756 24 26018 https://digitalcollections.library.gvsu.edu/files/original/63ba18730d4c3a557cc841216fca763c.mp4 55508c54a7715e57ffff597ee9f7b2a8 https://digitalcollections.library.gvsu.edu/files/original/7c1ae2a5214c545dc870f273e387a35a.pdf 50becc1997217504bcfcd58ce2b91a50 PDF Text Text Grand Valley State University Veterans History Project Meldon Pitt (01:57:51) (00:22) Background Information • • • • • • • Mel was born in Chicago, Illinois on February 23, 1924 His mother died when he was 2 and his father left so he lived with his grandma He moved a lot during school Mel Graduated from Kelloggsville High School in 1942 During high school he loaded trucks for a bakery and played football In the summers he would work for his uncle on a pipeline The Air Corps would not let him join because of his color blindness so he enlisted in the Army (20:08) The Army • • • • • • • • Mel was sent to diesel mechanic school in Florida He was deployed to England in February of 1944 It was his job to fix and test broken equipment Mel made sergeant and was sent on a mission to teach other units how to waterproof a jeep On this mission he stopped for lunch at a British Wren Base that was all females and when he got back was knocked back down to private He was sent to Omaha Beach, France, 6 days after D-Day The beach was still a mess from the fighting Mel was with an ordinance company but then was reassigned to the 2nd division with the 23rd infantry regiment (37:04) Battle of the Bulge • • • • • • • He was put on the Siegfried line A 15 year old French boy started following them around and wanted to join them so they gave him a gun and some clothes When they sent him on a mission to transport two German prisoners, the boy shot them both because the Germans had killed his family Mel received a bronze star for fighting at the Bulge He got frostbite on his feet up to his ankles At one point he didn’t eat for three days Mel was split up from his unit and had to travel back towards the American side during a couple nights �• One night he hid in a kitchen and ate some hard bread with peanut butter and pineapple that he found (50:34) Ordinance Company • • • • • • • • • • • • Mel was sent back to an ordinance company to be a welder He was also the colonel’s body guard Mel was asked to bring a bus back from the front line He came up with a plan to tow the bus with a tank at night It was Mel’s job to steer the bus while the tank pulled it The bus ended up smashing into the tank, so they jumped into a ditch because they were sure the Germans had heard and would call an airstrike There was no airstrike so they got the bus out of there When he got back he was told to get parts and fix the bus so they could use it as a troop transport One morning a sergeant woke him up for breakfast and Mel shot a hole above his head, but he didn’t get into trouble because he had been in combat Mel got a flat tire on his jeep while in a convoy and had to wait an hour for a spare, so he went into a brewery and got a bunch of schnapps by shooting at the walls When he got back he was called in by the colonel and told that it was his fault that everyone was drunk and he almost got court marshaled for it The company moved up to the Russian border [border of Soviet Zone in Germany] and it was their job to make sure the Russians didn’t kill their German Prