl£-FAIJILJ' RESIDENTIAL 7WCrF AIJILJ' RESIDENTIAL LON·DENSTTY RESIDENTIAL THOROUGHFARE RESIDENTIAL IIEDIUII-DENSITY RESIDENTIAL HIGH-DENSTTY RESIDENTIAL sm GENBAUZED RESTRICTED BlJSINESS IJ)CAL BUS/NESS/RESIDENTIAL SHOPPING DISTRICT" GENERAL BlJSINESS GENERAL SE/¼'ICES REZONING CONCEPT SPECIAL DEVELOPMENT (resldentfal, wit/I lltnlf«I commercla/J SD2 SPECIAL DEVELOPIIENT <conmerclal.wlfll Jltnlt«I res/dentla/J 504 PROPOSED SPECIAL DEVELOP/JENT Ml M2 M3 MC M5 UMffED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WI TRANSff/ONAL INDUSTRIAL WATERFRONT INDUSTRJ.AL I'll PMKS and RECREATION 4l PUBUC WHMF RNERFRONT IIIX US£ PLANNED DEVELOPUENT PC PUBUC CENTER l'CA RESTRICTED CENTRAL BUSINESS ,o NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR of vacant lots can help to insure the long-term viability of • these residential areas. Multiple-family structures in a number of the neighborhoods currently produce a higher number of vacancies than the single-family dwellings, and special attention to this problem is warranted with emphasis on protection from intrusion, reoccupancy, and removal of those units which are not repairable. The industrial corridor appears to be sound with good accessibility to both rail and high access roadways. Parcels appear regular and individual industrial sites are readily accessible by minor roads leading into the industrial districts. Little, if any, industrial vacant land is apparent, and although the corridor does not appear cramped, expansion ability of some firms may be difficult. Major educational facilities in the Northwest Sector include Marygrove College, the University of Detroit, and Lewis College of Business. These institutions are important regional facilities and should be given full cooperation and support. - POLICY 307-1: Northwest Sector - general policies Maximize the competitive position of Northwest Sector industrial areas, institutional areas, major hospitals, and universities, thereby reinforcing their potential as long-term economic and employment centers. Maximize the competitive position of the Northwest Sector residential neighborhoods, strengthening and protecting these areas as a housing resource that is virtually unique in value. POLICY 307-2: Northwest Sector - land use Plan for reuse of vacant land. Remove blighting physical conditions, including vacant structures. POLICY 307-3: Northwest Sector - residential development While keeping single-family neighborhoods and encouraging conservation and rehabilitation of older structures, develop moderate- to high-density multiples on major and secondary thoroughfares. Improve the public infrastructure - streets, sidewalks, curbs, lighting, etc. - and provide for adequate maintenance. Improve landscaping; provide more street trees. 3/90 III-104 �. THE DETROIT MASTER PLAN OF POLI,C.IES POLICY 307-4: NORTHWEST SECTOR Northwest Sector - commercial development Provide goods and services oriented to the heavy automobile traffic along Woodward, Eight Mile, Grand River, Livernois, and near freeway entries. Give special support to the comparison shopping areas of Livernois/Seven Mile and Grand River/Greenfield and improve other areas, as appropriate, to better maintain or phase-out commercial use. POLICY 307-5: · Northwest Sector - transportation system Develop Woodward light rail transit. Upgrade railroad grade crossings. Fine-tune traffic patterns and movement; encourage development of off-street parking in both commercial and residential areas where the need exists. Especially, provide additional parking for the shopping center at Livernois and Seven Mile and for the Palmer Park apartment complex. 3/90 III-105 �• LD CIREENFl ----- a><IIITINCI I.AND ..._ RL-,....ramoie,_,-...,. RLM- ,_.., a.-e, ~ RM- -,..., oon..e, ~ RH- Bi-,, ramoie, _,-...,. SRC-si-c.i_...,~ INST - tnot.i-.i-i INO-<lll--.linUttial LJ: IND- Li.,,._ -.ai&1 RL TAC- Thoroughfare ..,udant.ial•C~rcial MC-lalcro-dAl SC-"-1&1RLC-~- GC- <lineal cc--- MUR-,..-,-~ MP... '' ., R RL ii I ··---:: RC ~ 1 g ,l I . .. . ..-•... . . • - · - • · - · - · : l: r. : RL :..INST : RM 5J - RL . . .. .:RU. .. ..... : : INST it-~1-•200011 INST RL Ma j or Park RC- Racnat i cn POS- ........,., - n Space OSI - Open Space-Ins t 1tut i one l V- Vacant CEM-c..tary RL ."ii GC ~· RLC 1'1 =----;;;. .. .7S ,---,1.0 .25 .so ,......----, 0.0 NORTHWEST SECTOR 8/83 GREENFIELD <:; ---·· ··----- MILE RL-u.,a.-e,~ ALM-,_.., ramoi,:y ~ RM--..-.. ~ RH- .. SAC--..i~-....i INST--.....IND--...i-.m&1 LJ: IND-~ -.m&1 TRC- ThOroUl)hfan Jlaeidential•C~cial MC- ..,cra:.-rdal GC -.-tr~ RL SC- __, - ALC-~- GC- - . i a-c&1 cc--- Ge\... MUR-,..-,u.,~ MP- JilaJor Park RC- Racreation POS- ........,., 0pon • OSI - Open Space-Inst i tutional V• Vacant. CEM--.,, ····------······ lGC RL RC INST Ot.'ffP RL i .,___t n• ... DR RL : C g, l : AL i ! i ~ for ax,,laaat.10II of ca~~rlea ' I AA INST INST GC s.. ----i---. i ,'. : : l.Lnortft RL [1J ..... ~· ~i RLC !I . 0.0 8/83 Greenfield Subsector ••.•••••••••••• 307-6 Cl 1 inch • 2000 ft .25 112 -=-==;:i.. .50 ,---, .75 1.0 c=:::, NORTHWEST SECTOR III-lOSA �r THE DETROIT MASTER PLAN OF POLI~IES NORTHWEST SECTOR GREENFIELD SUBSECTOR BOUNDARIES AND FEATURES Greenfield Subsector, bounded by Eight Mile Road, John C. Lodge Freeway, McNichols Road, and Southfield Freeway, is primarily a low-density residential area. Commercial activities are located along major thoroughfares in ribbon formation. Several major institutions are located within this Subsector, the most notable being Sinai and Mt. Carmel Mercy Hospitals on Outer Drive. SUMMARY OF PLANNING ISSUES, GREENFIELD SUBSECTOR Greenfield Subsector is an attractive, well-functioning residential area. Its attributes include excellent housing, strong community groups, well-maintained neighborhoods designed for our auto-oriented society, and major institutions which reflect a positive image and respect for their surrounding neighborhoods. Only two weaknesses deserve special attention. The first is the over-abundance of commercial frontage and the resulting instability of the Greenfield commercial districts. The second is the lack of recreational program facilities. GREENFIELD SOBSECTOR GOALS This is a basically sound, family-oriented community. The goal is simply to insure that the area remains sound, that any indications of deterioration are reversed and that the commercial areas become better organized, more attractive, and more closely matched to the needs of the area's residents. POLICY 307-6: Greenfield Subsector policies Policy recommendations for the Greenfield Subsector are primarily reinforcement or strengthening of existing land use activities and patterns. A few address minor weaknesses, strive to encourage the ideal pattern for this area, and suggest some diversification. Encourage continued high maintenance levels of residential neighborhoods through community activities, insuring support by local financial institutions and through joint reinvestment programs. Target housing conservation programs to areas showing signs of decline and areas with a higher proportion of frame structures. Where vacant lots are present, work with block residents to determine desired use and the best method for their maintenance. 3/90 III-106 �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR Encourage owners or property managers to maintain vacant • structures at the same level as the remaining properties and to participate in block activities such as snow removal and yard maintenance projects. Work with owners and real estate agents toward reoccupancy of the structures through joint programs such as expanded vacant-homes rehabilitation projects or a joint urban homesteading program. Adjust allocation of commercial frontage space to current and projected needs. Encourage clustered convenience shopping nodes in close relationship with the development of multi-family residential districts. Encourage commercial frontage improvements, providing architectural and landscape treatment, adequate parking, and blight removal. Develop an indoor recreational program facility in proximity to or within the Greenfield Subsector. In addition, if the opportunity avails itself, without requiring a loss of sound housing, develop a neighborhood playground within the area bounded by James Couzens, Seven Mile, and Greenfield. In the meantime, encourage owners of under-utilized, privately owned land which does not abut major thoroughfares to permit use of their land as temporary play space; in such cases, consider allowing the owners some level of tax credit. Work closely with community groups to form Block Watch crime prevention programs and to keep them active, and adopt other programs as feasible to control crime. 3/90 III-107 �. -=···---·-~·- -;'!"'••·.~·1..-.-..-:.-~~;-~LE-..-...-."'!':.'--+.-..,."'!'..... .- -. .-. .-. .-..-.-~-..'!!!9.'!!!9.-.. """",F,5i;fl!G~C-:.····· ..-. .-..-••-••-..-..-..-... -.-••-••-.·.--.••-. .""!.~-RM-""l!~-.... _J GC :•--.... • ••_••.••••.•.... •.••~• ••••••••____ · GC LC -•••••• : .._: :...-.:-.LT IND ilNST! .. : RC i i RL ~, "~ RL I.... INST+_j !INST/RC W Outer !~ RL 0 1 GC GC Or RL GC ~i i .............. ~.~------~·"' ~,--...--: i ! 0 i 1~-- :, • • ·--···· :··:.........; ......... .............. RM • .......... 0 41 :1 RL LC RL :••••• INST :.: 1..... RL :G =---•--·c ~ I or SEE APPENDIX FOR EXPLANATION MC- i.:,cr ~ SC-~~ RLC-~~ GC--.i~ PEMBROKE ---- RL---,ey~ RLM_,____'Y~ RM--.. - ' Y ~ RH---'Y--...,. SRC-~ - - . . . , . ~ INST-1-1IND-a.-a.1u: IND- U,,tE - POS• ..m.anent OS I • Open V• 0 0.0 Opan Spaee .H -~ .75 Space- Ins t i t 1,1,t.ion• l ··- NORTH\1\/EST *- Playfield .......... RM GC 8 MILE ~ < r SECTOR GC :...... LT. IND :INST: a: ..,~ RL RL ., INS Outer RL GC ~ RL j1NsT/RM W GC :; r·~- !;l , ......: ~--·-. ........ - ----iJRC i n111----RL 1.0 -. . c::::::::f=="L:'==' Vacant GC 8/83 JOOOfl . CEM-c....ry f .......................... ~~---i ··············• lflCflj I cc-~- MUR-111-s-~ MP- Major P• rk AC- ..creation -~LAND .... GC 1 LAND USE CATEGORIES Dr .. -··· RL • :·'Ill~~---··.: C SE£ APPENDIX FOR £XPLANAnON or LAND USE CATtGORtES 8/83 PEMBROKE MC- ..,aro:-.c..i sc-~- GC--- RLC- r• w..- ••-n &.AN0I RL-,_..,...,,~ 1 •IICPI: 2000ft -.-u.1/tDCal - - CC--o.arc,.,J. u.. RLM- ,__,. ..,...,, ~ RM--..-.,,~ RH-111,n_.,,~ SRC-~-.-...i~ INST-1-1IND-_,_ U:IND-..__ MUR-.,.-,-~ MP- NA)or Park RC- Aecreauon POS- - • -n Space OSI-Open Space•Inadtutional 0 0.0 .25 .50 V- Vacar:t CEM-o..,my *- 1laytie14 Pembroke-Bagley Subsector ...•...•.. 307-7 . 75 1.0 ··- c::::::J==7L::..Jr=:::, NORTH\1\/EST III-107A SECTOR �. ' '. 8/83 MC- ,.,.. ~ SC-~~ RLC- -.-uaill...al 0:a:a=.&1 BAGLEY I •..Cf'I : 1000ft GC-......i~ •x1 ••.,.••....am:o • TING LAND ..... CC- ana..-.:w MUR---~ MP- Ka)ar Park RC- Racruuon POS- ,.......,.. Opo, Space OSI - Open Sp&c•-Ica-:.J.t.1,1,t10:ial V- Vacant CEM· c-..r-1 ua• RL-,.... o...,.., -"""""-'" ALM-,.__,.. o.-.a.ry ~ RM----"'~ RH- a,_, o.-.a.ry ~ SAC- 9poa.o1 _,_u.o.1-a.-..-=--1 INST- ~ = = - . 1 INO- ~ ,,.,,__,...&1 L1: IND- usr,. ~ . . . , *- 0 cO .n SO 75 tO c::____f=7c=::.ic==::J , ...... . ........ NORTHWEST SECTOR Playfuld .,_·-~ , GC , ; LC , • GC '-... . , ---. -,.~~--...--..,.,_,~;,,il~-.. ;. .: ....,.•__•••,,._....____. . ,...........,-..c..ir--• "'-~•v··• : ~ •·•••••···•••••• •••••• • ................. ,. 1 -::,-;..n=.·;::-==::::=i .. ;~. i ~• >•,:••. j ,.__ ! Ge/'~-~ INST-+ r·Rc - ~ ••• : - 1:\•,.: . AL ~r?·· . GC / : ) \ ~ . - i1 ;'i-Gc RLC ' : •••••••• ~ ~~ : : i ';-RLC ~-•••• ~i+•:7,c !;;;;, ~~ . .• RL f"i~~~--··r :-RLC : : :..................:L. . . ' :--···: RL l-t RLC i_, '._: ~~-1.-..----------,w _....,_ , •-j RM.•... • ······•····--·---···-····•·········, . ·:; ,de R~C 8/83 BAGLEY P A ~ O LAND UBE AL-= 0oncc-1 ~ ALM- ~ t . n : c.r.s..:.ty Resl.dem:J..&.l RM- .-:ii.DI o.i.a.i.~ Ra&l.mnu.A.1 RH- H.1(#'1 CW..a...ry ~ SRC- _,,,., ,_,,_,u.,.1-0,,,,,,.-c.a.1 INST- insuc.-u=&i IND- Ganoru L ~ LT. IND- w.= :.-c.a---..a1 ?e mbr oke - 3 a.c le ·· MC- .... ,cr c:n:a..-.....:.a..l SC- s,-o..al er.c.=..u RLC- i:-sicr::.,:..a..;. .'Lx:a.! ~-c..a.1 GC-c.e.ra.1~...i CC- c,,,,._-...,., =-.-=-u MUR-,----~ MP- iu 1or Pull RC- ~crut :.c:, PQS- P-erm&nent. Open Space OS I - C?'l!:-1 S;:• =•- lr. s-;::. -;: ·.,:~:.:,:-.• l V- V•ca:it CEM- EJ I ,...:'°' : 2000N 0 00 ==--- ,. = ' 0 1 .... ,. ~ k1~1e, =-, NORTHWEST SECTOR III-107B �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR BOUNDARIES AND FEATURES Pembroke-Bagley Subsector, bounded by West Eight Mile Road, Livernois, McNichols, and the John C. Lodge Freeway, is primarily a low-density residential area. This portion of West Outer Drive is considered a.prominent residential feature of this subsector. Support commercial uses are located along the major thoroughfares while small office buildings are prevalent along the James Couzens Highway. Located here are the Northwest Activity Center, Lewis Business College, and Grace Hospital, all along Meyers. The population of this Subsector enjoys a significantly higher level of education and income. SUMMARY OF PLANNING ISSUES, PEMBROKE-BAGLEY SUBSECTOR The Pembroke-Bagley Subsector is an attractive, viable residential community. The reinforcement of this subsector should focus on strengthening its few weak areas and encouraging the continuation of present community activities. Targeting housing improvement programs and commercial frontage improvements to those areas of greatest need can help this subsector to be of a consistently high quality throughout. For the most part, Pembroke-Bagley neighborhoods need little public assistance for rehabilitation or beautification. Vacancy rates for ,multi-family units are low, market for new development of this type. indicating a North of Pembroke and east of Wyoming, housing conditions vary, with many homes needing rehabilitation and blocks evidencing spot demolition. Although rear parking was provided for Eight Mile commercial establishments, the interface of the Eight Mile commercial uses with the residential parcels is not always pleasant because of poor maintenance. Another concern is the lower maintenance levels and high vacancy rate of duplexes throughout the subsector. In summary, the socio-economic trends for the Pembroke-Bagley Subsector have followed many of the City-wide trends, only to a lesser extent. Several trends point out the well-documented changing lifestyles of today which are resulting in an increasing dependence of the household on outside support services such as child care, recreation, and employment retraining. Overall, though, the subsector appears to be a socio-economically stable community with a strong family orientation. 3/90 III-108 �. THE DETROIT MASTER PLAN OF POLI,CIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR GOALS This is a basically sound, family-oriented community. The problems can be solved with intelligent application of improvement programs and favorable economic conditions. This area should be supported so that the area will become an increasingly desirable location to live and raise a family. POLICY 307-7: Pembroke-Bagley Subsector policies Most of the following policy recommendations are preventive and intended to encourage the continuation of the PembrokeBagley Subsector as the healthy residential community it is presently. Implement a special neighborhood improvement program in the area east of Wyoming and north of Pembroke. Such a program should incorporate spot demolition, housing rehabilitation, and low-density infill housing construction. Also, encourage housing rehabilitation, private reinvestment, and occupancy of vacant units along major and secondary thoroughfares. Adjust commercial frontage space to current and future needs. Improve remaining commercial frontage through available means. On surplus commercial frontage sites, develop other uses including green space, institutional and residential uses, including multi-family. Special attention should be given to the development patterns of James Couzens and Eight Mile. Encourage the James Couzens frontage to continue developing as a small business services and office district while also allowing low- and moderatedensity residential development in under-utilized sections as is presently the case. Improve the James Couzens frontage through facade improvements and provision of landscaped parking facilities. Discourage consumer retail establishments dependent upon pedestrian and impulse-oriented vehicular traffic from locating within the James Couzens frontage, because this type of traffic is not present. Along Eight Mile, control the development of adult entertainment establishments and discourage the intrusion of traffic related to the establishments and prostitution activities into the residential areas through traffic restrictions and police and citizen patrols. Permit light industrial uses along the Eight Mile frontage, so long as strict site planning standards are applied to insure compatibility with adjacent development. 3/90 III-109 �. PALMER F .J RL .:. . r, ! • it : S' i : i .. . . • INST ..:i . PARK AL.,-_.,_ RM---RH---...,--.... RLM--..-SRC--..--...INST--.IND--,.-..,. LJ:IND-"""".,,._ MC--sc.-.,- L...- - ~ ~ RLC-~-.. GC---.. c ..._. c_ -MUR_ . i i "·-= NAJOI' ,.,... RC~ -.Creauon V• I • • • &RC *· L-! t C;iiiii;ia•l:le RL AA LandU.. 1 lncPI • 2000 It . l,L"°'u, : : :,rlNST I pa - Propoaed Tran • i t Station Location • RC flayU.eld ••• c.._.,.. •• II!!' RL j .+. •• ... .... .... .... V«AnC CEM·-,. ~•NST +-RLC I MP.. PQS-N. . . . . CC..-1 . . . . LJ ClJ • CNI tt RL a.a SEE APPENOII FOR EXPLANATION OF LAND USE CATAGORIES . Palmer Park Subsector .••.••.•....•• 307-8 so ,---., .25 NORTHWEST III-109A .1s..-----, 1.0 ...,. SECTOR �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR PALMER PARK SUBSECTOR BOUNDARIES AND FEATURES Bounded by Eight Mile Road, Woodward Avenue, McNichols, and Livernois, the Palmer Pa~k Subsector is composed of several neighborhoods, including Sherwood Forest, Green Acres Golf Club, and University subdivisions, Palmer Woods, and the Palmer Park apartment district. Commercial uses are located along each of the major thoroughfares with the exception of Seven Mile Road. In addition, two large cemeteries are located here, along with the Detroit Golf Club and Palmer Park itself. The single-family neighborhoods in this subsector are among the most affluent in the City. SUMMARY OF PLANNING ISSUES, PALMER PARK SUBSECTOR Palmer Park Subsector's greatest physical resources are its housing stock and neighborhoods and its recreational acreage. Together, these resources create a unique residential area in Detroit. Presently, a heal thy, viable area, Palmer Park neighborhoods need little, if any, direct public assistance for rehabilitation or beautification. North and south of the Avenue of Fashion, the Livernois frontage has a general commercial orientation, with thoroughfare-related establishments. Esthetically, this portion of Livernois suffers from the lack of plant materials, low maintenance levels, and discordant signage and facade designs. In the earlier part of this decade, the Palmer Park subsector had the highest crime rate in the Northwest Sector. Recently, although crime remains a major problem in the apartment and commercial areas, the single-family neighborhoods have shown remarkable strength in crime prevention: in fact, the area encompassing the Greenacres, Sherwood Forest, and Palmer Woods subdivisions had the distinction of being the safest neighborhoods in Detroit according to 1987 Detroit Police Department statistics. A concern of residents has been the potential of the larger homes being used for adult foster care or other institutional uses. The long-range future of the larger homes such as those found in Palmer Park is worthy of their concern, given the trend toward smaller households and energy conservation. While it is believed that a demand for such homes will always exist, the history of East Grand Boulevard and Chicago Boulevard is still fresh. To discourage such development, the City should work closely with State officials to discourage 3/90 III-110 �• THE DETROIT MASTER PLAN OF POLICIES , NORTHWEST SECTOR State approval of a concentration of institutional homes in the area. PALMER PARK SOBSECTOR GOALS This entire subsector is an extremely important resource for the City. Its four neighborhoods of distinctive single-family homes of fer some of the best housing opportunities in the Greater Detroit area for middle- and upper-income families desiring fine vintage housing and a central location in a diverse but close-knit community. All indications are that these neighborhoods are persistently improving in many respects and will, with continued commitment, become increasingly recognized as one of the region's premier residential areas. The Palmer Park apartment complex has the potential of becoming again the opulent multi-family community it once was, with spacious, beautifully designed buildings and apartment units adjacent to one of Detroit's most attractive parks, including a public golf course and located also adjacent to the Woodward transportation corridor. The Livernois "Avenue of Fashion" could once again become a vibrant retail area, taking advantage of the current revival of the urban shopping street as a desirable alternative to the malls, serving the surrounding affluent community as well as the larger region. The following policy recommendations are intended to provide for the continuation of the unique residential character of the neighborhoods and return the commercial and - multi-family areas to their former stature. POLICY 307-8: Palmer Park Sector policies Encourage the stabilization and beautification of the Livernois commercial frontage. While the Avenue of Fashion should continue to be developed as a comparison commercial district, the remaining portions of Livernois also should be developed as attractive, secure general commercial districts. Encourage the development of a general merchandise store as a second anchor in the Avenue of Fashion district. Work closely with businesses to lessen opportunity for crime, to develop secure parking lots, and to develop strategies and programs to achieve future development goals. III-111 3/90 ------------ - - �• THE DETROIT MASTER PLAN OF POLI.CJES NORTHWEST SECTOR Encourage the continuation of the Palmer Park recreational , area through proper maintenance, increased security, and upgrading of facilities. Consider the development of an indoor recreational facility within the park -to address weaknesses for both the areas east and west of Woodward. Consider developing a bicycle path linking West Outer Drive with East Outer Drive via State Fair and an easement between Woodlawn and Evergreen Cemeteries, which are only separated by a fence. If this is not feasible, consider developing a bike lane along Seven Mile as an alternate route, or perhaps a route through the Green Acres subdivision. Encourage continued community crime prevention programs. Mount a major campaign to rid Palmer Park and the apartment district of its criminal element. Provide special patrols of apartment parking areas. Use all available means to prevent crime in the commercial areas, giving particular attention to the Avenue of Fashion area. Should a residential structure become vacant, provide any necessary assistance to assure proper maintenance until it can become reoccupied. 3/90 III-112 �• Lr--, r, .:;:-i • '. .. ,,~GC:::::.., /!'• - ~- - - - - · . .~ i+RM ---- RL : I RL _ GC>, 1 ~~-~·····-L.·-·-···: ........ i:i .. - · - ~ND uaa Rl-,_...,_.,.~ RLM-,....._.,...,...,.~ RM--.. . . , . . . , . ~ _:_ _-_-___ _ _ _ _ _'--R-L_c_+..,:'<~.:-1.Jr~ - - ... -; 4i RL INST, RL RH-1i191Dmoi<Y~ SRC- ai-:w - . - u a i ~ INST-IM<i--.i IND--.rai--=ai ll:IND-u.,..__ TRC- Tborouqhfan aeudent.ial-c~cial MC-,-,cra-cw. SC-9-iala-rd&l RLC- ~ ~ GC--.i.-cw cc--0-........, MUR-...---.-uai MPAC .. Major Park RecrHt.ion POS- Pemanen.t. Opan Space OSl-0pen Spac•- In s -:.uutional V- Vacant. CEM-.,._,, 1 *- Playfi•ld AA lb,...... 0,0 ,,.... aooott. .:IS .IO _ .75 ... 1-0 ..... '-----'r::::::i:___,~ NORTHWEST ~ir_; : G~ ( " (~, I '; GC . .. ..,,._~ CERVENY ·-.;,--·--·-·-------···1·t·r··-··-····--········ ' • • lL1' RMI!i i SECTOR mRANDMDNT ij·· I' . I ~ ,'t: : ;~ . ..I I''" , lt" ! 1 RL ;~_; I . : RMi :; - ' RLM I ~ :_~,-_.-:.-~ •.•. :.!-...=' ·"'···-~-~-~. .....r---···-= ••••••• •~,, INST'r7 ·•... Gel ••• RLM / "~' ~ ~!=l~lc.Ei.L •• RH- .,_., ,.,.... : : ":: :: : : : INST RM,,:::: ': : :, ___ _: ' cc--a:.arcw MUR- RL ··········:~~·········.l .. . ....- i_,==-;;,'="0~0="======== ••••••• Ge:•• ··=K~: RLM -\ •e: j I : : ~----· ••, ••• •-... I .----!~ ... ... .: .:M2!' RL •• JEFFRIES FWY I I : • - •••• · ~,1: or M3 .... -- ~ M2 " ull erton Mi-' u. - . - t i . a l MP- NaJor Park RC .. bcrHucn POS- ,........,.~ <>pen Spaee OSI .. Open Spac•-In • tl.t uticnal V- Vacant CEM-c.-ry *- , r····~· ········'!f··,. :i' 1 : ·-..... ••• •• ••• RL ~ SRC- 9-ia! - • -t.1a1-a:..n:ia1 INST-1-1--.i INO-a....i:l..-aial ll:IND-u.,.._-=-i TRC- Thoro~htar• au.idential .. C~rcU l MC-,-,cr o.-.ci&l. SC-._;.t.1.-cw RLC- -.-uai/1""'1 ~ GC- - . i .-cw : Ir~ RL U- RL-,- Dmoity ~ RLM- ,....._.._ ,.,...,. ~ RM-_,__.,. - . - u a i ~······~·--········· ~, i , °'_~-~ ,.. ._: ,_ ..;:_ •-,· : : :1 {"_;CJtTAN ;: • : RLC ~~ ! ---.....-a •~-,_.,,....,,_ I.AND RL : =~ ii-- s~ il'. "" ~4 SEE APPENDIX FOR EXPLANATION OF LANO USE CATEGORIES Cerveny-Grandmont Subsector •.•••••• 307-9 Playfield AA lbn0r111 a.a LJ ClJ •c,.• 1 Inell • 2000 fl . .:as .so .75 ,.a "---r===i '-----1~ NORTHWEST III-112A ...,. kll . . . . . . SECTOR I �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR CERVENY-GRANDMONT BOUNDARIES AND FEATURES The Cerveny-Grandmont Subsector is an increasingly familyoriented general residential area bounded by McNichols on the north, Ardmore on the east, the Jeffries Freeway on the south, and the Southfield Freeway on the west. It is bisected by the major commercial thoroughfare, Grand River. In addition to housing, three small but significant industrial parcels are located along its southernmost boundary. It is a relatively affluent area with higher levels of education, income, and labor force participation than the City as a whole. SUMMARY OF PLANNING ISSUES, CERVENY-GRANDMONT SUBSECTOR Cerveny-Grandmont's greatest asset is its housing and neighborhoods. A well-rounded community, its housing is sound, neighborhoods attractive, and support services are plentiful. Yet, certain aspects of the subsector do need improvement. In the subsector's housing, structural weaknesses center around aging, poorly protected wooden portions and appendages, including porches and overhangs. The small multiples (flats) found in many areas of this subsector often are in need of more repairs than its single-family counterpart. This subsector, compared to other parts of Detroit, is relatively under-served by recreation land and buildings, and is rated by the Recreation Department as "severely" lacking in public playfields. Vacant lots and structures are often in evidence in the Cerveny-Grandmont Subsector. Given the overall condition of the residential areas of this subsector, the modest overall vacancy rate, compared to the City's rate, the family orientation of the subsector, and the income levels, this subsector should be considered a prime location for a cooperative reinvestment program involving area financial institutions. The area bounded by Fenkell, Ardmore, Fullerton, and Greenfield is the oldest part of this subsector. Lots are smaller, driveways are less common, and there are proportionately more vacancy and maintenance problems. Commercial frontages are showing some deterioration and are in need of remedial improvement measures. The area has a surplus of commercially-zoned land and businesses are 3/90 III-113 �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR scattered and should be clustered into viable concentrations • along healthy commercial strips and at key nodes and intersections. While the vacant industrial sites are readily accessible by both rail and road, they are - also adjacent to and of ten abutting relatively strong residential areas. Each of the sites has a structure which appears adaptable to other industrial uses, and the sites and structures are relatively modern. The· sites straddling Greenfield comprise a significant amount of industrial acreage with a corresponding potential for jobs: on the other hand, the sites are cut off from other like industrial sites by the Jeffries and Southfield Freeways. In addition, Detroit has a substantial amount of under-utilized industrial land adjacent to other industrial acreage with the potential of forming substantial industrial parks offering the same or more employment potential. Low-medium density housing consisting of a variety of structure and ownership types could be considered for some of these vacant industrial sites. In the interim, before final determination of the long-range future of these parcels, rezone the parcels to a more restrictive industrial category in order to prevent industries of greater objection to residential areas from locating here. This subsector is deficient in both recreation land and program buildings. In terms of recreational outdoor space, it should be noted that the Cerveny-Grandmont Subsector is primarily composed of low-density housing with yard space, providing limited recreational space. Although this is a mitigating factor, the deficiency of large playfield space still exists and, when feasible, a playfield should be incorporated into the subsector. CERVENY-GRANDMONT SUBSECTOR GOALS The Cerveny-Grandmont subsector should continue as a sound family-oriented community with attractive middle-income housing and neighborhoods, adequate recreation space, and well-organized shopping ares. Industry should remain and provide a healthy employment base, but should be well-buffered from residential areas. 3/90 III-114 �r"' I THE DETROIT MASTER PLAN OF POLICIES POLICY 307-9: NORTHWEST SECTOR Cerveny-Grandmont Subsector policies Encourage housing rehabilitation programs, especially in the southeast quadrant of this subsector, including code enforcement, loans and grants, cooperative reinvestment activities wi t.h local financial ins ti tut ions, sweat equity allowances, and vacant housing rehabilitation and occupancy incentives. Provide selective spot demolition of abandoned structures. Develop inf ill housing, where feasible. Give special emphasis to vacant housing rehabilitation and occupancy, and to incentives for landlords to maintain and improve their property. Split vacant lots between adjoining properties and encourage off-street parking, where feasible. Discourage random location of comparison retail uses: concentrate major commercial development along McNichols and Grand River. Reinforce the shopping node at Grand River and Greenfield as a comparison commercial center, and discourage non-consumer and non-pedestrian oriented uses. If market conditions become favorable, encourage low-density multiple and townhouse development along Puritan and Schoolcraft. Maintain the Greenfield frontage as mixed residential and commercial; insure adequate screening of adjacent residential uses. Phase-out surplus and vacant industrial sites, and encourage low- and medium-density housing if market conditions become favorable. Develop a recreation program building Southfield and Fenkell. 3/90 in the vicinity of III-115 �i • ! GC t_ ·······~.. i.t. iR'i:=.·r-~. , ,_ r............... • • .......... • ••.~ •. GC :f : : i ~ 1 ··= ~~. RL : ~r.~•.. RLM : • • . ,\._.•• RL : : :.~,·::':'-_••. : : •. \(':>.4 GC LtlR1WsTl: : .-., ...-..! RL =. : RM...:-, : +··· . ............... INST l : GC-. : : i,r-••••••··•••••••: : • :.,...,; · · : l..f>i.T.IND./GC :j RL • : : ........ ~ ... :................ : :. •• :• .,;;..:_;_. ...,...; I :'" ........... ~ .~~•~•~· ............ _.: .....ac:ri r.....Gt..····-r-·R;:f ..-.;:"•-~:·j il..cic·· ....: ................G..c·~=· •, • • ,. .......... / ~ : RLM H: !; l RL : : :i: RL ... :,T~ RLM ·~i":~ l! RLM R ~LGC'GE >'WY :,.. \v: ~¢:-;: ·-·:·#4f-J#P!£-ti-t#i§l QI M: : : : RLC/GC ft 1......... •.•••••••.•••• ••••: Jh~•••···•••••·•!!"•~•~~•••••••·••••••·•• -·· ·----• .......Get t............·-·rrGc..........""""i 1· r-.....tT·itioiac'..······......i §: LT ..... : RLC/GC IND• :• • •• .......o..~ . ••••••••• .,. I : : .., < RL :·--·····_.•~··...... : S=~ : ~- fl.LT : : : ...! RL : : ;: : :2,. ! RL :.. ~1•: ~ ! LT ~GC RC : IND~ : : : IND~: : RLM GC_.:-,; ~ :-:: E: =- LT. IND. 1NO:-L....L1fio•~~ - i N B........: ~ ~ ; · ~ :·· ..··--~ : IND : . . .~= : f: : 3:; j. : r j _._ ·{ ·.· P•~A.:..--•• ..: • t RL = r.<'' ·· · i r.;'::.•.';;.-•· , ,., 1· · SEE APPENDIX roR E:Xl'LANAnON o r LAND USE CATEGORIIS I I HARMONY VILLAGE ..... ··-- t_,. MC-..;cr-.:i&l SC-9-IAla-c..aJ. RLC-~GC--.ia-c..aJ. cc-..--- 1 IMIIII I MUR-..--~ --~&.AND .... YI 0 MP- Najar Park AC- ..enaUon RL---'Y~ RLM--.. - ' Y ~ 1 -- ··- =:::, OSI• Open Space-Inatituuanal V· Vacant CEM--,. *- -.... r=======t====,'==' ,o o.o 50 n 7S POS--•-nspoe,, RM----<Y~ RH-a1t11,....'Y~ SRC- lpac:i.o1 - - . . . . . - - - . , . INST - ,_,___,_ IND--.i--=ai ll: IND- U;M - . i @ JOOOft '--' NORTHWEST SECTOR Playfield I••-•-•••-••••••~ ..-------!. INST : :.. : : : RL • ------:. . C•J A 1T AN --: RLM RL •• ' ~r,c,c '"'J V ,.. ..,,... ~ ..... , _.J',,~"?'-~"!.!~:::r,• , .• ~ ~- 'is-.,i=.iti-"·~mm~.....~ ~- . . - ~ ·. ,~ RLM •f • • r•·:·····GC INDi RL l RLC : GC ( ! : .-1; !-, J,T. . • :, !, RL M . - :• :j,..-RM RL 1 . ·_.,. ~ r+: I.'.. ; : : --Ji~ ?-rlND ~ i RC ! IND f LT. :: LND I : ~ SEE APPENDIX FOR E>Cllt.AMATION HARMONY VILLAGE -- _ _... __., _ LANCI U •• RL-,...,....'Y~ RLM- , _ , . -<Y - . - . . . i RM- - .. - < Y ~ RH- a1111 amoi'Y _........., SRC- _ . ~ - = - i INST- 1 - 1 - - . i IND--ll:IND-""-- or LAND USE CATEGORIES MC- MIJcr Cl:na:ci&l SC-9-IAl~ RLC- -.-...i/l.Oeal o:am:-cw GC-Gacal~ CC-o:,q,uua,CDmmcw ..... MUR-..--~ MP- Ma j or Park RC- AecreaUan POS- ......,.,,, ·epen 051 • Open V• 0 spoe,, Space-In • titutional o.o ,----, = n 50 rs ,.o Vacant CEM--,. *- Pl,ayfield Harmony Village Subsector .....•.•.. 307-10 NORTHWEST SECTOR III-llSA �THE DETROIT ..!!ASTER PLAN OF POLICIES HARMONY VILLAGE SOBSECTOR: NORTHWEST SECTOR BOUNDARIES AND FEATURES This subsector is the general residential area bounded by McNichols, Livernois, the Detroit Terminal Railroad, and Ardmore Road. An industrial corridor runs along the Harmony Village southern boundary between the railroad and Lyndon. This subsector is synonymous with the Harmony Village Thousand Homes project area. SUMMARY OF PLANNING ISSUES, HARMONY VILLAGE SUBSECTOR The Harmony Village Subsector developed primarily between 1925 and 1945. The greatest bulk of structures were built between 1925 and 1934. Harmony Village's vacancy rate for multiples of over five units is exceptionally high, with one-fifth of the units being vacant and available. There is a need for rehabilitation programs of all kinds as well as a need for continued judicious spot demolition of vacant structures, which ( frequently vandalized and used as hangouts) constitute a blighting influence on the surrounding area. Lack of maintenance and misuse of vacant lots for dumping and abandonment of cars also results in environmental problems. The industrial corridor along its southern edge is relatively modern and has the potential to continue as an area providing significant amounts of employment and revenue well into the future. There is an overabundance of commercial land, and commercial activities are unorganized and scattered along various thoroughfare frontages. HARMONY VILLAGE SOBSECTOR GOALS The Harmony Village subsector has seen some deterioration over the past few years, but with a reversal of the trends which caused the deterioration, a steady long-term improvement in the quality of the area is possible. In addition, various programs to address specific problems such as spot demolition, rehabilitation, and reorganization of the commercial areas can be brought to bear to address short-term problems. The future envisioned for the Harmony Village Subsector is as a solid residential community with a full range of convenient goods and services available in an attractive, safe, and wellplanned setting. 3/90 III-116 �THE DETROIT MASTER PLAN OF POLICIES POLICY 307-10: NORTHWEST SECTOR Harmony Village Subsector policies Provide a full range of rehabilitation programs, as appropriate to each given area, including spot demolition, rehabilitation of both vacant and occupied housing, and loans and grants for housing improvements as they become available. Work closely with citizen groups programs for specific areas. to determine the best In areas where intensive spot demolikion has occurred resulting in large areas of vacant land, encourage maintenance of lots and construction of infill low-density, one- and twofamily structures. Where spot demolition has been little or modest and lots are less than-45 feet wide, encourage owners of properties adjacent to vacant lots to assume ownership and maintenance of vacant lots. Provide a full range of revitalization assistance to remaining viable commercial uses. Decrease the overall amount of commercial land available. Local and general retail activities should be encouraged to develop in activity nodes at or near major intersections. Wyoming, Livernois, and James Couzens should be reinforced in this manner. Lyndon frontage, which is presently under-utilized industrial, should be considered for general commercial and business activities, landscaped auto parking for the industries across the street, and for a landscaped buffer between the residential and industrial areas. Develop the Harmony Village Market into a year-round facility. Encourage the development of an industrial corridor improvement organization involving representatives of the existing firms and local financial institutions. Assist firms and the aforementioned organizations with physical improvements to the area and to industrial facilities through planning and site design expertise, tax incentives, and industrial development programs. New entrepreneurs should be informed of and encouraged to utilize administrative assistance programs. Encourage the reinvestment in and modernization of existing facilities through information and training forums on such themes as energy conservation, high technology, and practical applications of computer technology. Encourage the improvement of environmental conflicts between residential and industrial uses. Insure the construction of attractive opaque screening of outdoor storage areas and large parking areas. 3/90 III-117 �THE DETROIT MASTER PLAN OF POLIC.IES NORTHWEST SECTOR • Where residential uses are across from an industrial facility, encourage the firm to locate its office and administrative functions in the area with the greatest visual contact with the residential area. Permit limited support commercial services to develop along the north side of Lyndon. 3/90 III-118 �r • MCNICHOL ax.- L.AND uall _NC. . . . . . .D Rl-i.ow,..,...,,..-.i RLM- , _ , . ,.,.,_.,, ~ RM--.. - . . . , , ~ .. . .. .. ... .. .... :·· ----- RH-.,,_,,..,...,,~ SRC- lpocW ~~ :•-..--! : INSr INST - -..tu=o&l IND- - . . a i - . . . . i LJ: IND~ TAC- Thoro,..qhf•r• Raal.dent.ial-c~rcial MC-,-;er- Li,_,. Rl RLM ····-·i RLM t••··········~-t!-••·····················••-.. GC r-·..······~::······ SC-~-.:w RLC-~a-rc..ai GC-c..ni-.:w cc-~~ \ ,, ., :··· : IND :':. , <>~-~ -, \ LODGE ,.. ~ :••• Rl,C ~WY -!!!;!_........... __,.,.r•..•.•.•......•_••;•:•~•...••.•.•-"!"1-l•N•D-•..,•~•.~•_,,,•. '" ,,... ? . ~ ' MUR-...--~ MP- ttaJor Park RC- Aacreauon POS- ,.....,.,,, Open OSI• Open V• Space Space-Ins':..1.tut.l.ono1 l Vacant CEM-,_....,, *- Playfhld GC t_ ·-••200011 . - ,,, 1 ~=====i 0.0 .21 .so ..---, ,.........,1.1 .71 - c:::::::::, c__:., S'Et APPENDIX FOR EXPLANATION OF !AND USE CATtGORIES NORTHWEST SECTOR MCNICHOLS .... GC MCN .. .. .: .: : : .. INST ua• SRC--,-.-.w~ RL INST- 1-1tuUa0&1 I ND- a..za1 ~ LJ:IND-Li¢<~ TRC- Thoroughfare lleaident.ial•Cmaarcia l MC- ,.jar Cl:alardAl RLM :-= -·----.: ':: LA.NCI ti,_,,..,...,,~ HOLS ~ : : -- -• RL-,-,..,..,:y~ RLM- , - , . 0mo1,:y ~ RM--..o.mtv~ RH- FUS I T A N • • • ~ ~ I SC--,o:..rcw GC \ RLC-~- GC- Ollnoral CC--a:..=-it.1 MUR-...--~ MP- NaJor Park RC- RecrHtl.on POS- Penl&nent Open Space OSI - Open Spu;e-Inatnut1.0nal V- Vacant "'\· , ,.._ ' CEM-c:e-ry *- Playfield AA LT. IND l.1:,".,... Stt APPENDIX FOR EXPLANATION or LJ ClJ ..... 1 lftCtl • 2000 ft. LAND USE CATEGORIES o.a ..---, = .21 .so NORTHWEST McNichols Subsector ..•.••••.•••••.• 307-11 III-118A .11 ,.a ...,. SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR MCNICHOLS SUBSECTOR BOUNDARIES AND FEATURES The McNichols Subsector is a general residential area bounded by Highland Park, the Detroit TErminal Railroad, Livernois, and McNichols Road. A major industrial corridor runs along the southern boundary. Also located here are the University of Detroit and St. Francis Home for Boys. This subsector has seen a dramatic decrease in population since 1970. The poverty rate is high relative to both the Northwest Sector and the City as a whole. SUMMARY OF PLANNING ISSUES, MCNICHOLS SUBSECTOR In the area south of Puri tan, residential structures are primarily frame but brick structures are not uncommon; type of structures is mixed, with flats being common · and moderatesized apartment buildings located on ~orner sites; structures are close as lots are narrow without front access drives; streets are narrow and often over-parked; maintenance varies from structure to structure and yard to yard, with most structures evidencing need of repair; prevalence of vacant structures and vacant lots and numerous vacancies among individual flats. The McNichols Subsector has insufficient recreational facilities to meet the recreational needs of its population. For major recreation activities, residents can go to nearby Palmer Park, but for regular and everyday recreational needs (neighborhood oriented), the subsector is lacking both indoor and outdoor facilities. Residential to industrial conflicts are apparent in the area. Interfaces between residential land uses and industrial uses are not always smooth or attractive. Open storage areas also are common and most often are unsightly. Circulation problems may also exist. Truck traffic may be forced to use residential streets to gain access to industries located between the railroad and Bourke, and to those located on Idaho and Woodrow Wilson. Although 12th Street is residential on both sides, its southern portion serves as a local truck route for industries along Woodrow Wilson and Idaho. There is an over-abundance of commercial land, especially in the category of local commercial. 3/90 III-119 �THE DETROIT MASTER PLAN OF POL:I.l:IES NORTHWEST SECTOR MCNICHOLS SUBSECTOR GOALS Most of the weaknesses in the McNichols' housing stock can be corrected or lessened significantly, given adequate resources within the near future. While a large proportion of the residential stock in the area is aged_and deteriorated, most of the housing is rehabilitable. Spot demolition of vacant, dangerous structures will be a continuing need; and the advantage to this, besides removing blight, will be to lower densities to a ·more desirable s~andard. The underlying goal is for the creation of a sound residential community, largely through rehabilitation of existing structures, and the provision of a reasonable level of amenities in the form of new recreational facilities, enhanced public spaces, and attractive, well-organized and convenient shopping and services. POLICY 307-11: McNichols Subsector policies Initiate rehabilitation programs designed to bring residential stock up to code and to increase energy efficiency, especially in the areas south of Puritan and east of Log Cabin. Utilize vacant lots to increase the lot size of adjacent parcels for developing front access driveways and garages, and for neighborhood-oriented recreation areas. Initiate vacant structure rehabilitation and occupation programs. Consider rehabilitation of small multiples for subsidized low-income housing. Reduce the amount of local commercial space, especially on Puritan and Fenkell, and encourage local commercial districts to locate toward major intersections. Frontages between districts should be developed for residential use or as landscaped buffers between the residential areas and the trafficways. Limit general commercial districts to Livernois and to Fenkell near Linwood as support for the industrial district to the south. Encourage the small commercial district along McNichols to continue having a high maintenance level. Employ all applicable measures to encourage the continuation of the industrial corridor into the future. Work closely with the various firms to develop the corridor into an area which can meet their long-range needs. 3/90 III-120 �THE DETROIT MASTER PLAN OF POLI.CES NORTHWEST SECTOR Provide for the elimination .gf environmental conflicts, including traffic circulation, between residential and industrial uses. Consider expansion of the industrial corridor's northeast corner (north of the Lodge Freeway) west to 12th and north to Pilgrim or Puritan. Permit limited support commercial services to develop along the west side of 12th. In this same area, work with Highland Park officials toward strengthening this industrial area for continued activity into the future. Encourage the development - of neighborhood-oriented recreational facilities. As opportunity and funding permit, assemble residential vacant lots which are central to the neighborhood to form recreational areas for both children and senior citizens. In the interim, some limited recreation programming at the Hally Elementary/Middle School or community access to some of the University of Detroit facilities would help residents of the subsector and probably adjacent subsectors as well. Develop greenbelts and passive recreational areas as buffers and as interim use between conflicting uses such as between residential areas and industrial corridors, between the heavily trafficked thoroughfares (such as highways) and residential areas. 3/90 III-121 �~-.- THE DETROIT MASTER PLAN OF POL~iES RIVERFRONT AREA ARTICLE 308 RIVERFRONT AREA This Article is reserved for future text and/or maps pertaining to . Riverfront Polici~s. 3/90 III-122 �THE DETROIT MASTER PLAN OF POL:U:IES SOUTHWEST SECTOR ARTICLE 309 SOUTHWEST SECTOR SOUTHWEST SECTOR LOCATION AND EXTENT The Southwest Sector is a 21-square mile area of the City of Detroit. This compares with the total land area for the City of 139.6 square miles; therefore, the Southwest Sector represents approximately 15 percent of the City's total land area. The Southwest Sector lies west of the Lodge Freeway and south of the Ford and Jeffries Freeway. The western and southern City limits, including the Detroit River and the former Detroit Terminal Railroad (now Conrail) form the other boundaries. Nine subsectors lie within the Southwest Sector. They include Jeffries, Condon, Tireman, Hubbard-Richard/Corktown, VernorJunction, Springwells, Chadsey, West Riverfront, and Boynton. SOUTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS Southwest Detroit has two outstanding economic characteristics: an exceptional concentration of very heavy industry, and a unique convergence of freight transportation modes. Weaknesses of the Sector relate to economic obsolescence in both the industrial and commercial plant. Strengths of the area include the Detroit River as a unique attraction, the fixed nature of the transport infrastructure, the availability of many sound industrial buildings, and the shopping habits of many local residents favoring neighborhood stores. Detroit's major concentration of ports, rail facilities, truck terminals, pipelines, international crossings and associated or support facilities and organizations occurs in the Southwest Sector. This remains unchanged despite the serious and continuing erosion of the Sector's manufacturing base. Only to a limited extent can changing technology, changing corporate ownership patterns, or other evolutionary factors disperse southwest Detroit's highly significant concentration of freight facilities. In fact, prevailing economic forces actually favor continued concentration. III-123 3/90 I -------- - - - - - -- = - - - - c . . c �SUBSECTORS r---'t-~=---~-c ~--.. ~, 1 inch, t.1mlle ~ acret ,----, ,----, ~I__.._J 0 .5 1 1.5 2 mlle SOUTHWEST SECTOR Boynton Subsector ••.••..•.•••.•..•• 309-16 Chadsey Subsector .......•.••.•..... 309-14 Condon Subsector ••.•.•••.•••.•..... 309-9 Hubbard-Richard/Corktown Subsector 309-12 Jeffries Subsector •.•••...•••...••. 309-8 Springwells Subsector ..••••••.•.... 309-13 Tireman Subsector ••••••••.••.•..••• 309-10 West Riverfront Subsector .•..•.•.•• 309-15 Vernor-Junction Subsector .......•.• 309-11 �GENERALIZED REZONING CONCEPT RI 112 /13 • R RS 116 Bl B2 BJ 84 B6 SINGl£·F AM/LY RESIDENTIAL TWO-FAMILY RESIDENTIAL LOH·DENSrTY RESIDENTIAL THOROUGHFPRE RESIDENTIAL MEDIUM·DENSrTY RESIDENTIAL HIGH·DENSrTY RESIDENTIAL. RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SERVICES Ml L/MrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSIVE INDUSTRIAL SPECIAL INDUSTRIAL SDI SPECIAL DEVELOPMENT !resldenl!ol,wlfh limited commerclolJ SD2 SPECIAL DEVELOPMENT !commerclol,wlfh limited resldent/a/J SD PROPOSED SPECIAL DEVELOPMENT RIVERFRONT MIX USE M2 M3 M4 MS • PD PLANNED DEVELOPMENT PUBLIC CENTER PCA RESTRICTED CENTRAL BUSINESS PC TM WI TRNISrTIONAL INDUSTRIN.. WATERFRONT INDUSTRIN.. PR PMKS and RECREATION ,. SOUTHWEST SECTOR �r THE · DETROIT MASTER PLAN ·OF POL~IES . - SOUTHWEST SECTOR The . Southwest Sector, therefo:c.e, will remain an area of primary economic importance, and industrial activities, within the limits ef sound planning and environmental protection. Keys to the renewal of the Southwest area will include an improved education system aimed at specific needs of the residents (including career training and the re-education of adults), a safe, secure, and. healthy environment, good recreational facilities, and improved public transportation. Social problems characteristic of the City as a whole are all represented here. Of particular concern to residents, howeve~, is the location of such facilities as adult foster care homes and pre-release adjustment centers, among others. POLICY 309-1: Southwest Sector - Land Use Portions of Buchanan, Milford, Tireman, South Fort, and Livernois should be gradually redeveloped from general commercial uses to more residentially compatible uses. Promote riverfront land uses which are appropriate to their location. Correct conditions of unsafe or blighted structures. Care for vacant land and plan for its reuse. Secure more City control over the Riverfront. Study and address the distribution of social facilities such as adult foster care home, pre-release adjustment centers, etc. Establish and implement a comprehensive program for the management of toxic waste material, giving highest priority to arresting and preventing toxic waste impact on the land and people in the Southwest Sector. POLICY 309-2: Southwest Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Buffer small pockets of housing in areas that are, or may eventually become, industrial or commercial. Support existing residential uses in mixed use areas. Encourage owner occupancy and home sharing. Support construction of smaller housing units and infill housing. POLICY 309-3: Southwest Sector - Commercial Development Develop neighborhood commercial districts. Improve both the appearance and function of commercial areas. Encourage neighborhood commercial development to reflect the ethnic character of neighborhoods. Implement zoning changes to improve commercial strips and protect neighborhoods. 3/90 III-124 �~ --.- THE DETROIT MASTER PLAN OF POLIJ:IES POLICY 309-4: SOUTHWEST SECTOR Southwest Sector_- Industrial Development Promote the Southwest Sector as a prime location for growth industries generating high lev~ of employment. Provide an adequate inventory of sites of varying sizes for industrial expansion. Demolish isolated, vacant industrial plants with no economic potential, especially along the Grand Trunk rightof-way. Modernize Union Produce TerminaL and other food distribution-related facilities. Remove food and distribution plants in inappropriate locations. Discourage new industrial uses at the River's edge which ·do not need a river location. Improve the environmental quality resulting from industries. Improve industrial nodes and corridors from a design viewpoint. Continue development and take measures to increase the efficiency of the Port of Detroit. Continue development of the Foreign Trade Zone as needed. Increase uses of district heating and use of steam for industrial processing. Recycle surplus industrial and commercial buildings on a selective basis. POLICY 309-5: Southwest Sector - Transportation System Install a grade-separated railroad crossing at either Dearborn Street, West End, Green, Waterman, or West Grand Boulevard. Support modernization of the rail system and expansion of the rail tunnel under the Detroit River. Encourage common carrier trucking. Develop "river roads" from Fort Street to West Riverfront attractions such as the Bob-Lo docks, Riverside Park, and Fort-Wayne. POLICY 309-6: Southwest Sector - Recreation Enhance major points of public access to the water's edge at Fort Wayne and Riverside Park. Acquire and develop small parcels for recreation use at least two acres in size throughout the area as opportunity permits. Stabilize edges of the Detroit and Rouge Rivers. POLICY 309-7: Southwest Sector - Urban Design Recognize, enhance, and promote attractive or interesting features in the area: the Riverfront, the industrial landscape, Fort Wayne, ethnic communities, the Michigan Central Station, the Ambassador Bridge, and tourist information center area. Construct viewing platforms and small parks to enable people to observe ships and industrial activities; relate these to the development of "river-roads" and a pedestrian/bicycle path. 3/90 III-125 �JEFFRIES EXISTINQ ~ (iT • r-·-.;~. "7=-~•9 LJ : :\IS.: • · · ;_, ~ IN~· ··II·~. IN T _... : .. :". : . r.: IIIM ••••••• • ----- IN8T - Inacit.ution&.l IND ... a.n.ral Induac.rial ,l. -. ::.---,~~~-:-···-· •V• LT. IND - Light: Induac.ri&.l 019T - DUc.ri.ba.Uon Indl&atn.al MC - Major ec-rcial INaT ·:··· :.......--, ! l i 8C - Special C:C-rci&l. IIIL.C - ReaideD.t.i.al./t.ocal c:c-irci.al GC - General CC-.rc::ial CC - Ccapariaon cc:aaarcJ.al •H ! -- · °' :... '· .. RM/ •• , ••._ I ! ~=:r.1.-~----jf-~-----~--· : .c.: L~• : ..·~ r--· :: RL_~lvACAN? -. 7 : ~•• :: ••ptc••• ' ,.. ~ l . . l : RM ••• 1 USE AL - tow o.naicy Reaidant:J.al ALM - Low-Medi\m oenaicy Reaidanc.i.al RM - M.ediuza oenaity ReaW.nci&l RH - High Danaicy Re • iden.c.ial IIIC - Spaicial R••idancial-Cc:aaarcial R._ ······:~-s= • .. LAND MUIII - Nixad oa - u.. °""" s.,... baidential POlll'T- Port • C9M- c-ury V or VAC - vacant : VACANT ··•: LT. IND ---- s . . Appendix A tor explanation of cat.agoriaa ~ RM ,.- _ _ ..,... ::•..:.:. l. 1 lflCl'I I 2000ft . 0.0 .25 .50 ,.o .75 ··- c_.::._F=7c::_::J==1 SOUTHWEST· SECTOR JEFFRIES • • • ~ M M NCl CI IIUTU• Gl N RAL LAND ua • • AL - Lav oen• icy • a. • idant.i.a.l ALM - .t.ow-Mediua Denaicy Jtaai.dellU&l 111M - M.U.ua Denai~ R.eaidant;ial ..... - Biqh Denait:y Raaidential alltC - Special Raiaidential-C~Rial INaT - tnatitut.ioaal IND - General IDduatrial LT. INC - Light lnduatrial DlaT - ciacribu.tion tnduauial MC - Major CC-rcJ..&l ac - s~cial ca.arcial RLC - R• • idantial/t.oc:al cc..arc:.1.al QC - General c~rc1..al CC - COllpU'i • on c~rc:ial MUA - Mixad c- Re • 1..dent1..al Oa - Open Space IIIIOSl'T - Port ca:M - c-tary See Appendi,x A for •xpU,l\at1..on of categori•• l. 1 tftCf'I I EiJ- 2000ft . = V, 0 ~ o.o .25 .50 . 75 1 1.0 c:::=-.:r==l::-=:J,.----, lutoffletet SOUTHWEST SECTOR Jeffries Subsector .......••.....•.• 309-8 III-125A �THE DETROIT · MASTER PLAN OF POL~J:ES SOUTHWEST SECTOR JEFFRIES SUBSECTOR BOUNDARIES AHO FEATURES The boundaries of the Jeffries Subsector are the Edsel Ford Freeway on the north, the John .C.. Lodge Freeway on the east, the Fisher Freeway on the south, and the Jeffries Freeway on the west. Well-known landmarks are the Jeffries Homes, Wayne State University's athletic campus, the Teamsters headquarters, the Michigan Osteopathic Hospital,-Fountain Court, and Freedom Place. The Woodbridge neighborhood, now being rehabilitated, is part of the subsector. SUMMARY OF PLANNING ISSUES, JEFFRIES SUBSECTOR One of the major problems is the very large amount of vacant land. Virtually whole blocks of housing have been abandoned and demolished near the Jeffries Homes and in other portions of the subsector. Despite the vacancy, desirable, affordable neighborhoods survive in the Jeffries Subsector. The continued existence of these neighborhoods and their eventual upgrading is seen as an important goal for the City. Frontage along Grand River is currently underutilized and should be seen as a potential location for high intensity residential development with compatible commercial development. Older industrial buildings can be recycled for growth industries employing large numbers of persons. Job retraining should be offered to unemployed adults and career-oriented education should be emphasized in the high schools serving the area. An orderly plan for parking lots is needed in the area immediately north of Tiger Stadium. JEFFRIES SUBSECTOR GOALS Al though this subsector has been particularly hard hit by urban problems generally, there is great potential. . Its location near the Cultural Center and the Central Business District, strong ethnic ties and sense of community, and the sizable parcels of vacant land available for development all support the perception of a revitalization of this area. Grand River would be the major corridor, intensely developed with a well-planned mix of residential and commercial uses, the neighborhoods would be rebuilt with new housing, and nearby industrial areas would supply good employment opportunities for the residents. 3/90 III-126 �-- THE DETROIT MASTER PLAN OF POL~IES POLICY 309-8: SOUTHWEST SECTOR Jeffries Subsect.or Policies Upgrade and esthetically improve the Grand River frontage; encourage high intensity r-e-sidential with compatible commercial uses. Develop a new commercial center, in a clustered rather than strip form, and include a full-service supermarket. Continue rehabilitation and conservation programs in the Woodbridge neighborhood. Improve maintenance of the Jeffries Homes. Provide interim uses for the vacant land near the Jeffries Homes and west of 14th Street, and ultimately assemble large parcels for the development of new housing. Provide infill housing and historic designation, where appropriate~ in the area around Trumbull and Butternut. In general, consider existing residents as the primary users of new and rehabilitated housing in this subsector. Recycle older industrial buildings, encouraging growth industries with jobs for low-skilled workers. Develop an orderly plan for parking north of Tiger Stadium. For that portion of the Jeffries Subsector generally north of the Fisher Freeway and between the Lodge Freeway and Rosa Parks, discourage new commercial parking from extending north of Spruce and west of Rosa Parks Boulevard, and also discourage commercial parking in the general area east of the alley east of Trumbull and north of Pine. In the area generally bounded by Spruce, Pine, Trumbull, and Rosa Parks, use existing housing techniques to preserve as much housing in the short-run as feasible. When City agencies or boards consider approvals or variances in the above areas, encourage buffering to be used to provide a transition and better relationship between adjacent residential and commercial parking areas. Encourage development of offices and retail facilities along Trumbull, but generally discourage further intrusion of office and retail facilities within the residential areas easterly and westerly from the Trumbull frontage. Support Tiger Stadium and its auxiliary uses and also support the objective that, wherever feasible, existing viable residential development should be retained and reinforced. For purposes of Section 82~0306 of the Zoning Ordinance, the area bounded by Trumbull, Michigan, Rosa Parks, Spruce, Cochrane, Perry shall be understood as "nonresidential" use, and open parking lots for private passenger vehicles in this area are "permitted with approval" uses. 3/90 III-127 �CDNCDN EXISTING R'-- LAND UBE ta, eon.ity ~ ALM- ""'"""'1m Dlnaity ~ ~Nadi.l.aDlnm.tySlam.dmti&l R - Hi¢ eon.ity ~ 911C-~~~ INST- ,-J.tuda,al INO-c..n.J.ImatzuJ. • '-'1: I NO- Li¢': ImatzuJ. DIST_,,....._ _ --~__ __ -----~ _M C - l a j c r - ac-~- cc-,_....._ IIC-Gom<al- ,_ POSIIT--. C • M-,_...,. 1 lftC" I 2000ft . - 0 SOUTHWEST SECTOR CONODN • • -CDMM ND D PUTUR ca N RA'- I.AND u • • •• • 911L - Low oen • icy Reai.denc.ial. ALM ... t.Qlf-Mediua o«n • ity Reaidanti.al AM - MKiua can• ity Re • idenci&l. AH - Biqh t>enaity R• • idalld..&l • Ille - special Rea1.deneial-C~rcial INaT - tnaticution.&.l. IND - General tnduau~l LT. INCi - t.igh,:. t.ndu• 1:.rial DlaT - oi • uibu.t.ion Induacrial MC - Major c ~ c i . a l ac - special cc.aaarcial RLC - Re • idenu..al/Local c~rcial C3C - Ge!Mlral C.C-:rc:1.al CC - ccw:par1.aon caa.ercial MUA - Mixed o- R•• 1.dent.ial Qa - Open Spa.ca , POlll'T - Port. C M- c-c.ary- • s- ~ for •~la.nation of c:at• qon. •• 1 111Cf'I r 2000ft . = V, 0 ~ o.o .25 .50 .75 1.0 , ...... c==.r==L~r:::::i ··- SOUTHWEST SECTOR Condon Subsector ....•.....•.•...... 309-9 III-127A �THE DETROIT MASTER PLAN OF POLJ~JES SOUTHWEST SECTOR CONDON SUBSECTOR BOUNDARIES AND_FEATURES The boundaries of the Condon Subsector are the Jeffries Freeway on the east, the Edsel F-e--rd Freeway forms the northern boundary, Livernois Avenue is to the west, and the Conrail tracks lie to the south. Well-known landmarks include the Condon Middle School, the St. Hedwig and St. Francis of Assisi Roman Catholic churches, and the West Warren senior housing tower. The portions of the subsector inside West Grand Boulevard were built in the 1900-1918 period. Outside of the Boulevard, the homes are, on the average, a few years newer, although 98 percent of all residential structures were built before 1925. SUMMARY OF PLANNING ISSUES, CONDON SUBSECTOR The Condon Subsector does not appear to be as a single, cohesive entity. Rail lines, West Grand Boulevard, and Michigan Avenue split the subsector into about four or five separate communities. The easternmost of the communities (inside West Grand Boulevard) is represented by GROW (Grass Roots Organization of Workers). The GROW area, an older part of the subsector, has much in common with the adjacent Jeffries Subsector. The other residential sections of Condon resemble adjacent portions of Ti reman, Vernor-Spr ingwells, or Chadsey. The neighborhoods, while advancing in age and declining in population, remain basically intact. The housing stock is wood-frame housing built for the working class 70 to 80 years ago, and thus requires heavy maintenance or repairs and replacement or upgrading of mechanical systems. Concentrated programs of housing conservation could be applied to most of Condon, while it is recognized that some of the housing is beyond repair and some neighborhoods may eventually need total rebuilding. Many of the factory buildings in Condon which are now closed should not be reoccupied. Possibly, some of the open plants should be relocated to more suitable areas within Detroit. The Michigan-Junction commercial strip has shown recent signs of a modest rebirth. It should be encouraged to emerge as a commercial center, combining shopping, transportation, highdensity housing for seniors and small families, and other 3/90 III-128 �THE. l>ETROIT MASTER PLAN . OF POLI.:IES . functions and regular basis. facilities whicll SOUTHWEST SECTOR attract ·-many people on a Environmental problems such as-eommercial blight, industrial truck traffic, industrial odors, and unkempt vacant lots must be tackled before any improvements can be expected in the housing stock. Tree planting has been identified as a local need, including along West Grand Boulevard. CONDON SUBSECTOR GOALS The Condon Subsector has a tradition of strong community involvement. This community spirit can be harnessed to help achieve maximum benefit from future revitalization programs. Much of the area needs rebuilding, but once needed economic improvements are in place, this rebuilding can start in earnest to restore this to an area of sound neighborhoods for families of moderate means, close to a wide variety of employment, shopping and recreation opportunities. POLICY 309-9: Condon Subsector Policies Implement housing conservation programs where feasible. Provide adequate land-use controls to separate housing from industry. Relocate industries to more suitable areas where feasible and needed to achieve better land-use patterns. Establish a commercial center at Michigan-Junction. Carry out demolition and maintenance of vacant land where needed. Encourage population growth; encourage new and rehabilitated housing targeted to projected market. Redirect Buchanan Avenue frontage from commercial to residential. Carry out needed environmental improvements in conjunction with any housing improvements. Implement a tree-planting program, especially along West Grand Boulevard. 3/90 III-129 �TIREMAN • EXISTING LAND UB ---..,~ RL.-lat_tY_. RI.M- , _ _ . . - t Y ~ RH-Bioba..itY~ AC-.......,_~--...i IN8T- Inotl.........,_ IND--~ L.'l:INO-!J.91&~ 018T--~ • _ ----~cc-------~ _,__ me-~- _'-'_,_ IIORT--.: C • M-Cllmoory ~.. 1 lflCft : 1000ft . - o.o .25 .50 ,.o 75 ··- ..... c=..J===t-=::J==::i SOUTHWEST SECTOR TIREMAN • • •~ • R CCMM NC C ~UTUR QBN L.ANC U •• • AL .. Lav Denaiey Re • identia.l IIILM - I.oliJr-,Mediua oeuiey aeei.denU&l 111M - Nediua oenai.ty b • idenu.&l lllto4 - Biqb o.n.eity Ra • idanei.&l. • IIIC ... Special. b • idential-O:-rd.al INaT' - In.U.itutional IND - General IDd\aUial LT. INC .. .t..iqtlt I.Dduatr1.&J. OlaT - Di • trillu.e.ion Induat.rial MC - Major c~rc:ial ac - special c~re1..al ALC - R•• iden.tial/t.oc:al cc-rc:1.a.l me - General cc-rc.ial CC - ca.parison c ~ e i a l MUIII - Nixed UN Re • 1dene.i&.l 011 - Open Spac:. PO.-T - Pon C • M ... c-t.ery s- ~ l. tor •,q:ilanation of c:ateqori•• 1 ,ncf'I : 2000ft . ,----, = ... o.o 25 SO 75 c=::::J~ 1.0 ll1toMeler SOUTHWEST SECTOR Tireman Subsector ••••••••••••.•••.• 309-10 III-129A �-~- THE DETROIT KASTER PLAN OF POL::IJ;IES SOUTHWEST SECTOR TIREMAN SUBSECTOR BOUNDARIES ANO FEATURES The boundaries of the Tireman Subsector are the Jeffries Freeway on the northeast, the Col'H:'ail (former Detroit Terminal Railroad) tracks (and Dearborn city limit) on the west, and Warren Avenue and the Ford Freeway on the south. The .C hesapeake and Ohio industrial spur runs north-south through the subsector, with the Kelsey-Hayes plant and the Detroit Edison service shops -being the major industrial development in the Chessie Corridor. Other than the industrial belt along each railroad line and a small amount of strip commercial, the subsector is residential. SUMMARY OF PLANNING ISSUES, TIREMAN SUBSECTOR It is clear that Tireman's neighborhoods have certain strengths and stabilizing factors. But it is equally clear that all neighborhoods have already experienced blighting influences, and are experiencing difficulty in attracting or retaining younger families. An increase in retail facilities and programs destabilizing influences are needed, along employment. to address with more The Chessie industrial corridor has the potential for job creation. In order for more employment to be created in southwest Detroit, this car r idor is one of the areas that could be used to accommodate industrial growth. Beautification and facade improvement may help to stabilize the Warren-McGraw commercial area; such a program has begun. In addition, an entirely new convenience retail center is recommended for the intersection of Tireman and Epworth. This center would not only fill a need for retail services, but would help foster a sense of community and more of a positive feeling, or "sense of place" for Tireman Subsector's various neighborhoods. TIREMAN SUBSECTOR GOALS This area has experienced some decline, as have most neighborhoods in this part of the City. The major needs re more employment, better shopping, and housing stabilization. With an increase in industrial facilities, a new retail center and a program of neighborhood improvement, coupled with better organization of land uses, the Tireman Subsector will become an increasingly desirable balanced community where a family 3/90 III-130 �I THE DETROIT MASTER PLAN OF POL:u;IES SOUTHWEST SECTOR can live, work, and play in close proximity to many of the City's major resources. POLICY 309-10: Tireman Subsect-o-r Policies Encourage industrial growth in. the Chessie rail corridor. Upgrade the Warren-McGraw commercial area. Establish a new retail center at the intersection of Tireman and Epworth; include senior citizen housing. Rezone industrial land to accommodate this change. Increase the stock of sound housing - both rehabilitated nd new units - for small households, as market projections indicate, and encourage owner-occupancy. Where pockets of housing are in areas where industrial expansion is desirable, buffer these housing areas through use of TM (Transitional Industrial) zoning. 3/90 III-131 ~ �• ....✓ : 1 k~-M ... ~--.-· IND '-;, , _ 1-.1 - • --~ ~ G C ; "-+,.I -- IND .:-, t -........ : ~~; _ =---=----: • --:... l .: -·:-•=!i =••.:.7 ~----··-····•---.W•-- -· .... : 1 INC •LM - . l · ~•• : :: I ' :- -..;-..Y--J~ _ , ~ ; ~ .__ - mc-----.:·~ II'•-- '-··---= ,-- -~ : 4t-1N•T •--• •LM a.-: :--: a• •••• .+•••• I .. LM i 1N• T ~ RLM ·r: ~ • •I , JI i -I : ••-.__! ---·-- :-- : ; ..... .... i = ; . ••••,.:l "L"". ......•••••-.,_.,.,...,.,•.,..:...:..~•.:....•••= ;.._-.::...--------··-·-··············· - - . -.:..-:. . .-. __. .,_ ---. ·-- ---l---•----- - . ; . ~ ·- -•. ,:i... __ •• ·.- - -·. -" · " . __ ;,,. __ • ·· LT. IND- Li4bC VERNOR-JUNCTION • Xl • TING . _.. .. __ , • - IN __,..., T --..,.i CII.-T•-_-Mjcrec-ctal 2000"- 1 UICfl I __--_ cc--- - ac- 1 1 1 1ec-ctal .C-~- LAND UBE ..._. ---1:Y~ --~--=al -Opm-- IIIL•1-a..ity..-....i _ _ _ _. , . . . - . . . . i _...,_ ,---, = o.o .25 PCIIIIT· _., •i+---,:y~ .50 75 ,.o CIIM-~ IN.-T•n.ti-..-1 INO--,Indlatz:l.al SOUTHWEST SECTOR ,••!~. .~ ••••LT.i. ~••• ••• . f-....... - ....•·.•··· .... .._..: ~-s•···· = • ······: : ....... ,... •L.M ~! .. =:..-··:~.•·· .... ... ✓••• :a-= .-• IND• • • 1 :.,;M : •~!•.:··-a ~L INO \ • - "-t,.._ •--.,:.·.. ,tLT'1N0••••: • · : . - · · - - - : • • •: : · · · · · · : . . . . • :. ~~ =--=-··:. :........ :.';!.~'!'~~ :..... ~ •••••!:.": -~. . .:"":. ;• - ~~. . ••• ···~.···•7: r.~•···················--·••·--············••-: •••r-.. ,._: .........:::-~:-~.::~:::::.::::.-a.·~r .t•• : : • :a• ! : : : ••• :: 911LM .. _. 4-1N ....• -:_ •• LT IN0 : T .~~..........: ••..._ ;,..r• ••••• : ?-.,•. : - ..:t•t• ,t.-~ ••• ALM ALM •. - • • : :- 1:.::•.J,- : -·-·•. .............- ...............---............ ·, ,• - -,c;.' s- · : : •JIILM• • • INll'I: • : i i=-~ ~ ~~ r•• ~ • -:: -------·------.i....ih.• : ~ ~- ~ ~ - J o i C . 1 1 ~ ~ , - ►•~~~ ~~· : • :~ . / .~· <?- ,..,,.,.. -. : : ••• , ••••••••••• - - ~ - ! ~.. . . . ;u.-. ~ - - - . - ~ - - ,. :··;( : J ••• ~... ~ .;J' ..i_..-l••' . . ... ; ~ _ _.... . ••,...;;.;,, \,-"' VERNOR-JUNCTION AL - I.av oenu.t;y R.ea.1-dantu.l RLM - t.aw-fltadiua oenaity Reaidential RM - Madima e>en.aicy R.eaidential RH - High Denai ty IW•idential • AC - Speci&l. Re•ident.ia.1-<~rcia.1 INaT - tnati tutional IND - c.enera.l 1nduat.rial LT. IND - Light l.Dduacz-i&l • NCl• CI ll'UTUIIII• • N • - L LANCI U •• AaCCIMM Q MC - Major c ~ r c i a l •c - spacial c ~ r c i a l RLC - R••idential/1,oca.l ~rc.1-al cac - Genaral ec-rc:ial CC - CCllllpU'iaon ~ r c i a l 0 1 UICfrl I 1000ft 'h ~ = - ...... MUSI - N1Jc.ed u- Re•idantial Cl 0,,.,, Spac,o • • ~ - DIST - DUlt.ribat..i.on I.AduaC::Z"_ia.1 l. Port CIIM - ,,_.._ <1: s.. .6R2!D:Stia.... for explanation of cat:egori•• Vernor-Junction Subsector •.•.••.••• 309-11 SOUTHWEST SECTOR III-131A �THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR VERNOR-JUNCTION SUBSECTOR aopNDARIES AND FEATURES The Vernor-Junction Subsector is generally bounded by West Grand Boulevard on the east, the-Fisher Freeway on the south, and the Conrail-Grand Trunk embankment on the northwest. On the north, the Subsector goes up_to and includes the old Clark Street Cadillac plant (now vacant). Well-known landmarks and features include the Cadillac plant, along with Clark Park, Western High School, Holy Redeemer Roman Catholic Church, and the-Vernor-Junction commercial ~rea. SUMMARY OF PLANNING ISSUES, VERNOR-JUNCTION SUBSECTOR Neighborhoods near the industrial corridor (generally near or north of Toledo Avenue) have been showing signs of deterioration. This area accounts for most of the Subsector's housing-related problems and most of the Subsector's recent population losses and demolition. Many of the scattered, small industrial plants (whether in operation or vacant) along the Grand Trunk and Conrail railroads are directly adjacent to housing. Whether or not reoccupancy of the vacant plants should be encouraged is questionable. Other than facilities; possible. Clark Park, the area is short of recreation this need should be addressed to the extent VERNOR-JUNCTION SUBSECTOR GOALS This area has experienced considerable distress relating mainly to the general decline in the manufacturing sector of the City's economy. The challenge now is to conserve and revitalize viable industries and neighborhoods, remove what is obsolete, and rebuild for the future with new growth industries and housing developments which provide sound, safe living areas near places of employment, convenient, attractive shopping and adequate recreation opportunities. POLICY 309-11: Vernor-Junction Subsector Policies Develop long-range plans for reindustr iali zation. Provide adequate buffering between industry and housing. Use zoning to insure compatible land-use relations between existing development and new construction, be it new industry near existing housing or vice-versa. Improve existing mixed-use industrial and housing areas with landscaping. Phase out obsolete industrial facilities, especially where adjacent to viable housing. Provide improved recreation facilities including neighborhood parks and a recreation center. 3/90 III-132 �HUBBARD-RICHARD CDRKTDWN EXISTING LAND UBE RL - tov oenaity Meidenltial s:ILM - Low-fledi1a Den•ity Raaidal'lU,&l l=IIM - Nediua D.nail:y J.uJ.dllnt.i•l RH - Riqb Denaicy R••ident.ial. • •c - special M•idential-c~rc1al INIIT .. tnati tutlan&l. IND - Geaaral Induczial. LT. IND .. Li9bt InduaU1.al DIST - Diat.rillut.ion todut.rial MC - N&jor c:c-rciaJ. ac - special. ec-arcial AI.C - lleaidaaUal/Loc:al ~rc:J.&.1 QC • a...ral. ~ra.i,e,l cc-.,_~~u1 MUIII - Niaad t19e aeeidanUal oa- " - • - SIOlll'T- krt CIIM- c...c:ery V or VAC - vacant s - Appeftdix A far explanat.ion of cau9ori•• l. 1 ,ncf'I 12000n. - 0 0.0 .25 .50 . 75 t.O ~~c:=::7 lulOfNter SOUTHWEST SECTOR HUBBARD-RICHARD CDRKTDWN • • u•• • RaCCIMM NO CI l"UTUR ca N RAL. L.ANCI • • RL - Lev Den• ity Re • idantial ALM - .t.,ow,-f,lediua oen• 1.ty Rea.identi&l AM - Mediua Denaicy Reaidant.ial AH - High Oenaity RaaidantiaJ. • ,.C INIIT IND LT. INC DlaT - Special 1ta• 1.dential-C~rc.ial Inatitutian&l General Induatr1.al t.ight Incluauial Di • t.n.bQtion Induac.r1.al MC - Major c~c1.a.l · 9C - Spacial C~rcial RLC - Raaident1.al/Local ccaaarcial cac - Gen.ral c~rc:ial CC - Ccxiq:,,ar1.aon c~rcial MUIII - Mi.xed u- Re • 1denc1&l. Oa - Open Space POSlt'T - Port C • M - c-t.ary S•• ~ 1-.. for explan• cion of c• ceqori•• 1 lflCfl I ,o()C)ft . = 0 ½ i = = J~ i==---:J o.o 5J- .25 .50 .75 1.0 1 mole c::::::r==1:::.-J,---, ··- SOUTHWEST SECTOR Hubbard-Richard/Corktown Subsector 309-12 III-132A �-- THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR HOBBARD-RICHARD/CORKTOWN SOBSKCroR BOUNDARIES AND FEATURES The Hubbard-Richard/Corktown Subsector is generally bounded by the Fisher Freeway on the -north, the Central Business District on the east, the Detroit River on the south, and West Grand Boulevard on the west. The Subsector is named after the two residential neighborhoods that it includes. Well-known landmarks, in addition to the former Amtrak train station, include the Ambassador- Bridge, Riverside Park, St. Anne's Roman Catholic Church, Ti-ger Stadium, and the MexicanAmerican commercial areas on Bagley and Vernor. The Jeffries Freeway, bridge plaza, and truck routes greatly divide the Subsector, and a major rail yard and rail ferry docking facility occupy more than half of the Subsector's share of the riverfront. SUMMARY OF PLANNING ISSUES, HOBBARD-RICHARD/CORKTOWN SOBSECTOR Much of the Hubbard-Richard/Corktown Subsector is part of a development project (West Side Industrial #1 and #2, HubbardRichard, and Cork town), or else is considered a possible development location by virtue of riverfront location or proximity to the Central Business District. Almost every portion of this Subsector presents issues related to land use or development. Zoning issues tend to be more prominent and important in this Subsector compared to elsewhere in the City. Traffic problems are also present, particularly along Michigan Avenue and Rosa Parks. Truck traffic impacts residential areas. Preston Elementary School has recently closed. Children must now cross the freeway or bridge plaza to attend Webster School. The Ambassador Bridge area has presented many issues as the bridge plaza and associated public and private facilities are in the middle of the Hubbard-Richard community and there are numerous traffic and land use conflicts. The fact that the bridge is a major international truck route has contributed to this condition. The Federal Government has completed a Customs inspection station for trucks, and private truck terminals related to Bridge traffic are found at various adjacent or nearby locations. Current plans call for a greatly expanded U.S. Customs service inspection area and an expanded bridge plaza area. 3/90 III-133 �r THE ·DETROIT MASTER PLAN OF POL~JES SOUTHWEST SECTOR Automobile-oriented f.acili ties ._near the Bridge . include, or will include: duty-free shops and a proposed Michigan Department of Transportation tourist information center. The portion of the riverfront-west of Rosa Parks to the Ambassador Bridge is prime area for redevelopment; however, transportation infrastructure would have to be relocated and this would be costly. Immediately north of the Riverside Park is a potentially prime development site with views of-the River. Currently, that land is vacant or in use fo-r light industry and truck terminals. The Michigan Avenue corridor, including the Tiger Stadium area, is seen as a potential development site because of its location near Corktown and the downtown area and along a major thoroughfare .. It is envisioned that the Michigan corridor will be gradually upgraded with new development; deteriorated, under-utilized, or inappropriate development will be replaced. The presence of Tiger Stadium has long had an impact on the surrounding community related to traffic, parking, and fan disturbances. A major step toward relieving this problem was the implementation of the resident parking program in 1987. However, a need for further traffic and parking improvements exists. Infrastructure improvements are needed to alleviate flooded streets, alleys and basements; provide better street lighting; repair streets, alleys and sidewalks; and, replace worn utilities. Improvements are needed to provide more and better open space. Improved convenience shopping is also an expressed need in certain parts of this Subsector. A major issue underlying many of the problems in this area is the loss of population that has occurred over the past two decades. While this has been a problem for Detroit generally, it is - acutely perceived here as the root cause of housing abandonment and loss, declining levels of services, loss of shopping facilities and general deterioration of the community. HUBBARD-RICBARD/CORKTOWN GOALS The Hubbard-Richard/Corktown Subsector is an important and valuable part of the City. Its rich and diverse history, mix of population groups, important landmarks, economic activity, proximity to the downtown area, and strong community organization all combine to make this area truly unique. Further, because of these features and because of growth that 3/90 III-134 �- ,- THE DETROIT MASTER PLAN OF POL:u:lES SOUTHWEST SECTOR can be stimulated by -major ne~ developments including the • Travel Information Center, the possibilities for the revitalization of the Tiger Stadium area and the potential for new industrial activity, this --Subsector is in a very good position to make a major recovery. The goal is to achieve the rehabilitation of the existing ~ommunity and preserving its unique character while adding major new housing, shopping, service, -and recreational facilities and economic development. The following policies are designed to implement this goal. POLICY 309-12: Hubbard-Richard/Corktown Subsector Policies Encourage population growth. Continue to build a good living environment through the gradual removal of abrasive uses and continued protection against nonconforming uses; buffering and proper siting of new light industrial or transportationrelated facilities (such as the Bridge plaza), and continued upgrading of housing. Provide increased support and strengthening of the ethnic commercial strip on Bagley, and support the expansion of this commercial area along Bagley east of the Fisher Freeway. Provide adequate parking for this area. Encourage high-intensity residential/commercial development to replace lower intensity and aging light industrial and commercial properties, especially north of Riverside Park, along parts of the Michigan Avenue corridor through the Subsector, and along part of Fort Street, especially near the Central Business District. Prevent the penetration of high intensity development into Corktown south of the Michigan Avenue frontage. Consider long-range potential development on part or all of the riverfront rail yards, utilizing air rights over the tracks, if feasible. Encourage infill housing where needed, and a new housing development on the cleared parcel near St. Anne's Church. Encourage other new housing at appropriate locations throughout the area. Make every effort to provide new housing in the Hubbard-Richard area prior to Bridge plaza expansion. Consider manufactured as well as site built housing. Upgrade alleys, sidewalks, curbs, utilities and public lighting to contemporary standards. Consider a historic street lighting program in the historic Corktown area. Continue light industrial development until the West Side Industrial #2 project is complete. Resolve traffic conflicts: provide better access from Fort Street to the Ambassador Bridge plaza; downgrade Lafayette 3/90 III-135 �THE DETROIT MASTER PLAN OF POLu:lES SOUTHWEST SECTOR Avenue where it carries heavy - volumes of traffic through , Hubbard-Richard; eliminate truck traffic from residential streets; consider usi~g traffic signals (blinking lights) to reduce noise levels from truck- traffic during low traffic hours. Consider a special transportation link along Michigan -Avenue to c~nnect the Downtown ~eople Mover system with the Michigan Central Depot. Provide a new public elementary school east of the Fisher Freeway when warranted by populcftion increases. Prohibit the blocking of West Grand Boulevard-at the entrance to Riverside Park by trains. Support social, recreational, and cultural programs related to the needs of special groups including immigrants, non-English speaking, the elderly, and the poor. Promote the tourist potential of the Hubbard-Richard/Corktown Subsector, focusing on such attractions as Tiger Stadium, Riverside Park, historic neighborhoods, Mexicantown and ethnic restaurants, St. Anne's Church, the Ambassador Bridge and related facilities. Insure that the proposed new Travel Information Center gives adequate priority to promoting these attractions in the immediate area. Continue to study the feasibility of developing a pedestrianbicycle path connecting downtown to Fort Wayne, along West Jefferson, West Lafayette, or some other route. Encourage increased coordination of the different community groups and agencies working in this area. "Market" the area as a good place to live, work, and play. Encourage the continuation of Tiger Stadium, either as a new or rehabilitated facility, in its present location or close proximity. Provide adequate parking, and contain traffic, parking, and other impacts to a designated area north of Michigan Avenue. Develop and implement a traffic routing plan for ball park traffic. Encourage "theme-town'' shuttle buses to and from the Stadium, and provide a bus containment area. Encourage historic designation for the area generally bounded by 14th Street, Bagley, Rosa Parks, and the Fisher Freeway. Upgrade outdoor open space in the Most Holy Trinity Plaza and playlot areas, Dean Savage Park, Mulliet Park, St. Vincent School open field, and Roosevelt Park. Create a new "pocket" park on existing open space at Leverette and Tenth. 3/90 III-136 �- r SPRINGWELLS EXISTING! LAND U AL- ......~ i ! I !·i- I~ i != I i ! I l1ND - --4-C RL• l! :• • AH-1114'...,_<Y~ IND •M ••-----1 ~- . ••~f'.. a.• •LM r.. ~ ; ....~ •-/ • • INICI ... : ·-•~ i. RLM ••••-••-•--•••••: l : ;:: i: - ~ Ce mc 1e:'f l RM : '._ : INCi : : .... . __ _ _/ i ./. -. : : ~ s r--·...•·. , ALM : ,,.• :.,• mc-a.-ai.a-d&l : cc-~- M'--"Nl-'lloo~ aa-_,__. POAT--.c C • M-,,__,, • :--:r"" ~ ••· .. JIN~...• ~ .J ••-:: . Il 1 1 • c:-9p0Ci&la-d&l INDI : RL M --~ --~IND- a..ra1 IncLatri.al L"I: I NG- 1J4,t IncLatri.al 01 • T - - - ·- ... : : I Woocmere ~ Dlnli<Y ~ • AC-!lpKi&l~--.:ial I N • T- InatituUaM.l IND •-~, .~ . . . JI ! ·----:__..----·--= -~ ,- ~--·· ~ ---~=-= _:;C;.:...;;;~-,;.:r= .=.--. ....... ~ - ··•·. I, Dlnli<v ~ ~ O.W.ty ~ ' /.. • /.;■ -✓ "''' t to, A'-M- - : •• •••••j~_::· !'- . .(- ._J.··.,: . ..•••·· ..,.~ . .+; ..... - . 1-~ t 1f'ICfil @..... ' 2000ft . "1 0 1 r== ..... r==7 I SOUTHWEST SECTOR SPRINGWELLS • • • Aae0MM NC C .. UTUIII Q N RAL LANC U • • •• RL - Low e>enaity Re • i.dantial IIILM - t.aw-tiMdiua o.naity Re • i.4-ltial "M - Medilm Denaity ,.._identi.al AM - Biqh Denaiey M • idenU.al • AC - Speci&.l Re • i.d.ential-C~rc.ial INaT - tnatitutiOl'\&.l INC - Genaral. Indu.atri • l LT. IND - Light. I.ndu• u:i.a.l OlaT - Di • t.rillution loduat.rial MC - Major c ~rei&l ec - special c~rcb.l Rt.C - R••identia l/t.oc:&.l c..c::...arcial CIC CC MUR Oa POlll'T - General. C~rci.al - coapari•on c~rcial - Mixed OM Re•:a.dential - Open Space - Port caM - c...tary .-woocmere Ce met~ · r S•• Appendix A tor -.xpl.anation. of cateqoriea ll. 1 lflC" I 2000ft . ..... 0 0 .0 .25 .so 75 ,.o ··- ..... c.:=:::F='~ SOUTHWEST SECTOR Springwells Subsector •••••••••••••• 309-13 III-136A �THE DETROIT MASTER PLAN .OF POLICIES SOUTHWEST SECTOR SPRINGWELLS SUBSECTOR BOONDARIES...AND FEATURES The Springwells Subsector is generally bounded by the Dearborn City limit and Woodmere Cemetel!'-y on the west, the ConrailGrand Trunk railroad embankment on the southeast, and Conrail's junction yards on the-north. North of Dix Highway, virtually all of the land is in rail yards and other heavy industry. South of Dix is residential, except for the Vernor-Springwerls commercial area and some industry along the Grand Trunk. -Patton Park is the best-known feature other than those mentioned above. SUMMARY OF PLANNING ISSUES, SPRINGWELLS SUBSECTOR One-story bungalows on small lots are one of the more common housing types in Springwells. These homes, now 60 years old or so, are in need of concentrated maintenance. Thus far, the degree of maintenance, overall, is very satisfactory. There is a degree of conflict ( or a lack of separation) between industry and homes in the Springwells Subsector, particularly in regard to truck traffic. - The industrial area between Dix and the Junction yards provides very little employment, considering the land area consumed. It is one of the largest sites in Detroit that could be assembled with very little relocation for jobproducing industrial development. Springwells includes Conrail's intermodal yard and many other transport facilities. This makes the Subsector an ideal location for food industries currently occupying cramped facilities, or inappropriate locations such as residential streets. Being close to major southwest and Downriver pollution sources, Spr ingwells is deeply affected by environmental problems. SPRINGWELLS SUBSECTOR GOALS The Springwells Subsector is a community closely tied to the industrial heart of the City and should remain so. The goal, therefore, is to insure that the area becomes as increasingly sound and attractive residential community, close to places of employment but shielded from undesirable impacts from nearby industries. III-137 3/90 - - - ----~--~ ------- ----- - �- THE DETROIT MASTER PLAN OF POLIQES POLICY 309-13: SOUTHWEST SECTOR Springwells Subs.ector Policies No significant · chan-g es in land use and- only minor zoning changes are recommended for the-Springwells Subsector. Take measures to further stabilize the Springwells community through such programs as the commercial area project. Increase efforts toward housing conservation, infill housing, and more housing for seniors. Closely scrutinize the existing multiple housing stock during the coming years to see what sorts of programs may be needed to insure its survival, if problems develop. Consider food processing and distribution as a labor-intensive industry to develop in this Subsector. Provide better bus service in the Spr ingwells Subsector. Improve enforcement of environmental protection measures. - III-138 3/90 - - -- - - - ---- �CHADSEY .✓xi.......... .....---•~······ _.,.•.. •• ~ I/ // I / ~:::•• .;t..: • 1Na EXISTING! LAND USE ••••• ALM ··-..... I ] : : ---rN~-1= . r~~"><-~. "'~~~:. . _. . . . ...... : : :.• :.. :.. Fi,i :• : - - : ALM :: : I r·· i 1··: j .'" - :.....: . : INC --..; ---•••• • c • -..... ' ·"•;:,:::----------- ALM ••••• • INST- J:nacibJl:.l,:,nol IND-c..nJ.IncblUi,a,J. L."l:IND-Wqt,tizd.attl&l ALM : -: - - • k . ~-~-==- RH- Hi¢ Dma1ty i.idlnu&.L • RC-~~~ ,• : INDii••• ALM ..•• . -~RLM INC · · •. . . --cc--~ ----~ CIIST---.ui&l =- • c.oi-,1.ala-,d.&l RL.C- . aa..._,...,. : PCAT- Port C • M-a..tmy xac -~---of- ' -~! •••• : •••• ••••~••'• •• -, ~:R&.M ~ a-,d.&l me-__,_ a-,d.&l •••••• - ••• ! - - - ·- , ~ ~Mldi.mDlnm.ey~ • :1_.. .•ac :____ 0 '•:. RL.- to, Cmaity R&.M----.-,,~ ••••, IND :• ...,t.'· ••• fNG J - .;. __ IND.L-• . , ' ._; ~ . 1-.. 1 lftCPI 1 2000ft . ..... 0 0.0 JS SO 75 1.0 ,.,., .. c:=:::f==1=::::..J,------, ll.16offletet" SOUTHWEST SECTOR - CHADSEY R • cCIMM• NCl• D fl'UTUR • ca• N • R"AL. L.ANCI u •• RL - Low Den•1.ty Re • ict.ntial. ALM - ~ i a Den • ity 1taai.dent1&1 IIIM - Medi.ta DenaJ..ty Re • identi&.l. IIIIH • Biqh Denaity Reaidantial • AC - Special Reaidential-C~rci.al INaT - tutit.utional INC LT. IND DtaT MC - General lnduat.ria.l - Light tnduatn.al - Oi.n.ribut.ion I.nduauial - Major C~rci&l 9C - Spacial CC-rc1.al RLC - R••l.d•neial/Loca1 ~rc:1.al cac - C..neral Cc:maercial CC - Ccmp&%l. • on C~rcia.l MU• - Mixed U•• R• • :a.CWne1.al Oa - Opan Sp&~ POAT - Port CIIM - c-e•ry S•• Appendix A tor •xplanaeion ot c:aeeqori•• 1-.. 1 1,w;f'I r 1000ft . ..... 0 o.o .25 .so .75 1.0 ··- mt . . SOUTHWEST SECTOR Chadsey Subsector •...•......•...... 309-14 III-138A �,, THE DETROIT MASTER PLAN OF POLigES SOUTHWEST SECTOR CHADSEY SUBSECTOR BOUNDARIES AND. FEATURES The Chadsey Subsector boundaries are Warren Avenue on the north, LiverROis on-the east, t~e Conrail main rail line on the south, and the Dearborn city limit on the west. The Subsector is residential and industrial. It is bisected by the Edsel Ford Freeway and. Michigan Avenue. Notable features include Chadsey High School, the old DeSoto plant (now a Chrysler parts plant), large truck terminals, and other heavy industry at the southern- edge of the Subsector, and numerous ethnic churches. SUMMARY OF PLANNING ISSUES, CHADSEY SUBSECTOR The advancing age, small size, and wood-frame construction of the typical Chadsey Subsector house suggests a need for City attention in the future. - Lack of separation of industrial uses from residences is a problem here. While the pattern of industrial and residential land in Chadsey is not as chaotic as in other parts of southwest Detroit, there are areas of conflict, notably the industrial pocket northwest of the intersection of Martin and McGraw. In some cases, buff er ing is needed between industry and housing. In other cases, relocation of industry to other sites within Detroit may be appropriate. A review of the zoning is needed to eliminate some of the conflicts. Active conservation of homes, support of local businesses, and downzoning of certain commercial streets and fringe industrial areas will help insure that Chadsey will remain a viable and livable community. The basic housing strategy starts with the fact that the single and multiple housing is overwhelmingly owner-occupied and in good condition. The same housing, though, is small, wood frame, and 60 to 70 years old, on small lots. With few exceptions, the current housing should be retained. CHADSEY SUBSECTOR GOALS The Chadsey Subsector is a residential community closely integrated with the City's network of industrial corridors. The goal is to conserve and enhance existing housing, preserving its character and providing adequate separation and buffering from adjacent industrial uses and impacts. III-139 3/90 -1 - --- -- ----- �THE DETROIT MASTER PLAN OF POI:,IQES POLICY 309-14: SOUTHWEST SECTOR Chadsey Subsectar Policies Provide a program of active housing conservation and support of local businesses. Downzone Sti-rplus or obsolete commercial and industrial land. Explore more labor-intensive industries for under-utilized sites such as the scrap yards or portions of the Chrysler property. Explore ways to remove truck tra~fic from affected residential streets. Ultimately, provide a higher degree of separation between industrial and residential land uses. 3/90 III-140 �-.., FAR WEST RIVERFRONT • Xl• TING LAND U •• ----t:y~ l INIST- InKitl&ia,&l. ING--1~ MC--- -~ac-~- i 2000fl. "''----~ ~-- - 0 CIC- - 1 o-d&l ""----ty~ "'-m..,-ty~ -~_...__,,.,., INIST--1-.-,........._. 1 .... L.,:IND-U.,.lldau>&l DIIST---...1. o.o cc-~- .25 .so PORT--.C C • M-c=--,, .75 ,.o '"'.. ··- '----'r::=::1'--~•r==-, M..-111-'-~ SOUTHWEST SECTOR ,- / ' FAR WEST RIVERFRONT RL - t.ow 0ent11.ey a. • idancial ll=IILM - Low-Mediua o.n • ity Reei.denU&l AM - Mediua Den.aity Re • ida.n cial AH - BiCJh Den.ei ty Reaidential ...C - Special ReaidenUal-c~rc.ull INaT - tuUt.uUCID&l. IND - CJeneral Inda.atri&l L.T. IND - I.J.9h< InduaUial ~ - D~tzi.btia~ ~ ~ • l • • • 911 COMM ND CI ~UTU"' Cl N RAL. L.ANCI U • • •• • MC - Major c~reial ac - special. cc-.re1aJ. RLC - Reai.denUal/Loc:&l 0 - r c i a l me - l. 1 UICft I 2000fl. ..... 0 General CC-.rcial CC - ce.paruoa ccaaarcial o.. Ae • Mlenua.l aa-0panspace MUR - Mixad POIIIT-lPOft CIIM- c-cary .25 .50 . 75 1.0 ··- ,,.. .. ~ SOUTHWEST SECTOR West Riverfront Subsector ••••••..•• 309-15 -------- 0.0 - III-140A �. THE DETROIT MASTER PLAN OF POL~IES SOUTHWEST SECTOR WEST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES The West Riverfront Subsector is generally bounded by the Detroit River, the Rouge River,-the Fisher Freeway, and West Grand Boulevard. The West Riverfront Subsector is primarily nonresidential and displays great complexities in land issues. Heavy industry, rail and port facilities, and heavy utilities such as two electric-power· generating plants, and the region's main sewerage treatment plant dominate the subsector. Residential uses (several neighborhoods collectively known as Delray) are surrounded by industry. Major features and landmarks are listed in a generally east to west order: the Port of Detroit, the City's Mistersky power plant, Fisher Body Ternstedt Plant, historic Fort Wayne, the Detroit Edison plant, Allied Chemical, Southwestern High School, Union Produce Terminal, the Fisher Body Fleetwood Plant, Peerless Cement, the sewerage treatment plant, a salt mine, and Woodmere Cemetery. SUMMARY OF PLANNING ISSUES, WEST RIVERFRONT SUBSECTOR The West Riverfront includes southwest Detroit's major industrial corridor. As such, it will be the location for many of Detroit's reindustrialization activities. Vacant industrial plants and vacant industrial land are already available for expansion of industries. In certain areas, industrial corridors can be expanded into marginal residential pockets. An expanded district steam system for heating and industrial processes is another potential development tool. One very important planning issue is the future of Delray as a residential community. The City advocates retention of Delray as a community, including housing, schools, churches, the health center, and commercial and retail services. Many changes may be needed. In Delray, the general "goal II of accommodating reindustrialization within existing industrial corridors is not entirely feasible because of the current intermixtures of land uses. Port improvements are related to changing port functions and the Foreign Trade Zone ( FTZ) • Large-scale expansion of berthing space is unneeded unless current trends completely reverse. However, the Foreign Trade Zone and the container barge operations creates a need for warehouse, outdoor storage, and container handling spaces. Much of this activity will occur inland from (north of) Jefferson Avenue. 3/90 - III-141 �r SOUTHWEST SECTOR THE DETROI.fl!.,,MASTER PLAN OF POLU:IES I WEST RIVERFRONT SUBSECTOR GOAL~ Because of the importance of this area to the industrial economic base of the City, the ehallenge here is to allow the operation and expansion of industry while retaining a viable residential community. The future should see this area with sound, comfortable neighborhoods built upon the existing residential base, served with adequate shopping, entertainment, and community facilities but structured so as to coordinate with the healthy-growth of Detroit's reviving and evolving industrial base. POLICY 309-15: West Riverfront Subsector Policies In order for Delray to survive as a residential community, give encouragement to all needed community support systems: shopping,· schools, recreation, etc. Rehabilitate or replace housing as needed. Improve air quality. Protect housing in the Delray community against industry by changing the zoning of the edges of industrial corridors near residences from M4 to M2. Rezone scattered housing pockets in areas more suitable for industrial use to Transitional Industrial (TM). Develop Fort Wayne as a major waterfront recreational resource, making up for the shortage of major recreational attractions in southwest Detroit. Develop a recreational and commuter pedestrian-bicycle path between Fort Wayne and the Central Business District. Provide for selected expansion of port facilities implementation of Foreign Trade Zone activities. and the Encourage older industrial establishments which continue to prosper or which will be needed in the future to remain: included in this category are all freight transportation facilities, the food processing and distribution industry, and all industries related to the port or using water for transportation. Exploit the current or potential tourist attractions of the West Riverfront to the fullest: Fort Wayne, Delray, the salt mines, and the industrial corridors. 3/90 III-142 �I I BO VNTON l!XISTING LAND I I ua• ---- IIIL- tot DIOOity ~ 1 1 1 1 . M - - .....t y ~ IIIH- ty~ Ri_, ,,.,.,_ ty - 1 & 1 • IIIC--=1A!~~ • IN T- Inal:itueial&l INCl--:tn,uu1a.1 L.T.IND-!J4>1:Indu1Ui&l. • Cll T - - ~ --~ cc---MC--a-dal ~-=1Al- ----- cac--.la-dal ~ Cla-oi,m ..... IIIDAT--. C !0<--ot- • M-c..t,ory ti] : 1000ft. - "2 0 , ..... ~ -- .50 . 75 ,.o '-----' luto,Nte, SOLJTHWEST SECTOR I BO VNTON R • CCIMM• N Cl• CI Q • l'IUTUIII L.ANCI • N • -L. u •• ~ AL - t.ow oenai cy Reaid.nt.ial I I I L M - ~ i - Denaity . . ai.den.Ual ~M-Medi\a Dena ity baadent.i&l • AH - !l19h -C INll'T IND L.T. INCi ClaT' MC8C ALC CIC • o.n• ity Re • 1.dant.ial S~i•l Re aidant.ial~~rcia.l tnat.it.u1:.ion&l Genera.l. I nd.uacrial Light tndwl trial D1•trillllt. ion Indu • crial Kajor c ~ CJ.al . Special C~rc1.al R.eal.denu al/LocaJ. c~rci&l. General C~rc:ial CC - C ~ i a on cc:...rcial MUA - Milwd UM Re • id.ent.ial 08 .. Open Space SICAT - Po~ ca:M- c-ury r expi..n.t.ion of eauqori•• ~ 11M:t'I /l~.ft I ti] 100()fl . -..... , "2 0 ~ o.~ ·~ ~ .50 ·soLJTHW EST Boynton Subsector •••••••••••••••••• 309-16 ---- --------------- ------------- .75 1.0 ··- '-----' SECTOR III- 142A ~ �F - THE DETROIT MASTER PLAN OF POL:tgES SOUTHWEST SECTOR BOYNTON SUBSECTOR BOUNDARIES ANO FEATURES The Boynton Subsector consists of that part of Detroit beyond (or southwest of) the Rouge Riv-e-r. It borders the cities of River Rouge, Ecorse, Lincoln Park, and Melvindale by land boundaries; Detroit and Dearborn lie across the Rouge River boundary. Boynton includes heavy industry, and its residential districts find themselves within a mile-or two of large industrial complexes such as National Steel in Ecorse, the Ford Rouge plant in Dearborn, or the Marathon Oil refinery, which is within the subsector. This is a much newer part of the City. Only 19 percent of the residential structures were built before 1925, as compared with 36 percent for the City as a whole. SUMMARY OF PLANNING ISSUES, BOYNTON SUBSECTOR The factor which may be most er i ti cal to Boynton is the economic decline of the Downriver region of southwest Michigan. Many Boynton residents are employees of Downriver chemical, steel, and automobile plants, or else are on layoff or pension. Unless Downriver recovers, Boynton will share the economic difficulties. BOYNTON SUBSECTOR GOALS This area is closely related to the Downriver industrial conglomerate. The future should see this area prosper as new industries evolve from the old. Residential neighborhoods such as Boynton will become increasingly desirable as attractive balanced communities within close proximity to a wide range of employment opportunities. POLICY 309-16: Boynton Subsector Policies Take measures to maintain and protect neighborhoods by cleaning up or buffering the industrial and commercial land uses, and promote an increased intensity of commercial and industrial development. In the more solid residential area (particularly the area south of the Wabash Railroad), provide normal services. Implement housing conservation programs in areas that are seeing signs of housing neglect or aging. Work toward developing reciprocal agreements with the Ecorse and River Rouge city governments to provide services. 3/90 III-143 �I -- THE DETROIT MASTER PLAN OF POL!l:IES SOUTHWEST SECTOR On south Fort S~reet, which was never fully developed as a , general business district, high-density housing and a small convenience goods shopping center. Encourage housing and neighborhood-scale commercial -Eievelopment on portions of Schaefer and Oakwood. 3/90 III-144 �I -·- THE DETROIT MASTER PLAN OF POL!gES WEST SECTOR ARTICLE 310 WEST SECTOR WEST SECTOR LOCATION AND EXTENTThe West Sector is bounded generally by Southfield, the Jeffries Freeway, Ardmore, and the Union Belt Railroad line on the east, and includes everything to the west of this line located within the City limits. The entire area is located in what is often referred to as the "outer city", and was among the last portions of the City to become developed urban area. The 1980 Census counted 189,588 people in the West Sector, making it the largest sector in the City in population. The area is divided into seven geographic subsectors: Redford, Evergreen, Rosedale, Brightmoor, Cody, Rouge, and Brooks. WEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The physical condition of much of the housing, commercial, and industrial development in the West Sector is generally good, a reflection of the fact that much of the area developed after World War II and is one of the newer parts of Detroit. The West Sector has the potential to continue to be one of Detroit's most popular areas for family living. It offers a wide variety of substantial single-family and apartment housing, a very generous amount of recreation facilities, and good accessibility to downtown and suburban shopping and employment. POLICY 310-1: West Sector - land use Encourage development proposals that take advantage of unique features such as the Rouge Valley ( observing flood plain development constraints), Telegraph Road and Eight Mile Road. 3/90 III-145 �I WEST SUBSECTORS I~ EVERGREEN Ii ~-I---J------1--..:':..:":!'":,_--t-----1 . '_l ~ E c F o R c ~ ' i~ . ,. ' -1 ;· ~ : ROSEDALE """"' • !;,...---..:1:~......... ....----~,~_:.~~-+_..:j - BRIGHTMDCR ~ ~ ___, ,~ , T ' , ... , (X\lof ~ 0 • - '\C)O(l('l(CA•rr ; -- _.J. j ,I ,; ·~1---.. ~ ~~:~~.~ - ·(, . ~. -- , .~ ~~ j cao nn "'1 , - . . - - - - · .. ' . :.JI!!! ii!I ---~!, - P'\.YUOUTH ( "' :. ·-,~ l-•j RO)UGE --·1- ~.;.";;:.:"':.:;";;;; ••~r - ·· ~ ~..,"-, --• 1 ~ ~ -1~--.1,.----,-,-..:w;;.;•"..:"'.;;."-111llr-----.- ' :,_ L it.~·· WEST Brightmoor Subsector ............•.. 310-9 Brooks Subsector •...•..••......•.•. 310-12 Cody Subsector •.••..•......•.....•. 310-10 Evergreen Subsector •••.•.•...•..•.• 310-7 Redford Subsector .•••••••.••......• 310-6 Rosedale Subsector ......••........• 310-8 Rouge Subsector •.••...•............ 310-11 1 lncfl; • 4000 rt SECTOR �GENERALJZED REZONING CONCEPT city limit s r-- - - -, I I I ., :! I e,''f. ,. I TELEGRAPH I ~: ~ - - ~1' "' w -_:- -=---_:-.,, _____ -- --_. ,-,--"' ~ I 7 ~ ::l 'f. I :?! ~ ,.,1 I ,;; .,, ,. - - - -' city limits ~ - - -c ~_,-r,' -~--::-_ ,, ( - .... ?1 -_ri - - I _'f._l I I I I I I (.f) I I rn ~----..-\;:I?!! I- I / ,1 '-.,. - .~ ,,,"'II I I I . .,, . "' DRIVE 7J ' -< ,:: ,..,, F 0 I"' ~ 0 :< I I I --- I I I I ..."' I I I I~ ~ -0 p, C ,- I~ I 1'.z I I I ~-!...,? I I,., :?! I~ 1!! I!:" . . le.. I I~ ! ,.. I If - F ;:a 0 • I 11:l ..J ;:: 0 I r1 I I r' I n I Bl RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENEFIAL BUSINESS GENEFIAL SERVICES 82 83 84 86 F "' I I I I I I I I .. SOI •~'~r' ----------~ -----, .1 1!! M3 M4 MS L.._I .., Ml M2 1 'f. 11 I ~I ~ '-f UMrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIN.. INDUSTRIAL SPECIN. DEVELOPMENT (resident/al, wllh limited cammerc/al) SPECIN. DEVELOPMENT lcommerc/al,wllh limited resldM//a/J S04 PROPOSED SPECIAL DEVELOPMENT RNERFRONT MIX USE S02 PLANNED DEVELOPMENT PUBUC CENTER /'CA RESTRICTED CENTRAL BUSINESS TM TRNISrTIONAL INDUSTRIAL WI WATERFRONT INDUSTRIAL PD PC PR PNIKS and RECREATION 1-'.! :?! I I I:: :?! I < rn -1 I 1 .. 1,. SOUTHFIELD FWY. I DJ 0 ;:a ~ .._ 1°'1 1/ I 1,.j ~· I I I '-l I I 1!! ~ O _, r "' !'!I ~ ., z 1!! 'f. ' ;,< r r rn I I 0 '-'---- z I I I I ~ ;:a I I I I rn 'f.' :?! rI 1e 1,., -l ----71-'r- C: r' 1!! lh I I~ I I I ,:: rn LASHER I ,., ;:a 0 C -l I 'f. SINGLE-F Ml/LY RESIDENTIAL TWO-FAM/LY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHFARE RES/DENTIN. MEDIUM-DENSITY RESIDENTIAL /flGH-DENSITY RESIDENTIAL C, z ::s: r I I I I I I I I ~ I rn < rn 1!! ,Y ;:a ,°'r ::: I, ,,> ' II I I I .; r,. RI 112 113 114 115 116 I ~J I I ,. o. I I -,.- I _o.._ J ,f IJ I l'f_ l-' I :?! I I I 'I:! 1-- I I :?! ~I 11:J IY I I :?! 'f.1 I \J I WEST SECTOR �r THE DETROIT MASTER PLAN OF POL~JES POLICY 310-2: WEST SECTOR West Sector - re.sidential development Encourage apartment development for senior citizens. Increase the range of housing choices. Eaeourage self-help maintenance of housing. Upgrade the image of public housing. Identify and immediately correct any indications of blight. POLICY 310-3: West Sector - commercial development Improve major thoroughfare reta~l but phase out obsolete and excess commercial frontage aoo convert to off-street parking, residential, or other appropriate uses. Landbank thoroughfare frontage parcels to help create attractive parcels for development. Support revitalization of business areas, especially Old Redford, Joy-Greenfield, and Brightmoor shopping centers. Consider rezoning portions of the commercial frontage from B4 (General Business) to a more restrictive classification. POLICY 310-4: West Sector - transportation system Continue to refine the existing street system. Consider closing some streets to through traffic. Provide better coordinated traffic signalization. Improve pedestrian and bicycle circulation utilizing resources such as the Rouge Valley Park system, Outer Drive, Hines Drive, and other major parks. POLICY 310-5: West Sector - recreation system Maximize the use of established recreation resources in the West Sector. 3/90 III-146 �... l!ir~;---\.:~..J - ·--···•/.: GC ... Cl• N • IIIAUZ8D E<IIITING LANO•&.ma 00 .r:;;1.,.. °L- RL RL ·: .. . RL : AND RL ~AF . LANOU- RL-,__.,,_ ~NST -lJ s"fFr..:.L::= RLM REDFORD RLM•--RM•---""RH---.cy__... SRC--..,. . . - . - . ; . , INST - 1not1--1 IND-a..a.1......,... LXIND-.....,.......,... MC--sc.-..,..,_.,,..,, GC--- RLC-...--a-,,w ce--POS--•-•v-vacant MUR•---CEM ..........__~ .... CEM·--, *• Puyf1"ld . .. ...... .. : ei MCNI CHOLS r~ : iRL i,. RL GC I) IND--U,..; t _J, \ •• . . ...... ---- . . . ~ , _ ~ ~ . , . . . . . . .i.e. AA lL ..... 1/93 n cu 1 Inch • 2000 ft . • ere, RL r 0.0 \ \,.9::GC~--J .2.5 .50 ,--, III-146A 1.0 ,---, WEST SECTOR .01-12 Redford Subsector •••••.••••.••.•••• 310-6 .75 mUe �r - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR REDFORD SUBSECTOR BOUNDARIES -AND FEATURES The Redford subsector is bounded by Eight Mile Road, Lahser, Fenkell, Dale, Puritan, and -Pive Points. The area is developed primarily with single-family homes, supporting services, and major recreation -and institutional uses. The 1980 population of the subsector was 24,494. Housing in the Redford Subsector is in generally good to excellent condition. The crccasional vacant or poorly maintained building is the exception and does not detract from the overall attractiveness of these neighborhoods. The Redford Subsector lost 15 percent of its population between 1970-1980, which is less than the City-wide percent but high for the West Sector. The Rouge River winds through the Redford Subsector, from Eight Mile Road on the north to its southern boundary, Fenkell. Much of the land along the Rouge is subject to flooding, when the River is forced to handle excessive amounts of storm or thaw run-off and sewer flow. The potential flood hazard limits · the development options for the area and makes recreation open space a very practical use for this area. The Redford Subsector includes a wide variety of commercial uses, with conditions ranging from good to excellent in many locations, to poor in a few specific locations. The Redford Subsector includes a limited amount of industry located along Dale, north of Fenkell. The area is bounded on the east by City-owned property that is subject to flooding from the Rouge River. Existing industries seeking to expand here should be encouraged to make greater use of the land along Telegraph. REDFORD SUBSECTOR GOALS This is one of the more attractive and sound residential areas of the City, and the primary goal is to maintain and enhance the already desirable character of the area. POLICY 310-6: Redford Subsector Policies Encourage the development Edgewater Park site. of apartments on the former Continue to improve the Rouge Park system and the Rogell Golf Course for recreation use. 3/90 III-147 �.... --- THE DETROIT MASTER PLAN OF POLIJ:lES WEST SECTOR Review policies for the frontage along major east-west • thoroughfares. Encourage local commercial and apartment development along Fenkell, McNichols, ~nd Seven Mile Road. Protect residentiaL areas from abrasive general commercial uses along Eight Mile, Telegraph, and Grand River. Protect and maintain the Old Redford district as an important community resource. 3/90 III-148 �EVERGREEN --- u- E<IIITING LAND . . . . PRC'""" GC GC ......................-·-•••···· ······· . RLM•---RM•--tyRH-...,-.ty_,.. ••-••--: POS : a: "''" ~a: RL I a: ~ INST-x-.-.- : : : --·---·-: • :• " ,....: ;%; SRC--..---- . * :. :······: : L.AN0 RL·,--- ······················-···········-·· . . ······INST -n IND---.... U:IND-1.14&-.... MC--- Q ..J GC--- ~ u.. RL SC--.....iRLC--- ...:::, ::: '"~ " 0 cc--- fJl MUR·---- POS--&-•V•v.-cant c--- CEM·-,. *• Playf1-W ~~ ~ ~ e, ... .lalMl& .-------, : INST : :'--···-' * : RL RL - ! INST W GC ~•:.:;. . .;, ... :: Outer Or 1 AA RLC GC l1"°''" 1/83 • CNI ,------, = .25 .so c::::::::::. .7S c:_:j 3. 02-13 III-148A 1.0 ··- WEST SECTOR Evergreen ·Subsector •.••••••••.•••.. 310-7 · LJ ClJ 1 1nc11 ,2000 n . 0.0 . r ... H p 1 - u - at e • ~ 1 - . ,. �THE DETROIT MASTER PLAN OF POL:u:IES WEST SECTOR ... . .... --~.EVERGREEN SUBSECTOR BOUNDARIES AND FEATURES The Evergreen ~bsector is bounded by Eight Mile Road, Southfield Freeway, McNichols Read, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. The 1980 population of Evergreen was 35,722 persons. SUMMARY OF PLANNING ISSUES, EVERGREEN SUBSECTOR The Evergreen Subsector includ~s several of Detroit's most popular neighborhoods for families raising children. It is quite stable - the area lost no housing uni ts and only 5 percent of its population between 1970 and 1980. The housing stock is relatively new, most built after World War II. Some deterioration of commercial frontage, especially along Seven Mile east of Evergreen, is occurring. Of particular concern to residents are the vacant gas stations which have been adapted to other commercial uses incompatible with surrounding development. EVERGREEN SUBSECTOR GOALS The Evergreen Subsector is one of the more desirable sections of the City as a family 1 iv ing area. The primary goal is maintenance and conservation of the sound neighborhoods and commercial areas. The future of this area is as a residential community, with stabilized, attractive commercial areas balanced with the needs of the surrounding neighborhoods. POLICY 310-7: Evergreen Subsector policies Maintain and preserve the area for family living. Encourage additional apartment development in the Seven MileLahser area. Protect residential areas from abrasive general commercial uses along major traffic arteries. Encourage more local commercial and residential development along portions of the Seven Mile Road frontage. 3/90 III-149 �..- ROSEDALE caaN• ........alla ....... . j* ~ W ~ - PROP! WffD (a •• ! ,1 ----~~ P: 0 U- IIXl8TING LAN0 Lall ··•..... ·•.'••••• INST RL ==: Puritan . Q •• 0 •••••• ...3: _, 0 ••• w ii: :r: I- ::, 0 ~ w CZ: MC- Majer a:amd.&l SC-Spoc:,.&l.~ RLC-~~ GC--..i~ rJl "'w RL CZ: > w cc--- SENKEU RL RL .AN0 RL- 1o, -r:y RLM•--,:y~ RM---cy~ RH- Ki-t> Donoitv SRC- Spoc:,.&l. ~ « - r c w INST- 1tu1c>bl<ial01 IND--....LJ: IND- u~ Irdl.ui&l • RL 1 MUR•--- RL POS· ....._~ - . ~l L ndon v- Vacant •- CEM-~ *- PlayfiA.14 . . . . . . . . . apa •• d Land U.. ~ Change - • • 1/83 Rt AA lb".,.. RAFT • 0.0 .25 .50 .15 1.0 ~r::::::,~ kl- WEST SECTOR 3.03-12 Rosedale Subsector ••••••••••••••.•• 310-8 n cu ..- 1 IM:tl • 2000 " · III-149A ...,. �.... THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR ROSEDALE SUBSECTOR BOUNDARIES AHO FEATURES The Rosedale subsector is bounded by McNichols, the Southfield Freeway, Schoolcraft, Grandvill~Lyndon, Kentfield, Fielding, Puritan, and Lahser. The area is developed primarily with larger single-family homes, general and local commercial uses, and supporting services, including schools, recreation areas, police, fire, and a new branch library. The 1980 population of the Rosedale subsector was 20,141. SUMMARY OF PLANNING ISSUES, ROSEDALE SUBSECTOR This is an area of primarily large, two-story, brick singlefamily homes in good to excellent condition. Lot sizes are significantly larger than in most other parts of the City; densities are less than 12 units per acre. The only issue of significance is the balance of- land uses and the appropriateness of some of the commercial strip development. As in many other areas of the City, this Subsector may benefit by improvements to some thoroughfare frontages, especially along McNichols, to encourage more local commercial and residential development. ROSEDALE SUBSECTOR GOALS The goal is to preserve and enhance the existing character and quality. The vision for the future is that Rosedale become an increasingly desirable community for families of relative affluence not only among Detroit communities but on a regional basis. POLICY 310-8: Rosedale Subsector Policies Maintain and preserve the Rosedale area as a premium community for family living. Encourage local commercial and residential development along Schoolcraft and McNichols. Continue efforts to stabilize and upgrade Shopping Center at Grand River and Fenkell. the Grandland Protect Rosedale neighborhoods from abrasive uses that may locate along Grand River. 3/90 III-150 -I �... I I ~ •. ~ t RL cc i:; RL W Out~r POS Or I RL s :,: RL w ::, 0 :RL 'i: ...... L ndon i M : • cc ····":!.':-!'.:-'!!... z w RLC uc .. . _ ~ BRIBHTM00R SC--.,--, RLC---.. GC---.. MUii----~ *· .............. ... - cc---.. l»• N • •A&..I.Z80 IE<JaTING LAND U8II ~ POS-, ....... ~ ..... v-v-t LANDU- CEM·- RL • . . . , - - - . . Playt-.~ IILM• ~ - - . . . ~ RH·--- ---c.a&y..-ual SRC·--- INST-IND-~~ IJ:INI)..... - I ~ ei " s.. ~ t .. n [j_J 1 lnctl • 2000 ti. actH 112 r===1 -- for explanation of eategori•• - WEST SECTOR 3 Brightmoor Subsector ••••••••••••••• 310-9 III-lSOA 1 r=== �-- THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR BRIGHTMOOR SUBSECTOR BOONDARIES-.AND FEATURES The Br ightmoor subsector is bounded by Puri tan, Fielding, Fenkell, Ken~f~eld, Lyndon, Gl"andville, Schoolcraft, the Southfield Freeway, the Jeffries Freeway, the western City limits, Fenkell, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. A substantial industrial district is located in the eastern portion of the subsector, while the western portion includes a major city park, Eliza Howell, developed along the Rouge River Valley. The Smith Romes, a small public housing project, is also located here. The 1980 population of Brightmoor was 19,914 people. Brightmoor is relatively less affluent than the other subsectors of the West Sector but about average relative to the City as a whole. SUMMARY OF PLANNING ISSUES, BRIGHTMOOR SUBSECTOR Housing in the area bounded generally by Fenkell, Evergreen, Schoolcraft, and Lahser is in fair to poor condition; boardedup homes and homes in need of major repair a -re scattered through the area, as are vacant lots left when badly damaged homes had to be demolished. The City-owned public housing at Lyndon and Evergreen, Smith Homes, includes some vacant and boarded uni ts. housing located in close proximity to the industry along Jeffries Freeway west of Southfield shows some signs stress. A limited amount of industrial expansion may feasible here some time in the future, if the demand industrial sites becomes much stronger. the The the of be for Some of the uses in the area may not be an asset for a local retail district but are well-established at their locations, i.e., adult-oriented uses, auto repair operations. The Fenkell commercial frontage has been a popular location for clubhouses established by motorcycle clubs from Detroit's west side for some time. As normal turnover occurs in establishments located along Fenkell, opportunities are created to strengthen the shopping district by adding retail and service uses that relate to the neighborhood, rather than abrasive general business uses that could locate elsewhere. III-151 3/90 --- - - ---- - �..-- THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR BRIGHTMOOR SUBSECTOR GOALS This Subsector has shown some signs of decHne but the area's basic function is as a souftd, desirable single-family comrnuni ty, in close proxirni ty to a substantial number of employment opportunities, and this function will be reinforced by the implementation of the following policies. POLICY 310-9: Brightrnoor Subsector policies Consider low-interest loans and grants for housing maintenance and rehabilitation. Utilize existing programs such as enforcement of environmental codes, building demolition, vacant lot maintenance, and the boarding of vacant structures to stabilize Brightmoor residential areas. Stabilize and upgrade the Brightrnoor shopping district. Encourage desirable development. neighborhood-oriented commercial Promote the reuse of vacant industrial facilities. Consider the light industrial expansion for the area north of the former Massey-Ferguson complex. Encourage the development of apartments and local commercial uses along Fenkell and Schoolcraft. Maintain and stabilize the Smith Hornes public housing project. 3/90 III-152 �- ~ --~- ~1-~lCw ..:.i., X I ~ 1-: ~ 11 : -.: :.£_,.--=.~:;:p.?.~·-@mar~---~. . JE FFRIES ,, FW;, ~ - I N: S T ': ! .,. .... ::i RL l ~ i~ \IJ : -··· : : .......... : POS IU ~ ·' : ! : RL : j :......... '\ RL : ! ! • • C& q R iGc (Golf Course) ~! ,.. 'iii iRLM ••••••••••••• ··••y •• •••••••••·••••••--i. .?\v. :••• ALM RM' ··•. <;, t,1. :i : i! .j l ~JI a: 0 ,.. a: ::, ;.......;~ RL ( 0 3! r-·-····· i9••············•· RL :•--\-: PLY M OU TH : I RL C & O RA • POS i ! ! IND ...., IND [.................... • POS Rouge Park ~ ~ ~ AL w Ch i ca o PAOPCWIID LAND U •• AL - ,.. ....e r ~ \. i!~!!! -~--+-----~-----.a.i.---.. AND i .iE;••••L. RL r····R·······..·-· ............Rtc···················· JOY taa:N • IIIAUZ80 IRXlaTING LAND u&a :RLM •• IPOS RL CDDV ~ ~ • * ...,,~'\f~. . :i i ••••• -~/ •.. : ·-. LT IND' '•:. --~~-----+;_~-1/83 IIC-••~ se RLC_ - - -_ _ . GC--..- AA l.Lnorth LJ 1 Inch • 2000 tt . [1J cc---.. ecre• MUR- ___ _ P09- .......,c..- .... V•YMUt CEIi· - o.o RLM-~o..a.c,o~ -----a...ty-.i..J. AH----.-...-.w. SAC-_ ..... INST-- .25 WEST J ........ .so c:::::=, III-152A ,.a c::-, SECTOR - ......... Cody Subsector ••••••••••••••••••••• 310-10 .11 ...,. �- - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR CODY SUBSECTOR BOUNDARIES AND FEATURES The Cody subsector is bounded by the Jeffries Freeway, the Southfield. !1reeway,-·Joy Road, and the western City limits. The area is developed primarily with single-family homes, industry along the C&O Railroad lines and the Jeffries Freeway, and major recreation use in the Rouge Valley area adjoining the Rouge River. Local shopping and general business uses are located along Plymouth and Joy Road. In 1980, Cody had a population -of 24,451 living in 9,055 households. SUMMARY OF PLANNING ISSUES, CODY SUBSECTOR Commercial land use strategies which will strengthen the sound existing uses while stimulating creative reuse of the vacant buildings and land are required for the Cody Subsector. Portions of Plymouth and Joy Road within Rouge Park are not developed with commercial uses and, as a result, the oversupply of strip commercial land is less severe here than in other parts of the City. The park itself may generate sufficient traffic to support restaurants and party stores near the park entrances. • The Cody Subsector presents an interesting planning problem. On the one hand, the area lost less population between 1970 and 1980 than the City as a whole, and median family incomes are well above the City median; this would suggest a strong market for retail development. On the other hand, almost all residents have cars, and suburban shopping centers are only a few minutes away. Planning Department data on shopping habits of Detroit residents confirm that residents of the West Sector are likely to be suburban shoppers for their general merchandise needs, while convenience goods, food, and drugstore items may be purchased near their homes. CODY SUBSECTOR GOALS This Subsector is one of the more desirable areas for family living in the City, and the goal is to maintain and enhance the area as a sound and attractive family-oriented community with convenient, well-planned shopping, services, and recreational opportunities. 3/90 III-153 �-- THE DETROIT MASTER PLAN OF POL::u:IES POLICY 310-10: WEST SECTOR Cody Subsector policies Utilize existing programs such as the enforcement of environmental codes, building demolition, vacant lot maintenanc~, and the boarding of vacant structures to stabilize housing located south-of the Jeffries Freeway. Encourage local commercial and residential use along Joy Road. Continue to improve Rouge Park.Encourage new light industrial uses to locate along the C & 0 Railroad corridor. Seek compatible uses for vacant buildings in the WeaverFitzpatrick industrial corridor. 3/90 III-154 �ROUGE -N - • '9AuaD IE<laTING L.AND Lall PRCIP! - LAN0 U AL .. 1.a1 _ _ _ , ~ 1.:..--+-------~·o,•;, -------"---------•• ....-.... •·····...... ..··... RL ···········-~ :--·•···· INST .....~: ~: RM .. ,...--,,.....aal IIH---I .:mueaw. RL ·--···;_i IILM•--SRC- -.u - te:t INST--.- RL INC)..~~ IIC--- I.IIND,,.._-... . . .. . :;;,;;;,s=======il====='g•~ ••:gm~•fe"======~ ~~~ ac--POS---sc--- IILC-_...,._-... RL cc--- RL IIUR- ................ y ... y _ _ __ CEM·*- ,i.o,u.-w RL '='-- .................... u.. GC I I C -' UJ I '-1..., ~ ;:: RL ::, I I 0 (/) Paul RL 1 lnc::tl • 2000 It . FO R C, [j_J ac,.• 0 V 8 112 1 0.0 . 2.5 .50 .75 1.0 c_____:i,----,'-----'c::::, ··- WEST SECTOR 3.06-10 Rouge Subsector •••••••••••••••••••• 310-11 ...,. c:::=:=::,;,-------,..:::=r:=:::::, III-154A �THE DETROIT MASTER PLAN OF POLICES WEST SECTOR ROUGE SUBSECTOR BOUNDARIES AND ~EATURES The Rouge subsector is bounded by Joy Road, the Southfield Freeway, and the southern and western City limits. The area is developed primarily with single-family homes, supporting services, and major recreation- use. In 1980, Rouge had a population of 26,647, living in 9,873 households. SUMMARY OF PLANNING ISSUES, ROUGE SUBSECTOR As of 1980, Rouge had experienced the least population turnover of any subsector in the West Sector. Consequently, it had a very large proportion of long-term residents and of senior citizens and relatively few children. Even with the high proportion of senior citizens, income levels in the area are about that of the West Sector overall. The Rouge Subsector, like much of the West Sector, was one of the last sections of the City to develop. Building conditions are generally good, and the general land use pattern is reasonable, although the neighborhood west of Rouge Park is isolated from the Rouge area east of the park. Development along Joy Road and West Warren includes general commercial uses and local shopping and services. The Joy Road and West Warren frontage should be reviewed and, where appropriate, local business and residential uses encouraged. A local business category would better recognize the nature of the existing development and provide additional protection for Rouge neighborhoods from abrasive uses permitted by the current categories. ROUGE SUBSECTOR GOALS This Subsector is one of the areas of the City. The goal quality of the housing stock organization of local retail POLICY 310-11: more recently built and stable is to maintain and enhance the and improve the convenience and and service facilities. Rouge Subsector policies Encourage local commercial and residential development along West Warren and Joy Road. Continue to improve Rouge Park. Complete development of the parcel at the Southfield-Ford Road interchange with commercial and residential use while protecting the adjoining neighborhood. 3/90 III-155 �- .!. CO NIIIA IL . ···············~·-·: u-rli Hubb•II C,: . IC Q ! ~ IC : IL_ Ii . a: .J i: :: .J :c, a: jl : ¢1 ii : J: : : --···:·-:1 : .. Q ~ ··••y 2)., 11 ! u C, : ! H...: I: ~ r··········: Q • ·I : jt :I)." ~: a: • II :! ii : q :; r-··········~ . -~~mt,! ll : ,.,;,.y ,, •»»••················ ~ u.f- :···············-·~ :u w"' t~.. . . · · ·. ···1l·········....2: -·u:,,.a,,,,<1:-/.... ! 01ir:·1 ii~ ~--··-····:···•:1 *=: L.~~ ul;.............. ... :· ~ ✓~1g . u: u: :;; ".;: z ~ : a: > ~ • •••I ~ --••: : a:: 1' w: <,.,p' ~ :I ... IC I .,, ,/' f ~ ..I !-3 a: • ~ : :~ FWY: c, .. 1 11 I, IC C 3'1 l SOUTHFIELD 1 IC ., =· r .J ., a: :, : :I Cft ~I! ! :, ~ .J a:'='•--· : .. a, ..... .. ! i-~ .... ·" ~ -:.· IJ:IND---.. MC--SC--...-.. BROOKS - R GC-L _ C _.. -.. aaN • aAUDD MUft..-..-~ POS---. ....... Y•v-c. ua• CEIi-- RL.,- _ _... RLM•---- ............... .....__ ... • · Pi..,ti.eW All• . . . _ a . . . , ~ RH- . . __ SRC_... .,.__,....,._..., --...--.a.l INST-- IND---.. ' .... 1 1000ft - cc--- IIXlaTING LAND 1.18a PIA0POEHI I L.AN0 ~.. ~ see ~ 0 0.0 .n IO '--- for explaaacion of eaU9ori.ee WEST SECTOR 3.07-12 Brooks Subsector ••.•••••••••••••••• 310-12 ·11 1.0 ~,---, III-155A ""'• �THE DETROIT MASTER PLAN OF POL~iEs WEST SECTOR BROOKS SUBSECTOR BOUNDARIES AND_FEATURES .Tbe-. Br..ooks Subsector is bounded by the Jeffries Freeway, the Union Belt Railroad line, Tirem.n, Greenfield, Paul, and the Southfield Freeway. The area includes single-family homes, apartments, a major public ho.using project, shopping and supporting services, and industry along the rail line, which is now worked by a Conrail crew. In 1980, Brooks included 38,219 people living in 13,365 households. SUMMARY OF PLANNING ISSUES, BROOKS SUBSECTOR This Subsector has been the site of an above-average rate population turnover in recent years and has attracted relatively less afflueRt families, including a high proportion of female-headed households with children living at or below the poverty level. The presence of Herman Gardens in the Subsector, with its concentration of such households, influences the statistics but the changes are because of turnover in other portions of the area. Even so, it is important to note that the Brooks Subsector is still at a socio-economic level on par with that of Detroit levels overall. The Brooks Subsector contains over 15,000 housing uni ts, considerably more than any other Subsector in the West Sector. About 70 percent of the housing uni ts are single-family detached structures of one to two stories; the remaining 30 percent of the housing units are in small or large apartment buildings. The City-owned Herman Gardens project accounts for less than half of these apartment units. Housing in the area east of Greenfield was built prior to World War II and is in fair to good condition. Housing in the area between Greenfield and Southfield as far south as Tireman is generally in fair to poor condition. Housing south of Tireman is in generally good condition. The Joy Road-Greenfield area includes general commercial and apartment development and a small community shopping center at the intersection. The area is in fair condition but has potential for change because of the number of vacant buildings and land. The West Warren-Greenfield thoroughfare frontage includes general commercial and apartment development and is in fair to good condition. Appropriate code enforcement should be utilized to stabilize the area. 3/90 III-156 �THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR Housing and industry are immediately adjacent and along the , full length of the Schaefer-Hubbell industrial corridor. Both the housing and the general commercial uses on the major eastwest streets are showing signs ef blight that may reduce the chances for further industrial investment, if these conditions are not corrected. BROOKS SOBSECTOR GOALS This Subsector has many desirabte features but the important goal is to stabilize the area check any further deterioration and begin to reverse the process of aging through implementation of the following policies. The area should soon emerge a one where a variety of attractive housing alternatives can be found within a sound community structure, close to convenient shopping, employment, and recreational opportunities. POLICY 310-12: Brooks Subsector policies Continue to improve the Herman Gardens project. Encourage local commercial and residential development along Joy Road to West Chicago. Revitalize commercial development along Plymouth Road. Encourage new industrial uses to locate industrial corridor east of Hubbell. in the Conrail Encourage housing maintenance and rehabilitation in the area west of Greenfield and north of West Chicago. Develop a clear boundary between industry and development in the Plymouth-Hubbell area. 3/90 residential III-157 �THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA ARTICLE 311 WOODWARD AREA WOODWARD AREA LOCATION AND EXTENT The Woodward Area is bounded by the Fisher Freeway on the south, Lodge Freeway to the west, Chrysler Freeway on the east, and the City boundary with Highland Park on the north. It is an approximate one-mile wide by four-mile long strip of land beginning just north of the Central Business District and extending northward to the southern boundary of the City of Highland Park. The Woodward Area is divided into two subareas: Lower Woodward and Middle Woodward. Additional information on that portion of the Woodward area north of Highland Park but south of Eight Mile Road may be referenced in Article 305, North Sector, or Article 307, Northwest Sector. WOODWARD AREA FEATURES AND IMPORTANCE The Woodward Area is Detroit's major regional transportation corridor and business spine. From the New Center area (Woodward at Grand Boulevard) to the Central Business District are concentrated a host of regional institutions such as Wayne State University and the Detroit Medical Center as well as major corporate headquarters and other businesses. Woodward Avenue serves as Detroit's "main street". It is a major point of reference for all Detroiters (dividing the City between east and west), and it is one of the "faces" the City shows most often to visitors. The impression Woodward projects to people plays a major role in people's impressions of Detroit and perhaps of southeast Michigan. For this reason and because of the desirability of encouraging new developments along Woodward, urban design policies are emphasized as are economic development policies. WOODWARD AREA PLANNING ISSUES AND FUTURE POTENTIALS The Woodward Area is one of contrasts - old and new, rich and poor. It is very dynamic, with problems also representing opportunities: vacant land and buildings, under-utilized 3/90 III-158 �SUB SECTORS 11,.., ,.... ,, . ftQOOlANO CHICAGO MICCLE LOWER 1 inch , 31531 fl acres ~•rid = n,,te 0 0 = 50 lulom.te, WOODWARD Lower Woodward Subarea .. Middle Woodward Subarea. . . 311-9 .311-10 10 ,---------, AREA �c.e.wuzm REZONING CONCEPT U M U M S!NGL£-FNIIIY RESIDENT/,4L TWO-F Aill/Y R£5/IJEJ{T/,4L LON-DENSITY RES/DENTIN THOROOGHFARE RESIDEKTl/>l IIEDIUAl·DENSrrt RESIDENTl/>l HIGH-DENSITY RESIDENTll>l Bl 82 83 84 86 RESTRICTED BUSINESS LOCN BUSIIIESSIRESIOENT!,4L SHOPPING CX5TRICT GENER/>l 005/NESS GENER,4L SEFMCES Ml M2 M3 M4 M5 UMITED INfJJSTRl/>l RESTRICTED JN()USTRl/>l GENERl>l lNCXJSTRl/>l IKTENSflE INOOSTR/,4L SPECl/>l INWSTR/,4L 11 t2 SDI SPECl/>l OCYEWPUENT (resldentlal,'lfilh lfmiled comrrerc/a/J SD2 SPECl/>l D&fWP/JENT !conrnerc/al,wffh lfmiled resldentla/J PO PC PCA TM PWNED OCYE:WPUENT PUBUC CEIITER RESTRICTED CENTR/>l BUSINESS TRAIISIT/C,Y.AL INOOSTRl/>l PR PARKS and P.ECREATION PUBUC WH#IF WOODWARD AREA ---------- --- --- ----- -- -- ---- - ------ -.... ------- - --- -- --- --- ---- -- --- ---- --- -- ------ -------------- ----- ---- ---- .. --- ------ ----- --·-------- -. �THE DETROIT MASTER PLAN OF POLI~-E S WOODWARD AREA utilities, numerous bus routes.- The area has major freeway , access to all parts of southeastern Michigan. It appears that service sector employment is likely to be an area of potential growth. There- are over 40,000 service sector jobs in the Woodward - Area. Services include: education, media and advertising, health care, communications, retail and wholesale distribution, corporate management, and business services, and high-technology research. Together with the Central Business District, high technology functions and activities should be planned -and operated as a unified and coordinated whole to provide maximum economic and social benefit to the City of Detroit and to the Detroit region as a whole. Residents of the area often have special needs representing special population groups, and are served by institutions which are concentrated in the area. The Woodward Area has many human development oriented institutions. Woodward Avenue is the main parade route for the City and "front door" to many important institutions, districts, and neighborhoods. Its design and esthetic quality are major factors in the image of Detroit. A detailed light rail mass transit proposal has been prepared to expand accessibility and stimulate economic development within and adjacent to the Woodward Area. The proposed regional light rail system is viewed both as a means of improving public transit service in the Woodward transportation corridor and as an economic development tool in a coordinated process to improve socio-economic conditions in the region and within the Woodward Area. Light rail station areas will require more concentrated planning and implementation efforts. One of the potential benefits of a light rail system and a major concern especially in the Lower Woodward Area is the restoration of the former land use pattern which had the highest density and most intense use along Woodward Avenue. To the west of Woodward, housing development is a major need. Housing should be constructed for all income groups and family sizes in mixed developments. To the east of Woodward a comprehensive development and conservation program is needed. The light rail transit system could be most helpful in these redevelopment efforts. 3/90 III-159 �-- THE DETROIT MASTER PLAN OF POL::a:;J:ES POLICY 311-1: WOODWARD AREA Woodward Area - -P epulation and Housing Encourage an increase in population generally throughout the area, especially families with children. Develop housing for different household sizes and types, including new housing, rehabilitation of existing housing and infill housing utilizing both on-site construction and house moving. Coordinate densities: provide . for greater densities near transit stations but avoid congestion and limit grade level parking. Insure that housing opportunities meet the needs of current residents. POLICY 311-2: Woodward Area Commercial Services and -=F, . .a_c_,,i,. ,l:-1..-.t.,-;-i_e_s___________________ _ Further develop New Center as a major retail center which complements retail development in downtown; promote development of a second department store and family-oriented restaurants. Encourage more family-oriented restaurants and other community and commercial facilities in the Cultural Center area. Provide for convenience shopping and services for all residential areas, with special attention to the needs of senior citizens; consider rezoning selected areas from B4 (general business) to a less intensive zoning district classification. Promote increased private sector recreation and entertainment facilities. Develop and enforce facade maintenance, especially along Woodward. POLICY 311-3: Woodward Area - Transportation System Construct the Woodward light rail transit system and provide crosstown feeder buses to each station. Improve local bus service, including an increase in the number, security and comfort of bus shelters, with special attention to the needs of seniors and others with limited mobility. Provide for adequate vehicular circulation, avoiding conflicts with residential areas. Encourage left-turn only lanes as traffic warrants at major intersections. Develop an improved system of pedestrian and bicycle circulation. Improve pedestrian street crossings. Provide adequate parking; encourage structured rather than surface parking in densely developed areas; encourage use of well-landscaped and maintained vacant lots for parking where needed. 3/90 III-160 �-- THE DETROIT MASTER PLAN OF POL]l;IES POLICY 311-4: Woodward Area - .-Land Use, Historic Preservation WOODWARD AREA Urban Design, and Recognize and emphasize Woodward-Avenue as the major symbolic street of the region: give special design attention to appearance and image, especially to improve the area near the Medical and New Centers. Encourage intensive, mixed-use development along Woodward, especially near transit stops. Encourage multi-purpose pedestrian-oriented centers. Encourage intensive street-levei activity, both in existing and new development. Suppor-t -existing and new residential uses in mixed-use districts, but insure adequate buffering between incompatible uses. Develop open space appropriate to the needs of the surrounding community; design for a variety of activities and for security and maintenance: encourage voluntary maintenance assistance by nearby residents. Recognize and protect the images of the residential neighborhoods: keep development compatible in terms of architecture, scale, texture, materials, placement, and usage. Recognize and enhance the special districts ( New Center, Cultural Center, Medical Center, and Technology District); emphasize the distinctive nature of each nonresidential district through unifying elements, such as signage, street furniture, and landscaping; lessen their isolation by providing linkages such as pedestrian and bike paths, mini bus systems: relate to construction of nearby housing. Recognize and protect distinctive urban spaces and vistas: especially between the Main Library and the Art Institute, views of Cass Park, views along Second toward the Fisher Building, and along Woodward toward the CBD. Preserve and strengthen the character of existing historic districts through landscape treatment and street resurfacing, code enforcement, and insuring that new development is compatible. Treat historic districts as integral and functioning parts of the overall community. Give special emphasis to the use and adoptive reuse of architecturally significant or historic structures. Use historic designation to preserve exceptionally significant individual structures, but not to the detriment of needed economic development. Provide more leisure time opportunities, through out reach programs by area institutions, expansion of current and development of new recreation sites as needed, expansion of senior citizen recreation programs, and the incl us ion of 3/90 III-161 �-- THE DETROIT MASTER PLAN OF POL~ES outdoor open space as , development projects. POLICY 311-5: WOODWARD AREA leisure-areas in the design of new Woodward Area - -economic Development Maximize the economic development around transit stations. potential of the areas Utilize all available investment incentives. Promote use of· existing features and attractions. Strengthen commercial and office areas through rehabilitation and reoccupancy of vacant structures; improvements in appearance, security, parking; and strengthening merchants organizations. Increase employment through upgrading job skills and increased opportunities for residents. Develop a Technology District to attract research and development firms, incubating new firms at the Metropolitan Center for High Technology (former Kresge headquarters), and utilizing new and existing buildings in the surrounding area. Utilize and improve the Detroit Edison steam-heat system, utilizing energy from Detroit Resource Recovery plant to reduce costs; make necessary repairs and improvements; promote as a development and rehabilitation incentive. POLICY 311-6 : Woodward Area - Crime Control and Prevention Keep Police Department informed about planned developments. Design for security and maintenance, including environmental security techniques without the II fortress II image. Promote participation in Citizen Watch groups, security patrols, and education in security measures. Support alternative schools, trade schools, and work/study program to lower truancy and dropouts. Continue crime analysis to target priority crime. POLICY 311-7: Woodward Area - Fire Prevention and Control Promote smoke alarms in all housing units giving financial aid where needed. Inform and involve Fire Department persons in all development projects. Board vacant buildings and remove abandoned and dangerous buildings. Continue educational efforts about fire prevention. Encourage installation of automatic fire suppression devices. Expand anti-arson programs. Publicize restrictions on use of 3/90 III-162 �., -- THE DETROIT .. MASTER PLAN OF . POLI:CIES WOODWARD AREA kerosene heaters. Promot.e incr.eased use of fire drills for , seniors and handicapped in group quarters. Construct a new fire station in the vicinity of Woodward and Fisher Freeway. POLICY 311-8: Woodward Area - Senior Special Needs Groups Citizens and Other Provide support to those in greatest need, especially those living alone or in rooming houses. Promote alternates for housing seniors; improve health services as recommended in 1982 Needs Assessment in the Detroit Area Survey Report. Increase public education efforts relative to the needs of the elderly. Make special efforts to reach the isolated. Provide multi-use centers within senior housing developments. Increase emphasis on special health needs and health education of residents. Increase access to primary health care. Maintain and further develop highly responsive and sophisticated emergency system. 3/90 III-163 �. . LOWER WOODWARD PLANNING UNITII university-cultural center Art center C Medical Center Residential C Medical center I! In•titutional Area F Mid-City GI Brewater-Dougla• • Home • H B.niah Park l Technology Cre • cent A a (Central Portion) J Casa Corridor K Mixed-u.ae Area L Jeffrie• Homes I,~ ·e ·'l ':3 H G ;;;::-"'•llun1 ~ gn~th n cu 1 Inell •Hff fl , • ere• 1,2 , r===t===•r==---, ...,. o.a .25 .so .1s 1.0 ~r:::, ··- WOODWARD AREA - - ~ ---- =---~ ---=-- .. - ---.C-= �• LOWER WOODWARD a • N • 91Auz• a EXISTING LANO UBE RL.,--.,.-.RLM-.-.... - . , . ~ RM--..-... --.1&1 RH- R19l Dnliey ~ SRC- si-:w. ~ - - . : I A I . INST-1-1.cut.1a1AJ. IND---.1.1:IND-~- .... J. I "·" fRM '" j I· c • ., . • 1:1 RH•GC " :-~ £ ~• ~ ;:; ... TAC- Ttlorou.ghfue llltaidelttial-C~c.t.al MC--a:n.rc:l.al SC-si-,:w."-'d.&1 RLC- - - "-'d.&1 ~~ l;:r.. ~ GC---.o-c..J. CC- Cmn<ci&l MUR-111-iu.~ MP- KaJor Park RC- Recra•t.1on OS· Open OSI - Open VAC• Spa<,9 Space- 1nst.1t.1.1t1.onal Vacant CEM·c..u,.,, Jeffries Brewster- Douglass Homes ~ LJ 1IOCll•200011 . &.:..11 o.o .:15 .50 [j_J .75 1.0 c:::=.:l'="?c:::::::f==' ""'· Id- WOODWARD AREA LOWER WOODWARD Cl • N • IIAL..IZaD PROPCSED LAND UBE RL-1.o,,~tr~ RLM- ~ ca.:i.e, ~ RM- ~ a.aa.cy -.....w RH • . . . . , _ . . , _ SRC---- INST - ,_,___, IND•-LJ:IND-....-.,-TAC- Tbaro~At•n Mu,Mnual•C-l'OUl MC--- SC-,-w._.._._. RLC·-,-- GC---.. c.._. c_ -MUR_ MPACPOS- M)or ,.,.11 -~r.. :.1.on ,...._t 0S1 • Opel\ V· opn s..- .Sp&c-e-tn • ut.uuorui ! V•eant CEM·-. OS *- Playtie14 OS + INST • - Tra.n.a{t stat.1.on !Gen • ral Locat10n ) ~ &n~•~ LJ ,, .. 11,200011 . [j_J ac,ea 1, 2 1 ~.----------, 0.0 .:15 .so ,----, .75 1.0 .....--. WOODWARD AREA Lower Woodward Subarea .••••••••.••• 311-9 III-163A ""'· �r --- THE DETROIT MASTER PLAN OF POL:u:IES WOODWARD AREA LOWER WOODWARD SUBAREA BOUNDARI-~ AND FEATURES The Lower Woodward Subarea is bounded by Ford, Chrysler, Fisher, and Lodge Freeways. It includes Wayne State University, Cultural Center, Medical Center, and is immediately north of the Central Business District and south of the New Center. SUMMARY OF PLANNING ISSUES, LOWER WOODWARD SUBAREA The area has had major clearance and rebuilding, mostly nonresidential use, and abandonment has caused further demolition of many dangerous buildings. Residential rehabilitation, in many cases, has created larger and fewer units in the same structures. There has been a decrease in permanent resident hotels and there has been a trend toward one-person households. Lower Woodward is home for a concentration of those in poverty, both individuals and families. Low-cost housing and numerous charity and last-recourse type services are available here. Most of the City's emergency shelter beds are located in Lower Woodward as are various food and human services programs. Assisting in meeting the needs of the poor will remain a major social task for the foreseeable future. Lower Woodward clearly is part of the system currently serving this function. Much of the Lower Woodward community (between the Ford and Fisher Freeways) will undergo significant changes over the next 20 years. Continuation of such City development projects as the Medical Center and Art Center will stabilize and strengthen the community. These and other ongoing projects will be joined by two highly significant new ones: light rail rapid transit, and the proposed Technology District, in which housing and commercial uses are mixed with offices and very light research industry. Implementation of planned transit with stops at Mack and Warren will revitalize Woodward Avenue while reinforcing the major institutional developments that have already occurred. Significant development tools in Lower Woodward are briefly summarized: light rail transit; the Detroit Edison steam system; right-of-way and commercial frontage improvements; zoning changes; tax abatements, l ....i11d write-downs, housing subsidies, and other direct aid to revenue-producing development; encouragement of corporate and institutional investment in the proposed Technology District; and historic 3/90 III-164 �r • - - . -·-·- · - .. THE DETROIT MASTER PLAN OF POL~ES designation and , areas. rehabili tation .-loans WOODWARD AREA in historic and other Plans must recognize the specia-:1 housing and other needs of the less affluent, the senior citizens, the young people related to the institutions, and others. The large amount of vacant and under-utilized land should be seen as a resource. The institutions need to be related to the neighborhoods and provide services to them. The commercial services are in a wide range of conditions depending on their market with the worst being in areas of greatest loss of population. LOWER WOODWARD SUBAREA GOALS There is a great deal of potential in the Lower Woodward subarea due to its advantageous location, its wealth of strong institutions and facilities, and because of the large amount of vacant land available. Because of these factors and the eventual establishment of the light rail system along Woodward, the area will become a desirable location for new development. This new development, however, will have to be designed to appropriately blend with sound existing development and, along with the existing area institutions, be used to help address the special needs and support improved services for the current residents of the area. POLICY 311-9: A. Lower Woodward Subarea Policies University-Cultural Center area (Ford Freeway, Woodward, Ferry, John R, Palmer, Brush, Hancock, Cass, Forest, Second, Warren, Lodge Freeway) The area along Woodward Avenue within this planning unit should develop as a high-density mixed use area, with housing and ground-floor commercial, where possible. Discourage lowintensity uses such as fast-food restaurants. Strengthen the Cass Avenue frontage by encouraging ground-floor commercial uses in any new housing and conserve existing housing. Encourage construction of structured parking with at least two new structures one to the west and one to the east of Woodward Avenue. Encourage landscape improvements in the area. Encourage downgrading John R as a through street and development of cultural and art-related commercial services. Encourage expansion of cultural and educational institutions including the Detroit Science Center, the Children's Museum, the Museum of African-American History, the Detroit Institute of Arts, and the Center for Creative Studies. Institutional 3/90 III-165 �.. - THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA expansion should occur generall~along-Brush • • encourage major new housing development institution development. B. East of Brush, to complement Art Center area (Ford -Freeway, Chrysler Freeway, Frederick, Brush, Palmer, Ferry, and Woodward) Implement the adopted especially encourage construction. c. Art Center development housingrehabilitation plan, and Medical Center. Residential (Chrysler Freeway, School, St. Antoine, Hancock, Brush, Frederick) Implement Medical Center #4 adopted especially promote new housing. D. project and new Spain plan, and Medical Center (St. Antoine, Mack, Woodward, Alexandrine, John R, Canfield, Brush, Hancock) Implement and complete adopted plan including Brush pedestrian mall and Brush Plaza and a ring road. Develop land at Woodward and Mack intensively and appropriately. E. Institutional Playfield) Area (Spain and Crockett Schools and No special actions needed. F. Mid-City (Hancock, Brush, Canfield, John R, Alexandrine) Develop the Veterans Hospital as planned. Develop mixed commercial-residential uses of the highest quality reflecting the importance of Woodward Avenue, and discourage freestanding fast-food establishments. G. Brewster-Douglass Beaubien) Homes (Mack, Chrysler, Fisher, Short-range maintenance and improvement is required. Improved retail service is needed. Seek increased Federal funds and alternative financing. H. Brush Park (Mack, Beaubien, Fisher, Woodward) Pursue rehabilitation and conservation as a part of a comprehensive development plan. Preserve the historically and 3/90 - - III-166 ~ - ~ • �. • -·- .THE DETROLT MASTER PLAN OF POL:u;:IES WOODWARD AREA architecturally significant . chaxacter of Brush Park through , the retention of identifiable historic residential clusters, while providing for the opportunity for a blend of new residential and commercial deve-¼-opment. I. Technology District (Martin Luther Fisher, Lodge, Temple, Fourth) King, Woodward, Promote research facilities for growth technology and related uses. Continue as a mixed-use- area including residential, commercial, and institutional us-es. Landscape appropriately, especially along Woodward. J. Cass Corridor (Warren, Second, Forest, Cass, King, Lodge Freeway) Encourage maintenance and development, especially of housing, for all income and social groups and support systems. Encourage improvements and conserve as much housing as possible and infill with compatible structures. Discourage residentially abrasive uses. Design to meet future traffic needs. K. Mixed-Use Area (Hancock, Woodward, Mack, Cass) Keep as a mixed-use area, including small housing uni ts, commercial, and institutional uses. Improve Woodward appearance and landscape. Discourage new industry here. L. Jeffries Homes (King, Fourth, Temple, Lodge) Maintain and upgrade to the extent possible. 3/90 III-167 �.. MIDDLE wDo-•1 .,..,.JARD PLANNING! A Webb-Woodland . UNITS B North I d Residential C n ustrial Area Boaton-Ed ' Project D Gladsto ison/ Arden Park E Wood ne Residential F B ,....rd Frontage Area rush-HoliJrook . G Oakland A Residential Area M Holbrook-venue Frontage I New Center Cameron Re•idential Area C J Chandlerommons KN ew center Beaubien Co Residential Area L Burro mmercial Area ughs Area M Industrial-M . N Harper-Brushixed use Ar•• Residential Area 1 lf'ICII • 2000 ti . AREA �.. t II VAC RM :• RLM Ca" ,tt RM I :, I :o N :o D MIDDLE G WDDDWAAD • N • •ALIZIID EXISTING LAND USE RL-1o, Dma1ty - RLM- . - . . . Dma1ty ~ RM-_,_ Dma1ty -..imcial RH.,._ty --.1&1 Ki"' SRC- si,oc&1 ~-..i. INST-,-,.tut.la>al IND- - . i . ~ U: IND- Uqt,c ~ TAC- fllorov,g:htare .. • idu.tial-cmaercial MC-,..Jcro:..<d&l SC-5-ial-.:l.ol RLC- ~ - GC- - . i . CC--o.-=-a1 MUR-..,_u.~ MP- tu.Jor Park RC- Racreauon 0S•Open Sp.a"" OSI- Ope n S p&ce- In st1.tuuona l VAC· Y•e•n< CEM·c.-ar,, ~ &n~•~ LJ cu 1 inch •2000 fl . WOODWARD MIDDLE AREA WDDDWAAD -• N • -Au:zaD PROPCSED LAND UB • RL - i-o.am.t:y~ RLM-~•~tr~ RM.~--.cy~ RH- ltL4h 0111m.e, - - . w SRC- _,, _ _ .. ,,_,_ INST--.--, IND---... LJ:INO-,..,.,.---.. TRC- fltorouo,htare -•MNau.a1-c-rcal MC--sc._,..,.,_...., RLC-_...,._.~ QC.--,.__, cc-- - MUA-...--- RC· ...erwauon POS- ,.__,._t. OSI· O,.ri V- o,en •...- S pac-9•lna u t.ut 1on.a ~ V.acan t. CEM·--,, *· P1ayU.a14 • - Tra.n..u .t Stat i on (G.nar&l Locauon ) ~ &n~t~ 1 Inch • 2000 fl . LJ ru..... .-= WOODWARD Middle Woodward Subarea ••••••.••.• 311-10 III-167A AREA �.. -- THE DETROIT MASTER PLAN OF POLIQES WOODWARD AREA MIDDLE WOODWARD SUBAREA BOONDAR.I.ES .AND FEATURES The area is bounded by Highland Park, Chrysler Freeway, Ford Freeway, and Lodge Freeway. Ma-j-or features include the New - ·Center and Boston-Edison neighborhood. Wayne State and the Cultural Center are located immediately to the south. The New Center_ is, after the . Central Business District, Detroit's second most important commercial concentration and employer, including major off ices, a hotel, and retailing. Some industry remains, especially office-related such as printing. The North Industrial area along Oakland is being developed with new industry. SUMMARY OF PLANNING ISSUES, MIDDLE WOODWARD SUBAREA The greatest part of the housing stock in the Middle Woodward Subarea is in good condition, even in neighborhoods where a significant amount of abandonment has occurred. In certain places, compatible infill construction could make use of vacant land. Very little relocation from development pressure should occur in this subarea. Senior citizen housing, other high-density housing, mixed-use structures, and better neighborhood shopping all should be developed along and near Woodward Avenue. There has been a concentration of group homes in the area, which concerns many, also. There will continue to be a wide range of incomes and social groups in the area with different needs. The impact of the three rapid transit stops, Woodward at Clai rmount/Holbrook, Woodward at Grand Boulevard, and Woodward at Webb is projected to be very great as far as stabilizing the nearby residential neighborhoods and stimulating housing development and rehabilitation, but quite minimal as far as actual change in land use patterns. In addition, commercial development is anticipated to be stimulated by the transit development. Any new construction near the transit stations would occur either directly along or close to the current Woodward frontage. Parking at these stations should be limited to a few drop-off spaces. Neighborhood commercial development is seen as a priority to the neighborhoods above the New Center. The viable commercial developments along Woodward should be upgraded, and the 3/90 III-168 �.. -·- THE DETROIT MASTER PLAN OF POLIQ:ES WOODWARD AREA operating stores which are community-oriented along Oakland • and Hamil ton should be retained. Institutional development is e-Kpected to increase. Some under-utilized industrial land near Unisys (formerly Burroughs) could be made available for an eventual expansion of non-teaching facilities for Wayne State University. The New Center area will continue to be .developed, over time, to a more attractive and cohesive district. Outside of the immediate core area at Second and West Grand Boulevard, the area is characterized by many surface parking lots and underutilized industrial buildings. MIDDLE WOODWARD SUBAREA GOALS The New Center area will become a more intense and cohesive commercial and office area and the new development in the New Center Commons area will be completed. These factors and the light rail system along Woodward will make the Middle Woodward subarea, with its basically sound and stable residential areas, an attractive location. Improvements in the Middle Woodward Subarea include the needs of existing residents for home maintenance and commercial and recreational facilities. POLICY 311-10: A. Middle Woodward Subarea Policies Webb-Woodland Area (Highland Park, City limit, Oakland, Boston-Edison northern boundary, Lodge Freeway) Retain, improve, and conserve existing housing units. Develop new housing and related commercial uses. Discourage lowdensity, automobile dependent development in anticipation of the proposed light rail transit system with a station at Woodward and Webb/Woodland. Encourage the development of a convenience shopping center, including a supermarket. Correct deteriorated conditions along and near Hamilton. B. North Industrial (City limit, railroad, Caniff, Oakland) Develop as planned with office, center facilities. C. manufacturing, and service Boston-Edison and Arden Park Historic District (Subdivision boundaries) Continue to maintain and preserve the historic houses and to enforce the Historic Ordinance. 3/90 III-169 �.. ----.- THE DETROIT MASTER PLAN OF POLIJ;IES D. WOODWARD AREA Gladstone Residential Ar.ea (southern Boston-Edison boundary, Woodward, Clairmount, western edge of Woodward frontage, south side of Euclid, Lodge Freeway) Stabilize the neighborhood through housing and apartment conservation and removal of blighted and abandoned buildings. Provide careful monitoring of adult foster care homes in this area and prevent an undesirable concentration. E. Woodward · Frontage ( both ;:>ides of Woodward frontage between Clairmount and excluding northern Grand Boulevard frontage, and also east side of Woodward between Arden Park and Clairmount) Retain the local retail and service function oriented to surrounding neighborhoods. Encourage construction of highdensity housing along Woodward. Discourage automobile service uses. Insure high standards of development compatible with existing uses. F. ·0ia Brush-Holbrook Residential (southern boundary of Arden Park, western boundary of Oakland frontage, Euclid, eastern boundary of Woodward frontage) Remove or update blighted, abrasive commercial uses along Oakland and John R. Remove or upgrade blighted abandoned buildings within the neighborhood. Provide more shopping and open space in this area or nearby. G. Oakland Avenue Frontage (both frontages between Arden Park and Grand Boulevard) of Oakland Retain the service and commercial character but on a reduced basis. Remove blighted and abrasive uses. Consolidate compatible and necessary commercial uses. Provide locations for additional commercial facilities with adequate parking and screening. H. Holbrook-Cameron Residential Area (Caniff, Chrysler Freeway, Grand Boulevard, and eastern edge of Oakland frontage) Prevent further deterioration of the neighborhood. Clear vacant abandoned structures. North of Holbrook, provide a combination of new housing and open space recreation, including a small community area. 3/90 • III-170 • �.. ~ I. DETROIT MASTER PLAN OF POL~ES WOODWARD AREA New Center Commons ( southe-rn property line of Euclid frontage, western property line of Woodward frontage, southern edge of Seward, Second Avenue, northern property line of Grand Boulevard frontage) Complete the development of the area as planned, including development on remaining vacant parcels and encourage eventual expansion. J. Chandler-Beaubien Residencial Area (Euclid, western boundary of Oakland fronta~e, Grand Boulevard, eastern property of Woodward frontage) Maintain as a residential area, with as much conservation of existing homes as is practical. Provide that any new development near Woodward and Grand Boulevard be of a high intensity pedestrian-oriented nature in anticipation of a light-rail transit station. K. New Center (eastern boundary of Woodward frontage, railroad, Lodge Freeway, northern boundary of Grand Boulevard frontage, Second Avenue, southern edge of Seward frontage, western boundary of Woodward) Increase major retail development. Strengthen as an office center and shopping area. Increase structured parking. Provide more functions and activities to make use of evenings and weekends. Downgrade Second Boulevard to a local street north of Grand Boulevard. Encourage apartment development in the northern portion of the area between Woodward and Second. L. Unisys (formerly Bur roughs) Area Ford Freeway, Lodge Freeway) (Railroad, Woodward, Encourage continuation and upgrading of light industrial, commercial, and service uses. Encourage technology and research-oriented facilities or new housing, providing that it is well-related to institutional or other residential uses. M. Industrial Mixed-Use Area ( Grand Boulevard, Chrysler Freeway, Ford Freeway, Beaubien, Piquette, John R, Woodward) Continue as an industrial and commercial district. Encourage high-density residential or other uses along East Grand Boulevard related to the proposed transit station. Encourage increased employment in the area. 3/90 III-171 �• THE DETROIT MASTER PLAN OF POLIQES N. Harper-Brush Residential -(Piquette, Freeway, Woodward) WOODWARD AREA Beaubien, Ford Maintain existing housing. 3/90 III-172 �.. THE DETROIT MASTER PLAN OF POLu:;[ES DEFINITIONS ARTICLE 401 LAND USE DEFINITIONS AND STANDARDS INTRODUCTION The land use categories used -on all the maps herein are generalized. Boundaries are not meant to be precise as to blocks or property lines. Categories are descriptive of general development, recognizing that some intermixtures are permissible or desirable. Residential areas shown include schools, churches, and playgrounds. They include retail establishments which are small, strictly neighborhood-oriented and nonabrasive. Other forms of intermixture may include institutional uses where such uses are compatible within a commercial designation: commercial within industrial uses, etc. The residential land use categories designate a general residential density for neighborhoods, but intermixture of compatible buildings at a lesser or greater density is not considered undesirable. POLICY 401-1: Residential areas. The Existing General Land Use and Future General Land Use maps show six categories of residential areas. A. Low-density single-family residential areas should have an overall density up to 12 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one- and two-family structures, with some one-family attached townhouses and apartments. B. Low-medium density residential areas should have an overall density of 13 to 20 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and some apartments. 3/90 IV-1 �.. --· THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS c. Medium-density residential-areas should have an overall density of 21 to 30 dwelling units per net residential acre and provide conservation and reinforcement for existing viable residential:-development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and apartments two stories and above. D. High-density residential areas should have an overall density o·f 30 or more dwelting units per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should consist predominantly of apartments and some onefamily attached townhouses. E. Special residential-commercial areas ( predominantly residential) should provide for new high- and medium-rise apartments developed compatibly with general commercial and/or institutional uses, and also should provide conservation and reinforcement for existing viable residential development. These areas should be located along major radial thoroughfares, or at a major gateway into the City or major centers where the intersection of freeways and major thoroughfares have off and on ramps in each direction, provided that these areas are served by, support, and complement an area of major commercial activity such as downtown Detroit ( Central Business District), New Center, or other employment centers. New apartment development should be above and/or alongside the compatible general commercial and/or institutional uses so that both gain accessibility and/or exposure by a thoroughfare frontage location. F. Residential/local commercial (thoroughfare residential/commercial) provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses should be restricted in these areas because of their undesirable influence upon adjacent residential areas. This land use category is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized primarily by apartment dwellings. 3/90 IV-2 �.. -- THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS The category includes multiple-family dwellings, attached and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. OthEr uses which may be app,ropriate include medical and dental clinics, motels or hotels, and certain types of non-profit uses. n __ ~ POLICY 401-2: Residential-Conditional Industrial Areas. In residential areas of the City which are proposed for industry on Master Plan maps, the City ~hould insure that the wellbeing of the residents is protected while still providing for further industrial development necessary for employment, tax base, and industrial services and products. METHODS: Expansion of industrial activity into such residential areas should occur from the edges of the- existing industrial area outward, and should occur in a manner which protects the remaining residential area from nuisances or dangers such as excess heat, light, sound, radiation, odor, smoke, dust, and traffic. Residents should be protected through the regulations of the Zoning Ordinance against the further location of industrial activity in the interior of residential areas. POLICY 401-3: Differing structure tYPes. In situations where the policy is to promote the improvement of a residential neighborhood through the introduction of residential structures which are different from the existing structures, the existing homes should be protected and all new development should be made compatible with them. POLICY 401-4: A. 3/90 Commercial areas. Major commercial areas consist of a high concentration of office activity and related supporting services; retail trade at the comparison shopping level (includes neighborhood shopping and local commercial as well); specialized shops, stores, and services which require a large population to support them; and high-rise and medium-rise apartments and hotels. The level of activity is generally region-wide in service areas with offices and headquarters relating to State, national, and international operations. The primary focus should be an office employment center. IV-3 �.. THE DETROIT MASTER PLAN OF .POL~ES . DEFINITIONS Major commercial areas should be located so as to be highly accessible from the City and the region by freeways, major thoroughfares, and mass transit. ~ -- Major commercial areas sheuld be developed at a high intensity in order that a large number of activities can take advantage of the location and linkages between activities can be strengthened. Multi-use structures combining office, retail, and residential activities are appropriate. Parking structures and mass transit service should be used as a means ~f achieving compact, intense development. Ground level activity should be pedestrian, shopping, and entertainment oriented so as to achieve maximum utilization of the concentration of public and private development. Detroit has two major commercial areas: (CBD) and the New Center. B. downtown Detroit Special commercial-residential areas (predominantly commercial) consist of either a major office headquarters complex, an international gateway, or a major spectator sport or convention facility of regional significance, with supporting office and service activities, apartments, and their necessary service facilities. Special commercial-residential areas should possess excellent accessibility by freeways, major thoroughfares, and mass transit. Special commercial-residential areas should be developed with a compatible mixture of uses that require excellent accessibility and/or the proximity to special features described above. Typical special commercial-residential uses, in addition to the major facility, are medium-rise off ices, motels, restaurants, major ins ti tut ions, and medium- and high-rise apartments. The mixture of uses to be encourage in special commercial-residential areas may vary in relation to the particular location and major activity, but the area should retain a commercial (work place) predominance and focus. It is desirable to have at least 20 percent of the floor area in a special commercial-residential area devoted to medium- and highrise apartments, developed compatibly above or alongside commercial uses so as to obtain maximum access and exposure to the major commercial or institutional development. Wherever feasible, existing viable residential development should be retained and reinforced. IV-4 3/90 - -- - . ------ - - - - --· �.. -·- THE DETROIT MASTER PLAN OF POLJJ:lES DEFINITIONS C. General commercial areas consist of low-intensity retail _ and wholesale uses along major thoroughfares which are suitable for business, warehouse, and some light industrial activit~es. Typical general commercial uses are automobile and furni tur~- sales rooms and repair shops, business services, building and contractor offices, and wholesale distributors. _ Some local commercial and multiple residential uses may also locate with advantage in these areas. General commercial uses that have no marked adverse affect on residential areas can locate in areas which adjoin residential and special residentialcommercial areas. General-commercial uses that, because of the nature of their business and/or operational characteristics, have a marked adverse affect on residential areas, should locate in those areas that are separated from residential development by freeways and major thoroughfares. D. Comparison ·shopping centers are those that offer merchandise for sale in major department stores or stores of a national or chain type, and where there are several stores in the area selling the same type of merchandise which would enable the shopper to make comparisons before buying. POLICY 401-5: Industrial areas. The industrial portion of the Existing General Land Use and Future General Land Use maps shows four categories of industrial use. A. industrial areas should consist of areas for light and heavy industrial uses which include producing, assembling components and parts, packaging, and warehousing. Small-scale industrial uses are light machine shops, clothing, furniture, appliance manufacturing, etc., usually located on small sites. Large-scale industrial uses are auto manufacturing, structural steel fabrication, chemical plants, power plants, etc., which are characterized by large sites and considerable traffic flow. General General industrial areas should have accessibility to a freeway or a major thoroughfare within five minutes surface travel time. Main line rail should be in the vicinity with spurs easily provided, if needed. B. 3/90 Light industrial areas should generally consist of areas for industrial uses whose performance characteristics are such that they have minimum undesirable effects on IV-5 �.. THE DETROIT MASTER PLAN OF POL:o;:IES DEFINITIONS . adjacent residential activity. Thus, light industrial areas should be located as ...buffer areas between areas of general industry and residential areas, or in other areas where high performance qualities are required. C. Port industrial areas Owner-use port terminals. Should consist of general areas along the Detroit and Rouge Rivers for the use of industries requiring wharves, docks and piers exclusively for the handling of their own raw and finished material or products. For-hire port terminals. Should consist of those watershipping terminals whose facilities are available to the general public. (Almost all overseas cargo ships use these facilities, which handle general cargo, bulk cargo, and have an international trade zone of four to five acres.) D. Distribution industrial areas Should generally consist of areas for uses concerned with the handling, storage, and movement of goods and materials. Typical uses are transportation terminals, wholesale and warehouse facilities, maintenance and service uses, goods packing and processing uses, and supporting office and service uses. Goods distribution areas require excellent accessibility by freeways and major thoroughfares to the major goods pick-up and delivery areas of the City and region. They may be served with advantage by other transportation modes for the interchange of freight. The centrally located goods distribution areas should be developed with the more intense goods distribution uses that serve the businesses and industries of the regional core. The outlying goods distribution areas should accommodate less intense uses that relate to a larger service area. POLICY 401-6: A. 3/90 Recreational and institutional areas Major park is a large open area which preserves the natural scenic beauty of woodland, meadow, river valley, or lake front. Major parks often have botanical gardens, zoological exhibits, nature trails, bicycle trails, outdoor amphitheaters, model yacht basins, and facilities IV-6 �.. _THE _DETROIT MASTER PLAN OF POLu:;:[ES DEFINITIONS-· for group picnics and winter sports. Major parks often have a golf course and bri~le trails. There is a need for large parks within the City in addition to and supplementing metropolitan or regional parks, such as Belle Isle and Rouge Park. Metropolitan or regional parks often offer camping, fishing, hiking, trail-side museums, wildlife sanctuaries, swimming, sailing, or canoeing. Space for these activities can occasionally be provided in large parks within the City, such as in Belle Isle and Rouge Park, as well as along the Detroit riverfront. The major park should be large enough to become a real opening or break in the surrounding urban development, giving a sense of uninterrupted natural terrain. Usually, a fairly compact area of at least 250 acres is necessary before a natural scenic character can be established. When parks are located along the Detroit River, these objectives can also be met with even smaller sites because of the wide expanse of the River. The need for large parks is also measured in terms of acreage per thousand persons within the area to be served. Standards of the National Recreation Association suggest that there should be seven acres of open land for every thousand persons. While it is recognized that some of this acreage may be supplied in regional forest reserves or camping areas at some distance from the community to be served, at least four acres per thousand should be at the edge of the community and accessible for frequent use. The overall standard for major parks shall be 2.6 acres per thousand persons within the City of Detroit. B. Recreation areas indicated on the map are over 10 acres in size and serve playfield or passive park functions. Occasionally, plazas and large meeting areas are also indicated because of their importance. C. Institutional areas include schools, colleges, churches, government offices, etc., irrespective of public, semipublic, or private ownership. D. Open space includes large open areas with use not specified but usually available to the general public. 3/90 IV-7 �.. THE DETROIT MASTER PLAN OF POL:i.IES DEFINITIONS E. Cemetery includes burial areas. F. Public wharf areas consist of transient marina facilities and related commercial and entertainment establishments. Offices and apartments ab011'e and nearby these areas are highly appropriate. Nautical theme restaurants, lounges, and retail shops are an integral part of this complex. Public wharf areas are located at the River's edge and beyond the current harborline, wherever feasible, in areas of good thoroughfare access with parking facilities nearby. Public recreation-facilities in adjacent areas would be highly desirable.- 3/90 IV-8 �. THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS SUMMARY OF RECREATION FACILITY DEFINITIONS AND STANDARDS FACILITY TYPE & PRINCIPAL FUNCTION ACRES PER 1,000 PEOPLE ADDITIONAL FUNCTION SIZE RANGE TRAVEL DISTANCE Provide semi-active play for adults. 3-7 ac. 1/4-1/2 mile 1 Provide playground facilities. 10-20 ac. & 20 & over 1-1 1/4 1-1/2 Provide playground & playfield facilities. 60 ac. & up (less on riverfront. Playground Provide active play facilities for 5-24 group. Playfield Field sports facilities for youth and adults. Semi-active & passive use facilities for all age groups. Not applicable. Major Park Semi-active & passive use facilities for adults. Active uses for the younger age groups. 3/90 3 miles 3 on public transit line & IV-9 �• 111,.:-,- THE DETROIT MASTER PLAN OF POLIJ:lES TRAFFICWAYS ARTICLE 402 TRAFFICWAYS DEFINITIONS AND STANDARDS INTRODUCTION The transportation system as shewn in the Future Land Use map includes routes for limited access freeways and a network of major and secondary thoroughfares consisting principally of existing surface streets, some of which need widening or extension to increase their traffic capacity. A light rail rapid transit system is proposed to complement and support other City systems. The trafficways plan includes standards for each type of thoroughfare. The trafficways plan is a comprehensive coordinated system which is a long-term basis for highway and street improvements. The Future General Land Use map does not include local service and feeder streets whose design is determined by the local area to be served. The Future General Land transportation facilities. Use map shows six types of POLICY 402-1: Freeways. Freeways are highways especially designed for carrying an uninterrupted flow of through traffic. They are distinguished from other arteries by the following three design features: -Access limited to a relatively small number specially designed points of entrance and exit; of -Continuous physical separation of opposing directions of traffic; -Separation of grades at all intersections. POLICY 402-2: Major thoroughfare. Major thoroughfares are the principal surface streets. Access is not limited, but special attention is given to the safe and expeditious movement of through traffic. 3/90 IV-10 �.. - . TRAFFICWAYS THE DETROIT MASTER PLAN OF POLu:lES In order to meet the requirement.s of safety and convenience, , major thoroughfares should have a central dividing strip wide enough t~ protect pedestrians and to faci~itate left turns and cross traffic. The network of major thoroughfares consists principally of existing streets: six radial routes and a gridiron system of roads spaced about one mile apart. These are generally existing routes, some of which have been improved under the plan of thoroughfares of 1925 -and also under the Detroit Master Plan since 1947. POLICY 402-3: Secondary thoroughfare. Secondary thoroughfares are shorter or less continuous surface streets on which special attention is given to the safe and expeditious movement of through traffic. They are frequently the route for feeder transit lines. Some pleasure drives ad parkways not intended to carry commercial traffic are included as secondary thoroughfares in the Master Plan. Secondary thoroughfares generally require a single roadway with two moving lanes and two parking lanes. The network of secondary thoroughfares consists principally of existing streets. POLICY 402-4: Collector. POLICY 402-5: Park drive treatment. Park drive treatment refers to features applicable to those trafficways designated as part of a parkway-like system which would be especially designed to provide access to parks and other community facilities, provide a pleasant driving experience, with special views, where possible, and provide a stimulus for private and public development. Required features of park drive treatment are: 1. Adequate strips landscape treatment, facilities, 2. Minimum of four moving lanes for traffic 3. Adequate parking and splash Optional features are: 1. Truck prohibition 2. Service roads 3/90 IV-11 �. --·- THE DETROIT MASTER PLAN OF POLICIES TRAFFICWAYS 3. Nine-foot parking lanes 4. Parking bays or lots 5. Varying types of landscaping and widths for medians and margins 6. Special setback, controls height, bulk, and structural type POLICY 402-6: Pedestrian/bicycle path - a pedestrian/bicycle path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. POLICY 402-7: Standard widths for component parts of freeway cross sections. Total right-of-way: 3 lanes in each direction ....•....•............ Feet 320 to 380 Lanes and roadway, total each direction: 3 lanes in each direction ...............•.•.... 56 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Margin for emergency stops (10 ft. each side) 20 Center mall: Total to divide traffic ....••................. 24 Slopes: To maintain maximum slope at 1 to 2 ••..•.••. 25 to 50 Variable in accordance with elevation. Service drives, sidewalks, and margins: Total width of each side where service drive is necessary . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Margin on 1 e ft s id e . . . . . . . . . . . . . . . • . . . . . . . . . . 8 Margin on right side including sidewalk ....•. 15 3/90 IV-12 �. ...,.,. ~ THE DETROIT MASTER PLAN OF POLigES TRAFFICWAYS Modified freeways... provide grade _,.separation and limited access , at only selected major intersections. Special provision for off-street parking and reducing the number of local street intersections may be required -at other selected locations also. POLICY 402-8: Standard widths for component parts of major thoroughfares. Total right-of-way: 8 lane 6 lane ....................................... ....................................... Feet 138 116 Lanes and roadway 4 lane . ...................................... . 44 3 1 a ne ••..•.•....•.•...••.••••.•••.•.•..••••• 33 First moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Each additional moving lane •................. 11 ................................. 9 Parking lane Center island: Total to divide traffic, protect pedestrians and facilitate left turns At signals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 AT other crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 To protect pedestrians ......•................. 10 To protect crossing movements ................ . 20 Sidewalks and margin: Total sidewalk and margin Sidewalk in residential or light industrial Sidewalk in business or heavy industrial ..... . 3/90 15 6 15 IV-13 �- THE DETROIT MASTER PLAN .OF POLI.CIES TRAFFICWAYS POLICY 402-9: Secondary -thoroughfares. thoroughfares will normally have two traffic parking on each side. Right-of-way width of sufficient for this purpose. Secondary lanes with 66 feet is 3/90 .. IV-14 · - - · - - - - - - - - - - - - - - - - - - ---- - - - - ~ �--- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS Article 403 ZONING DEFINITIONS INTRODUCTION ' The following zoning district definitions are taken from the Detroit Zoning Ordinance. All references to specific zoning districts within the Master Plan of Policies use these definitions. POLICY 403-1: Residential Districts A. Rl Single-family residential district: This district is designed to preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. B. R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. C. R3 Low-density residential district. This district is designed as a low-density multiple-family district providing densities of approximately 30 units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is intended that this district be used 3/90 . - IV-15 - -------_ �--- THE.DETROIT .MASTER PLAN OF POLu::IES DEFINITIONS primarily on local thorougt.fares, thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single- and two-family dwellings, townhouses, muttiple-f amily dwellings, and community facilities necessary to serve a residential district. D. R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium den5ity residential dwellings characterized, primarily by rental apartment dwellings. Uses permitted as a matter of right include multiplefamily dwellings, single- and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. E. RS Medium-density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiple-family dwellings. The primary use in this district will be the rental apartment structu r e. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. F. R6 High-density residential district. This district is designed as a high-density multiple-dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large City parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially-related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 3/90 • IV-16 ------ ----- . �-- THE - DETROIT MASTER PLAN OF POL~ES POLICY 403-2: DEFINITIONS Business District.s A. Bl Restricted business district. The Bl District is d~igned to provide an adequately controlled transition in land use from residential to business and commercial uses, and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and coIIllllercial, subject to possible adjustment by the Buildings and Safety Engineering Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of nonresidential uses where- adjacent to resident property, again with provision for Buildings and Safety Engineering Department adjustment where desirable. B. B2 Local business and residential district. The B2 Local Business and Residential District provides for the dayto-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. C. B3 Shopping district. The B3 Shopping District provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competition in the commercial real estate market and commercial activities as is consonant with other community values. D. B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare-oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those uses permitted as a matter of right are permitted with approval. 3/90 IV-17 �- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS E. BS Major business district- This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be successfully utilized in-other regionally oriented shopping and office areas. F. B6 General services district. This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the City. Office, retail, service, and other uses normally desiring to locate in thi"s type of district are also permitted. POLICY 403-3: Industrial Districts A. Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. B. M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts ahd intensive industrial districts. New residential construction is excluded from this district, with the exception of loft conversions of existing buildings, within the area bounded ·by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to both protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. C. M3 General industrial district. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purposes of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residential 3/90 IV-18 �-- TBE DETROIT MASTER PLAN OF POLil;IES DEFINITIONS construction is permitted_in this district with the exception of loft conversions of existing buildings within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Beulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. D. Intensive industrial d:tstr ict. This district will permit uses which are usual~y objectionable, and because of this t he district is rarely, if ever, located adjacent to residential districts. A broad range of uses is permitted in this district. New residences are prohibited, with the exception of loft conversions of existing buildings, within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings _and Safety Engineering. These requirements are to protect residences from undesirable environment, and to insure reservation of adequate areas for industrial development. M4 Policy 403-4: Special Districts A. PD Planned development district. This district will permit planned developments throughout the City and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the City Planning Commission regulations. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in overall development while insuring adequate safeguards and standards for public health, safety, convenience, and general welfare. B. Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by, an alley or easement from a non-residential district·. The regulations permit the establishment of parking 3/90 IV-19 �-- THE DETROIT MASTER PLAN OF EOLI.CIES DEFINITIONS facilities to serve the non:residential uses and, at the same time, do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traff i~ congestion caused by nonresidential uses and, at the same time, will protect abutting residential areas-from the deleterious effects of adjacent vehicular parking areas. C. PC Public center district. This district includes areas used, or to be used, for governmental, recreational, and cultural purposes of pa-rticular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department and City Planning Commission review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. D. PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. E. TM Transitional-industrial district. This district is a special transitional district covering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial uses. The district regulations provide for a guided change to the terminal land use, while at the same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. F. PR Parks and recreation. The intent of the Parks and Recreation District is to retain, insofar as is practicable and desirable, publicly owned lands in excess of four acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition · to those 3/90 IV-20 �-- THE DETROIT MASTER PLAN OF POLJJ:IES DEFINITIONS uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. G. Wl Waterfront-industrial district. Because of the limited amount of water J:rontage and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development witrr uses that must rely on, or that will be benefitted most by such a location. H. SDl Special development district. The SDl District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land . to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. I • SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit highrise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. J. SD3 Special development district. The SD3 District is designed for areas of the City in which research facility development in a campus-like setting is practicable. 3/90 IV-21 �Detroit Master Plan of Policies Appendix A SUBJECT INDEX Detroit Planning Department April, 1990 �Policy A Airport Subsector •....................•.. 302-07 ARTS Artists' living conditions ..•..••.•.... Ethnic and neighborhood arts .......•... Financial support for arts and culture .•••.•..•..••..•.......... Participation in arts.................. Public art............................. 201-19 201-17 201-20 201-16 . 203-30 B Berry Subdivision Historic District ....• 203-12C Boston-Edison Historic District ...•..•. 311-l0C Boynton Subsector .••....•.•.••...•...... 309-16 Brightmoor Subsector .••....•.••.•.•..... 310- 9 Brooks Subsector •..•.................... 310-12 Burbank Subsector ••..................... 306-11 Butzel Subsector •..•.•.....•••.•...•.... 302- 8 C Central Business District ....... 301-1 TO Cerveny-Grandmont Subsector .........••... Chadsey Subsector .••.....•.....•. ...•..... Chandler Park Subsector ....•..•.......... Cody Subsector ...•....................... Communications Technology ................ Condon Subsector ......................... Conner Subsector ...........•••........... CRIME Anti-crime legislation ......•.•........ Arson .•..•.•.....•..•....•.... 201-45 & Crime & education .........•............ Crime prevention ....................... Crime victims ......................... Drug enforcement ..................•.... Juvenile court system .................. Prison space ........................... 301-12 307- 9 309-14 302- 9 310-10 301- 5 309- 9 306-12 201-43 201-46 201-42 201-36 204-15 201-37 201-41 201-40 D Davison Subsector ...•.................... 305- 9 Denby Subsecto r . . . . . . • . . . . . . . . . . . . . . . . . . 3 0 6-13 Durfee Subsector ........................• 304- 9 E East Sector ........•............. 302-1 to 302-6 East Central Sector •............. 303-1 to 303-7 East Riverside Subsector ........ . 302-10 ECONOMIC DEVELOPMENT �Business attraction & retention ........ Cultural events •.•.•...•....•.......... Entertainment .••..•.•...•.......•...•• High technology ••••......•.•••........ Service industries .....•.........•.... 204-14 202-10 202- 9 202-11 202- 7 Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-43 See also: Industry Retail EDUCATION Access to post-secondary schools ....... Adult education .•.•..•....•......•.... Basic competency ........•...•......... Continual education ................••. Educational environment ..•....•.••.•.• 203-20 201- 5 201- 4 201- 1 201- 2 Job training . . . . . . . . . . . . . . . . . . . . . . . . . . 202- 4 Multifaceted education •••.•.••.••..•.• Post-secondary education ....•..•...... Public school facilities .•......•....• Public school financing .•••......•.... Quality education ••.....•.•.••.•...... Teaching culture & values .•........... 201- 7 201- 6 203-19 204-14 201- 3 201- 8 ELDERLY PERSONS Income and support .•......•........... 201-61 Independent living ..•....•............ 201-62 Woodward-senior citizens .............. 311- 8 Elmwood Park Redevelopment Area ........ . EMPLOYMENT Full employment ....•.................. 202- l Job opportunities for women ........... 202- 6 Unemployment .......................... 204- 1 ENVIRONMENT Air qua l i t y . . . . . . • • • • . . . . . . . . . . . . . . . . . . Climate & urban design .......•........ Natural environment ...•.....•......... Natural heritage •..................•.• 2 O3- 5 2 203-26 203-25 201-21 Odors . • • • • . . . . • • • • • . . . • • • . • . • . . . . . . . . . 2 0 3-5 3 Waste management ............ 203-54 to 203-56 Water quality ......................... 203-58 Evergreen Subsector •.................... 310- 7 F FAMILY Neighborhood environment .............. Non-traditional households ............ Parenting skills ••.................... Social Services to families ........... Working parents ....................... Finney Subsector ..•..................... Foch Subsector .......................... Forest Park Redevelopment Area .......... 201-55 201-55 201-57 201-54 201-60 306-14 302-11 303-09 �G Grant Subsector .•..........•...........• 306- 9 Greenfield Subsector ............•..•.... 307- 6 H HANDICAPPED PERSONS Design elements (barriers) ....••.•••.. Equal employment opportunities •...•.•• Self-sufficiency •••...••••.•.••....••• Transit access ••••••..•.........••.•.• Harmony Village Subsector .........•..... 203-27 202- 5 201-52 203-41 307-10 HEALTH Drug & alcohol abuse ............•..... 201-28 Health care . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-31 Health system ..••..•......••........•. Medical treatment ...•.....•..•...•..•• Mental health ...•.•.....•...•..•...... Protection of health ....••.••......... 201-30 201-27 201-29 201-26 Well-being . . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-32 HISTORIC PRESERVATION Alternative uses •...••.....••.....•... Design & economic feasibility .•....... Historic districts .•••.....•...•.•.•.. Significant buildings •..........••...• 203-33 203-31 203-32 201-18 HOMELESS PERSONS Services for homeless . . . . . . . . . . . . . . . . . HOUSING Abandonment of property ............... Existing housing stock ................ Heating costs .•....................•.. Home ownership ........................ Housing demand ........................ Housing supply ......................... Private sector reinvestment ...•....... Public housing ...•••...............•.. Rental housing ..•...•................. Residential land use definition ....... Residential zoning districts def ..•.... Hubbard-Richard/Corktown Subsector ...•.. 201-56 203- 7 203- 6 203-10 202-18 202-18 203- 5 202-17 203- 8 203- 9 401- 1 403- l 309-12 I Indian Village Historic District ....... 302-12A Indian Village Subsector ............... 302-12 INDUSTRY Industrial areas . .................... . Industrial areas, definition ........ . Industrial districts, zoning ........ . Industrial employer retention ....... . Manufacturing employment ............ . Relationship of indus. to residence .. 203-17 401- 5 403- 3 202-14 202-13 203-18 INTERNATIONAL TRADE Foreign competition ................... 204- 7 Free Trade Agreement .................. 204-23 �J Jefferson-Chalmers Redevelopment Area .. 302-l0B Jefferson-Mack Subsector ......••....... 302-13 Jeffries Subsector ..................... 309- 8 K Kettering Subsector ........•.•.•.••..•. 302-14 L LIBRARY Access to facilities •...•.........•.•.. Financial support .•.............•..... Technological innovation ............•• Lower East Central Subsector ...•.•...... Lower Woodward Subarea .................. 203-21 201- 9 201-10 303-10 311- 9 M Mackenzie Subsector •..................... McDougall-Hunt Redevelopment Area ••...... McNichols Subsector ...•.....•.•.....•... Middle East Central Subsector ..•..•..... Middle Woodward Subarea ...........•..•.. Milwaukee Junction Redevelopment Area ..• Mt. Olivet Subsector •.•.......•......... 304- 7 307-11 303- 9 311-10 303- 8 306-10 N Near East Riverfront Subsector .......... 303-11 Near Northwest Sector •......•... 304-1 to 304-6 NEIGHBORHOOD Commercial recreation ................. 203-14 Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-11 Neighborhood retail areas ............. 203-15 Neighborhood self-help ................ 201-50 Parking in neighborhood ............... 203-47 Stabilization ..•....•................. 201-51 Supportive environment ................ 201-53 Nolan Subsector ......................... 305- 7 North Industrial Redevelopment Area .... 311-l0B North Sector ........••........... 305-1 to 305-5 Northeast Sector ................ 306-1 to 306-8 Northwest Sector ................ 307-1 to 307-5 0 p Palmer Park Subsector .................... 307- 8 PARKING Near East Riverfront parking ......... 303-llB On-street loading ..................... 203-49 On-street parking ..................... 203-48 Open parking Pl zoning district ....... 403-48 Parking in neighborhoods .............. 203-47 Parking management ..•....•............ 203-46 Pembroke-Bagley Subsector ............... 307- 7 �Pershing Subsector ..•................... PUBLIC SAFETY Hazardous waste management ............. Police Department •.•....•.... 201-33 to Trafficway safety .........•....•...... PUBLIC TRANSIT Cost efficiency •.......•.•••••.••.•••• Design elements (public mass transit) .• Economic development .............•.... Light rail transit system ..•..•....... Transit access .••..........•.......... 305- 8 203-57 201-35 203-39 203-42 203-27 203-43 203-44 203-41 Q R RECREATION Coordination of resources •..........•. 203-24 Distribution of rec. resources •...••.. 203-23 Leisure time . . . . . . . . . . . . . . . . . . . . . . . . . . 201-11 Natural environment ........••......... 203-25 Public indoor recreation ....••..••.... 201-13 Public outdoor recreation ............. 201-12 Private recreation services .• 201-22,23,24,25 Recreational facilities coord •......... 201-14 Regional public parks ................. 204-19 Redford Subsector ..•.................... 310- 6 RETAIL Business districts, zoning def ......... 403- 2 Central Business District retail ...... 301- 6 Commercial areas, definition .......... 401- 4 Commercial recreation •......... 203-14, 202-9 Commercial streets, design ............ 203-27 Comparison retail centers ............. 203-13 General commercial areas .............. 203-15 Major retail centers .•......•..•.•.... 203-12 Retail development .................... 202- 8 SD2 Special Commercial district ....... 403-41 Thoroughfare frontage ................. 203-16 RIVERFRONT AREA Central Business District ....... 301-121, J, K East Riverside ........................ 302-10 Hubbard-Richard/Corktown .............. 309-12 Indian Village ........................ 302-12 Near East Riverfront .................. 303-11 West Riverfront ....................... 309-15 Rosa Parks Subsector .................... 304-10 Rosedale Subsector ...................... 310- 8 Rouge Subsector ......................... 310-11 Russell Woods Subsector ................. 304- 8 s Southwest Sector ................ 309-1 to 309-7 Springwells Subsector . . . . . . . . . . . . . . . . . . 309-13 State Fair Subsector ..............•.... 305- 6 �-----------STATE OF MICHIGAN State Fairgrounds .........•.•........ St. Jean Subsector ....•.........••..... 305- 6 302-15 T Tireman Subsector ..•..•............•... 309-10 TRAFFICWAYS Definitions & Standards ....... 402-1 to 402-9 Design Elements (streets, commercial streets) .....••..•....•. 203-27 Development tool .•..•................ 203-38 Funding ...... ~ ...................... . 203-34 Infrastructure ...................... . 203-36 Neighborhoods & Trafficways ......... . 203-35 Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . 203-37 Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-39 TRANSPORTATION Aviation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bicycles ............................ . Deregulation . . . . . . . . . . . . . . . . . . . . . . . . . Freight transportation ...•.•...•....• Pedestrian/Bicycle Path, def ......•••• Pedestrians ......................... . 203-50 203-51 204- 6 203-40 402- 6 203-45 SEE ALSO Parking Public Transit Trafficways u Upper East Central Subsector .......... . 303- 8 URBAN DESIGN Architectural compatibility ......... . Climate & Urban Design .............. . Design Elements .....•..•............. Natural environment .•............•... Public Art . . . . . . . • . . . . . . . . • . . . . . . . . • . Vistas 203-29 203-26 203-27 203-25 203-30 203-28 V VACANT PROPERTY Abandonment of property ........... Industrial site availability ...... Vacant land . . . . . . . . . . . . . . . . . . . . . . . Vernor-Junction Subsector ........... Virginia Park Redevelopment Area .... . . . . . 203- 7 202-16 203- 2 309-11 304-10 w West Riverfront Subsector ............ 309-15 West Sector . . . . . . . . . . . . . . . . . . . 310-1 to 310-5 Woodward Area ........•........ 311-1 to 311-8 X �y - - • YOUTH Adolescent 201-59 Elementary School Age .............. . 201-58 .......................... z ZONING New definitions/districts .•......•.. 203-63 Remapping of districts ..•.•.••.••••• 203-62 Zoning definitions ....•....• 403-1 to 403-4 � 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 Detroit_Master-Plan-of-Policies_1990 Creator An entity primarily responsible for making the resource Detroit Department of Planning, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990 Title A name given to the resource Master Plan of Policies Description An account of the resource The Master Plan of Policies for the City of Detroit was prepared by the Detroit Planning Department in 1990. Subject The topic of the resource Master plan reports Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/335248d595c5fa7b01c26b7cf4143b0f.pdf c514b85eb26654d26adc8acc831e3da3 PDF Text Text MASTER PLAN REVISION FOR THE CITY OF ISHPEMING May 23, 1996 Prepared by: Revised : October 23, 1996 Revised: February 5, 2003 Ishpeming Planning Commission �• • • • • • TABLE OF CONTENTS Statement of Adoption 1 Introduction 2 Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Revenue Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Public Facilities and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Economic Development 13 Cultural Development 17 Public Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 �, , , 'I I I ' II' II ' ' "II STATEMENT OF ADOPTION The Ishpeming Planning Commission has prepared and adopted the Master Plan for the City of Ishpeming. A public hearing was held on December 2, and the Master Plan was adopted on December 2, 2002. The Master Plan revision was members: Ayes: Five (5). Nays: adopted by a None (0). majority vote Absent : of the following Four (4) The Ishpeming Planning Commission on December 2, 2002, requested the Master Plan Revision be submitted to the Ishpeming City Council for endorsement. On February 5, 2003, the City Council adopted the revised Master Plan prepared by the Planning Commission. Ishpeming Planning Commission Paul Bluekamp, Chairman Kenneth Olson Raymond Roberts David Eah Seth Johnson Rosemarie Strom Michael Zamesnik Ray Doney Gary Nelson Ishpeming City Council Gary Nelson, Mayor Angelo Bosio Kurt Kipling Pat Bureau Ev elyn Valente-Heikkila I ' 2002, 1 �f INTRODUCTION This Master Plan revision is being done to replace that plan last revised in 1996. The Planning Commission, on September 30, 2002, voted to require the updating of the Master Plan every five years starting in 2005. There continues to be some significant changes in lands available for development, which calls for a new look at potentia l expansion of the City of Ishpeming on a regular basis. This Master Plan was requested and prepared by the members of the Planning Commission, with help from some citizens at large. The following document is a brief description of the present status of the City and suggestions as to what might be done in the next five years to enhance life in the City of Ishpeming . 2 �LAND USE The City of Ishpeming is comprised of 9.25 square miles of land. After 1986, large parcels of land, owned by mining interests, were sold, mostly in large parcels and mostly to developers. This has provided sizable tracts available for commercial and residential development. Much of this property lies north of U. S. 41 and extends from Cooper Lake Road east to the Ishpeming Cemetery. Country Village with its large grocery store, developments ' have It has seen considerable development, including the numerous new businesses, a major retail chain store, and a residential development in the northwest corner. revitalized the a These area and provide much needed new tax revenue. This area contains considerable land yet available for further development , put is largely tied up by a few developers. There development. is land available in the southeast of the City for commercial There are also a few lots yet available in the Industrial Park north of Greenwood Street and west of Lakeshore Drive. - part There are scattered lots available throughout the City, available for both residential and commercial use. Recreational baseball diamonds, lands six are tennis several playground areas, presently courts, adequate. numerous a swimming beach, There horseshoe are and eight regulation basketball courts, and a large winter sports area . Also, additional lands have been acquired north and east of the Al Quaal Recreation Area. Planning for the future should include the following: 1. Continue, by use of T.I.F. funds or grants, to assist in the development of the lands north of U. S. 41 from Second Street west to Cooper Lake Road. 2. Keep an up-to-date inventory of all City owned and leased lands, way, and easements. rights-of- The City should continue to secure ownership of essential properties presently being leased for rights-of-way or easements. 3 Develop the land east of the Al Quaal Recreation Area for a trailer park and 3 �other recreational use. At the time of printing, it was revealed that a major franchised trailer park is being planned north of U. J , Ishpeming. S. 41 in the City of This would preclude the need for a City-owned trailer park. It is contemplated that this park will bring in considerable added tourist business. In reference to Item 2 above, a new opportunity has presented itself. In the ' 'I Heights development and extends south all the way to M-28. Some of this area has I never area late 1990's, the mining companies began to offer for sale mining lands within which mining has taken place. This has opened up considerable land for development. Included in this property is Section 1, T47-R27, more commonly known as the Mather A Mine. This area includes the former golf club land immediately east of the Wabash been undermined and would provide development. 4 an outstanding for residential �J f J J TRANSPORTATION Public transportation is necessary for the surv i v al and expansion of any city . Public transportation structural. train. can be divided into t wo this appears to be adequate for the present. I - I I probably due to the high rate of subsidy to The City should do all it can to facilitate the bus service by This highly subsidized service is tenuous, and its loss would be highly detrimental to the quality of life for many citizens of this City . Structural transportation sidewalks, etc. The Commission should be streets, sidewalks, City includes Council, regularly City working roads, together and (3) streets, Manager, and alleys are maintained, provided where needed for expansion, (2) City to alleys, railroads, Engineer, and Planning that the existing see (1) that new streets and roads are these facilities are well planned and properly constructed . I I and Other types of passenger 3ervice do providing bus stop areas and possibly e v en shelters. the bus service . and bus, or Presently, only bus service is available for passenger transportation, r J. v ehicular Vehicular would include provided transportation such as taxi, not seem able to survive financially, J categories : Street maintenance should continue to be reviewed annually. of sidewalks, curbs, However, and alleys should also be reviewed at the same time . repair In the past, these repairs hav e been considered on an emergency basis, and as a result, the condition of some of these facilities has deteriorated badly. Also worthy of consideration for construction and maintenance are bicy cle paths, snowmobile trails, hiking paths, green belts, and street lighting. The following major projects are identified as priorit y projects for inclusion into the City's Transportation Plan. need in order to improve the This list is arranged according to priority of transportation system within develop vacant land, and to promote economic dev elopment. 5 the City , to further �J J J J J 1. roads in front of the Miracle Center to greatly reduce the surface area to be plowed and maintained. 2. I I I I I Obtain land, right-of-way, or easement on the former Mather A property and plan a road extending from Malton Road and extending east and south to connect with an east extension of Hematite Drive. 3. I I I Implement the plan submitted by the Planning Commission which redesigns the Establish a service road requirement adjacent to U. S. Highway 41 to eliminate excess driveway openings and avoid traffic congestion. This should extend east from the Pamida parking lot. 4. Provide a snowmobile trail connection from the east-west town trail to the Country Inn. 5. Extend Hematite Drive east to Seventh Street. 6. Extend South First Street south to Bluff Street. 7. Purchase and pave the Erickson Oil Company lot. 8. Extend Old Farm Road north to County Road 573. 9. Develop a road to connect Cooper Lake Road with Old Farm Road. 10. Place directional signs along Third Street direct traffic to the downtown area. and Lakeshore Drive to better Signs indicating the number of blocks to the business district should be placed at the U. s. 41 entrance to the above streets. Also, similar signage should be placed on Business Route M-28. I -I I ~ 6 �r r r r r r r I I I ( I I I I I I REVENUE SOURCES To finance capital improvements and the every day operations of the City, it is necessary to pursue all potential sources of funding. These sources can be divided into the following categories: Grants: Grants are usually sought for the purpose of financing a particular capital improvement project. The responsibility for grants falls upon the City Manager. seeking out and applying for these He is to apprise himself of all appropriate available grants and make proper application for those which we can use. It would also be appropriate for department heads to seek out possible grants and apply for them under the direction of the City Manager. Millage: needed. Millage rates are reviewed every year by the City Council and adjusted as This is a regular procedure and need not be addressed further. Regular Service Charges: These include water, sewer, and burials . The City Council should review the water and sewer rates every year to see that these revenues meet the needs of these departments. The Cemetery Board should do likewise for the same reason. These are fees charged for special services which are not used by the User Fees: majority of citizens; i.e . , water shut-off, league baseball diamonds, Al Quaal pavilion, skiing, etc. It is the philosophy of the Planning Commission that, rather than raise taxes, it is more equitable to charge fees to those who enjoy special benefits provided by the City. This category provides considerable potential for added revenue. Each department of the City should regularly review its fee schedule and special services to determine whether fees are adequate in amount and coverage. The Planning Commission feels that there are many services provided on a limited basis at no cost which should be identified and included in the user fee schedule . 7 �r r r r r Some examples of additional user fees are zoning permits, specially requested printed material, City parking lots, Public Works services, playgrounds, and parks. Payment Enhancement: for all payments due the City. (1) Regular Payments. (2) Special Charges. within 48 hours, r r r This category covers attempts to decrease the collection time This would fall into three types: These would include user fees, etc. The billing 3hould be and the time allotted for payment should be brought in line with present industry standards. (3) Late Payments. payments. the City This would include taxes as well as regular and special Every effort should be made to collect all delinquent payments to as rapidly as possible. Discontinuance of service and legal proceedings should be used without delay, when necessary. r r I Code of Payment: A Code of Payment should be adopted by the City which would define exactly what is covered by any fees and when and how these fees are to be paid. This would contain the entire fee schedule which would be updated annually. established, no exceptions to these rules would be allowed. Any Once complaints resulting from the enforcement of these rules would be brought to the City Manager I I I for consideration. In the event the complainant is not satisfied with the result, their recourse would be small claims court. allowed to be brought before the City Council. In the past this has taken up considerable time at Council meetings and resulted in widely varying and inequitable results. I I I I I At no time would these complaints be 8 �r r r r r PUBLIC FACILITIES AND SERVICES Public facilities include all those that the City and other local governments, as well as State and Federal agencies, The range of services includes administration, education, recreation, health, libraries, and emergency services. At present, there is one State building in the City of Ishpeming, occupied by the Michigan State License Bureau. of r provide. the City. The only Federal building is the Post Office, located in the City. treatment plants, Ambulance, It is located on U. S. 41 near the western edge City buildings include City Hall, playground complex, and the and Public Works Departments. a Teal Lake lodge, tows, a swimming beach, Library, complex housing The Cemetery has serve as office, storage, garage and chapel. which is centrally water and sewage the Police, Fire, three buildings that The Al Quaal area has an upper lodge, a new bathroom facility, two operating ski and several buildings which serve as storage and service buildings for ski hill servicing. Also included as a governmental service is the Senior Citizens Center, building owned by the City but under the control of the Commission on Aging. services to seniors are funded largely by the State of a These Michigan and Marquette County, with some additional funds from the City and two townships. The 191 0 Library is old and in need of repairs. It also lacks parking space, is not barrier free, and is inadequate in size. The formation of a district library conjunction with surrounding communities. should be considered by the City in This would provide expanded facilities and spread the cost more evenly among those who use it. Health facilities are adequately met by the F. A . Bell Memorial Hospital and associated doctors I office complex, as well as a local clinic and several other doctors' offices. At present, I the City is adequately serviced by electric power, 9 natural gas, �telephone and TV cable. The sewage collection and treatment system is quite new and should serve the City for many years to come. The new water wells and treatment plant should also provide an adequate water supply for many years in the future. The City Hall is very old but has recently been refurbished. The first floor is now barrier free, and this facility should serve the community very well for many years. At this time, the upper floor is being redone and will be made bar~ier free also. City Council meetings are being conducted in the Senior Citizens Center building until this work is completed . The space. Fire/Police/Public Works complex suffers from old age and inadequate Plans should be made for the construction of a new Fire/Police and Ambulance complex. This would free up some additional space for the Public Works until such time as a new facility for them is possible. The City Cemetery is adequate, 20 years . A new vehicle storage in terms of burial space , for the next ten to building was recently constructed, which has resulted in a neater appearance and will contribute to longer vehicle life. Garbage collection has been privatized and is no longer a City. function of the The City is a member of the Marquette County Landfill and should have no problems with disposal for many years. The City has instituted a recycling program accepting constructed on the site to allow the operation to be carried out under cover. Also magazines , and cardboard. accepted at the site are yard rakings and brush, and made available to the public. 10 building milk been newspapers, new plastic has containers, A cans, which are processed into compost �HOUSING The housing situation progress is being made . in Ishpeming continues to be a problem, although With the high percentage of very narrow lots and the trend towards multiple car families, parking continues to be a problem . Some relief has been gained due to the fact that some 35 dilapidated buildings have been torn down in the inner City area . the use of parking . Many of these resulting empty lots have been conve::ted for During this same time, only 15 new houses have been built in the City of Ishpeming, resulting in a net loss of about 20 buildings. There has been a population decrease from about 7,200 people in 1990 to 6,686 It is generally in 2000, probably a result of removal of some of the slum rentals. accepted that the plethora of cheap low-quality rentals are drawing a lower class of people into the City and moderately priced Commission is rentals constantly are discouraging suitable attempting for to the the construction of retired upgrade the new, The community. rental attractive, Planning standards so that entrepreneurs will be able to construct new housing and still be able to compete with the present rental rates . There are some available lots scattered around generally small and not attractive to new home builders. attractive lots available, the City, but these T4ere are larger, are more but they are very expensive and have very restrictive covenants and, therefore, are not selling very well. If we are to attract new building to the City of Ishpeming, following: (1) we must do the develop a major right-of-way through the Mather A Mine property to encourage someone to develop the area and provide adequately sized, affordable lots; (2) continue to upgrade and enforce the housing and rental codes; (3) try to locate one or more inner City blocks which could be economically cleared to provide an area to construct one or more attractive, moderately priced apartment houses; and (4) assist anyone who is willing to construct new housing developments in any part of 11 �I I the City. Considerable work was done in the last several years to update building codes I I and City ordinances and to provide new ordinances where needed. Council failed to adopt these recommendations, However, the City and the problems remain. Perhaps some slightly less stringent codes should be presented for approval. I I I I I I I I I I I I I I 12 �I I ECONOMIC DEVELOPMENT This I I I section has been developed development in the City of Ishpeming. in recognition of the need for economic The economy in the City, and Marquette County in general, was quite good during the last part of the 1990's. However, definite downturn during 2001 when the Empire Mine was closed down. it took a The principal employer in the City of Ishpeming and surrounding townships of western Marquette County is the Cleveland Cliffs Iron Company. At present, Cleveland Cliffs manages The economic health of these mines has a and operates two open pit iron ore mines. tremendous impact on the economy of the area. There has been a general reduction in the work force over the last few years as the company struggles to streamline its operations. Although the Empire Mine reopened in 2002, the negative economic impact was considerable . The mining company is continually working to maintain its position in the iron ore market. However, any appreciable improvement is unlikely in the near future. Everyone will have to contribute as much as possible to help keep this healthy. industry An example of this was the cooperative efforts by the mining company, its employees, and the general public to get the Federal government to place tariffs on illegally imported cheap steel products. It is estimated that one of the iron ore mines may exhaust its reserves in 20 years . The City of Ishpeming must be ready to meet that possibility by attracting other income producing elements. To do this, industrial sites, and decent home sites. we must provide the infrastructure, We need to have a City that looks good and provides good reliable services. The purchasing and removal of decrepit during the last few years should be continued. buildings that has been conducted The development of attractive, much needed parking lots has contributed greatly to the attractiveness of the downtown area. I The need for additional parking lots may be waning, but a new direction can 13 �be taken. The removal of scattered decrepit houses is a step in the right direction for enhancing neighborhood aesthetics, but the empty lots leave somewhat of a "gap" like missing teeth. Where these empty lots have been purchased by adjacent home owners and assimilated into the general decor of the neighborhood, great. the effect is But, where the lot is left vacant, it is not so good. What is needed in the inner city area is a completely cleared block where low rent apartments can be constructed with adequate parking and attractive landscaping. The Planning Commission is proposing that an attempt be made to find a block in the inner city area which has the most decrepit houses or which could be the most economically cleared for development. A plan would be developed to acquire all the property in the block and remove all structures, providing an attractive site for an interested builders. With the imminent closing of the Suicide Hill area, training facilities have been moved to the Al Quaal Area. have been built, the Olympic winter New cross country trails While this is definitely an along with a biathlon rifle range. attraction for the area, its economic impact is not expected to be great. The City of Ishpeming must begin to prepare to exist with less dependency on iron ore mining. Our other strong points seem to be tourism, wood products, recreation, and services. Tourism : Hall of Fame attraction is At present, and the the greatest tourist attractions are the National Ski Marqtran presently being Tilden Mine developed bus using tours. the An Cliffs additional Shaft Mine tourist surface facilities to develop a theme park and mining museum. It is also possible that if a new ski jumping complex is constructed in the City, it may draw tourists just for its aesthetic value . Wood Products. At this time, we have one timber yard in the City. While it has been expanding, it is not very labor intensive and does not provide many jobs in 14 �itself . The Flooring Mill has been a great asset to the City, but it has not significantly expanded and probably does not employ as may persons as it has in some past years. employment It is not likely that this facility will provide any hope for added in future years . It is highly unlikely that a major wood products producer would locate in the City due to the large scale at which these industries operate. require Our best hope is to try to attract small wood product producers who do not large spaces, large volumes of water, or make any appreciable negative ecologic impact on the area. At Recreation. present, the only recreation income to the City is snowmobiling. For this trail and access to both the downtown that reason, outlying brings any significant it is very important that businesses be developed and It would be particularly beneficial to establish a trail from the five- maintained. way intersection north along Lakeshore Drive to U. S. Highway 41 at a point where a safe crossing to the north side can be made. The plans to develop an all-season ski jumping complex in the City now appear If built, to be unrealistic. this facility would bring in added revenue for the Whether this facility could pay ·its own way is a big question. local businesses. It would need help from the Olympic Committee. Unfortunately, this facility would bring in no direct tax revenue or provide any significant amount of jobs. Services. infrastructure, schools, and Probably the best category for future expansion. By providing good attractive commercial buildings and building sites, other needed facilities, perhaps government or good housing , private service industries could be enticed to locate in this area. If these improvements are to be implemented, these efforts will require the cooperation of such participants as the City Council, City administration, Planning Commission, Downtown Development Authority , private developers. City residents, business owners, and An administrative framework is needed for successful economic 15 �I I I I I development in the City of Ishpeming. This will provide the necessary organization and direction of economic development efforts. Business. The Downtown Development Authority should be encouraged to offer incentives to present business owners to improve their place of business . The DDA could offer financial assistance or other means which would improve the business climate for existing businesses or new businesses contemplating locating in the City of Ishpeming. I I I I I I I I ~ - - ' A definition confusion and of responsibilities duplication of and/or efforts by roles the will be principal necessary to avoid participants. By accomplishing this, a structured organization can be created consisting of the City Council, City Administration, Planning Commission, Downtown Development Authority, and inclusion of the Chamber of Commerce into the planning process. and implementation responsibilities for economic development into the economic development action plan. economic development Economic Development Corporation and CUPPAD, member. In addition, can be incorporated The economic development action plan should outline the strategy to be followed by the City. would be utilization of Thus, planning services A part of that strategy from the Marquette County of which the City is a participating the action plan should not duplicate efforts of the County's EDC, but stress cooperation and enhancement of, in order to bring new development to Ishpeming. To planning complete and this project economic ideas development should be action plan, incorporated improvement program and ten year planning projections. into an outline of specific the five year capital Those planning and projects ideas that enhance and create old and new job markets in the City should have high priority in the capital improvement program. 16 �CULTURAL DEVELOPMENT The history of Ishpeming coincides with the history of mining on the Marquette range. -I The first mining venture in Ishpeming was in the 1850's. was being mined by the Cleveland Cliffs Iron Company. Ishpeming began to develop in the early 1860' s. 1869. The population of Ishpeming in 1868-69 By 1854, iron ore Commercial development in Ishpeming became incorporated in was estimated at 800 persons. However, the census of 1870 showed 6,103 persons residing in Ishpeming. The l870's were the urban development years for Ishpeming. was granted in 1873. A fire company was organized in 1870. also built during this time period. early l880's, there were The first school was The first newspaper appeared in 1874. there were two trains running daily to Chicago. six mines The City Charter in operation. By early 1900's, By the During the l880's, there were 13,255 persons living in Ishpeming, eight mines,, 15 churches, an opera house, and two newspapers. By the Irish, beginning of Cornish, I I I descent. I culturally, the Swedish, twentieth century, French, German, the residents Norwegian, Danish, of Ishpeming were Italian, of and Finnish Their cultural and social backgrounds were all tied together by a common interest, mining. The City of Ishpeming is rich in history. its residents, The many cultural backgrounds of the physical environment of the area, and influences of the mining industry have shaped the social economic framework of Ishpeming today. the City of Ishpeming is typical of Socially and the American small city with a single principal employer for the majority of its residents. I I Until recently, the City had only one facility relating to the history and the This is the National Ski Hall of Fame and cultural backgrounds of its residents. the promotion of Nordic skiing. There Ishpeming history and cultural background. is presently a relating to This is the development of the Cliffs Shaft Mine into a theme park with a mining museum. 17 new project �The Master Plan has identified tourism and recreation as potential economic markets for the City of Ishpeming. Enhancement of the history and cultural background of Ishpeming would be a key part of these economic markets. Therefore, part of the goal of this Master Plan is to continue to develop the history and cultural background of Ishpeming as part of the tourism and recreation economic markets. A special Planning Commission subcommittee of residents and City officials should be created to identify those marketable aspects of Ishpeming' s history and cultural background. The committee should develop recommendations on how to develop and market as well. It is unlikely that the City will ever return to the population density of the early l900's. However, through historical and cultural development, realize at least three benefits. through tourism and recreation. the City can The first being an increase in economic growth The second being an enhancement and strengthening of the quality of life in Ishpeming. The third being a stabilization of the City's population. The following objectives to achieve the goal of cultural development are: 1. Planning efforts should be undertaken to develop programs that will encourage (a) area churches historic homes, and to retain architectural designs, (b) preservation of (c) development of an historical society to identify the unique aspects of Ishpeming's historical and cultural background. 2. The creation of a museum featuring City artifacts, famous people, and historical events . 3. The development of the Cliffs Shaft mine's complex as an historical park and museum . The park will feature the engine house, shaft, and repair shop. 18 �PUBLIC SCHOOLS Presently ' 'II '~ the school system in Ishpeming is comprised of K-12 grades. Facilities consist of the following: School Location Grades Birchview School North Side K - 4 Phelps School Central 5 Central School Division Street 1 - 4 High School Di vision Street 9 - 8 - 12 There are presently two classes of each grade at Birchview, and one additional kindergarten class meeting at Phelps. classes at Birchview. There are two first, With the declining enrollment second, and third grade (-200 in five years), it is felt that our present facilities are adequate. The Ishpeming Schools receive excellent ratings from the State of Michigan and provide a very high grade of education for its citizens. I I I I I I I 19 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Ishpeming_Master-Plan-Revision_2003 Creator An entity primarily responsible for making the resource Ishpeming Planning Commission, City of Ishpeming, Marquette County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2003-02-05 Title A name given to the resource Master Plan Revision for the City of Ishpeming Description An account of the resource The Master Plan Revision for the City of Ishpeming was prepared by the Ishpeming Planning Commission on February 5, 2003 and revised the May 23, 1996 Master Plan. Subject The topic of the resource Master plan reports Ishpeming (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b115fb9e0e9fd820e74ab7120bf97e45.pdf d909ba38613f4afd7d4bdabee5c2b4a7 PDF Text Text HAST.ER PLAN UPDATE OAKFIET.iD TOWNSHIP 1986 - 2000 PREPARED BY: OAKFIELD TO\·llrnHIP PLANNING COMMISSION �Oakfield Township Master Plan 1986 Update A plnn in not a static document cast in concrete; rather, it is a pliable c;uide indicRting a future direction determined lJy many people. Above all, it i~ a process es well as a product. �OAI~FIELD TO:·.'NSHIP PLAWH!W Sher;yl Byrne Bill Lutzke Mickey Davis Ron Johnson Dave Herrema Bob Robertson COHSULTANT: J. Paul Jones corn ;rssron �TADLZ OF COHTEi'iTS: Chapter I. Introduction Chapter II. Goals and Objectives Chapter III. Population and Employment Projections Chapter IV. Questionnaire Responses 211d Evaluation or Impact GRAP-rlICS: 1. Existing Land Use Map 2. Future Land Use Plan �CHAPTER I IHTRODUCTION In the 1985 the Oakfield Township Commission determined that continuing development, changins technology and economic conditions pointed to a need for a re-examination of the basic future potential of the Tovmship and the need for realistic controls to assure sound development in accordance with the current needs and the desires of the citizens. With respect to the technical approach, the following basic procedure was followed: • Sources of Data Maximum use was made of existing data collected in recent County and Regional Planning efforts; as well as citizens' con~ents and sue;gestions. • Analysis Careful consideration was given to citizens' comments, population projections, land use needs, and the potential for implementation. Circulation and environmental considerations, and compatibility of land uses were major determinants of land use proposals. • Plan Development After needs were determined by the Planning Commission, specific land use proposals were developed, testin~ and revised as the result of a public hearin~. 1·1 ajor considerations included established directions of growth, and the relationship of proposals to Township tax base and costs of providing services. • Implementation With the re-evaluation of land develop::ient goals, the Planning Commission intends to guide development in the areas specified on the Future Land Use Plan through updated zoning, subdivision control, and Federal and State fundin~ where applicable such as community projects, recreation funds, and eco- 1 - �nomic development funds. Concurrently, the maxi mur., effort will be pla.ced on carefully controlled private development to maintain a good livin5 environment. •■ •I The Future Land Use Plan documented and mapped herein is intended to e},._--press development cuideposts for at least the next fifteen yea.rs with the realization that, in this period of rapid change, a longer period may be unrealistic. The key elements of the plan are realism, need, and the direction. TIIE PLAN IS COJTSIDERED FLEXIBLE BUT WORKABLE • I I I I I I I - 2 - �Cha.pter II • • • • •II I I I I I I I I 1 GOALS JJrn OBJi:CTIVES Goals Based on a careful evaluation of Township planing efforts over the past fifteen years and extended discussion by the Planning Commission, the followins goals and objectives were developed to serve as the basis of land use and develop □ ent decisions • LonG-term intent recarding the physical development of the Tovmship 1. To maintain Oakfield Township as a low density , low rise, single family community; 2. To develop the Township industrial and commercial base in a highly controlled manner; 3. To encoura6e established local enterprises to prosper and flourish; 4. To cooperate with and promote successful aericultural activities; 5. To anticipate and guide the location of moderate population 5rowth; 6 . To encourage the upgrading and rehabilitation of deteriorating residential, agricultural , commercial , and industrial buildings; 7. To maximize participation and input from the citizens of the Township through circulation of a questionnaire to property owners; 8. To keep the Master Plan documentation direct, brief and understandable; 9. To seek completion of the Master Plan update within 9 to 12 months; 10 . To detail essential community development projects if any appear needed; - 3 - l �11. To suomarize the major planning proposals for promotional purposes; 12. To provide for transitional uses where cor:umercial, industrial, or public uses abut residential uses; 13. To authorize the printing and distribution of a generalized Future Land Use Plan Map and a contet1porary Zoning District Map; • • • • • •I I 'I 14. To perforn its review and approval in principal function monthly so that the planning effort c£11 proceed in a direct and timely manner, and; 15. To communicate with the Township Board monthly as the planning effort progresses • Ob;jecti ves Short-range actions to implement the long-range goals within the next three to five years • 1. By cooperation and communication with the Township Board and the designated persons performing work functions on a continuing basis, to exercise sound development control within the Township Boundaries; 2. Improvement of coornunication with all Township officials, the general public, and the local news media. 3. Continued effort to attract cultural and esthe- tic developments and activities to the Township; 4. To encourage continuing rehabilitation of deteriorating residential units when feasible end removal of units beyond rehabilitation; 5. Continued protection and improvement of public areas. I ( l ( - 4 - �Chapter III POPULATIOi~ AND El·iPLOYl•:SHT PROJECTIOHS Data on population and employr:ient are available from different sources including: • The overall planning effort of the West Michir:;an Regional Planning Cor.unission, • The u. s. Census data, • Various individual Kent County studies including the" 1984 Kent County Park Master Plan" prepared by the Board of Count? Road Commissioners and Park Trustees of the County of Kent, • Data gleaned from other federal, state, county, and local documents prepared to support individual development projects or programs, and Other Federal programs available from Government Agencies. u. S. The key data source for all of these pro~rams is the U.S. Census data released every decade. In order to properly consider the growth potential of Oakfield Township, it is necessary to evaluate social, economic, and population data from the points of Federal, state, regional, county, and local Growth patterns in the contiguous political subdivisions. In 1980 9 the Census Bureau population count was 444,506 for Kent County. The Table which follows compares the 1985 population growth for Kent County for the past four decades with projections to the year 2000. The fi~ures indicate that Kent County population will increase at diminished rates through the year 2000. The following table reproduced from the" 1980 Kent County Park Master Plan" indicates the population r,rowth projections through the year 2000. - 5 - �POPULATION TRENDS AND PROJECTIONS* Kent YEAR County POPULATION ANNUAL CHANGE 1950 288,292 1960 363,187 1970 411,044 1980 444 , 506** . 81 1985 463,350*** . 85 1990 481,500*** 1995 498 , 450*** . 78 . 70 2000 513,650*** . 61 2 . 60 1 . 32 *Kent County Park Master Plan **1980 u. s. Census Bureau Population Count . *** West MichiGan Tiegional Planning Commission Projection Additional data on population concerns the aee of citizens . This is critical to the development of community facilities such as parks and cemetaries and the types of housing needed single family, two family, or multiple family. Also impacted are the size and quality of housing and relative density of development . These aspects of growth are related to ac;e and income of residents explored in subsequent headings . - G- �COi·;:FARATIVE AGE DISTRIBUTION 1980 AGE f·lALE ~ FETlft.LE ;,a ~.J 5 4.1 6-Q., 3.9 1980 - 2000 2000 1990 HALE -:,r- FEMALE MALE ~ F:-2:HALE r' ~;;, 7.J 4.0 4.5 4.3 4.3 4-.1 3.6 4.4 4.2 4.3 4.0 ;"? UiJDER 10-14 4.2 4.0 3.7 3.6 4-.2 4-.0 "i5-19 5.0 5.0 3.6 3.4- 4.0 3.9 20-29 9.7 10.2 8.3 s.5 6.7 6.8 30-39 6.5 6.8 6.0 9.2 7.7 7.6 4-0-4-9 4-. 5 4.8 5.6 6.0 7.9 8.0 50-64 6.4 7.1 5.4 6.1 6.1 6.8 65 & over 4-.0 6.2 4.0 6.2 3.7 5.9 EEDIAN AGE TOTAL SOURCE: 27.8 44-4, 506 30.0 40.0 481,500 513,650 u. s. Census of Population West Michigan Regional Planning Commission. These fiQires indicate a slight decrease in the birth rate and the ;youncer e.ce groups, a corresponding rise in the older aGe groups, and an increase median age. - 7 - �I I I I I I I EHPLOYViEHT In 1934, there t·Jere 232,400 employed workers in Kent Count;r. Umemployment we,s 8. 7 ;j . Employment had increased by 10.25 ;~ over 1980. i·!O?.K FORCE 1980 MAEAGERIAL 20.8 7_; Al~D PTIOFESSIOU./1.L I I I TECHHICAL, SALES AlrD Am1naSTRATIVE SUPPORT 30. 5 WORKERS ;-G MAllUFAC TURING 21 • 9 95 WORKERS SERVICE WORKERS 26.8 % IilCOHE For the State of Michigan, median household incorr:e was $19 ,223 and r.iedian family income was $22,107 per annum in 1980. For the United States, median household income was $16,830 and median f~~ily income was $19,908. 8.7% of the Kent County population was in the poverty level, less than both the state and national levels. - 8 - �1980 IlJCOHE KENT COUHTY f-IICHIGAJ{ UNITED STATES ~t 19,223 $16,830 l-L:;;DIAN HOUSEHOLD INCOHE l2DIAN FAMILY IHCOI-IE j 19,908 Flm CE1JT POPuLATIOH IH PROVERTY These .fiQJ.res facility needs.are inportant in evaluation of housing and community • • HOUSING Since OaJcfield Township is primarily an agricultural and residential community, the housing and growth trends are significant in any ple..nnin[: effort • The 1980 Census shows a total of 155,598 occupied housing units in Kent County. By the year 2000 the projection is over 180,000 housin[; uni ts. 435'j of the present housins tini ts have been built since 1960. There was an average of 2.8 persons per household in 1980. This fi~ure is expected to remain stable in the period 1985 to 2000. - 9 - �• • • • • • • • • • • • • • • PE.:11SC~m BY ?.ACE AND HOUSFIG trrnT COUNTS POLITICAL SUBDIVISIOl'T FUMB~ O? F.CRSOl:.'.3 1980 KENT COlmTY OAKFISLD 1970 2,983 HOUSING UrIT8 1970 CiIAJWE 1970 - 1980 444,506 411,044 Tm·JNSHIP RACE PZR C:2:I;T 8.1 ;-j i-Jhi te Other 1980 403,512 165,282 40,994 2,159 2939 44 r-1 1.:J CHANGE 1970 - 131,820 1,312 'r s-,;z. ~ 80 25.41/j 900 SOURCE: U.S. CENSUS BUREAU • SELECTED INCOME .Al~D HOUSII-;G POLITICJJJ ~UBDIVISION Ufi COUNTS MEDIAN TOT.h.L HOUSEHOLD POPULATION IHCOM£ KEHT cotmTY o7 7,;.'! -t f_,,<£.fCQ.j~ TOTAL J!".Ai-lILIES 444,506 1i 18 , 554 155,598 115,102 2,983 ~l 18,125 969 779 01.KFIZLD TOWNSHIP TOTAL HOU Sm OLDS 3. 7Cf-5 / SOURCE: U. S. CENSUS 1980 These figures indicate several major conclusions: • Median household income in Oakfield Township compares favorably with the County as a whole. Household income in the Township is almost on a par with the County as a whole • • The growth of Oakfield TO\mship has been agressive. The increase in population of 33.2 % from 1970 to 1980 is - 10 - PSR CENT Il1 PROV:C:RY (1/ 6 ,"J �among the second highest c;roups of Townships in Kent County along with Spencer and Alpine Tovmships. Only five other Townships in the County of Kent r;rew faster and they were those immediately surroundine; the City of Grand Rapids. POPULATION PROJECTION 198:Z to 2000 for Oakfield---;_rownshiE -YEAR PER CENT CII.filJGE NUMBER OF PERSONS 1970 3.3 2,159 1975 L~.0 2,245 1980 4.1 2,983 1985 3.4 3,084 1990 1995 2000 2.34 3,156 2.1 3,222 1.83 3,280 - 11 - �I I I Chapter IV CITIZEN INPUT I QUESTIONNAIRE HESPONSES AND EVALUATION OR IMPACT BACKGROUND~ In order to be really effective, a Master Plan must not only reflect the leadership and desires of the Planning Commission and its technical personnel, it must also reflect the desires and wishes of the citizens of the Township. Unfortunately, past experience in the Township indicates that Oakfield citizens react like those in most municipalities - they don't get involved unless some official action has a direct effect on them individually or on their property. In order to assure input from the citizens, the Planning Commission prepared a questionnaire and circulated it to a random sample of the population. It was an attempt to assess citizens' opinions and desires regarding the future development of the Township over the next fifteen years. The contacts were developed that anonmity could be preserved and the respondant would not be fearful of truthfully expressing his or her feelings. In previous master plan efforts such citizen input has aided in achieving master plan goals and objectives. I I The questionnaire \vas carefully developed by the PlanninE; Commission in two meetings and was actively publicized. The Planning Commission carefully evaluated the responses and suc;gestions, and to incorporate them in the development of the specifics of the Master Plan. This will assure that the Township Plan will reflect the expressed desires of the Township citizens for the remainder of the 20th century. 'I TIIE QUESTIONNAIRE GEUERAL - The questionnaire was kept simple, straic;htforward and direct and while it concentrated on future c;rowth and development, it permitted comments on all c;eneral topics by soliciting any and all sugc;estions. Hhile all of these comments and suggestions may not be reflected in the planning process they ,vill be considered mid analyzed since they may be helpful to the Township Board, other Township employees, or other Township citizens. - '12 - I �Without the input of the citizens who responded, the Master Plan would be less Tovmship oriented, less effective, and a less adequate base for the related Township functions such as Zoning Ordinance development 1 modification and enforcement; buildin~ inspection, recreation, public facilities, types of housing, Township services, and Township aid and Tovmship maintenance and upkeep. All of these impact on the major plruminG function of determining future development. Present and future residents of Oakfield Township will benefit from the efforts of all of the citizens who became involved and made a contribution of their ideas, sucgestions, and desires. The MRster plan that is ultimately evolved will truly reflect this citizen input. • • SPECIFICS Of the 485 questionnaires distributed by u. S. mail, there were 105 or 21.7% returned. Of these, 8 were marked "deceased" and returned to the Planning Commission. The 485 distributed were considered a liberal sampling of the Township citizenry and the 105 responses were considered a representative sampline; of those questionnaires distributed end also representative of the Township ci tizenr;y. A summary of the responses to the questions follows. QUESTION 1 Do you think there should be any major land use chan~es in the next 15 years? __6_6__ YES; 27 NO. ( 12 citizens left both responses blank. 8 citizens who rnarlrncl "NO" also res:ponded to Question 2 when directed not to. ) QUESTION 2 If your answer to question 1 was "YES", should the changes concentrate on: More commercial areas; - 13 - 26 Yes; 32 NO �•■ I I I I I I I I I I I I I I I I I More Residential development; More Public Open Space; 41 27 YES; YES; 21 34 NO. More Township control over Development; YES; __2_3__ NO. Improved appearance of Residential Areas; _..._5...,5__YES; 15 NO. More Multiple Family Development; 21 YES; _3.....9"- 1{0. Hic.;her standards and controls over mobile homes; 17 ___5_,_7__ YES; NO. OTHER SUGGESTIONS: • IIold the line on taxes; 6 • • Control and remove junk and junk cars; -12._. • Control trash, junk, and rubbish; a. Residential; 10 • b. Commercial; . Fix 6 __;._• u) Roads (Black top or maintain dirt roads ; 8 • • Provide lake access; 2 • • Don't construct new Town Hall; 2 • • Improve the environment ;______1_. • Control parabolic television antennae ; 1 • - 1l~ - NO. �UTILIZATION OF INPUT FROM QUESTIONNAIRES The Plannine; Commission has two major functions: 1. To prepare a long-range Mc1.ster Plan after careful analysis of existin~ land use, citizen input, public use needs, and resources available. 2. To write or modify a short-range Zoning Ordinance to control development to assure that the Township conforms to the Master Plan Future Land Use Map. The inputs from the questionnaire that refer to development and land use are the most relevant. The inputs that refer to taxes, junk and junk cars, trash, rubbish, road maintenance and repair, lake access, environmental issues, and surface emplacements such as parabolic television antennae are secondary factors that the Planning Commission has no direct control over but which will receive consideration in evaluating specific development proposals. POSITIVE PLf.JlliING INPUTS: The entire plnnning effort is justified by the overwhelmine:;ly strong response to question 1. which recommended major land use changes over the next 15 years. The Planning Commission will now have to determine "where, why, and how much?" The major future land use efforts in order of priority should be: 1. Single family residential. 2. More Tmmship control over development. 3. Very little commercia~ development and only after careful study. - 15 - �L~. Ver;yr little multiple family development ( mobile home parks, apartments, condominiums, etc.) after careful study. 5. Higher plannin3 and zonin[; standards and tigher controls for mobile homes. 6. Close communication with the Township Board on control of junk, rubbish, and trash. ?. Continuing follow-up on Township Board and employee control of inoperable vehicles. 8. Careful consideration of impact on taxes of any proposed land use chanGe or development and submission of recommendations to the Tovmship Board. • • • • • • • •I I 9. Review of road upkeep and improvement as a capital improvement plan dovetaileed with the lond use plan; and, 10. Recommendations to the Township Board ( solicited or not) on relevant matters such as: Public development projects Lake access Exterior emplacement of objects and Environmental issues • - 16 - �Chapter V MASTER PLAN PRINCIPLES IMPLEMENTATION • • • • • • •I I • • LAND DEVELOPNENT STANDARDS In order to assure continuity of planning policy and assure a uniform approach even with changin~ membership of the Planning Commission, the planning principles within this chapter were carefully considered and approved . These planning principles shall be adhered to until the year 2000 or until there is a major revision to the Future Land Use Plan, map, or intent . Such a change shall only be permitted if duly considered by the Plannin~ Commission and the Township Board after formal public hearings by both bodies • 1 . PLAN DEFINITIONS : • Future Land Use Plan: This term is identical to the terms Master Plan, Master Plan of Land Use , and Long Range Land Use Plan • It identifies on a map the proposed land uses to be permitted and encoura~ed for every parcel of land within the Township of Oakfield. In some instances the future land use may be a continuation of existing land uses nnd in other cases it may be an entirely different land use or a combination of several land uses • • Existinc; Land Use Map : This map is a graphic representation of the use being made of each parcel of land within Oakfield illciwnship at the time the map was made . The map should be updated every two years • 2 . LAND USE DEFINITIONS : The land use designations to be made are: • Sin~le Family Residential - This incudes structures and mobile homes as well as prefabricated structures . The key factors of determinin~ use are: only one family occupies the unit and there is only residential use . - 17 - �I I I I I.fan additional use is involved it is classifield as a mixed use parcel. The only non-residential use per~itted on such a parcel is a church or church related use • • I With special permission the plan will envision certain limited home occupations within a single family area. I I I I I I Mixed Use Po.reel - These parcels con-Ea.in more than one use and are to be prohibited by the Zonin~ Ordinance. There is only one permited mixed use single family residential and aGricultural. • Agricultural - Any parcel within the Township may be used initially for agricultural purposes. Even if zoned for a more intensive use, it may be used agriculturally until developed. Agricultural purposes include the growin5 of crops, trees, and related harvests as well as cattle, dairy uses, and related soil utilization activities. • Commercial - Commercial land uses are those uses that stock merchandise for resale to the general public. They may be sin~le purpose sales or combinations of products for sale. They may be wholesale or retail. They cannot produce or manufacture products. • Industrial - Industrial land uses include those uses that produce, manufacture , or assemble articles for sale to businesses or individuals. • Duplex or Two Fa~ily - A duplex land use is a two family use on a sinsle parcel of land. It may be in one structure or in two structures. - 18 - �I I I I I I I I I I I I I I I I I I I • Multi-family - A multi-family land use is a single parcel developed .for more than two family units. It includes apartments, condominiums, cooperatives, and grouped mobile homes. • Public - Public land is owned by a GOVernmental body and is utilized for a public purpose. It includes such uses as street rights-of-way, cemetaries, public buildincs , p8.rks, lake access, monuments, public airports, public hunting and forest preserves, sports facilities, schools, sanitary landfills, etc. • Multiple Uses - Especially planned areas that contain some or all of the uses previously described as a sinr,le development of inter-related and inter-dependent uses. 3. PLABNING TERMS DEFINED: • Transitional Area An area in which a series of uses are combined in such a manner as to gradually move from a very heavy use such as industrial proe;ressively to lic;hter uses such as to commercial, to professional office, to duplex, and to sinele family ( the lic;htest other than ar,ricultural or vacant) • • Deterioratinp; Area - One in which a majority of the structures show evidence o.f decline. It can be either ac;ricu.ltural, residential, commercial, industrial, or public. • Low Density Residential - An area aeveloped with single famil;y or ac;ricul tural uses with a maximum of six sinc;le family units per acre. - '19 - �• Medium Density Residential - An area developed with duplexes or apartments with a density not exceeding fifteen ( 15) family units per acre • • Hir;h Densit¥ Residential - An area developed with apartments or condominiums with a density of 16 to 24 family units per acre. 1-1-. PLANNING PRINCIPALS: a. Ap;ricultural Land - Such land will only be planned for a more intensive use when all indications are apparent that development will surround and isolate it within the planning period or the owners actively promote such planning or when economic indications for its continued use for farming are negative. b. Isolated Non-conforminr; Uses Isolated uses that do not conform to the land use plan \•Till be inte~ruted by transitional use techniques. c. Uniquely Situated Parcels - Parcels which have unique d.rainage, topographical, soil or adjacent limitations may be plrumed for future change by beinG desic;nated planned unit development areas. In these areas multi-faceted uses may be permitted when so planned as to protect adjacent areas. d. Existin~ Land Use Desir;nations 'l'he lan use designations on the existin£5 land use map are precise and parcel oriented. For exrunple, a parcel desi(jnated e..s "agricultural" with a farm house would be desie;nated "residential" for the acreac;e on which the "farm liouse" stood. - 20 - �I I I I I I I I I • e. Future Land Use Desi5nations - The land use designation for the future is general and flexible since it is planned for up to 15 years in the future . It is the planning intent to generally indicate the acreage intended for future use with the realization that property or parcel lines may not meet ultimate development needs precisely. Thus, they indicate general intent subject to realistic detailed future plans which may cause some modification of boundaries indicated. In short, they are unprecise e;eneral boundaries of future use proposals . 5. FUTURE LAND USE PLAN CONCEPT: The future land use map designations are the combined conceptual expressions of the Plannine Commission members and their technical staff . They were conceived a.nd finalized after careful and detailed study and research . They are considered essential to sound Township development and e.re intended to express the best proposal for the vast majority of the Township citizens althoue;h a few individuals may feel some of the uses are not the best . In developin~ the future land use proposals, close communication was held with the Township Board; public hearings were held; and all actions taken and data collected were and are a public record. 6. SITE PLAN PREPARATION PROCESS TO BE FOLLOWED BY SITE PLANNERS IMPLEMENTING PLANNED UNIT DEVELOPMENT AREAS: Development must be detailed as follows • Inventory of site and environs • Conceptual site plan alternatives • Interpretation and analysis • Schematic oite plan of selected alternatives - 21 - �~ I I I I I • Preliminary site development plan of overall site • Final phased site development plan 7. CAPITAL IMPROVEMENTS PROGRAM: Many city master plans have these proe;rams as do some very urban and highly developed tm,mships. Oakfield Township does not have the growth and density to justify the preparation of such a program at this time . Thus, capital improvements such as roads, public buildinGs, water supply systems, sewage systems , etc . should not be programmed at this time but on a special as needed basis such as was done for the Scram Lake sewer project and the new Oakfield Township Hall . - 22 - 1 �- - -- -- -- --·-·-- - --- ------ - - - - - - - - - - -- - - _,. ---- ------- - ----- - - - - - 1 <:;:J II lo . 1 Q ( " ~ I 11.. l••u•'·"·, j/H"t (J "7 II ~ I!. ti MIL a > ' 0 2-o '!! ~11----'~--=--:....•-L---L---J d) J"' .... ~:, ~-....E:L__.,LJ:1:e~-~ ~ ,i > C - -- - II M1Le_ "-OAb ~ . { ~ "M 3<. >- ' ",. tI ( MILi Fur u RE I I I LAND 10 "OAJt USE p • l • ~ ~~ ~~ ;; • •• lt.M.11"'• .• t • ! l•••• 0 0 • commerc.ial heavy transHlonal light transitional t M1L1l LAN OAKFIELD ,. KE NT TOWNSHIP COUNTY MIC HI GAN 19B6 public/semi-public FGZ..v~~~, _residentlal/a9ric. I ·•·· I Industrial MASTER PLAN I- !1 11.0 .. ,, I �I - ~~~~~==~~~~~~~~•~~~D~-~ lstlng Land Use ;; 0 0 0 0 >o 0 0 0 slic,\ i8@888888 0 0 I "'•• . 0 0 0 I 1 , ... 1000 0 I commercial Industrial multl-family Oakfield Townshlo Kent County Michigan 1986 MASTER public/ semi-pubJDiWW¥,t,;J reside ntlal ~»'\\W vacant n PLAN - - .. . ------- - - - - - - - - -- - - - - - - ' � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Oakfield-Twp_Master-Plan-Update_1986 Creator An entity primarily responsible for making the resource Oakfield Township Planning Commission, Oakfield Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1986 Title A name given to the resource Master Plan Update Description An account of the resource The Master Plan Update 1986-2000 for Oakfield Township was prepared by the Oakfield Township Planning Commission with the assistance of J. Paul Jones in 1986. Contributor An entity responsible for making contributions to the resource J. Paul Jones (consultant) Subject The topic of the resource Master plan reports Oakfield 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/555bc3797a143a44decff1c7d26ea45e.jpg c4e5d02c0d3bb40f7d9da4182e25dc49 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 Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 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. Source Seidman Rare Books. PS3503.E5475 M3 1901 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 DC-01_Bindings0444 Title A name given to the resource Master Skylark: A Story of Shakspere's Time Description An account of the resource Binding of Master Skylark: A Story of Shakspere's Time, by John Bennett, published by The Century Co., 1901. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1901 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/ee18d653c39332f66182e57374d47ff7.pdf 42814aa3292dfecf93d4464cb384a8f9 PDF Text Text CITY OF SOUTHFIELV PARKS ANV RECREATION SOUTHFIELV, MICHIGAN �MASTER. STREET TREE PLAJJ ------- ~Jte.pa1te.d By LauJLe.nee. A. Schenk, SupeJUJ1te.nde.nt (FoJtutvc.) /v.,,6-l!, .tant: VepM.tme.n.t o6 Pa1t!u, a.nd Re.Cite.at.lo n, FoJt FuJtt.he.~ Inoollmatlon Ca.Le. CITY OF SOUTHFIELD VEPARTMENT OF PARKS AiJV RECREATION EL6-1100 Exte.n1.>lon ?.08-209 �MASTER STREET TREE PLAN -Southfield's Master Street Tree Plan was the result of a comprehensive survey and evaluation of the site factors on each of the streets in Southfield. • After the survey which took nearly two years, an official tree was designated for each of the streets in the community. Consideration of the following factors were given in selecting the trees:; (1) width of the space between sidewalk and curb (2) setback distance of the house (3) width of street (4) direction of street (5) Height of overhead wires (6) existance of underground utilities (7) type and location of street lighting (8) type of soil (9) architecture of the neighborhood (10) drainage (11) Existing trees (12) type of neighborhood (13) prevailing winds (14) tree maintenance and disease characteristics (15) tree form, size, color, texture (16) tree use. These factors were then applied to the consideration of what tree varieties are suitable for this climate and urban growing conditions. Selection of a number of species is consider~d essential, for diseases such as • Dutch Elm Disease and Chestnut Blight have shown us what problems can occur when a disease threatens to wipe out a single tree species. When a great number o~ species are planted~ the chances for the spread of disease and the devastation attendant with such losses, are greatly reduced. In Master Street Tree Plans an objective of no more than 15% of any one tree species is common. When soils are particularly difficult or a specific display of color or form is desired on certain streets some species may exceed the 15% figure. Given an unlimited amount of time, nature itself would give good tree distribution, because unsuitable species would die and suitable species live. Many individuals have in the past planted inferior tree species because they grow rapidly and show quick progress. In many cases the resident lives on the property long enough to suffer the drawbacks of poor selection i.e., clogged sewers~ raised sidewalks, falling limbs, insects 9 loss of grass, etc. More often they do not, but pass the tree on to the next owner who then bears the problems of maintenance and sometimes the cost of replacement. • �- 2 - This hit and miss method is not necessary when competent professional help is available to analyze and recommend proper plantings for any given area. Since the right of way area next to Southfield~s public streets is under the statutory jurisdiction of the Parks and Recreation Department of the City of Southfield, i t necessarily follows that this Department should be responsible for devising and implementing a Master Street Tree Plan. No plan is worthwhile unless it can be translated into action. It was necessary to make a decision on what type of implementation plan should be attempted. The plan the Parks and Recreation Department has selected is a voluntary plan working primarily through Civic Improvement Associations. Contact is made with the Association and a Department staff member attends a general membership meeting and explains the purpose of the Master Street Tree Plan. Included in this explanation is a discussion of the local Tree Ordinance and information regarding planting and tree care. The Association makes the determination what members would like to participate in tree plantings and a contract is arranged with a commercial firm through the Parks and Recreation Department using the City of Southfield's buying power. After the tre es are planted, the contractor collects either from the Association or from the individual property owners, whichever arrangement has been agreed to before planting. This arrangement has already resulted in approximately 1,000 street trees being planted in various subdivisions. In those few sections of Southfie ld where no Civic Associations have been forme d , the Parks and Recreation Department will work with individual property O":·mers. allows everyone to avail thems e lves of t h e convenience of the plan regardl e ss of residence location. Th is �- 3 - The use of Civic Associations for implementation has the advantage of being • completely voluntary 9 allows the Department an opportuntiy to educate the public on beautification, strengthens the working relationships with Civic Associations, promotes better care after planting because of personal involvement 9 and sets up a program whereby those who benefit bear the costs involved. T • • �ClIY UF ~UUIHFl~LU DEPARTMENT OF PARKS AND RECREATION * " RECOMMENDED TREES FOR PLANTING (See Master Street Tree Plan or Call Parks & Recreation Dept. 356-1100 x 208 for tree species required for your street) SHADE & ORNAMENTAL TREES Norway Maple (& varieties - Columnar, Globe, Cleveland) Sugar Maple (& dwarf variety Seneca) Red Maple (Improved varieties only) Crimson King Maple (Purple Leaves) Schwedler Maple (Purple-green Leaves) Amur Maple Hedge Maple Mountain Ash (Selected use only) Green Ash (Marshall Seedless only) Honey Locust (Patented varieties only i.e., Moraine, Shademaster, Skyline, Imperial, Sunburst) Globe Locust Red Oak Pin Oak Little Leaf Linden Crimean Linden Ginkgo (male only) Japanese Pagoda Tree Hock.berry Pyramidal European Hornbeam American Hop Hornbeam London Plane Sweet Gum Hawthorn (Varieties - Pauls Scarlet, Lavalle, Washington) Crab Apple (Varieties - Hopa, Japanese Flowering, Aldenham Purple, Snowdrift) Oriental Cherry "Kwansan" Sargent Cherry MISCELLANEOUS CLASSIFICATION - No specific tree or spacing or location~ anv �• PLANTING INSTRUCTIONS I *** 1. Plant trees no less than 40 feet apart. 2. Plant trees no less than 5 feet from driveways. 3. Do not plant trees on a planting strip less than 4 feet wide. 4. Do not plant trees closer than 15 feet from any street intersection measured from the closest corner. 5. Do not plant trees less than above the ground. 6. Do not plant trees closer than 3 feet from the curb unless the planting strip is less than 6 feet wide. 7. Do not plant trees from the following list: l 1/2 inches in diameter _§_ inches Willow (salix - all varieties) Poplar (populus sp,) Silver Maple (acer saccharinum) Box Elder (acer negundo) Tree of Heaven (Ailanthus altissimus) Wild Chestnut (castanea sp.) American Elm (ulrnus americana) Chinese Elm or Siberian Elm Mulberry 8. Watch out for s-ewers, gas and water mains when digging. 1. Never mound the earth around the trunk. The soil should be dished (higher at the edge of the dug-up area) allowing rain or other water to seep in around the roots. 2. Keep an area of at least 12-18 inches radius from the trunk free of grass. This helps protect the tree from being damaged by lawnmowers and it provides the tree with loose, absorbent soil. (Crushed rock, wood chips, or pebble mulch in this area look nice and keep the soil loose.) 3. Never overwater. Many trees, particularily those planted in heavy clay soil, are lost by excessive watering. In sandy soil with good drainage, overwatering is not a problem. A good mulch will cut down the need for frequent watering except in periods of prolonged drought or in the hot, dry 9 late summer months. 4. Look for "sucker sprouts" along the trunks of new street trees cut them off before they disfigure the tree, �MASTER STREET TREE PLAN Street ABERDEEN A Section Honey Locust from 11 Mile to Catalpa & Bedford to Crescent 12 ,13 Ma~shall Green Ash from Catalpa to 12 Mile 13 ABINGTON Norway Maple 15 ACACIA Miscellaneous 21 ADDISON Misc. from Red River to Santa Barbara & Mulberry to Green Valley 26 ,28 Honey Locust from Santa Barbara to Continental & Maryland to Greenfield 25,26 Red Maple from Southfield to Robert 25 Marshall Green Ash from Robert to Maryland 25 ADDISON COURT Heney Locust 25 ADELEIN Sugar Maple 31 ADRIAN Norway Maple from Santa Barbara to Catalina 23 Honey Locust from Catalina to Woodvilla 23, 24 AGNEW Schwedler Maple 25 ALBANY Mis ce llane ous 35 ALBERT Honey Locust 12 ALHAMBRA Honey Locust 15 ALMIRA Sugar _Maple 29 ALTA VISTA Honey Locust 23, 24 ALVIN Miscellaneous 33 ANDOVER Norway Maple 15 ANNA Norway Map le 25 ARBOR PLACE Schwedler Maple 25 ARIEL Marshall Green Ash 25 ARLINGTON COURT Norway Maple 15 ARLINGTON Norway Map le 15 ARROWHEAD Honey Locust 23 �-- MASTER STREET TREE PLAN CONTINUED Street A • Section ASHLEY COURT Norway Maple 10 AUDREY Miscellaneous 27 AUTUMN Norway Maple 11 AVILLA Marshall Green Ash 13 AVON Little Leaf Linden from Greenview to Greenview 35 Red Maple from 8 Mile to Midway 35 B BAINBRIDGE Norway Maple 11 BALEWOOD Miscellaneous 12 BARBARA FRITCHIE Norway Maple 23, 26 BAYP-RD Miscellaneous 23 BECK Miscellaneous 18 Honey Locust 12 BEECH COURT Miscellaneous 30 BEECH ROAD Red Oak 30, 31 BEECHAVEN Mis ce llane ous 10 BELL ROAD Mis ce llane ous 16 BELLBROOK Mis ce llane ous 16 Miscellaneous 16 BELLMONT Norway Maple 15 BENTLER Miscellaneous 34 BERG ROAD Red Oak BERMUDA Norway Maple 10 BERKSHIRE Norway Maple 15 BIRCHRIDGE Miscellaneous 35 BITTERSWEET Miscellaneous 16 BOB WHITE Mis ce llane ous 22 BEDFORD N &E BELLWOOD N ~ s • 21, 28, 33 • �MASTER STREET TREE PLAN CONTINUED ---- Street B Section BOENING Miscellaneous 35 BONSTELLE Marshall Green Ash 25 BRADFORD Honey Locust 15 BRADFORD COURT Crimson King Maple 15 BRADFORD CIRCLE Honey Locust 15 BRANDYWYNNE Honey Locust 29 BRAZIL Miscellaneous 21 BRENTWOOD Red Maple 12, 13 BRIARBANK Miscellaneous 21 BRIARBANK COURT Miscellaneous 9 BRIARWOOD Norway Maple 15 BRIXTON Norway Maple 36 BROOKS LANE Miscellaneous 9' 16 BROOKSHIRE Norway Map le 15 BROOKSIDE Mis ce llane ous 28 BUCHANAN Miscellaneous 32 BUSH Miscellaneous 28 BUTTERCREST Miscellaneous 35 BUTTERNUT Marshall Green Ash 11 BYRON Sugar Maple 31 C Norway Maple from Lathrup Village to Sprin _q Arbor 13 Marshall Green Ash from Shagbark to Greenfield 13 CANDLEWOOD Norway Maple 11 CANTERBURY Honey Locust from Nadora south to dead end 12 Norway Maple from Evans to 13 Mile 12 Red Maple 26 CAMBRIDGE ., CAPITOL �-- MASTER STREET TREE PLAN CONTINUED Street ,. C Section . CARLETON Miscellaneous 32 CARMEL Marshall Green Ash 15 CARMEL COURT Marshall Green Ash 15 CARMONA Little Leaf Linden 23 CASE Miscellaneous 17 CASLETON Ginkgo 24 CATALINA Little Leaf Linden 23 CATALPA Honey Locust 13 CEDARCROFT American Hop Hornbeam 24 CHARLES COURT Marshall Green Ash 15 CHARLES Norway Maple 15 CHARLTON Miscellaneous 22 CHARTER Miscellaneous 21 CHARWOOD His ce llane ous 33 CHATHAM Norway Maple 10 CHATS FORD Miscellaneous 16 CHELMSFORD Norway Maple 11 CHERIMOOR Miscellaneous 30 CHERRY HILL Crimson King Map le 11 CHURCHES Miscellaneous 29 CIRCLE DRIVE Mi see llaneous 22 CIVIC CENTER Miscellaneous 23 CLARKSON Mis ce llane ous 21 CODE Miscellaneous 21 CONCORD Marshall Green Ash from Lahser to Abington 15 Norway Maple from Abington to Devonshire 15 Marshall Green Ash 15 CONCORD COURT • • �-- MASTER STREET TREE PLAN CONTINUED Street C Section 26 CONNECTICUT Honey Locust CONSTITUTION Marshall Gl'."een CONTINENT AL Red Maple 23, 26 CONCOURSE Little leaf Linden 23 CORAL GAB LES Mis ce llane ous CORALSEX Mis ce llane ous 23 CORNELL Honey Locust 35, 36 CORNWALL Ginkgo 24 CORRINE Miscellaneous 9 COTTAGE Mis ce llane ous 33 COVENTRY WOODS Flowering Crab Apple 16 COVINGTON Norway Maple 15 CRESCENT Honey Locust from Bedford to Pierce 12 Honey Locust from Pierce to Red leaf 12 Honey Locust 26 CUSTIS Ash 15 20, 22, 23, 24 D DAISY LANE Miscellaneous 32 DARTMOUTH Norway Maple 15 DELAWARE Sugar Maple 31 DEVONSHIRE Norway Maple 15 DOLPHIN Miscellaneous 28 DONOVAN Mi see llane ous 34 DORSET London Plane from Evergreen to Stahelin 35 Norway Maple from dead end to Southfield 35 Norway Maple from Southfield to Northwestern 36 DOVER Norway Maple 15 DUFTY Miscellaneous 8 -- - -- ------ �MASTER STREET TREE PLf!N CONTINUED --------- Street D S8 ct ion DUNBAR Mis ce llane ous DUNS SCOTUS Miscellaneous from Plum Hollow to Lahser 28 Red Maple from Lahser to Plumbrooke 27 ~forway Maple 11 DUXBURY E EAST Pin Oak 31 EDGEMONT Miscellaneous 19, 30 EDINBURGH Suga.r Mapl-3 29 EDWARDS Honey Locust 12 EIGHT MILE Honey Locust 81. - 36 8 1/2 MILE Mis ce llane ous ELEVEN MILE Kwansan Cherry ELDRIDGE Norway Maple ELDRIDGE COURT Norway Maple 11 EMMETT Red Maple 31 ESTELLE Sunburst Locust 25 EVANS Marshall Green Ash 12 EVERETT Red Maple from Catalpa to 13 Mile 12, 13 Marshall Green Ash from 11 Mile to San Quentin 13 EVERGREEN 13 - 18 . Kwansan Cherry F FAIRFAX FP..IRFIELD Marshall Green Ash from Catalpa to 12 Mile 13 Marshall Green Ash from Maryland to George Washington 25 Norway Maple from George Washington to 10 1/2 Mile 25, 24 Crimson King Maple from 11 Mile to San Quentin 13 Red Maple from 12 Mile to 13 Mile 12 Miscellaneous 24 ~ �MASTER STREET PLAN CONTINUED Street F Section FAIRVIEW CRESCENT Miscellaneous 12 FAIRWAY Miscellaneous 33 FALL RIVER Norway Maple 11 FARMBROOK Miscellaneous 7, 8 FILMORE Honey Locust from Southfield to Adrian 24 Honey Locust from Sherfield east to Dead end 24 Marshall Green Ash from Evergreen to Parsons 23 Marshall Green Ash from Continental to Southfield 23 FINN Miscellaneous 20 FITANE Miscellaneous 18 FONTANA Norway Maple 15 FORESTVIEW Miscellaneous 29, 30 FORESTWOOD Miscellaneous 10 FRAMINGHAM Norway Xaple 11 FRANKLIN ROAD Pin Oak from Telegraph to 11 Mile 20 Miscellaneous from 11 Mile to Franklin Village 7, 17, 18 FRAZER Miscellaneous 34 FREDRICK Mis ce llaneo us 32 FRIAR LANE Mis ce llane ous 21 G GARNER Sugar Maple 29 GEORGE WASHINGTON Honey Locust from Southfield east to Pierce 25 London Plane from Maryland to Greenfield 25 Marshall Green Ash Connecticut to Southfield 26 GLASGOW Marshall Green Ash 13 GLASTONBURY GATE Miscellaneous 16 GLENEYRIE Mis ce llane ous 30 �-- MASTER STREET TREE PLAN CONTINUED Street G Honey Locust from Shenandoah west to Dead end GLENMORRA east Mountain Ash & west 15 from Paul Revere to dead ends 15 GLENSIDE Miscellaneous 29 GOLDWIN Honey Locust 23 Honey Locust from Southfield to Woodvilla 24 Honey Locust from Kingshire east to dead end 24 Red Map le from Southwood east to dead end 24 GOLFVIEW Mis ce llane ous 33 GRAND CONCOURSE Litt le Leaf Linden 23 GREENFIELD Schwedler Maple GREEN LEIGH COURT Miscellaneous 24 GREENSPRUCE Norway Maple 11 GREEN VALLEY Ml.see llaneous 28 GREENVIEW Hotiey Locust 35 GREENWALD Miscellaneous from Hazelhurst to Greenview 35 Norway Maple from Greenview to Southfield 35 Norway Maple 10 GROSVENOR Norway Maple 11 GUY Honey Locust 11 GREENWAY N &s • Section 12, 13, 24, 25 • 36 • H ·• HAMPSHIRE Marshall Green Ash 15 HAMPSHIRE COURT Marshall Green Ash 15 HAMPTON COURT Mis ce llane ous 16 HARBOR COURT Norway Maple 15 HARBOR Norway Maple 15 HARDEN Norway Maple 25 HARVARD Honey Locust from 11 Mile to Devonshire 15 Norway Maple from Devonshire to .Abineton 15 • �MASTER STREET TREE PLAN CONTINUED Street HAZELHURST H Section Sugar Maple from Prosper to Telegraph 32 Miscellaneous 33, 35 HAZEN Miscellaneous 21 HELEN Miscellaneous 28 HERITAGE COURT Marshall Green Ash 11 HERITAGE Marshall Green Ash 11 HIAWATHA Mis eel laneous 27 HICKORY LEAF Norway Maple 11 HICKORY HILL Miscellaneous 29 HILTON Marshall Green Ash from Evergreen to Pierce London Plane from Kingshire east to dead end 24 HOLLYWOOD Norway Maple 35 HOOPER Miscellaneous 20 Miscellaneous 8 Miscellaneous 28 OPE HUNTERS LANE I Honey Locust from Lahser to Valley Forge 15 Norway Haple from Shenandoah east to dead end 15 INDIAN Red Oak 31 INGLESIDE Miscellaneous 29 INKSTER Pin Oak INTERSTATE 696 No:i:way Maple 18, 26 IVANHOE LANE Flowering Crab Apple 16 INDEPENDENCE 7,19, 31 J JEANETTE - EFFERY JILL Marshall Green Ash 23, 24 Schwedler Maple 26 Marshall Green Ash 25 �MASTER STREET Street ~RlJili. J CONTINUED Section J.L. HUDSON Miscellaneous 36 JOHN'Y CAKE Norway Map le 13 JORAND Miscellaneous 19 JUDSON Honey Locust 12 I K . KALONG E & w Mis ce 11 ane ous 18 KEANE Marshall Green Ash 31 KEEFER Pin Oak 32 KENSINGTON Marshall Green Ash 11 KENSINGTON COURT Miscellaneous 22 KENWYCK Sunburst Locust 16 KESH Honey Locust 11 KILDARE Miscellaneous 20 KINGSHIRE Norway Maple 24 KINGSWAY COURT Crimson King Maple 26 KINLOCH Sugar Maple 31 KINSEL Miscellaneous 29 KNOB WOODS Miscellaneous 22 KRUGER Miscellaneous 33 L LACROSSE Norway Maple 15 LAFAYETTE CIRCLE Miscellaneous 26 LAHSER Norway Maple 9, 21, 33 LAKE RAVINES Miscellaneous 30 LARGES Miscellaneous 28 LARKINS Miscellaneous 29 LARKINS COURT Miscellaneous 29 �MASTER STREET TREE PLAN CONTINUED ---L Street LARKMOOR Norway Maple 15 LATHRUP Honey Locust from 12 Mile north to dead end 12 Honey Locust from Maryland to Mount Vernon 25 Norway Maple from 10 1/2 Mile south to Silver Maple 24, 25 Norway Maple from Winora to Melrose 36 LAURA Miscellaneous 26 LAUREL VALLEY Miscellaneous 16 LAUREL VALLEY COURT Miscellaneous 16 LEDGESTONE Norway Maple 15 LEE Norway M~ple 25 LEE HEIGHTS Miscellaneous 28 LEE LANE Miscellaneous 28 LEE BAKER Miscellaneous from Northwestern south to Northwestern 26 Honey Locust from Northwestern north to Santa Barbara 26 Norway Maple from Sharon south to dead end 10 Honey Locust from Northome north 10 LEEWRIGHT Red Maple 32 LELO COURT Marshall Green Ash 2,5 LESLIE Miscellaneous 8 LEXINGTON Norway Maple 13 LINK Miscellaneous 32 LINCOLNSHIRE Sunburst Locust 16 LOCKDALE Miscellaneous 17 LOIS LANE Miscellaneous 22, 27 LONE ELM Norway Maple 11 Mis eel laneous 12 Marshall Green Ash 15 LEEMOOR . Section ONG CREST LOS PALMOS �MASTER STREET CONTINUED L Street LOUISE ~ ~ Norway Maple ~ 25 M MACAULEY Miscellaneous 34 MACBETH Miscellaneous 20 MADA l1iscel laneous 34 MADISON Norway Maple 12 MAGNOLIA London Plane from Evergreen to Stahelin 35 Norway Maple from Southfield west to dead end 35 Norway Maple from Southfield to Northwestern 36 MAHON Miscellaneous 34, 35 MAITROTT Miscellaneous 18 MAPLERIDGE Miscellaneous from 9 Mile north to Northwestern 26 Miscellaneous from 9 Mile south to Hazelhurst 35 Red Maple from 8 Mile north to dead end 35 MAPLEWOOD Mis ce 11 aneous 31 MARGATE Mis eel laneous 24 MARIMOOR Honey Locust 10 MARSHALL Honey Locust from 11 Mile to San Quentin 13 • Red Maple from Catalpa to 13 Mile MARTHA WASHINGTON Honey Locust 26 MARYLAND Honey Locust from Lathrup to Templar 25 Norway Maple from Stratford to 10 Mile 25 Honey Locust from Southfield west to dead end 26 McCALL Miscellaneous 21 McALLISTER Miscellaneous McCLUNG Norway Maple from Southfield east to dead end Marshall Green Ash 25 . 20, 29 27 �MASTER STREET Street ~ PLAN CONTINUED M Section McDONNELL Marshall Green Ash 11 MEADOWLANE Honey Locust 10 MEADOWLARK Miscellaneous 22 MEADOWOOD Miscellaneous 24 MELROSE Norway Maple from Lahser to Prescott 34 Norway Haple from Evergreen to Southfield 35 Norway Maple, from Southfield to Northwestern 36 Miscellaneous from Prescott to Evergreen 34 MERRILL Marshall Green Ash 25 MIDDLESEX Miscellaneous 23 MIDWAY Miscellaneous from Lahser to Evergreen 34 Hiscellaneous from Evergreen to Greenview 35 Honey Locust from Greenview to Southfield 35 MILLARD Miscellaneous 33 MONT~ Marshall Green Ash 15 MORRISON Norway Maple 12 MOUNT VERNON Marshall Green Ash 25, 26 MUERLAND ·Miscellaneous 20 MULBERRY Miscellaneous 219 28 MULBERRY COURT Miscellaneous 28 MULROY Miscellaneous 21 MURRAY CRESCENT Miscellaneous from Lahser to 12 Mile 10 Marshall Green Ash from 12 Hile to San Carlos 15 Miscellaneous 33 Miscellaneous from Hazelhurst to Greenview 35 Red Oak from Greenview to Southfield 35 Norway Maple 12 ·A ;.u;::i: MURWOOD NADORA �MASTER STREET TREE PLAN Street CONTINUED N NANCY Miscellaneous 32 NANTUCKET COURT Marshall Green Ash 15 NANTUCKET Marshall Green Ash 15 NEGAUNEE Marshall Green Ash 31 NEW HAMPSHIRE Marshall Green Ash from Southfield east to dead end 25 Norway Maple west of Pierce to dead end 25 Norway Maple from Maryland to George Washington 25 Norway Maple from Harden Circle west to dead end 25 Honey Locust from Southfield to Martha Washington 26 NEWPORT Miscellaneous 35 NINE MILE Kwansan Cherry NOEL Miscellaneous 26 NORBORNE Marshall Green Ash 31 NORCREST Miscellaneous 33 NORMANDALE Miscellaneous 10 NORTHBROOK COURT Marshall Green Ash 11 NORTHBROOK Marshall Green L\sh 11 NORTH CAROLINA Norway Maple 26 NORTHGATE Norway Maple 11 NORTHLAND Norway Mapla from Southfield to Rutland 36 Kwansan Cherry from 8 Mile to Northwestern 36 NEW JERSEY 25, 26, 27, 2~ 29, 30 NORTHLAND PARK CT. Norway Maple 36 NORTHOME Honey Locust 10 NORTH PARK DRIVE Kwansan Cherry 36 NORTHWESTERN HWY. Norway Map le NORWOOD N Miscellaneous & S & W • Section 7, 17, 217 22. 26 27 . �MASTER STREET TREE PLAN CONTINUED Street 0 Section OAK.CREST Pin Oak 24 OAK GLEN Miscellaneous 30 OLDHAM ROAD Miscellaneous 22 OLD STREAM CIRCLE Marshall Green Ash 11 OLD STREAM COURT Marshall Green Ash 11 OLD STREAM Marshall Green Ash 11 OLIVER Miscellaneous 28 ONYX Marshall Green Ash 23 ORCHARD GROVE Miscellaneous 20 ORLANDO Miscellaneous 34 O~~OND Miscellaneous 19 OUTWOOD Miscellaneous 30 p PARK LANE Honey Locust 12 PARSONS Red Maple 23 PAUL REVERE Honey Locust 15 PEBBLE BROOK Miscellaneous 18 PEBBLES TONE Miscellaneous 18 PEEKSKILL Miscellaneous 19 PENNSYLVANIA Marshall Green Ash from Lathrup to Greenfield 25 Honey Locust from Mount Vernon to Martha Washington 26 PHILIP Miscellaneous 26 PIERCE Norway Maple from 12 Mile to Webster 12 Norway Maple from 11 Mile to 12 Mile 13 Norway Maple from Mount Vernon to Sherfield 25, 24 Norway Maple from Melrose to Northwestern 36 Miscellaneous from Webster to 13 Mile 12 Kwansan Cherry 10 • PINETREE �MASTER STREET TREE PLAN CONTINUED p Street ~ 33 PLATTSBURG Mis ce 11 aneous PLEASANT TRAIL Norway Maple 11 PLUMBROOKE Norway Map le 27 PLUM HOLLOW Miscellaneous 28 PLUMRIDGE Miscellaneous 29 POINCIANA Red Maple 31 PONTCHARTRAIN Sunburst Locust 16 POTOMAC Norway Maple from Shenandoah east to dead end 15 Honey Locust from Lahser to Valley Forge 15 PRAIRIE Honey Locust 24 PRESCOTT Mis eel laneous 34 PRESTWICK Norway Maple 10 PROSPER Red Maple 32 PROVIDENCE Kw ans an Cherry 25, 26 R Pin Oak from 10 Mile to Filmore 23 Miscellaneous from 11 Mile south to dead end 23 RAMBLING Norway Maple 11 RANCH HILL Miscellaneous 28 RANCHWOOD Norway Map le 15 RANGEMORE Miscellaneous 30 RAVINES Miscellaneous 19 RED LEAF 12 RED MAPLE COURT Marshall Green Ash from 12 Mile to Lexington Norway Map le Red Maple RED MA.l'LE LANE Red RED RIVER Red Maple from 10 Mile to Filmore 23 Miscellaneous from 11 Mile south to dead end 23 Marshall Green Ash from 10 Mile to Northwestern 26 RACKHAM Maple 13 11 11 �MAST!a: STREET TREE PLAN CONTINUED Street R Section REDWOOD Marshall Green Ash 13 REDWOOD COURT Marshall Green Ash 13 REVERE Honey Locust 12 RICHARD Norway Maple 25 RIDGECLIFF Norway Maple 24 RINEHART Miscellaneous 17 RIVER CREST Miscellaneous 16 RIVERDALE Miscellaneous 31 RIVER HEIGHTS Miscellaneous 28 ROBERT Norway Maple 25 ROCKINGHAM Sugar Maple 29 ROCK CREEK Norway Map 1e 11 ROSELAND Marshall Green Ash 1:\ 15 ROSEMOND Miscellaneous 7 ROUGE COURT Miscellaneous 31 ROUGE CREST Miscellaneous 30 ROUGEMONT Miscellaneous 31 ROUGEWOOD Miscellaneous 31 ROXBURY Marshall Green Ash 36 RUSSELL Pin Oak 27 RUTLAND Norway Maple 25 "3(3 Norway Maple 12 RUTHERLAND N & E .§. • SAMOSET Miscellaneous 30 SAN CARLOS Marshall Green Ash 15 SAN MARINO His cellaneous 18 SAN QUENTIN Marshall Green Ash 13 �UA5_TIIB STRE.Jll TREE !LAN CONTINUED s Street SAN ROSA Section Honey Locust from Stuart to Greenfield 13 Marshall Green Ash from Spring Arbor west to dead end 13 Norway Maple from 10 Mile to Northwestern 26 Red Oak from 10 Mile to Filmore 23 Sugar Maple from Telegraph west to dead end 32 Miscellaneous from Telegraph to Berg 33 SAXTON Miscellaneous 35 SECLUDED LANE Crimson King Maple 34 SEDALIA Red Maple 31 SELKIRK Norway Maple 13 SEMINOLE Honey Locust 31 SHAGBARK Norway Maple 13 SHARIDALE Mis eel laneous 7 SHARON LANE Norway Maple 10 SHELLEY Schwedler Maple 25 SHENANDOAH Norway Maple 15 SHERFIELD Honey Locust from Lathrup to Woodvilla 24 Norway Maple from Woodvilla to Kingshire 24 SHERMAN Miscellaneous 33 SHERVILLA Honey Locust 24 SHEVINGTON Sunburst Locust 16 SHIAWASSEE Sugar Maple 31, 32 SHOREHAM Norway Maple 11 SILVERCREST Miscellaneous 35 SILVER MAPLE Red Maple 25 SIL VER SPRING Norway Maple 11 SIM1-10NS Mis eel laneous 20 SANTA BARBARA SARGENT �MASTER STREET TREE _!:LAN CONTINUED s Street • . Section SOMERSET Honey Locust 11 SOUTHFIELD ROAD Honey Locust 11 - 35 SOUTHGATE Norway Maple 11 SOUTHOME Norway Map le 10 SOUTHWOOD Red Maple 24 SPRING ARBOR Mars hall Green Ash 13 SPRING HILL LANE Norway Maple 11 SPRING HILL Norway Maple 11 SPRING LEAF Norway Maple 11 SPRING RIVER Norway Maple 11 STAHELIN Pin Oak 35 STARLANE Mis eel laneous 35 STAUNTON Miscellaneous 30 STONY CROFT Miscellaneous 21 STRATFORD Red Maple from Southfield east to dead end 25 Marshall Green Ash from Greenfield west to dead end 26 STRAWBERRY Miscellaneous 21 STREAMWOOD Miscellaneous 16 STELLAMAR Honey Locust 10 STUART Norway Maµle 13 SUNNYBROOK Norway Maple 13 SUNNYPOINT Miscellaneous 29 SUTHERLAND Red Maple from Catalpa to 12 Mile 13 Crimson King Maple from 11 Mile to Catalpa 13 Miscellaneous 20 SWANSON �MASTER STREET TREE Street · ~ CONTINUED T Section TAMARACK TRAIL Miscellaneous 27 TAMARACK CIRCLE Miscellaneous 27 TAPERT Norway Maple from Fontana to Larkmoor 15 Miscellaneous from 8 Mile to Westhampton 34 Crimson King Maple from Secluded Valley to Midway 34 TAVISTOCK Miscellaneous 16 TEACUP COURT Schwedler Maple 26 TELEGRAPH ROAD Honey Locust 8 - TEMPLAR Honey Locust 25 10 1/2 MILE Pin Oak TEN MILE Norway Maple from Evergreen to Inkster 19 - 22 Norway Maple alternating with Marshall Green Ash Evergreen to Greenfield 23, 24 THIRTEEN MILE Norway Maple 11, THORN CLIFFE Miscellaneous 30 THORNDYKE Little Leaf Linden 29 THORNWOOD Norway Maple 15 TIMBERLINE Miscellaneous 30 TIOGA Miscellaneous 29 TITUS Miscellaneous 10 Miscellaneous 15 TWELVE MILE Honey Locust 7 - 12 TWINING DRIVE Little Leaf Linden 26 TWYCKINGHAM Miscellaneous 16 TYLER Mis eel laneous 18 TULLER N & S 32 21~ 22, 24 V VALLEY CREST Miscellaneous 16 VALLEY FORGE Honey Locust 15 • �11ASTER STREET TREE PLAN CONTINUED Street V Section VALLEY VIEW Miscellaneous 28 VAN BUREN Norway Map le 31 VENTURA Norway Maple 12 VERMONT Marshall Green Ash 15 VERNON Miscellaneous 10 VICTORIA Miscellaneous 34 VIRGINIA Honey Locust 15 w ~ WAKENDON Marshall Green Ash 31 WAKEFIELD Miscellaneous 22 WALLACE Miscellaneous 34 WAYCROSS Miscellaneous 19 WAYCROSS COURT Miscellaneous 30 WAYLAND Norway Maple 15 WEBSTER Honey Locust from Greenfield west to dead end 12 Norway Maple from Southfield to Spring River 11 WENDY Honey Locust 25 WESTBROOK Norway Maple 11 WESTHAMPTON Miscellaneous from Evergreen west to dead end 34 Norway Maple from Southfield west to dead end 35 Norway Maple from Westland to Westland 36 Miscellaneous from Evergreen west to dead end 34 Norway Maple from Southfield west to dead end 35 Honey Locust east & west from Southfield to dead ends 35, 36 Miscellaneous from Evergreen west to Prescott 34 Miscellaneous from Evergreen west to Prescott 34 Norway Maple from Southfield west to dead end 35 Norway Maple from Westhampton to Rutland 36 WESTHAVEN WESTLAND • WESTOVER �MASTER STREET TREE PLAN CONTINUED w Street Section WESTPOINT Norway Maple 1.5 WILDBROOK Miscellaneous 9 WILDHERN COURT Marshall Green Ash 11 WILDHERN Norway Maple 10 WILFORD Miscellaneous 34 WILHEUI Miscellaneous 18 WILLOWICK COURT Norway Maple 10 WILLOWICK DRIVE Norway Maple 10 WILTSHIRE Honey Locust from Red Leaf to Greenfield 13 Marshall Green Ash from Red Leaf west to dead end 13 WINCHESTER Norway Maple 15 WINK Honey Locust 10 WINORA Norway Maple 36 WINTERSET Honey Locust 11 WOODBURN Miscellaneous 34 WOODCREST COURT Honey Locust 10 WOODGATE Norway Map le 11 WOODGATE LANE Crimson King Maple 11 WOODHAVEN Honey Locust 10 WOODLAND Miscellaneous 9 WOODSTOCK Marshall Green Ash 12 WOODVILLA American Hop Hornbeam 24 WOODWILL Miscellaneous 35 WREXFORD Miscellaneous 30 , �John Grace Revitalization Plan Adopted - '.\farch 21, 2022 ACKNOWLEDGEMENTS CI'IY COUNCIL & ADMINISTRATION Linnie Taylor Co11 cil r, ,· ltw Michael Mandelbaum ( lk.; J' ,;IJ 'Ill P,t ~"'111 Nancy Banks ( I Pt'/ '• 111<111 Daniel Brightwell (·, ,, l,11,t1 Llovd Crews ( ,1i11 ih' 'l Mvron Frasier ( ;1m,·i 1mm, Jason Hoskins C11,11 ·il1·w•1 Kenson Sh-er M11yor PLANNING COMl\HSSION Dr. Geralyn Stephens-Gunn ·1 , 17- •rs , Terry Croad, AICP, ASLA Anthony Martin Vi Cl i-, Jeff Spence Robert Willis Sarah Mulally t ·. ant ('itt/ Plmme1· ':, <-''t!I l Donald Culpepper Jeremy Griffis ni "'t 11 ,f f'lc ""'·' t ,, cJ ·e, • 1 ( 1 11.-ultmll SOUfHFIELD HOUSING COMMISSION l'iW £1/1 Rita Hillman Earlene Traylor Neal Adrienne Zeigler Irv Lowen berg C'i ti/ 1'1 (1.~lll'l>r Fredrick Zorn LOCKWOOD COMPANIES Dawn King City, IC, n y City of Southfield John Grace Revitalization Plan - Adopted ~!Jrrh 21. 20:.:2 '1 Gage Belko ENGINEERING DEPARTMEJ'li'T Lora Brantley-Gilbert r "'ity l'la1111er Steve Huntington Sherikia Hawkins Ci·y C'lr•rk Frederick E. Zorn Jr., CEcD City Ad:i ini,; ·a/or PLANNING DEPARMTMENT Leigh Schultz 'I' Steve Gogola (IS( '1, 1 ,.tor �CONTENTS INTRODUCTION 2 EXECUTIVE SUMMARY 3 BACKGROUND 4 History of John Grace School 4 Conte.'.\.1: 8 Demographics 9 PROJECT SIGNIFICANCE Housing 'on-Motorized Access Transit Senices APPENDICES LIST OF FIGURES (pg) AppendixB: RUDDRe,icw AppendixC: Lockwood Documents 12 AppendixD: MSHDA Guidelines 12 AppendixE: 13 59 Appendix A: Resolutions 201"'·2022 Building Permits 19 Green Infrastructure 26 Healthy Lhing 26 Senior Support Senices 27 AREAINVFSfMENTS 33 POTENTIAL FUNDING SOURCF.s 35 REDEVELOPMENT OPTIONS 40 29 Existing Conditions 40 Public Input 41 3:: 3 34 35 36 AlternatiYes 42 38 39 4C Recommendations 54 4 4, Approval Process 55 " City of Southfield John Grace Revitalization Plan - .\r:lopted • ,> • M ch 21, 2022 2 INTRODUCTION Today, most households are people living alone, both young and old; couples or sets of unrelated individuals of various ethnicities, ages, and tastes; growing numbers of elderty couples and individuals requiring less dwelling space but more living assistance; and single low-income parents struggling to support dependent children or pemaps a dependent adult. (Shaping the City: Seeking a new tel1"4)1ate for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post) As a first ring suburb of Detroit, the City of Southfield has an overabundance of big single-family homes on large lots and luxury apartments (Single family detached: 16,466 units; multifamily: 18,329 units) that do not fit changing demographic needs and desires. (2019 American Community Survey) Most of Southfield's housing values are between $100,000 $300,000 for a two-bedroom detached home property values. Roughly 69.8 percent of the homes in Southfield are between $100,000 and $300,000 and only 1.78 percent of homes in Southfield are valued above 300,000. The greatest percentage of housing values in Southfield is concentrated between $150,000 and $200,000. The City of Detroit does influence market potential in Southfield, especially in the South section of the City along Eight Mile Road , but the effect diminishes as you move north of Eight Mile Road. Detroit's underfunded public educational system, above average crime rates and poverty rates, shrinking employment opportunities, and low housing values all impact the prices of new and existing homes in Southfield. City of Southfield John Grace Re,italization Plan • Ad<>pl tl According to the Southfield Assessor, housing values have steadily increased following the postrecession low of 2013. Our 2022 Residential Assessed Values ($2,114,241,840) have increased roughly 6.78 percent above our 2008 high ($1,980,028,850), recovering 55.46 percent between 2018 through 2022 the last 5 years. The recovery has remained steady from year to year, and we have been witnessing a sellers' market with low supply, where residential values have increased an average 11.7 percent per year since 2018. The mean sales price was $241,756 and median sales price was $242,500 In the John Grace neighborhood area between January 1, 2018 and January 1, 2022. There have been no new residential Tax Tribunal appeals within the John Grace neighborhoods since the recovery beginning in 2013, down from the all-time high of 11 during the recession period between 2008 through 2011. The percentage of owner-occupied homes in the John Grace area has remained relatively level as measured by the Principle Residence Exemption (PRE) for the current year at 80.6 percent owner-occupied. M=h 21, 2022 3 �The City will also be challenged with national demographic shifts. Aging Baby Boomers were at their peak family size and peak income between 1990-2010. 77 percent of demand for new housing construction was driven by this trend (The Great Senior Sell-Off Could Cause the Next Housing Crises, by Emily Badger, published Mar. 5, 2013, The Atlantic Cities Place Matters). About 25 percent of new households prefer condos and urban townhomes (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22 , 2011 , The Washington Post). Moreover, most young adults and seniors prefer living in walkable neighborhoods and sustainably designed communities characterized by diverse land uses and a broad array of civic amenities (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post) . In 2020, there was around 35 million over 65 households in the U.S. Many seniors who would like to become renters will be trying to sell about 200,000 more owner-occupied homes than there will be new households entering the market to buy them. By 2030 that number could rise to 500 million. It is predicted that many of those seniors will simply give up the house and walk away (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post). In 2020, the COVID-19 pandemic changed how we live, work, and socialize and we have yet to see the full economic and social impacts. With the rise of mrking from home, inflation, and housing precarity for vulnerable groups, ensuring a good quality of life in the areas that people live has become increasingly important • City of Southfield John Grace Re\italization Plan - . \d )pled The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission , is looking at the feasibility of renovating the historic building , reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD) . The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim of promoting adaptive reuse and preservation of former school buildings and sites. This is done by providing enhanced housing and recreatio, 1al opportunities and ensuring the compatibility of design and uses between neighborhood properties. The John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace Arms, a multifamily development proposal by Lockwood Companies, is now in the review process and, if approved , would provide approximately 60 affordable housing units in addition to a 0.62-acre public park and indoor community space available for reservation . Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. !\Lm:h 2L 20:.!2 BACKGROUND History of John Grace School Researched and written by Mayor Kenson J. Siver The Grace Family were early settlers in Southfield and Farmington townships. However, the family's presence in America predated the Revolutionary War and had originally moved to Michigan from Massachusetts sometime before 1850. John Morris Grace was born on October 5, 1866, on Shiawassee Street in Southfield Township, the son of Darius and Laura Grace. John's only sibling , sister Olive, was 13 years older. His ear1y years were spent working on the family farm. After marrying Sarah Graham in 1888, he continued working on the farm. John's interest in farming seemed to fade after the death of his mother in 1899 and his father in 1901 . In 1902, he and wife Sarah moved to California but returned to the family farm a few years later. At some point the Graces began subdividing the family farm, selling lots for single family homes. Detroit's population had been doubling every decade. Land for housing and small businesses was cheaper in the outlying townships. The 1920 Census records John as working as a mechanic in a motor factory. He was also known to work in building and contracting. The 1930 Census lists him as retired. With proceeds from the sale of the family farm, John dabbled in real estate. He purchased property in Farmington , Livonia and Redford townships. He and Sarah were well-off in their retirement. City of Southfield John Grace Re,itaJization Plan - \dopted EXECUTIVE SUMMARY 4 As more people were settling in the southwest comer of Southfield Township, Southfield Township School District 9 needed to expand. It had outgrown the one-room, wooden schoolhouse on Beech Road, south of Nine Mile Road. District 9's boundaries were Inkster Road to the west; Telegraph Road to the east; Eight Mile to the south ; and a jagged line roughly a half mile north of Nine Mile Road for its northern boundary. Typically, township school districts encompassed three square miles in what INOUld be accessible on foot or horse back. The earliest records for District 9 date back to 1864. However, it is believed that the district was in existence before that. At the time, local school districts were governed by a threemember school board which primarily set the school budget and hired a teacher. John M. Grace donated the land on Indian Street for a new school building . In gratitude, the new school was named for him. A large photograph of John M. Grace hung in the school hallway for many years. The first section of John Grace School on Indian Street was built in 1921 . The building would be viewed as entering a new, modem era in education for the area. Built with block and brick, it consisted of two finished and two unfinished classrooms. In 1926, the second story of the school was added with four additional classrooms. At this time, John Grace became a •graded school,• meaning that the children were educated by grade levels. (Ungraded schools had children of all ages in one room.) :\!Jrd1 21, W:?2 5 �leader, counselor, coach and faculty mentor. He and his wife Ruth and daughter Nancy lived up the road from John Grace School on Indian Street. He worked extremely hard to give the neighborhood's children a very rich educational experience. John Grace School had sports teams (baseball and basketball for boys and gir1s), Cub Scouts, Boy Scouts, Gir1s Scouts and Brownies, a 4-H Club, school newspaper, glee club, drama club, safety patrol , a school library, lunch program, teen dances, etc. While this may not seem extraordinary, at that time it was. Most rural township schools did not offer much beyond the basics. Levey created more than a school; he created a community center. Under his leadership, John Grace School became the anchor of the neighborhood. Levey was a strong advocate for health education and child guidance. For a time, he served as the treasurer of the Oakland County Public Health Association. He arranged for a volunteer school nurse (a resident of the neighborhood) to serve the school. He took children to the Oakland County Free Dental Clinic in Pontiac and arranged for vaccinations for neighborhood youth. The driving force behind the further development of John Grace School was Glenn Levey (1896-1961). Born in Elsie, Michigan, a small, farming town 35 miles northeast of Lansing , Levey left the farm and enlisted in the army. He served in the 801 st Aero Squadron and was sent to the battle lines in France. At the conclusion of World War I, Levey became an educator and pursued a life of community service. He earned a BA degree from Western Michigan College and returned to Elsie for eight years as a grade schoolteacher. In 1932, Levey earned a master's degree in sociology from the University of Michigan and was hired to teach at John Grace Standard School in Southfield Township. A year later, Levey was appointed Southfield District 9 superintendent of schools. He was a teaching superintendent yet wore many other hats to keep John Grace School going and the community thriving. Besides teaching science, he was the school bus driver, newsletter editor, activities director, boy scout City of Southfield John Grace Re-.itaJization Plm1 - '\rlopted I r-. Levey held workshops for parents and conducted teacher training. He closed the school on days when State Teacher Conferences were held so his teachers could attend. He purchased professional journals for his staff. He pushed his students to go to high school and arranged for many to attend Redford Union High School. He added the ninth grade to the John Grace School to get the kids started on a high school education. To make sure kids got to school, he bought a bus. He and the custodian Alvin Westbrook served as the bus driver. And he arranged for any number of field trips for the students. d. 2022 Wrth enrollment growing, and his desire to add more programming , Levey led the effort to enlarge the school in 1942. After the addition (two classrooms and a kitchen) opened , he hired a kindergarten teacher who taught half day kindergarten and then art and music the other half of the day. The addition had stretched the school budget There was no money for landscaping, so Levey arranged for donations of topsoil, grass seed , bushes and fencing and then got volunteers to help him do the work. He even had volunteers picking the stones out of the topsoil! the small township school districts Into what became the Southfield Public Schools in 1947. He wanted Southfield to have its own high school. After consolidation he was appointed Assistant Superintendent of the new school district but continued to live at 21730 Indian Street. Glenn Levey was born in Elsie, Michigan. He served in the United States Army during World War I. He held a Bachelor of Arts degree from Western Michigan University and a Master's degree from the University of Michigan. He and his wife had one daughter, Nancy Ann. They lived up the street from the school on Indian Avenue. Glenn and Ruth were very much a part of the neighborhood. In later years, he was active in the Southfield Kiwanis Club and the Oakland County School Business Officials Association. A veteran of the First World War, Levey was very patriotic. During Wor1d War II he organized recycling drives for tin and scrap paper, sales of war bonds and was part of the local civil defense unil Levey added a civics class to the school. In the fall, he and his wife Ruth held canning bees of local fruits and vegetables to supplement the school lunch program. John Grace was, if not the only township school or one of the few around, to have a school lunch program. He organized community events including clean-up day at the school, movie nights, heavily supported the John Grace PTA and its activities. The school held concerts and neighborhood Christmas and Halloween parties. When the well went bad, he lobbied (unsuccessfully) the federal government for funds to bring Detroit water up from Eight Mile Road. He also worked with township officials to bring a city water system to the John Grace Neighborhood. In the meantime, he had the five-member John Grace School Board purchase water for the school. Levey realized that if education were to improve in Southfield Township, school consolidation had to occur. Consolidation would mean the loss of his position as Superintendent of Southfield Township District #9 and his control over John Grace School. Starting in 1942, he joined with others to consolidate City of Southfield John Grace Re,italization Plan -Adopted ~I rch 21 6 Teacher Helen Rendle succeeded him, serving as John Grace principal from 1947 to 1972. Robert Nelson served as principal from 1972-1980. Wrth the creation of the consolidated school district, John Grac.e lost its ninth grade program as ninth grade was not offered at the other former township schools. As Southfield's population grew, grades seven and eight would be inc:orporated into junior high schools. John Grace then became a K-6 elementary school. John Grace School was expanded several times after becoming part of the Southfield School District. Additions to the school were made in 1949, 1953, 1958 and 1962. The 1958 addition 2022 7 - ----·--------- -- -- - �Epilogue Glenn Levey served as Assistant Superintendent of Southfield Public Schools until his death in 1961 . In honor of his outstanding service to the community, in 1964, the new junior high school on Nine Mile Road was named in his honor. John M. Grace remained in the area after selling off the family farm. He lived at 20758 Inkster Road until his death in 1946. Wife Sarah had died in 1942. included a multipurpose room and kitchen. Enrollment at the school peaked in 1965 with 420 students. By 1980, enrollment had declined to 202 students. Due to declining enrollment in the Southfield Public Schools, John Grace School was closed in 1980. John Grace students were sent to MacArthur School. The building sat vacant for five years before the building was transferred to the City of Southfield . Driven by neighborhood activism, a community center was created with parks and rec programming, a branch library, senior citizens activities and the Southfield Career Center. As the as years passed support for these programs waned while c.osts steadily escalated. The Southfield Career Center/Michigan Works office was the last tenant in the building. The Career Center moved to the campus of Lawrence Technological University in 2018 . John Grace closed that Years. • City of Southfield John Grace Revitalization Plan - .\dopted :\l,m·h 21. io22 8 Context Location and Surrounding Uses The subject site is located in the southwestern portion of the City of Southfield, approximately 1.65 miles west of Telegraph Road and 0.12 miles north of Eight Mile Road in Section 31 of the City. for continued growth and recovery. Importantly, the MSA has experienced growth over the last six years, several of which outpaced the nation. The MSA along with the rest of the country experienced an economic contraction during the COVID-19 pandemic. Long-term economic impacts will continue through the2020 's. The immediate neighborhood consists of commercial uses, public uses, and single-family homes. Residential uses in the subject neighborhood are generally in poor to average condition. Several retail properties are located directly south of the subject site, including several automotive repair shops; Exxon gas; Southfield Family Sauna & Tub; Mulligans Pub; and other local businesses. i Commercial uses in Southfield are generally 70-80 percent occupied . Walk Score designates the subject site as "Car Dependent" with a walk score of 34 and a bike score of 39 , indicating most errands requ ire a car. The surrounding housing stock in the subject's neighborhood , consisting of single-family homes, appear to have been constructed prior to 1979 and are in poor to average condition. According to Zillow, the current median listing price for a home in the subject's zip code is approximately $137,000. Beaumont Hospital is located 0.9 miles from the subject site. If offers 330 acute care beds and a level II trauma center. Beaumont Hospital offers a large range of services including emergency medicine, family practice, internal medicine , and general surgery. I Economy The MSA was significantly affected by the national recession. Although , between 2015-2017 large employment losses were recovered in the MSA. However, the MSA has not surpassed pre-recession employment levels. The increasing presence of the healthcare/social assistance sector in the PMA bodes well City of Southfield John Grace Re,italization Plan - :\cloptcd :'llai ch 21 Figure 3: John Grace Project Site 202J 9 �Demographics From Pyramid to Pillar: A Century of Change Local, State, and National Trends on Aging The U.S. is steadily moving from a pyramid to a pillar in terms of the age-sex ratio over the next few decades (Figure 4) . There will be fewer young people, more old people. and nearty all age cohorts will be the same size . In less than two decades, older adults are projected to outnumber kids for the first time in U.S. history. 2060 1960 Already, the middle-aged outnumber children and people are living longer lives (Figure 5), but the country will reach a new milestone in 2035. at which point the U.S. Census Bureau projects that older adults will outnumber children in population size. Michigan could reach this point nearly a decade sooner if current trends continue. (Mark A. Wyckoff, Planning & Zoning News, June 2018) . People aged 65 and over are expected to number 78.0 million , while children under age 18 will number 76.4 million. I:) Higher fertility and immigration have helped stave off an aging population and the country has remained younger as a result. But those trends are changing. Americans are having fewer children and the baby boom of the 1950s and 1960s has yet to be repeated, leaving a country that is aging faster. I C K loomCI 5 IQ ts, Figure 4 : 2017 Census Age Projections Now, Boomers will expand the number of older adults as they age. Starting in 2030, when all Boomers will be older than 65, Although declining fertility plays a role, the driving force behind America's aging is the Baby Boomer generation. As one of the largest generations in the country, Boomers leave a substantial imprint on the population. They swelled the ranks of the young when they were born and then the workforce as they entered adulthood . City of Southfield John Gr ace Revitalization Plan \ i ;>led •I older Americans will make up 21 percent of the population, up from 16 percent today. By 2060, near1y one in four Americans will be 65 years or older, the number of 85-plus individuals will triple, and the country will add a half million centenarians. With this swelling number of older adults, the country could see greater demands for healthcare, in-home caregiving , and assisted living facilities. It could also affect Social Security. h i1. ~02:! 10 We proJeci three-and-a-half working-age adults for every older person eligible for Social Security in 2020. By 2060 , that number is expected to fall to two-and-a-half working-age adults for every older person. In addition to an aging population, people born in Michigan tend to stay in Michigan. In 2012 , the American Association of Retired Persons (MRP) found that 76.7 percent of Michigan residents were born in Michigan {the state of their current residence.) Only Louisiana had more at 78.7 percent. (Source: Marl< A Wyckoff, Planning & Zoning News. June 2018) Aging Workforce Data from the Bureau of Labor Statistics show that the employment-population ratio of persons aged 65 and over has risen from approximately 12 percent in the mid-1990s to over 18 percent in 2015 and 2016. •statistics from the Longitudinal Employer-Household Dynamics (LEHO) program at the Census Bureau show that not only are older persons working more, but these older workers are also earning more than in previous years• said James Spletzer, Principal Economist at the Center for Economic Studies. "Inflation-adjusted average monthly earnings of persons aged 65 and older were $4,092 in 2015 , which is substantially higher than the $2,276 statistic in 1994." This growth of average earnings of older workers is greater than the growth of average earnings of other age groups. As noted eartier, the average earnings of persons aged 65 and older exhibits 80 percent growth during that time. This growth, both in levels and in percentage terms, is substantially higher than any other age group. (Source: Erika McEntarfer, head of research for the LEHO program at the Center for Economic Studies (CESJ at the U. S Census Bureau.) City of Southfield John Grace Re,itaJization Plan - d pied •I Figure 5: 2000 Census Age Analysis As a result of the pandemic, many businesses have experienced a prolonged increase of employees leaving their jobs. otherwise known as the "Great Resignation ." This potentially means more employment opportunities available for seniors as businesses look to fill critical gaps in service. h 21 ..022 11 ----- - . �Southfield's Aging Trends The age distribution of the City's residents has been slowly changing (see Figure 6). The aging of the Baby Boomer generation greatly impacts the community's age distribution over time. This effect is seen by the increases in the 35-64 age bracket. The share of residents in the 35-64 age group is forecasted to decline significantly as the baby boomer generation advances into the 65+ group. The result of this expected shift is a population that will be more equally distributed across the age categories. The average household size in the City of Southfield has continued to shrink: 3.46 (1960) vs. 2.02 (2019 ACS 1-Year Estimates). As a result of similar national trends, for the first time in U.S. history, older adults are projected to outnumber children by 20351 Southfield already has a higher proportion of residents in the 65+ age group than Oakland County, Metro Detroit, and the State of Michigan, as seen in Figure 7. This number will only increase with time, and although this age bracket generally requires costly public services and other related care, seniors provide a community with a stable income, albeit reduced, from monthly social security payments and pensions not subject to employment variations of the regular economy. As this growth occurs, the city must adapt by providing services and housing options to meet their changing needs. Figure 6: Southfield Age Distribution, 2010-2040 35,000 30,000 ~ 25,000 ~ 20,000 l 0 t1. 1s.ooo 2010 10,000 ■ 2040 5,000 0 I 0-4 5-17 18-34 35-64 Age Group 65+ Source: US Census Bureau (2010) & SEMCOG 2040 Regional Forecast Figure 7: Retirement Population, 2019 (Ages 65+) Community Southfield Oakland County Metro Detroit Michigan 2010 18.2% 13.3% 13.3% 13.8% 2019 21.4% 17.3% 16.9% 17.7% Source: American Community Survey, 2010ANo20191-YearEstimates City of Southfield John Grace Revitalization Plan - .\dopta! :\Lrrch .u. w22 12 • PROJECT SIGNIFICANCE Housing Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, as such, they need affordable options that are safe, attractive, and stimulating. According to MSHDA, census tract 1625, where the project site is located, is 30.6 percent housing overburdened, meaning nearly one-third of households in the census tract are experiencing unaffordable housing. Many seniors live in established neighborhoods, and some find their financial resources strained over time, leaving them to struggle to maintain their homes, or worse, to heat them or pay their mortgage at all. Other seniors choose to live in multiple-unit complexes or in assisted living facilities. According to the Sustainable Southfield Plan (adopted April 2016), the city should ensure local ordinances provide for the retention and development of a variety of housing options, including: • • • • Accessory dwelling units are converted or constructed accessory structures such as garages or small homes/sheds that can be occupied . These will be in addition to primary structures on the lot and can include "mother-in-law apartments• and "granny flats" • Assisted living is like apartment style units, but they maintain on-site services for residents, including medical assistance, food service, housekeeping, recreation , and sometimes even limited retail or bank services. In many ways, these developments provide a community within itself where residents are active but prefer some assistance due to health reasons or when family members live far away. • Institutional options are also important in the later stages of life. Most residents needing full-time care prefer not to move far distances, as this can cause mental stress and trauma. Allowing residents to stay in their home community is important when the decision is made to move to an institutional facility Independent living options include ranch-style, singlefamily detached, or attached units that are small and low in purchase price and maintenance costs. Often these developments offer community amenities, such as walking trails or fitness centers, which support the active lifestyle of early retirees. Repurpose and adaptively reuse closed and vacant school buildings and sites. Coordination between the City and the Southfield Public School administration is key to come up with appropriate and context-sensitive redevelopment plans, including housing options, for closed and vacant school buildings and sites. Apartment style units are also desired for the independence they offer but are even more affordable. In this setting , residents are often closer to local shopping and services, which can be especially helpful to residents with mobility issues or those who no longer drive. City of Southfield John Grace Revitalization Plan - \dopted :'-ldrch 21, 20:2 13 �the non-motorized network that appears in Southfield's 2019 Non-Motorized Asset Management Plan. During inventory, the facilities closest to the project site were in "Poor" or "Fair" condition , however, recent improvements along Beech Road and future improvements along Shiawassee Road will bring many of the nearby facilities up to "Good" condition . Non-Motorized Access One of the greatest health risks facing Michigan is obesity. Michig~n has the 10lh highest adult obesity rate in the nation, according to The State of Obesity: Better Policies for a Healthier America released August 2017 (Source: https;//stateofobesity.orglstates/mi). Easily accessible sidewalks and shared-use pathways will encourage seniors to use them and help them maintain active lifestyles at little or no cost. •walkable Communities - those where it is easy and safe to get around by foot- have become popular travel destinations and sought-after places to live and work ... They provide attractive sidewalks or paths designated for walking. Second, they prioritize the needs of pedestrians and make walking, bicycling, and using public transportation not only possible but also enticing and safe. Finally, places where people need to be are located within easy walking distance from one another. Currently, there is no continuous sidewalk system in place along the length of Indian Street, only directly in front of and adjacent to the John Grace property. However, City Administration is considering installing approximately 950 linear feet of sidewalks from John Grace north to Shiawassee Road and 415 linear feet of sidewalk from John Grace to Eight Mile Road . Since 2011 , over 25 miles of new sidewalks and bike paths have been added to ~e network (Figure 10). Future improvements along Shiawassee Road will include concrete re-pavement from Inkster Road to Eight Mile Road and the construction of an afoot-wide asphalt shared-use pathway along the south side of the road . 11 Design Guidelines for Active Michigan Communities, 2006 According to the City of Southfield's Non-Motorized Pathway & Public Transit Plan (adopted 3/19/2012), Indian Street has been identified as a "Neighborhood Connector Route• and Shiawassee Road 0.2 miles to the north has been designated as a "Bicycle and Pedestrian Focused Corridor". An existing paved shoulder/bike lane that intermittently ties into a 5-10 ft shareduse path is located along Shiawassee Road and connects into the City's larger non-motorized network, v.nich can be seen in Figure 8 below. Figure 9 shows an analysis of the conditions of City of Southfield John Grace ~itaJization Plan - .\d pied II I Beech Road received a heavy rehabilitation in 2021 including repaving , concrete patching, asphalt intersections, pedestrian ADA crosswalk improvements, and complete signaling updates. Some signal 1NOrk and bridge \NOrk north of Nine Mile will be completed in spring 2022. As a "Neighborhood Connector Route," the site acts a key transitional space from less dense single-family neighborhoods to the north into more intensely developed areas along Eight Mile Road and Grand River Avenue. This also means better regional connection to neighboring Farmington Hills and Redford Township. • larch 21. 2022 It 14 I ll I ----r I rtll l Ill l I - Poor c=:::, Fai r * Good Project Site T) -.......... .,,... * Figure 8: Non-motorized asset conditions, 2019 City of Southfield John Grace Re\itaJization Plan - Ad pied lat h u. 2022 15 �.'11N,1in1hl<' 'io,11/llicld 1 ~< >l ttl lfi<.·lc l t1 011-~Jo1ori,1:d Tr.in,it l .. ,, 111, 1 .1 11 11 ,, \. .. "" I f • I tl'-ifn t Figure 9: Southfield non-motorized assets, 2022 City of Southfield John Grace Re\italization Plan - dvµtrd ~l.m:h 21. 2022 16 \ 11,r;,111,1 /•/(' 'iuwh!i..ld lap !1-:t , ·I.'" l'l·<kt1ia.11 &. B1l..c l'athw;n- S111l'c 2011 \ ii""'• ,, F,, L ::-l ij - - - = ~ r. . -r L t, ~I --=' (:_ .j} I _, / I .- ,_, .-Ii· .' -· I! i .. - : .. .;- • :1__ Rn! ~ '""' Figure 10: New pedestrian and bike paths since 2011 City of Southfield John Grace Re,italization Plan - ~dopLL>d , h1rrh 21, 2022 17 �II Trails appearance, provides safer routes for bicyclists, pedestrians, and children going to school, and has been found to raise property values. Although the trails are small income generators compared to manufacturing, health services, and other large sectors of the local economy their impacts are concentrated in communities dependent on trail activity and spread to other businesses in population centers and commercial hubs of the region. Public health Is another benefit associated with the creation of a trail system . A recent study looking at Lincoln, Nebraska, revealed that the annual cost per capita for using the community's trails was $209. The per capita annual direct medical benefit was $564 , which means that every $1 investment in trails for physical activity led to $2.94 in direct medical benefit - a cost-benefit ratio of 2.94! Source: American Trails, 2011 . Economic Benefits of Trails: Outdoor recreation is a major industry that contributes greatly to the economy through the creation of jobs and generation of tax revenue. However, the benefits of trails are not purely economic. Trails and greenways have positive effects on local communities in multiple ways. • • • • • • • • Signage Exercise & Heart-Healthy Activity Tourism Events Urban Redevelopment Community Improvement Health Care Costs Jobs and Investment General Consumer Spending "Through interpretation comes understanding; through understanding comes appreciation; through appreciation comes stewardship." Wayside Companion, National Park Service Communities within close proximity to public lands with trails benefit from these green assets. Once a trail system is identified, volunteers and donations from local businesses often contribute to creating and maintaining it Coordinating the distribution of maps, signs, mar1<eting, events, and tours helps to promote the trail system and encourage spending throughout community's shops and restaurants. Often listed by prospective homeovmers as an important amenity when considering where to purchase a new home, trails attract residents and the businesses that follow. Adding a green trail networ1< enhances community City of Southfield John Grace Re, itaJization Plan - Ad~pl Wayfinding signs provide visitors, corporate citizens and residents' orientation and direction to help plan and enjoy their experience. Wayfinding signs link users to key destinations using routes appropriate for most pedestrians and bicyclists, often providing a low traffic alternate route to a major road. Signage can be customized to help establish diaracter for any given neighborhood or subarea. Wayside exhibits are a means for exploring , learning about, enjoying , and conserving your special place, neighborhood, par1< or community. They combine provocative text with vivid graphics to tell a story and encourage a visitor to think about the environment and events that happened here. • I 11 ,·h 21. 20'.?- Interpretation is more than facts or stories; it is information that builds connections between personal interests and a place, event, resource, or landscape. The result is a deeper sense of history and appreciation of place, resource, or landscape. This heightened appreciation can lead to protection and preservation of a person's special place or thing. Interpretation signs can include banner signs along trails, monuments and plaques at historic destinations, etc. Carefully planned and developed waysides can quickly draw our attention to a place or landscape. The panels reveal stories of past and present- encouraging us to think about those special places, resources and events. 18 Figure 11 : Wayside Interpretive Signage Carpenter Lake Nature Rouge River Figure 12: Typical Wayfinding & Route Signage CityofSouthfieldJohnGraceRe,itaJizationPJan -Ad pl d M rrh21 202~ 19 • �Transit Services Transit propensity is the likelihood of a bus stop to attract riders based on the characteristics of the residents in the vicinity (typically within a 0.5 mile walk to a bus route) . Transit propensity is identified by using demographic variables to determine the potential for persons living and working in areas adjacent to existing bus routes to use public transit services. A total of five demographic variables are typically selected for determining transit propensity, bus stop locations and proposed bus routing: 1. Density of persons (population density or persons per acre) 2. Density of occupied housing units with either O or 1 vehicle (housing units per acre) 3. Density of seniors (persons per acre) 4. Density of persons with mobility restrictions (persons per acre) 5. Density of households at or below the poverty level (households per acre) Figure 13: Southfield Demoaraphics Total Pooulation Population Age 65 and Older Disabled Population Total Households Households with O or 1 Car Families Below Poverty Level 2010 275 Taylor/ Telegraph/ 12 Mile: Crosstown fixed Route (operating between suburbs and connecting to main corridor routes) from Southland Center, Southgate to Woodward Ave. , Pontiac. Nearest Stop: 0.75 miles away on Beech Daly Road and Eight Mile Road 2019 Percent - 12,151 17% 15,630 20% 11 ,953 31 383 - 16% 13,791 34 836 18% 18,017 57% 20,599 59% 1,646 9% 1,659 10% Percent SoUTce: US Census Bureau, 2010, ACS 20191-Year Estimates •Total Population from US Census Bureau, 2020 • SMART currently provides four fixed routes adjacent to the project area. Several existing bus stops are located near the project area (Figures 12 and 13). 305 Grand River/ Old Redford: Crosstown fixed route from Grand River Meijer to Farmington Hills. Nearest Stop: 0.5 miles away on Grand River Avenue Number 76618' Number 71 ,739 Suburban Mobility Authority for Regional Transportation (SMART) SMART was established through Public Act (P.A.) 204 as the only regional authority for public transportation in southeast Michigan. In FY 2010 SMARrs annual ridership was approximately 12.2 million with a service area of more than 1,200 square miles. City of Southfield John Grace Re\'itaJization Plan - ,\dopted 805 Grand River/ Detroit/ Fannington Hills: Crossto'Ml fixed route from Detroit to Farmington Hills. Nearest Stop: 0.5 miles away on Grand River Avenue 375 Telegraph I Old Redford/ Amazon-Pontiac: Crosstown fixed route from Grand River Meijer to Pontiac. Nearest Stop: 0.75 miles away on Eight Mile Road The Detroit Department of Transportation (DDOT) also provides regular bus service along Eight Mile Road, connecting residents to Detroit '.llarl"h 21. 2022 20 Bus Slop Sun~;• Pnmltzcd for lmp.-o, em<:nts SJ )lltl 1fi(' l( l 0.2 - low Pnonly J..S - Mediu,n Paionl)' l>-7 - 1-1,gl, Pnonl)I LJ.l\\ Pnooty Prqc..:ts (S&l.S50) M«!aum Pnonl} Pro,<"3 (Sl.116.850) tll Kc,"AalL! 1&s r,.i. 19S&ncoo 19STruhR""'P'""I"" Hip Pnon1y l'rOJ<,..,. /S.WS. IOOJ al:ey"31b 181':w la Benet.:. 16 Tr&>h i!..'«pucic., 18 BusShell<B • t • 1 I I J _- . 1_ / • ,,,. :::: * ·' I Figure 14: Southfield Bus Stop Survey City of Southfield John Grace Re-\italization Plan -A,!opted - MJt ch 21. 202:; 21 �\l.,p ll: T1.11i-p111t,ll1011 ( )p111111 ,loltu C tan lh , 11.il11,111oa1 l'l.111 \ <1 lllilidd \I I l \l rln ul J1>h11 - - S~lUtT 17' ' J7.STl:.LE.GIW'H Figure 15: John Grace Nearby Transit Services City of Southfield John Grace Re,italization Plan - \dopted !Jrch it. 202- 22 Lockwood Management Transportation A property management representative from Lockwood Management will provide transportation services for tenants residing at John Grace Anns, which is located at 21030 Indian Street, Southfield. Lockwood Management will offer a Dial-ARide program, providing transportation services from 7 a.m. to 9 p.m. Monday through Sunday. Residents will notify Lockwood Management when they require transportation The project sponsor hopes that MSHDA will determine the Lockwood 15-passenger bus is a comparable transportation solution. It will be available 7 days per week and have the capacity to adequately serve all the tenants in the development. Lockwood's bus will allow each tenant in the development to take at least two trips during the week and weekends. services. All transportation services are free of charge. Tenants will not be charged for Lockwood's bus transportation services. The destinations provided by Lockwood Management will be located within 1O miles from John Grace Arms. Lockwood Management will entertain appointments made outside of the 10-mile destination guideline as long as they are made in advance and benefit the tenant's economic, cultural, health or social outcomes. Residents will meet at the property manager's office for pickups and drop-offs. The manager's office is located on the first floor of the former historic school (please see the attached floor plan). Additionally, upon the full occupancy of John Grace Arms, a Lockwood representative will meet with all residents to create a list of their transportation needs and locations. An existing schedule has been proposed for tenants; however, this schedule will be modified upon the input from the tenants. We will form a Resident Service Council Committee and one area of c.oncem will be transportation services to educate and notify tenants of additional SMART, TOSS and PACE transportation services. City of Southfield John Grace Re,italization Plan Ado~ •eel l\l J d121 2022 Ill C:1 : 11\ Figure 16: Lockwood Management Passenger Bus. 23 �TOSS (Transportation of Southfield Seniors) Established in 1987 and managed by the City of Southfield Parks and Recreation department, TOSS is a program that improves accessibility to the seniors in the City of Southfield by offering transportation to local doctor's appointments, grocery stores, banking facilities and other personal appointments as needed within the City. It allows Southfield seniors that do not have their own vehicles or transportation to live independently in their home or apartment. Nine vehicles (including a bus, cars, and vans) comprise the TOSS fleet. Of the nine, seven existing vehicles can accommodate wheelchairs. All TOSS drivers have CDL's (Commercial Drivers Licenses) and CPR & First Aid certificates. dedicated for grocery shopping , dining-out programs and special group requests. TOSS service hours are Mondays through Fridays from 8:00 AM until 4 :00 PM. TOSS asks that riders make reservations 2 weeks in advance but take reservations as early as 4 weeks in advance. However, the organization strives to also accommodate riders needing service on short notice. TOSS provides regular and specialized services to residents of Southfield of all age groups, from children to seniors and persons with disabilities, as well as to persons with disabilities that attend Parks and Recreation Departrrtent programs. Regular transportation services to and from medical facilities within the geographical area bounded by Fourteen Mile on the north, Eight Mile on the south, Coolidge to the east and Middlebelt to the west. A donation of $5.00 per round trip is suggested. TOSS's average cost per rider (round trip) is $29.00 considering fuel, wages, insurance, etc. , but the average donation per rider (round trip) equates to about $1.50. Funding for TOSS is provided by SMART, Community Development Block Grant (CDBG) funds, Providence Hospital, Beaumont Hospital, and ridership donations. TOSS provides approximately 9,500 round trips annually. The City of Southfield's Parks & Recreation Department, Senior Division , estimates that at least 250 people utilize TOSS regularly. Figure 17: TOSS vehicle provided by SMART. Currently, three vehicles are on the road daily (120 hours per week) for TOSS transportation to doctor's appointments and dialysis. In addition, there are 20 hours a week on average City of Southfield John GraceRe\italization Plan - ,\dopted :'\larch 21. ~022 Ride-Hailing Services Numerous private taxi companies exist in the City of Southfield. Service is generally "call ahead", although taxis can sometimes be seen and flagged down for ridership. Taxi companies are commonly headquartered in the City or nearby cities, so drivers are usually fammar with the area. 24 what their age, health, or physical ability (AARP). According to AARP, for Americans 50+ , a livable community has: • • • Affordable and appropriate housing. A variety of transportation and mobility options. Supportive community features and services. Together, they make personal independence and continued participation in the community's civic and social life possible. Figure 18: Typical private taxi Transit-Oriented Development (TOD) There are opportunities within the City at several locations to make corridors and development areas more transit friendly by adopting Transit-Oriented Development (TOD) standards for development. Future growth and redevelopment of commercial employment centers within the City should strongly consider the inclusion of a mixture of residential, commercial, and institutional uses designed to promote convenient non-motorized access to transit facilities and between residential, retail, and office uses. Ride-hailing services such as Uber or Lyft are tapping into society's growing senior population. Both companies have been creating partnerships with senior-centered facilities and organizations. While requesting rides through Uber/Lyft requires the use of a Smartphone, third-party services have been created to allow seniors to use a standard telephone to call for rides with the third-party service arranging for Uber or Lyft pick-up. In addition to taxi and Uber/Lyft services, limousine and luxury coach companies also serve the City. The scope of the project includes an integrated senior community, which promotes healthy living in a "livable community". A livable community is a place 1M1ere all residents can live and participate in their community, no matter Figure 19: SMART Bus City of Southfield John Grace Revitalization Plan - ,\dopted - ::'>lard1 21. 20~2 25 �,. Green Infrastructure TOD strategies support the City's goal to create a more livable and walkable community. TOD and transit-Oriented corridors consist of land use patterns that promote travel by transit, bicycle, walking and ridesharing , and encourage concentration of mixed-use development along transportation corridors serviced by transit. The Sustainable Southfield Plan (adopted June 20, 2016) recognizes how constructed green infrastructure techniques play an important role in our built environment: Transit service is an important component of the transportation system because it offers another transportation option for the community and increases mobility for those who are unable to drive. Public transit and non-motorized pathways increase the overall capacity of the transportation system, which supports the Plan's goal to maintain and improve the transportation system without excessive road widening . The City's efforts in improving the transit system should be focused on the most cost-effective methods to increase ridership in the existing bus systems and linking to other regional transit systems (i.e. : Proposed Woodward Light Rail Corridor). "The connection between constructed green infrastructure techniques to improved water quality, higher economic value, reduced infrastructure costs, enhanced recreational opportunities, and advanced social benefits is demonstrated through numerous comparisons. The overarching theme for achieving these benefits starts with incrementally implementing green infrastructure in highly impervious areas." Source: American Planning Association, 2009 SMART Connector The City of Southfield in partnership with SMART offers a SMART Connector Service. The SMART Connector service is a curb-to-curb bus service. Passengers will be picked up from John Grace Arms and transported to full service public bus stops and destinations. Green infrastructure should be valued for many reasons. A 2007 study oonducted by Michigan State University's Land Use Policy Institute found that residential property values directly benefit from proximity to green infrastructure in Oakland County. Nearby water resources, trail/path networks, and natural area/open spac.e all positively influenced home value. In addition , other benefits include: • • • • City of Southfield John Grace Re,itnliz.atlon Plan - .\dopt d • • • • • • • • • • Economic Benefrts Supports business attraction Helps to increase and maintain property values Provides free services such as water filtration, storm water oontrol, etc. Improves local and regional tourism ~IJ1 ch 21. ~<>22 Social Benefits Helps to build a sense of place Provides outdoor learning environments Creates recreational opportunities Improves health and wellness Environmental Provides habitat and biodiversity Reduces air, noise, and water pollution Safeguards natural and historic assets Manages storm water Helps mitigate the effects of climate change Source: Oakland County, Michigan, 2012 26 moderate and vigorous activity). Thirty minutes a day, five times a week is an easy goal to remember. The AHA recommends introducing walking into an individual's daily routine as the simplest way to improve health. However, any type of physical activity that makes you move your body and bum calories, such as climbing stairs or playing sports, will benefrt the body. Individuals should include a combination of aerobic and strength exercises in their routines. Aerobic exercises benefit your heart, such as walking , jogging, swimming , or biking. Strength and stretching exercises are best for overall stamina and flexibility. No matter what type of exercise, green spaces introduced and maintained by a community provide needed space for activity. Healthy Living Community design affects public health in a variety of ways. Air and water quality, street safety, and an individual's level of daily activity all depend on land-use and transportation policies made by local governments. The American Planning Association (APA) believes that a major connection exists between urban form and both obesity and air quality. Therefore, the APA supports compact, mixed-use development; proven to reduce obesity and smog by allowing for people to abandon their cars for alternative forms of transportation , such as walking , biking , or transit. Evidence also suggests that the incorporating adequate amounts of green space into a community can help to lower an individual's stress, promote healing, and help children concentrate in school. Green space can be utilized by residents and other visitors for recreational purposes, including exercise. The American Heart Association (AHA) suggests at least 150 minutes per week of moderate exercise or 75 minutes per week of vigorous exercise (or a oombination of Figure 20: Healthy Living Source: American Heart Association. 2012 Although many comprehensive plans inoorporate public health concerns as important secondary benefits, few plans address public health as a primary concern or major theme. Integrating public health as a major theme allows for goals and policies to be created that introduce supporting land-uses and a greater emphasis on the transportation element. Incorporating public health into a community's comprehensive Master Plan is important to ensure that future growth leads to a healthier community. City of Southfield John Grace Re,itnliz.ation P)an - .\do;,l d - M .. ~ ~1. 2022 27 �1. 2. 3. 4. 5. 6. 7. 8. Senior Support Services Several resources exist throughout Southfield to support our senior population . In addition to the provision of housing, nonmotorized access, transit services, and low impact development outlined previously, the following amenities serve to enhance the day-to-day quality of life of senior residents through City services, recreation , and employment. Donald F. Fracassi Municipal Campus The Municipal Campus offers various senior amenities including the Parks and Recreation Building, which houses an Information Desk, Senior Services offices, the Adult Recreation Center, and activity and rental spaces. The Campus also houses the Southfield Pavilion , an indoor space that hosts a variety of conferences, shows, and activities while connecting all residents to City service offices. Commission on Senior Adults (COSA) The purpose of COSA is to support the interests of seniors and assist in the resolution of senior concerns. The Commission serves as a liaison between Southfield seniors the community at large, and the City of Southfield. COSA aiso presents recommendations and information to the Mayor and City Council based on an ongoing analysis of senior adult needs, develops a master plan for senior human services, and works cooperatively with other City departments, boards, commissions, and senior support organizations. According to AARP , Southfield has a Livability Score of 53, which is above the median score . Open meetings are held monthly in the Parks & Recreation Department. Individuals may engage with COSA by applying to be a member, joining a group working towards maintaining the "Age-Friendly Community" designation (which expires in September 2022) , or attending periodic COSA-sponsored meetings and events. Senior Recreation Center (50 years and older) The City offers a variety of classes, monthly programs, and travel opportunities including: • • • • In 2017, COSA helped Southfield achieve designation as an AARP "Age-Friendly Community". COSA's overarching goal is to improve the City for current and future senior residents by enhancing livability in eight (8) categories: City of Southfield John Grace R~italization Plan ,\d,>pted • • Fitness: Walking Group, tennis, yoga, chair exercises, and weights. Healthy & Wellness Education: Mental health, cooking/dietary, disease prevention , and pain relief workshops. Social: Dominoes, bingo, bridge club, cards, Red Hat Ladies, coffee group, American Association of Retired People. Financial/Health Care Planning: Tax aid, financial education workshops, Medicare/Medicaid Assistance . Monthly Trips: Seniors Dining Out (lunch and dinner trips to restaurants), Shopping trips to area retail. Day Trips: Examples include Detroit Tigers baseball games, the Detroit Zoo, Rock & Roll Hall of Fame and House of Blues in Cleveland, Ohio, and a 4-day trip to Mackinac Island, and casino trips. March 21. w:.!2 Senior Scribe The City offers a free, bimonthly publication to keep in touch with its active adults, provide updates, and connect seniors to city resources. Rehabilitation and durable medical equipment • Wheelchairs Oxygen Diabetic testing supplies CHORE Program Services include yard work, snow removal, window and gutter cleaning as well as minor plumbing, furnace and electrical repair, painting , and carpentry. Qualified homeowners allowed $500 per year for labor costs, while the client is responsible for materials. By helping with home and yard maintenanc.e, CHORE enables homeowners to stay in their homes. Personal care needs Incontinence supplies • Assistance with Activities of Daily Living in our center and your home• PACE Southeast Michigan PACE is a multiservic.e senior amenity that provides • ... senior community members with the care, medical treatment and support they need to achieve the highest quality of life -while staying independent as long as possible. Our elder care experts offer an alternative to nursing home placement that features comprehensive, coordinated care for a senior' s medical, social and physical needs, while also providing peac.e of mind for family caregivers." Services include: Skilled home health and home care services • Wound care Patient and caregiver education Intravenous or nutrition therapy Injections Monitoring serious illness and unstable health status • Outdoor spaces & build ings Transportation Housing Social Participation Respect & social inclusion Civic participation & employment Communication & information Community & health services 28 Parks & Recreation Burgh Historical Park o Musical perforrnanc.es/concerts o Card games o Photo guild • Carpenter Lake Seminole Public Park Olde Town Park John Grace Park The improvements listed below will be part of the larger John Grace redevelopment project, which will also include an indoor community space available to the public by reservation . • Tot lot • Shaded seating • Green spac.e • Trees and landscaping • ADA-accessible pedestrian access • Removal of blighted hockey rink. Medical transportation services Non-emergency rides to health care visits • Coordinated by our transportation manager Family/ caregiver support services • Caregiver support group Respite City of Southfield John Grace Revitalization Plan .\,!opted )!Jrch 21. w22 29 �r Employment Center - Beaumont Hospital Beech Woods Park & Recreation Center The Beech Woods Par1< Master Plan, adopted in July 2021 , includes five phases of future improvements. many of which have already been rompleted , such as: Entrance plaza, ampitheater, and club house construction. Playground enhancements. Ecological restoration. Pedestrian connections. More accessible walking paths. Health and Medical • Pharmacies. Numerous pharmacies exist nearby including Beaumont Pharmacy and Walgreens. • Hospitals. Medical resources include the Beaumont Urgent Care and Beaumont Hospital and the Farmington Village Family Practice. Schools • Stuckey Center • Grand River Academy Current amenities include: • Wellness Center: cardio and strength training equipment (annual fee) • Fitness classes: Cardio and Tai Chi • Senior Sports Drop-In games: Pickleball, volleyball, and tennis Salvation Army Church and Community Center The Salvation Army provides key community services for the area and allows residents to connect with one another through community programming. C.A.R.E.S. of Fannington Hills Community. Action. Resources. Empowerment. Services. (C.A.R.E.S.) is a 501 (c)3 non-profit organization that provides support services to families or individuals in and around Farmington Hills who may not otherwise have the emotional or financial stability needed to thrive. They offer the following: • • • • • • Food Pantry: healthy food offered to over 400 families. Clothing Pantry: donations are received and offered to individuals in need Monday through Thursday and some Fridays and Saturdays. Early childcare center. Job training and hfe skills for young adults. Psychological rounsehng and spiritual renewal. Mental health support: grief support, suicide prevention, domestic violence and human trafficking counseling, and substance abuse counseling . City of Southfield John Grace R~;ta)ization Plan - . d pied • l.11lh 21 2022 30 \l .,p J\ ·111111 ....11111hlh •® ' ''l'h Ill Id \II I 0 0 0 0 0 0 (il Figure 21: Southfield Senior Assets City of Southfield John Grace Re,;taJization Plan -Adopl..:d • I,m:h 21, 2022 31 �\l.1p .\: Joh11C:1.11l· l'.11l-, Comm 111111, C'c:11tl'I l.01 .111011 < )H· n * J.,114 ( ..,.,r l".., I< lllflllfJ 4•1 ll' I\ f + " "'"' I l \l 11, , Figure 22: John Grace Area Assets City of Southfield John Grace Re,italization Plan - Adopted lll.IrC'h .ll. 2022 32 \bp (.: lh:1;1il; Rl ,1.1111a11h ,11111111 I \Ith: 11IJ0l111 c:1.1n• (.'0111111111111~ ( \ ·111t·1 ,101111 C:1~1< · Ht\ltali1a1in11 l'l.i11 I .! \I Ir llulln *,]11! 11, c:1 .11, ~n,· • I<, 1.111 .111<1 lh ,1.1 11.1111 J I \Iii, Hulh 1 R,1.111 ( lllh , , • Figure 23: John Grace Area Retail and Restaurants City of Southfield John Grace Re\itaJization Plan 1.tlopted --- llldrch 21, - 2022 33 �• Figure 25: PUBLIC Investment 2012-Present 2 12 AREA INVESTMENTS 2 Total Area Investment: j I $269,281,480 Figure 24: PRIVATE Investment 2017-Present Previous Private Projects Date 201~ 2019 2017/ 2020 2020 20172021 2022 20222023 2023 Dollar Amount Single Family Home Construction on Outwood and Wrexford Roof Replacement at Shiawassee Village Condominiums 4 (l 4 2 20192021 20192020 20192021 202~ 2021 202~ 2021 wa• Future Private Projects Dollar Amount 58,900 Other Private Investments (See Appendix E) 1,300,000 Beech Woods Par1< Enhancements 10,000,000 Beaumont Hospital Total Future Private Investment City of Southfield John Grace Re,italization Plan acl I 4 I s g 1 1 'i l I ~ooo 5 ) Olde Towne Park- Farmington Hills 124,000 Farmington Hills Wat.er Main-Villa Capri 5,116,000 Beech Woods Park 3,500,000 Nine Mile Street Repair 1,393,337 3,090,000 Water & Sewer - Lake Ravines Beech Road Rehabilitation 5,829,745 20172021 Other Public Investments (see Appendix E) 642.200 Total Previous Public Investment: 29,721,986 2022· 202-4 2023202-4 20222027 20222025 Dollar Amount Future Public Projects Farmington Hills Street Repairs and Capital Preventabve Maintenance 10,800,000 2,858,611 Beech Road Street Repair Shiawassee Road Rehabilltation ~Ft Shared-Use Path (170.000) 5-Ft Sidewalk (-40,000) Indian Street Sidewalk Construction with Ditch Enclosures Pedestrian and Transit Enhancements Great Lake Water Authority (GLWA) Water Reser\'Oirs 11,368,900 d ,pte,.t & 3 0 ! City of Detroit Pump House Date 166,701,247 sn- 2021 20222024 20222023 Total Previous Private Investment M 2 1 - I 2021 613,900 5,457,347 ,., 2,800,000 (federal) 2,100,000 630,000 Other Pnvate Investments (See Appendix E) e ,y"' 160,000,000 Beaumont Hospital Expansion Date 11fr 201 MSHDA requires at least $25 million in private investments and $25 million in public investments in the past five years in addition to a minimum of $10 million in future investment for the next five years, within a one-mile radius of the site. The following figures show that public and private investments in the area exceed these benchmarks. In addition to area-wide investments, several public investments have been made in the last ten years immediately adjacent to the site, as detailed in Figure 25. Dollar Amount Previous Projects Date Total Future Public Investment: 2,290,736 600,000 50,000 44,900,000 61,499,3-47 • I ,rh .21. 2022 34 Figure 26: Selected Neighborhood Investment Activity Areas These projects are reflected in the proceeding map along wth other area investments. Map Project ID Location Year Completed Investment Amount Public/Private Distance to Slte(mlles) Beaumont Hospital and Medical Campus 28050 Grand River Avenue, Farmington Hills 201~2022 $160,000,000 Private 0.90 2 Single Family Home Construction Outwood and Wrexford Street, Southfield 2017-2020 $630,000 Private 0.90 3 Roof Replacement - Shiawassee Village Condominiums 25337 Shiawassee, Southfield 2020 $613,900 Private 0.90 ,4 Other Private Investments See Appendix E -2017-2022 Building Permits 2017-2022 $5,457,347 Private 0.90 5 Other Private Investments See Appendix E - 2017-2022 Building Permits 2022-2023 $58,900 Private 0.90 5 Beaumont Hospital and Medical Campus 28050 Grand River Avenue, Farmington Hills $10,000,000 Private 0.90 7 Olde Towne Park Farmington Hills, between Grand River and Shiawassee 2019-2021 $124,000 Public 0.40 8 Beech Woods Recreation Center & Golf Course 22200 Beech Rd • Southfield 2019-2021 $3,500,000 Public 0.80 1 2023 9 Beech Road Rehabilitation Between 8 and 9 Mile - Southfield 2021 $4,900,000 Public 0.90 10 City of Detroit Pump House 9 Mile Road - Farmington Hills 2021 $5,829,745 Public 0.80 11 Other Public Investments See Appendix E - 2017-2022 Builcing Permits 2017-2022 $642,200 Public 0.50 12 Shiawassee Road Rehabilitation Shiawassee Road, from 8 Mile to Inkster. Southfield 2022-2024 $2,290,736 Public 0.70 13 ln<ian Street Sidewalk Construction Indian Street, from 8 Mile to Shiawassee. Southfield 2023-2024 $600,000 Public 0.50 14 Pedestrian & Trans,t Enhancements Shiawassee and 8 Mile from Inkster to Beech Daly, Southfield 2022-2027 $50,000 Public 0.10 15 Great Lakes Water Authority - Water Reservoir East Street • Southfield 2022-2025 $44,900,000 Public 0.60 Total: City of Southfield John Grace Re,italu.ation Plan - Ad >pl d r.lJ11.'h 21. 2022 $239,596,828 35 �6. Beaumont Hospital Rendering ·, Neighborhood Investments Previous Projects Future Projects John Grace Site - - * Notes II ■ There are nearly 300 verified building permits, both public and private, within 1-mile of the John Grace Site. Please see Appendix E: 2017-2022 Building Peimits for project locations. S )Utl1fi lei. Figure 27: Neighborhood Investments within 1-mile of John Grace Site City of Southfield John Grace R~italization Plan - .\dopted ;\hlrch 21. 2022 ~l.,p L:.: l't<•l'lll t , ( h111ul II\ tlw ( II\, 111! \"H * • Figure 28 : City-owned land- for adaptive reuse, infill development, or green space expansion City of Southfield John Grace Revitalization Plan - Ad,ipted .:'>l,m·h 21. 2022 37 �• meditation and enjoyment of the natural environment that Carpenter Lake provides by the public. The donation also included several conifer trees and two benches. Future improvements include a water feature at the site as well. The City plans to implement the following improvements within the next ten years: Pedestrian Improvements • Sidewalks: Install 5-feet wide sidewalk & ADA ramps along the east side of Indian Street from the subject site south to Eight Mile Road as well as north to Shiawassee Road. • Crosswalks: Install striping, signage, and possible signaling as needed to increase connectivity with the larger non-motorized network and improve safety, particularly for vulnerable residents including seniors and children. • Respite stations: Bench and trash receptacles along non-motorized paths. • Shared-Use Pathways: Expand network of shared-use pathways, paved shoulders, and bike lanes along Shiawassee Road. I - • Transit Improvements With METRO Act. funding, city-wide installation of pedestrian/!ransit enhancements at strategic locations. Improvements over the next five years include: • 188 Keywalks • 206 Pads • 211 Benches • 211 Trash receptacles • 18 Shelters Art & Sculpture Incorporate indoor and outdoor art at the subject. site. An example of a recent installation that also serves as a recreation element are the Boulders at Carpenter Lake. In 2017 , the City accepted a private donation to construct. a natural art installation consisting of a series of boulders of various materials and sizes. The space will be used for City of Southfield John Grace R~italization Plan -.\d rted Figure 29: The Boulders at Carpenter Lake , I • ·h .?I. ,;r..:.2 POTENTIAL FUNDING SOURCES The following are examples of potential funding sources that could be utilized for funding the redevelopment of the site, including storm water, park and trail improvements: the Michigan Department of Environmental Quality (MDEQ) or the Michigan Economic Growth Authority (MEGA) for approval. AARP Community Challenge Grant Municipal governments and non-profits are eligible to apply for the AARP Community Challenge Grant, the goal of which is to •make communities more fivable for all ages.• Approved projects include: mobility, transportation and pedestrianaccessible routes; creating vibrant public places; increasing affordable and accessible housing options; and other community improvements. The grant's parameters contain no distinct. funding requirements but instead encourage local creativity, pedestrian accessibility and community engagement. Brownfield Funding The City of Southfield is oonsidered a Quafified Local Unit of Government or "Core Community" for the purposes of the Brownfield Redevelopment Financing Ad (Ad 381 ). As such, brownfield projects that are included within a Brownfield Plan can capture local tax increment revenues for reimbursement of eligible activities including infrastructure improvements on the property or in some cases on other property that provided a benefit to the brownfield property. Brownfield properties are properties that are contaminated, fundionally obsolete, or blighted as defined in Ad 381. In addition to the local tax incremenl the State school taxes may also be captured. In order to capture the State taxes, an Ad 381 Work Plan must be prepared and submitted to either City ofSoutbfieldJohn Grace Re,ital izationPlan I,, d .l Improvements eligible for tax increment financing (TIF) at the local level may include improvements on the brownfield property. A requirement to obtain approval from the State for capture of the State taxes is that the improvement be to public infrastructure. The State typically views public infrastructure as infrastructure that is accessible to the public and generally owned , operated , and maintained by a municipal entity. For the purposes of storm water management, this could include installation of larger stomi water sewers, improvements or enlargement of existing storm water detention/retention ponds, or creation of new storm water detention/retention ponds. The State has been reluctant to approve capture of the State taxes for storm water improvement unless there is an environmental reason why stomi water cannot be managed on the brownfield property. However, capture of the local taxes only requires approval at the City level and there is greater flexibility in how the local taxes increment revenues can be applied . Community Development Block Grant (CDBG) The City of Southfield receives Community Development Block Grant (CDBG) funds annually from the U.S. Department of Housing and Urban Development (HUD) based on a fomiula allocation. The CDBG has been in existence since 1974 authorized by Title I of the Housing and Community Development Ad. J-21 _ 2_ 39 �Additionally, LMB, in partnership with MRP, administers the Bike Wave Program through the Community Change Grant from General Motors. The program is available to any Michigan municipality who is seeking resources to make their roads more accessible and pedestrian friendly by providing temporary bike lane delineators and curb extensions that allow cities to test pedestrian-friendly infrastructure before installation. The CDBG program allows the City of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. The purpose of the funding is to develop viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. With CDBG funds, the City will be able to deliver additional sidewalks and ADA compliant curb cuts to improve ac:cessibility. METRO Act Funding Funds from the Metropolitan Extension Telecommunications Rights-of-Way Oversight (METRO) Act can be allocated towards improving transit and pedestrian amenities in the right-of-way. These funds are part of the current city budget Per the Department of Housing and Urban Development, each activity funded with CDBG funds must meet one of the three national objectives: • • • Benefit persons of low and moderate income Aid in the prevention or elimination of slums or blight Resolve an urgent need; serious and immediate threat to health and welfare of the community 'Nhere other financial resources are not available. Each year the Housing Department hosts informational meetings for the public to gain infonnation on the CDBG program. Technical assistance is available to agencies for help preparing their applications. Source: City of Southfield Housing Department, 2018 Michigan Community Revitalization Program (MCRP) The MCRP is an incentive program available from the Michigan Strategic Fund (MSF), in cooperation with the Michigan Economic Development Corporation (MEDC), designed to promote community revitalization that will accelerate private investment in areas of historical disinvestment; contribute to Michigan's reinvention as a vital, job generating state; foster redevelopment of functionally obsolete or historic properties; reduce blight; and protect the natural resources of this state. The program is designed to provide grants, loans, or other economic assistance for eleigible investment projects in Michigan and is available to Southfield as a Redevelopment Ready Community. League of Michigan Bicyclists Micro-Grant & Bike Wave Community Change Grant The LMB Micro-Grant Program provides financial assistance to support the implementation of creative projects that promote bicycling and the safety of bicyclists on Michigan roadways. The Micro-Grants are designed to encourage new ideas and smaller groups with a funding opportunity that is the right frt. City of Southfield John Grace RC\.italization Plan - :\ilopted . larc.-h 21 :?02:! Plan (QAP). The OAP is required to set forth selection criteria used to determine housing priorities appropriate to local conditions in Michigan. Michigan Natural Resources Trust Fund The following are key criteria within the QAP and other related policies that have a direct correlation to creating and/or preserving affordable housing and allowing lower income residents to live in areas of greater opportunity: 1. Proximity to Transportation 2. Proximity to Amenities 3. Education, Health and Well-Being, Economic Security, and Jobs, Goods, and Services 4. Developments located within an Opportunity Zone and/or a Rising Tide Community 5. Developments near Downtowns/Corridors 6. Developments near an Employment Center 7. Neighborhood Investment Activity Areas 8. Affordable/Mar1<et Rent Differential 9. Mixed Income Development 10. Rural Set-Aside Figure 30: Carpenter Lake Nature Preserve The Michigan Natural Resources Trust Fund (MNRTF), in place since 1976, provides financial assistance to local governments and the Department of Natural Resources (DNR) to purchase land or rights in land for public recreation or protection of land because of its environmental importance or its scenic beauty. It also assists in the appropriate development of land for public outdoor recreation , trails and water trails. Additional information can be found at: http://www.michigan.gov/dnr/ • Michigan State Housing Development Authority (MSHDA) Low-Income Housing Tax Credit Program The Low-Income Housing Tax Credit (LIHTC) program offers a financial incentive to construct, rehabilitate, and operate rental housing for low-income tenants. Under federal law, UHTC is required to be allocated according to a Qualified Allocation Ci • • of Southfield John Grace Re,italization Plan -Adopted The OAP has a heavy emphasis on location because strong locations have significant benefits for residents. Among these benefits are the potential for enhanced quality of life, proximity to employment, and reduced transportation costs associated with living in walkable areas. Residents desire to live and wor1< in locations where there is a high quality of life and 'Nhere there are a multitude of opportunities to continue to better their current situation. Residents that need affordable housing are no different in 'Nhat they desire, and affordable housing should be no different in what it offers them. It is for these reasons that the QAP intentionally focuses on areas of opportunity. . lard1 21 :!022 41 �Additional MSHDA / LIHTC Considerations Points will be awarded for projects that include: • Rezoning documentation, dated within one year of the application due date on official letterhead identifying the address of the project, the property's current zoning designation and an explanation of whether or not the project is permitted under the zoning ordinance. If the project is not currently properly zoned , what, if any, steps are in process to obtain proper zoning for the proposed project. • Evidence that the proposed site has received site plan approval. Required submission of a letter from the local governing body indicating that the relevant board or commission of the local governing body has reviewed the proposal , including the level of rehabilitation work to be completed , the site, and that no further plan approvals or reviews are necessary, other than on the staff level. • A signed letter or resolution from the local government dated within 60-days of the application due date that identifies, supports and outlines the significance of the proposed project, including the identification of this Revitalization Plan. Land & Water Conservation Fund Any unit of government, including Native American tribes, school districts, or any combination of units in which authority is legally constituted to provide recreation with a Michigan Department of Natural Resources and Environment (DNRE)approved community five-year recreation plan is eligible to apply for project funding through the Federal Land and Water Conservation Fund (LWCF). Applications are evaluated by the DNRE using four criteria: project need, applicant history, site and project quality, and alignment with the state's recreation plan. In 201 o, the fourth criterion is how well a project aligns with City of Southfield John Grace Reloitaliza.tion Plan - Adopted Source: Michigan Department of Natural Resources, 2011 Revitalization and Placemaking (RAP) Program American Rescue Plan (ARP) The State of Michigan is deploying federal ARP funding to communities to address the economic impacts of the COVID19 pandemic. RAP will provide real estate and redevelopment gap financing for the rehabilitation of vacant, blighted, or underutilized historic structures. The grants aim to support permanent place-based solutions associated with traditional downtowns, social zones, and public spaces. Stom, Water Utility Fee More than 400 cities, towns and utility districts nationwide utilize parcel-based storm water billing practices that charge property owners storm water fees based entirely or in part on the amount of impervious area on their property. Some have provisions for property oYJners to reduce their storm water fee through reductions of impervious surfaces or installation of BMPs to manage runoff on-site. This incentive reduces storm water runoff into municipal sewers and local waterways, thus reducing the costs for the city or utility district. The City of Ann l\l rrh 21 • .!022 Arbor recently adopted a storm water utility fee that follows this model. Some cities. including Philadelphia, create incentives to reduce runoff by discounting future storm water fees. This incentive creates an opportunity for private third parties to invest in storm water retrofits. Like how financings for energy efficiency retrofrt projects have been structured, a portion of future storm water fee savings can be utilized for lender or project financier repayment Challenges to private financing of storm water retrofits exist but this type of financing is emerging as cities nationwide are seeking cost-effective alternatives that leverage private dollars to complement necessary public investments in storm water infrastructure. Transportation Alternatives Program (TAP) The Transportation Alternatives Program (TAP) is a competitive grant that seeks to enhance intermodal and pedestrian-oriented transportation. This federally-funded grant was created under the Moving Ahead for Progress in the 21st Century Act (MAP-21) of July 2012. Funds are allocated to State governments, and then again allocated into State transportation agencies, such as the Michigan Department of Transportation, and local metropolitan planning organizations, such as the Southeast Michigan Council of Governments. Local govemments and organizations can apply for the TAP Grant and must submit a budget with a minimum of 20% nonfederal funding sources. lnterrnodal and pedestrian-oriented transportation options and designs that the TAP Grant are awarded to include pedestrian , biking, and shared-use pathways; safe routes for non-drivers; rails to trails programs; historic preservation; scenic viewpoints; and vegetation control. Improving City and regional pedestrian connectivity, especially in accordance with existing regional plans, remains a top goal for TAP Grant coordinators. City of Southfield John Grace Re,italiza.tion Plan -AdoptE.d Michigan's Statewide Comprehensive Outdoor Recreation Plan and is cumulative among the following categories: trails, community outdoor recreation , green technology in outdoor recreation , universal access or coordination and cooperation among recreation providers. This criterion was developed based on the 2008-2012 Michigan Statewide Comprehensive Outdoor Recreation Plan (SCORP). At least 50% of the total project cost in local match is required from local government applicants. The DNRE makes recommendations to the National Park Service (NPS) on which applications to fund and NPS grants final approval. Applications are accepted annually. In 2011 , the minimum grant award was $30 ,000 and the maximum was $100,000.\ 42 REDEVELOPMENT OPTIONS Existing Conditions Zoned (R-1) Single Family Residential Allowable Uses Permitted Outright o Single Family homes o Farms o Accessory buildings o Family childcare homes Permitted with Special Land Use Approval o Public & private schools o Publicly owned buildings o Parks & recreation areas o Community buildings, country clubs, fraternal lodges, or similar o Indoor recreational facilities o Churches, synagogues, mosques, cerneterie:s o Group childcare homes Residential Unit Development District (RUDD) Option Wrth underlying (RM) Multifamily Residential Zoning o Apartment homes o Affordable senior housing o Community spaces o Parks and recreation areas Land Use Considerations In reviewing the most recent proposed development plan for adaptive reuse, the character of existing and future land use of the site, as described in Sustainable Southfield, is being considered . 1'! rch .21. 2022 43 �Current Use Moderate Density Single-family Residential: This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 sq . ft. up to 20 ,000 sq. ft and corresponds generally with the R-A, R-T and R-1 through R-4 zoning districts. Development here contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. The higher density single-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Invited. It should be noted that the neighborhood has a high percentage of rental homes. Nineteen residents attended , seven residents called to say they were in support but due to COVID preferred to stay home, and two residents emailed their support. A summary of the meeting is as follows. A history of the school was distributed along with the proposed adaptive reuse plan. A short PowerPoint was presented that included an aerial view of the site and summarized the proposed community uses of the building for residents of John Grace Arms and the greater community, the one-acre proposed neighborhood park, future Southfield Parks & Rec programming, as well as future public works projects for the area. Potential Future Use Low Density Multiple-family Residential: Intended land uses within Low Density Multiple-family Residential areas include attached single-family buildings, duplexes or low density multiple-family developments. This includes townhouses, attached condominiums, apartments and senior housing developments under two stories. Developments here should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Overall , the meeting was very positive; however, some concerns and questions were raised regarding : • • • • • Traffic. Factories and business operations. Lack of gardens and a dog park in the proposal. Possible negative impact on property values. Issues with other apartment complexes. Public Input City staff responded to those questions and concerns. John Grace Neighborhood Meeting Traffic It was pointed out that on average only 40 percent of residents in subsidized senior buildings have automobiles. Further, van transportation wiU be provided to residents of John Grace Arms. On Wednesday, December 8, 2021 , at the Beech Woods Recreation Center, over 100 households were invited within a 350-foot radius of the school to attend a public meeting regarding the conversion of John Grac.e School in to subsidized senior apartments. In addition, longtime residents who live outside the radius but were active in the John Grace Neighborhood and the former community center were also City of Southfield J olm Grace Revital izatlon Plan - •\dopted March 21 Factories and Business Operations It was explained that the factories on the edge of the neighborhood existed long before the current residents moved to John Grace and are not near the John Grace building and not related to the proposal for senior housing. The city has addressed issues with the factories when necessary. It was noted that the Southfield Non-Profit Housing Corporation is a not-for-profit entity. It provides much needed safe senior housing with a host of services. There are many home rental companies operating in the neighborhood as well. Gardens and Dog Park It was noted that gardens and music offerings to residents could be included. Additionally, a dog park could be part of the pocket park within the proposal. Property Values It was explained that there is no correlation between senior housing and reduction in property values. In fact, a significant investment in the neighborhood would improve property values. Further, a large vacant building in the neighborhood does not contribute to improving property values. It was also noted that in the past five years property values have improved by $100 per square foot between Eight Mile and Nine Mile roads and residents were supportive of seeing the removal of the unused hockey rink. 2022 Alternatives Option 1 Demolition of existing John Grace building and development of the land under current zoning - single-family residential. Maximum lots: 7-9 single family lots (total parcel width 696 ft I minimum lot width of 70 ft) Parking required : 18 spaces (2 spaces / lot) Land Area required : 81 ,000 SF (9,000 SF / lot) Other Apartment Complexes One resident maintained that McDonnell Towers, River Park Place and Woodridge were horrible places and poorly managed . When asked if she had been in them, she admitted she had nol She was invited to tour the Southfield NonProfit's senior apartment buildings. Another resident noted that Woodridge and other non-profrt properties were not in neighborhoods. City of Southfield John Grace Re,italization Plan .-\dopltd 44 :',larch 21. 20:.!2 or Reserve Tot Lot Figure 31: Option 1 45 �Option 2 + 3 Adaptive reuse of the existing building. expansion. and addition of a public park and community space. Option 2 Renovation of existing John Grace building. RUDD Fourteen (14) one-bedroom and four (4) two-bedroom units of senior housing Parking required: 11 spaces (,5 spaces / unit+ 1 / employee (2)) Land Area required: 0.62 acres (1 ,500 SF/ unit= 27,000 SF.) John Grace Arms Senior Housing RUDD and site plan currently under review, plans attached. Fifty-one (51) one-bedroom and nine (9) two-bedroom units Total Total Total Total Option 3 Construction of an addition to the south of the building. Additional Considerations The proposed RUDD development includes indoor community gathering space available to residents for reservation. The development also includes a public park with a tot lot, shaded seating , green space, trees, a dog park, and dog run. In keeping with the historical architectural features of the existing building, the new add ition will inoorporate quality materials and appropriate glazing ratios so as not to disrupt the character of the surround ing neighborhood. RUDD Thirty-seven (37) one-bedroom and five (5) two-bedroom units of senior housing Parking required: 21 spaces (.5 spaces / unit) Land Area required: 1.45 acres (1 ,500 SF/ unit= 63,000 SF.) Cityof outhfieldJohnGraceRe,;taJizationPlan - \d pted Parking Required: 32 spaces Parking Proposed: 62 spaces Land Area Required:2.07 acres Land Area Available:4.62 acres I rlh:21 _ 22 Figure 32: Option 2 + 3 - John Grace Arms Senior Housing - Site Plan 51 One-Bedroom Units 9 Two-bedroom Units 62 Parking Spaces Public Par1c, induding: Playground, Green Space, and Pedestrian Circuat100 City of Southfield John Grace Re,italization Plan -Ad pt 47 �Figure 33 : John Grace Anns Senior Housing - Landscape Plan City of Southfield Jolm Grace R~italization Plan - .\d pt d . 1.ir h .!J. 2022 Figure 34: John Grace Anns Senior Housing - Parking and Pedestrian Circulation ---r-i ~ II A~~~==----=---.-......:..:,--------!!'-:-==c-==,-.-,--~--=,=;===~~~===~=,=~=,.., - -- .__. , - - - - - , -. I ~[•J I i I i I --------' ~ II 0 City of Southfield John Grace Re,italization Plan - . dopt Ll 0 :\ldrch 2L 2022 0 o il· ·•I ~ 49 �Figures 35: John Grace Arms Senior Housing - Floorplans for Renovation of Existing Building (Above) First Floor (Below) Second Floor !ifil.L l7SHl'nl 700U II First floor "Community" space available to the public on a reservation basis. 4Ultl 2Slt,&H 200 Ll City of Southfield John Grace Rm-italiz.ation Pinn -Ad pted i\far h .?I. 2022 50 Figures 36: John Grace Arms Senior Housing - Floorplans for Addition First Floor (Left) Second Floor (Right) l ,~ ...,.J ' - City of Southfield John Grace RmitaJiz.ation Plan -Ad >pl •d - - - -- - M ch 21 2022 - -~ 51 ~. �Figure 37: John Grace Arms Senior Housing - Standard Units (Above) Barrier-Free Units (Below) ~{] _,. . - •r o.;::;- ... {] -==- ... i L.. OOUBLfUI IT 896SF SNGlE UNIT 678Sf Cit:y of Southfield John Gr ace Re,ita1ization Plan - .\dopted MJrrh 21. 20:!2 52 Figure 38: John Grace Anns Senior Housing - Elevation Studies WEST STUDY SOUTH STUDY I 0 1:1 EAST STUDY NORTH STUDY W1111 1.'lllllllli:mlU • City of Southfield John Grace Re,italization Plan - \dopLed M,uch 21. 2022 53 �. Figure 39: John Grace Anns Senior Housing - Elevation Studies, Addition Only City of Southfield John Grace Re\itaJization Plan -Adopted M.11 h .21. 2022 54 Figure 40: John Grace Anns Senior Housing - Perspectives VIEW LOO NG EAST f 0.'tl INOIAfl ST SOUTli-EAST CO HER Of LOT City of Southfield John Grace Re,italization Plan - Adopted hlrd1 .21. 2022 55 �Recommendations To maximize community benefit from the proposed project, we recommend the following elements be included in the revised site plan. Public Art Southfield has a long history with the arts and is committed to preserving and enhancing its network of public art features. These features can be sculptural or landscape-oriented and can be of a variety of sizes and materials. Art will need approval from the Southfield Arts Commission . Refer to Southfield's Public Arts Guide, 2017. Resident Enhancements Incorporating a covered drop-off and pick-up area as well as an outdoor patio with shading structure would enhance the resident experience and provide additional height and mass variation to the proposal. The provision of seating trash receptacle(s) and qrill(s) would further increase outdoor activity. Additionally, a small, enclosed dog park/dog run should be Included in the overall park plan. Figure 41: Typical enclosed dog park Public Enhancements The plan should also provide for the extension of the public sidewalk along Indian Street north to Shiawassee Road and south to Eight Mile Road. This would provide a critical connection to retail areas as well as enhance the City's nonmotorized network The indoor community space will be available to the public by reservation. Figure 42: Public art examples - City Hall (left) Beech Woods Park (right) Park Enhancements Include the preservation of a one.acre park for both residential and neighborhood use that has ADA-accessible circular walking paths, benches , trash receptacle, tot-lot, open green space, a small shade structure, and trees. City of Southfield John Grace Re,italization Plan - Adopted MJrch 21. 2022 Approval Process Actions Required The Planning Commission will need to recommend the creation of a Residential Unit Development District (RUDD) before or concurrently with the review of the RUDD application and site plan . February 23 The Planning Commission holds a Public Hearing to discuss the creation of an RUDD and made Favorable Recommendation to Council March 1 The Housing Commission approved the John Grace Revitalization Plan March 7 Council Study Session on proposed RUDD March 9 The Planning Commission discusses the John Grace Revitalization Plan at a study meeting. March 14 The Council holds a Public Hearing on RUDD. Approves RUDD and introduces Ordinance. Reviews John Grace Revitalization Plan. • Figure 43: Public participation flyer March 16 The Planning Commission holds a Public Hearing at 6:30 P.M. in the Council Chambers. The Planning Commission considers the John Grace Revitalization Plan. After the hearing, the Planning Commission makes a report and recommendation to the City Council. City ofSout:hfield J ohn Grace Re,italization Plan - .\dopteu ~litreh 21. March 21 The City Council approves the John Grace Revitalization Plan and enacts the RUDD for John Grace. Final Review of RUDD Agreement, including final site plan review, by the City Attorney and City Planner prior to execution by Mayor and City Cieri<. 2022 57 �Sources City of Southfield A Market Feasibility Study of: John Grace School by Novogradac & Company LLP , July 9, 2018 "Older People Working Longer, Earning More• by Erika McEntareer, Center for Economic Studies (CES) , US Census Bureau, April 2018 "The U.S. Joins Other Countries With Large Aging Populations•, by Johnathan Vespa , US Census Bureau's Population Division, March 2018 "Uber, butfor Grandma•, by Tanya Snyder, Politico, 9/27/17 https:/MMNJ.politico.com/agendalstory/2017 /09127 /transportationfor-the-aqing-population-000531 Sustainable Southfield Master Plan (adopted 6/20/16, as amended) Lockwood Companies Miscellaneous Michigan State Housing Development Authority (MSHDA) LowIncome Housing Tax Credit Program Qualified Allocation Plan (OAP) L'\PlanningVohn Grace Revitalization Plan\2022 Update City of Southfield John Grace Revitalization Plan - .\dopted • I ch 21. 2022 58 APPENDICES Appendix A: Resolution Discussions and actions by various board and commissions. Appendix B: RUDD Review Preliminary review of the John Grace Arms proposal for compliance with the zoning code and RUDD standards. Appendix C: Lockwood Documents Narrative of senior amenities. Narrative of transportation services. Appendix D: MSHDA Guidelines Guidelines for funding approval. Appendix E: 2017-2022 Building Permits All public and private permits in the last five years; permits within one mile of the site are highlighted. City of Southfield John Grace Re,italization Plan - \ I pt M ch 21 - ~- 59 �Appendix A: Resolutions consisting of35 one-bedroom apartments and 5 two-bedroom apartments. apartments REGULAR MEETING OF THE SOUTHFIELD HOUSING COMMISSION Motion by Lora Brantley-Gilbert and Supported by E'toile O'Rear-Libertt Minutes March I. 2022 - Reconunendation Resolved the Southfield Housing Commission suppo1ts and endorses the John Grace Revitalization Plan as presented. Motion passed unanimously. The meeting of the Southfield Housing Commission convened at 5:00 p.m in the City of Southfield Council Study Room 26000 Evergreen road, Southfield, Michigan. Present was Commissioners: Vicki Bayne-Perry, Lora Brantley-Gilbert, Etoile Brantley-Gilbert Excused was Commissioner Earlene Traylor-Neal Also present: Sherry Veal, Executive Director, Southfield Housing Commission~Frederick Zorn, City Administrator, City of Southfield, Mayor Kenson Siver, City of Southfield; Janay Eisenmenger, Director of Acquisitions, Lockwood Companies Frederick Zorn, City Administrator, City of Southfield. Mayor Kenson Siver, City of Southfield; Janay Eisenmenger, Director of Acquisitions, Lockwood Companies Presented the John Grace Revitalization Plan which outlines the proposal to convert the hist01ic vacant John Grace School into a Senior residential community of 60 units. The plan calls for the former elementary school to be converted to 14 onebedroom apartments and 4 two-bedroom apartments with the both the original library and gymnasium to be used as community spaces and the addition ofa two-story structure City of Southfield John Grace R1nita1iza.tion Plan -Adopted .Marrh .11. :!02:! 60 CITY PL°'~R'S RECOMME~ATIO_ FOR PLA.~JNG COMMISSIO_ ~larch 16, 2022 Proposed Amendment to the Sustainablt1 South.field ComprehensiYe Master Plan to incorporate the John Grace Re,italization Plan as a Subarea of the Sustainable Southfield Comp.rehensi,,-e Master Plan in accordance with Article 4, Section 5.59, Comprehensive::\iasterPlanProcedure, Chapter 45, Zoning, of Title V. Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of, as follcnn: • Amend the Sustainable South.field ComprehcnsiYe Master Plan to incorporate the John Grace Revitalization Plan as a Subarea of the Sustainable Southfield ComprehensiYe :\.faster Plan_ This amendment is specifically intended to be used to promote adaptiYe re-use of the John Grace School for affordable senior housing, as part of the Sustainable Southfield CompreheruiYe Master Plan. The Planning Department recommends FA\'ORABLE CONSIDERATION of the proposed Amendment to the Sustainable Southfield ComprehensiYe Master Plan to incorporate the John Grace Re,italization Plan as a Subarea of the Sustainable Southfield Comprehcnsn·e Master Plan and recommends adoption of the attached draft Amendment for the following reasons: 1. The amendment, as prepared by the City of South.field Planning Department, the City of Southfield Planning Com.mission and residents, has been thoroughly studied by the Planning Commission at their Planning Commission Study :M:eetings and Regular Meeting. 2. The amendment will serve to promote the adaptiYe re-use of the John Grace School for affordable senior housing and amenities as proposed in the Plan and makes public improvements near the subject site. The Plan provides for 60 affordable housing units in addition to a ~ public park and indoor community space anilable for resen--ation. The plan will provide for the transition from the single-family neighborhoods to the north into the more intensely deYeloped areas along W Eight ¼le Road and Grand Rn-er AYenue to the south. The imprm·ements will likely actiYate continued inYestment from the City, businesses and neighbors 3. The amendment will proYide an additional tool in the City's redevelopment tool box.. City of Southfield John Grace Re,1talization Plan - AJople,l ~ldrch 21. :20:22 61 �cm· OF SOl"Il!Jlll I') <ITYOr ornrnn o Rr,or 1,10, or \OOPTm, RI QLl:UQ'- OF IDQPTIQ'- 1021.81 ~ A\'ES. ~ Bnghrwcll, fra..,er, Hosl:lm. Mandelbaum. and Ta)10r XAYS c'lone ABSENT Cmn ,\ Yt B ,a:,. 0 11 . 1"1<11 fr ,c, 11_, lu , ~Lu,,lclb u :--'.\Y'> :\ . .c All L:-- 1 \.1< R,;~ k n113J l,;rut ? 1.d ~ I.II •. " 6~1 RESOL\'IJ> : TbJt lhe Amendmml to the Su.t1inlble Southfield Comprdlcn.lt-e ~laster Pbn 10 me!~ tbr John~ Renuhz.1t1on Plan supplmieru, Draft d.11ed M.vcb 11 1022. a. :i.mmekd. in accordance w1tb Article-I . Section 5.59, C~cwt-e '.\las1cr Pim Procedure, Cbapfer-15, Zorung ofTule \'. ZOtlllll! :ind Pl:inning oftbe Code oftbe City of Southfield. and the M1cbigan Pbnning .En.lbli.o!! Act Public Act 33 of 2008 be approYed for the re.i.sOII.S set fo1th m tilt Cn:y p ~·s r«ommmd.111011; Le F.•1 '- . !c f lllllll~ 10 a• 11 '-'" iJ dun ~'.1«•. '> :,!· <II • iJ ti.Ill • •d•~rc,I . i <1•11lirid l" · l ktl (I ,i.> h<t:b · ~en . , , rrh: i «,~,n P.cr11I ll ( oun ... I. lc:cfH ~ tit! ,'fl~ ii:1 .1 l OIUII} ,,p: l by th: ~ .!1 . 1 The awcndmalt u prepared by the Ciry of Soutbfiel-1 Plamung Dey=i. the Cny of Sourhfie!d Pl.3nning Commmioo and r~<klm. h3s bttn thoroughly srudled by the PlanDulg CO!lllllls,:on al !bru Pl.lnmng Cotllllll»1on Study Mectulgs and Rtgular MCC'tlng, .!60 :.:lu . 'lll Toe ammdm011 mil sm-e to prcmote Ille ad.lpt11.-e re-use of the John Ctr3ce School for aff'ordable SClllOI bousmg and = u ~ as p r ~ Ill !ht P!Jn :ind lll.'11.:~ public impro\'ffllen!S o~ tilt subject sue Toe Pl:iJl pro1.1d6 for 60 affordable housmg IID11i Ill addmoo 10 a 6~-acre public pall.: and mdoor COlllllllllllty space a\'a!Llble for rtsa--:i 100. Tot plao \\1ll pro\'Jdt for the tr.lDSllioo frolll tilt single-funily noghborboods to tht nonb wto !he more mlell.Sdy ck,'tloped areas aJooi \\' Eight '.\Wt Road :md Grand Rt\·er A\"tme to the south. The rmpro\·=rms \\lll Wee!.· acnt':ltt c ~ lllt"eS1mcot from lhc C1 •• busme.ses aodnttJbl:l.,n Toe amt'lldmmt Wlll pro,,dt ao addillmul tool Ill the C1cy's redt,:tlopmmt tool box. BE IT fi'RTRER R.ESOL\ 1:D: Thar Re;ohmOll for me John Grace ~,r3hz.lnon Plan i.; ~eby approved . l Sheni.:u L fu\\bos lbt duly eltcttd and qualtlied City Ck1k of the Clly of Soolllfidd. COUDry of Oakland. Sure of. lictupn. do weby = t· tmt !ht forq01q resotuuon wu adop<cd by !he So11thfidd City COllllOl at thru ~ COIIDCll. P..ltttm!! bdd oo Mooday March .:> I. :!Q,:>2 26000 Ewrp-ttn Road Soutbfield. ~licll!r.m. Sbenba L fuwlam. City C1eik City of Southfield John Grace Re\itnlization Plan - \de,;ite<l :'.\lan·h 21 Appendix B: RUDD Review RESIDE ELOPl\-tENT DI. TRICT <RUDD} REZONI TO: Planning Commission FROM:Terry Crout, AICP, ASLA, Director of Planning D TE: February 4, 2022 RE: PZRRUDD22--0001 John Grace R DD Rezoning Review Sidwell umber: 24-31..376--033 Current Zoning: R-1, Single Family 1. PRO.JECT DESIG A. Location. Dear Commissioners, Attached are our comments as they relate to the proposed rezoning for the adaptive reuse of the histo1ic John Grace High School (the ''Site") for 60 multifamily units by Lockwood Companies (the ·• Applicant''). The Jotm Grace Arms is a proposed multifamily comm unit} designed to provide affordable senior housing and a variety of recreational, social, cultural, and commWlity-oriented opportunities for its residents and the John Grace neighborhood. The apartment community as proposed will consist of51 one-bedroom apartments and 9 two-bedroom apartments. The existing hi toric John Grace School will be adaptively reused to house 18 residential units comprised of 14 one-bedroom apartment and 4 tw<rbedroom apartme11ts. TI1e kindergarten space will be transformed into a quiet reading and activiti room. The gyrnnasiwn will serve as a commw1ity space for the residents and the surrounding neighborhood The addition will consist of 42 residential units comprised of 37 one-bedroom units and 5 tw1rbedroom UJllts. The design is intended to respect and complement the aesthetic of the existing John Grace School. The e.xterior of the new building is to be primarily brick and the windows will have a similar character to tl1e exi ting windows. City of Southfield John Grace Re'titalization Plan - Adopted ~hirch 21, 2022 STA DARDS: The Site is currently zoned R-1, Single Family. The Applicant is proposing a zoning map amendment to trigger the RUDD overlay for the Site. B. Permitted Uses. Along with the residential uses authorized in tl1e zoning ordinance, the Applicant proposes several eligible uses for tl1e Site beyond multifamily residential, includmg· 1. Community space for RUDD resident and neighborhood use. 2. Parks and recreation areas for RUDD resident and neighborhood use. 3. Accessory u es to the RUDD such as a reading/game room, laundry facilities, office space, and storage spaces. C. Residential Density. For comparison., the density standards for dwelling units (DU) and lot area (SF) set forth in Article 7 of the zoning ordinance for Multiple Family Residential Disuicts (RM) are considered. TI1e density of the proposed pla11 is as follows : RM Standard Proposed DU per acre: 29 D (Maximu.m)60 DU / 4.62 acres = 12.9 DU/acre Lot area per D : 1,500 SF (MinimWll)201,247 SF / 60 DU = 3,354 SF/DU 63 �Based on the above information, the proposed development does not breech any existing density requirements of the zoning code, will not impose undue bw·den on existing city services, and will not be out of character within the neighborhood as a low-rise, multiple family adaptive reuse. D. Applicable Base Regulations. Unless waived or modified in accordance with the procedures and standards set truth in the zoning ordinance, the yard and bulk, parking, loading, landscaping, lighting, and other standards set forth in Article 7 of the zoning ordinance for a Multiple Family Residential District (RM). Off-street parking requirements are set forth in Article 4. Dimensional Standards: RM Standard Proposed Front Yard:50 ft (Minimum) 70.3 ft (Existing) Rear Yard: 50 ft. (Minimum) 42. 7 ft Side Yard (Lessel'):50 ft. (Minimum) 23 ft (Existing) Height:30 ft (Maximuru)~32.5 ft. (Existing) Floor Area: 525 SF (I-bed, Minimum)410 SF (SmalJest) 700 SF (2-bed, Minimum)850 SF (Smallest) Elderly Residential Standard Proposed Parking Spaces:30 (Minimum) 62 The non-conforming side yard and building height dimensions indicated in the plan pertain to the existing historical building and are legally non-conforming. The nonconforming rear yard and square footage dimensions should be given special considerntion in the approval of the RUDD. Cit;yofSouthfieldJohn GraceRe"\italization Plm1 - \ dopted G.Frontage and Access. The Site is located on, and will maintain direct access to, Indian Road, a public thoroughfare. The proposed plan does not include construction of indirect access to any public road. Vehicular access is provided by ludian Road and adjacent thoroughfares. A pedestrian sidewalk cum:ntly exists on the site but is not contiguous with the broader sidewalk network at this time. Similarly, an on-street biking network is not currently available to the Site: however, the City' s Non-Motorized Asset Management Plan indicates onstreet improvements targeted for tl1e nearby Shiawassee and Inkster corridors. Further improvements to the nonmotorized pathway networks, including filling of sidewalk gaps, are expected with the reactivation of the Site. The proposed development includes 5-foot wide patl1S for pe<lestriau and bicycle circulation on-Site as well as 12 bicycle parking spac.es. H.Natural Features. Above and beyond the open space requirement above, the Site is and will remain primarily open space, witl1 a portion being dedicated to passive and active public park and recreation space. I.Utilities. All utility lines serving the Residential Unit Development District (RUDD), whether designed for primary service from main lines or for distribution of services throughout - - --- Adopted E.Regulatory Flexibility. Beyond those variances e.xplained above, no other departures from the zoning code a.re evident in the proposed plan at this time. As the project progresses past preliminary approval, additional scrntiny shall be given to proposed landscaping, lighting, signage, utilities, and drainage. F. Open Space Requirements. The development as proposed meets the minimwn open space requirement of25 percent; approximately 57 percent of the site is pervious opeu space, which primarily consists of the front yard setback, the proposed public park and playground, and the proposed couttyard. The park accounts :'\larch i1, 202~ for about 14 percent of the site. Additionally, within the courtyard, there appear to be two proposed pavilions for outdoor gatheiing and a dog walk area. The developer will dedicate this open space through an irrevocable conveyance, thereby ensuring its developmei1t and future use as open space in addition to the provision of its maintenance should it become a public nuisance. Cit;y of Southfield John Grace Re-\italization Plan The proposed rear yard setback variance is minimal. Proper landscape and fence screeni11g, as explained later in this letter, can serve as a visual buffer between the proposed RUDD and the adjacent R-1 , Single Family Residential lots. Regarding the minimum square footage of dwelling units, Alticle 7, Section 5.84(2) establishes standards for special approval concerning housing for the elderly from which the minimum standards w~e derived. Additionally, up to 25% of the dwelling units (15 DU) can be of an efficiency type between 425 and 525 square feet. Five units, all I-bedroom, and all part oftbe existing building, fall outside of the standard mininmm as proposed. Three can be considered under the efficiency standard, however, two units , one at 420 square feet, the other at 410 square feet, would continue to be out of compliance. Wben considering the histori.c nature of the building, tl1e an-angement of the wlits, and the need for economy and efficiency to deliver affordable senior housing, the Commission should consider allowing the floor area vruiances for these two units. Through tbe RUDD agreement, the Commission can ensure all measw-es are taken to produce a high quality of development and maintain the accessibility and safety of these units. March 21, 20:2:2 tl1e site, shall be placed underground at all points within the boundaries of the site. Provision aud placement of all utilities will be reviewed and approved by the City Engineer prior to final approval. J.Additional Considerations. The Planning Commission shall take into accoum the following considerati.ons, which may be relevant to a particular project: perimeter setbacks and screening; thoroughfare, drainage and utility design; w1derground installation of utilities; insulating the pedestrian circulation system from vehicular thoroughfares and ways; achievement of an integrated development with respect to signage, lighting, stonn water management, green infrastructure, landscaping and building matetials; and noise reduction and visual screening mechanisms from vehicular thoroughfares and ways. Landscaping, Drainage, and Screening A complete landscape plan and screening plan, including the method of screening for dumpsters, utilities, and adjacent residential lots: the landscaping of parking lots; and the provision of drainage controls ru1d green infrastructlll'e shall be included before final approval is granted. The landscape plan, drainage plan, and screening plan shall conform to t11e relevant section of Article 4 of the zoning ordinance. Historic Preservation and Architectural Characteristics The Site includes tl1e John Grace High School building, which will be restored. Complete plans and renderings noting tl1e materials, colors, finishes, and other architectw.i.l characteristics of both the existing building and tl1e new addition will need to be included and shall conform to �Unit Development District of 3. 75 acres of contiguous land. Chapter 50 of the Southfield City Code governing historic preservation. 2) Compatibility with Future Land Use Plan. According to the Low Density Muluple-family Residential land use as described in Smta111able Sourl1fie/d, as amended, the "development should include high-quality design that emphasizes pedestrian com1ections with surrounding uses, provides alternative housing options, and act as a buffer between singlefamily neighborhoods and higher intensity uses." Lighting and Signage A complete lighting and signage plan, including a photometnc schedule, shall be included before final approval. PaJking lots, walkways, and park facilities will need to be adequately lit to allow for safety and accessibility within the Site. Signage should include all directional marking for the safe and efficient flow of traffic and pedestrians through U1e Site. All lighting and s1gnage shall conform to Section 5.22-4 of the zoning ordinance. Public The proposed development will adaptively reuse an existing historic school building and will rnclude au addition of such a quality that matches the onginal character of the building, thus being seamlessly integrated into the neighborhood. Additionally, the development will emphasize pedestrian connections through a dedicated park and its inherent density allowing for greater access and transition from the single-family uses to the north and west to the more intense uses along Eight Mile Road. The affordable senior housing options will allow for "aging in place" and acconunodate Southfield' s aging population rt The proposed plan shall include the provision of public art or donation to tbe public art fund before final approval and shall conform to Section 5.22-5 of the: zoning ordinance. Utilities Provision for utilities within U1e Site shall comply with the Southfield City Code and will require final approval by the city engineer. DAROS A D REO IREME TS: A.Conformance with the Residential Unit Development District (RUDD) Concept The overall design and all uses proposed m connection with a Residential Unit Development District (RUDD) 2. 3) Economic [mpact. The proposed development will provide positive economic impact 10 the community through the reuse of a vacant lot, the provision of park and community spaces, and the increased economic activity from additional residents. Property values can be e.xpected to increase with time as the development progresses. shall be consistent with and promote the intent of the Residential Unit Developmc:nt District (RUDD) concept as described in Section 5.22-3-l(A), as well as with specific project design standards set forth herein. I) Minimum Lot Size. The proposed lot size for the development is 4.26 acres and meets the minimum requirements for a Residential City of Southfield John Grace R~italization Plan -Adopted Usable Open Space. The proposed development provides a variety of usable open space including: M.mh 21. 2022 An approximately .6 acre public park and playground. b. A residential courtyard and two pavilions wiU1 a dog walk area. c. An1ple front yard space that could host gardens or art installations. a The dwelling units in the new addition will also have private balconies for resident use. 5) Unified Control. 66 B. Compatibility with Adjacent Uses. The proposed Residential Unit Development District (RUDD) shall set f01th specifications with respect to architectural integrity, height, setbacks, density, parking, circulation, green infrastructure, landscaping, views, and other design and layout features which e.xhibit due regard for the relationship of the development to surround mg properties and the u es thereon. In determining whether tltis requirement has been met, consideration sliall be given to. I) Acee s to major thoroughfares. The proposed development shall be under single ownership or control such Uiat there is a single person or entity having responsibility for completing Ute project in confomtity with this Ordinance. The Applicant shall provide Proof of Ownership prior to final approval. 6) Legal Documentation. The applicant shall provide legal documentation of single ownership or conu·ot in the form of agreements, contracts, covenants, and deed restJictions which incticate Uiat the development can be completed as shown on the plans, and further that all portions of the development that are not to be maintained or operated at public expense will continue to be operated and maintained by the developers or their successors. These legal docuntents shall bind all development successors in title to any commitments made as a part of the documents. This provision shall not prohibit a transfer of ownerslnp or control, provtded notice of such transfer is given to the City Clerk & City Attorney. All legal documentation is to be reviewed and approved by the City Attorney p1ior to final approval. City of Southfield John Grace Re,italization Plan - Adupl d 4) The Site has direct access to Indian Road, which feeds into Eight Mile Road, a niajor 8-lane thoroughfare, approxiaiately 630 feet south of the lot and into Shiawassee Street approximately 500 feet north of the lot. From Eight Mile Road, tl1ere is direct access to two additional 8-lane thoroughfares: Telegraph Road 1.7 ntiles to tJ1e east and Grand River Avenue less than 3,000 feet to tJ1e west. From Telegraph Road, access to interstates [-696 and 1-96 provide connection to the greater Detroit Metropolitan Area. 2) Estimated traffic to be generated by the proposed development. An estimated traffic plan lias not been proposed. Due to Ute primary use of the Site as a senior living establishment, along with the park and recreation space, minimal daily traffic increases can be expected. 3) Proximity and relation to intersections. Maj01· intersections described above in item # I. 4) Adequacy of driver sight di lances. M~t ·h 21, 2022 �of bicycle lanes and sidewalks along Nine Mile ru1d Beech Road. The regional transit service, SMART, has a fixed route along Telegraph Road and a portion of Eight t,,..We, with the nearest stop just over one mile away from the Site. Detroit Depattment of Transportation (DOOT) also has a fixed route along Eight Mile, though no stops are available near the Site. For the access drive on the north end of the Site, the sight distance to the nearest intersection (Emmett and Indian) is approximately 100 feet. From the main access drive on the south end of the Site, the sight distance to the nearest i11tersection (Byron and Indian) is approximately 260 feet. Landscaping shall be maintained so as not to obstruct the sight of a driver along Indian Road or that of a driver entering or exiting the Site. 5) Location of and access to off-street parking. The proposed development provides sufficient offstreet parking i11 two lots, one lot to the east of the new addition composed of29 parking spaces aud one lot to the north of the existing building composed of 33 parking spaces. C. Protection of Natural Environment. No regulated \voodlands or wetlands exist on the site. There are 20 trees located on the site, including four landmark trees. Care should be taken to preserve or replace all trees on site. Additional plantings sh.ould be considered for the park space and rear yard to provide shading, screeni11g, and beautification. The development must be in compliance with all applicable environment protection laws and regulations. 7) Required vehicular turning movements. The plan shows that both standard vehicles as well as Fire Tmcks can maneuver arnund the site as needed. 8) Provisions for pedestrian circulation. The proposed plan maintains and enhances pedestrian circulation through the Site. Additional 5foot walkways will be added to circumnavigate the new addition as well as to access the park space directly from the public right-of-way. Additional details for circulation through the courtyard will need to be provided. 9) Access and connection to non-motorized pathways & public transit. The closest non-motorized pathways lie along Shiawassee Road, about 500 feet north of the loL This includes paved shoulders/bike Janes and shared use paths. These feed into more complete networks City of Southfield John Grace.Revitalization Plan - .\dopted M,1rch :!1. 2022 D. Compatibility with the Future Land Use Plan. The proposed development touches on all six principles guiding Sustainable Southfield, as amended, and is consistent witl1 several objectives related to each principle. including: 1) 2) 3) Livable Build Environment • Encow·age design standards appropriate to the commwtity context. • Provide accessible pubLic facilities and spaces. • Conserve and reuse historic resources. Harmony with Nature • Provide for renewable energy use. Resilient Economy • Encourage communicy-based econontic development and revitalizatiou. 68 • • 4) 5) 6) Provide and maintain infrastructure capacity in line with growtl1 or decline demands. lnt.erwovcn Equity • Provide a range of housing types. • Plan for the physical, environmenta~ and economic improvement of at-risk, distressed, and disadvantaged neighborhoods. • Plan for improved health and safety for at-risk populations. • Provide accessible, quality public services, facilities, and healtlt care to mino1ity and lowincome populations. Upgrade infrastructure and facilities in older and substandard areas. Healthy Community • Plan for physical activity and healthy lifestyles. Provide accessible parks, recreation facilities, greenways, and open space near all neighborhoods. • Plan for access to healthy, locally grown foods for all neighborhoods. • Plan for equitable access to health care providers, schools, public safety facilities, and arts and cultural facilities. Responsible Regionalism • Coordinate local and regional housing plan goals. • Delineate designated !,'fOWth areas that are served by transit. • Enhance connections between local activity centers and regional destinations. • Include regional development visions and plans in local planning scenarios. • Encourage consistency between local capital improvement programs and regional infrastructure priorities. City of Southfield John Grace Revitalization Plan - ".dopted '.\Lirch 21, :,022 E. Compliance with Applicable Regulations. The proposed Residential Unit Development District (RUDD) shall be in compliance with all applicable Federal, state, and local laws and regulations. The Applicant shall furnish a statement ofthe project's compliance with all Federal, State, and local laws. �, • Appendix C: Lockwood Documents g) Lockwood Companies 27777 Franklin Rd, Suite 1410 Southfield, Ml 48034-2337 248.203.0991 h) i) Proximity to Amenities Please find the scoring criteria and the correlating amenity below: a) b) c) d) e) f) Full-Service Gr0cel)'/Supem,arket ► Busch's CARES Market - 27835 Shiawassee Street, Fam,ington Hills ,, Spartan Foods - 25850 Grand River Avenue, Redford Charter Township Pham,acy , Walgreens - 27750 Grand River Ave, Fam,ington Hills , Beaumont Pham,acy - 28100 Grand River Avenue, Suite 101 , Fam,ington Hills General Medicine Physidan/Oinic ;,, Beaumont Urgent Care by WellStreet - 27810 Grand River Avenue, Farmington Hlls , Fam,ington Village Family Practice - 28100 Grand River Avenue, Fam,ington Hlls Public School ,, Stuckey Center - 26000 Fargo, Redford Charter Township ,, Beech Elementary School - 19990 Beech Daly Road , Redford Community Organization & Food Pantry ,, Salvation Amly Church & Community Center 27500 Shiawassee Street, Fam,ington Hills Employment Center City of Southfield John Grace Re\italization Plan - doptrd ,. Beaumont Hospital, Fam,ington Hills - 28050 Grand River Avenue , Farmington Hills Public Park ,. Seminole Public Park - Seminole Street, just North of Shiawassee Street , Olde Town Park- Crossroads of Independence Street & Waldron Street >- Beech Woods Recreation Center & Park - 22200 Beech Road, Southfield Job Training Center }. CARES of Farmington Hills- 27835 Shiawassee Street, Fam,ington Hills Food Pantry ">-- Salvation Amly Church & Community Center 27500 Shiawassee Street, Farmington Hills >- CARES - 27835 Shiawassee Street, Fam,ington Hills Full-Service Grocery/Supennarket (Points: 5) Busch's CARES Markel Is a fully stocked, local grocery store. From fresh fruits and vegetables, refrigerated and frozen foods, canned goods, and drinks galore, Busch's CARES has anything one might need or want. Busch's CARES Market accepts Bridge Card, debit or credit card , or cash. Every purchase helps to support a local food pantry. Please use the linked website below to find out more information. http://caresfh.org/buschs-cares-markeU Spartan Foods is a locally owned grocery store v.tiere fresh produce and dairy is brought in every day. Please use the linked website below to find out more information. https://spartan-foods.com/ Phannacy (Points: 3) Walgreens has been in neighborhoods servicing the community as a local pharmacy for 120 years. Their history and longevity speak volumes to the quality of service they provide, and how important • !Jrch 21. 2022 70 • https:/lwww.redfordu .k 12 .mi .us/stuckey-studentservices/?nc272299 ArchiveToggle=False their impact is on the community. Please use the linked website below to find out more information. https:/lwww.walgreens.com/locator/walgreens27750+grand+ river+ave-fam,ing ton+hills-mi-48336/id=6313 Beaumont Pham,acy Located on the Beaumont Hospital, Fam,ington Hills Campus. Please use the linked website below to find out more information. https./lwww.beaumont.org/locations/pharmacy-south-med1calbuilding-fam,ington-hills General Medicine Physician/Clinic (Points: 3) Beaumont Urgent Care by WellStreet provides immediate care for ailments and illnesses alike. Having an urgent care locally can help alleviate bigger hospitals and can result in quicker doctor visits for patients. Beaumont Urgent Care by WellStreet can handle illness, injuries, and testing/vaccines. Please use the linked website below to find out more infom,ation. https://www.lNE!llstreet.com/office-locattons/beaumont-farmingtonhills-urgent-care/ Beech Elementary School is a public school located within a 1-mile radius of John Grace Amls. This school is part of the Redford Township School District. Please use the linked website below to find out more infom,ation. httpsJlwww.redfordu .k 12.mi .us/beech/ Community Organization (Points: 2) Salvation Amly Church and Community Center provides so many different offerings. The most congruent option for John Grace Senior Apartments is "Senior Camp·, a summer camp for seniors. Other options avallable indude: Rent, Utility, and Mortgage assistance, Emergency Food , Automobile, and Hope repair. For families with children under 18 years old , they offer "Pathway of Hope for Families·, which helps create self-sufficiency for families that are struggling . Please use the linked website below to find out more information. https://centralusa .salvationam,y.org/fam,ingtonh1lls/ Pathway of Hope for Families Beaumont Farmington Village Family Practice Place your family's health in the hands of the Beaumont doctors at Farmington Village Family Practice, and you'll get more than just highly qualified health care professionals. Beaumont doctors are most preferred in Southeast Michigan and provide access to our connected network of experts. Please use the linked website below to find out more infom,ation. https:/lwww.beaumont .org/locabons/farmington-village-familypractice Pathway of Hope is a holistic Salvation Amly approach to create a path out of poverty. We provide targeted services to families with children under the age of 18, both traditional and non-traditional family structures, that desire to break the cyde of crisis. Through case management, we focus on a family's capabilities and raise hope by empOINE!ring them to overcome barriers on the path to self-sufficiency. Families set their own goals, and \lie partner with them to provide the resources needed to accomplish each one. Public School (Points: 2) Stuckey Center is a public school located nearby to John Grace Senior Apartments. The Stuckey Center is incorporated with Redford Union School District. Please use the linked website below to find out more information. City of Southfield John Grace Re,italization Plan -Adopted Mai ch 21 2022 Rent, Utility, Mortgage, Emergency Food, Automobile, and Hope Repair Assistance Assistance is available for soulhlNE!stem Oakland County. Please fill out this form to make an appointment with us. 71 I • �Food Pantry have. Please use the linked website below to find out more information. There are 1,498 full-time employees. Please see a letter from Beaumont Hospital. https:/fw.Nw.beaumont.orgilocations/beaumont-hospital-farmingtonhills Drive thru on Wednesday starting at 10 am Emergency food available upon need Community Meal Public Park (Points: 1) The 2nd Tuesday of every Month we offer a Senior Luncheon at 11 :30 am. Please call to RSVP 248-477-1153 • During the Summer months we offer Breakfast and Lunch to School age youth . Please call for dates and times. (248-4771153) Seminole Public Park is a park located on Seminole Street, just North of Shiawassee Street. Seminole Park is complete with a play structure and a large open field . Olde Town Park is located at the intersection Independence Street & Waldron Street. Olde Town Park has tennis courts, multiple play structures, and an open field . While this is the park being highlighted within the neighborhood, there are numerous more in the vicinity: Hearthstone Park and William Grace Dog Park. Holiday & Seasonal Assistance The Salvation Army celebrates the birth of Christ by spreading His hope, love and joy to less fortunate members of our community. In fact , our gift-giving programs and fundraising initiatives are a direct answer to God's calling to care for the poor, hungry, sick, and displaced. From physical needs such as grocery, utility and gift assistance, to emotional experiences including holiday events and traditions, to spiritual guidance that provides healing and hope, we work to assist the whole person through gifts that serve the body, mind and soul. The Beech Woods Recreation Center & Park features 17,000 s,~uare feet of recently renovated gymnasium space. The Center has tt'e capability to run three collegiate basketball games simultaneou~ly. If volleyball is more your game, the gym has the ability to run four volleyball games at once. The Beech Woods Recreation Center hosts a number of Southfield Parks & Recreation programs including youth basketball leagues in the fall , winter, and spring beginning in September, January and April. For more information on our basketball leagues please contact the Beech Woods Recreation center office at (248) 796-4670. Assistance available: Thanksgiving Baskets Angel Tree Toy Shop Adopt-a-F amity Coats for Kids Back to school supplies Easter Baskets Beech Woods Recreation Center also offers sporting opportunities for people with disabilities and for adults ages 50 years and over. Adaptive programs include wheelchair basketball, golf and tennis. Senior adult programs include bounce volleyball, tennis, pickleball and golf. Check out the Senior Activities page of this site or call (248) 796-4670 for more details. Employment Center (Points : 1) Beaumont Hospital . Farmington Hills currently has 2,380 employees and 623 physicians. Beaumont employs individuals who have completed high levels of education, but also those who may not City of Southfield John Grace Revitalization Plan - \doptell The park. is the Oty's former golf course and will be completed May of 2022. l>lard1 21, '.!0:!2 • https:/fw.Nw.cityofsouthfield.corn/departments/parksrecreationtracilities https:/fw.Nw.cityofsouthfield.com/departments/parksrecreation/beech-woods-park-master-plan2021 Job Training Center (Points: .5) CARES of Farmington Hills is a community service group to seeks to assist those that are financially disadvantaged. There is a whole slew of resources, services, events, etc. CARES provides to the community. According to their website, one of the services they provide is job training. Please use the linked website below to find out more information. http :1/caresfh.orq/ Food Pantry (Points: .5) Salvation Army Church and Community Center is a recognized community organization. Additionally, they also have a food pantry to serve the community. In conjunction with the food pantry, there is also a Senior Luncheon once a month. Please use the linked website below to find out more information. https://centralusa.salvationarmy.org/farmingtonhills/ The CARES in Farmington Hills food pantry serves the needs of well over 400 families that have come to depend upon this much needed resource every month. Due to the COVID-19 pandemic, the pantry is only open by appointment. https://caresfh.org/services/ • Please find photos of the amenities located within 1 mile of John Grace Senior Apartments . City of Southfield John Grace Re,italization Plan -Adopted M d1 21, 2022 73 �• Full Service Grocery Busch's CARES Market () 9 *0 City ofSouthfleldJolm Grace Rc,;talization Plan -Adopted John Grace Senior Apartments Busch's CARES Market i\!Jrl·h .?I _022 74 Full Service Grocery Spartan Foods y Q 9 Q *Q City of Southfield John Grace Re,italization PJan - Adopted John Grace Senior Apartments Spartan Foods M.u-ch 21, 2022 75 �Pharmacy Walgreens .~ Q Q 9 0 a Q 9 q Q • n *0 City of Southfield John Grace Re,italization Plan - .\ dopted John Grace Senior Apartments Walgreens March 21. 2022 .Ph!m1lli Beaumont Pharmacy Q • 99 0 John Grace Senior Apartments Beaumont Pharmacy • ~ City of Southfield John Grace Re,italization Plan Adopted , I.:rd1 21, 2022 77 �General Medicine Physician/Clinic Beaumont Urgent Care by WellStreet 9 * MJJ t 9 John Grace Senior Apartments 0 City of Southfield John Grace Re,it:alization Plan - .\ dopted 9 • 9 Beaumont Urgent Care by WellStreet 2 1 202:? General Medicine Physician/Clinic Beaumont Farmington Village Family Practice 9 9 .. -· ~ ~ . . ... * Q 9 9 Q 9 9 . ~-:C - · nrr ::7_s_:...;:r · • --,·- ~ l -~~~ ·,ai ', -,-.. -r ; : . - · - :.... .. . , ~ City of Southfield John Grace Re,it:alization Plan -Adopted .,i: * Q 0 9 John Grace Senior Apartments Stuckey Center ~ ldr,h 21, 2022 79 �Public School Stuckey Center V 0 9 *0 City of Southfield John Grace Revitalization Plan - \dopted John Grace Senior Apartments Stuckey Center . !Jrrh :ll. :?a:>:> 80 Public School Beech Elementary School 9 ........ Q • City of Southfield John Grace Re,it:alization Plan - Ad,)pted . ldr, h 21, '.'0'.'2 John Grace Senior Apartments Beech Elementary School �. Community Organization Salvation Army Church & Community Center 9 9 0 John Grace Senior Apartments Salvation Army Church & Community Center City of Southfield John Grace Revitalization Plan -Adopted l\larrh 21. 2022 82 Employment Center Beaumont Hospital, Farmington Hills V 9 0 .. 0 • 0 John Grace Senior Apartments Beaumont Hospital, Farmington Hills City of Southfield John Grace Revitalization Plan - Adopt ti M:u-~'.121. 2022 83 �Public Park Seminole Public Park 0 * John Grace Senior Apartments 0 City of Southfield John Grace Revitalization Plan - \dopted Seminole Public Park '.l!Jrl'h 2.1.2022 Public Park Olde Town Park T • • ~ 0 0 ~ Q 0 0 90 *0 City of Southfield John Grace Rt!'\itnlization Plan - _\dopted M rc-h 21, ::022 ' • 0 John Grace Senior Apartments Olde Town Park 85 �., Public Park Beech Woods Park and Recreation Center 0 Opportunities -- . ·---. --... '. .•.. ·::~ (::> (try .. - * City of Southfield John Grace Re\italization Plan - \dopted M,11 ch 21 JohnCi•~· ...,,,,. 2022 86 Job Training Center CARES of Fannington Hills 0 9 n * Q City of Southfield John Grace Re,it:alization Plan -Adopt d M.irch 21, 2022 John Grace Senior Apartments CARES of Farmington Hills 9 �Food Pantry Busch's CARES Pantry and Market V 9 * 0 City of Southfield John Grace Revitalization Plan - Adopted John Grace Seuior Apartments Busch's CARES Pantry & Market :l.l.1rch 21. :w2:-, 88 • Lockwood Residents will meet at the property manager's office for pickups and drop-offs. The manager's office is located on the first floor of the former historic school (please see the attached floor plan). Companie April 1 2022 Michigan State Housing Development Authority 735 East Michigan Avenue Lansing, Ml 48909 Re: Transportation Commitment for the Residents of John Grace Arms 21030 Indian Street, City of Southfield Dear Sir or Madam: The residents of John Grace Arms will have four bus services available to them. These services indude: a.Lockwood Management - 15-passenger bus b.Suburban Mobility Authority for Regional Transportation (SMART) c. Transportation of Southfield Seniors (TOSS) d.Program of All-Inclusive Care for the 8der1y (PACE Southeast Michigan) A property management representative from Lockwood Management will provide transportation services for tenants residing at John Grace Arms, which is located at 21030 Indian Street, Southfield. Lockwood Management will offer a Dial-A-Ride program, providing transportation services from 7 a.m. to 9 p.m. Monday through Sunday. Residents will notify Lockwood Management when they require transportation services. The destinations provided by Lockwood Management will be located within 10 miles from John Grace Arms. Lockwood Management will entertain appointments made outside of the 10-mile destination guideline as long as they are made in advance and benefit the tenant's economic, cultural , health or social outcomes. City of Southfield John Grace ReYitalization Plan - \dopled Lockwood Management, LLC Note: All pickup and drop offs will be made at the rear entrance of the John Grace Arms former school building (please see the following page). Below is a proposed tenant schedule that can be modified per the tenant's requests. Lockwood Management 01M1s a 15-passenger bus that will be available to John Grace Arms. This bus is ADA compliant. Weekly Schedule: Monday: 7 a.m. ; 9 a.m .; 11 a.m .; 1 p.m.; 3 p.m.; 5 p.m.; 7 p.m . and 9p.m . Lockwood Management, LLC • Additionally, upon the full occupancy of John Grace Arms, a Lockwood representative v.nll meet with all residents to create a list of their transportation needs and locations. An existing schedule has been proposed for tenants; however, this schedule v.nll be modified upon the input from the tenants. We will form a Resident Service Council Committee and one area of concern v.nll be transportation services to educate and notify tenants of additional SMART, TOSS and PACE transportation services. Tuesday: 7 a.m.; 9 a.m.; 11 a.m .; 1 p.m.; 3 p.m. ; 5 p.m.; 7 p.m. and 9p.m. Wednesday: 7 a.m.; 9 a.m.; 11 a.m.; 1 p.m. ; 3 p.m.; 5 p.m .; 7 p.m. and 9 p.m . Thursday: 7 a.m .; 9 a.m.; 11 a.m.; 1 p.m .; 3 p.m.; 5 p .m. ; 7 p.m. and 9p.m . Friday: 7 a.m .; 9 a.m. ; 11 a.m.; 1 p.m.; 3 p.m .; 5 p.m.; 7 p.m . and 9 p.m. :lforrh 21, 20:!2 �• Saturday: 7 a.m .; 9 a.m .; 11 a.m .; 1 p.m .; 3 p.m.; 5 p.m .; 7 p.m . and 9p.m . Sunday: 7 a.m .; 9 a.m .; 11 a.m .; 1 p.m .; 3 p.m .; 5 p.m .; 7 p.m. and 9 p.m . Note: All transportation services provided by Lock\wod are free to the tenants. We will also modify and expand these service limes upon requests from tenants. The project sponsor hopes that MSHDA will determine the Lock\wod 15-passenger bus is a comparable transportation solution. It will be available 7 days per week and have the capacity to adequately serve all the tenants in the development. Lockwooct·s bus will allow each tenant in the development to take at least two trips during the week and weekends. All transportation services are free of charge. Tenants will not be charged for Lock\wod's bus transportation services. Suburban Authority for Regional Transportation {SMART) The Suburban Mobility Authority for Regional Transportation {SMARn public bus services will provide additional bus services to the tenants of John Grace Arms. All vehides are equipped with lifts to accommodate wheelchairs and scooters, as well as for those using canes and walkers. Floor plans for the SMART bus are on the follO'Mng page. The City d Southfield in partnership with SMART offers a SMART Connector Service. The SMART Connector service is a rurb-to-curb bus service. Passengers will be picked up from John Grace Arms and transported to fun service public bus stops and destinations. There are three fixed SMART bus routes located less than 3/4 of a mile from John Grace Arms. The fixed routes are: 3.Route280 At the intersection of Grand River Avenue and Poinciana Street, approximately 0.4 miles southwest of John Grace Arms. there is a public bus stop for Routes 305 and 805. Please see the endosed map. Route 305 and 805 connects to Grand River and downtown Farmington plus Farmington Hills, Southfield, Redford and Downtown Detroit. Also induded is a SMART bus route map and schedule for Route 280 which offers services on Grand Rlver, Beech Daily and Middlebelt south connects Dearborn Heights, Garden City, Romulus and Taylor. SMART's connector and TOSS services will connect tenants to these routes from Monday through Friday Service hours are Monday through Friday from 6 a.m. to 6 p.m . Residents can make reservations from Monday through Friday from 7 a.m. to 4 p.m . Connected trips can be booked up to six days in advance for medical trips and two days in advance for general trips. Please see a brochure plus a letter prepared by Daniel Wlitehouse of SMART regarding their Connector Service. The three fixed bus routes are inducted as well. Transportation of Southfield Seniors (TOSS) The City d Southfield and SMART also offer TOSS (Transportation of Southfield Seniors), which can be contacted Monday through Friday from 8 a.m. to 1 :30 p.m. Like the SMART Connector Service, riders can transfer to other bus services. TOSS Is available for any persons aged 55 and older. a Per the City Southfield's website, please find detailed information regarding the TOSS service. 1.Route 305 https://www.cityofsouthfield.comMsitors/transportation 2.Route 805 TOSS City of Southfield John Grace Re·\italization Plan -Ade.pied • l.11 h .u. 2022 Mobility is critical to people of all ages. It provides independence. Those without the ability to drive often feel "trapped" in their homes. The City cl Southfield and SMART are continuously working together to improve community transit service to accommodate the needs of Southfield's senioc citizens and those with disabilities. TOSS is currently taking reservations foc medical appointments. offices, banks, shopping and grocery trips. 90 TOSS' service times are Monday through Friday from 8:30 a.m . to 3:30 p.m. (https:/Jw.vw.myride2.comi\ransit_providers/tosstransportation4-southfleld-seniOfS/) At any time, residents are unable to use the SMART Connector Service or TOSS transportation services, Lockwood Management will offer free bus services. Residents must notify management within 24 hours of their planned trips. PACE Southeast Michigan Properly w:irn facemasks are required for all riders, inducting assistants and drivers. Buses are deaned after each ride. Appointments are scheduled on a first-cane, first-serve basis. If there are questions or to schedule an appointment please call (248) 796-4658. Leaving a name, phone number and a short message will be best when looking to schedule an appointment. If you need other transportation services, please call the SMART Connector at (866) 962-5515. TOSS uses lift-equipped buses to transport senior residents (age 60+) who reside in Southfield or Lathrup Village within the boundaries of Fourteen Mile Rd. to the nOfth , Eight Mile Rd. to the south , Middlebelt to the west, and Coolidge to the east. TOSS accommodates permanently physically challenged persons of any age. TOSS does not provide same day or next day transportation. Per PACE's website: https:/Jw.vw.pacesemi.org/supportive-services "Our goal is to provide our frail senior community members with the care, medical treatment and support they need to achieve the highest quality of life - while staying independent as long as possible. Our elder care experts offer an alternative to nursing home placement that features comprehensive, coordinated care for a senior's medical, social and physical needs, while also providing peace of mind foc family caregivers." "In addition to the main PACE services we offer, our expert elder care team helps coordinate other supportive services determined necessary to improve and maintain your overall health -while offering support to you and your caregivers. Our supportive services indude: For information and arrangements please call the TOSS office at (248) 796-4658, Monday through Friday from 8:00 a.m . - 1:30 p.m . or leave a message after hours and we will get back to you as soon as possible, within business hours. A donation d $5 per round tnp is suggested. Additional donations are welcome. Ascension Health and Beaumont Hospitals, CDBG {Community Development Block Grant), the City cl Southfield and SMART, jointly make this transportation possible by grants." City of Southfield John Grace Re\;talization Plan \dupted Skilled home health and home care services •Wound care • Patient and caregiver education •Intravenous oc nutrition therapy •Injections •Monitoring serious illness and unstable health status Medical transportation services •Non-emergency rides to health care visits •Coordinated by our transportation manager , I ch 21, 20.!2 91 �Family/ caregiver support services •Caregiver support group •Respite Rehabilitation and durable medical equipment •VI/heel chairs •Oxygen •Diabetic testing supplies Personal care needs •Incontinence supplies •Assistance with Activities of Daily Living in our center and your home• Please see a brochure regarding PACE of Southeast Michigan. Lockwood- Passenger bus to be Used for Transportation Services Funding for free transportation has been a long-term commitment of Lockwood Management and no tenants will be charged for utilizing Lockwood Management's bus services. Respectfully Submitted, Janay Eisenmenger Director of Acquisitions John Grace Arms - On-Site Bus Stop Shelter City of Southfield John Grace Revitalu.ation Plan - Jopted ).l..1rrh 21. 2022 • Appendix D: MSHDA Guidelines II . or MSHDA MICHIGAN STATE HOUSING DEVEl OPMENT AUTHORITY Low-Income Housing Tax Credit Program 2019 - 2020 Qualified Allocation Plan www.michigan.gov/rnshda City of Southfield John Grace Revitalization Plan 39 DRAFT 9/12/18 "for discussion purposes only• 2019-2020 QUALIFIED ALLOCATION PLAN • 2019-2020 QUALIFIED ALLOCATION PLAN STATE OF MICHIGAN LOW~NCOME HOUSING TAX CREDIT PROGRAM I. INTRODUCTION The Low-Income Housing Tax Credit (LIHTC) program offers a financial incentive to construct, rehabilitate, and operate rental housing for low-income tenants. Under federal law, LIHTC is required to be allocated according to a Qualified Allocation Plan (QAP) . The QAP is required to set forth selection criteria used to determine housing priorities appropriate to local conditions In Michigan . City of Southfield John Grace Re,italization Plan -Adopted 92 II. TAX-EXEMPT ANANCED PROJECTS NOT SUBJECT TO HOUSING CREDIT CEJUNG In accordance with Section 42 c:A the Internal Revenue Code (IRC), tax-exempt bond financed projects are required to satisfy certain basic requirements for allocation of LIHTC and are subject to the OAP. These projects are not, however, subject to the UHTC allocation limits, other OAP requirements from which they are expressly excepted , or as determined by the Michigan State Housing Development Authority (MSHDA) (see Tab W - Policy Bulletins). Ill. APPROVAL AND MODIFICATION OF THE QUALIFIED ALLOCATION PLAN A. QAP APPROVAL Pursuant to federal and state law, the OAP 0ncluding the LIHTC Scoring Criteria) shall be prepared by MSHDA, submitted to the legislature, and approved by the Governor after notice to the public and public hearing. Notice of the public hearing will be published on MSHDA's website and in newspapers of general circulation throughout the state at least fourteen (14) days prior to the public hearing. MSHDA will hold one informational hearing prior to publication of proposed changes to the QAP. Mer proposed changes have been published, MSHDA \Nill conduct at least three public hearings, held at such time and place as determined by MSHDA; however, MSHDA shall give priority to locations that provide the greatest opportunity for public comment. Comments received shall be taken into consideration, and a \Mitten summary of such comments shall be provided to the Governor together with the request for approval of the OAP. The QAP, once approved, is valid until it is changed by MSHDA. B. OAP MODIFICATION To the extent necessary to facilitate the award of UHTCs that would not otherwise be awarded, the OAP may be modified by MSHDA from time to time pursuant to State law. This modification process will . !Jr~h 21, 2022 93 �. follow the approval process delineated above unless specifically stated otherwise in this document. City of Southfield John Grace Revitalization Plan 44 DRAFT 9/12/18 "for discussion purposes only• 2IPage IV. AUTHORITY DISCLAIMER AND ANTI-DISCRIMINATION OBLIGATION MSHDA shall administer the QAP and the allocation of LIHTC in a manner consistent with both federal housing policy governing non-discrimination and MSHDA's statutory non-discrimination requirements. The allocation of LIHTCs is made at the sole discretion of MSHDA MSHDA and its board members, directors, employees, and agents shall not be liable for any matters arising out of or in relation to the allocation or administration of LIHTC. MSHDA may waive any requirements and/or conditions that are not mandated by Section 42 of the IRC on a case-by-case basis, including project-specific deadlines, as deemed necessary to facilitate the administration of the LIHTC Program, to address unforeseen circumstances, and that it detennines are In the best interest of the State of Michigan. In the event a waiver is granted under any of these or other circumstances, a fee may be charged. Additionally, MSHDA may make adjustments to standard policies/procedures, if needed, to resolve any administrative errors made in the evaluation of a.n application brought to MSHDA's attention following conclusion of a funding round. Potential remedies may indude, but are not limited to making an allocation of credit from a future funding round to a project that would have otherwise received an award of credit. To the extent that anything contained in this QAP does not meet the minimum requirements of federal law or regulation, or state law or regulation, such law or regulation shall take precedence over the OAP. V. FUNDING ROUND AND PRIORITIES City of Southfield John Grace ~italization Plan - .\clopt ?d l\lJnh 21 2022 (8) Projects applying for Section 811 assistance must submit a Section 811 application by the deadline shown below. A timeline of applicable deadlines leading up to and induding each funding round is included below: City of Southfield John Grace Revitalization Plan 46 DRAFT 9/12/18 "for discussion purposes only• 4IPage ST AGE OF PROCESS DUE DATE Initial Meeting with CoC Deadline (PSH Only) Friday, July 16, 2018 Market Study Request Due Date Monday, July 16, 2018 Waiver Request Due Date Wednesday, August 1, 2018 Preservation Level 1 Review Due Date Wednesday, August 15, 2018 4%19% Mixed Transaction Level 1 Review Due Date Wednesday, August 15, 2018 Addendum Ill Initial Concept Letter Due Date (PSH Only) Wednesday, August 15, 2018 Affordable Assisted Living Steering Committee Review Packet Due Date Wednesday, August 15, 2018 Section 811 Application Deadline Friday, September 21 , 2018 Funding Round Due Date Monday, October 1, 2018 Expected Award Notification Date January of 2019 Initial Meeting with CoC Deadline (PSH Only) Monday, December 3, 2018 Market Study Request Due Date Tuesday, January 15, 2019 Waiver Request Due Date Friday, February 1, 2019 Preservation Level 1 Review Due Date Friday, February 15, 2019 4%19% Mixed Transaction Level 1 Review Due Date Friday, February 15, 2019 Addendum Ill Initial Concept Letter Due Date (PSH Only) Friday, February 15, 2019 Affordable Assisted Living Steering Committee Review Packet Due Date Friday, February 15, 2019 Section 811 Application Deadline Friday, Marcil 22, 2019 Funding Round Due Date Monday, April , 1, 2019 Expected Award Notification Date July of 2019 Initial Meeting with CoC Deadline (PSH Only) Monday, June 3, 2019 Market Study Request Due Date Monday, July 15, 2019 City of Southfield John Grace Re,italization Plan - t.lupled A. FUNDING ROUNDS The Authority intends to hold two competitive funding rounds for both 2019 LIHTC and for 2020 LIHTC, both of which, will be publicized on the Authority's \1/ebsite (www.michigan.gov/mshda) . Prior to each funding round , the following items must be completed: (1) Permanent Supportive Housing projects must have their initial meeting with the Continuum of Care (CoC) (2) All applicants will be required to submit a request for market study in accordance with the requirements found in Exhibit I.VI. attached hereto and the guidelines found in Tab C of MSHDA's Combined Application for Rental Housing Programs. (3) Preservation projects will be required to submit dorumentation prior to the funding round deadline to determine if the project is competitive under the MSHDA Gap Financing Program (please see Section 8 .1. for further information on this process) (4) Developments that are proposing the complete a 4%/9% Mixed Transaction will be required to submit documentation to MSHDA prior to the funding round deadline (5) Any projects requesting a waiver of any OAP provisions as part of an application for a competitive funding round must submit their request in writing prior to the funding round deadline City of Southfield John Grace Revitalization Plan 45 DRAFT 9/12/18 "for discussion purposes only* 3IPage (6) Permanent Supportive Housing projects that are applying for the first time will be required to meet with the Addendum Ill Review Team prior to the deadline highlighted below (J) Affordable Assisted Living (AAL) projects must submit a review packet to the AAL Steering Committee for review and approval prior to the funding round deadline. 94 Wci.ver Request Due Date Thursday, August 1, 2019 Preservation Level 1 Review Due Date Thursday, August 15, 2019 4%/9% Mixed Transaction Level 1 Review Due Date Thursday, August 15, 2019 Addendum Ill Initial Concept Letter Due Date (PSH Only) Thursday, August 15, 2019 Affordable Assisted Living Steering Committee Review Packet Due Date Thursday, August 15, 2019 Section 811 Application Deadline Friday, September 20, 2019 Funding Round Due Date Tuesday, October 1, 2019 Expected Award Notification Date January of 2020 Initial Meeting with CoC Deadline (PSH Only) Monday, December 2, 2019 Market Study Request Due Date Wednesday, January 15, 2020 Waiver Request Due Date Monday, February 3, 2020 Preservation Level 1 Review Due Date Tuesday, February 18, 2020 4%19% Mixed Transaction Level 1 Review Due Date Tuesday, February 18, 2020 Addendum Ill Initial Concept Letter Due Date (PSH Only) Tuesday, February 18, 2020 Affordable Assisted Living Steering Committee Review Packet Due Date Tuesday, February 18, 2020 Section 811 Application Deadline Friday, March 20, 2020 Funding Round Due Date Wednesday, April 1, 2020 Expected Award Notification Date July of 2020 Fall 2018 Funding Round Spring 2019 Funding Round Fall 2019 Funding Round Spring 2020 Funding Round City of Southfield John Grace Revitalization Plan 47 DRAFT 9/12/18 "for discussion purposes only* 5IPage Applications must be received in either MSHDA's Lansing office or MSHDA's Detroit office no later than 5:00 pm on the applicable application due date shown above. Applications may be sent via delivery service (e.g., post, overnight, and courier) or personal handdelivered service. Applications received after M rch 21 ~<Y.!2 95 �the due date and time will not be processed. No waiver of the delivery time will be granted . B. FUNDING PRIORITIES MSHDA will award LI HT Cs to different Categories of housing, as well as to meet Statutory Set-Asides (as further defined below) of the state's total credit ceiling. Funding Priorities Percentage Categories Preservation Category 25% Permanent Supportive Housing (PSH) Category 25% Open Category 25% Strategic Investment Category 10% Undesignated 15% 1. PRESERVATION CATEGORY Allocated to Preservation projects meeting the requirements found in Section VII.B., Exhibit II attached hereto, and that follow the process outlined below: For a preservation project to be eligible to apply for 9% LIHTC, it must first be submitted to MSHDA in order to evaluate v.tiether the project is likely to be competitive under the MSHDA Gap Financing Program. Please note that existing United States Department of Agriculture Rural Development ("USDA RD") financed preservation projects that are composed of 49 units or less will not be required to submit to MSHDA under the process outlined below before applying under the 9% Preservation Category. The Gap Financing Program makes available a certain amount of gap financing to be used in combination with MSHDA tax-exempt bond financing . To perfonn its evaluation, MSHDA will consider the following : 1. The financial viability of a project based on the pro-forma analysis, site, and preliminary market analysis; City of Southfield John Grace Revitalization Plan 48 DRAFT 9/12/18 "for discussion purposes only* 6IPage City of Southfield John Grace Re,itnlization Plan - \dopt.-d 2. The overall capacity and experience of the development team; and 3. The likelihood that the project will be competitive and be able to proceed with the funds available in the Gap Financing Program. To determine how competitive a project is likely to be, MSHDA will primarily evaluate a project's soft to hard debt ratio, v.tiich is used to rank the proposals in the Gap Financing Program, to determine if the project appears to be competitive as compared to the current or most recent Gap Financing Program funding round . Applicants are encouraged to view rankings of recent Gap Financing rounds on MSHDA's website to determine with more certainty whether or not their project has a competitive soft to hard debt ratio. All Preservation projects (with the exception of existing Rural Development financed preservation projects that are composed of 49 units less) will be required to submit under the MSHDA Gap Financing Program regardless of their soft to hard debt ratio. Applicants snould note that MSHDA is now allowing aU developments that have a low soft debt to hard debt ratio (the number will be updated by MSHDA from time to time) to submit for MSHDA Tax Exempt Bond/4% CrediVGap Funding at any time, without being required to submit as part of the competitive Gap Financing Round. Following the analysis above, if, based on MSHDA's determination , a project appears to be a strong candidate for the Gap Financing Program , the project will need to be completed using the Gap Financing Program and will be ineligible for 9% LIHTC. However, if, based on MSHDA's determination , a preservation project is unlikely to be competitive in the Gap Financing Program; the project will be eligible to submit for consideration as part of a 9% funding round under the Preservation Category. Additionally, March 21. 20:.!2 • • following an evaluation based on the process outlined above, preservation projects that do compete under the Gap Financing Program, but that cannot move forward using gap financing with a MSHDA taxexempt loan (as determined by MSHDA as part of the Gap Financing Program) will be able to submit an application for credi1t as part of Preservation Category for 9% LIHTC in a future round . An applicant will not be able to submit a preservation project for 9% credit unless the project has been submitted to MSHDA, reviewed based on the criteria above, and MSHDA has determined that the project is unlikely to be competitive using the available gap funding paired with a taxexempt bond loan. The Preservation Category will be made available in both the October and April 9% LIHTC funding rounds of each year. Because of this timeline, an applicant may be evaluated by MSHDA at any time as long as the submission of the required documentation takes place at least 45 days in advance of the 9% funding round in v.tlich the applicant intends to apply. In order to complete the review outlined above, the applicant must submit the LIHTC Application and the documents listed under the Preliminary Project Assessment portion of MSHDA's Addendum IV Exhibit Checklist. MSHDA's determination of the project as it relates to this assessment and the project's eligibility for 9% LIHTC will be good for a period of one year provided that there are no changes made to the project that would cause it to be materially different from what was originally reviewed under the determination. Mer one year or in the case v.tiere there are material differences in the application , another assessment would need to be made by MSHDA to determine a project's eligibility for future 9% LIHTC funding rounds. For further darity, "material differences· generally indudes, but is not limited to, any differences in land and building costs, site work City of Southfield John Grace Revitalization Plan City of Southfield John Grace Re,italization Plan Adopted :\larch 21. 96 49 DRAFT 9/12/18 "for discussion purposes only* 71Page and hard construction costs, soft costs, income projections, operating expense projections, replacement reserve projections, equity pricing , soft sources, seller financing , and any other funding sources from interim operations or transfers of existing escrows. MSHDA is aware that there are programmatic differences between the 9% LIHTC Program and MSHDA Gap Financing Program regarding developer fee calculations, financing fees, and capitalized reserve requirements and will generally not consider differences in these areas to be material differences if they are solely a result of the project taking advantage of differing program requirements. Projects that are ultimately eligible to be submitted in the 9% Preservation Category portion of the funding round will be evaluated and awarded based on the scoring criteria, requirements, and process outlined in this Qualified Allocation Plan. 2. PERMANENT SUPPORTIVE HOUSING (PSH) CATEGORY Allocated to projects setting aside at least the greater of 15 units or 35% of the units in the development for new tenants that are PSH-eligible or that are preserving an existing PSH project for which the project will remain a PSH project; and that also meet the requirements of Addendum Ill. A project that has more than 75 PSH units is not eligible to be submitted unless a waiver is granted by MSHDA Projects meeting the definition of a PSH project, according to the Addendum Ill , must be submitted in this Category. 3. OPEN CATEGORY Allocated to projects not meeting the requirements for either the Preservation Category or the PSH Category. 4 . STRATEGIC INVESTMENT CATEGORY Projects applying in any of the three Categories above can also apply in this Strategic Investment Category 2022 97 �by submitting the documentation necessary to satisfy the requirements outlined in Exhibit Ill attached hereto. Projects funded under this Strategic Investment Category will not be subject to the standard Scoring Criteria and will be evaluated solely based on the sufficiency of the proposal based on Exhibit Ill attached hereto and the usual threshold requirements. If MSHDA determines that not all of the credit under this Strategic Investment Category will be used , the credit will be moved to the "Undesignated Credir below for the funding rounds in which the Undesignated Category is applicable. It is anticipated that very few, if any, projects will meet the requirements to be funded under this Category. 5. UNDESIGNATED CREDIT The Undesignated Credit in the April 2019 and 2020 funding rounds will be awarded in the following order: a. MSHDA wll use its discretion to place projects awarded from the Categories (induding the Strategic Investment Category) in both the October and April funding rounds into the Statutory Set-Asides, wth the only goal being to fill the Statutory Set-Asides from the projects already City of Southfield John Grace Revitalization Plan 50 DRAFT 9/12/18 "for discussion purposes only• 8IPage awarded. If any Statutory Set-Asides remain unmet, Undesignated Credit will be used to fill the remaining Statutory Set-Asides. Following the conclusion of each funding round, MSHDA wll post a list of awards, which wll indude an indication regarding which Statutory Set-Aside each project was awarded from. b. After all Statutory Set-Asides have been met, any remaining Undesignated Credit wll be allocated to the highest scoring unfunded projects in the round . In performing its analysis of credit to be awarded in the Undesignated Category, MSHDA will not take into City of Southfield John Grace Revitalization Plan - .\dopted ~Iareh 21 202.! Co-developers will be allocated tax credits against the per-Principal limit based upon the percentage of interest in the cash-paid (non-deferred) portion of the development fee, including any costs or other fees that would typically be included in and paid from the developer fee as described in Section X below. For example, if co-developers retain a fifty percent (50%) interest each in the cash-paid (non-defe,red) portion of the developer fee, fifty percent (50%) of the tax credits will be counted against each of the developers perPrincipal caps. Parties that have an identity of interest may be treated as a single developer (or Principal) for purposes of the cap if MSHDA concludes, based on the relevant City of Southfield John Grace Revitalization Plan 51 DRAFT 9/12/18 "for discussion purposes only• 9IPage facts and circumstances, that the submission of an application by one or more of the applicants is intended, in whole or in part, as a means of circumventing the annual credit ceiling perPrincipal cap. If a Principal has not exceeded its annual cap, and there is enough credit under the per Principal cap limits to fund 80% of the proposed project, then MSHDA , in its discretion, may consider 1) fully funding that project; 2) awarding an amount less than the amount requested, but that still makes the project feasible; or 3) awarding only the remaining 80% if it is enough credit to make the project financially viable. For this purpose, a Principal is defined as any person or entity receiving a portion of the development fee, which shall also be reflected in the Development Team Information portion of the Low-Income Housing Tax Credit Program Application. 3. If the credit remaining in a Category is sufficient to fund 80% of the credit amount approved for the next highest scoring project in the corresponding Category, MSHDA may 1) consider fully funding that project by taking the remaining credit from the 15% Undesignated Credit described City of Southfield John Grace ~itaJization Plan - Atloped consideration any points for Permanent Supportive Housing awarded in Section F of the LIHTC Scoring Criteria. All other criteria outlined in the LIHTC Scoring Criteria will apply. PSH projects awarded from the Undesignated Credit will not be eligible to reduce the number of PSH units in the development or make changes to areas of the project for which points under the PSH section of the scoring criteria were awarded . C. STATUTORY SET-ASIDES • Nonprofits, 10% - Qualified nonprofit organizations as required by Section 42 of the IRC and that meet the requirements outlined in Addendum I. • Rural Housing, 10% - Proposed or existing housing projects that fall into one or more of the following categories: a) financed by a loan guaranteed by Rural Housing Services or a successor agency; b) funded by a federal program for the development of rural housing; or c) is located in an area other than a metropolitan area. A list of non-eligible rural communities can be found on MSHDA's website: Rural Communities List • Elderly, 10".4- Projects in which 100% of the units serve tenants that confomi to the federal agency(s) definition of elderly or the MSHDA definition of elderly under the MSHDA Act. · Eligible Distressed Areas, 30°.4 - Housing projects in eligible distressed areas, which indude proposed or existing housing projects in distressed areas pursuant to MCL 125.1411(u), A list of Eligible Distressed Areas can be found on MSHDA's website at Eligible Distressed Areas List With the exception of the nonprofit set-aside, if the LIHTC allocated falls below the set-aside threshold by October 1 of the year in which that credit amount is authorized, MSHDA may reapportion unallocated LIHTC amounts thereafter. D. LIHTC ALLOCATION LIMITS 1. Maximum award per project: $1 ,500,000 2. Maximum award per Principal (annual credit cemng): $3,000,000 l\Lrch 21 above; 2) awarding an amount less than the amount requested , but that still makes the project feasible ; or 3) award only the remaining amount of credit to a project if it is shown to be financially viable. Otherwise, MSHDA will either skip the project to fund the next highest scoring project that is financially viable with lesser credit or move the balance of the credit to the Undesignated Credit or the following funding round as applicable, at its sole discretion. E. WAIVER REQUESTS Applicants requesting a waiver of any QAP provisions as part of an application for a competitive funding round must submit their request in 'Miting at least 60 days in advance of all competitive funding rounds. Any waiver request not submitted within these timeframes wll not be considered . While it is not anticipated that many requests wll be granted , MSHDA will endeavor to provide responses to all waiver requests no later than 30 days in advance of all funding rounds . NOTE: This waiver request process does not apply to projects seeking the use of alternative unde!Witing standards other than those published by MSHDA. Requests for the use of alternative unde!Wiling standards may be made as part a a funding round submission. VI. LIHTC FUNDING ROUND PROCESS MSHDA will hold two funding rounds for both 2019 credit and 2020 credit as outlined below. In each of the funding rounds, allocations will be made to the highest scoring projects in each of the Categories; regardless of which Statutory Set-Aside(s) a project otherwise qualifies for. Any credit that is not utilized in any of the Categories from the October Funding Round wll be moved to the April Funding Round for each respective year. Amounts below are based on an estimated annual credit ceiling of $26 million. A. FUNDING ROUND#1 : OCTOBER 2018 & 2019 (APPRX 45% OF ANNUAL CREDIT CEILING) • Preservation Category- $3,900,000 (approx. 15%) 20::?:. 99 �• Permanent Supportive Housing Category - $3,900,000 (approx. 15%) • Open Category- $3,900,000 (approx. 15%) City of Southfield John Grace Revitalization Plan 52 DRAFT 9/12/18 "for discussion purposes only• 10 IP age B. FUNDING ROUND #2: APRIL 2019 & 2020 (APPRX 45% OF ANNUAL CREDIT CEILING) • Preservation Category- $2 ,600,000 (approx. 10%) • Permanent Supportive Housing Category - $2 ,600,000 (approx. 10%) • Open Category- $2,600,000 (approx. 10%) • Undesignated - $3,900,000 {approx. 15%) C. STRATEGIC INVESTMENT CATEGORY- (APPROX. 10% OF ANNUAL CREDIT CEILING) The Strategic Investment category may be used to fund qualifying developments from any competitive funding round at any time at MSHDA's discretion. If MSHDA determines that not all of the credit under this Strategic Investment Category will be used , the credit will be moved to the ··undesignated Credit" in the April Funding Round of the corresponding year. VII. ELIGIBILITY REQUIREMENTS Certain threshold requirements must be met for all projects, unless otherwise stated in any Addenda or Policy Bulletins, or waived. Proposals not meeting threshold requirements will not be processed further. A. GENERAL THRESHOLD REQUIREMENTS The following Threshold requirements, described in greater detail in Exhibit I attached hereto, will apply to all projects: 1. Application Completeness 2. Project Narrative 3 . Site Control 4. Zoning 5. Utilities 6. Market Study City of Southfield John Grace Revitalization Plan - .\dopted 7. Environmental 8. Title Insurance Commitment 9. Financing 10. Acquisition Transfer 11 . Equity Investor Letter 12. Green Policy 13. Development Team Capacity 14. Affirmative Fair Housing Marketing Plan 15. Ownership Formation 16. Waiver of Qualified Contract 17. Vouchers and Public Housing 18. MSHDA Financing Signage City of Southfield John Grace Revitalization Plan 53 DRAFT 9/12/18 "for discussion purposes only* 11IPage 19. Minimum Hard Construction Costs 20. Maximum Total Development Cost Per Unit Limit 21. Michigan Products 22. Phased Developments in the Same Building B. THRESHOLD REQUIREMENTS - PRESERVATION PROJECTS 'Preservation' applies to the acquisition and renovation of existing affordable properties, Wlich are currently subject to a low income use restriction. For purposes of determining Wlich category to apply under, adaptive reuse projects, entirely vacant residential buildings, and projects requiring demolition will be ineligible to apply under the Preservation category, regardless of whether or not project-based rental subsidies are being preserved. Only Preservation projects that meet this definition and the threshold requirements outlined in Exhibit II attached hereto, in addition to the General Threshold Requirements may receive points for Preservation and apply under the Preservation Category. VIII. SELECTION CRITERIA MSHDA will evaluate applications for LIHTC in accordance \\1th the requirements of federal and state law l\larrh 21. :w:!2 • • and the OAP Qncluding any related Policy Bulletins and Addenda) based on the Scoring Criteria. The Scoring Criteria is incorporated herein as though it were a part of the body of this QAP. The general areas w,ere projects can receive points in the Scoring Criteria include, but are not limlted to: project location, project financing , project characteristics, and development team characteristics. For further information on the scoring criteria and specific point values, please refer to the Scoring Criteria. Under no circumstances will any appflcation subject to a competitive scoring process give rise to an entitlement or legal right to an allocation of LIHTCs. The allocation of LIHTCs shall be entirely at the discretion of MSHDA. A. HOUSING IN AREAS OF OPPORTUNITY & OTHER NOTES As Is outlined in greater detail throughout this OAP, the Scoring Criteria, and other applicable policy documents, many of the policies that are in place within the 20192020 QAP are designed with the intent of ensuring that affordable housing is available in areas of high opportunity. To accomplish this, the 2019-2020 OAP places a great amount of emphasis on the strength of a project's location by considering many factors as further highlighted below. It is the intention of these policies to develop and revitalize housing in areas that have a significant quantity of community amenities, offer tenants access to mobility and jobs, and that will be a focal point for further future investment. The following are key criteria within the OAP and other related policies that have a direct correlation to creating and/or preserving affordable housing and allowing lower income residents to live in areas of greater opportunity: 1. Proximity to Transportation 2. Proximity to Amenities City of Southfield John Grace Revitalization Plan 54 DRAFT 9/12/18 "for d!scussion purposes only* City of Southfield John GraceRevitaJization Plan - '1.dopled - March 21, 100 12 IP age 3. Education, Health and Well-Being , Economic Security, and Jobs, Goods, and Services 4. Developments located within an Opportunity Zone and/or a Rising Tide Community 5. Developments near Downtowns/Corridors 6. Developments near an Employment Center 7. Neighborhood Investment Activity Areas 8 . Affordable/Market Rent Differential 9. Mixed Income Development 10. Rural Set-Aside The OAP has a heavy emphasis on location because strong locations have significant benefits for residents. Among these benefits are the potential for enhanced quality of life, proximity to employment, and reduced transportation costs associated with living in walkable areas. Residents desire to live and work in locations w,ere there is a high quality of life and w,ere there are a multitude of opportunities to continue to better their current situation. Residents that are In need of affordable housing are no different in w,at they desire and affordable housing should be no different in w,at it offers them. II is for these reasons that the OAP intentionally focuses on areas of opportunity. Additionally, on March 7 , 2013, the Violence Against Women Reauthorization Act 0/AWA) of 2013 was signed into law. The reauthorization contained several updates to the housing provisions lnduding a number of legal obligations for owners and managers of rental properties funded by LIHTC. The Authority is committed to v,,,orking dosely with property owners to ensure onsite compliance and enforcement w,en necessary. B. TIEBREAKERS If, after evaluating projects based on the Scoring Criteria, two projects have identical scores, MSHDA will select between them according to this order of priority: lowest actual amount of credit per unit; highest 2022 101 �sum total score under Section A . Opportunity Criteria of the Scoring Criteria; lowest total development cost per unit C. RE-EVALUATION PROCESS Following completion of a competitive funding round , if an applicant believes there was an error made during the review process or that an application was not evaluated correctly , an applicant may contact MSHDA to have a specific portion of the application that was submitted re-evaluated . Any such request must be made to MSHDA in writing within 7 days of MSHDA making the awards public by posting a list of awards to the MSHDA .....ebsite. For purposes of this re-evaluation , MSHDA will not consider any additional documentation that was not provided with the application. but may consider information provided by an applicant intended to darify portions of the application . MSHDA, in its sole discretion , will determine whether or not the re-evaluation of an application submission should warrant an award of LIHTC. City of Southfield John Grace Revitalization Plan 55 DRAFT 9/12/18 "for discussion purposes only* 13IPage IX. UNDERWRITING STANDARDS & APPLICATION OF BASIS BOOST In making its determination of the LIHTC dollar amount necessary for the financial feasibility of a project and its viability as a qualified low income housing project throughout the initial credit period, MSHDA will consider the sources and uses of funds and the total financing planned for the project, and any proceeds or receipts expected to be generated by reason of tax benefits. HOWEVER, SUCH A DETERMINATION OF FEASIBILITY BY MSHDA SHALL NOT BE CONSTRUED TO BE A REPRESENTATION OR WARRANTY AS TO THE FEASIBILITY OR VIABILITY OF THE PROJECT. Please see Exhibit IV attached hereto for further information City of Southfield John Grace R~italization Plan - Adopte<.\ X.FEEUMITS A. DEVELOPMENT FEES The total amount of any Q) developer fees, Qi) developer guaranty fees, and Qii) consulting fees (excluding fees to a third party, non-related construction manager induded and paid from the construction contract) , will be no more than the maximum development fee allowed to a project as outlined below. 1. DEVELOPMENT FEE - TAX-EXEMPT BOND FINANCED PROJECTS • 1.!rrh 21. 2022 For projects financed with tax-exempt bonds eligible for 4% credit, the maximum development fee shall be calculated as follows: City of Southfield John Grace Revitalization Plan 56 DRAFT 9/12/18 "for discussion purposes only* 14 IP age a. For projects of 49 units or fewer, the development fee will be the sum of the following : I. 7.5% of acquisition costs ii. 7.5% of project reserves iii. 20% of all other development costs, exduding developer fee, developer ovemead, and developer consulting fee. b. For projects of 50 units or more, the development fee will be the sum of the following : i. 7.5% of acquisition costs ii. 7 .5% of project reserves iii. 15% of all other development costs, excluding developer fee, developer overhead, and developer consulting fee. NOTE: Tax-exempt bond financed projects seeking gap financing from MSHDA will be eligible to receive a maximum developer fee based on the calculations above. Ho-.vever, please note that for purposes of sizing the amount of gap financing that the project is eligible to receive, the maximum developer fee will be based on the lesser of the applicable calculation outlined above or $2,100,000. 2. DEVELOPMENT FEE- 9% LIHTC PROJECTS For all projects eligible for 9% LIHTC, the maximum development fee shall be the lesser of $1 ,500,000 or the sum of the following : a . 7.5% of acquisition costs b. 7.5% of project reserves c. 15% of all other development costs. excluding developer fee, developer overhead, and developer consulting fee. 3. DEVELOPMENT FEE- OTHER CONSIDERATIONS City of Southfield John Grace Re,italization Plan - Arf()µLed on the underwriting process and standards to be used. A APPLICATION OF BASIS BOOST The "basis boost" has historically been applied to projects in hNo ways: i. Buildings located in a difficult to develop area (DOA) or in a qualified census tract (QCT) ii. Section 42(d)((5) provides that state housing credit agencies may award up to a 30 percent "basis boost" to buildings that States determine need the boost to be economically feasible, effective for buildings placed in service after July 30, 2008. This additional increase is not available to buildings located in a Qualified Census Tract, HUDdesignated Difficult Development Areas, or tax-exempt bond financed projects; and it must be awarded prior to the issuance of 8609s, subject to tax credit ceiling being available. The Protecting Americans from Tax Hikes (PATH) Ad of 2015 made permanent the fixed 9% credit rate. As a result of that change, in an effort to ensure the efficient allocation of the LIHTC resource, the QAP is limiting the maximum allowable basis boost for any 9% LIHTC project to 20% based on the criteria outlined in Exhibit V. Properties meeting any of the criteria found in Exhibit V attached hereto are eligible fO( a basis boost up to the percentages listed therein , although they are still subject to the usual evaluation of minimum credits needed to achieve feasibility. 102 In addition to the fee limits outlined above, the following considerations must also be given with regard to the development fee: • If either 1) a new building or physical structure is split into hNo or more phases, or (2) an existing project, building, or physical structure is split into t'M> or more phases, the aggregate development fee for all phases shall not exceed the limitations stated above. • For projects involving acquisition and rehabilitation , an amount equal to at least 5% of the acquisition cost of the land and building(s) must be allocated to the acquisition of the property (and the acquisition eligible basis, if applicable) for purposes of attribution to the development fee. City of Southfield John Grace Revitalization Plan 57 DRAFT 9/12/18 "for discussion purposes only* 15 IP age • Up to 50% of the total development fee can be deferred to cover a gap in funding sources as long as the entire amount will be paid within fifteen (15) years. If the proforma in the application indicates that cash flow is insufficient to repay the deferred development fee within 15 years, the Applicant must provide an explanation in the narrative as to how the deferred development fee will be repaid. B. CONSTRUCTION CONTRACT ITEMS • General Requirements - 6% of construction costs, exdusive of builder profit, builder overhead and general requirements. • Builder Overhead - 2% of construction costs, exclusive of builder profit and builder overhead. • Builder Profit - 6% of construction costs , exclusive of builder profit C. CONSTRUCTION MANAGEMENT M.mh 21, 2022 103 �If a construction manager or a consultant serving a similar capacity (as determined by MSHDA) is not included in the construction contract, then any construction management or consulting fee must be included in and paid from the developer's fee. If a construction management or consultant fee (paid to a related or unrelated third party) is induded in the construction contract, it must be induded in and subject to the above fee limits relating to General Requirements, Builder Overhead, and Builder Profit. Excess fees will be deducted from total development costs when performing the gap calculation. D. IDENTITY OF INTEREST FEES If an identity of interest exists between the Applicant and the General Contractor, incentive fees may only be paid to the extent that they are induded in the above mentioned fee limitations. A general contractor may act as a subcontractor and may be entitled to additional overhead and profit otherwise payable to an independent subcontractor as long as the overhead and profit is determined to be within industry standards at the sole discretion of MSHDA. However, the general contractor's overhead , profit. and general requirements that may be induded as allowable project costs are limited to the percentages noted above. XI. FIRST EVALUATION AND AWARD OF RESERVATIONS Project applications that indude all required information and documentation in a form and manner acceptable to MSHDA, and that meet or exceed the QAP's threshold requirements and underwriting standards will be eligible to be evaluated for receipt of a Reservation and Carryover Allocation of LIHTC. However, applications will only be evaluated if MSHDA determines that the application Is in a position to be competitive for an award of credit. City of Southfield John Grace Revitalization Plan 58 DRAFT 9/12/18 "for discussion purposes onty• City of Southfield John Grace Revitalization Plan - .\dopted 16 IP age Following the award of credit, projects are expected to move forward with closing on financing sources and commencement of construction in a timely manner. V\/hile a project will not need to demonstrate closing and commencement of construction until the 10% Certification deadline shown below, to allow MSHDA to monitor the progression of projects, owners will be required to submit progress reports to MSHDA regular1y during this period of time. Failure to submit accurate progress reports on a timely basis may result in negative points on future projects or a loss of credit to the project. XII. SECOND EVALUATION All projects receiving an allocation of 9% LIHTC must provide evidence, acceptable to MSHDA and in accordance with any applicable federal regulations, from a Certified Public Accountant that more than 10% of the taxpayer's reasonably anticipated basis in the proje ~ (as of the dose of the second calendar year following the calendar year of the allocation) is incurred within 12 months of the allocation date. Additionally, a second financial review of the project based on updated project sources and uses as well as updated project income and expenses will be conducted at the time this certification Is submitted in accordance with the procedures described in Exhibit IV attached hereto. In conjunction with the submission of the above items to satisfy the federal 10% Certification requirements, all Applicants, induding those 'Nith projects with only 4% credits, must submit to MSHDA acceptable evidence of the following items which can be found in the 10% Certification Exhibit Checklist on MSHDA's website. Failure to provide such documentation may result in the allocation being rescinded. The items required to be submitted are: · Partnership Agreement or Operating Agreement. • Documentation of the equity price to be paid to the owner, if not identified in the Partnership ~l.::rrh 11. w22 • • Agreement or Operating Agreement. • For all projects that are relying on tax abatement for financial feasibility, a copy of the projectspecific resolution , if not provided at the time of application. • Record of the disbursement of the equity or construction loan. • Recorded notice of commencement (or evidence that the notice has been received for recording) unless on tribal land. • Recorded deed to the property (or evidence that the deed has been received for recording) or longterm lease on tribal land. • All building permits necessary to begin construction, or a letter from the municipality stating that the permits will be issued upon payment of fees. • Appraisal for all projects having an acquisition cost as a part of the total project costs, consistent with Policy Bulletin #8 to ensure the most effective and efficient use of LIHTC. For scattered site City of Southfield John Grace Revitalization Plan 59 DRAFT 9/12/18 "for discussion purposes only* 17 IP age projects, this requirement will be evaluated on a case-by-case basis. • Capital Needs Assessment dated within 1 year of the 10% Test application due date. All Capital Needs Assessments must be completed in accordance with Exhibit II attached hereto, and Tab Z of MSHDA's Combined Application . • Updated project schedule. pro-forma financial information, and sources and uses statement. • Fully executed copy of the MSHDA Green Policy Certification and, if required by MSHDA Green Policy, proof of project registration with either Enterprise Green Community Partners or U.S Green Building Council. • An Independent Accountant's Report on Applying Agreed-Upon Procedures, certifying that 10% of City of Southfield John Grace Re,italization Plan -Adopted 104 the project's costs will have been incurred by the due date. (Not applicable to projects financed with tax-exempt bonds utilizing 4% a-edits not subject to the annual housing credit ceiling) XJII. FINAL EVALUATION MSHDA wiU further evaluate the project following the date all of the buildings in a project are placed in service, including a site visit if deemed necessary by MSHDA, to ensure that all program requirements have been met and to review the project prior to issuance of IRS Form 8609. To begin this process, a request for a LIHTC Regulatory Agreement must be submitted to MSHDA no later than November 1st of the year a project places in service. In addition to the issuance of the LIHTC Regulatory Agreement, when the project/building is placed in service and prior to the issuance of a Form 8609, the owner must submit to MSHDA acceptable evidence of the items listed below. The placed in service application must be submitted to MSHDA on or before February 1st of the year after the project is placed in service. Applicants are also encouraged to refer to the LIHTC Placed in Service Exhibit Checklist, which can be found on MSHDA's website for further detail regarding these requirements. The documentation required is as follows: 1 . Copy of executed and recorded deed to property showing partnership as owner (or long-term lease showing partnership as lessee if on tribal land), including correct property description. 2. Copy of updated ownership entity formation records approved by the Department of Licensing and Regulatory Affair's Corporations Division 3. First Year Credit Statement 4. Updated application . 5. Independent, third party final owner's and contractor's cost certifications for all projects. City of Southfield John Grace Revitalization Plan 60 DRAFT 9/12/18 Marrh 21, w22 105 �"for discussion purposes only• 18IPage 6. Certificates of occupancy (or their equivalent for rehabilitation work). Additionally, owners must also submit a copy of the same to MSHDA Compliance for each building in the development within five (5) business days after each certificate becomes available. 7. Final executed limited partnership agreement or operating agreement and all attachments. 8. Copy of executed and recorded permanent mortgage and other permanent financing sources. 9. Color photograph of project. 10. Form 8821 , Tax Information Authorization naming MSHDA as the appointee to receive tax information. 11 . A check for Compliance Monitoring Fees. 12. Assignment or transfer agreement of the rental subsidy that has been approved by the appropriate agency, if applicable. 13. A copy of the project's latest financial audit (if available) . 14. Fully executed copy of the MSHDA Green Policy Certification and, if required by MSHDA Green Policy, proof ci project Certification with either Enterprise Green Community Partners or U.S Green Building Council. 15. Updated Environmental and/or Marketing documentation, if applicable. 16. Fl,jly executed Michigan Based Product certification, Visitable Units Certification , Barrier Free Units Certification , Total Project Square Footage Certification, and as-built drawings of the accessible community space. 17. Subsidy Layering Review application and HUD 2880 form (If applicable). XIV. HOUSING CHOICE VOUCHERS This QAP awards LIHTC through a competitive process that can also serve as a form of competitive selection fOf purposes of app6cations fOf project-based vouchers and other focms ci assistance. In City of outhfield John Grace Rl?'italization Plan - \Jopt J ex ex . lar,h -L service at the end the second calendar year after the date the Carryover Allocation. In extremeJy unusual circumstances that are beyond the contra ci the developer, MSHDA may allow the credit to be returned and may issue a Carryover Alloca ·on in the year in wiich the credit is returned without the necessity ci competing for funding provided certain conditions are met. Such a request win be evaluated as a facts and circumstances test. Requests fOf an exchange of credit may not be applied for prior to October 1st ci the year in wiich the project was required to place in service, unless the Authority determines that extenuating circunstances warrant an earlier exchange a credit. A fee equal to 10% of the annual credit award .,,,,;11 be assessed m conjunction with an exchange ci cre<ft At no time .,,,,; any project be allowed more than three calendar years from the date ci initial allocation to project completion unless approved by MSHDA. XVII. FEES All app6cations must be accompanied by a check or money order in an amount equal to $45 for each proposed IOYrincome unit, with a $2,500 maximum limit This fee is non-refundable and must be paid in each funding round in Yklich a project is seeking to be SCOred and/or evaluated. A fee ci $100 will be assessed each time a check is returned to MSHDA for non-sufficient funds. For any project that receives an award of credit, MSHDA will charge a fee equal to 6% ex the annual LIHTC dollar amount reserved for a project. A sum equal to 3% of the annual LIHTC dalar amount shall be submitted to MSHDA at the time ex Reservation. The remaining 3% shall be paid at the time ci the 10% Certification, wiich is one year following the issuance of the Reservation. In addition to the fees listed above, MSHDA may establish such other fees as may be necessary to effectively administer the program. Such fees may indude, but are not limited to, charges to process City of outhfield John Grace Re\itaJization Plan dopt d particular, MSHDA will continue to make project-based vouchers available on a case-by-case basis to projects that agree to set-aside at least five units for Permanent Supportive Housing. XV. PROJECT OR DEVELOPMENT TEAM CHANGES Owners will not be allowed to make changes to a project that would result in a change to any of the specific items for wiich points were awarded , unless extraordinary and well-documented circumstances would warrant il Any such changes to a project that require a rescoring or re-evaluation which causes the project's position to fall below its original position may cause the allocation of LIHTC to be rescinded or an assessment of negative points on future applications. City of Southfield John Grace Revitalization Plan 61 DRAFT 9/12/18 "for discussion purposes only• 19 IP age Additionally, Reservations, and/or Carryover Allocations are nontransferable either to another entity or within the same entity where there is a change in control or general partner interests, except with the express written consent of MSHDA, it being the explicit intention of the QAP to prevent one party from obtaining such a Reservation and/Of Carryover Allocation in order to sell or broker its interest in the proposal (except fOf syndication purposes). Because all representations made with respect to the owner, applicant, developer or related party or entity, or any member of the development team, their experience and previous participation are material to the evaluation made by MSHDA, it is not expected that MSHDA's consent will be granted for such transfers unless a new application Is submitted and scores no less than the original application, and the transfer is a ben fit for the project. XVI. EXCHANGE OF CREDIT In certain unusual circumstances. delays may occur Yklich will prevent the project from being placed in 2022 106 waiver requests, changes in CM11ership, and site visits. MSHDA shall publish a schedule ci such fees 60 days prior to implementation (see Fee Schedule Pa1cy Bulletin) . Compliance monitoring fees will be charged for the credit period as follows: City d Southfield John Grace Revitalization Plan 62 DRAFT 9/12/18 "for discussion purposes only• 20jPage • All units fOf which an allocation of credit was received on or after January 1, 2012 must pay the sum of $475 per low income unit, wiich amount wi cover the initial 15 year compliance monitoring period and is payable prior to issuance of Form 8609. Also, a fee ci $25 per UHTC unit ·11 be charged annually during the extended use period. • All units for which an allocation ci credit was received on or after January 1, 2011 , but before January 1, 2012 must pay the sum $450 per low income unit, which amount will cover the initial 15 year compliance monitoring period and is payable prior to issuance of Form 8609. Also, a fee of 20 per UHTC unit will be charged annually during the extended use period. • All units for which an allocation d credit was received on or after January 2008, but before January 1, 2011 must pay the sum of $450 per low income unit, which amount win cover the entire 15 year compliance monitoring period and the extended use period and is payable prior to issuance of Form 8609. • All units for which an allocation of credit was received on or after January 1, 2001 but before January 1, 2008 must pay the sum of $300 per low income unit, which amount will cover the entire monitoring period and is payable prior to issuance of Form 8609. • All units that received an allocation of credit prior to January 1, 1993, and all projects financed by ex :Mdrch 21. 20:!2 10; / �MSHDA that received an allocation of credit before January 1, 1997, may elect to submit a sum equal to $15 per low income unit on an annual basis for the remainder of the compliance period, or may opt to make one payment similar to that described above. • With the exception of projects financed by Rural Development, all projects that received an allocation of credit prior to January 1, 2001 must pay an additional inspection fee of $30 for each unit to be inspected once every three years. Projects financed by Rural Development must pay an additional fee of $20 per each unit to be inspected once every three years. This fee shall be paid at the time of submission of the annual owner certifications. Noncompliance Fees • MSHDA v.iill assess a fee of $100 if an owner fails to have a representative present for a scheduled tenant file audit and/or physical inspection which results in the inability to conduct the file audit and/or physical inspection. • MSHDA v.iill assess a fee of $50 per unit for significant and repeated noncompliance issues. Failure to submit any compliance or inspection fee v.iill be considered non-compliance. Compliance monitoring fees are subject to change based on changes in costs associated with administration of the compliance monitoring function by MSHDA and other changes in MSHDA and/or IRS mandated monitoring requirements. City of Southfield John Grace Revitalization Plan 63 DRAFT 9/12/18 "for discussion purposes only* 21 IP age XVIII. COMPLIANCE MONITORING Ov.11ers receiving an allocation UHTC shall be required to meet minimum compfiance requirements and to follow the requirements ouWned in MSHDA's LIHTC Compliance Manual, which is available on a City of Southfield John Grace Re,it:alization Plan - .\dopted MSHDA's website. Please see Exhibit VI attached hereto for further compliance monitoring requirements. XIX. COMBINED APPLICATION, POLICY BULLETINS AND ADDENDA Additional program requirements are set forth in the Policy Bulletins, MSHDA's Combined Application, and the applicable Addenda. MSHDA reserves the right to modify the Combined Application, Policy Bulletins, and Addenda at its discretion foll01Mng notice to the public. City of Southfield John Grace Revitalization Plan 64 DRAFT 9/12/18 *for discussion purposes only• 22IPage EXHIBIT I - GENERAL THRESHOLD REQUIREMENTS I. APPLICATION COMPLETENESS Submission of a complete and consistent application. This indudes, but is not limited to, a fully completed LIHTC Excel Application prepared in accordance with applicati11n instructions, submission of the required application fee, and submission of all applicable exhibits. MSHDA will reject applications with multiple material errors in documentation, incomplete information, and/or general inconsistencies found within the entire application submission. Decisions for rejectioo under this threshold requirement are intentionaDy made on a subjective basis and are entirely under MSHDA's discretion. II . PROJECT NARRATIVE A detailed and complete narrative description of the project which includes, at a minimum , the type of project; location; prior UHTC status, if any; type of financing; tenants served; bedroom mix; local, federal or state subsidies, if any; number of jobs created, induding an explanation/analysis for how this number was determined; tenant relocation strategy and budget, if applicable; and any other relevant descriptive information. Additionally, appOcants should submit a map and site plan detailing the proposed project M,m:h 21. w::>::> • • site. Applicants are encouraged to provide as much additional detail and background information about the proposed project as possible; particularly for describing areas in the application involving unusual or complex elements. Ill. SITE CONTROL Evidence of site control by the Applicant. as evidenced by an option to purchase, land contract, offer to purchase, purchase agreement, long-term lease or other appropriate documentation . and ability to keep same for 120 days from the date of application due date, with the ability to provide additional extensions as necessary to accommodate application processing timelines. If site control is vested in an entity other than the anticipated ov.ner, the control must be unilaterally assignable to the proposed owner. Site control documents must dearly identify the physical location of the property (i.e. property address, full legal description or plat map identifying street names) and be consistent with the rest of the development information provided in the application induding the title insurance commitment If the site control documentation does not dearly identify a detailed breakdown of the components of the purchase price to be paid to the seller, a written narrative from the applicant providing additional detail may be submitted to accompany the site control documentation. IV. ZONING Evidence from the municipality of the property's current zoning designation and what, if any, steps are in process to obtain proper zoning for the proposed development, if it is not already properly zoned. City of Southfield John Grace Revitalization Plan 65 DRAFT 9/12/18 "for discussion purposes only• 23 IP age V. UTILITIES Evidence from the municipality and/or utility companies regarding the availability of all utilities and City of Southfield John Grace Re,it:alization Plan -Adopted 108 confirming they will have the capacity to serve the property electricity, gas, waler and sewer. VI. MARKET STUDY A mari<et study completed in accordance with MSHDA's guidelines (see Tab C of MSHDA's Combined Application) that indicales the housing needs of low-income individuals in the area to be served. A completed market study must be submitted with the application and dated within six months of the application deadline. It is anticipated that it v.iill take approximately 5 weeks from the time the mar1(et study is ordered through MSHDA·s process to receive a completed study. Potential appflcants should be aware of this timing ....tten planning to submit an application as part of a competitive funding round. VII. ENVIRONMENTAL Submission of an environmental review in accordance with the current MSHDA Environmental Review Standards (see Tab D of MSHDA's Combined Application) together with a remediation plan , if necessary, with estimated costs outlined in detail and accounted for in the Sources and Uses Statement Projects may be rejected if the environmental review and/or supporting documentation do not meet MSHDA's standards or if MSHDA determines additional testing or modifications to a remediation plan are necessary. Environmental studies must be dated within six months of the application deadline. VIII. TITLE INSURANCE COMMITMENT All projects will be required to submit a title insurance commitment, dated within six months of the application due date, at the time the application is submitted . For projects located on federally recognized American Indian reservations, MSHDA may accept, in lieu of the title insurance commitment, an attorney's opinion letter describing chain of title and land control. Applicants must assure that the name of the entity that O'MlS the property matches with the site control documents, that the entity to be insured is correct, and that all parcels of property under land control M rch 21. W::!2 109 �I"" exactly match up, are property identified , and agree with the application that was submitted. The title insurance commitment must contain a signature of the authorized title insurance company agent or employee, must indicate the availability of a title insurance underwriter, and must otherwise be complete and without defect. NOTE: For proposed projects that contain multiple sites, Applicants must submit the Property Identification form found in the LIHTC Application to accompany the title insurance documentation. The title insurance documentation submitted must be organized in the same order as shoYJ11 on this form. City of Southfield John Grace Revitalization Plan 66 DRAFT 9/12/18 "for discussion purposes only* 24 IP age IX. FINANCING All projects will be required to leverage a reasonable amount of financing sources, in addition to the LIHTC being requested, based on what each project can support. Applicants should not plan on using solely LIHTC equity financing . If MSHDA determines that a project is not appropriately leveraging available sources of financing , the project may be (1) rejected for not meeting threshold requirements, (2) required to secure a reasonable amount of financing before the project is eligible to proceed, and/or (3) subject to a reduction in the amount of credit that the project is awarded. All projects are required to submit evidence of submission of application(s) to a mortgage lender(s) stating the amount of the loan, terms, interest rate, and guarantors for all sources of financing . In the case of a Rural Housing Service (RHS) project, an original letter signed by an official of RHS; in the case of conventional financing , original documentation from the lender(s) staling that a formal application for construction and permanent financing has been submitted and is under serious consideration; in the case City of Southfield John Grace Re\italization Plan - .\Jopted la, h 21, 2022 and how the Applicant intends to meet them consistent with the LIHTC timetables. City of Southfield John Grace Revitalization Plan 67 DRAFT 9/12/18 "for discussion purposes only* 251 Page XI. EQUITY INVESTOR LETTER At the time of application, the applicant must submit an equity investor letter from the proposed syndicator- or investor that includes all of the following : The amount, price, and terms of the Investment • The planned equity pay~n schedule. • Investment underwriting and financial forecast pages compiled by investor (sources and uses of funds, development budget, draw schedules, rental income and operating expenses, cash flow analysis, lease-up schedule, tax credit analysis, capital account analysis, etc.). • Certification that investor has conducted financial review of development team, including identification of which entities and/or individuals will be providing guarantees. • Clear statement of any conditions for investment that need to be met. Failure to provide sufficient and thorough documentation from the equity investor as outlined above may result in disqualification ct the application . XII . GREEN POLICY All projects applying for and receiving LIHTC will be required to incorporate one of three available green standards referenced in the Green Policy which can be found in Tab M of the Combined Application. XIII. DEVELOPMENT TEAM CAPACITY Eadl Applicant shall submit information regarding its entire Development Team . The Development Team is defined as any of the following (without limitation): 0) the Applicant entity, Qi) the proposed OY,1"1er, (iii) principal(s) of the 01N11er or Applicant, Qv) the developer, (v) the general contractor, (v~ the City of Southfield John Grace Re,italization Plan -Adopt of Federal Historic tax credit, documentation indicating that Part I of the required application has been made; and in the case of an Authority financed project, evidence that the project has passed initial determination. The Authority understands that due to differing schedules of funding rounds for various government financing sources, including but not limited to AHP or HOME funds, limited documentation or confirmation of funding awards may be available at the time of LIHTC application. Because of the unique timing of these types of sources of funding , the Authority is committed to being as flexible as possible. Accordingly, MSHDA will accept and process LIHTC applications that are proposing to apply for funding sources that are only available as part of a funding round held by another entity. If, at the time LIHTC awards are made, it cannot be determined that the specific funding source has been applied for and that there is a strong likelihood of funding availability, the funding source will not be considered, which may result in the disqualification of the application. Applications submitted that are planning on the use of these types of competitive funding in this way should also identify a contingency plan as a part of the submission to demonstrate how the project will proceed in the event the competitive funding in not received. Contingency plans may Include the deferral of developer fee if the deferral is within the limits outlined in the 2019-2020 OAP. In this way, applicants are encouraged to take note of this flexibility, but are also cautioned to list only those funding sources in their initial application that they are confident will meet the requirements noted above prior to the LIHTC award. X. ACQUISITION TRANSFER For acquisition/rehabilitation involving properties currently regulated by another government body 0ncluding HUD, RHS, or MSHDA) , statement from the Applicant of the requirements for such approval M 110 property management company, (vii) any third party development consultant, (viii) any related party(ies) or entityQes) in the seller of any land or property. For this purpose, a related party or entity is considered to be related if one party or entity directly or indirectly has the ability to control the other party or exercise significant influence over the other party in making financial and operating decisions. The Development Team must demonstrate professional and financial capacity to plan, build, market, and operate the proposed development. The performance record of the Applicant, consultant, architect, management agent and contractor will be measured by the quality and quantity of previous development(s); design, construction and property management efforts; and affirmative action records. Each team member is expected to demonstrate satisfactory prior experience on projects of similar scale and complexity; to have satisfactory professional references; and to devote sufficient staffing and resources, including financial resources, to complete the proposed development. To demonstrate capacity, the Development Team will be evaluated based on the following : City of Southfield John Grace Revitalization Plan 68 DRAFT 9/12/18 "for discussion purposes only* 26jPage • Applicants will be required to submit a certification regarding their previous experience in the development and OYJ11ership of affordable housing , which includes at a minimum: (a) a list of all affordable housing developments the Development Team has participated in during the three (3) years preceding the application, and (b) a statement concerning any felony criminal convictions, indictments, and pending ctirninal investigations of all Development Team members, and details ·cl121 2022 111 �of each circumstance, unless otherwise prohibited by court order, statute or regulation. • The Applicant and contractor will be evaluated for creditworthiness and financial capacity. Specifically, financial statements will need to be submitted for the Applicant and contractor that meet the requirements of MSHDA Policy Bulletin #7 and demonstrates adequate professional and financial capacity. If a Development Team member does not have satisfactory prior experience or adequate financial capacity, a written plan must be submitted for review by MSHDA to outline how these deficiencies in experience and financial capacity will be rectified. Proposals submitted \Nherein any member of the Development Team (v) has failed to pay any fee or expense due to the Authority in connection with any Authoritysponsored program (w) has been detem1ined to be in default or in major non-compliance with UHTC or any other MSHDA program, (x) has been debarred or suspended from any MSHDA. HUD, or Rural Housing programs, (y) is in foredosure or been foreclosed, or (z) is under felony investigation, indicted or been convicted of a felony, will automatically be disqualified until the event or events of default, debannent, suspension, foredosure, non-compliance, or other legal action are corrected or resolved. To assist in its evaluation of these criteria, MSHDA may contact other local, state, and/or federal housing agencies to solicit feedback related to a specific development team member. MSHDA has the sole and absolute discretion to deter:mine those parties ineligible for UHTC due to lack of capacity, non-compliance, or disqualification status. XIV. AFFIRMATIVE FAIR HOUSING MARKETING PLAN Submission of an Affim1ative Fair Housing Marketing Plan consistent with MSHDA requirements (see Tab P of MSHDA's Combined Application). XV. OWNERSHIP FORMATION DOCUMENT City of Southfield John Grace Re,italization Plan - .\tlopted Copy of the most recent version of the certificate of limited partnership (or limited liability company) and any amendments on file with the Department of Licensing and Regulatory Affairs, Corporations Division, \Nhich accurately reflects the entities involved in the project ownership shown in the application. Outofstate entities must submit a copy of an endorsed application for certificate of authority to transact business or conduct affairs in Michigan, along with the supporting documentation submitted with the application. City of Southfield John Grace Revitalization Plan 69 DRAFT 9/12/18 "for discussion purposes only• 27IPage XVI. WAIVER OF QUALIFIED CONTRACT By submitting an application for UHTCs, all Applicants waive the right to request a qualified contract under Section 42(h)(6)(EW) of the Internal Revenue Code. Thus, MSHDA's required extended use commitment shall not tem1inate at the end of the compliance period, but is instead a minimum of 30 years. XVII. VOUCHERS AND PUBLIC HOUSING A written statement signed by the Applicant stating: • it will give priority to persons \Nhose names are on appropriate Public Housing or Housing Choice Voucher waiting lists maintained by a Public Housing Commission (PHC) or Public Housing Authority (PHA) in the area in INhich the project is located, and • it will make ongoing efforts to request that the PHC and/or the PHA make referrals to the project, or place the relevant project information on any listing the PHC or PHA makes available to persons on their waiting lists. A copy of the written statement and documentation of ongoing efforts as evidenced by a referral agreement or other appropriate memorandum of commitment must be kept on file at the development's office and available for compfiance inspection and review at all times. ~ldn·h 21. 2022 • • XVIIJ. MSHDA FINANCING SIGNAGE A statement of certification that if the Applicant is awarded LIHTC It shall post signage at the project construction site listing MSHDA as a financing source. XIX. MINIMUM HARD CONSTRUCTION COSTS All applications for 9% credit must Indicate a need for at least $20,000 per unit In hard rehab or construction costs (inducting both building and site costs, but exduding allowable amounts for General Requirements, Builder Overhead, Builder Profit, contingencies, etc.) and must indude this amount in the construction budget. Projects seeking 4% credit to be used in conjunction with tax-exempt bond financing will only need to meet the minimum requirements found in Section 42 of the Internal Revenue Code. XX. MAXIMUM TOTAL DEVELOPMENT COST PER UNIT LIMIT All projects will be subject to a maximum Total Development Cost per unit that cannot be exceeded . The Maximum Total Development Cost per unit limit is determined by multiplying the average of the Construction Cost Index for 2017. published by Engineering News-Record, by a conversion factor of 33. Applicants seeking more lnf0m1ation or darification on this calculation are encouraged to view the Cost City of Southfield John Grace Revitalization Plan 70 DRAFT 9/12/18 "for discussion purposes only• 28IPage Reasonableness with Credit Efficiency section of the Scoring Criteria \Nhere projects will be evaluated to detem1ine \Nhether they meet this test based on the information entered in the form. XXI. MICHIGAN PRODUCTS All projects must demonstrate the use of products and goods that are manufactured by Michigan-based corporations and incorporate them into the proposed development. (Submit certification from architect; See Tab HH) City of Southfield John Grace Re,italization Plan - Adopted 112 XXII. PHASED PROJECTS IN THE SAME BUILDING Developments that are proposing multiple 9% LIHTC phases within the same building will be required to present a plan of financing In the event that only one of the phases is in a position to be funded in the 9% LIHTC funding round. Developments will be required to show a solid plan to avoid the situation \'Jhere 9% credits are allocated to a phase of a building that cannot begin construction until other financing is secured or a 9% credit award can be obtained on the other phase(s) of the building . If the plan is dependent on all phases receiving 9% UHTC funding in the same funding round, then singular phases will only be eligible for 9% LIHTC if all phases are in a position to be funded in the funding round. The plan cannot be dependent on any phases receiving a 9% LIHTC award in future funding rounds. If, in MSHDA's sole discretion , a solid and realistic plan is not presented, the development will not be eligible for a 9% LIHTC award. Please note that this section only pertains to phased projects that are located in the same building and does not pertain to phased developments that are spread out over a particular site. City of Southfield John Grace Revitalization Plan 71 DRAFT 9/12/18 "for discussion purposes only• 29IPage EXHIBIT II - PRESERVATION THRESHOLD REQUIREMENTS I. ELIGIBLE PRESERVATION PROJECTS Eligible Preservation projects indude those with any of the following elements: a. Government financing from HUD (induding Section 236, Section 8, and Section 202) , USDA Rural Development (inducting 515), or MSHDA; b. Other below-marl<et financing, defined as a below market federal loan as defined in Section 42 of the IRC; :\I, ,·h 2., 2022 �c. Rehabilitation of existing public housing provided the project \Nill involve rehabilitation of existing units, and not demolition and construction of new units; or d . Year 15 LIHTCs. Projects INith federal assistance must retain the assistance. Prepayment of a HUD loan and conversion to enhanced vouchers may qualify as retainer of assistance if the applicant demonstrates to MSHDA's satisfaction that such conversion is necessary to enhance the property's long-term affordability and if the property \Nill remain viable even after normal attrition of enhanced vouchers. II. MSHDA GAfl FINANCING PROGRAM SUBMISSION As outlined in Section V.B.1. of the QAP, an applicant \Nill not be able to submit a preservation project for 9% credit unless the project has first been submitted to MSHDA in order to evaluate vmether the project is likely to be competitive under the MSHDA Gap Financing Program, using the available gap funding paired INith a tax-exempt bond loan. Based on MSHDA's determination, if a preservation project is unlikely to be competitive in the Gap Financing Program, the project \Nill be eligible to submit for consideration as part of a 9% competitive funding round under the Preservation Category. Additionally, applications for preservation prtjects that are ultimately eligible to be submitted for the Preservation Category may not materially differ from the same project application that was submitted as part of the Gap Financing Program : otherlNise MSHDA, in its sole disCfetion, may determine the project to be ineligible for an award of 9% LIHTC. Ill. PROJECT MUST BE 'AT RISK' Projects must either: a. Be INithin five years of any permitted prepayment or equivalent loss of low income use restrictions; or b. Preserve occupied and restricted low income units provided the rehabilitation \Nill repair or replace components that are: City of Southfield John Grace R~italization Plan - ,\dopted ~larch 21. \Nill give consideration to the follolNing: Level of community impact, induding economic and social impact • Unique financing opportunities Job growth Coordination INith other site amenities to enhance the overall neighborhood • Coordination INith an overall community revitalization effort In addition to the usual threshold requirements, at a minimum , to qualify for this Category, the application must indude: • Evidence of a Neighborhood Plan adopted by the municipality that delineates target properties (new construction, rehabilitation, demolition, for example) and that explains how housing related amenities such as transportation and community services are orlNill be Incorporated • Evidence of significant municipal and/or state funding commitment(s) - not induding housing tax credits - and any other unique sources of financing . • Evidence of substantial outside private investment, INithin the past two years and/or planned and committed in the follolNing two years - not induding investment in housing tax credits • Demonstration of proximity to job growth/new sources of employment Projects applying in any of the three Categories outlined in the QAP can also apply in this Strategic Investment Category. MSHDA, in its sole discretion, 'MIi make the determination of vmich, if any, applications shall receive an award from this Category. It is anticipated that very few applications \Nill meet the aiteria to apply in this Category, and that there may, in fact, be none in a given funding round . City of Southfield John Grace Revitalization Plan 74 DRAFT 9/12/18 ~or discussion purposes only* 32 IP age EXHIBIT IV- UNDERWRITING STANDARDS City of Southfield John Grace Re,italization Plan ,\Jopted City of Southfield John Grace Revitalization Plan 72 DRAFT 9/12/18 "for discussion purposes only• 30IPage I. In immediate need of repair or replacement; or ii. Either substantially functionally obsolete or being improved to provide modifications or betterments consistent INith new building code requirements and MSHDA's Design Requirements. IV. PROPERTIES INELIGIBLE FOR PRESERVATION Preservation projects are ineligible if they: a. Are deteriorated to the point of requiring demolition. or b. Have completed a full debt restructuring under the Mark to Market process INithin the last five (5) years. City of Southfield John Grace Revitalization Plan 73 DRAFT 9/12/18 "for discussion purposes only• 31 IP age EXHIBIT Ill - STRATEGIC INVESTMENT CATEGORY REQUIREMENTS There may be extraordinary circumstances where the evaluation of an application by the standard review process outlined in the Qualified Allocation Plan does not necessarily take into consideration the contribution that a development would make to the state's overall economic end community development strategy. These situations may indude, but are not limited to, applications that demonstrate transformative neighborhood revitalization, and/or unique financial funding and leveraging opportunities, and/or the opportunity to promote significant job growth in proximity to such housing. The Strategic Investment Category has been created to attempt to address these circumstances. As part of its review for projects submitting an application for the Strategic Investment Category, MSHDA 211::!2 114 I. PROJECT FEASIBILITY In determining the feasibility of a project over the compliance period, MSHDA has established minimum standards for operating expenses, vacancy rates, increases in operating costs and expenses, project income, debt service coverage ratio, operating reserves, and replacement reserves. Requests for use of alternative standards other than those established by MSHDA must be supported by written explanation and appropriate documentation. For developments seeking only competitively allocated 9% credits INithout financing from MSHDA, applicants may request waivers from these standards based on the submission of written documentation indicating that the alternative underwriting standards have been reviewed and approved in advance by both the debt and equity providers for the project. The use of the MSHDA minimum standards or any alternative standards for determining financial feasibility of a project is at the sole discretion of MSHDA. If MSHDA determines that the project is not financially feasible using MSHDA's minimum standards or the alternative standards at the time of initial application review, the project \Nill not be eligible for an allocation of LIHTC. In addition to revie\Ning a project to assess its feasibility, MSHDA \Nill also evaluate each project to ensure there is no over-subsidization and that the appropriate amount of resources are being used, in particular the amount of LIHTC being allocated. In conducting this analysis, MSHDA \Nill consider the amounts and terms of other funding sources being planned for the project and the amount of cash flow generated by the project, among other things. MSHDA, in its sole discretion , may allocate fewer credits if the determination is made that the project could be completed by adjusting one or more of the other components of the underwriting (e.g. more hard debt could be supported resulting in fewer credits needed for feasibility). l>ldrd1 21, ;;022 115 �MSHDA will review a project's feasibility over the 15 year compliance period at three different stages as required by Section 42 of the Internal Revenue Code: 1) prior to making an award of credit, 2) at 10% Certification, and 3) at Placed in Service. The following is a breakdown of how this provision will apply to each of the underwriting stages in the allocation process and what this provision will mean in practice: • Initial Application/Prior to LIHTC Award - In order to receive an initial award of credit, the project must be financially feasible for the 15-year compliance period utilizing the underwriting standards as applied to the proforma. • 10% Certification - MSHDA will review the sources and uses of funds and the total financing planned for the project to ensure that the amount of credit being allocated to the project does not exceed the amount necessary for the project to be financially feasible during the entire initial 15-year compliance period. MSHDA will continue to monitor a project's income and expenses during this phase of the allocation process, but will not hold up the issuance of Carryover documentation because of this portion of the review. City of Southfield John Grace Revitalization Plan 75 DRAFT 9/12/18 'for discussion purposes only* 33IPage • Placed in Servicenssuance of 8609 - MSHDA will review the sources and uses of funds and the total financing planned for the project to ensure that the amount of credit being allocated to the project does not exceed the amount necessary for the project to be financially feasible for the 15-year compliance period. MSHDA will continue to monitor a project's income and expenses during this phase of the allocation proc.ess, but will not hold up the issuance of 8609s to a project because of this portion of the review. City of Southfield John Grace Revitalization Plan - .\dopted For projects relying upon project-based rental assistance for financial feasibility - If the project-based rental assistance ends due to events outside the owner's control , any rent and income restrictions on the property that the owner agreed to for points as part of a competitive funding round will revert to the 50% or 60% AMI level as selected by the owner. The amount of credit awarded to a project will be that for which the value is the lesser of 1) the equity gap calculation ; 2) the amount of credit calculated based on using a 3.4% credit rate (used for acquisition costs and for tax-exempt bond financing) or a 9%1 credit rate (used for rehabilitation or new construction costs), the credit pricing identified in the Equity Investor Letter, and on its qualified basis; or 3) the amount of LIHTC requested by the Applicant. If MSHDA. in its sole discretion , determines that the equity pricing shown in the application and the Equity Investor Letter is unreasonable based on current market conditions, MSHDA may use an alternative equity pricing that i ; more indicative of current market conditions. Applicants should note that the tax credit rates outlined above may not be the exact monthly rate in effect and that the actual tax credit rate may differ from this. The rates shown above are intended to allow for some flexibility due to fluctuating monthly rates, while not allocating more credit to the project than is needed for feasibility. II. RENT INCREASES Rent increases on the tenant-paid portion of rent , for occupied units will be limited to no more than 5% per year for the first three years. This limitation does not apply to occupied units protected by projectbased rental assistance or enhanced vouchers. 1 MSHDA will use the greater the credit rates shown or the floating monthly credit rate published as of the time of application submission in its determination of the amount of credit to award. City of Southfield ex March 21. 2022 • John Grace Revitalization Plan 76 DRAFT 9/12/18 '"for discussion purposes only* 34IPage EXHIBIT V - STATE-DESIGNATED BASIS BOOST CRITERIA Pursuant to Section IX.A, MSHDA will use the following criteria in awarding the basis boost. For projects financed with tax-exempt bonds eligible for 4% credit, the following basis boost will be available: 1. Projects located in a QCT or ODA will be eligible for up to a 30% basis boost For projects eligible for 9% LIHTC, the following basis boost will be available: Up to 20% Basis Boost: 2. Projects located in a QCT or DOA 3. Permanent Supportive Housing projects 4. Deep income targeting - Projects restricting 20% the total units to 30% AMI or less (in order to be eligible for the boost under this criteria. the 30% AMI units must not also have project based rental assistance associated with them) 5. Projects that receive points under the Developments near Downtowns or Corridors section of the Scoring Criteria 6. Rural set-aside projects 7. Historic Projects - Projects that are completing a certified rehabilitation of an existing certified historic property listed , either individually or as part of a district, on the National or State Historic Register; or that the State Historic Preservation Office expects to be listed on the National or State Historic Register. Project must also incorporate the use of the Historic Credit. 8. Affordable Assisted living developments that qualify for the Affordable Assisted Living points in the Scoring Criteria 9. Projects that are located within an Opportunity Zone (as enacted under the 2017 Tax Cuts and Jobs Act) and/or a Rising Tide Community ex City of Southfield John Grace Re,italization Plan ·\d0µled '.\IJteh ~1, 116 Please note that MSHDA reserves the right to mod;ty the StateDesignated Basis Boost Policy on an asneeded basis, should market conditions dictate the necessity for a revision . Should a revision be necessary, MSHDA will work with stakeholders to come up with potential changes, with the objective of ensuring the criteria allow for feasible transactions In the current market, and will post a notice of the revision on its website in advance of the revision becoming active. This streamlined approach will allow for a quicker response to market forces and the changes to be effectuated in a timely manner. City of Southfield John Grace Revitalization Plan 77 DRAFT 9/12/18 *for discussion purposes only* 35IPage EXHIBIT VI - COMPLIANCE MONITORING & NOTIFICATION OF NONCOMPLIANCE Owners (Applicants) receiving a LIHTC allocation shall be required to follow the requirements outlined in MSHDA's LIHTC Compliance Manual (Compliance Manual or Manual) (available on MSHDA's website). 1. O\NNER RESPONSIBILITIES Within thirty (30) days of completion of Part II of the Form 8609 and filing of the form with the Internal Revenue Service, a completed copy must be sent to MSHDA for its records. Failure to send a copy of the completed form to MSHDA within the required timeframe shall be deemed as noncompliance. The records for the first year of the credit period must be kept for six years after the due date (with extensions) for filing the federal Income tax return for the last year of the compliance period (a total of 21 years). Owners must k.e ep subsequent records on file for six years after the due date (with extensions) for filing the federal income tax return for that year. These records must indude: • The total number of residential rental units in the building (induding the number of bedrooms ::022 117 �and the size in square feet of each unit); · The percentage of residential rental units in the building that are low-income units; • The rent charged and utility allowance for each residential rental unit in the building; • The number of occupants in each low-income unit; • The low-income unit vacancies in the building and information that shows when and to whom the next available units were rented ; • Income certifications of each low-income tenant and the documentation to support the certification; • The eligible basis and qualified basis of the building at the end of the first year of the credit period; • The character and use of the nonresidential portion of any building included in the project's eligible basis; and • Documentation regarding calculation of utility allowances. O'Mlers must submit to MSHDA Compliance on an annual basis the following: • An O'Mler Certification of Continuing Program Compliance (O'Mler Certification) Form certifying that for the preceding twelve month period the project met conditions outlined in Section 42; • The original local health, safety or building code violation reports or notices that are issued by the state or local government unit. Copies of these reports or notices must also be kept on-site at City of Southfield John Grace Revitalization Plan 78 DRAFT 9/12/18 ~or discussion purposes only* 36!Page the development for review by MSHDA during the physical inspection. These reports may be destroyed fotlO'Mng a MSHDA inspection and the O'Mler's notification to MSHDA that the violations have been corrected. Code violation reports must be retained for uncorrected City of Southfield John Grace Rl!'itnlization Plan - Adopted violations. Owners must submit to MSHDA electronically, on an on-going basis, data stating the number of qualifying units, number of bedrooms in each unit, information on each lowincome tenant household (including income, rent amount, utility allowance, number of occupants, AMI % designation , etc.) , and any other information as set forth on the MSHDA website and in the Manual. The tenant income and rent information must be provided in the format required by MSHDA. which includes electronic submission via a web-based reporting system. Owners must submit to MSHDA in writing , responses to the physical inspections and tenant file audits conducted, unless no inspection or file audit noncompliance findings are identified. Owners must notify MSHDA in writing (Notice of Change in Management form) 'Within five (5) business days of any changes in the management of the project, including changes in the company managing the project or In the address, telephone number or email address of the management agent company and/or contact person. Owners must notify MSHDA in writing (Notice of Change in O'Mlership form) within five (5) business days of any changes in the O'Mlership of the project, including a foreclosure, deed in lieu of foreclosure, or any other sale or disposition of the project or any portion of the project and any changes in the O'Mlership entity, including any changes in the name of the entity, address and telephone number of the entity, percent of O'Mlership changes, and changes in the principals comprising the 01M1ership entity. O'Mlers must notify MSHDA immediately in writing (Notice of Building Casualty Loss or Damage form) of any unit(s) or building(s) in the project that are anticipated to be unavailable for occupancy either permanently or temporarily for a period of time anticipated to exceed 30 calendar days due to casualty loss, damage, or any other reason . MJ1 rh i1 :,022 2. MSHDA RESPONSIBILITIES MSHDA will review the Owner Certification Forms and tenant data and income and rent reporting for compliance wth program requirements. MSHDA, or its authorized agent, wll conduct a physical inspection of all buildings, common areas, and at least 20% of the low-income units in a project. MSHDA. or its authorized agent, wit conduct tenant file audits consisting of a review of the low-income certification, the documentation the O'Mler has received to support that certification, and the rent record for 20% of the low income units. Physical inspections and tenant file audits of UHTC projects wll commence no later than the end of the second calendar year following the year the last building in the project is placed in service and wll be conducted at least once every 3 years thereafter throughout the initial 15 year compliance period. City of Southfield John Grace Revitalization Plan 79 DRAFT 9/12/18 ~or discussion purposes only* 371 Page MSHDA wit continue to conduct physical inspections and file audits throughout the extended use period. MSHDA retains the right to perform an on-site inspection and/or file audit of any low-income building at any time or frequency during the initial compliance period and the remainder of the extended use period. MSHDA 'Will retain records of noncompliance or failure to certify for a minimum of six years after the filing of a Form 8823. MSHDA 'Will retain all certifications and records for not less than three years from the end of the calendar year in which they are received. 3. NOTIFICATION OF NONCOMPLIANCE If any of the submissions required in Section I, are not submitted in a timely fashion , or should there be omissions, MSHDA shall request such information from the O'Mler. If the O'Mler fails to provide the 118 required documentation wthin the specified time period, MSHDA shall notify the Internal Revenue Service of the O'Mler's failure to provide the required Information. Should MSHDA discover, as a result of an inspection or audit, or in any other manner, that the project is not in compliance wth Section 42, or that credit has been claimed or 'Will be claimed for units that are ineligible, MSHDA 'Will notify the O'Mler. The O'Mler shall have a minimum of 30 days from the date of notification to cure the noncompliance. In extraordinary circumstances, and only if MSHDA determines that there is good cause, an extension of up to six months to complete a cure for noncompliance may be granted. MSHDA 'Will notify the Internal Revenue Service, utilizing Form 8823, no later than 45 days after the end of the correction period, and no earlier than the end of the correction period, of the nature of the noncompliance and 'Will indicate to the Service whether or not the O'Mler has made appropriate corrections. \M'lile MSHDA wll notify the o'Mler of compliance issues, neither a finding of noncompliance nor a determination that noncompliance has been cured is binding on the Internal Revenue Service. O'Mlers who have received a notification from MSHDA that a project is in compliance may still be subject to an IRS audit and the possibility of loss or recapture of Housing Credits. Refer to the Internal Revenue Code for additional information about federal compliance issues. The absence of a notice of noncompliance should not be relied upon by any owners or their investors as a warranty or representation by MSHDA that the project is in compliance wth application requirements. City of Southfield John Grace Re~italization Plan -AtloµLed - )lan·h 21, :!022 119 �Appendh'. E: 2017-2022 Building Permits (attached on the following pages) City of Southfield John Grace Re,italization Plan - .\dopted • l\lJITh 21, ::022 120 Section 31- Building Permits Permit# PB21-4l-163 Job Addrc•• Con1..-,clor BE.\lrJY BOX SFLD LLC 02/25/2017-2022 Fee Total 2.10:?3 BEECH RD Con•t. Value Date IHucd $+!0.00 ~25,,1 06/16/3l21 $359.00 $8,-KIO 06/08/21121 $-196.00 $10500 09/08/3121 Work De,e:criptl.Qru Constrncuon of new Qr'Oodet.1 dwnp!ttcr- ~nclosucc W'l.th wood gate- door. PB21-0729 \!EYER. ~L-\RTI & \!ORR£ ~765 EOGE...\1O:S-T \Vork Oeicripcion: Dtck extension to t-llihng Jeck 1'821-1249 HUTCHINS, GL'<.'\ \\i'ork Oncriplioo: Remove back p;ibO; lean cxitbng wing \\.ill..-. (2h.:13) p.atio. Budd:!' htgb w1ngwall 9 linear ftconnect»on to exi.stmg Wlng v,iill, $-16700 $16,516 08/19/21)21 2:.'!;,{~)f 09/"7/"JJ.)21 Work Dc-scription: -176' ofu·atergu.ud Mloplesafe S(J' ofc~tcriordi~h.ug-elutc 1'621-1338 J,\CK. TI'RONE & CARE., PB21-1356 FOSTI::R. THO~L-\S/BER..,AI 23121 TI-IOR..,CLIFFE 2280111\IBERLt:--:E $5,884.0,J $222.00 $R,OCM) 09/02/2')21 $398.00 H3.241 09/ 02/2021 $513.00 $22.951 09/02/21)21 $3>1.00 $11,000 10/()(1/2(1'.?J $351.()() $12,108 10/13/2021 $196.(1() $3.885 10/26/~21 $-150.ro $3l.-l<Xl ll/.l0/3l21 $4J(.()(I ~1-.7 1J3 11/29/ 21)21 \Vork lks:crip1ion: Compktc tc!roof 1'821-1-106 TROTITR. R& BAt.:GHM .\N :?33:511 IOR.,Cl!FFE \Vork Dcscriprion: rcpl!letng l \\'D'ldo\\- .nd 2 P-'UO doon. PB'.?1-1409 E.R\"CS, CO.RA 2..">902 \~'REXFORD \Vork Oct.cripcion: ttpl.tcmg 5 erisnng windo\l.-i PB2J-1610 • \UNGO, HOR.-\CE t\· 237(-0 S.\MOSCT TRL Work Description: 1r1Sull if11cnor w:ilcrproo6ng sy:u~n on all -I u:illl, uubll new m.i~-:,p•1 and pttmp PB2l - 1<118 LE...'I.PJIART, E.LDO:--: & MJCf 23680 OAK GLEN OR Work O«cripcioa: 99 Ff INTERJ OR WATERJ'RCX)FJ),;G 1'821-1717 CCBRECO, ~1O,\L-\R.\ .-\ 23400 O .-\K Gl.f:N DR Work O.,scripcion: REPLAO-:-.IG 256 Ff OF Gl TfERS 1'821•1788 STRJCKl....",..\:O, HER..\lA:S- & r :?3160 WRE.XFORD Work Dcscrip,ion: tcu off 11Jld re-roof hou~ 1tnd au...ched gauge R~nove n<lge 1.eru PB21 - 1789 HESDCRSON, TRm �'\: 'ork Dc.t.cripcion: tc-;1r off .and tt-•roi.:1fhou"C wd .atbchc<l f:tt.'gc (tht roof not 1ncluJt.-J) 16,7-1(, 11 (01 /'.?U21 $11,769 ll/l'.?/:,1:1 $13,l!J!0 12/1)(,/:l,lcl $7.8')() 12/09/:l.121 >u !11/19/7:ll'.?2 S1?5<o PB21,1800 EHRIC:11\\.\'s. D.\\10 Pll21,tSn 11\RPO<)llJ.\.'-,JOH'sM 21,c,,S.\ IOSE"TlRL Work De cripc:ion: Ntdtcn/h..J.fb~tb mnudc-1 PB21-IS4<l \\lrlH, •. IL-\RO's $}4ll.{O Work Description: l 4Mt mttnor ba"Cmc:nt , atctpruvling :And l PB'.?l-1'187 '<Uff'\l planp JfSFRlf:.5,JOH'-". R & .\.'-GE Wfl) \'C' 10 MILE RD \\'ork Dc11cription: Iruwlling :)) sol.u p1uwb. 7 ....-)l, gnd bed. onr.> ground mounted arr,11,· \\.'ork De aiption: 9 lu~mcnt ;U1c.:h.:,n PB21 :,:,o; B.\l'rlSTE,A\TR) $15~('(1 Work Oescripcion, TE.-\R OH' .\'-.D R.I:ROOI' TO COI>E PB21-:?1Q8 101!. ·so.• IIE.."-RY & 11:S.D, '.?~Sl~IS!\\1O:-ETTR!. $~1~9.00 Work Oc cripcion! ELECTRIC.\!. FlRE / 1"-TERIOR REPAIRS TO BE H.\'-.DL£D PB'.?l-:?1)11!1 T.\YIDR.)011"- F Work De cripcion: ln!>talhng(U repl~nn"'·nt ,a.-mdCJ\\s PB'.?1-211.8 2.'\11:llJO.\J.:GLEls DR SH.\\N"D-DL ·• \JlTOfEU S:87.0,J Work O«cription: Roof O\Tr exbhng l t...b roof •~th nc11,· Dunrnnorul W'W10C'J ;!j S(,.11.00 230WTIIOR.'-"CLIFI-E Work Oe•criptioo: tut off and re-roof ht~ aod atta,;.tkJ ~r..g,rPBZl-=.! $13,9" \'ClSEG.\RDE.'-", D-IRl>TOl1 2-4400 l"-J.:STl:R RD 01/lll/:ll•'.?2 ork Ocsc-rip,1ioo: tc...r off and rc--roof ffltlre' hou,e onlr (no "'r-.age) P~-OC~ Work DePB'.?2-0l(ll T\'1.0R.TO\l\flf.& B.\RB.\ 2~163 Gll'SEYR.lf. S71't0ll ripctOn: u u ~ <JUb:-oi.l dr.m lilt-~ iutCflQr cxlttl':.t l);l"'"mc:nl ,·-itcrpl'OOfillg .\ICKIN"-F.Y, TAI..\1.-\DG~~U ~18511\IBERU"-L Sl,'/33."l \\ork Dacripcion: Bathroom mnxkW'lo opttung fie'\\ n1t door m the back ,,th nn. ramp and 111.k"all up 10th<- dn\YV,:ay. PB22-012A TI IO~IPSO"-. M \RY 261-lll R.\NGE.\IORE $22,.011 ; 1'00 02/01 /3)22 s~;.oo $19.()1~ 02/0J/3117 ripe ion: Rq,hcc: \,nJ1 Mding on lnu,e ooly 2430'I EDGE.\10. :T Work De cripc.ion: Dcmo'l.ibon ,,C-Bl 5 E.d~nL Sn.Yr <=11("~ foW'kLuon rcmo, Mo hacldill m~bon~ rtqw-cJ pnor 10 fin;J gadutg o( ,.,.. Sod / ,ttJ & mukh ttqUi..d fur fu"'1 in.'P=to" Work Description: PB17~l'20t Re"ide:n:IJ.J. &'nct11110r RILEY, \ffl \"T'-" & 01 \,•rr: ork Oc,.crir<ioo: h,,..U Z7kU" Sundby Jn),td pk'U.lor per tppl'O\,°nl pl.u.u. PBli.{157) $19.IWWI ~JIit \\'RfSK>RD 0,/02/:?()17 c;..,..,..,, Vin.al in~U<,,t requtred. .\f u.un\ml ;ill dfu at lot lane. \UEDE.'-BECI.:, D L.\.>s;D 111 241,q. \MOSl:"TTRI. ork Oc.cripcion: :Se• (JJ bcJroom b.,mc, (3 l/:;1 Bathroom. W/1.oft "POL< Coa.1ruct, ,.... 1,.,.,,. fo<>tu,g. b.uem.nt •.rD ..i,..,, ttm<h f , ~ 1,..,&u, ro.._i., "nJ. ..,ui._, and lirul ,_trons "'!'•r«I. :SOlTh ~""' hn, bad lo ,i.,-,UOIU :lif'P"'' cJ poor lo p1acnnc-nt of~ cootfflE. H'•~• $)4(ll 05.119/3J17 '-"o,1.. ~,ipcion: ·,np ....d R't00fbau1<anJ 11tta<h<Jp>s< ~"'I' & Rnhingl, Roof I 5tl fdt k• & W•1<r Sho.ld, Dnp !:Jg< \"ont , Fl..lung & Nungks. T•·o "'--p«t>on• ~ Or=fP~.,., & Fuul Roo[, un<kr ~/12 p11ch, ""' Lti-.n I ',ti r,quittd. Roof, und,, Z/12p,rch. \lnolm= "'1'4..J. R90i?.7 PBli-08}9 ill\".\: :-r.\GI! \\lRF.Lf_-;,· 5 (JO(> II :?2'155 \'\lU'SI-ORD ()1,/07/:}117 U"or~ D«cripcion: Rc:mo,'C' d.unagc shinp1..~ on roof R,puc, mn,d wood lru..U ciumn,y fwh Atbc, a1ubtmg G.\f,lungl,-; Sl"{I & R...!ungj< .cc.ordmg to c:ortlr.oel I wo ""{"'l>on• a,qu,ttd. Opcn/1',..,g=-, ..,J hn,1 tnp& R,,,,hingk Roof I:>:/ fdt I« & \\"atu,-ludJ, Drip Edi" \",ni., Fluhu,g · 51u,,g1<._ ho1111"'oon r<qUltt<l Opcn./1',ogrtto& F....t Roof,unJcr~llZ J'll<h. tv.o 1,m, 1;11 ~ Roof, un<kr2/l'.?p11ch, \{tmbnnt f'«iUUal R9(6.2.7 1'817-'IH¼ HER.'-.\'-DEZ, W\! 'I 'EL Work De c-rirc--ion: l!S' ,~tcrpmofu.ig& !--uanp Wl51 \\' 10. IILE RD ~ (U,ch..i.rg,: 10 S:96.<VI $11,l!Ul ln~~hon of 1211 fcC't oftnte-nor sub 1uJ dnu, Plumhmg pcm11t .auJ m.,pcclJOru ttqLDml 5f11~m pc:r COtltnK:t rough and fin.al Ul"'fleCl1t11lC.I tt<JUlJ'C'd $141.011 Work Oe,cripcion, ll6/13/)l[7 ditch. $9.l"'l ~rr:sk 08/08/'.)J 17 tnp & R,,,lu,1gk Roof 1511 felt let· & \'C"a1a '1»<1J, Dap Edge \"a11,, n,,.1,;,,g & SrunsJ<s. T,n, uupC'\:O<>ns l'C<fltll'C'd. ~n/Prugrc,- & hn.J Roof11 unJcr4/11p1lch. 1,a.-0 l•vC'r,, JS# req~ Roofs under ~/12 pitch. Membr>n< ""l"'r«I. R90i27 • PB17 1092 0.11P~ E.\Rl.L PB17-l 196 REY:--.OL.OS, STEM-IE.'-" A! 'C 237200.\J.: GLE:S: DR \\·ork De cri-pcion:- 2:1<,,1 C l 'T\\'OOD OR �Stnp& Reslungk R.or,f IS# felt lee & \'t'11terSbt.eld, Dnp Edge \ents, fta..,.lung&~h.ingk!i. T"'·o u1~ch()ns rcqu,wi Open/l'rog,,:., & fin,J Roofs rn,dcr ➔ /J~ p,tch. two loy«• 1:,11 «qllU<d. Roof. under2/12p11ch, \lcmh-rane rcqusred. R9rJ:l.27 Stnp & Re.ih.inglc flC.:coultng to conrrKI. T \\-"O 1ospcchon,: tcqutrcd. Opcn/Progtt:f! 1U1d Fi.n:11 • PB17-1298 $285.00 D.\\lDSOS.CAL\l.S & '.\:Of. 21!Ml? L\KE RA\1SF.S \lork Description: TclU' off roof do"",1 to roofboard" and rcplncc roned ln:J1:tll1celusrerfdt $1~.70I) 118/18/:lll? ,,-ood dnp edge •hingl« Stnp & Rcshu,glc Roof IS# fclt Ice & \\'arc, Shield, Dnp L:lgc \',no,, Fli,lung& Slungles. T"" ui,•p<cuon, reqw«cl Op<rt/Prog,u, & Firuil R<lOf, undt'T 4/12 pin:h. two uycrs 15# n,quued. Roof, under 2/l2p,u:h. \lembnne rt-qwred R905.2.7 Strip & ~hingle- acc:ordmg ro contract. T\\:o in..ipoecllont required: Opcn/Pn:>gre!i1' ;1nd hn.1I. PB17-1355 STR!CKL.\SD. Ht:R.\l~S & C 23160 \ThE.XFORD $781.00 $2.,.988 O'J/19/"]JJ17 Work Description: 8.ltb ttmodcl-n:mcwe- ..ttywa.ll fi◊onng,. Joor:, and c.mng. Rrp.ur dryw.ill, prep floor for cm-bless shou.w entt')". \\ "i<lm both dooN. fur ..\DA compltancc. Rough and final mspccuoru required. $,ookc cktt:c.ton .md c:.rbon molloxidc dect«tot requir<d.ptt R314 and R319 PB17•1388 "'EBSTER. DORIS :?3185 BEEO! RD $7,193 $125.IXI f)?/15/:l.117 Work Description: Wt..ll 11 ku Gener.ator in rear y,ud ~ lOO wnp tr.tos(er .smtch lo!'luill generator per apptm·td pl;1n:1. Fuul PBl7-14!)7 Ul"f)C'Cb.OD CR11TE:S:DE..'-J, BE.fu'-JAAD & 23455 OAK GLEN DR rcquirc-d. ~lnimrnn 50 d.Bs at lot hm·. $430.00 i22.4llr 0?/H/'llJ17 Work Description: Srnp and re-roof house and gan,~ Stnp & R,,hingk Roof 15# felt 1-x & \'\"■ tor Slucld, Drip t:¥ \'enr,, A ..Jung & Shml!Jn. Two "''l><cMn. rcquu«l Op<rt/Progn,s, & Fuul Root. undcr4/I:! puch. two b)-." !5# r<-quu..l. Roof, undo,, 2/1:?puch. ).{ernbNnc icquued. R'J05.~.7 Step&. Rrshingk a.::conhng to cootracl T~-o iusp«:UOn::. reqw.red Opm/Progtt» :u1d fin.al PBli-1441 11.-\RPOn!ILL\NLr\TNGTJl 237!05.\MOSETTRL $3:?7.00 $18..}13 09/14/"1J!l7 $'.!9.800 11/0'i/:lll7 Work Description: Cttanng 2 non-k>.W. bc-;mng ~,alh 111 laundcy room RougJ, and fioal ifl.$J>CCbOO iequittd PB17-1768 :.OLESKI\. GEORGE A :?4101 BEEOIRD $670.00 Work Description: lnstalluion of 13 HelJctl PtetS pc-rcngmeeted specs.. ln~whl:tol"$ logr«fwred before fimJ .in:,pecnon a.sde1.1iled u, speci.fiQ.ltiOllS !'817-1887 Kl~D. I ~TIHE\T :?4-447 GLENI:.'YR!E $6.800 S:?IR.00 12/07/).)17 Work 0cKripc1on: lu:!tall 10 1.--inyt rcpuct-mcnt 'fib.,do,u Inst.ill "·indo\\·~ &Jldo.rdvorpcrcontuct. Fene 1ration lrtble, tnusl bc-lefl on,indo"',/doon unttl .Uta 61\.11 uupccbOn. Final in.-pcction required. PB17-1978 \'tl-!ITE. SH.~ON 23659 LAKE R.\\1''1;S $:5?.0t) $1 l.000 12/20/2017 Work Ducriptioo: Strip & Rcshinglc Roof 13# felt kc & \V,tcrShiclcl. Drip Edge Vent,, FJ.,bing & Shingle>. T"·o U'-'pccnons requittd: Opcn/Prog,.e,s & Final Roof, undcr~/12pm:h. "'-'O U)"Cts 15# n,qwrod. Roofs under 2/12piu:h. ~f<tnbran• r<quued R905.2. 7 PB17•19?7 • S:?.,7-1(, I.Js!GHT.A.,DRE& YAL-\Rl 261-IO W9 .\llLE RD 01/11/~18 Work Description: lru.t.all \l.i.nJo,...- pu cont.tact. Feniest.rntion l:ables mu!t be left on \1,,ndav,.-, unul after fuul inspection. ftniJ imp«rionrequi=l. 1'818.()(\.16 BLOCKER. OLIYER '.!5910 FOREST \ "\\" $1,S-13 $134.00 OI/J0/3118 W'ork De.sc.ripc:ion: Inst.ill 3 \"lnyt replac~menl v.-indows lrun.l.l ,inJov,"! per contract. ~mstutwo IJ.bl6 mwt ~ lcfr on 0,inJows ua.,b.l 11.nt'r fu,:J. inspe-ction 1-Ilu.l m.,pccnoorcquircd PB18--03l2 BIGGS, WALKER \' !fl & BIC 2361)() 0.-.K Gl£N DR H390 03/01/"1J!18 $13,500 03/16/2!Jl8 \'Vork Dc:sc.ripciori: Ul!>~ rolled li'bctt)· roofing on b1Kk .kldition only. opco roo( an<l 6n-al uupecuoos ttqtn~PB18-03J5 s~urn, ROBE.RT & O!RISTI 23100 'IHOR.,CUFFE $'.?97.00 Work Description: Stnp llnd re-roof hou,:;c 11,th attached gata~ Stnp & Rewngl< Roof 15# felt ko & ~ ·•ttr Siu.Id. Dnp Edg,, Ven,,. Flblung & Slungl.,s T ~·o lll"(>OCWO, r<quir<-d Op<n/Prop.s & Firutl Roofs under4/12p11ch. two byer, 15# n,q<ared. Roof.under 2/12pitch. '.\lcmhr,,ne n,q,iu:«L R905.:.7 S"1> & R..!ungk according to conlract T.,.., inspectioru rcqumd. Opm/Progtt,s and Fin"1. PBl8-03G5 B.\."-11'5. RICI-L\RD & CORW ::-1644 GLE.'-IEYRlE Sl,159.!•l $55,958 O-l/~/:all8 Work Description.: Construct• 491.5 s,q. ft. en.:lo~d t1-un room. Footing, nnd, 1Vugh .ind fuu1 tn5p,CCriotU icqlJU'Cd. PBIS--037:? PYE SH!\Ql,lTA Q :mo; L\KE RA\'ISES S375.00 $18,N3 03/28/3>18 Work D<scription: I Layer tor off m<l re•roofhousc ,nd g,tra!,"'· Stnp & Reshinglc Roof 13# fub Ice & \''m,r ShicW. Dnp Ed~ \'nu,, A .... lung&Shingl& Two oi;pecnon, requim,~ Opm/Progtt•>& Fuul Roofs under 4/l2p1tch. two 1,yon 15# ttqui.rc:d Roof:t un<ltt 2/1:!pitch. Memhr,uie tt'<lUrcd. R9052.7 PBIS-0-157 COWNS. \1CK! 23685 S.\.\fOSET TRI. $350.00 S6,50(1 04/l3/21ll8 Sl.080 04/.i0/"1J!J8 $9500 06/19/:ll18 $7,720 06/ll/3Jl8 \Vor-k Dcscripc:ioo: PBl8-0-IR3 ST.\S13ROl"GH.BE\'ERLYJ 2:53:JST.\l,'TON DR \Vork Descripcion: LJ~tall (2) ,,nyl tepl.lccinent u.-in,k.,"·s. PB l&-0605 SMrrl !, L>\..\! \R & ~L \R11H ~4833 S!\MO$ET TRI. Work Description.: R.esidcnriill Pool Dcm.10--complc1~ rcmovi\l PBl8-0848 • HELD FA\!ll.YTRl•~• $31500 or gun.ite mgrouod pooL bac~ pl::1cc ropsoil :?5875 IUREST \W $3lR.<Xl Work D«cripe:ion: Stnp gnJ re--roof hcn.a,c only Srnp& R.shmgk Roof 13# f<b Ice& \'.i«Shiokl, Dnp Edge \"cnt>. Fl,-lung&Slungk,. Tw0uupcc110ns rcqntrect Opcn/Progrc.:,..• & Fmal. Roofs um.ler-4/J:! pitch. tw""o b~·ers 13# ~uittd. Roof.s undct ":./12.pik::h • ~tcmbn1M rtqwr.ed. R90.5.2.7 Strip & ReWnglc accorthng IO COt1lrJ.CL Two tn.-!l()Ktromi requucd: Open/Progrns and Fmal PB 18--086! $8,78, TROTTER. R & B.\L"GH,\L'\."> 23325 nroR.,CLlFFE Work Ocscripcion: Con~truct A 06/22/3!!8 16 x 16 ~udcck. Corutrucl 3 ,...--ooJt:.n d«.k ~r iapprou:d p.Ltn,._ Footing. ~o jobt. b.t~nl rcstnunl ,:upport &. final tn..."f>CCbOn rcq,a.rcd PBl8-ll9-lq STOV.\U, T.'.NY \ 233311 OM, Gu:N DR \t'ork Dcscripc:ion: StlJP and re-roof ho'-""C' ~omple-11: $'.!6:?.00 57.JOO 06/'.!6/2fJ18 �1'1.118-11111 rnxo,. ·.\\l&,ll\\\"'sl'.~\ S16,0&I :?37:!"llEECIIRD 117/ 21/:)>18 Work Dc.. c rip<ion: TC'..roff 11ntl rc.:~roofh<>u1c- An<l g:Ar.lgt: sinr & R,,lungk Roof IS# fdt I« & \\'11« Sh.. JJ. Drip EJgc Yrnt>, fl,,Jung & ,hingk, 1,.-o •n,p<cb<>U> ~ - (")pcn / Progre,., ~- rm.J Roofe u,W,u 4/ 1:! pitch, t\\ Oby~n 1:;tt ""'lutttd. Rtlof untLer ':. / llp1t.:h. \{nnhr.mc f'Nll.W'Cd. R'X)~:? 7 Stop&. P818-IO>-! ~hinglc .'l..:con.hng1ocontr.1ct SECORD. L.YN:S lv.-out."'f'CCUOtl n.'qtntffl Opn,J r'ro~• wJ J·uul 6, J~ \47 S~\IOSPT l RI N) 07/17/ :))18 Work lx"c ripcion: lu~wbw.m of 57 fttl of mtcn,."lr 5ta) sod d.r.11.n "f51:cm pc:r coi1tnt;;I. rough 1J final ln~c.:uos\d req-.11rt:d . Sq,cr.1tr Plumhmg ~mul RnJ U\.,,«rton-1 ttqlllttd.-Surnr rumr dtx-.h.a~ hlll lX' l•> the ~I >nn dr.un ,-hen .\-.il.abk.or to .. loobon 'PP'°'«! by the City of Southf><kf• J",,ginttnng Drp,runmt PBIR-11>)9 PERRY, DE.R.RYL & TIIERF- p 787 03/0R / :llJR 2.':!l'I 01 'TWCX~D DR \\ ork t~cripc ion: Zo1ungco1~la.ani.:.ercnmt t.:>uut.dl •1hcJon I concmc uh tmptthOr\l'C'\f-li.rcJ PBl8-1:15 and ~i:v.allpnappro,tJrlans S-utd and final H/IIIR $187.00 HI "" . COR.'sTl.ll 'S\"&LO :?35705.\clC>SETTRL 08 ( 16/ 3118 last.ill"'tnduw ~JorJ.x»rpcrcontr.act. h:,~o;tnticnll!..&c,mu,tm"ktt('tl v.·mJo,. / do.•o unnl;a.ft1tr fuul f in,I tmp«ll<ln ,xqu,rcJ. uup,coon \\ otk Dncription: T c-arofr anJ Rt-roof hou,c & g:t,..agr. PBl8-1~ DlX0:-.1, "\.\l&SII\W'sTA\ $119.0lt :?37:!.'iBfF.CIIRD $:!.In 09/ 14 / :ll!S $10,057 09/ 10/:lllS " o r~ Oc.8Cl'lpc ion: C'41ttn R.tpba-mmt (m:wlabOo.ofgutte:npcccontr.a..:L f"Vl,.,M~1 rcquucd PBl8-IH~ BRIGG,, G ...R\' & RHO. D \ :?>'il.O l'l,STER RD \\ orkO«cription: ·,np& R<.hinglc Roof 15# fdt lcc&\\'.i«Shi<IJ, Drip l'.Jg< \'<n~, llo,l,a,g& Slunglc T,-ouup,ecbOm tt<pattd0p<n/Pm1"'<'-,&F,rul R,-.,f undcr4112rud1, ... ouvers 15# "''l.attd. Roof,unJcr~/1:!rnch. \lemb,...., n,quittd. R•Jo5.::. 7 PB18-l~J PYF.SIHQ\ :IT.- .Q PBl8-I ~I \ULE..~l,;.IY, GEORGE-~ $31:?.fO m.o·· io/<l9/3'18 $11,763 I0/09/:!ll Wo rk De c ript,o n: Stnp & R<Ju.,glc Roof 15# felt kc & W.icr Shield, Dap EJg,, \"oni., Fb,lung & SlunpN, T,-o arurcction, ttqUU<d Op<n/Pmgtt,o & fi,ul Ro,,f, undcr4112pitch, ... o I.,~,... 15# n,qW<d Roofs w,J,,2/ 11pi~h. \lcml,,mc ""f'&l.-d. R<J05 :?.7 S1np & l\,slungk .o,:a>rd111 to coutnc1. T ...., in,p«bon< ""l'un,d Op,n/P...,l(tttt and fin..J $4)1,4 1? $1,0,.7.00 IU/01/3)18 ork Description: Water d.anugt rep.air Jk.!f -pa.~ 1'8 18-15 19 LO:SG. BfR.'-ETI.\ :?J111 sr.,l xros DR $~9.00 \\ ork llacripc ion: Stnp & R,,b,ngk Roof l'i# ldt I« & \\',t<T ShiclJ. Dnp f:.d. \enr Ft,, lung& Slungks. T"o Ul,p<ell<•n rcquu,d Or<nJP,ogrns& Frn.J. Roof,1a><kr~ / 11potch,i-..-obr= 1,<1 n,qurttd Roof,und.r1 112pud, \leml,,...,., n,quaml R90, :?.7 ~mp & Rnhm~ ocrotdu,g., contncl h-o 111,,.c:t,on> "'!"'mi Opn, ( P,ogn:,. and ~•ul PBI 1,>-1 su,ro J\' PROPE.RTif' &l''\'E.'11-1 ~7:,R.\~GP.\IORE o rk Daaipcion: R.rpl,cnncnt of 9 nnyl rq,b..:em.:nt !.f!!Jl I0/ 17/ JJIB .,,no;,., lnstaD •11llXl•'I ak.l or Joorpn con.tract fn1ntntioo r-...i ..,,,,..,_ oeqwal. labks must be- lrft on •--iodo• / doors unnl .1fttt final ~ PBl!l-1596 Sl4.5M FLOYD,G.\RDELL Ill! 19/ 3Jl8 \\ ork OcKription: Tear-oft· and rc"•-roof !>tnp&Rnhinpo=,nhngiocontn,u T,-o•»p«""'n~Opcn / Pmgr,, .,,Jf..,.[ •. tnp&R<slunj;k Roof 15# felt Ice & \\ •t<T 5rudJ, Dnp Cdgo \'rnt•, 11• rung & ~ T•·o uupn-uv,,. n,quaml Op,n/!'rogrr" & Fuu! Roof ~r4 1t-:?p1t..:h.t•0 layttt l~#ttq\Dttd.. Roofs w-.lrr 2/l::!p,k:h. \(1..-mLranr ~I.AttJ. R')(H .27 PBlll-1608 \TI'.BSTI:R-J.V: K.'iO. ·,\'l"E:\l: 24'JIIO -.\MOSCTTRI . PBIR-l6"R S~I.\RT, RICH \RD/ ~IIRI .\.\I ::3:?51 \\"RE.\'.1-0RI) $)9,131 10,1:413118 $1 J,-l(O 10/ J<l/ 311~ Work O«criprion: Tnmlf anJ ~l'O<Jfhou,. and g,,r,g, & R<.lungk Rool I<;# Jdt !er & \\",tor ~Id. Dnr l'.Jgc \ 'mt • ll•mong& Slungks. Tv.-, in•p«t.,n ttq'-'lttdOp<n/P"'S'"'&Fiml R,x,f under4 112p,td,. t-..-o 1.i= J)# mjtR..J. Roof, undcr2/11p,tch, \tanl,rmc K"q'.nred R~H ~-; Strip & Rc-,.hu,.- .tc:corJi.ng W contr.-.:L Tv.-o in~tfoot ttquim.L Opcn/Progrn-1i and f",n,J . tnp PBl!l-1679 P-.m. \\.\RJ..: .\ 24/.00 EDGE.\10. :i PBl8-16'J4 S. IITII, LA.\I\R & M \RTI I\ :?-1833 5.\.\IOSET TRI $17,:?13 11 / B / )llR s2-n,w1 \\ ork Uacripc ion: T~u off anJ rc-roofb.)u'\e' 01Jy, tnp & R«hingk ao:nnLng tu contn<t. T,..., m,pc:cboo, ~ral. Open / P~• anJ l'ut..d. ~mp&. Re.Jungle Roof 15# fdt I« &Wata 9u<IJ, Dap Cdgo \ "•nl", R,,lung& Slungk T•·o Ul,p«.bon> n,qutttd Oprn/P,ogr<•• &. Ftn..l Roof~undcr 4 f l2ptd\.1w.--ola)cr-15# ttql.Rttd. Roof undcr-:!./ l~p1h.:h. \lfflmrane rftiUlttd R905 :!.7 PB18-18~ 1111.1, DESHA\ . ..\ :?32,1 BEECH RD $167.(1() $:')JU) 11 ( 14/)IIR Jot 11 / 2?/ )llH \\. ork O«cripc,on: SHIP =node! on $-211~) tncluJ.," mofing. d<mo. and a,raury PBl8-I <;7 \CII.F-~Y.GI.ORGf.A ~4!01 IIEHCH RD W"orL. O«cripc: IOn: Construct a •"OOl..ir:n dn..--k ~r llfl'PN'--al pWlS. h,otang. open JO'l"t. latrr.al rutr.unt 5-upport & f:uul uupccbnn rrqu,,td. PBl8-1ll6H 1-.J.IEBER. R\Y\f 1-.;D $199IO S:i,6/JII 12l U7/ :ll18 \\ ork ~ripcion: ln~lAll 1, nnyl rq,t.:.:.,ncnr • ·iin,d,,l,. & {Z,1 (lo.-,,..n, In,ull -a."'U.J.:i, 2nd or door pn cuntUICt. fcnr.,.tunon ~ , mu.t ht, l1;ft on an,p<eb•>n fo..1 ""('«UOO ~ PBlll-1 Work.11cac-ripei.on: $HJ ,-mdo• / <loon. unnl airer tUl•l • Sl'i,~1 11 / 3tJ/ 3ll8 �and foul. Strip & Re.!unglc Roof I '>II- fell k< & W>t« Sluekl. Drip &lg< \'ents. Aa,lung & Shingl,s. R.oo& under 4/12 pitch. two b~ers 15# rf'qum:cl Roof• under 2/1:!: p11ch.. \lcmbr.ine required R905.2.7 PBIS.1918 • RO\\E,DASH.\WN V S5,7(XJ 2-'767 TI\IBERLl:--:E 01/03/2lll9 \Vo rk Oescripcio n: Lost.ill (.),. Vlrl)I ttpl.ict:mtnt ~"Uld..>u, lnsuU "-1ndo\l:s and or door per contuct. Ft'.ne!ttr.1tion 1.ibles mu-.t be left on ,,"l.n<lo\\.'i/<loors untJ .after final inspection. . fU1.il in."P«rirm teqllll'cd.. PBl9>H46 COX,S!IERYL 26976 \X'9 MILF RD $1551.00 $ ltJ2.(ll)l 02/08/:ll I 9 Work Ocscripcfon: Compktion of new re,:1drotial con,-1nlcilot1, ongm-'.l bu1khngpemlit PB16--13:H Joh lS c~unurcd to be 6(1'1''" completed PBl9-0174 $173.00 TO~ IBEW, CARLO& BL\C 23415 O\K GLEN DR $3.973 Ol/O-l/3JJ9 \Vo,-k Desc:ripcion: lru.uU ..vindows .ad or door per conlt-.lC-L Fc:n~stT.1tion lable.<J. mwl he left on "-'lndc;,\\.'J/dooB until .ofter fin.d U191>~tion. Fin-:al inspcc:uon n:-qu::tred. PB19-0574 IIE.'\OFJt.<;QN, lROY $569.ll() $30,000 0"/31/3JJ9 Work Description: Inst.all v.-i:ndo" .u1d or U!aor ptt cnnt.ract F~:>1r.'ttioo lah~ D'll..r!I be lef1 on v.,odo• ,/duo" until after fin.sl UL•p«ucm. Fm.U tn.~pcction re.quired. ln:otall ::I) vioyl ~ e : n l v.i.ndo'G:.s S2.'i6.CXI Wo rk Dcscri ptfon, Smp & Rewuglc Roof IS# fd1 Ju & W.i« Shield, Dnp Edge \'<nl,. Flo,lung &!>fungi<,. Two w,pcctwn, re9Wr«l Opon/Progre,. & Final Roof, under 4/12pnch.. i,.·o I•)'"" 15# ""l'"'"d Roof, umler 2/12pnd,, \l<tnb...... "'<!Utt«!. R905.2.7 PBl9-0592 GIBSO?-i, \TILLIE B S2.S85 24300 lXKSTE:R RD 05/31/2019 Wo rk Dc,cription:: lmtsU 'lliindov..... and or door pttcontncl. F~ocstr.abon J.ibki must be lcfl on wmdo11,.,./doors unu.1 afrCT final llli,cction.. Fin.ti iz~uon required.. 5 vinyl rep1..ccinent ~mdo,a:-s PR19-0<,!8 \\1LUE D JONES :!6075 R.\NGE\(ORE $215.00 $6,(\()7 06/19/11)19 Work DescriJlrion: lmit:ill 4 ttplao:mcn.1 (6bergl.m:J ~,ndo"·s. LntaU "-indo\L-"S and or door per contoct. fcncstnrion l.iblC"s m\.bt ~ kh on "mdo~-:s/doon until afler fuu) in~uon. Final uupecuoo ttqu:t.red.. PB19~)6-19 POTIS,JOHN G &JE.\N B 2.10~) L\KE R\\1XES $652.('() $-30,5+1 05/JJ/:))19 ~ 1ork Dcsc:ripc.io n: lnsull ,'ll1<lao.~.m<l ordoorpn cnntr:acL Fn~str.ttion lable$m\.l!l be- left on 'IL'U.K¥)"'-,/doott until .It« fiml imp«tion.. Fm.ti in,p«non rcquaral. PB19-07?5 S.\IITH,JEFF IR ~47UI SAMO'ET TRL $--187.!l(J Work Dcacrip(ion: lntce.oor ~·.1tcrproofing. 1908 Sq Fi ccawbpa« n,c.11psuJ... non engineenng. ,rtt no res on Kope of work. PBl?--086-1 to $J.l,5(Vl 06/l9/:llJl9 3 ,u""1 PI.IJ:11f't'· Sunl) location appro\'ed by STA'-BROL'.GH, BEVERLY J :?253JSft\L':'-'"TO. DR $147.00 s1.3n 06/rT /3>19 Wo rk D«cription: h1St.Jl v.iodo11r"3- J.ndordoor pc-t contract. FC'nC''-lnttion l~Je~ ml.Ht be left on wutdov.,/doott until 4ifrer fuul ir,,pttrioo.Fi..-tlin,pcctio11~2v.indo"' P019-09.>I ~L\11\IOL'D, EZZELDl:S $81,.00 23310TIIOIL'-CLIFFE $35,450 07/18/3)19 $6,990 08/05/2019 Work O csCffpt io a: Ship f'tmockl per contnu,: 1 PBl9--0987 KNIGHT, .\.'-DRE& V,\LARJ 26140 W 9 MIL£ RD \Vork Ix c ripc io n: hucnorb11.:;C"11le1lt ,·:1.terproofut~ U1!'t.alhng 15-1-' of ➔ " S & D pipt l'Q .m c~i,ung sy1ut:m. suolf) d.i.sch.ugc l.!C\1rttndy ucdinro J"lOnn • PB l'l-1075 BOZIN, Kr:.ITII & SCHWART 23565 OL'1'''00D DR $490.00 SU,721 07/~/2019 Wo rk Dcscripc ion: lmt!tU -.-i.ildo,i,--, •nd or door per contnKt. Pcnc.suation bbks OW$t be left on windows/door, until :.1.fti:r 6.oa.1 irupection. Fin.,Jirup<ction ttqui,:cd. 1'1119-1 162 JO'-ES,SH.\KIRA Work o.:..cnpooo: PB19-1316 coru.tNCt 23049 Sf:\l':-.TON DR ramps ptt pl;;;. \ULESKIY,GEORGEA 1'i.l· $3.308.6-1 $175,000 09/'!ll/2019 g 2-\IOI BEEGI RD t, $12S.OO $9,900 08/1l/.l'119 Work Dc.sc:riptioo: ln.u~.llahon of ~:.mdby Ceoeatoi PBJ9-l224 HEID F.\.\l!LY TRUST 2587" FOREST \'W $317.00 Sl3.:?00 08/28/3lt9 Work D«cription: ln..iull u-uidov.--, 1111d or door~ c.ontr.k..-;. fcnt'Rntion LablM: must be kft on WJndo .....,,/doors uubl afi.o: final in,pecuan. Fm.il UlSp«UOn ~ ~6 ,-inyl rq>l.acffllenlJ. P819-l.l49 CEBRECO. XIOM.\R.\ _\ '.!J.!00 O.\JZGLEN DR S320.00 $15,050 Oll/06/21119 $125.0o $!.600 10/ 15/21)19 $11acxi $4,285 J0/07/:!JJl9 $30').00 $7.000 10/23/2019 $.l4LOO $14.79CJ 12/09/~l9 $5.000 11 /07 /:)) 19 Work 1.)ucrfption: Tcu off old r00f .tnd uut.all oc-v.· roof PBJ9-l+n JOH:S:SO:S:, MYRTLE,J.\Cl-:5( 258TT BEECH CT Work Deocript ion: lh 16' ooocn,1< med p•J .,/24" e1tv.all CO:S:CRETI:ONLY PERMIT PBl9-!516 !IOI-FM \S1ER. DA\10, M.\F 24154 ROL'GECREST Work De.B-C.ri pc.ion: Rcplxb\8 4- u-U\00"'~ PBl9-l602 HARPOOTIU,\N UYING TR 23710 SAMOSET TRL Wo rk Descriptio n: .&.thtoom remodel PB19-1718 COWNS. \1Cf.;J 23685 S.\MOSETTRL \Vo rk OC1-Cripti.on: l 70 Ft of Ulttrior U.":ltcrpt00ftng. 2 5ltmp pumps PBl?-1726 JOH's,o:,.:, MYRTLE, JACK.<;< 258TT BEECH CT Wo rk Ck.scffptfon: - \uu ~,c,,,, PB19-178? JKLRE.-U.l'IT.-\TECOLLC 25870W9M1LERD $146.00 Sl,900 03/l l/2020 23345 11 IOR.'s'OJFFE $237.00 $8,000 03/ 11 /3J20 $21,687 05/('8/:roJ $13.0(X) 05/12/3.J:!JJ \Vork Oeti-«ipcion: ~cv. roof/ ~-roof PB:!(1..()231 P.\TRICK K'\RL ~ 'ork Deic..ription: ln~"u ~ \ \ (rffietlllOr • Pll20-0356 \'FREEN.CH\.\IA\');EC :?3815O.\KGLENDR PB:Y).0385 I LARRJS, 0.\\10 JR 23336 TI IO!LS:('.LIFFE $3MOO 24730 GLENC\'RIE Sl:?..iOO \l?ork Dcscrip1 ion:: Demolish in•ground pool PB'.J)-0516 \lOORE. OOL'GL\., R S2.JOO 00/03/3!:0 U 'ork De:seripe:ioo: 10' x 1-f Concn:-tc ,w, v.'l1h 2-f' r.>.rv.-all on!) jfo, ih.edJ Sll,4\JJ %/15/~JJ Work Dct1c.ripc.ion: Stq> and tt--roof house and gar,gc- M/19/?f):!fl �r PB:!14105::? CRl"\lP,.'JlTHl:R&JOH:S:SC 23130 ST;\l''-'TON DR $317.00 SIOJXIO 07/::?7/'111:,J $-l80.0(I s,,,soo 07/::?7/JJJ'.11 $.l04(1(l $1:?.1'll 07/16/:!J.J:!l.l 54 68 Oft/0-1/3l21J S'.!32tX'J $4.1192 O'J/11/3.J:)) $:?1:!00 SROOO l:?/03/203.l $227.(WJ S8 950 1:?/:?:?/:,'J'.ll $6,111-1 01/211/:ll:?l $-1:!,7~ 02/02/:ll21 $21,986 03/23/3.)21 $330.r.> Sll,8'>0 0-1/01/;,'J:?l $-IOll.00 $'.11,9W 04/07/~21 $1,359.40 $1,11,3111 04/3>/20:?l $9,6?0 OS/0/,/3J21 $249.fXJ JR,762 05/(16/:)J:?I $:?97.00 I J 150 06/0.l/3.l:?f $-113.0t) Sl7,'Xrl 07/1::?/20:?I $757.(1() $4-1,205 07/12/:021 Work Dcticription:: ....:cv. conipo-.,tt deck conlltn.cnon PB:!11-0/,6'.: \KRA\I, Ml'H.\\I\U\D, Z\1-1 :?f<l5!l R.\NG['\fORE \"\'ork De~cription: rebuild e>;:1.sring <kck. Build 16 x 1(, &1~rui,;i11 7 / 16/~l 2dtfendum. ~et1ve<l llrld .1pprm et.I ru :?~83 Ol..7'.XClOD DR \\ork Description: PB3l-\¥)(4 ~tnp .md f'C'-roof hou<,t- .wd ~ltKhcd ganti~ :;s;o \\'9 \IILF. RD JKI. RF.,\!, E~Txm <:o Ll.C \lork Dc,cription:: Rc,no<ld Ult.cnor pt't :1tt.6(;hc:>J pl~,, "'-ith 11t\\ rear dcd pct .ittxhed !IJ>CI:~ PB:,).(117, Bl"RRELL.JEJ',;C.\CE \Vork Oc:wcripcion: lnc;;t.ill a J0'1:I~ !>lK.J on PB:)).l:?5:? 1 1!.s:12'x•f' coJKrcte- .J.J:J Q.tth 1-f' utu.all \JEWR. \l.\RTIN & \!OR.RE: 24765 E.DGE.\10'-T \Tork Dc~crip<ion: Rcrl;leitnl cn,.ting l)'xl4' deck on~ ~,ng.le frurulydwdhng PO:!l'l-1699 HO\\'-\RI), ROOSE\c.LT & L 23::?41 Ol T\\OOD DR \\orkDcscrip<ion: Tcaroflroofb.iek ideonly PB:lll-1786 PERR\,DERR\1,&nlERE!> :?.l~llOLT\\"OODDR 'Work De cription: Roof ttpl-accmrot for ho'-'M' and gitcage P821-005b \t1NCGARDFS,OIRl5TOPf 2+1<XJl:S:1'.~1ERRD Work De cripcion: Rq,laang p,tw door PB:?1~)060 24101 BEECH RD \flLE$~Y.GEORGE \ Work Description: kitchen rcmodc.l ro:1-0:;; 243-17 S.\.\fOSE.T TRL HE5TER,ALUSO'-' K $4-19.00 \lfork Dcecripcion; uu1.Jlmg suhiioil dram n.lc~. tnlJ:n<>r/ e~nor b.u,em~u ',\·.atetpf"'IOfing, ump p...-np PB:?1-0:?9, PD:?l-0374 24-152 S.\.\fOSl\T TRL JELEZARO\'.\, V,\'--YA Work Dc:•cription: Remove: lllground ~\\i.irurung pool DOL'GL\SS.j.\\lES & PAULI 23700 0,IK GLEN DR Work Dcacrip<ion: Roof replacrmcnt for hou,c aoJ goragc PB'.!1--0439 "1Cf,U::\D, ERIC '.!3-1:!II O.\K GLEN DR Work Dc1criJKion: ITxU! 1 nory a<1..ht10n PB21-'l583 to the rear o( Ml esi a.ng 1 swry si.ngfe. f.iaul:) d...~n.u.,g 00l1Gl.AS1,JA.\1ES& P.\1 11.I :!JiOO O.\KGLE DR Work Oucription: RCPI.ACl"JG:? EXISTISG P.-\TIO IXXJRS. Work Oucripcion: PB:?1..0789 replocing 2 p•uo doo" \ICKJ>J':EY, JERC.\IY,JA<:K: 260GO \\9 MfLE RD Work lkscripcion: Roof rtpUCftnfflt for hou,e only PB:?1-1115? JOH--.:so,. MYRTLE, JA<:KS< aim BEP<:H CT \\ork. Ocicripc-ion: Tur otT and tt roof l:wu5t'. Md g ~ PB2l-100l WOODS, <:HER\'L •.._ :?3-l&lO.\KGLL DR Work Oescription: rcpm- roof cum.age from f.Jlcn ~ •me l!btwltion. R-49, rq,l.ac.:,e gun~n And do,.."Tlspout;, .1dJ gutter gwurd n._'ilroff and re-roof ho~ ..ld 11uch«l gar.igc: PB:?1-1253 .\LTER, N ..ES\ :!37600\KG!F.N DR $2(4.0t• $5.9'i<) 08/11/:)121 $23_<;-17 08/09/3.121 Work Oe.cription:: htittll 13J lmc:111 ft Ultcaor v.:a~tpto06.ng ~ tern.~ 10 u:iswtg fUl.11() pun1) PB:?1 -1 275 SMOUNS~, DP.N:S:IS & JE.A :?3777 O.\K GLEN DR \t'ork Description: S1:np and re-roof, Ul ull Cl("\\, G.·\J· Tun>t'~ ·~ruc;,J Sh.dow roof ">"tern on bou.:.e And .att.iche<l g.trsl~. PB:?l-1313 OWC:S:S, ROD:S:E\' & I.AL"RI 2-11)23 GLCNEYRIE $17')()() $1,237 08/17/21121 $:?93.IXJ $11,479 09/02/2021 $189.()1) $5.000 O'i/3.J/3121 Work Dc,cription: repl.Kcmm.t of exteoor door ID g.anagt PB:!1-14:!.'i \~'ORTI-IEY,AI f'llED/~lCIX ~60 L,_KE R.\\1:S:ES Work Oc1crip<ion: RCPL\0 G -I L\J.STl'-G "1 'DClWS PB:?1-1529 Q-L\P.\L\'-', Cl-iARI.ES 2-IIJ(ll GLCNEYRIE Work Dcscripdoo: \1,:"e u~ pW111111g on rt-rno~mg ~ old ..,lungks Pl\21-1>38 .\II, 'GO, HOR·\C£ I\' Work De cripcion:: lo.stall re-toQf on b.i.>\»e ffld PB21-1596 • ,un l,JO!IN & DE.HOR.\!! thC'Jt rq,laang '41th ~"' ~,~s, ,~n~. wd Cl.l.'-hmg 2m,OSA.\f0SfcTlRL 11tt;1c~ s.s;oo SllJ,750 09/1.l/:?IJ:?I Sll:!ll() ., 0'1/:?2/:021 gar.lgt.' :.io;,, TI\IBERUSE Work Dctfcription: Rq:,l:tU lo,·er p:1d of roof ,tuch LS k.J,;i,,1g 11J1d rcpt.cc ..,ood \\--hetc nttJ,:J. PB21-16J9 S\l!Til,JEH JR 14701 SA,\IOSE.T TIU. $487.0l.l $:?i,,19~ 10/(16/:?ll21 2479'1 GLENEYRJE S:?:?1.fll $7.0tlU I0/06/~I Wotk Description: rc.1.roff & rc--roof PB:?l-165Q FORG:\Cll", .\IJ'\: Work Dcsc-npcjon: Rcrno'-'c .i'l)h.all 3 t:1h ,Nngk~, w.Jc-rtl)meulJ and Dnp «lge. lrutall nr-w Ice A,nd \\"111ter 5lucld. Dnp EJ~. \.bldtd.1)'Tile'llb, PB:?l--20tJG anJ i\n:.h1k:ctur.'1 ffllnid,t:J. WORTHEY,.\LFRED/\!CIX 2:?86'1 I.AKE R.\\1:S:ES $23.980 11/17/3.l:?I $8.ft:?6 l~/01/211::?l $407.(ll $10.850 l:?/:?7/:!!121 $1%.00 $,.¥~/ 10/05/:lJ 17 $5<J.lf)() \t·o,k Description: ne, roofing Ylmglc, PB~l-2017 GOTTSOL4.l.K, OE.llOlVJi 2386'> BEECH RD W0rk Description: De-ck rephccn~nt-S.i.mc sue PB:?l -:?189 f-ORG.KIL. AU:S: :?H'l'l GI.FNL\lUf Work Ob4:ripcion: li1~t:1U (iJ' ' ftJ of tntcoW. dr.im ,y~ll;"tll 1'817-1 '\/-0 !...""\.1Sf!LCR, ROBE.RT & ORES :?4228 EDGl(\IO:-., �\\'orkDegcr-ip1ion: lrut.Jl wmclo'1.-!I- and or door p4!'T oontr.lCL ~ene~t.s:.i.llon bble, mu11t he lefl on \\"1Jtd()\l,·,/doori: until after fi.n.J m....,,tc-11011. Fin;tl iu::-pecrion reql,.U.t.ed. PBIS-17!0 2.lo85 S_\MOSETTRL COLLINS, \'!CK! lil2,500 $:112.00 10/30/~l8 \'(lork Descriplion: Srnp & Re:5hingle Roof 15# felt Jee & w·a.tee Shiel~ Dnp .Edge \~cnt!'-. fl:1,r;hmg & lunglcs. Two 1nspecuoru ct"qlutcd Open/Pro~ & fln~I RnoU undcr..J/12 pitch. f\\"n layer, l-# teqlu.rcd. Roob undcr'2./12pitch, • \(emb~nc rt'C!wred. R9()5.27 Stnp & Re'!'i-1u-nglc accorJing lO coorr.i.cl. Two in..i,cction, require-cl Opo1/Progtc.$5 and fin.th PB!9-l391 24780 S.\MOSETTRL JO:SES. \1'.R.\ ROSETB $442.00 $23,212 09/:?l!/M9 $947.00 $15,000 03/'.!l.>/1.fl~l Sl50,l)(JJ 12/10/2020 Work Ocscr-i-ption: Tt:ar nff .uKI reroo( h.ou~. Remove/ repl:\Ce gutten. PB:?IH 189 BR:STO:s, E.\RLETTE & ~I.\ 2+179 S.\J\IOSET TRL Work Dctrcripcion: Butldmg~ 30'x..J::!' dtt.icbcd g~gc 5/19/21 :unmcnded ,11e plitn Add 1tcktttion.1l co1Krete dm+C-\1.1lY PB:?ll-15-13 .-\U.E.,, KE:-;NE11-! ai.1..l 2.."903 STAL'.>-TON $T patlo N S?,517.00 Work Description: Const:roct1on of a:! "ltory 11i.ugle fiun1ly re:,idc11cc.- 'w;th :u1 l'lltacheJ si'r•g-c on .s. full b:.~ment Wcinent J~66 sq. ft. 1st floor l5G6 "l·f• 2ndfloor 1519oq.fL G•"'S" ~50 "l· fL PB:!0-1736 BE.-\\llY BOX SFLD LLC $1,105.00 $15,',IJ0 01/'.!9/2021 n821 STAt;:--TON DR $294,()(l $?.91!(] 03/19/3)21 :!J.183 OUTWOOD DR $893.CIO µ3.250 05/03/'.ml 24940 W,\ YCROSS CT $341.00 S7,650 05/12/2021 $358.00 Sll,571 06/~/~~1 $~8.00 S6,500 06/'.!J/2()2.I $3'\4,00 U:?,300 08/~/20:?I $4,215.llO $255,000 04/2~/~17 :?5830 \\'9 MILE RD Work OCicription: Hau: Salon and Rcuil build--out PB2l-0238 HE:S-DER.SON, TRO\ \Vork Ocicripc:ion: Replac~ Oat roof PB2l-0518 l.£Bl1RG, SI !Ell.,\ Work Description: 23 pier.r PB21-06J 7 \'1-ITffiELD. STEPHEN Work Description: -4 wall 1mchor, and 3 era\\ l,pace 111cks P82J.()871 GR.CEN\'1:LL. scorr & HE. 24001 S.-\/IIOSET TRL Wo,k Desc,ip<ion: REPL.\ClNG TE.N \'1:S-DO"''S, SlZC FOR SIZE PB2l-0960 2+!-ll! GLENEYRJE \IOR.-\LES. BEU:S-DA Work De-script ion: TeM off J lnyef house P82I-IJ.ll :\ttLlc:h<d gil-r:age reslunglc re:.iJence- l..t\STER. JEROME& ~IARG~ 2-1391 SAMOSETTRL Work De crJpc:ion: Roof repl1'«mffll PBl<>-135-1 26976 \V 9 Ml LE RD COX,Sl-lER\1. Work Dcscripcion: )..:e\l.. Lngle fa.mil)' r,quittd tt,idt."flC.~ ::?.332 ,q. ti. 1-1ith ba<1em.enL Footing. bnc:.kfdl, rough w:i.O. u1sul.anon and fin.it tn."'J)CCbOIU SEC PBl9-0146orhousophq1._ B01':D robe used on ocwpemut • 1'817--0006 11 \YES, DALE .\NO .\_\H 'G< '.!J::00 THOR.,CUFFE $1,261.00 S65/IOO 01/ll/3l17 $212.00 $8,0CM) 03/21/:?IJ17 Work Dc11c.ripcion: 1'817-0272 _\IAZEY, GAJ L E 26441 W 10 ~OLE RD Work De1cription: :S-ew Roof/Ho,,«. g,nge and O..t poidi roof. Strip & Rc,h,ngk •ttotdu1g to con<r..ct. Two 1n5pecbom n:qwred Opc,n/Prog=s and f"inal. Stap & Re.hingl• Roof 15# feh le• & \''at« Sh>,kl, Drip Edge \'001a, Aaslung & Shingk._ Tv.-o i,up,cuon, l«JW<Cd: Open/Prof!"'"' & Fi.nal. Roof, uncl., 4/ 12. p1td, 1-.·c byen 15# n,qwrcd Roo& tmder 2/12 pitch, \lemlmn• requm:d. R9052.7 1'817.0276 TI:RNER. \1VL\N & L'PSHA 1 :!.l.JOO L.\KE RA\1:SES $649.C() $!5.<,12 03/23/~17 $6,612.00 H'\3,:?38 09/05/::fll7 $192.00 $5.::!llO 04/~/2017 Work Description: Rre rq,,ur•-lntcrior alrMauons.. Fsrc i:ep;Ur pct sp«s Wlttd 3/10/ 17. Re--cou~t.ruction of the home offic;c due ro ~PBJ7--0:!93 VRHOLDINGS&DE\'E.LOP 23l750LT\'{'OQDDR \Vork Dee:cription: 1446 PBl7-046-l COLLlER. C:\SS:\NDR.-\ 23100 LAKE R.\\1:S-ES \Vork Dcscripcion: ln.~talt 13 \-iuyl ttpbcemcut v:indow,1 LbtaU "''llldo\\-, Nlld or door pet c:ontntet. F~lrabon 1.Wlc!i must bt kft on uindou.,/do<>r.i until a~r fu1al Ut'{>ecUon. Fin.al inspection required. PBl7-070'i STEELE. ~OCHAEL/PORTIA 2.31.32 I..>,KE R.\\1:--E $31)9()() $14,30-l 07/18/2017 Work °"criptioru Tear off/reploce- rc,of-hou,e and 11tucbed gsr.a.ge Strip & Rc,lunglc Roof 15# folr Ice & W•t<r Slueld, Drip Edg,- \'enr., Fl,shmg & Shi.ngl•>- T"'" in,pecoon requu.cd: Opc,n/Prog,e,s & Fuul Roof, und., 4 / lZ pitd,, t•,o layer> 1'># o:<qull<d Roofs w\dcr 2/12pi1d,. ~lembune reqt.lltt'd. R905.~7 Stnp & Rtshingle accortbng to conlc\ct Two irupection, rcqmrcd; Open/Prop.:s!!l and Fin.AL PB17~)72I \'lLLI.V.IS, 110\X._-\RD & LIN Z-1611 S:\MOSET TRL $247.(1() $10200 o5/n/::!lll7 Work Description: Stnp&Rcshingl• Roof 15# f<lt lcc&W.rcrShield, Dap Edge Ven,., FL,,hing&Shingle< T~c in,pecuons ~cdOpen/Prognm& Final. Roof, 1>l<kr4/12p1tch, lwo by-,,..15# ""luucd· Roofs under ~/12pud,_ ~l.ml>,aa, «quid R9l)5.27 PBl7-0ll:?4 JOI 1:-;so:-;, \IYR1LE,JACKSI 25-~77 BEECH CT $165.00 $650 06/~/'/[]17 Work Dc•crip<ion: 10 X ltJ SHED lNSfAf,L.-\TIO:S \Ull-1 CO:SCRETE SL\B Z01:ung cruq,li,mce ~mllt 10 w$t.all a shed 011 • concrete st.band utv..ill pn ;appro,·ed pl.uu.. Sand and fin.J uupecUOo~UU'«i • PB17-!010 KNIGHT.. \.'\DRE&\'_\L.'\RJ 26H0W9MILERD Work Description: $147.00 -is s: 48 ft E~s \'(tndow hutall h:11,o;erne-nl egre,-~ -...'ludo"'· ~r 11ppro\·ed pl.ms. Rough and final in~pcctioo required. P8l7-18-16 FORG.\Cll1,J\Lt:-- 2~799 Gl.ENEYRlE $'i61.(l0 $18.(l!,O I l/2n/3l17 W'ork Dt..-scription: Rcloc.a.te 2 nou-beanng wilh 10 .o\dd nustt!r b.1.th. next to 1n.1:srer bedroom.. Construct ne"' h;1tthroom :u.ld closet, Rough and fin;U mspecnon• requu:rd. Repl.ice J~ u·indo"' min.: l1 factor-0.3!. rntinisflt.:kttmu-,;t l>C" l~ft on wmdov. unol After fuul lll!pC.Ction. PBlS-0:::!~ ST \:SllROl'GH. BEYERLY J 2520 ST.\l':-;TON DR $'.!'.!7.0ll S7.3'l5 03/12/2018 Work Dcscriprion: ln1t..1U 8 \--iny1 \\mdo11·tand '.?dooni.::1lls. lnslilll -.,ndo...,.--s and or door per conlr;&iet. FcuQlt31lOo bbb mwil ~ lef1 on '1in<lo\\-~/d<.>ors unnl after fuuJ -.n,pecuon. Fi.nal mspecoon ttqlJlttd. �r: PB18-11J.15 PATE. \L\R.l,,:A 2460(1 lillGE~IO~T i19.250 $383.00 07/12/:))18 Work De.script-ion: Stnp .and Re~ruof house ~'"P & Re,lu.,gle Roof 15# fclt Ice & ,•rotcr Shiekl. Dcp Edge \"mt,, 11,shing & Shins)« T..,, uupccw"u required; Opcn/P,-ogn:,~ & Fina.I Roofs 1.u1dcr 4/l::? pitch~ N--o l:i.}""D J .;#- rcqw..ttd. RooB unek'r ~/J2parch, ~lcmbmne required. R905.2. 7 Stnp & Rcs.Jungic- accordi..ng to contuct. TwQ inspecuo,n rcx1uired: Open/Progre:.i IUld Fi11~1 PBIS-10511 ::.."11(11 TI\!BERl~E Walker, Victo,:u Sl5.ltl\1 $311.00 (17/19, 2ll18 \~'ork Description: Stop & Rellb111gle Rool 15# felt l~ & \\'uer Sludd. Dnp Ed~ \'ent ... llJ.shing & Slungfo:), Tuo tn~chon~ requin:d: Opeu/Progrc,s & Fi1MI, Rc.,o(~ uudt?r 4/l~pitch~ t-i.vo bycJ:'!i 15# R.'Cj_lurcd Roofs unckr::?/12pitch, ~kmbr,uu: required. R90.5.3.7 PB18-1651 A'lDRfl\"S.OTIS& US.'\ 25870 r,()RE:,1 \"\Y S11,00ll SH-1.00 IU/23/'.?IH8 Work Description: }louse with att,K'..lit:d giir.1.g-e Stnp & Reshingle Roof IS# felt lee& Water Shield, Dop Edge,·,,,.,, fl.,hing& ~hinglc,. Two in,pecuons reqUl.t«i: Open/Progre~ & Vin:i:1I. Roof~ under 4/12 ptti::h~ N'O byers 15# rcquitt<.l Roof-t unde.t 2/1:! pllch, ~lt.mht'.me required R.905.2 7 Stnp -.\: Rc-:;hingle according to PBJ8-1%5 co11tr-.1t:.L Two 1mcpccuon~ cequit:ctL Open/Pt1:>gtts -and Fuu,l Sl,469 $'.?ll5.0I) C.ROSS.GE:--1.:&Dl.\~'E 0l/16/2019 Work Dc,rcription: Rtpl.u:mg froot ent..ty dooc. lnsull ·winclo'-\--s and or dour per cootr.tct Fcnei.tr:ition l,1ble,- inu,t ~ leftoo \\1ndo•o.:i/t. li.>0rs unul ~fo~r 6n.J m.spection. Fm::il u,~ccnon rcqu1ced. P619-032R ~flLESf..:IY, GEORGE A $18,286 $-176.00 ~·lllll BEECH RD \Vork Desc ription: 7 Bruk Force pier" to be insulled. Im,tall.ah(m of 7 Helical Pier, pct engineered 'f'«-"'- l1tSt.ill.1tors log re-qui.m i btfoce. fin.J. lt'bprction 03/l7/'.?lll9 M de-t1ult.-CI tr\ :,>ec.1fication~ CWSED 1:S:CO~!PLETE PROJECT. RW PBl9-0-12l COLE~L\.,. GREGORY.\ & :?J'i:!tl CHF.RIMOOR $4,835 $236.00 0-l/l8/10l9 Work Oe11crip,ion: P11rti11l $t0p and rc-.roof Strip & R<.hinglc Ro<:>f 15# fell le, & Wotcr Shield. Drip Edge \'mis, A..shing & Sluugles Two m,poc:11<><1' rcqui,ed Opcn/Progr,ss & Final Roof, undc, 4/12 pi1ch, two Lyers 15# tt<Jwed. Roof, undo, 2/11pitch, \fembrane ""Jutted R905.:!.7 CLOSED l:S:CO\fl'LRTE PROJECr RW PBl9--0S-19 $337.00 LE\'ClS, TYRONE $10,00U 05/ 10/:?019 $1,634 06/l0/:?019 Work Dcscrrplion: Rmlo,·e and replcc bnck on 2 c ~ s ham roorhne up. ttpbc~ caps and slunglet CLOSED 1:-.:co,1PLETE PROJECT. PBl9-0763 \,TC"5-JO!l SON, L._1-:EISH 1-1789 SMlOSETTRL $136.00 Work Ducripcion: I door Install v,iodov.11 .utdordoor pcrcont.racr Ft.1.lesttatioo l:3.ble:t muM. l:>c' left on u'UKlou.-,/doors until af~r rln.11 ui.spcctiou.. Fwsd i.n-,,cction rcqt1irffl. CLOSED I:S:CO\!PLETE PROjECT. RW PB19-0855 GOS.\. \\llLL'\.~I L ~-1655 SAMOSET TRL S:?01.UO $5,743 08/08/1019 $272.00 $I0.169 08/08/1019 Work Descrip«ion: on windo~/doots unltl :tftcr tin.al m~pt-'Ction. Fllul LO!-pCClloo. cequittcl CWSED 1.,cm1PLETE PROJECT R\\" PB19-1}8,8 \,1Cf.:S.JOHNSON, LAf.:EISH 1-1789 SAMOSET TRI Work Dctic ri ption: Rq,lxiog 5 u-mdou~ tn eb~11ng openin~ Inst.ill u'indov."S .md or docc ~r cont.mc-L Fenes1n1tion l:\ble;: mwt be left on \\,indov.-./doon until after fuul 1.nspcctJon. Rn.id tn,pectio.o required CLOSED L'-CO~IPLETE PROJECl RW P819-0885 TOMBEW.C.'\R.LO& BL<\C '.!.3415O.\KGLEN DR $10.2'.JO $27300 06/~/:?0 I 9 Work De1tc riprion.: Tear off 11ud caoofhoU5C & attached g:,r..igc~t,ip & R«hingl, Roof 1.5# felt lee & Wai« Shield. Dop Edge Venl>, A.1,hing & Sbmgles. T"" inspecuons tt-qt.nred: Open/Progcc~& Final RQOf> under 4/12 p1,ch, tv."O L.yer.s 15# rcqui-re<l. Roofs under 2/12pitch, ~1cmbrane ~uit«l R903.2 7 Stnp & R.c5hiogle •ccotding to contnct. Tv.-n 1rtspecuoru requ,.rcd: Open/Progress and Fm.,!. CLOSl!D 1:-.:cm!PLETE PROJECT. RW PB'.!0-0008 RUQ;ER, GJ:OREIA 2:!955 \\JU:Xf-ORD $.1.389.00 $~'<lJlOO 01/13/2.l)) $310.00 $12,717 05/18/2010 $),M-1.00 $'.?1)6,(00 07 /28/3)?1.I Work Dcsctiption:: Intenor 6re R.estorabon and tep.ur PB:?0-0-167 \'v1CKS-JOHNSON.L.'\KEJSH 2-178'1 SA\!()SETTRL Work D .. «ip<ion: RepLcing 8 windo .., CLOSED l:S:CO\IPLETE PROJECI". RW PB'.?ll-0751 JO:--.T.S. SH,\J-.JR.'\ \Vork OcscriptJon: conslruct cu:Df>S per p1!!. ~ g Total Permits For Type: 176 , 38 Total Fees For Type: $110,559.04 Total Const. Value For Type: $4,770,808.49 Report Summary Grand Total Fees: $110,559.04 Popub11on; AU R,co,d; P.:rn:ul PemtitTyp,, # 8~ Grand Total Permits: 176 AND Penni! Datcluucd Ilot\\ cen 1/1/201712:0000AMAND 2/25/2022 I l 59 59 PM AND Prop,tty Pnr.:elNuml>L-r Conllllns 76--14-30 Grand Total Const. Value: $4,770,808.49 $1,647,9..JS �Section 31 - Building Permits • Permit # PBl9-13l8 02/ 25/ 2017-2022 j obAddrC88 Contractor Fee Tol-'ll SIG,\ L\N, DO~ALD / DOR.EE 267:lll SHlA\~' \SSEE RD Con aL Va lu e O.u c IH ue d $21(,1),()0 $91),llU) 11/ 25/ :?IJI ') $68,335.(l() $5,82'l,745 05/ ll/2021 Work Desc-rip1io n: Addmg a g-olragt' and addition to re.tr of home. SHELL O>.L Y PB~! 794 c,n· OF DETROIT \'('o rk Oc:sc ,-ipt iorn Con,,1ruct a ae\\ 1(1,~~ sq. fl. pump hou,c, 2 teM:rvior dcmoh-:sh 3 old ~"Atet «sen.iors. 1'821-1 182 ~KXlRE. !J,JML\ALAHI-: t;1nk5 al 3...'',4-17 !(} ft. each ~n<l :iftec ne,-; f.&c::iliuc, :uc huilt 22450R!VERD.-\LE $923.0() Sll,-1-15 08/ 12/ :ll2I $62200 $16,500 08/ 17/3)21 Wo rk D c1Jcript ion.: H.wd.tClifl b.1.1ht00m remodeling PB2 1-!::!69 E LROBERSON PROPERTIE 2 1351 ~EGAIJNEE \Vork Descriptio n: Rep11ir Ooor lx-run,s .ind Ooot jo1:!I crnwl :,pace. New sheathing :ind floor CO\"C~ring PB21-l803 21872 SE~UNOLE S:?39.00 $8,100 10/25/ 2021 H.\RRIS, R.\QL'ELLE & BE:-- 21220 SE\ILNOU: S:?30.CJO $6.0:Kl 11/01/:ll!I $1,39.00 $17.~Xl 12/ 27/:IJ.121 \'l'R.IGHT. 11-IERES.\ \1 Work Descriptio n.: N'ew roof 1'821-1822 \Vork Description; Roof Rcp.Ur/Rcpli.ct1neni PB21-3:l5! ~72 POLNCL\N.\ DRAJ.J:, T.\KEIT.\ \Vo rk D « c.riptio n: Remo\''C· mterior u-:1ll 10 the garage. Complete addttioual b:ithroom and bedroom. l "pcbte clcctncal :tiKl plwnbiug tn area-' H''.\C to tttruin lflhl.Cl. Ltl:,or only ne"· floon.ng. innd.1tio11 1 dl)"'l,'lll.1 tnte.cior tom and paint U'I. new area. Th.i.s job \\j5 fri:uned pre\'iously An<l plumbing wnt don~ ;il,o Pll21 -2053 D'.\:--.GELO.~flCH.\EL&C.\ 22411 \IAPLEWOODDR $9:!4.00 $36,000 l2/ 02/ :ll2I $Z?.l.OO $5,590 I 2/06/;al2I $417.()() $16,56() 01/31/~ $186.00 $1,500 01/ l).l/:all7 \~ork D escriptio n: B:athroom renov ;1. tinn, see- 111ttJChcd c:ontrnct fordt"l:\il:i PB2l-2069 HARTOM,JEfFRCY & .\LUS 22147 SE:l!INOLE Wo rk Descriptio n: Roof ttpbcemen l PB:!:-0 120 C.\RDO:-SA-~!ORALES, MAR' 26670 EM:IIETT Wo rk Dcscrip<ion: 120 Fl' 1:-S'TERIOR WATERPROOANG PB16-l 586 L'I COB:\.'c, GHEORGI IE 207601~Dl,\N Work Dcscrip<ion: d<ck/doorn·.JL Construct a woocko deck per appro,-w plan,. roobng_. lot<,,al tc5lr11u11 ,upport & 6oa1 in,pcction ~tu..ccc:1- Insull u.1U'idows uod or door per contrucL Fenestration I. ble, must be left on WU,dow,/ dooo until after fuul U\!!pe('.tiou. FinAl in,pection required PB l7-0IJ.17 SOLTHFIELDNEIGHBORI I 20766 V/\N BL'RE:--.' $373.00 $10,100 0! / 2.•/3ll7 Wo rk Dcseriptio n:: Detnohtion of :0766 \ •ru1 Buren. Sewet cap. fouocb.tion remo'\"al, hKkfill in3P«tioni req,ured pno.r 10 fU"UI gmdmg of ,110. Sod / seed & mulch ''"l'orod for final uupcciton. • PBH--0219 EK\~!\Y.\K\, SAXD.\\L\Ll 27105SHJ.\\"t"ASSf.ERD Wo,k Oescrir,cio n: $340.00 $2,000 03/ C'f) / 'JJJ17 [11tcrior ~mu of pnrty stotclnt'C":Clor DcmoLuon of :,..;oN loJd bc.&rlug walls. p~rtlOns, gnd ceiling and/ or other noo ~tntetural llcrus. Requited emergency and csil lighting mu!'lt Ix 1:n~int.tined. S\Jpport of Cdw,gjoi.,U. bearing wall, or 01hcr lond bennng compon11nts mu,t be supported. Fuul lnspecuon ~qUU'eJ. No occup.tncy 11 allowed E.kctncal and Plumbing pc.rmu tftii.uir«l for temun.ition:9. Sq>ernte pennit rC'C.llUrt:d foe tt'n;;tnt bllald out. PBl7-0230 SOL,HAELD Work Description: PBl7--0239 EIGHBORI I 21110V.\NBL"RE.'c $589.00 $28,00) 03/ 21/3> 17 $1,279.00 $74,000 03/16/ 3)17 J..,N CIT\"OFSOl'TI IAELD 20816 DEL!\\HRE Work Ocsc,ipcion: ~RI mteno.c and exterior ttnO\ .tboru as detailed on bid tpec Wei. ~talt' Pluinbing, ELectrical md Mec.:h.utical pentllU :uld U\Sp«:tton, 11!<.jui.ted. Progress (wluch may include (0011ng.frn.nung.Uuul.ltion etc.)And Firutl 111~n.s =i,u.red. Clcca1col Pmnit Roquned. Stop & ReWngk- acc.orchng to cont.t-..ct. Two insp«"lloni ccqutred. Open/ Progtt!lll a.ad Fi.ruilStop & RcWngle Roof 15# (cit Ice& Wate,Shi•ld, Dcip EJS" """'"· ~laslung&Sbingle . T"'D UL-p<Cbo<U n.-quiroo; Op•n/ P~,& Fuul. Roof, undtt4/ 12pnch, tv,·o l•y«s 15# r<qui«d. RooC. Wld« 2/ 12p1tch.. ~kmbranc requu,:d. RCX)5.2.71n!ltall u1indo'\\·s :J.O<l o.r door pcr conuact. Fcncstrillion lnble:! mu,t be- left on wiudo\\.,/ door- until 'lfte:r 6nJl inspection. Fin.al i11spection required 704.21. I Single or mldri-!!l:ttwn <moke llbmu 11~ ceqw.m::l in e\~ery ~lroom o.od ballw11y in che viarucy of the bcdtoo1ns ;1.nd c,~r') floor le¥el UlduJing hMemt-nt. C/0 detector n!'qtJi.ttd tn the,iciuity of the bedroom PBl7-0292 H ·\CKETT, RO:--.ALD & MAR 22419 \L\PLEWOOD DR $571.l)l) $23,900 03/ 23/ 3)17 $226.()(/ $8,897 04/l).l/ :IJ.ll7 \Vo rk Descriptio n: 15 x 16 Pc,gola IU\d 21 x :?I ~t.at[>«I concrete sbb PBl7--03¾ \UCKI..IFFC, DE£DRJ_-\ GIL( 21130 SE \ IINOLC Wo rk Descriptio n: Strip 1ul<l re-roof hou!oe only. S1.0p & Rcshin~~ acC<>rding to co.nluct T\\-o aru,pecUOM required Open/ Progrn, and Fuul Stap& Re,hinglc Roof 15# fdt kc& \YatcrShiokl,Dnp Edg,, \ 'onl', A.1.Jung& hingk,. Two m,p<CDOru neqUU'«I, Opcn/ P..c,gn:., & Fu"'1. Roof,, unded / 12 p11ch, '""' 15# rcqum:d. Roof, under 2/12 p1tch. .\1t'lnbrArte r:equue.J.. R905.2.7 I,)"" PBH-0595 "'OLVE.Rl~E. TR..\CTOR& E 25900 'Ir 8 MILE RD $310.00 $7,900 05/ 05/ :all7 \Vo rk Description: ln!h\U.1uon o( OC"W conc.r"Cte dumpster t'nclo,u~ 1;1mh \\.'OO<bidt {g3t6 oo 'lltet>I po:,t) f-oollng. rough(ma$0nty) and fin.tlUl..<pC\.'.hOn:s reqw.red $185.(l() $6,3.16 05/l0/2017 Work Oc&criptio n: Stop & Re,-roofbouse onl~· Stnp & R.,hingle Roof JS# fell Ice & W,ter Shield, Dnp l:,lg, \'mts, FL.,l11ng & Slu,1gle~ Two m,p<cnon, teq\llred Opn1/Progress & Final Roof, tu1de-r 4/ J~ pitch, 1wu laycc, l5# rcqllll'td. Roofs under "!./ L2pirch. ~Jcrnhnnc "-"l"ucd. R905.:l7 • Stnp & Reshu-igk occotdu,g to conlrlCI Two msp«11on, n.-quir«l Open/ Progren ::tnd Final 1'817-0627 O"E :-:S, LOUISE D 21816 :--EG.\LIN BE $:!98.00 $13,6()1) 05/ !5/ :lll 17 Work D cscri·pc ion: Stctp & re-roof bou,t' onl)· Stap & R.,hinglc Roof 15# felt Ice & W•t«Shiekl, Dnp Edge \ 'cnu, Fh,hiug& :;lungk,. Two inspccuons "'<t"'',<l; Ope,1 / Progn-,s & Firm! Roofs undor-1/ 12 pitch., tu·o W)""' 15# rt'<jUlre<l. RooC.vndcr2/ l~pitch. ~rembnno "'<]uire<l. R905.2.7 S1cip & Re.shingle ACcordmg to contrat.:t. Tu.-o in.-,,ection:. reqw..red: Opt.n/ Progress and Fm.ti. PBJ7-06'.!9 8l'CCILLI. KAR.EN Wo rk Descript ion: 21823 SDUNOLE $172.00 $5,500 05/ ll / :all7 �r .. tnp & Rr•lungie Roof 1;,# felt k~ • Watc:r Sludd, Dnp E<l ;~ \ ·ents, FLuhing & Nunglc .. Tv.v uupect1am!I rr-cr,u:mi Opcn/Ptogrc~.. & F-iml. Roof., lttKIC"r 4/1:! p1h:h, two by~f!' l~# rcqw.rcd.. Rl,of, undtr~fl~pstch. \ftmhr.lf'lt" tcqlu.rcd R',tl;.:!.7 Stnp & Rc,hing4e lh:conl.mg tu contr.1c1 h1.-o u1~ uom n.:qwrrti Open/ Prngre,- :'lnd ruul $,<1,!U<l \Vork D 16/:?Sl'.11117 cripcion: ,,-mc.1ou· tq,hl.'.ement, guucrc. stdutg and re-roof S.tnp & Rr,hmglc Roof I :=t# felt le, & \\'.1tc:r :h.Jdd, Dnp Ldgt \ mt~ 11.ulun_i; & Shim,Ju. T""·o u1-,,cct101u rcquucd: Ofxn/Progi~s & hrul Roof.,, under 4/1:! p1h.:h, tu·o l.tycn 15# ~um:J. Roof°' ,u1dc:r 2/1:? pitch, Monbruu: te\JWtt~l. R916.27Stap & Rea:&lungk ..cco~ng to 1.:unlr.u:L Tv.o tn~<:hon• reqmrr<l Open/Prugre..,~ U1d Fuul ln."ta.U v.,udow" JUl<l or Joor per cont:nct. f-coc,.,tr.ui<.>11 Lblt>s mu~t he k·ft on v,.,ndou, /doon ,u1ul 111Jtcr fin:.1t mspc-ction. Final t11-.pecho11 rcquucd. PBl7-077ll $17200 Rl'SII, ll-\CllELE \Vork Ocs-cription: Stnp ;and tt-roof hou~ .. tnp & R.r111lu.ngk Roof 1.;#; fdt kc & \Yat~r SluekJ, Onp F<lge: V~nb. Fl.1:,hmg& .. lungks. T\\o Ul"!!'JX"Ch<m, ttquin..J. Opcn/PtogR:SS & FUUL Roof.. under 4 f12 pit...:h. N·o l.a-..~rs J5# ttquu,e.J. R.i.K>f"!I undt't 2/ 1: p11ch, \femhr;u1' requucd R'}()i:?.7 \Vork Dcscripcion: Cororlc:tt' 1cu off llJld re-roof of hou,c- o.nly Stnp& R.ewngk Roof l,tt foh k• & \\'>t,r$1udd, Drip Edge \,nt>, H..Juog&Slunglo. T.. , "''P<'-"'"" "''l'u=I Op<n/Pmg,e.. & ruut Roof, undo,411:pucl,, !WO by•u 1511 rcquU<d. R.ooi,und<, :11:pudt, \lt'nlhnnt' rcquu~d. R~l5.~7 Siq, & R.•hingk «·cordut~ k> con1nc1. Tt>'O PB17-Wl8 T\R\'ER. T.\."-ISII \ '"'!''''"'°" requittd. Opcn/P,ogn, :?1131 \'.\~ Bl;R.E.'\' ond fuuL $6,W SISiOO 07/IH'.)Jl7 ork De><:ripcion: ~top& l\c,lungl, Roof 15# felt Ice & \ht«Shi•ld. Dap Edge \',n1,. fls,lung& Slung!,:- T,o m,p<ction• ffl!Uln,,LOpm/Pmg,. &fiml R.oof,undtt4/l:?p1tc:b,twul.y•r., ISi< n,quitt..l Roofsundor2/12p,i.;h. \l<mbn,w ..q...,«l R9Ui2.7 Stnp & Ralungk 11<cordutg 10 contrJCI T ..-., irupe<uo,t1 n,quind Op<nlP,ogrHt and Fuul PBl7-111IJ ROBERTS. Ll'lO.\ M \lllE S:?,1~3 21319 :SEG.\USEE 08/01/:lll7 Work Ocwcripcion: lruwl::; \'lrlJ1 repbce-ment ""indoq, Jn wJ ,-in,h""-, a11d or door per contncl fnx!lttrahOn ubk.~ must be- kft on windo•-,/doon w,bl •ftn- funl .uupcction. Fiu:J in~bOn r:cqtnrtd. $6.700 $191.0:) 2:!:!15 ROUGE\fONT DR 07/'!A/'JJJl7 Work OclJCTipt:ion: Stnp ,100 re-roof bou~ only tnp & Rulungk Roof I 5# felt Ice & Wat« Sludd, Dap E<Js, \-cru,_ H,,hing & Sluogl... T,o Ul'P'"""'" ~ Op<n/Progrns & Fin,l Root under 4/ 12 pudt, ""'O t.,-.rs I;# «quireJ. Roof, wide, :?/1:? pitch. \lcmlmnc ""luired R91)5:.7 Stnp & Re,hingk occo«ling 10 conlOICl. T"-o ut,pecuon, requmd. Opcn/P.._.. and FIMl PB17-l:!:!6 PELEG. S.\\fl'EL 21121 SE;\tL--.OLC Work Oe1iicrrpuon: ttquitt<l PB17-1374 JS,' LATORRE, \1TO 21007 POJNCI \ '1 ~ _g • .\ • · ~ W $6,850 $194!0 09/05/3)17 5tnp &. Rt.runglc Roof 15# fd1 Ice & Wa~rShi<IJ. Dap Edg< \'cut,, H,shing& Shingk,._ T,-o in,pccnons '"qu,tt<l Upcn/Progrno & Final Roof, undc,4/12 puch. ''"' lai-.rs 1511 r,quuw. Roof, und<,:?/1:?pudt, \Ian!,....... f«l'"nd. R?05.:?.7 ~trip & R,,lungk «corduig to cnntr,c:L T "'" 1n,pect10n> n,quir<d. Opcn/Progn,» md f,n.,J PE\17-1533 DICl(,CL)TIF.&STM:E:Y 11770 \UPI.EWOODDR \l'ork Description: J~t.all repl.M:~wnt doonull m S:?.500 S189.Clll !0/0-1/2017 SLX1toom ln tall ordoorpc-rcontract. Fmr,ttarionlabks llllt5l be: kft on door until •f1tr fuwin!l()«bon.. f'uul uup«bOn ttqum,d. PB17-1557 WITMER. PHJUP & PA\fl'.L.A 21716 SE\U~OLC $323.00 Work Dc.cripc.ion: ~1no\·r old Alummum 5<lmg/guttcn• uu1:11l or• on ho~ anJ giauge lmt:ill:u.x>n PBl7-174l ,.dmg. tam & a!umaoum tnm / BE;\"\UU.FR.Ll:i_HI gut~r, rc-r contracl 2W51 W9 MJLE RD hruJ uupcctioo Slz:!.tO requua:1. S:?,-1()3 I l/OJ/3Jl7 Work Dcacription: lmt.allthOal of 120 Ln ftoi quttC""rt 11nd 120 l.,1 fi of do"-n"r">U~~ contr.acl Fm;al tnspccuon ttquueJ PB17-17M PRE..,<o1TO, PIIIIJP I 21ct>'> '..;EGAIJNEE $2,7fxl II/IJ!l/21117 Work Dnc:Tiption: Stnp and re--roofbouK only Stnp & Rcshit,g!< Roof 15# felt le< & w,,.. Slu.td, Drip F.dge Vont,, n, hing & ShingJ, .. T ..'O uup<CUOru ttquit:Nl· Open/Progtt~ & l·m2I Roof, oockr 4/12 ptrd,. l"\1."0 L.~~n 15# ~ui.rrc.l. Roof1' under 2/1 :! pitch. \fcmbr.).ne n.-qua-cd. R9U5.2 7 Stop & k'>hinglc .-:cordmg to contr.t-.:L T v.'Q U.up«llOns ~quucd Open/Prog.ttff J.nd Fina.I PB17-1817 \IORG.\S OONAI..D ....,net ~; \L~PLC\H)OD DR $331.()'I s1;,77; ll/16/21ll7 Work Dc11cription: T c-u off~ r:c•roof hoUS-C and g:-nagc ""!""'"""' Stnp & Rc,hutgk Roof IS# l<lt I« & \\',r,r Sludd. Dap ulg,, \',ni., !1..,hu1g& Slung!.- ,-.,., n:quued: Opcn/Progtt~ & hrwl RtJl'l('j undcr4/12 pitch. tv.o L~"Cl'!t 15# r~uittc.l Roof, undt:r 2/l~pitch . .\lemlmnc rcqwred. R905.2.7 Stq, & Re:mlngk :w:cording lo contract. 'l wo uupecuons rot=quued {~n/Pro~1• 7-.nd Fi.rut PBl7-t88: RF.,ro_ U.C Z2!>3i :-.-EG.\llSEE $21:!IO $8,000 1 l/:8/3ll7 Work Duc.ription: ~c• •hlngle, on roof Stop & Rc,hingl• oo;o«ling to COrlln>CI. T-.-,, uup,coon r,qu,n:d Opcn/P,opu and fui.J. Slap & Rcslungk R<>0f 1511 felt Ice & \~._,., Slucl,l. Dap Edg, \"ott,, n,-hiug & 9ungk-< T,·o irupccuon, rcqw=l Op,n/Progn,-, & hruJ. Roof,..td,,4/12p>tch. "'" l,,yor< 1511 "'!utr<d Roofs undtt :?/12p1kb, \fffli>rane «qw,,J. R905.27 1'817-18&4 11.•,U 11,Df.\\.\'lf. Work Dcscrip1ion: ~11731'-.DL\'l $2t,3.00 $11,1'}() 12/15/21,17 �Inswll ,c.1ua.tt flu1cd colum1u lo front porch Stnp &. R~s.hingle Roof 15# felt Ice&.\\.ucr Shic-ld, Dcp Edg,t" \~cote, A:i.,Jung & Shi11gle-.. Two ii,~cUons f\:qUl«d.: Opcn/Progr'(-"s:; & Fm.ii. Roofs t.mder 4/ l2 p11..:h, two 1.i.ye~ 15# r«iuif'N Rvof! under 2/ l 2. pitch, \lcmbr.me requited. R903 2. 7 Stnt> & PBl7-1902 Rcshinglc 2ccotcllng to c011trJCL Two tn!l()ectwns ~uirect Open/Progress ind F1r1.J. $7,750 FREE.1L'\N, D.\vlD& Sl"S.\.'- :u.851 E.M\IEIT 12/01/2017 Work DcKcription: losuU.11t10n of 86 feet of U\te:rior std> ,oi) dr.1.10 sy,tem per con1mc1.. rough .md foul iru,pttt'KJnd required $eper:11t Plumbing pennll and b1...-,,cc-tio11c . required.. PB13-0001 an·orsot71-lnELD \Vork Oe8CTiption: $76,IJ<XJ Sl.30?.00 01/09/2018 J fobtu.t for f Ju.rrumity: Rem0<ld Kitchc,1 Baduoom, Roof. inteno.r tcp:\11"!' per contrilCt and U11ul.Jrio11. Inst.ill m~ulJtiou. per 0011tr.-cl fin.:t.l msr«rion ru1d c.."crtificJt~ required. ID:1L'lllation of ,in)1 n<lil'lg. tnru & 2lumil.1u:an tnm / gull«> pe, contnu:L foul in,pection ,eqwred.Stnp & R ..hingk Roof IS# felt I~ & Wat« Shidel, Drip E.dg, \'eni,, Fla.ohing & Shingle,. Two in<p<etio,u ,equiw& Open/Progress & final. Roof, und,,r 4/12 pi1ch. 1,,,0 l.1y=i 15# reqw..red. Roofs under 2/ 12 pitch.. ~fembl'lllrx- reqw.red.. R905.2 7. Ubt.ill ,nndows and or door per contr.tcL Feuc!llratwn l:ible1 must be left on windows/dooo until sifter fin:J 1Jl5Pection. Fin.ti 1n.spcction requmed 1.0 , t,; BOX #21'191 P818-(l053 $471,+13 26/JOO \\' 8 /.ULE RD l.:ATZ BAKERY LLC 01/19/3)18 \Vork Ocscription: Fi.cc d.-um~ rc.l~1ed re,torittwn per the i\lichtgru, Reh.ibilitation .-\ct "-' ,pecifit..-d in the i1twch«l Hugon GC Scr\11.:es ~unutc. Rougb, tnsubtion. or,en ceiling and firu1I in~tion-. ttquued. PBlll-0129 22;7Cl ROL'.GEMO>.T. SFID l :l2370 RQllGE\IONT DR $5,985 $21'.15.00 C1/13/c!>l8 Work Oc.sc-ri.p,ion: loterior b11!oement \\."ttterpto0fing. Ul~t:tlhng 15' o( .,f' SD Plf>C to di1eh..a.rge: to the creek 'ii &om the- ho~c Insu.llJ.hon of 15 liet of infe-riot ,ub !loil dn1in system per contr.,c&. rough ,:md fin.JI inspecnond requi..rftd.. Sep,er.ne Plu.mbang pemut P-nd insp«uons ttqtured. PB 18-0336 lMS.\l.\jL\'>:, g!\JU & LIZ:\ flC'U UJ,980 SJl)400 20774 \Bl.:£00'-= Work Oc&crip1ion: Tear off tt~roof hol.15e & gauge. ln•utll 04/04/2018 gutttn /Inst.i.l1 sadmg on house Stnp & Re.hmgle >=>idmg to conl.r.ct. ~"P"''""'" T.,.o requi«d: Open/Prog=, and Fu,al. Stop & Reshonglc Roof 15# fdt Ice & \t·aro, Shi<kl. Dop Edge Yenlil, FL.,sJw1g & 5bingles. T,:o insp«oon~ rrqui® ~.n/Pcogres~ & FinaJ. Roof.J under 4/12. pircb~ tv•o Uyt:n 13# ttqtun,d. Roof, under 2/12pitch, Memb,ane ,equm:d R905.27 tn,-ulbtion of "~1nyl titltng. tom & alununum trun / gutti.-n per contnc:L FU'W 1nspc-.:tiot1 requi.icd. PB18-0.J62 P.oc.,o., M.uy Lynn W'orkOc1cripcion: te.,roffand 21591 POJNCIANa-\ $2,727 $128.00 03/23/3)18 re-«x>fgJr.agi:- Stnp& R.,hingl< Roof 15# r.lt lee& W,tuSbiekl,Dnp Edge \",n,.., Fwlnng&Slungk, T~u tn,p<cnon, rcquittd: Open/Progress & Finol Roof, undtt 4/ 12 push, l•ym 13# «<JUU'Od Roof, under 2/12 pirc;b, ~\Iembr.inc ttquircd, R905.~.7 Strip & Rcshi.nglc .iccordang lo co11t.racL Tv.--o irupection~ n-quircd: Opt-11/ProgttU ond Fuul. .,.'O PBll\-0366 SOL71-IFIELD NEIGHBORH nm l'OINCI.-.NA $78,500 $1,588.00 04/05/21118 Work Oc:scri:ption: Rq,W' ~~ isidmg, g.magt roof~ ll'lru & door, Ul5tall d1~bwJ.Sher, new 5Ump puo\b, Jru-t.1U.uon of ,,nrl swing. tnm & ahmunum rrim /gutter.per con!DCL Fi,,oi in,pccoon requi«:d Strip & Re.bingle Roof 13# fel• Ice & Wo~ !>bi<kl Drip Edge \·em,, Fb•hmg & Shmgte._ Tv.v in•pcc6ons ttq,=:d: Open/Prog=, & Fin:tl. Roof., uodcr 4/12 p1tc;b, NO \ayo,s 13# "-'q\U«-d Roof,unck, 2/12 pitch, ,\!,ml,,,.,,. '"'!utr«I. R9052.7 PB18-0396 • 26000 \~' 8 MILE RD K.\TZ B.\KE.RY LLC $163.:?+I $3.::57.00 04/~/2018 Work Dctcripcion: ~-n;c.e, utinutc and 1"i~ci11tc:s coginect'f ttp<>rt and dl:lgram. Brick 0.i'lhu:t~ grout. rough, open cetbng and fuul m,pec:uoru rt"quirt.-d PBIS--0451 JEF!'ERSO'>:, LACIL>\.RMl'>:E 22315 BEECH RD PBIS--0-1(-4 SOL7HFlEID NEIGHBORH 23!37 POINCIANA $1.903.00 $98,700 05/01/2018 $193.00 f3,:?31l 05/03/21.llR \'<'ork O«criprion: .lu-mlcno2' W11teiproofing,-fhbit:t.1 for Hunuruay LuwLtion of 130 feet ofirtt.eaor sub io0il J.r.un ~ystemper cont:raci. r.ougb itnd final in~tio1"'1 r:equued. ~ l e Plumbmg permit and inspc,cooru '"'lutred. 1'818-0490 JACQCES,JO!lN & DEBR..\ 27347 SHIAW:\SSEE RD PBlS--0570 $36:!.(10 :l2370 ROl1GE.\IONT DR L\TES-SMIIB, KIMBERL\' $'.!Jl,316 $695.00 WorkDcscTiption: Tt'a.rdov.11e-Wung 10 xl8 u"OOd rooru 11nd repbce ""ii.ht~ 12 x 18 sun roos.non sand :u,d fin.I mspcc bono n,qur.-ed. QC'1,; 05/01/2018 footlng'5 anJsW>. footing. $17,8(,5 05/03/2018 Wo,k O«crip<ion: Stnp & Rtsbingle Roof 15# fdt Ice & \'rate, !>ru<ld, Dop Edge \'au,, fu,hlng& Slunglcs Two trupccbon> "''l'w;at Opcn/P,ogn:,. & ron.t Roof, ,u,d« 4/13 prrc;b, n,.-., la;'<n I'># rcqw.d. Ro,,f,under3/12pitcb. ~lembrane '"'luittd R905.2.7 PBIS-0580 R.\MAN, P.URJCI.\ D.\,1S $23.i00 26612 E..~l\lE1i Work Dc,c:ripcion, lrurrall (1) V'anyl a,plaament '"ln<lowo Install "'indo,.., and or door per contract. Fct\C5t.rah0u bblcs mll:!il be ,n,pcction. F'm.J in.,pection tt'l"'rcd PBl8-058! k-ft on windo,,.-s/doots unbl .af1er fu.1:11 1-L\RRJS. KEITI! &J.KKSO>. 21685 ROUGE\HX)D DR Si.;!.W 05/15/3118 $23,356 <)5/17/::018 Work Description; hutall (2) '1.n)'l r:q,lact:mcnt '1---indou.-, PBIS-0<,31 DlXO'J. OON.\LD & Rl11H 22130 ROL•GE.\10 IT DR $474.00 Wo,k Oc,c,iption: Srnp & Remmgle Roof 15# felt la, & \~•.,., 5hickl. Dop Edge \ "ent,. fb,lung & Shingle._ Two uupeeuon, rcciuued Opcn/Prog,c,. & Fin.ii. Roo& under4/12 pitch,"'" I•)= 15# ,equm:d Roof, under2/12pitcb. ~!embrane ffljUlt& R903.2.7 PBll\.()1>37 ~L\YS, nllE.E L'SHER 20782. ·EG.\UNEE $216.00 $8.256 05/17/~18 Wo,k Oescr<pcion: Stnp & Rcshoogl• Roof 15# ielt la, & \Vatc, Shi<ld, Dop Edgt, \'rob, Aaslung & .hingks. T,--., uupccn<>ns ttqUtttd:Opcn/Progtt.s & Fm,l. Roots unde,4/12 pitc;b, ,.,.o l•yers 13# "'luired Roof, unJ.t 2/12p,tcll, )lembnne reqru=L R905.2 7 l'Bl!\-0649 • E'>:GLISll,Al.E.X.\NDER & ~ 21416 L'\i,.STER RD $125.('() Work Dc.ac.ripcioo: Concrete ii.th 8 l' 10 ft ,nth rat w.Jl v.-ith :shed on top. Zosung compliance peunit lo tnSUll Ulcpcction .required. PB18-068'i ,1. shed on 11 concrete sLb 11:nd \lCCLEl.L\.'s, 11-1O\IAS &JC 26.'IOO SHI.\Wi\SSEE RD e1tw~ per approYed plan!i &.nd and final $334.00 $16,001 0:\/18/clll8 Work Dcacription:. Rcano,·c ubn.ng a.l<l uutlllu., new roof fflu.lgl<:-..Stnp & Re.shmgle ~rch11g to contr.1eL T,-o u1~ru tt<Ju:i~dOpen/Progn,,s and Fn,al Stnp & R.shiugle Roof 13# felt lee & \~',tc, SbielJ, Dop Edgt, \"cuu, fl»h.ing& Shu,gk.. T"'-o irupectioru, ieqwred Open/Progre.. & Futru. Roof, undor4/12pctch. two byen 15# ,<quin:d. Roof~undcrZ/12pttch . \fembra~ rcqUUffl.. R905.2.7 PBl8-0o99 :\LOSS, '\LBERTB&LORETI 2J066V.'l..1' Bl"RE., Work Dc.scriptioo: $3:?l.00 S,i,!188 06/11/~18 �'\dJcndwn #l _\dJmg67 fl of lntenor.,,,.,.ttrproofing ro c1.1,ibJ\g applie pcntUt. $151.1,n Plll~(F57 \TI-HTC. PI-JYWS $16i00 SJ,IA4 06/ 05 / :)1J8 $173.0.1 $4,0IW) 06/27/21)18 Work Dc-1cripcion: ln~ull I Joor \\.all P818--0"'>7 PORC!ll:\.Plll!J .IT'&JO\ :u,_;;:lfl\\\"\.SEf'RD P818--08<,; Bt"RREU .. ST\Rl.l:Tf z73:;o .\RHOR\\' \\' # lft Ln,t.U "t111.lo,-,.1nJ or door pc-rcontr.ct FftV',.lr.anon l.ihk~ mm,!~ ldt on '\\--iodo,u/ doon l11lul •fkr 6o:il uupcc-tion, f·bl.J. Ul,-,«ftotl ttquu-cd. $11100 $1.498 07/o:/2018 $'41.00 $1,,400 ll8/o:!/2111R Wo rk 0c8Ct'ipc io n: S!.t!p n.ml re•roof g;tr.agc onlr P818.()<}9i SOl il-lFIElD NEIGHBOR! I 2:505 BEECH RD Work DcJJcripcion: ~.)l(X'nu.al De1no--l l..b1t.at for Hwn.uul) Ort:rnolllion of ~u.tre l(:cl buikhng. ::,,C..,.cr ap. f0l ■1dation mnonl. h-..:.lt.60 u,.,..er;r,om ~ua.rt"J pnor to 6n.J gr-.d.ng of "'lte. Sod / "Ced & 1tU1.lch ttqt.u.n.-d fur tins! m~1ton Proleth\ l' fcnang Ju,quu-rd •round 111.: for~ dc..-mc:,Loon P818--IOl9 KATZ BAKERY I.LC :6(•)0 \\" 8 Mil.I, RD $1.124.00 $i5JO) U8/l3/))18 Work Dc.a.cri pc1on: Con.,1ruc1 a '47.5 ~fL ..-'.U.km cooler hx>rmg. 111..h. mnonry anJ 6n.1il m~hon, requarcd. ~t.J n~IJOn ttport r<qum,J lnr g,ouL PBIS-l0-19 Eh..'\:-- \Y .>J-.......-\.,D.'1..\1.\LI :mo; SIIIA\\ \S: FF. RD $.iOJU) 117/ ll'l/ 3118 $6.750 117/13/)JIS \\·ork Oacripc:H,n: ~c, ht.1tmg& coohng ~c-. Occtri<al Son>< plwnbmg Rq,1.,ccd.imagcJ<b),·all ::-.:... wop«iling Pam1huaklang Aoor pl.an oi o~ttng byout Tc-runt Buildout P81S-l07: BCELL. IDA WR.\J:-..E RE\" 2l21lt .:-..F.G.\ll"-IEE $19:!.(XJ Work Dc.cnpc ion: TouoffmdRt--roo( tnp&Rc.lun3'< aoco,du,g.,contnct Tv.-oin,pcctio,uffi!UlttdOpm l Progtt>S•nd I-in.I ."top& Relluni,,lc R,,of 15# felt I« & War« Sh,dd. Dnp I'd_ Yen,., FL,lung & Srun f.,o 111-roc1,on, ttqu,n,~ Open/P~ & foul Roof un,J.,,4 1!2ptu:h. ra-o laycro l'\# n,quottd R,,of, unckr Z/ l2puch. \(,mLune r,qulftd R90527 PBlll-1081 KI:180, \UUIAMA\;D GRE 2l<J'l5 WAKEOO~ $191.(XJ $l,7R2 1)8/ 10/3118 $1.945 lll/07/3119 Wo rk Oc•c1'1ption: in,pcctiun""Juitcd P818--l I I I B.\RRIITT, RICII.\R.D & ARU 21 l lO \"A' BCRIS ·w ork O«crircion: lmwl (31 nn) I replaumrn1 ,mdo"", IruLAll •1tnJowt •nJ or <Lor per c;.vnlr.lCL l·~tnbOn lablct mu~t ~ kft on v.,ndo•·-'/ door, l.■lul 11f1<"r 6nsl Ul',:)l'Chl>n. f-uul uupec:oon ft."qUlttd PB18--ll24 R'I..\( \!'<., P.\TRIO .\ 0.\\1S 2Ml2 E 1,rm $125.00 ork Dc:tcription: lru-ool (I} ,'lllyl ~laconcnt v.-iodo...PBlll--l 161 $10,ll(>I SOl 7llAELD NEIGHBORH 2114H,KS"ITR.RD fl8/l3/21ll8 ~ ·ork Oc•c:ripc io n: Residential ~Hmltal for Hum.anity Demoboon of 1848 Squor< fttt building .s.,.., ap, tuw-.Loon reruo,,1. hadJill ,n,po,c11on «qu>«J rnor to fin.I llC'. ,iced & rnukh rt-quueJ 1;.,r lin.J Ul.tp«lll ,n. Protnbv~ fenang ~Ulmi .. ,. ,unJ tlc: fnr .U gndmg or dcmolman PB lll-11?7 S,"'' ' j.\\lES.STEl'lll:2' P JR 21706 1,DJA.'s; $:37.00 ~ 'ork Oeac.-iption: ~ - ' ...~ lm,t.dl •--in,J,.,.~ and or door per contDCt. Frnic:,.tution L.bb must~ kfton .-indo /doo" lGlt.d .nn fir.ul in,.«tio" Fwul 1n,xcoon r,qu,ttd. J_..,,. PBUI-- IZl7 Bn'-"'- Ronald& PBl8--l::!IJ .TEPH.'l..,.J \ CQl' EU, . 21 W.\Kl·: 00 ~IAOOSl-ll:\\\".'-'· 1'£ RD $9111.twl $~f){l(1 08/ 09/21.JlS Sll7.m $9,108 03/ 13/ ))18 "-ork Dacn pc.t0n: gr.dmg o f sale Sod / x:i & 1nukh ~ for~ uupttllon.. Prr.,1eeu: Fencing~•~ ,.:c for all dcmol,non Dcmoliuonofbo.,.., only II ~,o ~•v..uo<c Ro"'1. PBlll-1:31 \IERRI\I\, . SCOTT $188.l lll ~6.5<1(J 08/ 1l / :?11l8 Worl.. De cripcion: Tc.u-off a.nJ Rc--Roo( Stnp & Rt-wngk >ecordwg 10 oonlr.oel T• -o ""1"<"""' ""l'"red Op,n / P,ng,-o,. and f•i,l >tnp & R«lw,gk R,,,,f ISi; fdt kc &Wat<r~i<ld, Dnp Ed,,,. \ "ent, F"t.>lung& Sh"'l!lcs- T=,rupocuoru "'luu.dOpen/ Progttsa &Fanal Roof. UIXU'r4 f l:?ptch.nr.ol.a;·c"l5#ttq!Ared. Roofsui~r2/1:!r1le'h.\kmhrancrNf1Uttd. R9't5:? .7 PB!S-1146 T·l\"I, ST.'\R ASSET \IG\IT I.I 2l5GIJ POISCI.\NI\ $140.0ll SJ.SOU 08/13 / 2018 \\ ork Oe,ocrircion, Stnp& Rc,lun~ Roof 1,# tdt I«& \,,,.,~ld.Dnp C..d \ ·en,. FL-lung&Slu1#>- lv.o m'(>tC!iom n:quittd:Opni/Pro~& fU\lll Rll0hundcr4 / 12pt.tch.,~ol.1.~~n 1:.# ttq\Attd. Roof◄ undcrZ./t:?r1"-b. :\tcml,,.,.. ttqUll'C>I! R905 :!. 7 PBIS-125 1 H\'E !>"T c\R .-\SSITT \IG\IT I.I 11,60 POI. 'Cl\~\ $225.Cll $500 OR/14 12018 Work Oc.c ripcion: Re-build south '9,::Jl sr, Rebuild poruon. or ,oulh rxtcrior •·'lll of d-..'t'Dm •nd one ntier Rough and f·UW m,p«.bons ttquittd.. \lust field urify utrnl of •••o.dr. dut to \united con,1rucnon <k'k:umc:nt,._ PB18--l:t,: ).\Ch.SO. 1-10\\'.\RD& PAil 221>66 Rl.)UGEWQOD DR $149.0I) $18,7 08/17/))1 \\'ork D«cnpc.ion: Tc:uoft .and rc•f')('lfb(,wrc .ind g ~. Stt,p& Rt-,lungk Root I'\# fcltlo,&\\,1<,!\hidd. Dnp I.Jg. \"<nh. l·L-.hang&Slungln, T,u, m-rtth•>n, r<qwr«l L'Jx,n / Progn-.. & Fuul Roof, und<·r 4/ I 2 p,._h, ,...., Ly,r, 1511 r«jwrc<l. Roof, under 2/ l ! p11ch. \Icmhr~ rtqlllttd R1X.H.~ 7 Sl"I' & Rnhmgk .Kcordmg to C'OltlracL T,-0 11.up~dto!l~ ttql.ittd Open/ProgR"n -1 foul . PDlll-1:-'9 :\10. ".-\. P.'\L"l, !71.ll4 ·rn .\W.",!; "l'E RD 56.793 08/ :11)/ J.118 �W'ork OCl>criprion: lnt.criot B.tscmcnt \X.":uerproofing lmtilling J:!11' of .f' S & D pipe 10 stonn ,1,ith ;a lr.1cku·.t1t:r Vil.h:c ln!-t:tlbtion of Ultcnor ~uh -cioil drain $}'.'llCm per contract rough .u,d fin.ii 1nspcctw111, ttqwrcd. Sun1p purnp dlsc:h:irge sh.ill be to lhe stoon dram ~bcu :w-atbble, or to 111 locJ.tio1t 1'ppro,-ed by the City of Southtkld'1 Cngtnttnng Depntmcnt. Sept'tal'c Plumbmg penni1 11nd impt-ctionJ tt:qwrcd • PBIS-1387 ROBl~ETI"f, \X .-\LLACE '.!1051 DE.LA\!: -I.RE $123.00 $3.0U0 09/l4/2!JJ8 \Vork Oescripcio n: Zo1ung c:ompliJn<:e pcmul 10 ll15t;ill a shed ou ., <:onucte sW, .and ra~-:tll per Jppro\·cd pl.im. ~and ;Utd CinJ! inspecuon rt'quircd. PB18-I '>3<• TERRY.JEN'>Y I 10\\ .-1.RD :1205 '>EG \llNER $-16700 $10.fM)O 11/07/3118 \Vork Descript ion: Correct a.nd ccprufw:ning. rubiccl to field UHpcction.. nC'W \·i:nyt cldlng, \\.indO'Q..._. and dry\\:;111 PB!8-!'>17 BRO\~1'.,FDWARD&TERI: ~ '.!1151 V>.."IBL"RE..', $ 131.00 $1,l(•l I0/22/3ll8 \Vurk Dcscrip1 ion: ln,1-.,U {I) vinyl rcphcie-mcnt u-1.nJQw in~trul '\\-indo\\'!' and or door pet contrnct. Pcne~tr;1.tlQn 1.iblcs mU5t be left on u-indou~/doon ,u1hl ~fter fin-:i] is1,pcc.Lion. Ftn.1.I mspccuon required PB IR-1$93 SH.\11, l 'SH..\ & DEEP.\K 21036 W.\KE.00 .. $170.CX) $3.800 10/16/ 2018 w.,., Wo rk D c,c,ip<ion, Stnp & Rewngl< Roof 15# i<ll Ice & Sb,cld. Drip Edg,: \ 'cnt>, R..slung & Shing!•, Two m,p<cnuns requtt<d: Opon/Progn,,,& Fm.I. Roof, umk. -l/12 pitch. two byen 15# rcq"ittd. Roofsund<t '.!/12 pitch, ~l<mb<Jru, ""luu-cd· R905.:!.7 1'818-17-16 $150.()(J l\(HOFF.CHR IS'Tl'>EE.. $4.16IJ !0/31/3Jl8 W o rk OcM:Titnio n: Tc-u off old ~JUnglcs md rc,.roof • tnp & R.slungk Roof I<;# felt lc:e & \V>ter 51ueld. Dnp Edge Y,nl>, fl;;Jung & Slung!<~ Two ut,p<cbol1< ""!Ult«l Op,n/Prog=s & Fuul. Roo& u,id<r 4/ 1~ pitch, two layer> 15# r«jU1ttd. Roof. 1ald<, ~/ 12 potch. ).femhraoc mi,u.ttd. R',105.:?. 7 Strip & Rc,hiug1c according to contr.tct Tv.o in~tion, ttquircd: ~u/Progrcss and Fmal. PB IR-1983 T.G. llomcs,LLC 21895 l'>DL\N $158,W $1.500 01/I0/2019 Wo rk De11criptioo: lnsulL11on of (6) Gll\ts bl,,ck "'indo•-s. l ~,th opnting butitll v.-indo"-" 1md o r doorpercontcacL Fcnc,ctrabc.n bhlc:smusi be left on \\.1ndo1':s/doonc w,bl aftf:r lin...J 1mipccoon. Fin.J inspecuon ITqUin:d PB19-0020 T\YLOR. ~I.ARKA.'S;DBENF :!2-183 ROl'GE~IONTDR $ 2()().00 \l1o rk Dcsc-riptio n: lnsbdl 6 nxlo\\:,. .ind or door per co,unc1. fl'ucstMtion !.min lmJ5l be left ot1 "mdc,,..,./doon until after Sn.a.I in,p«uon. Fuul in,pecti.>n r«jU1ttd. PB19-0C•:!5 POLITO, ROBIN '.!2012 :SE.GAllNE.E $1 79.CXI $'1•.l(J() 0l/2-l/3119 Work Dcsc ripc:ion: lmt.tll 6 "indo,n md 1 doorv.-all pc-r contneL F~tfitrntioo h\ble~ mw:t ht!- kh 011 ,'11\do·G:~/doon until aft£r Gn.J uupection.. Fuul impecbon ttqlDted. PB l \l--005? WU.-...'-TG ROllP ?1337 SE.\UNOL£ $184.00 $6.259 0 1/J.l/3)19 Work Oeac.ripc:io n: Teuoff and rt n>0fbou,e 11nd g11r.agt". Stop & Rewng!,., Roo1• IS# foll Ice & Wat..- Swdd. Dnp Edg,, \ "cot , A..slung& Shingles. T"" "'"F«''°"' ""luucd: Op,o/Progn," & Fuul. Roof, und.r 4/12 pitch. two b)-." 15# , ~ Roof, u,1dcr 2/12 pileh, ~lcmlmnc ""l"'ttd. R905:?.7 Strip & R,,.hingic ""cording lo conrncc T"'-o impecriotu r<qutred Open/Prag=, and Rua!. • PB l \l-0083 \\'EBB.JOH -"\~' A~D JOA'- :!2-119 \L\PLR\VOOD DR $'>16.(1() $20,916 02/TI /3119 U7C,.OO $-l()tJ 1)2/12/3)19 W o rk Dcsc,ipcion: ltuwl roof moutucd ~b r p.meb per wro,.·cd plan., PB19-0l 57 T.G. I fQn>N, U..C '.!18951'>O1.\N W o rk Descriptio n: Bwh 36" high walls on both idb of u~ong buemt'nL ln tenor :alienations Noo-ioad beanng p,u"tlbon, Rough .....~~ ceiling & fixwl tnspechotu ttqi.ared PB l!l--0 167 FRAD PROPWnlES Ill LLC 21().IQ DEL.1\\1:' \RE $173.tl() $4,(XJO 0J/OG/~19 Wo rk Ocscripc:io n: instill (7) tt:pl.1eement ,-i:odo\\.'S..L1,ta.U wmd..:n1;1, and or door-pet cop1r.1cL Frne,tr:ation I.th.ks mu:.r be kft on u'll1do"Vo-,/dooa, Udtil ,.ft.et final u1ipt.-ctil')ft. final mspcction ttquucd. PB 19-0l77 FROST.JOYCE. & A:SURE..-'. '.!7330 ARBOR"·.\\" 14 $129.00 $1,575 03/0-l/3119 Wo rk D«criptio n: huull (:?) vin~-l ttpbC('mcnl wmdov.~. Inst.JI -..,nc:lmu and or Joor per cunt.ucL Feoe-!>rrauon tables mu.st be left on v.~,..., / dooa unnJ .tfter final ,mpccuon. Fuul irupccuon r«jU1ttd. PBl9-0:!0I Hl.D $6,638 03/01/31 19 \'(1o rlc Descriptio n: In tenor ~ t t t 111,atcrproofing PBl?-0288 0 E.\L, HCGH :\ND SO:SlA :!l:!731'-Ul.-\ls \Vork D escript ion: Rq>l:K't. 15 \\--indo\\.'j lrui.U ..~ n aud o, cloo, pc:,; cont..cl $275.f~I r....,.,..tion Libltt"""' b< left on ..-w1o ....1c1oo .. until 2ftc, fu,,1 ""P••:t100. Ftruol trupccuoo ~ PBl9-0395 HOETGER. t.L'.RTI-L.\ 2092:! '-'EG.i\UNEE $156.00 1\\- o ,k Description: Tear o(f .-nd rr roofhou,t- only. Stop & Reshingle occotdmg tx> contract Two uupectiom ,..qui,,d. Op,,, / Prog,c,s ., ..J Fuul. Stttp & R..lungk Roof IS# felt Ice & " ·••er Sludd_ Dnp Edge, V<ou, fu•hing & 51ung1.._ Two tn<p«:l>Ons rcqu.ttd, Opcn/ Progrc,a ,'< Fin.al RooC. i.nde,-l/ 11 pud,, """ lay•n 15# ,..q,m«l. Roofs un<k-<2/ l2p,ldt. ~lembrao< ""ftuttd. R9ti5.27 PB19-04-il "1Ll-J:R.SON,L\l'R.\ .-\.'-Dl 1113JPOINCIANA $'.!80.00 $I0.7'-IJ 04/ 17/ 2019 Work Dcscripc:.ion: lnst.llll.lhon of utlenor :rub !tOtl dum 1y,1cm p,r-r con\rlM.. L rough~ foul uupccooru rcqUlred Sump pump didu,~ !Chall be lo the stonn dr.un •hen 11.Yiubblc, OT to :1 locanou :arpro"·rd by the City of SourhJield'~ Cn;:,necnng D.partmmt. Scp<n1< Plumbing p<nmt and .,,,ecuon; r<qUin-d PBl?-0-194 l\:lfNYt:.\:>:G. :\.\IPOR..'-'-LIFT 2123) \'.\N BCRJ.:X $129.00 Sl,2-12 05/20/ 3JI 9 Work O«c1rplion: lnsull CZ) \.,n)·I rcpha:ment wmdo• . ln:.tall "-lndo•-s and or door per conruc L Fen~tn.uon IAf>le,; mw.t ~ kft on \\ino.)v..-s/ door, until '1\ftrr final trupc'Chon hn.11 m.~tion Rql.Uccd. PB 19-lJ506 TG. I lam<', Ll.C '.!1895 l'>DL"" $133.00 $1.500 05/ J-1 '3)19 \Yo rk D esc1'ipc ion: \'C'at«pro,ofing U1SKk of norlh u:~ :!8' ti«.I tnto erittmg sump thnt i, alee.Id_:,· uc.-<l into city stonn •"--cording to 0'\\Yler, • PBl'l-0518 Bl.RDEN. LEROY 21815 BEECH RD $:!58.00 s;.580 o;/ m / 3.119 $9,CX)() 05/30/2JJ19 Wo rk De1crip1 ion: Oumney ~air rough and ftrul m~pet.~fiom required PB19-068, BANKS, PETI:R 212-15 \'AN Bl"RE'- \Vo rk D c1cl'1p1 io n: Remo,~t llOd in.!t.all (8) samr size ,,n:·l 11:iu<lov. .lmtall v.vidow-!' 111\d or door per conttacL fc:oc,lnnon labk, must be left on \t;m<lou ./<loors until afir r liru1 impccuon. Fuu.1 mspecticm ~uired PBl?-0710 CLEOPHltS, GEORGE 20772 I ,DI AN $15\1.00 $5:?6 (l{,/07/7!)19 Wo rk Dc&Criptioo: Reruon and replace ~xi~nng 11.-indo'\\. .ltl$tall "",ndo-w-, anJ or door pe-r contr.ic.t. Fcntstunon I.mies must be lefi on '9.'Uldu\\'!1/doof'f until after finnl Ut.-t{,«l\01\. f'uul ul!pcclion requued PBl?-0789 HIU.H.\ROLD $9,90IJ 0(,/ 13 / 2019 �Work De ·cripcion: Tc.t.ruff 11ml re-roof. !:ttnp & R<!~hinglc llcconhng 10 conrnct. Tw,o i.u,tpa:tions rcquittd: Opc:n/Progtt''.'I rutd Ima.I "tnp & RcslunglcRaor I511 r.11 I« & \\'.icr Sludd, Dap Edge, Yent,, 11.l'hing & Slung!= T" o insp<cuons r<quu,d Op<n.l l'rogn,« & Ftn.J Roofs un(.k.r 4/12 p1td,, ta·o L\ycr1 It;# trqlUt\'d. Ro.,l:. lmdcr J/12 p1fch. \fc:mbuoc rcqut«J. R90.i2 7 PBl9--0875 FRO\! IJOC,r TO 110\ll! PF !1-108 l:SI-.STER RD 1:?l:?.UII $15-19 07/0!/3119 $3/.IIKI $'.!, ,ou 08/2tl/3ll9 Work Oc•cription, R•huild liont pon:h PBl9~~J07 I ICCKLEBERRY.JLSTl:S: \Vork De.script.ion: Con•tcUct J. :?ll'!59 l'C)[N0.\:--J.\ "'-oo<kn dt-c;;b. per J.pprm·cd pl.in!-. f·uoung.. opt"n 1oi"t. U.u:ral tt•tr.unt "uppvrt & fUW Uls~uo11 requir«l.. PBl?-091! RllSII, R,V:HFI.E. 07/05/::IJ19 $95(•1 !1018 '.'-F.G \l ''iEE Work Ucticription: ln1cnr 8-bemt"nt \\'ltccproofinp; ln~t.1lli.ng I Hf of-!,. S& D pifX to a new wn,r that,~~~ to an eriittngd1.,._h,uge ,,,hich duUU to II c-uh ht-rt PB19-09!7 $1!5.CXl K.\l!LO:--:, K.>Jl!'IAIL&SllRI ~18ZI ,EGAUNE!i \\fork Description: In~wl \\1ndo"G:s mJ or d,)Or ptt t.-onlrlKt. ft>1ic:olt:\OOn fable., mwt he lcf1 t'>n uupec.tion f"U1.1l ut~pt."'CtiOll rcquucd PBl9-{19(,6 ALFRED Ml'KO\lEL RE\"O< 2'.?403 ROL'GE\IONT DR $605 \J,,-Ut~\\.'4donrt $149.00 08/08/311•) unlll ._ftcr foul 07/17/2!.119 $2,500 \\'ork De cripc.ion: ln5Ull v.indo" and or doorpt::r contrJ.Ct. Fene lr1tion lahle-1 ml.f1't be ld1 on u.'Uldo"'~/doors unnl ;after fuu1 inspection F.n:tl u , ~ requucd.. 5 \,nyl ttpht.;:ffllCllt \\~,a;" PB19- IOOJ $ll)0.00 27J05BYRON O'KE.f:IT. TERRENCE $1,CJJO 07/15/2!119 Work Description: Stnp & Ruhinglc Ro..,( JS# felt k~ & Winier Slue-Id. Dnp Edge\ enh. r-Whing & SJunglc~- T..,o tn,-,«tlOm n,qwr«I: Open/Progtt,s & hn,l Roof und,r 4/ 12 pitch, ~len~mne req,ur«I. R905.:?.7 PBl9-l l28 two l,ver> I '>II r<qu1red. Roor, un<l•r ~/ 1! pitch, J;:01'.\CZ,JF_,,!FER & YOll :,1975 :S-EG \l 1NEE S3:!J.IXI $13,J'i') 08/(l9/::IJ!9 Work D«cription: Inst.:U.huon of uttt"nor sub ,oil dt,un S~""$kDl per contn-:t rough lJld fuuJ insp«-bon, rcqwm:i. Sump pump th;dla-rge ,hall be 10 the ,1ann dr.un ,.-t.,n ",uhblc, or to • location -rrro•-.d by the Guy or Southfield'• Enp,neeang Dq,ilrtmrnt ~rJk Plumh1ngpcmut and tn:ip«OOJU teqt.u.red. PB19-1198 'c K\'.'-'G.\S, E.DW,\RD & ' $178.00 213'5 '.'-EG.\LTNEE. \\'ork Dc,c,iplton: Stnp & Re-ffl.Ulgl~ Roni I~ felt kt'. & \\'«kr Slucld, Dnp $-!,JOO 08/16/21119 EJgc- \ cnt~ Fl.&Slung & Shi.1glu. Ta·o tmpt:Lttont .. quired: Open/Pt0gre,. & Fin.J. Roofs uncle, 4/12 pi1ch, two by"" 15# "'l'"'"d. Roor, umlc, 2/1! pnch, \(embranc r<quued. R9052.7 1'B19-1328 !G045 ROl'GF.. Cl BROWER.BETS\'E. $217.(1() $8,287 08/30/:))19 Work Ducriptiow Stnp & Rcslung!e Roor 1511 reh I« & W•ter Shield, Dap Edge \'ent>, fu,hing & Shingles. Two tn•p«uons requued Opcn/Pt0gn,ss & Final Roor, ,u,<l<r 4112 pitch, two by«• 1511 "'luu,d· Roofs under 2/12 pttch. \fc-mbr.mc rcqwttJ. R905.27 PB19-1448 \IF.RRll.l., UlsD,4.& DA.,lEI 214101:SDIAN Work Oucripcion: .. PB19-l 504 SU200 $8.JO(J fJ9/25/'1/J19 $189.()1) $5,000 10/23/21119 $+18.0lJ $:!IJ,IJ()t) 10/23/2!119 $5,006 11/14/3119 -mor fRO\I HOl'SE TO HOME PF 21-1(18 1,'KS'IT.R RD Work Dc:.cripcion: lru.i..tll fl<laog and 7 -.-it,do~~ Work Oc,;cripcion: 15 W.U aocl>on<. 5 pov.tt Im<< PBl9- 1633 FRO\( Hot ·sc TO HOME PF 214118 t,K.',JTR RD $671.UO Work O.:.cnpw,n: R<model hnu .. PBl9-ln2 ,1.,mso:--:. i.:RYSTALJ &J.1 2n72 EM\f[TI $17400 Work Dcscriptlon: 5tnp ,nJ ce-roor PBl9-1832 ....,ur.Rso,. JOE. & u,o \ 225:)) RIVERDALE Work OctJCripcion: lnsull 3 '1.i.oclo\1.·i and PBl9-1869 J $168.f.lJ doorvtaU pet: oontr..ct. \NOLI<:!-:., PEXELOPE !2106 1:--:KS'!"ER RD $164(1() $4,685 12/C/5/2()19 21706!,D! \N $176.IXJ $-1,1,.IR 01/2?/'.))20 $180.ll() $-1,450 01/29/2!)20 $147.11() $2,3% 01/28/:,120 $:?59.00 $'i,t,X) 03/ 16/203) $!7-100 $ IO,JS'i 05/08/3.l:!l) $21120:1 $5,&M) 05/08/]J)'.)J S211.00 $7,YlO OS/13/3120 $267.l)(J ~.6/N) O'i/26/:::IJW $13200 Sl,4IO 0<,/01/3l21J $:2:!2.l)(J $7,032 06/29/'21.):!ll $1821)() $6,IIXI 06/16/20:ll $325(1() $6.<,Q(J 06/ 16/21)31 Wurk Deac.ription: te11r off .ind Re roof PB~lO(,O Jam ..,. tcphcn P. Jr Work Dc1cripcion: ln~tall 9 11o'U1doy,.-s pc-r conte\Ct PB::IJ-<JOG! \fC\!l'LLE..'\:, D. & ZERVOS) 21550 IXDI\N Work De.scrirtion: Jn.,t:all 1'8'.)).()188 -1- rq,l.M:iet~t ..indo,u LEICJ-mTI'JS, .ill AM & Rf'.ll 21)747 DEL\WARE Work Description: llliull 6 ttplaccment umdow, Pll:!!)-{)'>-35 LG PROP[Rn· HOLDl,GS 21119 t:--:DJ.\N Work Oescripcion: \\'ood Dtck l! X 1~· prc~urr lre.tt:d PB]J)--0269 W.\LTO'.'-', CHARLES/CRM,4. 21800 \IAPLEWOOD DR Work ~cription: 49ft mtenor 'V.11tt:rproofi11g h> cxl!'nng wmp pump .ind I I 48ft cr<1\\.·bp.u:c cm:.tpsobtc PB'.3).()383 SADLFR. 1... ,ms S Work Dc11cripcion: Stnp 1!016 SF\!JNOLF. and re-rooi Work Dc1eription: Tiear off/re--roof holbe 21td (kuchtd pr.age P821J--0473 Lil) W•ng 21344 ~li.\11NOLF Work Dcsc-ripcion: C-.mpktc bL."<"tnenl ~mc:.Kklmgptt v.-nt1en "C'opt' oi u·odc PB:?ll-0501 R.\MAN, P.\TRICL\ D.\\1S !6612 EM\IETI Work Dcscripcion: In,u.11 I ,-,nyl ttpllcc:-ment \\'Ul<:L>v. PB::l}-0537 CRL'Z, \llCHJ\EL Work lk cription: Rerl.Kc- 10 "'m.do,o PB3J--0586 IIP SN,4.PIN\'ES!"ME..,,LL( 2148'\t,DIAN Work Description: .)mp and tt-roof PB21.la)(.01 I IP SN\P IN\'E..'IT\IE..'7' LLC !075! IX!-:SI ER RD Work Description: \\a.odo,n. nt"Ot· cer.unic Ooonng kn 111nJ bathroom. dryw~J and city rcpain lhroughout. ext md PB;,J.tJ(.t):? I IP SN \P !N\T:Snlf:..''T LI .C 21-1851:S.'DI.\N $320.0(I Lilt doors $9.000 or,/ 16/3120 �\Vork Dcscripcion: E...'fr lX)ORS, PB:?0--06-16 ~C'\\. llooru1glu1 and h.ath, new C;thu1ett uood dct,lchecl pcrguL., <l..ryw.dl aml rcpJJr: :10:?6 \X'J\k'EDON LLC $189.00 s;.ooo (16/19/1/.1'.!I) S:4200 $8,30.i 06/24/2fl:?ll $318.00 $7,500 06/14/2!):?I) $137,00 $1.747 1)8/13/:?ll:11 $27200 $6,(XJO 08/18/2020 $9U3.CKI $1U,OO0 10/1-1/:?1)21! $:!30.00 $1 10/14/2030 Work Description: .St.np and re-roof • \Vo(k Description: 114 foelot' 111tcoor waterproofing PB:?IJ.()658 RR/II HOLD!:S:GS, LLC 20H9 l'.':DIJ\N \Vork Dcsc:ripcicm: Rcplncc kttCM:n_ new i.ncc-rior dooN OC'W front door PB20-0954 llRIGMT, CAROLYN 272i! ."\RllORIYAY CU:Bl1SE Work Uescriplion: R.cp1'-.cc 1 ,,u1~·l window P82!l-0976 BRAt::-... RO:S!ILD C & 1...-.t:R 21U89 l~ 'AKEIX.J:S- Work DescripLion: lnsull 1's'12'(/' wood tk-ck .-1 rear of du·c.lling Rq,t:1ir froot porcb PB2t). f J 64 ~1OTOR CITY C'.ONSl RLICTI 26650 W 8 \IIU' RD \'(fork Description: ..\dJ I re:.Lr0001 .u,d medumciil m.odifi0,&.llon,. PB3l-l 166 ~IOTOR c1n· CONSTRUCTI 26700 W 8 MILE RD Work Oucrip1ion: .>\dJ l b11thcoonu 1U1J m1nor :1l temali.00 - M,un PC'nrut ,~ Pll20--l lCH PB'.ll-1197 ARIZO:S:,\ l'\'\'EST\IENTS L 2n12 \'\' 8 MILE RD $.366.00 W'ork Description: UbL111.ihonof I olumi.num tube fr.m~ fabric CO\ered :t\\ningove:r fronl \\indows md door - no stgtu~on ,wrllng PB:?ll-1335 $l32fKl $3.000 09/18/201/.l $1,(l.lO.(K) $-l~JM)() I0/22/'.l)'}J) ILALLSR,JOll).'NY& PAlllf 2Q950POTNCIAN/\ Work Oucriptiorc S1np and ~t00f 1'820---1465 Mnny fo\'ti!tment.s UC Work Description: ln5bll new k.atchcn e:ililltcb, neu. Oomlflg. bct.lroom u·all fume U-ith closeli; uutRll tte\\ s.hu,gle. Addcndurt1 12/ .2/20: Install r:e,•cnc: W'blc roof ro froo1 of 4l0gle farruly rnic.knce P821.(l01 l \ll!NS, RON ...r.D $1-19.00 $2,50() 02/09 /:ll:?J Work Dc11c_ription: I.n!rtillmg (4) vmyl reploceme-ot \\.~.tdows PB21.(JOJ4 BRO\t'N, FE.'\:TO:S: &J.\NET '.!1)')78 DEL.Al'C\RE $181.00 \Vork Description: 2 hehc-al phlcs PB~l--0102 J,\\IES, STEPHE:S P JR 21706 l:SDIAN $133.00 $1,527 02/05/:?1)21 11351 SE\lfNOW $185.00 $-1.780 ~/16/'lD2I $311.00 $8,500 0-1/:3/2021 $1,786.00 $85,818 05/l2/'.ll21 Work Oc•crip1ion: lnsulhng (I) Doonv..U P81l•0l50 ~ SH.WERS, YOL,\NDA ork Description: lrut.Ul.u,g ( lO) ,-in)l tt-placement Ptl11.(!466 \\.-ind0\\"1 GILSTR.\P, BR\'./\NT & SHA' 26611 HUWASSEE RD Work Detcripcion: '-ew c:otnp<»itc deck WO!llmcbon - :?lb;l2 wnh nu.l.tng and • PB21--0-168 Work Du:cri PB2l-0577 TAYLOR,CA.,DICE flep$ 22425 RIVERD.\LE ioo: Ft.re- d.anugc/~air iu 6repl;acc- room. R & R <lr)"\"nll, insul.ation. Ille. ou.sonay on fucpl.tcc, -.-.-mdows, c:itcrior door tn the affected room.. R & R carpet.lng & Oooring duoughout nu.in floor & up:1tair-s. Su:ucl.Utt cle.u1. wall~. b~ho~tt.b, v.ind:>v.,. doors & paint wall:,. 011cc clcilne<l. $125.00 $99(1 05/03/2021 26700 fill \IETT $11-1.00 Q.060 05/26/2021 :?09()9SE.\11NOLE Sl56.00 $2,955 07/01 /:?1)21 BE:-..1:rncr. ROBERT AND r 2'.!,521) ROUGE\IONT DR Work Dc.cription: Rep,1.u:-emcru \'('indows I Basenlnn wiudma,.~ Hoppa PB!l--0675 ~l.\'-'~lNG, D.\)1.lt\N Work Description: 82IT GL71TCRS PBZl--0985 PAPP.\S, co:---sr_"-.,CE Work Ocd:cripcion: I11!1l;1Jhng (6) tcplilCffllcnt \\-ilid0\\'5 at :?0909 Seminole and ::?7308 Byron (.2 addrc~5 for one hou,e) PB21-1181 .\Bil YOMI, DORCAS M :1023 SE~IINOLF $+19.00 $15.lU') 07/3<J/3.l2I Work Description: De:ano Oei...ched gt1ar:age, sLtb ru1d found.WO,i. Demo lnterior o( re~ct to the Huc:b repair ntcrior fron1 porch and M!C\Jrc the ptopcr1y from the clement,. 1'821-1196 ttp:w- ex.i.sung ch:unlink ~ ~Ulre<l fence $3):?.00 $7.-IOO 07 /28/:?ll2J $118.00 $9.0IJ7 08/09/2021 S:?8300 $12,572 08/09/2021 21121 SE\IINOI.E Sl96.00 $6.9')7 08/ 11 /20:1 22200 smrrNoLE $2-18.(X) $1,500 0S/16/:ll21 \X1TJ\IER, PHILIP & P"-.\!l:.L' 21716 Sl:.\!INOLE Work Description: stop .i.nd rero0f residentu.l PB11-1216 STAVROS. PAUL A 2157-1 POINCIANi\ W'ork Description: Tetit off and [C-roofhoo,e .md remove, ru1d replace complete guller ,pm:m PB21 - l273 \ '.\R.'-.'ER. 7\llCHAIL& LIND. 223'16 \1.\PLE\'\'00D DR \~ork Description: Roof ttpbcem~nt for house :utd ~rngc- PB21-l:?87 FTL\,ZEL,ROGERII \Vork Description: 1'821·1306 Tt-.a.t off reroofbou5e: only. CHRISTENSE:S, EMILY \Vork Dct1cription: Replxing th.c roof 011 my honsc. Tearu1g off the erist.tng: ~hmgks.. ni.,l.1t..·i.ng any weak boards, and puttmg on llC'\L' HD !ihu,gk, with the appropn;1tc Liye~ of ~c gu:ml and under lauun.ilc paper undot:n1e11tJt_ ~~ w~U 11<1 drip t-d~ .and lh~hiog for the edge-, :1nd exlult I pip< Pl\21-1351 D\\l!\,CI.AIRE&!.L'BERGb 22tl85POINCI-\N.\ $334,00 $10,000 08/20/2021 $166,00 $8,237 J0/06/2021 $371.00 $13,493 10/11/2021 $cll0.00 i9.0')() 11/0(,/2021 $9,200 l2/09/:x121 Work Dc-s-cripcion: Tearoff and re roofboU9C' :llld ga,-.,ge .and n~"" g\lUers • 21736 XEG!\UNEE \Vork 'De5c.ription: Ruoi rq,laamcni for hou~e PB21-1752 YEG l!R HOLDINGS LLC Work Ocsctiptioo: 21995 POINCIANA tnp and tc:Shingc.1 roof, :,..:cw guucn and down.~ut,; Work Description: Stop and re--roof ou home only, uut11ll new GAF l'"tmhtrlme HDZ rcw)f 5)1tcm. PB21-21 IJ CIIIS~f.ARK. U,\,'RENCE M 20'-)56 DELA\X'_ \RE Work OcBcription: Fasda & Overh:u1g. Vinyl Soffi.t & Alum. Trim Gutter Sysitm & Guard $281.(IO �$:?IIHll $7.'i<J<l 12/10/ 3>21 $11,308 01/0413>18 \\'ork D«cri ption: :°'cu: roof Pll:::-11104 $316.l)I SHRDl.l:D\\'A RD&~l\DEJ 2'165.-HI.\WA: CERD Work De.saipc ion: Stnp •nJ ~roof hoUS< and g.ara~ Plll7-1983 s.\,KOI•.-\ H,)LDl,GS 1,c 2:(,Q\I ROl 'GE\IONT DR $<>71.00 \\:ork De cripc ion: \"aciuu Rcoonooru- Bcdrvvrn md b;ath, / ~,bl N.'J').Ur RouW'J \\.ill, irbubbon .and final U\Sf>C"-UOn, rcquuccl ~e contucr Jul> 9CI for ,pec:1 1mc.t 1'<ld1uon:J permit... tretuu•t•d \ddrn<lum #1 Rern.l\t "1'Ki recon,i.nx1.a dormer Remodlc ht lloor bathroom. +-:?;..19 ..ill Rough. lll!<iUl.1llo1l and fu\.J in~ptc1iot1, f'«l'o.ttd Pll:?0.{>819 \n'-'FRFI', GP . BJR& DORJ 27330 .\IU.IOR~ '.\\'# 10 Work Oc1«:ription: Roidcnti.'11 1'8:tl-HJ'JI ,i,.,ndow .uxl 1 patio door )KL REAL ESTATE CO LLC $ll1CWJ St.'m 08/ 0'\/21l20 27070 SHI.\\\',\SSEE RD $175.00 $1,0C,0 08/17/:?ll:?ll 2174!, SF\IINOLE $248.00 Wurk Dcscflpcion: $1\.Wlg worJ.. PB:»-1315 :-;,\Dl.'\N TTO W ork Descript ion: Rcmo,-e anJ ttpLace rouf p~r coJe l'B:!tl-13:i,4 2 ST.'\.RS PROPERTIES LU: 2 1;81 1:-;Ul.'I..'>: $231.00 ~419 ,\l\PLEWOOD DR $51.Wl.<XI $!3,700 12/0-1/:?l'l:ll $ 1'i8(0 $1,">00 l2/07/'!Il1JJ $ 161 O:l $t.7l•l 12/15/3)21'1 $339.00 $11,3'11) Ol.'2)/21)21 $148.00 s,,533 o;/14/3121 Wo rk Dc:scrip<ion: Roofing Repll\C'ffllC"tll P82()..t<;i; \\1, 88, JOH.'\\ ,. ._,DJOA., Wo ,k D«crir< ion: RoofTe.ll'oiC and Roof Ran c.JI .and "Pl><< gutter, & do ..-n,pout, l'B:?l'-1666 ~ .\IIRl_l:\..''-l .\N, \1H£R& :SARI 2110-11,K!>TER RD o rk D«crir< ion: Repbc< roof on g,u,,gc - ,e,.dcnb.J PB21l-l7l9 FORBES, SCXYIT & \1CD.\M 2. 1768 :-:EG.\l1':EE Work Description: Roof ttp.u.r 21081 EAST \\'ork D«cripc:i.on: SO"'fl~ l2l.Jf1 for uucrior ,·.derproofing and 1 !ump pump 26700 EM\IETI Wo , k Ducrir<io n: R£PL\Cl. ·c 7 \'1:-;lX)WS, SIZE FOR SIL.I:: PB21-0713 STROBi.., HEIDI $198.00 PB1t-0937 HO.\..'-G, l . \M & TONG. SCC 21:>'.)<l(J \'.\!'I BL"RE.'>: $?760() $11,900 06/29/3121 $5(1,1()(1 $!3,994 117/o7/JJ21 Work Descriptio n: TEAR OIT SI 11:-;GLE,S R£PL'I.CE \\111-1 NE\\' PB2l-1Ct!-I CHL\1ARK,LAWRIJ.:-;CE \I :?0956 DELAW.\RE Work D etcripc ion:. GLTTCR GRATES o:,; HOU E, 2.24 SQ OF SOFFTI A.'D J:?., S(~ OF TRIM o, HOl '~f., 059 SQ OF SOFFlT AND 0.94 SQ OF TRI\I ON G.\R.\GI' P811-10;4 A11J',;GU.., MARJ.'\ & .\'-DRf 21335 \LWLEWOOD DR $166.00 $2,())() 07/12/3111 $2.500 07/'.!!>nJJ:!.l $15,0:Xl 01/17/:lll7 Work Ocacripcion: 178 FT Rf.MO\T:: A:. 'D Rl'PL\CE GUTTERS \HTI 1 S 00\\'NSPOLrfS PB11-IQ71 FR.\D PROP!lRTIES Ill U.C $::41.00 211HO DEL.\WARE \l'ork Dc•cripcion: Rew>{ Tear off anJ rq,lxnnent PB:?.1-1156 ER\\1:-,:,JO\'CE 214051. Dl.'\N Wo rk Ocactir<ion: Roofing - ~roof bou,c - ln•..U .,.., hiugl,. PB1<,.t07ft 1-:0RJ-'..•S PRE$8\TuRlA.'- C 27095 \\ ' 9 MILE RD $-189.lK) Work Ocacripcion: Dcmohbon of270?5 WQt ?\:mc ~We Road.. ~tic tank must he emptied and cruMlccl OaklauJ \..ounty \li·cll pemV1 ttqtu.rcd for capping, fo\lflJJ.tio11 tt:roo,.-al . backfill m1f>«t10ns ceqULJ:ed paor to fuul gr:idmg of sate Sod / seed & 111ukJ1 ttqlllted for fin.ti Ub{)C'Cltoll. PBl7-03~, TATE. RlffillEMTRUST 2733'1/JUJORW/\\'# IQ $168Jl0 $3.684 03/ )(J/2017 Work Dcacrlpt ion: lmtal.12 ,1.0~1 rq,la«nralt Wllldo, AlKI I door'\l-c:111 List.ill ""'--inJ..>"'1 a&.1dot doorpcrcontrAct fmc.~1rat1on 1.bk·\ mu:lt be left on ,a.,ndo"'. / doors unnl after final uupecuon. Fuial u,,spec-uoo ttq'An.J. H.100 05/IJ.l/3!17 Work~ription: Te-aroff111dre-rouf .tnp & Rc,lungl< occurduig w cont,...:I T"o uur«bon- n:quittd· Op.n/Prvgr,, and hn-1. Stnp & Rc,luuglc Roof 15# fdt I« & \t;Aler Shield, Drip Edg< \ ·cut,, n,,hu,g & Slung!<, T.. o in,pccnon, rcquu-«l Op<n / Prog,tt, & hr..J. Roof, unJc,4 / l: p,t<lt, t"''O U)-.r, 15# ceqwn,J. Roofs ,aKk<:?/ 12 pnch. \{<ml,...,. r,qu,rcd. R'J05.27 PB17-07~ KITCHEN, IILL :n;.J ,\RBOR\\ W II 25 $170.lO Work Oescrtplion: lru-t.U 3 \'"lllyl rq,Llcemcar ,,iklo~""' hut.all w1ndo,a."' Mki or c:hor p,e-r contrac.L r~stnooo uNes mu.-.1 }1< Lef1 un v.,.nJn,a.·<1 / d•lOI"!! uab.l after foul unp«uo.L Fnul .,,,..a,,., rcquu<d. PB17.08-16 TRIPLE I HOSPIT:I..Lln· 1.u; 21(~,0 DE.I.A\~ .\RE $3114.00 $1,1,00) 1)6/ll6/ :?lll7 \{ o,k Descript io n: Kitchen c.bJn<t> ond h'1h.room ttm<><kl, rough ood final in,p,cn,,n, r,qwn,d Stnp & Rcshiui,Jc Roof 15# fd1 I« & Slu<kl, Drip Edge Yen", Fl.,,lung & !-lungk Two Ul,p«ll<>n, "'I"'""' Op,n/l'rog,«, & rm.i R.,.-,f, uruk,4/l2pu.:h, two 1,,y<« 15# ,.q,•n:d Roof undn2/12pud,. \lombrone r,quu-ed. R90.,.2 .7 w.,., l'lll7-1 (1)6 co,:--1::R. I..Y1'DON S?,21Jo 216711 ROl:GEW'OOD DR 07/ 19/3117 Work Oescrip<ion: . ·..,. rool /tcnoll and r«o,cr/GM Slu.lJ /\'nutocO<kS1np& Re.hmgk Roof t;# foll Ice &\\·,i.,Shu:kl, Dnp F..dg, \ 'cnll, Aa.tlung & Slunglc . T.,-., Ut<p<ct0<>n• tequiml. Open/Props, & hnal Roof, undo, 4/ 12 puch, n.-o bya'I- 1~ rcqusttd. Roof~ under 2/ I~ pttch. \lcmbr.ulC' m,wrcd. R905.~ 7 PBl7-12l5 BR.•8TLE\', \L-\RK & ROSAi 2t,4AA SJ IIA\\'.-\~'l.f. RD $125.00 $1,-IOO 08/1 l/:ll17 Work Dcscripc ion: 8}. 10 ft 'JohcJ \\Ith ccmtin ut ,i;,1.ll Zo1ung co1nrliam:.c permit to 1mt.Jl a :<1hc<l 011 • com:rctc :tbb and r-al"\l..ill per olf'PtO-.cJ pl~. Slnd ti1d fin.I irup«tion n:qu,"'1. PBl7-l'.!6-I GL\SS,SH.WL-\ \Vork Description: :z:::l05 \l\l'LEWOOD DR $337.00 $7,:l<JO 08/31)/ 3Jl7 �fntcnor a:ltentioo, ~on -lo.id bc.anngp.irtit1',n~ Rough u.Jll. opf'fl ceiling & hnii.} tn,.,pecbo11' required l11,t.1U v.i:mlo\\~ :\J1d or door per contract. Penc~t.ration Lilile$ m,1,t ix- left on "'u,dow.,/ doon unn1 .afte1· fin\U mspccrion. Fin;1l 111.~tlon requucd.. PBl7- U36 • ROBE.RTS. LIND.\ .\L\RJE S2.0-C 21319 'EG.".UNEE 09/:Y,/ :J.Jt7 L1,tall \\o"U.ldoW!I aud or door per contcacl rfflC',tr.abon I.J>k mu!'tt be left on u"U1dov.·-;/ doon unuJ after final in,,cc:uon. Fin.al tm,pect10n ttquu~ PD l7-1676 LO\'E. !AMES & CAROL $\00(1 209')() POINCIANA I0/31/2017 \1:'ork Oc:.scriptio n: Stnp & Rcmingle .o:ordmg Ct> contr..1.ct . T\\"O 111.sped.10ru requited · Open/Progte,, ilind Fmat Stop & Rn:hu1glc Roof 15# felt Ice & " '.rec Sh,dd, Dop Edge Vcntll. Flashing & Shuiglc; T"·o 1nsrccnon• requu<d· Opcn/Progtts, & Fm~l Roof, undcr-f/ 1:? path. t\\.·o b~-crs 15# requucd. Roof, unda :?/12 pm:h. \(cmhnnc rcqturcd. R90;.:?.7 1'817-1716 DRAKE, T\KEIT.\ Wo rk Descnptron: ht.,m.:. PB 18-0003 g; $521.<IO :!2!J72 l'Ot'.'lCL\N.\ ~ D \ \ 15. ESTES 0 . · · S $I8,(Wl() · 03/ 2l / :Jllt9 g · "t' l9 =10 ROLJGE.\IONTDR $2$5.CXI $lfl,752 01/11/21118 Wo rk Descript ion.: ~;;1';;; ;e:;:;;•Roof t 5# fe:lt ke & \'\':u.er Shidd. Dop Edge \ 'cnh, A~lllng & Shrngks. Tv.o 1mpect10n..: rcqtnred: Opco/Pt0grt5j & Fwal Roofe under 4/1:? pitch, hl.-o 1:t)"C'~ 15# n.-quircd. Roof~ Wlder !/12 p1~h. ~fombnme rtquu-=cL R90S.2.7 SH \;ob.non lJ.sr f o e ~ perm.i~tnp & Reslungle JCtordmg to conll":tct. Tu.--o inspe.r;1l()1u required Open/Progtt1s and Fu1al PBIS-0084 BE'\:GRY, CELI,\ 21528 '\:EG.'\UNEE H71.00 $15,000 02/06/2018 $81),000 05/29/20 18 Wo rk Dcacripl.iOn: 2018 - Ntc:hen R.c1no<lel~ rcmQn· su(liu. Rough tnd fuul in.,pccttoru n:qlllt'C'd. PBl!l-0712 GRA'-lTE~OL'RCEJ'\:C 26530 \~· 8 MIU:: RD $1.6J.l.00 Work Oc~cripc ion: In:.ull mcmbf'11.nt" roof. mmimrnn R·32 uuularaon required Optn roof and fuud inspection ttqurre<l. 1'B18-0779 \~1-llTE, Pl IYU,IS $308.00 22431 ~L\PLE\\OOD DR $14.2')? 06/05/21118 Wo rk Dcscrip1io n: Smp and reroof bou.."C & g.m1.gc . Rq,bcc guttc:rs Stnp & Rcshmg!• Roof IS# l<lt le, & \''•terSluekl, Dnp Edge Vent,, A.&ung& Shmgl,.. T"o tn,p<cnoru requn•ed, Open/Props• & final. Roof• under 4/ 12 pi1<h. tv.o l•y•n 1311 roquued. Roof, under 2/12 p11ch, ~lembr,nc r:cqWI«l R91J;.'.?. 7 Strip & R..hu1glc ..-cordtng lo contraec T .,'O uup,,:tio11, r:cquin:<L Opcn/P-• ondFm.il, CLOSED PBl3-0788 ~ 1:-.:co:-.1rLETE PROJECT \IISSIO:S: 117 $330.CIO $5,-lOO 06/21 /3'l8 $6,000 06/2?/:?lll8 o rk D«c:npcion; ~nenr rcnx:><kl Rough. u1jljbtt0n and 6n.J 1n.._otpecnons rrquir1...J. PBl!l-0873 BEL~CHE\~·. \ 1'11KAL H l'B 18-t Ill STI.IRDY, BRIDGET $166.00 23>57 SE~IlNOLC Wo rk Descriptio n: Rq,IUr of -:1 7ft x 8ft -.all and • R\~ 2134-1 SE.\IINOU:: add.h«'Y11~ wall rep:ur tO ,Wrcase 8 r IOft. Rough and £in.al $7 19.00 U.137W9~11L£RD ltl>pec-1100 tcqU&.red. SJ0.1199 08/08/2018 Work Octrcript ion: N.h.:httl Reno,•111tion (rc-vdcntia.l). ~ew c.lbu,cb Wo. Rot1gh and r11.1.u tnspt'COO(l.$ required. PBl!l-1276 \[1&;10:S: 117 $125.00 213+! SE \UNOLE. Sl.3JO 08/21/~18 Wo.rk Description: lml21Ltio1l of of an 8 x 10 shed u.,th nu u-,tll Zonmgcompli.u:1.C<= pemut to 1.05ul) a s.bcd 011 a conc:rctc tab and .nnv.·all per appn,vtd p.Lui.5. S.md .uld fuul impcction icquirccl. PD l!l-1336 PETERSON. R.~E $'.!33.00 :UIOI POINCIANA $9,333 12/ 06/21.118 Wo rk D«cription: 10 ,q rooting R&R (hou,c & gauge) G.\F Deck umor unded,y. No scructurnl ch ..,ge, Stnp&R.slunglc Roof IS# &.lrlcc& \\•1erShickl. Dnp Edg, \ ',n", Aa,hlng& Shii.,gtc.. T..-u impecuon, requlr& Opcn/Pmgn,..s & Final. Roof, undcr 4 / 12 puch. "'" L,y..., 13# r:cquittd. Roofs under 2/ 12 picch, ~lembra11c «<]uirccl.. R')();.2 7 Step & Rc.hrngk aeco.dmg to conll'ael T ,.." insp,cuoru cequuc<L Clpcn/Po>g<c>, tlild Fuul PB18-t,:J.J ~ICCOR~11Ct,.;, ROD EY & 21793 :--EG.\11'-!EE S2U.00 it.710 10/ 24/:J.JIB $16100 $4.800 I l/ 2'J/20l8 $219.00 $6,900 03/14/:))19 Work Descript ion: Rc~ 11ti;\], Ntchcn aud Bathroom re-model PB IS-1888 Sl'ARK, HALONA..'\; RE\'OC.' 21801 POINO.\ A Work Dc,,cripc ion: Scrip & Re roof -..-ill, 6(hntl EPD\I Open and fin..t u,-,,ectioo., r,quued. PBl9-0:?50 BAKER. CYN11-IL\ 2..."()15 BEECH RD \Vork Dc.K:ript ion: Te11.t off complete roof o.nd te•roo[ Strip& R.e.hinglc Roof IS# f•h Ice& \Vot«Shield.Dnp E<lge \ 'cn1s, A.clung&. hcnglcs. Twotn,pecno,,s rcqt.ti.tcd.: Opc-n/ProgteS!I; & Final Roofs u1'kler-t/J:?pitch. two b)"Cn 15# requtttd.. Roofs under 'J./ 12pltch, \Jcnihnnc "'l'"~d. R905.'.?. 7 CLOSED l.:S:CO\IPI..ET[ PROJECT. RW PBl?-0264 \IO:--.TGO\tf.R\, 1-.A.\f\RIA 21&01.:S:EG.\ t:. ' EE Wo rk Ucscrip(ion: lu,iull (11) \-U1yl npl,1ccmcnt '-1.lndo\\"S.ln.stJ.ll wmdou."5 .ind or door pee conuacL Fenc-sW'!Uon hhlcs mu.-ct be- left Oft wmdov.--,/ doon until -Lftcr final lll!i)Kbon. Final Ul-~crion teqlured CLOSED l:S:CO\IPI.ETF. PROlECl . RW PB19--031I 2590ll\\' 8~ULERO..-\OLLC Work Dcscript:ion: l1t."t.all:HJon $10,(llJO 04/ l5/:J.Jl9 $3-17.00 SIS~l 05/07/:J.Jt9 S-1<>8.l)'J $23,174 05/ 01/:Jlll9 25')()1)W8 IlLERD of II k-rnpon~· offict": tr.uler, ,·alid \la.rcl1 :;. ~)19 through M,uch 5, :!l'20 O..OSED l:S:CO\fPl.ETE PROJECT. R\, PBl9-0453 PERRY\!\! , REECE TRUST 26431 SHI \WASSEE RD Wo rk Description: 138.lf 111R:-'00r v.":ttcrptQCfi.ng ncd to new :-tunp pump • Appcov«l by Lngan«-ong O..OSED l'\:CO\ll'LETE PROJECT . RW 1'B19-0507 SlUKES. OOROlHY 217,:, \lAPLE\,OOD DR Work Ducripc io n: In.suluhOn of ,,n:-i ndmg. trim & 1th.unmum tnm / gunt-rs per conlr-..ict. Fuul UlS'f)tcllOn rcquittd. CJ..OSED I ,CO\fPLETE PROJECT 1'B19-0511 SOt.'11 lflELD NEIGHBOR! I 21870 \l\PLEWOOD DR \Vo rk D escri ption: $2.()41.00 $108,575 05/03/ :Jlll? �.md .\1C'\.'.h,uuc11.l penml:> and uupecllu1\S reqt.Dre<l. Progtt:,~ (~luch may mclude foot1ng~fo11111ng.uuuLU..>n et..::.).\n~l f-in.il ul,p-cction, ccqulred CLOSPD 1:--cm!PLETE PROJECT PB19-0G06 fRA: ·cc..-\LE.'\ D & Dl\.'I>; :!2-105 RIYERD \l E $5,171 05/2:?/21)19 $750 06/05/2\ll 9 $750 06/0'i/:!019 SI l,4()(1 06/ 13/2019 \Vork Desc:ripc io n: \'t:'atc:r dam,1ge ttp:ti.r CLOSED !>;CO\lPLETE PROJEC1 PB19-073, RW TOTil,STEPTI.E:S&JANICE 267U0l~'8MILERD $:!9().00 \'('ork Ocsc:rip1 ic,n: Demo only of floonn& <lrywaU - no ,trut.lurlll ~O Pl .\NS OR SPF.CS, SUB~UTfE.D. CLOSED 1--.:CO\fPLETE PROJECT. R\'( PBI9-0736 TOTl-1.STEPIIE>;&J\NICE 16650WSMTLERD $290.00 Work Dcscrirt ion: Demo only- no ,irucnml -lloonng and wyv.,!L NO Pl~\'sS OR SPECS Sl'BWTTED CLOSED J>;CO\IPLETE PROJECT RIX' P8l9-07\)(l D'_\,Gl'.LO. MICH \EL & C.\ Z!-11 I \LIPLf.lX'OOD DR Wo rk Desc ript ion: Tcaroff .md re--roofhou~ .:md g.tnge. Stop & Rcshinglc accordmg to cootr.tcL T,vo in!peCtiOn!J rt,qwtctl Qixn/Propss aod f"'i:nJ.l. Stop & Rc~lunglt! Roof 15# fdt kc & Slucld, Dop Edg,, \"en<>, Fb,hing & l'lungl«. Two uupccuons r«Jluttd, Open/Progn:» & Fin.!. Roofs und<r-l/12pitch, t•o laym 15# r<qutred Roof, unJec2/12 prn:h,:-.fonbr.uw requm:J. R905.2.7 w.,., PBl9-0869 EO\X'.,RDS, DORIS R Ll\1-..;( 21574 POINCl!\N!I $195.110 $5,-!00 07/~/'1JJ l9 $6,000 08/lJ/::!)19 o rk Dcsc.riptio n: 130 Fr. lnten1d dcin"A~ ,ystem/ Sub :soil J.r.un. ~cw :sw.np ptunp .ind lmt:r \ \1 CWSED !>;CO\fPLETE PROJECT R\'\ PB l9-1177 ~7:!SE..\ll'JOLE 11\LB.-\NY,DANIE'.L $ 180.00 Work Oc,;cnption: Stnp & R,slungk Roof 151< fdt k• & Water Srucld. Dap Edge \'cnl•. H,slung & Shmglu. Two 111,p,,c:n,,ri, t<quued; Opcn/Prog,:css& F1ru1L Roofs under 4/12 pitch, two byeo 15# «quued Roofs under 2/l2p11ch. \krnlmne requtrcd. R9052.7 Strip & Rc.lunglc m:ot<lmg to contract T"v iR<p«tioi" requ,r<:d Opcn/Prog,:cu 111ndFw.1I O..OSED 1:--co:-.lPLETE PROJECT RI' PB I9-1799 CRL'DER. 0 C III & \!IO·L.\E 2ll.l06 W:\KEDO'- $1.597.49 SS0.001 l'.!/ Jl /3! 19 $2,-1-16.00 $133,000 08/ I9/::!)20 $9,.l,l7 02/06/:!J.>'}J) $7,800 IJ9/28/:!IJ2l) Wo rk D esc ript io n: Pire rep:ttr 1 '!U\'.>ty fr:une n:sidt:ntial CLOSED J'-;CO\IPLETE PROJECT. Rl'C' PB!9-J925 210:?3 SE.ID 'OLE •\BAY0\11, DORCAS M Wo rk Description: Interior & E~tcnot ~novatlOn.. alrc:rntions and llddiuon to single f:unily rnidem:c P820-0l59 S:\.ll EL\L £ :!:llll2 L'sf.3TER RD $28-1.00 Wo rk Dcscripcion: Tc-aroffhousc roof and tc:-roof PB20-0219 >;1Cf..:&CO LLC Work Dcscnpttoru PB::!0-1008 $993.00 '+' t'~ • G& R PROPERTIES& RENC 2:?053 PO INCL-.NA · $ 1-12.00 $J.6l)Q 08/ I9 /2!>::tl $283.CXI Sl,50<) l ~/ 18/2!):?0 $90.0C) $:?5.139 09/02/2021 \Vo rk Oetcriptio~ Remove a1ld replace roof PB'1JJ-I757 11.\Ll.SR,JOfL\;N\'& PAJIU ~50POINCI\N\ \Vork Dcac:ripc ion: ~e\li b;u.;k porch PB21-1~27 PERERA, H-0-.\SHWlN-OL--: 26650 SHlA\V-\SSEE RD Wo rk Deacr;pt ,on: "'Pl.icing 9 cxl<nng .,;,,&,w, Total Permits For Type: 218 Total Fees For Type: $156,236.49 Total Const. Value For Type: $9,125,491.51 Report Summary Grand Total Fees: $156,236.49 Popubuon: All Rccottb Permit PennitT)p< = Bwlding AND P<mut Dotdssued Betwe<n Grand Total Permits: 218 1/1/20 17 l 20000 M!AND 2/25/lOll 11:59 59 PM AND ProJ"'1) ParcelNumbcr Coolalns 76-24-31 Grand Total Const Value: $9,125,491.51 �Section 32 - Building Permits • Pe rm it # PB20-1788 U,ntr.ictor J ob Add.rcss 02/25/ 2017-2022 Fee Total LIO:\ l:\Y£S'n!f''JlGROL"l 2l4778RIDGE:.G Cons L Value nil.re JH uCd $1.33:!.00 $35,001) 02/08/3121 $7,89?.01) $50,00) ()(,/07 /3121 Work Oc,t1cri p rion: Alter.it.ion of int.cror ~pace for office. ::!J..J77 Bridge- Suite G PB21-07n ROBPRTS. ERJ K .'I. 2,HO SIIIA\\'..'I.SSrJ' CIR 105 \Vor k Oct1c ription: hrc rest.omtio11 to Bldg ➔ to the c:ummon ocerui :ind I 'nil'" !05. 106, 107, IOa.2llS,3)6. 207. ::::il8 -\II fee, on 1'821-0792 1'821-0793 CO:S:~T.~l'<TINE, FRAXCES 253-IO SHIA\~·ASSEE CIR 106 $1..~J.OO ~so.om 06/07/21J2I Wo rk Descriptio n: fi.re ~toul.lon to Bldg 4 Lo the com.tn)n '!\rea'" an<l LT1ur!l !05, JO(>, 11)7, IOR,3:>5.20G, 207, :2!)8 All f,.-. on 1'821--0792 PB2l-079~ SURE WAY HO\IES r:s:c 25340 S111.\\\'ASSEE CIR 107 $130.00 ~50,000 06/07/'.!02I Work Description: Fire t"CStDtabon to Bldg 4 lO the common-;ircfti an<I lfru1 105. 106. 107, Jl)S,:",,)5..,:),)6, W7, 208 All f= on 1'1121..0792 1'821-0795 HE.i\D HE..\D HllAD & HEAl 25340 Slll\WASSEE CIR W8 $130.00 $50,000 06/07/21)21 Wo rk Description: Fuc tcjU)i:,1tion t0 Bldg -4 to the co1runon a:re;1..5 and l 'nits 105. 106, 107, WS,205,..20(\, 207,208 /\Jl fee, on PB21-0792 PB'.!1..0796 \'.\ S.: .-IJ-'mNE, ERIKA 25.HO SHL\\X'AS$EE CIR 21J5 $130.W $i0,000 06/07 /,!.J21 Wo rk Dcsc:Tiption: Fire rHloeation to Bldg•ho thcconunon a.L"Cas and Units 105. 106. 107. 108,3,15,-3)6. 207.208 All fett on PB21--0792 1'821-0797 K.\l"SHll-J...7.".\ lAR. G ..\XDHI 25340 SHL\WJ\SSEE CIR 206 $130.00 F,'l,Of(l ()6/<rl/2021 Wor k D<:,cnpt;o,. foe r<>tornuon io Bldg~ to lh< conunon .,..,.. ond Unit, !05, W6, 107, 108,205,206, 2JJ7, 208 All fees on PB21..079'3 P821-0798 TAYLOR,JEROME&D.\RI..r 253-1<.lSHL\"'ASSEECIR:ll.17 $130.00 $50,l)(l() 06/07/2021 Work Dctcription: Fm, ..,.,o,..riou IO Bldg 4 10 die conunon ,rca, and Unit> Ill5, lll6, !07, 108,21.15,2116, 207. 21)8 .\ll t'ees on P821..0i9:? PB21-0799 G.\NDHl. l(.\l'SI IIKKDIAR 253-IQ SHl.•\\\"ASSEE ClR 318 $130.11() $50.01.IO 06/07/2021 Work De&cripcion: hrc rc,,omtion to Bldg -I to the <:oou.non ate.as .a.nd Units 105. IO(>, 107, 108~5.206. 207, 20R \Jl f.,.. on PB21-tl792 PB2l-1463 $876.00 P.\\1JK, ~LIOl \EL $30,l~I 0?/03/21J'.!I W o rk Ocl!lcripc:io o: Rep.Un due to full.c:o tr:ec. Rcplaccmcot of roof and brok~1 r:aftcr~ Rcpl-accmcnt of atbc in.~Jatiou. PB2J-1~3 FELIX BANk:5 22803 Ll!EWRIGI IT $252.00 $5,800 09/IU/'.ml $615.00 s2,.1v1 09/22/'.!021 $319.00 $11,670 10/06/2021 $~21.UO $16,8(!0 10/01/'.?1)21 $375.00 $15.395 10/25/:?1)21 $31,376 l:?/13/:xl:!1 Wo fk Dcscrir,cfo n.: Jre-t:llling (9) replacC1llCO.I windo·w~ PB21-1559 • AT&T'.\IOB!UTY 2.,,;3 \'\' 9 MILE RD Ant<n""" \Vork Oc-8criptio n: Du,h Xctv.uck collocalion al ~l'..i.sbng telecommunication f.adJny PB21-!5R2 GOOD..\U...SANDM Work Dcs cripc io n: 1'B21-1663 21880 DAISY LS.: Roor Repl~ccmC'tlt on house S11':ORSl(J, ALE..X..\..'\DF..R 22309 PROSPER Wofk D ucripcio n: replace u.i:etmg rQO ( residenct and gi;ar;1.ge P821-17-15 LA.' IB. KE:S:NETH EA..'\TI D :!.2292 PROSPER W<J rk Dttcriptio n: tt--!'hlngle th~ roof PB21-2127 BO\x-\L',X, RYA..'\ M :?2'753~\?'sCY $87:!.00 \Vo rk Description: Roof r:eplac~mrnt. ~iduig tcp,tir wJ in1~nor dry"-·)tlJ .and paint due to 111 c:01,ered cl:unage PB21-219I Dl"PRI:. \L\RLENE 21396 PROSPER U1!!UtlllCII!' loM ~uffe.red dut to stonn s-1s1.m $20,830 12/17/3)21 $3.}1\-100 $150,000 04/':3/:xll7 \ Vo fk Dcscr ipcio n: 1ea..r off & re,.roof PBl(...085? ACOUSTIC..\LL\:\TIU.C 2t:H2BRIDGE Wo rk Oescripc:ion: \1('(Ucal \1"n1lli\1l.l. Facility mt.coor ..Ut. :? hour fire sep11;.U.1on ~ .t.U, rto1UO.tdbeiiru1g pru-ti.rion,,. Rough wall, open citiling, opt'f'I trcllch / ,md and 6rul ~tions rcqlll.I.'«I. PI..AX); 11',G SIGN OFF REQl:IRED PRIOR TO 1ssu:--c C OF O mf PB!7-007I CO D-IERY HOLDINGS LLC 22223 TELEGR..-\PI I RD $-165.0(1 $MOO 0~/15/.l!Jl7 \Vork Desc rip: ion: AdJmg 3 antnanas 3 r.Khos and •~red oblang to cn'"ttmg¥run telccom f.aaht}'- :'\o ch.31\~ rn hnghl to itructure . '-=o ground or d«trial \\--Ork. Equipment modtfic;anon lo existing 1el«o1mm.tnK11tions (:\CU.It). Must compl) u-ith Ac1110 of 2006. Fmal ,n,p,ction reqw,.,d PBJ7-0IU $5.950 S..\L'\MEH,L\ITil&GL-\WS 2S'.?1IOSHH\VA5SEERD 03/07 /21>17 Wo rk Desc riptio n: In.sull 16 \"Ul)1 repl\\Cemen1 \\'Uldov., per oootuc:t.. Fen~1rntion lsble, mu~t be Id, on \\'111(.f..'>W!l/tloors until ~ftcr ftn:11 in..,,cctmn. Fuul u1.,x-ct1on required. PBl7-0:::99 UO:\ I'\,'E.'IT\fENT GROl ·r 21477 BRIDGE B Wor k.Dc::s-cripc.ion: l 4 ru1 $3,0JJt) $1,500 03/28/21117 B--lnterior Demo Interior Demohtion o( NO~ loJd be:mng "'-alls., pattions, grid ceiling and/or oth<-r non stnicrut-.J 11rm<1. Required fire 1\1.trm., 6tc supp~Sbion, t:mergtncy and exj1 bghtmg m.usl be m..iinhuncd Fu,al Jmpecuon ttquircd. :,...·o occupancy ,sallowed. ~rate pcnrut rcquittd fol" lenanl build out 1'817--0300 • LIO'- J:\,l:ST\lENTGROl I 21-ITI BRIDGEC $330.01) $1500 03/28/2017 \l'()rk Oc-scription: l 'rut C-luterio.r De-n10 I ate.riot Dcmohuon of NO>-: lo:id bcsnng wall§, partJ.ons. grid «ihng nod/or. ol.hc-r 0011 stn1crural Jfems. ~uittd Grc Wnn., fire sttpptts.sLOn, ~mergency ,uKI exit bghung must be maint:un«L Fin~ ln:f>CCOOO tt-qUtn..-d • ·o OCC\1pancy is allowc<l Sepcn1te pcnnit required for tenant build ouL PBl7-0301 LIO'\ J:S.YE.ST\ IENTGROl"l 2HTI BRIDGED $330.lltl Sl.500 03/28/2017 Wo rk Ocscripc ion: l"tut D-lntcr:ior Demo lntecior Ocmohtion of NO~ loJd bc,mng wall~. p-artioru. god ceiling :and/or al.Mr non ,truch.lt'.tl 1tcm!l. Ril!<Juitcd 6re Wr:m, fr~ suppro.sion, emergency 1nd exit bghu.ng mu':'l be m.i.inta.incd. Fuu.1 h1~Uoo required. "o occupancy u allo1t.-·t.-d. St-pc111lr' peorut required for tt"JUnt build out PBI 7-0302 LIO:S: I'\YEST\U::NT GROL"I 21477 BRIDGE E Wo rk I)c9c,iptjon: L'"nit E-lmcnor ()e.mo $330.00 $1.SOO 0J/'Ji!,/1!H7 �Pl117-1ll0.I LIO'- I'"\U'T\11~'-TGROl"I 11477 BRIDGI' G \\ o rk Descript ion: l·1u.t G-Intcnor Dano lo tenor Dt:tn(lhlJon of NO'.\ loJd bt-.ir1.ng wall!,. parboru-. gnJ ceiling 1nJ/or oth<:r non ,,nictu.rJ.l 1tcm,. Re-qui.red fin: l\l.1m1.. fire sitpptt~l(.)n, eine-~tC) ~n<l UH hghllng mu:-1 he mainf,uncd. Fm:V ln--pc\'."Uon ttquin.-J. '.\:o occupo1.n~· 1 allo~-a.l !5,q>c-~te pc:nrut rcc:iuircd fo.r tetU.tlt build ouL PBl7-03C4 suo.oo LIO'.' l"TSl"\tr:ST GROL'I 11477 BRIDGH II \Vo rL. Dc~c.ripc ion: l 1ut H-lntcnor Demo. lntenor Dic1nohoon of NO:'\ loJ.J beanng \\ ;1Us, p;,1,rtK)nl, gn<l ceiling anJ/or oth~r n,)n •tructur.il 11~1!1'. RN:fmrrd fire ilirm.. 6re 5Upptt:.ston, emergf'ncy .lnJ t-J.11 bghttng rnu~I he m,unt:unffl Fut#l [n.spectton requue<l. ~o ~atp.uicy LJ .illou:cd ScpetMt' pcmlH rcqutrt'<l for tenant build out. Pl117-tllO, uo, 1,YI.:ST.\.[Cl\'TGROU \Vo rk Dcscrip, io n: l~rnt 1-(oiecor $1.500 21477 BRIDGC I ~3/.'.!8/:!0!7 Demo. loteQ<>r Dc1nobtion of 0~ lo..d be-,anng ,ulls. plU'tlon.s. gnd ceiling .llnJ/or olhcc non "llnlduul 11en1 ... Reqt.uced fire a,bnn. tire- ~rrre.,, .. 10n, emergency ~nd e>.it 1.igbUJ.tg mu"t be m.unt.Mn«! Fm.ti l n ~ n requucJ. "o Sq,cr:1tc pcnntl required for tc.N.nl build out occupancy i, a.llowcJ. PBJ7--0307 :-Ol7lff!ELD EJC-,HBORfl 253l6SHI.\~ ~\SSl:f\CIR#31I $3'7.00 \\rork Description: #.:~01•lntcoor :\llcnlion:,... )\Rf mterior mJ t-ltcnor rcnonUOn'I u dct:u.Je<l on had spec ,hcct. Scpc:ratc P1umbtng. E.kctti..:al wd ~k-dl..an.h:al pennus ;a.nd in.p«ti,:,m ttqUircJ. Progrt, {"iuc:h 1n2~ indudc foottng.fram.ing.in"Sul.tuon th:.).\uJ Fmal in.specbOn.!r,qui,eJ. 7<M 2..1.1 Smgk or nuJb•4UUoo . mc,b.e !Wmu Ire' required u1 ,n·e.ry ~ m .mJ b...illw~y m the vic.tru~- ol lhe bc:droom., and c,·tty tloor lc,-cl uidudmg b~ncnt. C/O detect.or rcqwcd in t.hc: ,;ciruty of the brdroom. s;.200 0~10113.111 $135.(ll Work Oe1c,-ipc.ion: :'.'."n, Roof• Tear d>,TI to "'-ood. 1hcn ttpla~l' "',lb lk'V. . Stnp & R,slu,1gk 11ttotding to contr,cl T-.o in.<p«U•>11S tcqW«<i Opcn/Ptogrc,. auJ Fu,.J, Stnp& R.wngk Roof l'i# felt I« & \\'•t<rSlutlJ. Drip Edge \mt;, lb>lung , Slung!<' T,.,1n,,_cu,m• roqui«d;OpeQ/P"'8""'5& hn.! R,,of, unJ.r4/11ptk:b. two l•ye<' 1,11 roqui«d Roof,undcr 2/l~puch, \ km!,...,. r<qWttd. R'ltH2.7 P817.{l59~ B\KER,JUSTI . 25!75W9~0LF.RD \\ ork Dffcripc ion: Roof te,1.r off .md SJJllO $132.00 b'i 10;/3ll7 n:➔htngk . Stnp & R.,lungk Roof 15# fdt kc & Wa1« SludJ, Dcp Edge \"eni,. fttming& Shingles. T ..-., unpecuons ttquu«l OpcniProgre & F1n-,l Rout, unda 4/12 r1k:h. t.,.., t..y«• 15# requi<e<l Roof, und« 2/ 12 p,tch, \if1nbrule ttqui~ R905.2. 7 ~tnp & Re.luogl, ..:cording to co,Hnc:L T•-o U1.,p«UOm ttquu«t Opcn/Prog,,es, .nd Fuul. P!ll7--067I CH.\'-:OLF.R, GR.-\CE 2'.?811 LP.E\'OUGHT s-tsoo $l;GJX) 05/t5/:xJJ7 \\-ork DcK.ripc ion: ~cv. :uding. gutters .nd elecrocill tnm lo:tta.lbt.aoo of ,,nyl stdtn.g, tom & aluminum trim/ gutn:n pc-t contract. Fm.al uupcctioa rcqtu.rcd P8l7-'ls:?5 '- JOR,SDA.>s;Ot:&R $13,S<xl $322.00 06/07/-:!JJl7 Work Dacrip:ion: I lO' lntennr 1'-~aterpflx>6.cg& sump pwnp to d.ttch. ln~r11.ll:ib00 of 110 r~ct ormtc:oornab soJ d.c.un ~y,tffl\f)er cantraet "'"gh and foul uupo<h<>l><i r<qWttd 5.r<n~ l'lumbmg pum,I ..,cl ,rupecuoo; ttq10r«t. I'B l7~)343 n;sl"t-O\', IS.\Y :?25511 LP.E\'OUGI IT $:!,(l'.!7 $!16.llO Work Dc<eription: Stnp & Rnhingk Roof 15# felt fa, & \~·•••r Shield. Oap Edge \ 'all•, H"hing & Shin!1lc r<q<urcd. Open/Progtt & Fin.I PBl1-0860 L-\\\"SO'-:, ROBERT 1.."'723 Ll:EWRIGI IT 06/07 /3Jl7 T= tmpecuon, $3,001) $125.IXI 06/119/3)17 Work Oeocrip<ion: In,wbuon of 12 x 16 u.:lt built >heJ ..,th Jt,J pad Zorung c::~UKe pcmut lo mst.Jl a ~hcd oo • conctttc ,lab and at,1.·,U pt:r appro\:'M pWls. fuotlllg •nd final uupectionttquu«l P817-I312 on·oFSOl711HOD =l()BE.EOIRD $:5.67~.oo I 90(),000 09/l4/-:!JJl7 ork Dacripcion: Brtxhv.'OC><b ReoeabuO <"..L"fttcl'-lntecior ..\.ltcuboftj .and eottill\A:.bOn of an ek,,ator Foohng. -t..tnd, rough. open oeiling •nJ final in-poction, r<q,arcd. 5p<cwl '"'!"''""'" rq,oru ~weJ P""' to C of 0 24~3() S!,RGE.Yf $R,.1f.0 $2IQ.00 09/01 /3Jl7 'Wo rk Oc-saiption: TurofJ .and tt-roofhcHl-C only--Gun,u rtpL.ccmt-nt Stnp& R.sbingk Roof 15# l,h kc& \~,tcT.hidJ. Onp f:.dg< Vent•, fb,hinge· Shingle• T,roimp«oom ncqu,.=l Opcn/Prog,ns & Fuul R,...,f, wkltt4112puch, n.-o r..,.,., 15# r«r,u=l Roof, under 2/12 r••ch. ~lembouw "-'!"'<Cd R'l05.2. 7 Strip & Rdw,gle .cco«hng to can«•<t T"" bl'f'«hOn.< ~ut=I Opcn/Progn, .. and foul PB17-!789 :\LUSO:S:_!R. IR\l'-:G $471.(1() Work Ducriptio n: Construct ~ deck and suruoorn. f;ooting'!', rough t.nd fin.J t0!>pc-crl()l1.~ rcquattd $:!,077.00 $1(19,:?:?<l U2/28/3ll8 Work OcFcripcioo: Rt'1'Jde:nti,J fire ttp.uo~Room by Room Sp«" httt mclud..,l Fite r:rp,aar per ,pe«. rough 11.nd final uup«hnns l'l'((UUeJ.. PBIS-<121 i \l\X\\"EU.. TERRJ:SCE/CY: :!2336 UIBWRIGHl $125.11() ~1.3)0 03/()(,/3:118 ;anJ pl.ace on uuru,g L1h. Cost.ruct a 11n1,. 1(1' .X IZ .Jicd on c:rl.Slung slah iul<l c,d'\l,·;dt Zo1ung coavL..mcc pcnrut to irul.111 a ~hcJ ou • concrc-1c sL.b .s.nd ntv. :ul per appro"e,c,.I ph.1u Fuul Ul'JX'ClWn rtquircd Wo rk Dcsc-ri pt io~ Repl.u.~ shed PB13--06S8 LE"1S. N-4.lll.\SIE.L 2..'??2 LE.E\~'RJGI IT $8.0-17 $2381)1) 1)5/21/3)18 Wo rk Descript ion: Tear and tc•roof hou~ .utd t.tt.a~J gar~ r.. o ID't'«UOn• r<,quu«l Opeo/Progtt,s & hn,l R.,ofs undcr4/12 puch, "'-o I•)~" 15# miu,..J. Roof, under 2/IZrnch. \l<mbrn"" ""!'"red R903 2. 7 ~mp & R<,lungk Roof 15# li,h kc & \\ .,., SluelJ, Dap Ldg< Vent,, lb hing & ~htngk• Stnp & R,,hinglc ,ccorwng I<> cou""-L T,.-., m,pectious "'l'"'eJ. Opcn/Prog,.» anJ Ftml PBl3-<M? QL"EZAD:\, GANDY U.o rk Description: Imull 25319\\'?iUI.ERO ~ gft>Cr.llh1r & 1'iln.ut SHl,314 module tr-.&11 tn huuU gt:ncrator per wrm·ed plan'!l. hn.J n-,,ccuon ttqus«d \1aun1.t1n iO dBs 11;t PB18-071l5 RICI!, RO,.\ID B \\ o rkOcKripc.ion: 25111 W9WU'. RD $:5?J,0 lot line-.. 0,_,30/-:!JJIR �Stnp & R.C'!!lunglc Roof I~ felt Ice & \\'ater Slucld, Drip Edg<!' Ven1s, F1.a:.hing & Slungles. Tv.·o u\-,,e-c11011~ reqw.rccLOpen/Progrc-t~ & Fin;l]. Roof, uoder-&/12 pitch, N-o layer, 1.5# re-quired. RQO~ under ~/12pitch. \lemhrnnc te,qlu.rcd. R90:l..:?.7 ~tnp & • PBIS-0716 Rcsl-ungle ncco«hng lo conlt:1e(. Two ta!lp«tions required: Open/Pn>gteJ, and fu1:U. $9.260 S232..01 :?2-1 l1 LEE\t1UGHT .\DA~l~,DENISE ll5/2-l/'.!IJl8 n .. WorkDc.crip<iom Stnp & R..h.iuglc Roof 15# f•lt t« & WarerSlucld, Onp &lg,,,·• .,,.. hing&Shingle,. Tu•o m,pecuons required: Ope11/Progre~!t & hmJ. Roof:; under 4/12 p11ch, N.-o J;1ycn 15# required. Roof~unJcr 2/l~pi~ \fembr:tne rcquirie<l. R905.2.7 PB!S-0897 P!Hll-09:-1 · L.:\WSO:S:. ROBERT $24,000 $897,0ll LIO:S: 1~·vr:sn1CNTGROL'l 21-1n BRIDGE H \Vork Dci1cr1p11on: ~quired. · gI - · · ~ 2.."723 LEEW1UGHT 07/l l/:?lll8 g vt I $21,0-16 Hl0.00 06/:l5/2fll8 Work Dcscrip,ion: Stnp & Re\lllungk Roof 15# felt Ice & \l'atcr Slueld. Dnp Ed~ Venl5 1 A.t.Shtng & Shmgtc~ Two m~chon,. requued, Open/Progn·>< & Fm.I. Roof• under 4/ 12 pil<h, two byer, 1511 ""l'""'d. Roofs uod<r 2/ 12 p11ch, \lc-mOr.. nc rcqu1m::l R905.:?.7 PBl8--0'J38 L:>.lTED CE.'-"fER Sil 06/22/'.))l8 $29<).QU :!5700 W 8 \111.E RD Work Dcscriptioru Fin-works Teut $.ile fa<nt PBIS-0969 <1,,,., 6-2(, 18 through 7-6-18 DOLLING, C.\L\1N S-1,209 $176.00 22321 C.\RLETOS 07/17/2tll8 Work Description: lmtall (4) '\myl repbCC"ment 'Q.'lOdo\\>~. InsLill windov.'§ .md or <loot per cootmct. Fcnest.rabon lab-le, ttlU!il ~ leh on ~,ndo"'~/dnor,. until afte-r fin:J io""[>cction Fuul lil.-,:,cc1..1on 11:CfUlted PBlll-1331 LE\~15, ROY &JOAS · $2.CX•l :?2300CARLETO:S: 09/17/'.!lllS Work Ococ,;p<ion: ln.sr.>11 (I) doo"'olL huull \l.'11tdo""' and oc door per con tr.Kt Feoe,tr:1tion Lblu mU!!lt br lcft on u'llldo..-s/doors Laud iftcr fuu1 in<ipection. fin;1l U\..'f)Cct1on ttquu-ed. l'Bl8-l-158 $176.CXI \Jt\lE: 10, GEORGE $4,2f•l 10/17/'.!IJIS Work D«criptioo: ltubll (7j ,,nyl ttpfacemcnt win.do\\~ I.rut:tll u-indcnr,-,, and or door per contrncl. fene~lr.iaol\ L:blcs must be left on u~udov.,/dooa unu.J after final mspcctioo. Fm:1:1 io.._,xc-tion requu-cd PB1R·16J2 $-1,837 $186.IJO COPEl--\~D,CR.c\JG& D.'1.'-1 249-IO FREDRICK 10/29/2018 Work Dcecrip<ion; Jnsull (6) \.11\fl rq,Ul%,nen.r uindo"':,.. Lnstill \\-,ndow5 uidordoorpttc.ootracL Fene~1ratio1t labbmu,tbe lell on '\\.'Ul<lou-s/doon until :;aft« 6n.J trupection. P818-1628 Final mspecuon ttquuecl ARM.f!.~1O.Gf.ORGE $21:?.00 J8,000 11/08/2018 $+17.00 $16,500 0l/lO/'.!lll9 Work Oc::1cripcion: Guttc-n.. bathtoom 'im.tny and nks. kitd,ni c.abint'tl and countcrtops. • PBIS-1867 DL1K.\, l',\L:L & PH.\N, HO 24596 5-\RGE;,-,T WoTk Dc1cr1JW]on: dcgtte patch. PBl8-1896 'il:·.\SHINGTON.J.\\IES O& Work Dcsc:riptio,:u PBlS.191-1 p· ~ ~10..l.ot.fS L"9<J5 '-hNCY 51.lll.OO " S3.358 01/08/3119 lnst.JL..hon of \'lnyl sidmg. tmn &. alurrunum trim/ guuc~ pei: oonr.r.lcl f-uul u,,pccuoo ttqtiired $?,700 DA\1:XPORT, LDL\R/DIN. 2:!9'18 C.IRLETO~ 11/07/~118 Work Description: R,plocing (10) "iodov.'> 1ruull ll.-indou, .mdor doorpcrcontr..c:L Fcucslniuon lable, mu,t Ix kt, on ,a:indo\\°"$/ck>or1 until aftt'r ftml m.spc-cnon Fuial by.;pecUot1 tt:quittd PBlll-1976 $6,000 BO\t,L\'-, R\'.'1.'- M 0l/lY.?/2019 Work Description; Sbo~-cr and shower pan UlSl.ulltion. Es:~001: w.tll q.ilJ h;1\-e msLlllattQO eq,o.5ed. Rl!fflO,mg clq,-all and k-2;,;ng ui,Uog U1Stall..1.rion. PB!8-1'186 COTHER\ HOLD[NGS I.LC :?:!:!23 TELEGRAPH RD $1.13:!.00 Work 0-c:f!cripcion: lntttior :1hcr.nions- Non-lo.id be-i1ring p;artiuon.s. Rough ,1,all~ opeu c.ciling & 1,t Floor !lhowroom .uW ofbcit PB I 9-00-15 \~·.\SHINGTON, J.\:\l.ES D & $118.00 2.."905 '-ANCY S38,000 01/10/2t'.Jl9 ru,:U in.,,«tioru. . ~quu«i $1,:nl 0l/:!5/:?1119 Work Ococ.rip<i.on: lnsr.>11 (2) ,;,,yl n:pl..a:a:ncot ,nod,.,..,. In,tall uindo'\\"5 mdor<loorpercontnct. Feue-,c.tr-.ul011 LhlN must be kfton "',ndo"/doors until .Eta fuial irupcction Fin.1lUl.,,«tionttq1.w-cd. PBl9--0'.).l<,) LIO>. r:s:n:.,7,[E'ITGROU 214TT BRIDGE A $2,67:?.00 $t:l0,00U 03/12/:,:)19 $1 03/12/3119 \Vork Oc.s-c.ript.ion: \bin Pcmut PB19-03'J9 ; ln1crior- remodd ofSk- ..\ & B for QI I Studio PBl9--02JO 1.1O:S: J~'YEST\!CNT GROL'T 2l~TT BRIDGE B $1911.00 \X'ork Dc.criptioo.: .\1:nn P~nlUI PB19-0209 : lnte-nor ~rnc><lel ors,c ·" & B for QI! Stud.to. Ftts PBJ9-0135 llt"e on PBt9-0.:?09 $2.100 HE\U.ETI, EDWARD & fRA 25303 \~' 9 MILE RD 03/26/2fJ19 Work ~cTipcion: frh,u.11 wtn.dov.'\ .lt\d or door p,er con.LucL f-mt:$-lnltion lahlc, mu,t Ix- lef1 on "',.ndo"-,/cl.>o~ unttl .1.fkr fuul ~non Fm..1.1 in~ctio11 required. 3,"bly.lttpl:\Ct'n1a11.1,1,v,dow-,: PBl?-0012 • S0l 7HFIELD NFJGHBORH 21909 CARLETO:-..: S2.0'i<J.O(J $i'J9.088 IJ5/29/'.))l9 'Work Dcscripc:ion:: Habit.at for HUJ.nm.aty intenor and cxteno·r rct.\o,·.anon~ a, cktai.lcd on bad .tpe:c shceL Seper111e Plumbing, Elcctricid ~1\d ).fcch,mrc:tl permits 11.nd mspecbo1u rt"q_ou-ed. Progre:~$ (uhich nu:y Uldudc footu\g.fmnung.m.sul11uon ere.) And Fuul an."!""'uon> requu.<l PBl9.0569 SOl'lHFIELD NEIGHBORH 25360 SHL\'il:'A..<.sCE CIR# 201 $890.00 $39,9<Xl 05/09/'.))l9 Work l)c&<.'1'"1pcion: Rnnodel f-la.btt:U for 1-harurucy 1nlcnor md csicnor reno1,,-..1t1onti ~ deuikd oo b1d ,pee a~e.t Scpenlk Plwubuig ,nJ Ek-clnc.J p<ann, .u1d .n<pecbons requ,,.d, Progre,, (,.l,,,h m,oy U1Cluck fooung,fuurung,m>Ul,noo ~•e-):\nJ FuuJ~,.n,qui«d. PB19>)6I I JlOA'DlA.'s, UXDA ~216 S.\RGE:S:T S2.~3.00 $7,-i:!4 fl6/0+/3Jl9 Work Des<,tip<iom R,pl>ciog (9) ,.,ra1.,,..,, lru-wJ .,.-indo,.., IUldor door pcrcont~cL Feo.e-,tr.!llon Llbl~ mu,orfbc left on ~ndows/doocs unul dltr fin:.J "1"f"'Clmn. Fin..lmspecuon PB19~l639 RI\ 1:RSTOXE GROUP I.LC ,.,qu;r,;d 25nl SHI\WAS.SEE RD $2.756.00 Sl'.)),000 05/10/21'.ll? �\Vork De.sc rjption: Fltt' ttp:ur ~, eul wu3 Plll''-'>6'14 RJ\l:'RSTO:S.E GROll l' l.l.C S l I 000 0;/30/ .'.lll') $~)0.(Xl J Ot,/17/ )119 $::!..171.4(1 $1YJ.::tl2 07/()2/:lll9 $50500 $15,l)(Jt.1 lrJ/03/3.119 e-;7::ll Sill\\\' \SSE! ' RD \'\'ork lxscriptioo: ~!'-hu,cfe roof :!570() \\" 8 .\fll.E RD Work lx•crir<ion: Fitt ..-orks ,k Crom 6/'21/ -7/(, :ip<cu.l l ",c he,rn,ggr,,ntc<l 6/ 17/ 19 Pl319-089? SOL'll!FIEIDNEIGIIBORH '211Hls.T.EFFR \\ork Dcscripcion: 11.Jmat fvr l lurrwut} rq_l:tU' anJ :;cconJ floor "--"lnoJd PB19-IQ77 COll-lE.RYHOLDNGSU..C :?Z'213TELE.GR.-\PHRD ~ ·ork Ocscr-ipc.iun.: Sw:1p 9 •nl<T\t'l.ld :tnJ 1 h~'nnd cahle. llUd 3 RRl Pl319-J089 CHERRY, ,\. ·,c:n.\ D. :!53"15HL\\\~•\Ssn: CIR $1.(>'i?.OO \lork Ocacr-ipcion: \r.1r1mc:nt bwldu'lg, ~tnp MW re-roof {3) OU1kh11~1.:'on.n«h: I \\"iih I ..Jdn.-.. ~ 20 Cnit \\ork Dacription: Jn«t:ill gcner..tor JX"I' Pl319-l2'13 llf'P'°'·«I pl-an, Fiiul uupcctioo rc-qwr'C\l l 11Ut ~.i30U IUld 23504 \luumun 50 dB,. at lot line Sl.1."\7.00 C~Rf,ll·lFRS,JOSl'PH &JI 'E 21472 BRIDGE Work Oescripcion: IrutJ\ll mcmbr.ux roof. o,:a el.i-:,tmg .upruJ, auJ gra, c-L 1'819-1387 '.!5319 SHI.\\\ \SSH'. C:IR # IOI IL~RJUS,G.\11 Sl,Cllle-00 \Vork Dcl:cripcion: Soop and Rt•t·oc:.•f for the fvllm\'lng Jlrartmcnt numbef':h ltll, 10'>-.1{)1. ~•:! Thuu the- mau1pmnn fur the toDo,"1t.1gadrcs.cs: ~319, 2$3'.!$. :'.!3331,25337. PB19-1388 T'Bl9-138~ $4<1!!0 23325 ~Hl.\WJ\S.SEE CIR# 103 I-L\N'-1:-.:S.SHARO:S. ~·ork Description: SUl) rnJ re-roof aJ)lltlmeots: IOl. H)-1, 21H. 204 . lam 25331 Hl.\WASSCE CIR# I05 i\1.US. \1CTORI.\J $1 1r>/J6/)i19 $1 09/16/21119 IM'""'' for 1nul ftts ,., on PBl9-1387) \VorkDc•cripcion: Stq, t:1"1 Re-roof for apJ.rblknl #'~: IO~. Ilk.,, 20.~. 3l<1 ( l.un pnmit for lotal fen 1sm1 PBIQ..1387) PBl9-J3'JO PB19-1395 SI SLO\UCIKO,BES' & DOI.OF 25337 SHH\\}\S,>CECIR # 1()7 RI\T.RSTO:S.EGROtTPU.C 09/lb/3ll9 ownhcr-· Ju?, 11)8,207,21)8 . hm P•nwt fortoul lcu1son PBl'l-1387) Work Ocscrip<ion: S..-., and R,-<00(apartmonl 257tlOSHIA\~ .\: CERDl26 $8'/R.<XI s;o 000 I0/04/21119 $8,C'OO 10/01/~19 Work Oacripcion: Fire Repair/ Rebuild wu1 after kilchcn 6.«. Per oontractor no othc-r 1.nu, '\lo'C'te damaged. PB19-J40l SOL'TIIFIELD NEIGHBORH :?2133 l,;EEffR \Vorkl>«cripcion: Add lkkhh011 PB19-1465 l VW)i ts ~XI~ $123.00 $584 10/10/)119 $13}.()(1 $1.500 10/09/3>19 $24?.00 $8,nB 11/01/21119 $199.()(t $7.0:•) 1/2/U5/)J'.)J rq,Lw;.cmcnt " ~ , a ; 24::,J;l S:\RGEXf IL-\NN.-.H, HENRIETI.\ Work Description: Te,r off md rq,lac< PBl9-l(,00 H51.ll0 reuofhomc v.-h~rc old porw>n of home,,, drmoli."1\cd.. .\ckhuon me T.\YLOR, PATRICIAJOH:s;S( '213-IO :-;,\NC\ Work Dc.cripcion: PB19-15~ lo slun!IJ< OL\:--:DLER, GR.~(!, on bad.id, of ruui 2::!811 LEE\UJG~IT Work Dc.<:ription: 138' ofbuancnt v.atnproofing PB20-01H SK \IICIIIGA."l RE!\!. ES'fAl :!-l391 S.\RGE.'\'T Work l}e,crip<i<m: R<pbc,, r:oof e-'\341 $111.-\\\"\S, EF. CIR# llll Work De1crip<ion: :.,,., ..,(I .r-roof on tlldg ti 9 ,mclucb PB3:I-O<,JO l''-ITEDCE:S.TER $1,143.t•J $-17 W• 0<,/01/:!020 .Jd,..,..,, :!53-11, 2_',:J.1?, 25355) , M•tn p,ntvt. l'l,21'-'>487 SI 06/1'\/':!J.l.'.ll $,-l'\,027 O<,/"J.l/']f.•'.)l $2.'\.0(,(} llR/14/3'.13) $13,6()1) 08/17/2!)3) $70.(NlO 08/27 /3)20 237ll0 \~' 8 MILE RD Work Ocscrip<ion: hcnutk• ,ak, 6/2;/3l--7/7 /:!IJ . •'li,>ro,c<l ,p,ci,J ,.., h<=ng 6/ 15/':!J.l PB3l-07JO DZ1E.'-GEI..CY'\'1lU .-\M Work Oncription: Ga.r.age fuc, PB3l-1030 ttmo"~ 10d 21238 Ba.dg, UC 2Z',l(l()C,\Rll:TO'\ $951.fOl rtpla.:c 1,--sndo"'--s, rt:1nJn and rcpkr antcnor fumhc-j, 212J8 BRIDGE.\ Work Dcacripc.ion: lntenor t.kmohton · nnn-litructund PB20--H152 B& R IS'\T.Sf\1CNT: 25:?ll3 \'' 9 \111.f, RD $32B.W \\'ork O«.crip(.ion: Rmlovc- dl roofing on bvtm & suxhJg.anc-, replace ,o,nc d.-u11.1boed roof dcclw1g t'B:!0-1093 \!I) HOLDI 'GS LIL 3•J:!9BRIDGE Sl,849.(IO \"l1o rk O«cription: Jk\itrt :!.00) ~- {L 8 ,paor LO Door 'f)>.att conli,tcnr "-"Ith ptt'\-,ot1-I) llf'lHO\Cd tloor p1m ~\b\tt foor~g.. . ,-\dde1i..lurn # I [CfflO\~ room~ u1 '.tbop UCiL 2-18-3l2l All PB20-121 I BRJDGEC:O\LMERCP.CE~,T 21130 BRIDGE \'(.'ork Dacripcion: CommetK""".J kitchen 11»Wbuon bl Pl3:!l'J..1801 All $42,(Xl() tl?/(4/3)20 I (,87 OJ/::?2/3J21 crnpry W-'«hou,c, pk.e l''-ITLD Cll'-TER Work Dct1cripcion: l~!Ail,rl'.1n oi onr(l) fu«l·fr\'Ul'k' •\l·rung o\·ec 5outh door \nth .a 'Q.,.n<l panel on ~ach 5llk to bln..:k ...,.mc.l/wl"J.lheT "hc-n enttrolg/uuing bldg_ PB2l-0121 11.\1..E, UNDS.\ Y 2491,0 fR.CDRICJ,; $'.!80.00 $J0,7(KI 02/(1)/21)21 $-19,100 01/24/']f.]21 Work Description: ln:,ulhng (If)) nnyl rt'pl;.w;mlnlt 1,1,mJo-.u (l) Doorw.all PB21-01..t \L\RTIN,\llCHAELG \\<ork Description: 13 roof 1nount«l ,ncx.lub gnJ bed, 4 ~91..W ..:>br & ball<'[) m,tall11Uon on an cXbtu1g rc"1dmcc 1'B11-0197 \1.-\RTIN,\UCl·V,Ll.,G 24123 SARGEST $17700 H:?:?3 03/CJ5/llll21 '.!23:?:? LEEWRIGHT $40c_OO $)).<;00 ti,/03/3)21 $187.CIJ $6,4:?11 04/08/3121 $141.00 $1,039 (4/29 / ~21 Work De.ac.rip<ioo: palJO door rcplacitmtnt PB21-0378 \fCCJl:i"-ER, P.~TRJC:J,;J Work.Dc.saipc-ion: Re-roofhosnc&g.uagt' PB21-')386 P.\RJ..ER. TilOM.\S Work Ducriprioo: Roof ttpl,&ce:mc:nt for hoU>C" imd g,tr-,1.~ PB11-04?2 SIJ..;ORSJ.:l ..\LE..'X.'\.'-DER :2:!3<1'l PROSPER 03/25/2021 �Work Dc$cription: Stnp md reroof PBZJ.0785 FEUX B.\NKS \Vo rk Dce.<::ri ption: • PB'.!1 -0829 Rcn\O'\'C rcnO\'ilUOn, $1',:!9? 06/ 03/ 2021 $21 ,IX>l 0<>/ 0.t/ 2021 $608.W $15,7:5 06/ 25/:ll2I $608.00 $ I 5,7'.!5 116/25/ :lJZI $7.;(JJXJ $)1,000 07/'2:3/ 'JD2I $182.00 $4536 08/ 09/20~1 $637.00 $ I5,7:?5 0'J/0J/21Y.?I $578.% co!!-mctJc onl)', kitchcn,.Ooonng pwu .ind countC'ttop, RJ\1~RSTO:S'E GROL'P LLC \Vo rk Desc ription: PB2l-0'14I $293.00 Sis'. \l! C HIG .'\."< REAL ESTA1 24391 S\RGF.'\1 Work Oc11c ript ion: lnttriot PBZ l-0938 2211(13 LEEl~lUG!IT e:si .. tmg .-,-,halt '.',hingle-,, 011 houat.c- i1nd ~Qgc. .lOd replace v.,th 11ew asplult shmglc,. ~548 SHIA\\".\SSEE RD Roof Rep!Jcement - Rc"'C~looc .\p.1rtJnenl$ llklg I & RJ\l:.RSlD:-;EGROl'PLLC 25506SHIAW.\SSE.ERD ~ 'o rk Oc1'cript io o.: Roof.RepLu:cmen1 - Rivc~tOnC' Apartments• Bldg 1:i PB2l-ltl-12 AD.\.\JS, DE1'1SE '.!:l412 LEEl~lUGHT \Vork Descripc ion: \X·.au-r d.urwge rep,1r PB~J-1129 uo:,.;l',TEST\!ENTGROL1 2l477BRJDGEE $1,433.1)0 \t~o r.k Description: Intenoc remodel of c!utmg5wtr; Stuffed food P821 - 1241 BIGGS, A'\:GELL.". ~C!- 2J7;y) CARLETO'\: \VorkDc.scrip1ion: In,ulhng(C1) repl,11,;ement \\indo""i PB21 - 132<J RJ\'ER..<1'0>.'E GROL!P LLC .:!5710 SHl.e\": \SSE£ RD \Vork De.sc ript ion: Rrmo"'C' and rcplxe a..."Ph.Jt slungle roof ro deck. h1~l1lll oc"· felt, 1u & PB21-1330 RJ\'ERSTO:-;EGROlfPLLC 255'JDSHIA" ..\SSEERD w.1lc-[ !>hick! and new asphalr sh.tnglcs. $373.00 Sl5.7:?5 09/02/3)21 \Vork D c.scripc iom Rano,·c im.d ttpl.a.CC' •~ph.Jt ~ht.ogle roof to ck"Ck. hut.ill 11e"9.~ fell. tee: & ,ntcr slndd and uc"'· asph:ch shin~ 1'821 -1413 :SEGRO:,.J• .\DRUX"-& ~'.:ll:S\NC\ ~.300.(1() $13,71)6 09/ 02/3)21 $171.llO $i,413 U9/ 3l/ 21l2I Work De!cripcion: Roof repl..c~nent fot bou~ 2nd garngcPBJl - 1516 \l.\SO'\:-'-"EDOCK Dl \.'\:C \ 2=!78 PROSPER \Vork Descriptio n: te.1roff and r:e-roofleft front .1nd m11in/ omter froot ofbip-stylc n:,of (hou:iC only), not touch.mgg.m1ge.. (Le-ft from sand cmttt of Mu:sc/hip--!lt)·lf' tQO( ~-ett dsunJ.gcd in ~tom~ i.n,sun.ru:e i, oovering Lh~ 2 11rc:1..:s :tll outlinet.t). Nt>w .slm-,gb~ia': gwi rd. synthetic undcrbymcnt., tlashifag .u:ow1<l dumocy, a.nd hos: vcors.(t11 WC!'( IU'Ci13) , PB21 - J548 2152/l BRIDGE. STREET, LLC JJ53l BRIDGE £1,531.01) $15.000 09/ "?:7/ 'lfl2I $380.00 $15,718 !0/ 26/ '.!()'.!I $137,115 02/ 07/ 3)17 " 'o rk D«cripc io n: lntenor :tltenbon for usonbly ai:ea ao:c:u P82l-1795 GEn!A.'\:, J.:.ATIE & CA n.Et '.!1950 CARLE10X Work Dctcripcion= Hou,e Alld g:1ragc- roof wtallu:io11 tear off and reroof. PBIC.-lll6 cm'OF SOL711FIELD 25753 W9 MILE RD \Vork Descriptio n: Rt-nov;1oon o( Fu-e How.c #:2. Rtnovanon mcluJe~ nev. curt.:1.i.1.1 ,,,all systern. piunang. masonry, Bond w.u'l"ed per ~I.ult Pilo1. Rough and 6nal ""J)CCUOU «<jutr«l PBl!l-00 14 • $-I0,000 '-'E\'"° PAR OBA VERJZON" 21537 TELEGRAPH RD 0 1/31/ 3) 18 Work Dc-1criptio n: Equipttient mocbfsc.ation 10 cri..rang tdeoomrnurucatiortl'> fu.cihty. Mu.st comply ~th Ac:~ I 10 of 2tJ06. Fm.al U1"})CC1:ion requirecl PB19- W6 f.:ITZ~l.\N, JA.\ IES '.?:531 LE.EWRJGJ IT $2120(1 $8,00I) 09/23/ 3)19 $340.00 $16.383 01 / 1-l/3)2:J o rk Descri ption: T e:u off .a.nd re--roof on hou~ ool) PB19- 18'.!8 Gl'll.LAtlME. DESIREE 217L5 C.\RLL.O:-.. Wo rk Oac:ript ion: Roof replact,nenLStcip & Reshingle «ccor<ling lo contracL Two uupccnona re-quired: Open/ Pro~s.s and Fuul. S1np & Remiogk Roof 15# felt !cc & \'\'at« Sruc!J. Dap Edge \',nLs, H..ltmg& Sbi,1gk•. T..-o in"f'C<UOM rcquued, Opcn/Prog=, & Fin.u. Roof, unJ,,4/ 1'.! piich, l"-'O la)-.n 15# «qUU«l. Roof, UU<~t '.!/lZp,ich, ~(m,b...,. required. R905.2.7 $657.00 f 2?,ooo 05/ 27111.r:s:i Wo rk Desc riptio n; &:.cmcnt 6m!h: Demo J.nd add. m:un un .1nd s tern~ PB:20-0-lSS I 1-\RRJS, .-\RT.'\., BI GH \.\J-L '.!5341 SHIA\\ .\SSEE OR# IU2 $-l(l.00 µ7 500 0<,/ 01 / 20:0 Work D c.,crip< io n: Stnp and .-.-roof on llldg# 9 (mcl,idcs .ddn,.,.. '.!5341, 25349. 25355). M.unpcmtit Pb21J-0.187 PB:!0-0489 0 SPOTSE.R. HELEN CL.A Y-LII '.!5341 SHL\1, .\SSEE CIR# 3H $-MJ.00 $-17 <;()<) 06/ 01 / :l)'JI) Wo rk Ducrip<io n: Stqt and re-mof on Bldg# 9 (indudtt addn:,,cs '.!53'1l, '.!5349. ~355J. l\la,n permit Pb:?1).-0.187 PB20--0-l90 1o~c-,:so:,.;.r..:A'11-JR\"-. C 25341 SHHW\SSEE CIR#3J2 $41).00 $-17500 06/(11/3)20 Work Dcscripcio n: Stnp and =roof on Bldg# 9 (w:ludtt addrc,,., :?53-ll, 25349. '.!5355) . M.w,p<mlic Pb2!>-0-187 PB:?0-0491 HOPSON, IID>.'.\ R PB'.!0-0-192 $-1(1.00 25355 SHl.\W.\.SSEE CIR 105 \Vo.rk Ocscripcio n.; Stnp -:tnd re-roof OJI 81dg# 9 (uxludes addre C':i 7,51(1 06/ 01 / 3'.120 2i341. 25349, ~355). M.Jlllpermit: Pb3)....(J487 SMI'll-1, L\ \'ETTE "lW IV-t 25355 SHI 11'1..ASSEE CIR IO(, $4000 $-17,'>M) 06/0l/20:?0 Wo rk Dc ocriptio n: Strip and ,e--l'Oof on Bldg# 9 (mdudcs .ddttssc, 2,341, :?5349, 25355) . M,in permit f'b:))-0487 PB:)).()-193 TOOTL\, , .\SHEREEN 25355 SHL\ \\'.\SS[.E C IR 205 $-I0.00 µ7500 0o/01 / :?031 W<>rk De«:ript ion: Stnp and «--roof on Bldg# 9 (include. ,,klre,,., 253-U , 25349, 25355). ~l.un pcmuc Pb20-0-l87 PB20-0494 AD.'\.IIS,CATI-fERINE Q '.!5355 SI 11 :\\,'.\ SSEE C IR :ll6 $40.00 $-17,5!KI 06/ 01 / 'lfl'.n Wo rk Description: Strip and re- t00f on Bldg# 9 ('mcfodes addre,ses :?5:HJ, 2534<>. Z5355). Mam permit Pb.20-Q.t87 PBW--0-195 • IAC K."-0'\:,J.\\\'.\R.-\ F.\11 '.!534? SHJAl'<\SSEE CIR# 103 Work o ..c,iption: S1t>p and tt-roof on Bldg# 9 (indude, PB2(1.fl-196 $-11).00 .dJ,....,. :!5341, 25349. 25355). M...n pcanic PbZ04187 $-10.00 POSITI\1'.RE..\LEST\TEIN '.!5349SI-JlAW'\SSEf' C IRll'lll-l $-17,5ll0 06/ 01 / 3'.l::n \"\'o rk Descriptio n: St:q., 111od te-roof on Bldg# 9 (indudcs itddn:~ 25341, :!jJ.49. 253S.~. Main peDTl11: Pb:?0-0-187 PB3).()-197 POSITIYE REAL ESTATE lN 25349 SHl.\\\'ASSCE CIR H ~3 $-Ml.DO S,17,5<X> 06/ 0l / 3)'.ll) Wo rk Ducripc ion: Strip ia.ml ~roof on BIJg # 9 (include!!. addtts.sn :?5341, ~349. 253:0,5), MJUn pc-n:rut: Pb3)4'87 25.3-19 SHI.\\\ ASSE.C CIR# 20-I $-I0.00 $47,5ll0 06/ 01 / Zl:ll Wo rk Detcripcion: Stnp and cc-roof on Bldg#. 9 (includes addrc~~:1o 25.H l. '23349, 25355J. M:un pennil: Pt,:l)..()487 1'820-0746 ORTIZ, EDU.\RDO Work Desc ription: Bu:JJ ;1 nc"; tufr ~d HJ "I: 12on 4" COrK:JTrt: pJd $1'.!i.OO u,t}1 4' x 2-1' ri.t'll-all. $4,700 07 / :3/ ?!J:ll �$1,1,,7.00 21-l211111J, R'1'21 \\:'ork Deacripclon: Jntenor ttmoJding of uc~nt ~r:tce for b.J.cry ~·ullnn . rB21-028R :?57'.'3 \\'I) \111 l. RD .IT&T \10811.lT\ $615.0CI Anlt'.fln1(; 10,UOU ll-l/31/3l2I \\'ork De.script ion: l . J\lobilr ~lup~nt up~.i<le "' ex1,:ttng 1ck·conunuruc.itinn t.K1111 ·, Ritpl....:.it ,qx nnt.nm,1 "1th thrn: nc\l. antenn.&.) "m.l upgr.idc ground tqutpn-.c.1\1 $-117.011 \Vork Octi1:cription: I 102 ft craui,-,.u.;L" c.-11~.i.p~ul.1tx.H1 I PB21-NIOO !>Ump St6,5m o, / <)(, / 3121 purnp Hud. Hu,L llc,J 2ml H<>d l.L 25336 'HI.\\\',\ 'EE CIR# 101 $90.0IJ Work Oc11CTip<ion: Vi.re rcstoulJon to Bldg-l to thccommoo.Art'll, anJ t · ru1 IO\ IO(,, IIJ7.101l~J",3)6. :):17 0 :!08 ,\Jl ftt"C on rn::t-079:?. PB:?t .. l&')()co\enconllnoo an:.u for un1b 101, l :!. 103, 104, ~JI. '.).J!,,~"13. 2U4 j ~ mdt,,dwJ unir!lu:ill not m:cd fire reriiroi only the ctmunon •rt.1".) PB2l~l'l17 S" tiOO 08/ 07 /21121 2575i \\'9 1111.1 , RDAnr"°n"' .H&T \1081!.ITY Work De ·cription: Rephct: ,m1nu1~ rB21-ll930 :--F.WP\R Dll\\l'Rl/.0~\\ 21,;;Tl'J.FGR.\PJIRI) 1'B17-0195 C011 ll'R\' I 10l.DING5 LI r. = $61;.(0 fflJ'GR.\1'11 RD $15,[•lO 07/ 23/ ~2I 51;,om OJ/tl/21ll7 "ork Dc,.cription: Glob~ Sign .-\cqu1 mon:-. I I-Sv.·.1pptng & Jildu,g r-.Ad1ol)O,n!,.. Equap1ncnl modJh~auon lo eJ1•ting klecommu1ucatto1u facility. Mu,t comply Act l llJ of 21)()6. 17u,.J 1n.,-,.ctio,1 rcq=td ,.,rJ, PBl7-0237 PRICP., \\lW.\\I Work lk•cripcion: Sn,p & Rewngl, Roof 15# felt kc & Wattr 5hicW. Dnp Edge 1·cni,, lkhing & $Jungle, T"o u1-,,..:11..,n ~qwrcd: ~n/Progre,., & Fuul Rnofj uoder -l / 12 pirch.. tv.o Layers 15# t'Ct{lll~l Roo(J unJcr '.1/ I:? patch. ,1embr.1nc: requia:ed. R905.::?.7 ond Fuul smr & Rnhinglc: Jt.:COrdmg to cuntracl 2;700 \1:. 8 MI Lf. RD \Vork Description: Fircv.urk..1 ~.Alt, PBP- 1271 v.1th 4() x .35 tent Crom ~22 ID ') $19<1.(JO 06/J(,/3117 7--6-17. 9.au to I ~ pttapcrung and £in.d m..-,,ecoon. rcquirc<.l 157;;\'CY ~II[ r:RD ~\tttenrut AT&T .\!OBILffi Tu·o in,-.cctions required; Opc11/Progrc11 $-Wi.00 $I5f•l0 08/31/all7 Work De cription: T-Mol»Jc Antcru111 uppk on t::lt'.'>Wlg 1'-i.rdcM conun 10wcr ~o cqwpmc.i.11 "1dtcr COl'blruc.;bon . •'\:o compound npaiwon. No I0"-'1:f hnght/lb4! ch.la~ Equipinrnl mcx!~tJQn to n.1.-1t111g tdccornmunic.aMni& fx:thty. uup,coon «q<.,.J. PB17- l504 FR.llNTRt.:P,Jt.:l.ll: & \L>\RK fo,.t complr ,nth \cl 110 of ~J()(,. Fin.ii $4,7.(XI ~1707 UI.Al': l~'I $2-l,:!13 09/':r./2JJl7 Work lx1cription: Turoff md re-roof house anJ ~tt.,chtd g:tnge- • tnp& Re,hinglc Roof 15# f,lt I«& WotcrS!tKW, Drip EJge \ 'wt,, A""1ung&Slungk~ Tv." rn,,-caon, «qu,r«i Opon/Progtt,. & Flnol. Roof, uuJcr 4/ 12 pttch, tv.-o bi-.n 15# rcquu•d. Roof. unJcr ~/ 12 pitch, \(crubnn, «quu.d R9<l,.2.7 Siq, & Refflll\gk kcorchng lO conrnk:.L PB17-1 ,It \tr-.\CX-P.\RKCR, \iARSIIA r..-o U\~(."Ct.ion• tcqlued Opcn/Progr-c-•1 uld fllUL 22-112 . ' \',(.\ $l<W).0(1 $7,9,0 09/2:?/21)17 Work OcKripcion: Bwkl 8 x 6 O\·crh.mg on CII H.ng (rgnt pori;h RouW' and final tntp«bon requited. lnsull.abOo ofvm~i ,khng. 1nm & alummum lnm / gulltn pt:rcuntr.1ct Firul PB1S-m29 22805 CARI.ITT'O. ' S\llll-1, \I \RGCERJTI: UL"'l'U:bon $3:)5(,0 rcquu-ed $6,(WN) Ol/31/3>18 Work DNcripc.ion: lruulli.uon of 7 fi>crglu Wll\t.lo-.-. lnawl .,u,do~ and or door }'Wr conlr-.11,;L Fene tration lahlc,. musl ht: lcfl on ,1:ndow,/door"I until aisu Jin:d uup«t11m. hn:J in pecuon ttquir«l PBl8-03S7 AT&T \lOBJUT\' 25753 ~ ' 9 \II U : RD Anrr,,noe $-165.CXI ~-11.00 03/27/:?1)18 Work Dc-teription: AT&1 ~Equip,nmt mcxhfk::tDon k> ~Xlltmg te:l«c:nnmurncatwn, bciliry. l:::.qutpmalt mod..ific11t>on to HJ Mg tekcom:m.unk...1,hOnJ f.k.W1y. ;\lu•t cr.mr)y v..·ith Act 110 of 21i>G. fuul Ul.,.,et;UOQ ttqw.red PBl~l6-l8 crn.o:--,JORGF.&CL\llDI' :2989CARI.P.TO~ $125(l() Work lx•cripcion: Buikhng, ocv..· ,bed on rrope:rty I l/':r./18 P,r ,\IP ok.y to . . laid 6,nonth, . \ia) 20. :?019 BONO FORFEITED. CLOSED IN1,0\!PLl:.TE PROIECT R\t' PBl(!..(1711 PACAl11$, MARYL P8l8-0756 IIILI-S.\\IMI l Sll~OO $2,195 05/29/3118 $'112.00 $i.500 05/ 29/2fl1R \Vork Oc•cription: Stop aod tt-roofhousc "'1th attacheJg.u.age Stnp & R,•lungl, Roof I'-# f<lt le. & \\",t<r SluelJ, Dnp EJ!\" \',nt,, fl..,lung & Slungk,. T"" rn,pcct10n, "'qtJl"'~ Open/Progtt & F·rn.J R,.,f, un,.lc, 4/ I 2 ptt.:h, two t.,-.n I ;t, <«Jmr<d R,,,,f, under 2/ 12 ptt<h, \f<"mhranc rrqtuttd R905.2. 7 Soop & Rt- lungk .:cordu1g to ..:ontr.a~t. I \\.--0 u,spc:cuoru, n:qwrcJ. Op..·n/ Pn,~ 2nd hn.il 1'B18-0'~) 4 Pllll.1.IPS,KKO\\ \LS~&! :?2')92::S\SC\ Work Dct1Cripcion: Stnp and Rt:roof hou,e: ,ind $3I7.UO g.u~/ r<.-p) ·cad~ Hnl~ 011 houx bt-1blJ $14,879 07/03/2!118 "°ffiu,, 5tnp& Re,hmgl, Roof 15# felt I«& \\'otcr~W, Dnp Edi!" 1·•n1>, 1-1...hmg&SlunglcL T,.-., tn,p<CllOn• tt-quucJ.Opcn / Progrc• & l·uul Roof un<lc.r 4/12p1t.:h. tv.--o t..1·e" 1;# rc.-qwred Roo(<1under2/ 1'.!p11dt, \lemhrU\t" m'.llu.ttc.1 R1J0i.1.7 Stnp & Rt-1lung.k .w:cordi11g 10 oontucL 'f9,·o Ul~ction-1 ttqua~ Opcn/ Progre,,'.\ ,ndhn>l PlltS-1031 n ·RNER,GER.'J.DC .\NDC 216-1-llll . \CLN \Vork Dc1crip:ion: Stnp anJ re-roof h<o~ $-11)2.00 $20,53.I 07/ICl/:?0l8 and g.u-...gc 1·.,,,., Srnp& Re hinglc Roof I:># f<lt le•& W•tcrS!u.W, Dap Edg, M»hu,g& <hmgk,. T-.,,ir,'f'<Ctl<>nt ttqtnrecl ~ n / P ~ & hmtl Roof, under 4/ 11 pn~ l'W'O ).1,1·ct'!t 15# rt'.1.llllrt:c.l Rnofc uni.kt 2 / I'.! p11dt, .\!•tnb"'10 roqUt..J. R')U5.2. 7 Stnp & ReWng!c according to conlt.k:L ' I wo 1'll18-1958 W\SHINGTUN,J\\!E.SD& ln"'JlCCllOns tt<4ultcd. Opcu/Progttsi ilnd l·uul 2:!'XJ5:--.' \NCY $1:!5.!Yl Work Oc,:cripcion: Sta.ndJy gmtr~tor. Inst.ill g-eneuror p<r appro\.:d pbns Fu,t.l m~pt"CbOn $2.700 l2/ 3l/2!1l8 $7,4~8 02/2.5/211!9 rcqu,~t Manmum SO dB-. ,it lot hne! CLOSED I S:CU\!PU·, rH rROJt:cr R\\ 1'll19>J:?l,8 ~ ) l'TI-IFIE.LDNEIGllllORII 221'31-JHI R S~-400.tN) SIJ0,:!112 04/ 17/3>1? �\V~nk Description! Hab1tnt for Tllint..uury teprut 1\nd "!'Concl floor r,:model PBJ9-0+H • BLlEl'Elt'-lCflT,D.\\1D-JC.\ 21851 C:IRLETO, $:?3<1.00 \Vork De.sc..-iption: Strip & Re:shmglc Roof tS# fe.lt kt & \'\':ntt Shield, Dr.ip Edge \'en!:>, f1.&sh1ng & Slungk•s. 1\1.,0 U\~ctioD!' ttquircth Opcn / Progrhs &. FUUI. R()Of Wlder 4/ 12. pitch. r,vo foyer.. 15# require-<!. Rooi-J under 2 / 1:!.pitch. \lt.mbr.ine rcqu.LC<:d. R903 ~7 Strip & Rc"hingk ucco.rding to cont~L Two U1~tio1u rt'"!lllr~L Op<-n/ Progttss wd foul. ln~t.J.btion of vinyl ,1t;hng. ftlm & \\lum1num rnm / gtll~rs per contuct Ftn.1.I tn...-,,ectton ttqtJlttd CLOSED I'- .<J.\IPlliTE PROJECT. R"' 1'819-0712 ll'&T ~IOBIUTY ~7.5j \l/ 9 MIU: RD Antennat" $l11,c,~1 06/0-l/ :?OI? Work Desc,iplion: T-Mob-ile cqmrmcnt upgtJdc .-it es-uting telecommun.ic;1L1on f..olity . Rq,hcc: mne 11ntenn.b \\-,th su:: nc\\ ;1.olt!~ :mJ upgrade grnw1d c-ym,pmenl CLOSED l'-CO:'-IPLETE PROJECT. R\1 ' PBl9.tl828 REED. TIIIOTifY & HOGAlt 22950 PROSPER S2JJ.00 $6,500 06/19/21119 Work Description: R~-roo( house .md gar.igto.Stxip & Re,hingk ;accordu1g to conttac1 Two msp«horu reqlJU'('cL Opcn/Progre!l5 and Fll12L Strip & Re!t.hingle Roof 15# feh Ice & \'C.arerShiekl, Dcip Edge \'cnL...,, Fl;1~h.ing& Shmgl~,. T\\-"Olll$pt.'CUOIU ,cqm,«i Op<n/Progn,,, & l'mal. Roof, und<r-l/12p1tcl,.1wo bycr, 15# rcqut=I. Roof, widcr2/12pitch, '.\le:mbfiltle rc.q,urcd. R9Q5.:?..7 CLOSED 1:--:co~lPLETE PROJECT. RW PB19- 1300 SOL711FlELD Nl:clGI IBOIUI :!213, KEEFER PBl9-1507 CD, LLC $ 1-13.00 $2,((K) 09/l7/:11Jl9 $1,0821)() $35,l)O(l 11/0-l/3JI? $308.(1() $12,600 I l/l2/:all9 $~,l't<XI 04/29/3J'lfl CWSED 1:--;co~!I'LETI:: PROJECT. R\~ · 22523 TELEGRi\J'H RD Work O~cription: Lpd.1rc f:¾cock and m,t.tU wrul nnd gacc CWSED 1:--;co\IPLETE PROJECT. R\\ P819-1697 \"t'OOORO'-"..W:s;E :!5336 SHt~WASSEE RD Work Description: lnterior: b.J.senvn1 w:11eq,roo6n:g l1ut..-illmg 1-W' of 4'' S&D p1J>4e 10 a nell· 1ump sy,te:oL CLOSED 1:--:CO:'-IPLETE PROJECT RW P.B:!0--03-17 AT~-T\lOBILm· 25753 \'(' 9 i\LILE. RD Antennae $-165.00 Work Descripcion: Remo,"° and Rcpb.cc 6 /\.11tenm on Existing Tower CLOSED 1:-,;co:-.!PlliTE PRO(ECT. RW Total Permits For Type: 155 Total Fees For Type: $109,987.40 37 Total Const. Value For Type: $5,619,492.98 Report Summary • Grand Total Fees: $109,987.40 Popubuon. AJl R<cocd, P<nnit.Pcmutfype • BwlJmj! AND Pcnn1t.Dalcls:sueJ B.,tweeu Grand Total Permits: 155 l/l/20171200.00AMAND 2/2~/2021 II 59.59PMAND Prope11yJ'11NCINwnb...- Corllains 76--24-32 Grand Total Const. Value: $5,619,492.98 • $3,055,856 � 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 Southfield_Master-Street-Tree-Plan_unknown Creator An entity primarily responsible for making the resource Laurence A. Schenk, Assistant Superintendent (Forester), Department of Parks and Recreation, City of Southfield, Oakland County, Michigan Title A name given to the resource Master Street Tree Plan Description An account of the resource The Master Street Tree Plan for the City of Southfield was prepared by Laurence E. Schenk, Assistant Superintendent (Forester) for the Southfield Departments of Parks and Recreation. Subject The topic of the resource Master plan reports city trees Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/10763d0c2654b6629d4f130cc0b74e95.jpg 4826816f727a88cc8cefe38add8899d1 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 Robert H. Merrill photographs Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Date A point or period of time associated with an event in the lifecycle of the resource 1909/1950 Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Identifier An unambiguous reference to the resource within a given context RHC-222 Description An account of the resource Photographs, negatives, and lantern slides digitized from the papers of engineer and archaeologist Robert H. Merrill. A Grand Rapids native, Merrill held an accomplished career as a civil engineer. He founded the company Spooner & Merrill, which held offices in Grand Rapids and Chicago. From 1919-1921, Merrill lived in China, working as Assistant Principal Engineer on a reconstruction of the Grand Canal - the oldest and longest canal system in the world. Merrill became fascinated by archaeology, and among other projects, he traveled to the Uxmal Pyramids in Yucatan, Mexico, with a research expedition from Tulane University. Merrill's photo collection includes images of his travels and projects, friends and family. 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 Merrill_ProcessFilm_P_335 Date A point or period of time associated with an event in the lifecycle of the resource 1945-09-17 Title A name given to the resource Mastodon rib 45N 78W E at 6' Description An account of the resource Black and white photograph of a mastodon rib bone in dirt next to a ruler. Subject The topic of the resource Archaeology Archaeological sites Excavation Cascade (Mich.) Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 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/c138b5679467b775804b6d514fc45128.jpg fed54fe68f0c7fd9177f58aeabd2719d 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 Robert H. Merrill photographs Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Date A point or period of time associated with an event in the lifecycle of the resource 1909/1950 Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Identifier An unambiguous reference to the resource within a given context RHC-222 Description An account of the resource Photographs, negatives, and lantern slides digitized from the papers of engineer and archaeologist Robert H. Merrill. A Grand Rapids native, Merrill held an accomplished career as a civil engineer. He founded the company Spooner & Merrill, which held offices in Grand Rapids and Chicago. From 1919-1921, Merrill lived in China, working as Assistant Principal Engineer on a reconstruction of the Grand Canal - the oldest and longest canal system in the world. Merrill became fascinated by archaeology, and among other projects, he traveled to the Uxmal Pyramids in Yucatan, Mexico, with a research expedition from Tulane University. Merrill's photo collection includes images of his travels and projects, friends and family. 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 Merrill_ProcessFilm_P_336 Date A point or period of time associated with an event in the lifecycle of the resource 1945-09-17 Title A name given to the resource Mastodon rib 45N 78W N at 20' Description An account of the resource Black and white photograph of a man sitting next to a hole in the ground writing on a piece of paper. A mastodon rib is visible in the hole surrounded by measuring sticks. Subject The topic of the resource Archaeology Archaeological sites Excavation Cascade (Mich.) Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 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/3cd928bd6a3438753fea4d8bfc7e5fef.jpg 71cc192e6c4356369fa78ce65763d409 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 Robert H. Merrill photographs Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Date A point or period of time associated with an event in the lifecycle of the resource 1909/1950 Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Identifier An unambiguous reference to the resource within a given context RHC-222 Description An account of the resource Photographs, negatives, and lantern slides digitized from the papers of engineer and archaeologist Robert H. Merrill. A Grand Rapids native, Merrill held an accomplished career as a civil engineer. He founded the company Spooner & Merrill, which held offices in Grand Rapids and Chicago. From 1919-1921, Merrill lived in China, working as Assistant Principal Engineer on a reconstruction of the Grand Canal - the oldest and longest canal system in the world. Merrill became fascinated by archaeology, and among other projects, he traveled to the Uxmal Pyramids in Yucatan, Mexico, with a research expedition from Tulane University. Merrill's photo collection includes images of his travels and projects, friends and family. 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 Merrill_NE_62_1926_020 Date A point or period of time associated with an event in the lifecycle of the resource 1926 Title A name given to the resource Matanzas looking east Description An account of the resource Black and white photograph of a coastal city taken from on top of a hill. "Looking East, Matanzas." is written on the bottom of the image. Subject The topic of the resource Matanzas (Cuba) Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 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/8c9c3f71e8c7169d9efaf2f7cff82b07.jpg a988110d43fcd07099520f7c0b414150 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 Robert H. Merrill photographs Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Date A point or period of time associated with an event in the lifecycle of the resource 1909/1950 Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Identifier An unambiguous reference to the resource within a given context RHC-222 Description An account of the resource Photographs, negatives, and lantern slides digitized from the papers of engineer and archaeologist Robert H. Merrill. A Grand Rapids native, Merrill held an accomplished career as a civil engineer. He founded the company Spooner & Merrill, which held offices in Grand Rapids and Chicago. From 1919-1921, Merrill lived in China, working as Assistant Principal Engineer on a reconstruction of the Grand Canal - the oldest and longest canal system in the world. Merrill became fascinated by archaeology, and among other projects, he traveled to the Uxmal Pyramids in Yucatan, Mexico, with a research expedition from Tulane University. Merrill's photo collection includes images of his travels and projects, friends and family. 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 Merrill_NE_62_1926_002 Date A point or period of time associated with an event in the lifecycle of the resource 1926-01-31 Title A name given to the resource Matanzas Sisal Field Description An account of the resource Black and white photograph of a field of Sisal plants next to a dirt road lined with trees. "Matanzas Sisal Field 1926-1-31" is written on the bottom of the image. Subject The topic of the resource Matanzas (Cuba) Sisal (Plant) Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 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/c24c29ea3dc5c9a2f2c01c89f20a35c6.mp4 0855568b0ccdb62d32c58a1d1b5d67fb https://digitalcollections.library.gvsu.edu/files/original/dfb039f93efa240bccdd172182ed7102.pdf a6be20b5691835988e79b84f8ddf3c34 PDF Text Text Grand Valley State University Veterans History Project Earl William Mather (2:10:37) (00:30) Garfield, Ohio • Earl was born April 1, 1919 • When he was young he remembers many accidents on the railroad by his house. They tended to be at night when the watchman was off duty. They did not have lights in those days signaling problems or issues on the tracks. • (2:40) Earl’s father owned a Delco plant. (Generator that produced electricity) When they received electricity, one company ran from the north and another from the east with an agreement that the first to wire a house in Garfield could service the whole town. Earl’s father had already wired his home because he owned the Delco plant, so when the company from the north arrived they hooked up to the house and lit a 110 watt bulb to the front of the house claiming their stake on the town. His father was told to never turn that light bulb off and run it 24 hours a day. • (4:15) When Earl was 10 years old his father installed a toilet in the house. It was the first in the town to be installed. His uncle was a carpenter and thought that was ridiculous. He said you use to do that outside and eat inside, now we do that inside and want to eat outside. • Earl’s father and uncle both worked together. When Earl’s father bought a Model T Truck, his uncle refused to give up his horse. He said no working man ought to own a vehicle. It took awhile before he gave up the horse to ride with his brother. • (6:30) Earl’s uncle had barn raising parties on Saturday’s. The neighbors would get together, men building and women cooking, and raise it in one day. He said he didn’t make mistakes, they were oversights. • The town of Garfield had the lowest taxes in Ohio because the railroad and the street cars were paying taxes. • (8:40) as children they played street hockey with an evaporated milk can that they would smash flat and attach them to their feet and then smash a tin can and hit it around with any stick with a bump on the bottom of it. • His school house was a two room school. One class upstairs and one class downstairs with two teachers. There was a furnace in the basement that kept the building warm. Toilets were outside as was running water. The school held all 8 grades. • (10:20) His mother was a school teacher and they had the first little red handbook. It was distributed by Winston. Earl memorized the book but didn’t learn to read it. • Earl’s father wrote words down by how they sounded and Earl did the same thing. • Earl graduated from the 8th grade with one extra credit in Music. • Earl went to high school between Garfield and Damascus. • (13:47) His high school had a basketball team but no football team. He was told he should play basketball because he was tall but he didn’t like the sport. He did �participate for a couple of weeks but decided he would never like it so he stopped practicing. • Earl did participate in both the Junior and Senior plays at school • (16:00) Earl went to a Sunday school picnic at Westfield. He met his wife there and took her out on a rowboat. She had never been on a boat before. It was the first girl Earl dated. • Earl graduated from High school in 1937. • The depression years were pressing on everyone. Earl’s father was a self employed contractor who would work mostly for farmers. He had a lot of people owing him money since they had no money to pay him. They would often give farm animals as payment or partial payment. One time he was given a cow as partial payment and had her till the 60’s when Earl and his brother butchered her while they were out of town. • (19:30) They kept bags of wheat in the basement and would grind it in a coffee grinder and get skim milk from the neighborhood creamery and make cereal for breakfast. The creamery would give skim milk away for free because it wasn’t worth anything. • (20:30) Earl and his brother would go out and catch geese in grain bags and carry them home to butcher. They also kept chickens in the cellar and would kill them and eat them. • Earl’s brother, Raymond, was a mechanic after high school. • (24:20) Earl married at 19 years old to his present wife. She was the only girl he dated and when they married they didn’t have a honeymoon. When her sister married they went with them to Niagara Falls for their honeymoon. By this time they had one son, Jack. • Jack was diagnosed with cancer on his spine and was diagnosed a paraplegic. Jack was expected to live 6 weeks after they did surgery on him. Today he is almost 67 and drives his own car, paints, welds and so forth. The doctors didn’t believe it was the same boy when Earl and his wife brought him back to the hospital. Jack loads his own wheelchair in his truck when he leaves to go places. • (29:00) Earl built a house for his aunt who had been widowed and was moving up from Pittsburgh. She didn’t like the darkness (no street lights) so she decided to move. She loaned Earl and his wife (Millie) $700 for the down payment on the house. Earl at the time was making either $2.50 a day or $25.00 a month. Their house payment was $18.00 a month (32:40) Military service • April 1943 Earl was drafted into the service by letter. He says it started with “Your friends and neighbors…” • He reported to Cleveland, Ohio, and was sent to Indiana • (34:10) While in Indiana he met a neighbor of his who was in the 3c’s, a training camp who trained men in a job [Civilian Conservation Corps]. This friend told him not to throw his socks on the ground at night but to lay them crosswise on his boots so they would dry at night because he would be wearing them the following day. • In Indiana Earl was given the name of his outfit, the “Combat Engineers” (36:20) Camp McCain-Mississippi �Earl was fitted here with his uniform. This was his basic training camp While here Millie’s grandfather died, Earl was in radio school at the time, the company sergeant told him what the telegram said. Earl returned to class. Sergeant came back with a telegram from Earl’s parents this time. Earl was given a furlough. He got in the jeep, took a shower, and a jeep took him to the main gate. He was still 10 miles from town. Millie was already waiting for him at the bus station. He caught a ride to a hotel across from the railroad station. Earl bought railroad tickets so they could get home. The train was already moving by the time they got on. They took a streetcar to Alliance where her grandparents lived. They drove back down in a car (a Hudson) that had a hundred thousand miles on it already all the way back to Granada. There was no place to live so Millie and the two kids lived in the car for about two weeks. The racetrack made gates into houses and Millie lived in one with the kids. Their car was the only civilian vehicle in Granada at the time. • (43:42) Earl flunked out of radio school because he was gone and became a technical sergeant for his carpenter abilities. He was good at building things. (44:45) Fort Polk, Louisiana • Earl took his final training at Fort Polk. • Because he was a Combat Engineer he had training for this and also light infantry training that needed to be finished up before being sent into the field. They were expected to carry a rifle on their back while doing their job. • An anti-aircraft battalion went with them everywhere and encircled them while they did their jobs. The battalion was able to shoot up at the planes to protect them. • There were balloons up in the sky on thin wire that would catch the aircraft above them. Earl said you could see them but they were pretty far up there. The wires were attached to an anchor in the ground and once the airplanes hit them they could tear a wing right off of the airplane. • (46:40) Earl remembers bringing down 9 aircraft with the balloons alone. • Earl said that the balloons would sometimes bring down our own planes because they were so hard to see. He remembers a P-51 coming up on them who must have seen the balloons because he weaved his way through without a problem. • Earl remembers one plane coming from the Rhine River and came down right in front of them and they were too mesmerized to move out of the way. The two people in the plane did walk away from the crash though. The two men were Canadians who when they got out kept looking at the map wondering why that wasn’t on the map. (49:20) Crossing the Ocean-November 1944 • Earl remembers crossing the ocean on the biggest convoy they had ever assembled. There were a total of 300 ships. Their ship was the biggest and they had to move at the slowest ship’s speed so Earl’s ship had LST’s circling them day and night. • Aboard ship they were given orders to empty the ashtrays but didn’t hear word of whether they had hit a submarine or not. • • • �Earl’s ship was a luxury ship, a sister to the Queen Mary. It was 6ft shy of the Queen Mary, both owned by the same company. His ship was called the Dominion Monarch • Earl remembers being sea sick the whole time but did not ever vomit over it. • They landed in Southern England (50:50) Southern England-December 1944 • Once landed, Earl’s company walked a long ways. • They spent about 4 months in England • Once there, Earl was picked out of his entire company to be the MP. Two men from each unit in the area were sent downtown to be the MP Unit. Because of this, Earl did not receive much training while in England. • (53:00) Earl’s unit was in England during the Battle of the Bulge but was not suited as an infantry unit but an engineer unit. Earl didn’t qualify to help out because of his training and his status as an MP. (54:20) France-February 1944 • Earl’s unit reached France in February and the weather was very cold. He slept in mud while there. • Once there his unit moved rather quickly. They had a jeep with a red ball painted on the back and took the red ball highway which was one way with no stopping. His convoy traveled around 300 miles a day. • Everyday they would send back a ration truck that would find a depot and then chase them down to wherever they had made it to. The jeep could never find them so they were down to the emergency rations, about a week under stocked. The depots moved every two to three days which also made it hard for the jeep to make it back. • The medical officer realized they were low when men would get cut and the cut would not heal. He stood at chow line and made them eat vitamin pills. At one point they ran out of water. • (56:40) They reached a town called Gelderen which was blown to bits and even the brewery was demolished. The bank was blown up and the money was all over the streets. They went into the brewery and found a few that had not been blown up. They filled up every can they had full of beer. Earl remembers shaving with beer. The beer was black beer. • (58:15) Earl and his buddy were sitting at a table in a building they confiscated playing cards when a guy walked over to them with a round jug full of clear liquid. Earl’s friend filled his glass half full and drank it down and almost died. Earl had to revive him and once he could talk again he said he thought it was water. It was pure alcohol. • (59:58) Earl’s company built about 5 bridges on the way. All five were exactly alike. • Many of the bridges the company built were blown out bridges that needed repair but there were a few they built because they felt that there needed to be a bridge there. • Earl explains how they built the bridges out of wood piling. While building the bridges, the excess wood would drift down stream and create a dam at the next • �• • • • • • • • • • • • • • • bridge that was blown out so the men would have to lasso the wood and pull it out of the water. (01:04:10) The men were being protected from the anti-aircraft units in case of attack by the enemy. Earl’s unit never saw the troops but they knew they were there. There were no ground attacks on their unit while building bridges. The airplanes above were dropping leaflets stating that this area was being taken over and that if you wanted no part of fighting to get out. This was the Allies talking to the German people. Earl makes a statement that they were not fighting the German people; they were fighting Hitler and his army. Earl states that the German people around them knew this. (01:05:50) Once the leaflets were dropped, they had mortars and bombs that would follow. Each mortar would have absorbers attached to register where they would land. This gave the man an idea on where to move it to hit the target desired. Every crater overlapped the previous one. It would be as long as what you set up to hit. This gave them 24 hours of bombing. They would aim to hit every single building in the town. (01:07:50) Earl’s unit’s main problem was getting through these towns that were on fire safely. If there was not a street, they would make one. They had bulldozers and chainsaws with handles at both ends available to them at all times. (01:09:40) Earl remembers that they did not know what country they were in half of the time. One time a guy flipped over a sign that said Charleroi. They knew then they were in Belgium. The guy was from Charleroi Pennsylvania and he knew it was named after a town in Belgium. It took an average of 9 to 10 days to build one bridge. (01:11:10) The last bridge that they built, they were there for about a week before the 9th army crossed the bridge. Earl was on duty till 4 this day. The German Junkers 88 bomber got across the river to the Allied side. Earl could hear him coming but couldn’t see him. The anti aircraft began to shoot up heavy as soon as they spotted him. The men chose to do four hours on and eight hours off instead of two hours on four hours off like they were told to do. (01:14:10) While napping, Earl heard a plane hit the building he was in. The plane stopped about a mile away from the building and men inside the building went to check on the plane. Earl was too tired so he stayed there. The plane held one guy who looked about 18 years old and flying a Junkers 88 plane which was a big plane. The kid died in the plane. This spot was where the last bridge was built. The next night the sky was full of airplanes all night long. Earl thinks millions. The next day they came back and were flying low in friendly territory. Earl could see the men’s legs hanging out waving at the guys below. Earl says there was always fuel but how they got it and where they got it he didn’t know just that there was always fuel. �(01:16:50) Earl remembers that when they were out of water, they would wash there clothes in gasoline. That was how abundant it was. • (01:18:08) From the Rhine they headed up to the Elbe River where they were told to hold up because they were giving the Russians this territory. This seemed to be close to where Germany surrendered. • At this point the war ended in Europe but Earl didn’t have enough points to come home (1:19:50) Treadway Bridge Outfit • Earl was transferred to a treadway bridge outfit at this point. They were sent out on a 6x6 truck with a crane to lay a part of the bridge and get out of the way since their job was over with. Then another truck would come and lay their part of the bridge. Earl remained with this group until he came home. • (01:20:38)While in Marseille, part of their outfit was in Nice, all truck drivers were asked to volunteer to go to Nice. On the third day, they were demanded to go if they could drive a truck so Earl volunteered to go. They spent one night in Nice and had no fuel to go any farther. The sergeant was at his girlfriend’s house so they could do nothing without his say. Finally, they were told if their truck could make it a hundred miles to go home. Earl was lucky and headed back to Marseille. • (01:23:45) Earl had encounters with concentration camps while in Europe. They were stationed in Essen, the steel city, and the camp was on an incline. The people thought it was an officer training camp but couldn’t explain the truck loads of prisoners heading into it. Earl thinks they just didn’t want to know what was going on there. They went around to all the rooms and in the furnace room there were hooks embedded in the walls. They would tie people’s hands and tie them together and hang them on the hooks. Earl remembers the walls being bloody. He said that the people were alive when they were on the hooks and that they would try to get off but they were left there until they died. Then they would throw them in the furnace. • (01:26:45) In December 1945, Earl was told he would be going home and on New Years Day 1946, he seen New York City and the Statue of Liberty again. Earl is emotional about this point. He didn’t think this was possible with all the situations he was involved in. He felt that survival was not possible so he began living day to day. Being home was a miracle to him. • Earl said that 24 hours you could hear bombs and planes during the war. He could tell by the sound of the plane what kind of plane it was and who it was. He said you had to sleep while bombs were going off and they were loud. He was told to be comforted by the fact that if a bomb hits you that you wouldn’t hear that one. (01:28:50) Fort Belvoir, Virginia • Earl was discharged here. • He met up with his wife, and the following morning he took his car down the road and a half mile down he got out and looked around the car at the tires to make sure they were all there. The drive was so different from the jeeps in the service. He knew it was him and not the tires. (01:30:30) Home in Ohio • �Earl and Millie returned to their home in Ohio. During the war they had rented it out and now they came back to live there. • Earl returned to working for his dad doing carpentry work. He felt he should be doing something that had to do with the war. • He went to work for the Elias Machine Company building cranes • He built houses with his dad till his dad died and then built houses on his own. He laid bricks for the houses. • (01:33:10) Earl and Millie went on to have 4 more children after the war. Richard was third, then Bonnie, then Terri, and Tom. • Earl volunteered for the fire department for 42 years. He was given a watch after 40 years that said Congratulations on 40 years as a volunteer firefighter. He was 80 when he stopped. Earl is still an EMT. • (01:36:40) Earl said we need to remember that without everyone in the service doing what they were told to do we wouldn’t be doing what we are doing today. • (01:38:10) While in the service Earl said he was in charge of prisoners. They were building a high tension line in a staging area. Every day he would get a group of prisoners to help him and they enjoyed helping because they got out. They would take back scraps to their buddy’s for a midnight snack. This was in Southern France after the war was over. Earl went to the compound on the first day for 6 volunteers. He asked if anyone spoke English and an older man did. He actually spoke British. He interpreted a story of a 16 year old kid to Earl. The kid said he was inducted into the army at the last minute with no training. He had a buddy with one rifle between them. They hid most of the day and looked for food one at a time. They had to surrender because they were starving. Earl kept them working till about noon and let them go to get some food. They would wait by the garbage cans and the service men would scrape their food into the prisoners cans. The 16 year old boy got lost while they were moving and ran around trying to find them again. The boy said he was scared he wouldn’t find them again. • (01:42:25) Earl made friends with them. He said people fight wars because of the government not the people. People are people where ever you go. (1:43:00) Military Items • Earl shows some items he still has from the service including Jurgen knives the German military boys would carry pens, unit patches, German switch knives, Italian razor blades, toilet paper and more. • He shows a German paper dated 2-4-44 • Two notes saying from The Liberation of Buchenwald by Henry J. Herder. • (01:44:55) Buchenwald Concentration Camp Weimar, Germany Liberated April 11 1945 Exterminated more than 56,000 victims • A picture of two men holding Jewish prisoners hand and foot while he lay on the ground. He was a survivor who had died. • A picture of a trench dug at the concentration camp that was filled with bodies. The picture shows German soldiers who were prisoners removing the bodies from the trench. • (01:46:28) A couple pictures showing survivors of the camp showing the allies how they loaded the dead bodies in the furnaces. • �• • • • • • • • A picture of a pile of bodies A building that was on the grounds with piles of dead bodies in front of it. A picture with a cart full of dead bodies. Two pictures of close up of the bodies. (01:48:01) Earl is reading a paper A picture of a bridge over the autobahn. It was 300 ft down from the top. The span between each arch was 90 ft. The picture shows approximately 30 arches but never gets to the end of the bridge in the picture. His brother in law was part of the outfit that built the bridge over the autobahn. A man carrying capacity for the bridge crossed over and the bridge was shut down immediately afterwards. Earl’s crew was told to get over there and dismantle the very bridge. (01:53:18) Earl has a man riding a bike, both that he built. It looks like it is powering a generator but is not said. The following are pictures taken during and after WWII [also in this collection] �������������������������� 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 Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. 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 MatherE Title A name given to the resource Mather, Earl (Interview outline and video), 2008 Creator An entity primarily responsible for making the resource Mather, Earl Description An account of the resource Earl Mather served during World War II for the 1256th Combat Engineers Battalion. He served in Europe, France, Belgium, and Germany building bridges and repairing bombed bridges. He served during the Battle of the Bulge as a MP Officer and was involved in the freeing of Buchenwald concentration camp. His memories of the war are still vivid in his mind and his interview is remarkable. Earl and his wife still reside in Ohio where they originally built their home before the war. His file includes numerous photographs from the war and afterward. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Army World War, 1939-1945--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2008-05-20 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 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/5c2e7d6affdcf4465ce207730d62c780.pdf d3fe55633e27eda855214ed9a610cd5f PDF Text 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/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 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 DC-03 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 it la nl de 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/. Title A name given to the resource Mathesis (De nativitatibus libri VIII) [folium 172] Identifier An unambiguous reference to the resource within a given context DC-03_172Firmicus1499 Creator An entity primarily responsible for making the resource Firmicus Maternus, Julius Description An account of the resource One leaf from Mathesis (De nativitatibus libri VIII) by Julius Firmicus Maternus. Printed in Venice by Aldus Manutius, Romanus, in June and October 1499. Edited by Franciscus Niger. [GW 9981; ISTC if00191000] Publisher An entity responsible for making the resource available Venice: Aldus Manutius, Romanus Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1499 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/a00a0414b2e18a1e8f2c1f332f3a56f6.jpg 46bb2cf760543b9481d8773b2de4c378 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00032 Title A name given to the resource Mathias Alten at family outing Description An account of the resource Mathias Alten at family outing. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/8aec53f1207c0b5eb027e97b1cd87660.jpg 33191f758726085fdf90eba0dfe99209 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00031 Title A name given to the resource Mathias Alten in California Description An account of the resource Mathias Alten in California. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/8a285b1b74c4938eb576895045ad4386.jpg 3c2d8d2ffc219191625b4c1b980f3553 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00025 Title A name given to the resource Mathias Alten in his Grand Rapids studio Description An account of the resource Painter Mathias Alten in his Grand Rapids, Michigan studio. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/fec4aeca85e27682f2312255ae66da97.jpg 78750d4debb1ec581b61d85078b99641 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00030 Title A name given to the resource Mathias Alten on the beach Description An account of the resource Mathias Alten on the beach. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/dae9c836afb952e28fa92b3bbd6285a8.jpg 17dbc281fe7a78acd5d283e8e6915347 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00033 Title A name given to the resource Mathias Alten painting in his studio Description An account of the resource Mathias Alten painting in his studio. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/19d5bb6050a8bbcccfcafef604fdb394.jpg 47822bdc8949352f3b72b86af8a4c059 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00020 Title A name given to the resource Mathias Alten painting in Laguna Beach, California Description An account of the resource Mathias Alten painting model overlooking the Pacific at Laguna Beach, California. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/cbbdc407a6fead313a20b341b013afeb.jpg ff6a05a687e16e86a1a6913610bf9640 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00007 Title A name given to the resource Mathias Alten painting portrait in Grand Rapids studio Description An account of the resource Painter Mathias Alten working on portrait of friend and neighbor Carl Bornecrantz? in his Grand Rapids studio. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 https://digitalcollections.library.gvsu.edu/files/original/1638b89d5f551ef3bc144bd9da723dc5.jpg d8da83ab49d28cb39242f1100f438fb9 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 Mathias J. Alten Collection Subject The topic of the resource Grand Rapids (Mich.) Artists--Michigan Painters Photographs Description An account of the resource Digitized photographs, artworks, and diary transcript from the papers of West Michigan painter, Mathias J. Alten (1871-1938) represent one of the most important collections in the holdings of both the University Library's Special Collections and the University Art Gallery. Alten, a German native who came to Grand Rapids as a youth, is a celebrated American regionalist often referred to as the Dean of Michigan Painters. The photographs and papers document his family life and career and support the collection of Alten paintings owned by the University. Creator An entity primarily responsible for making the resource Alten, M. (Mathias), 1871-1938 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers (RHC-28)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource Image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context RHC-28 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1893 - 1929 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. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/456">Mathias J. Alten papers, RHC-28</a> 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-28_MAlten_00042 Title A name given to the resource Mathias and Bertha Alten in Venice Italy Description An account of the resource Newspaper photograph of Mathias and Bertha Alten and Mrs. John Cusick in gondola in Venice Italy. Alten was painting in Italy the summer of 1922. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives Subject The topic of the resource Alten, M. (Mathias), 1871-1938 Grand Rapids (Mich.) Artists--Michigan Painters Photographs Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">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 Date A point or period of time associated with an event in the lifecycle of the resource 1922 https://digitalcollections.library.gvsu.edu/files/original/363e1cb70e5a820a97a1d68ba493e970.pdf 9d4eb8d148658427306c484c5c75c7e1 PDF Text 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/. Title A name given to the resource James Ochs collection Creator An entity primarily responsible for making the resource Ochs, James W. Description An account of the resource Collection includes a photo album of images taken by Ochs, 16 photos taken by the Army Signal Corps of the 26th Infantry Division, and document his tour of duty in France with the 26th Division, friends he acquired in France, and his leisure time activities Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant World War II Date A point or period of time associated with an event in the lifecycle of the resource 1942/1945 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/482">James W. Ochs World War II collection (RHC-55)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource World War, 1939-1945 United States. Army France 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-55 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 JWO_Mattilde_1945-02-21 Subject The topic of the resource World War, 1939-1945 Rédange (France) Correspondence Description An account of the resource Letter from Mathilde to James W. Ochs, February 2, 1945. Letter reads: "Redange le 21.2.45. Dear Jim: Would you please let us know how do you do! If you have the occasion to pass in Redange we were happy if you come to our house: we shall be very glad to receive you. Suzanne will make frites and ice-cream for you. We think very often of the agreeable hours we spent in your company. We hope you and your friends in good health. Say our best wishes and greatings [sic] to Sergeant, the Roland and all your friends we know. Dont forget to send us the photos as soon as possible best thanks! There are american [sic] soldiers (red cross) by the fuge. They send my letter to you. We hope to see you the first time in our home. Best greatings [sic] from Suzanne, Marguerithe and my, Mathilde." Creator An entity primarily responsible for making the resource [Unknown], Mathilde Date A point or period of time associated with an event in the lifecycle of the resource 1945-02-21 Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Source A related resource from which the described resource is derived James W. Ochs WWII collection, RHC-55 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant World War II Language A language of the resource eng Rights Information about rights held in and over the resource In Copyright Title A name given to the resource Mathilde to James Ochs 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/c9e4bf414d96b2cd06c53fb58f38343e.pdf 713358f98a6d5ff98e024e40fb1ec491 PDF Text 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/. Title A name given to the resource James Ochs collection Creator An entity primarily responsible for making the resource Ochs, James W. Description An account of the resource Collection includes a photo album of images taken by Ochs, 16 photos taken by the Army Signal Corps of the 26th Infantry Division, and document his tour of duty in France with the 26th Division, friends he acquired in France, and his leisure time activities Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant World War II Date A point or period of time associated with an event in the lifecycle of the resource 1942/1945 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/482">James W. Ochs World War II collection (RHC-55)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource World War, 1939-1945 United States. Army France 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-55 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 JWO_Mattilde_1945-05-21 Subject The topic of the resource World War, 1939-1945 Rédange (France) Correspondence Description An account of the resource Letter from Mathilde to James W. Ochs, May 21, 1945. Letter reads: "Redange le 21. mai 1945. Dear Jim: I received a letter from Roland and I was very happy. Now the war is over and so I hope that you come to see us here in Redange. We have now good place in my house. We speak all lines from you, I hope that you are in a good health. Have you received my letter where I said you that I had received the pictures. Leave as soon as possible. Many greatings [sic] from Suzanne and Mathilde." Creator An entity primarily responsible for making the resource [Unknown], Mathilde Date A point or period of time associated with an event in the lifecycle of the resource 1945-05-21 Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Source A related resource from which the described resource is derived James W. Ochs WWII collection, RHC-55 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant World War II Language A language of the resource eng Rights Information about rights held in and over the resource In Copyright Title A name given to the resource Mathilde to James Ochs Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives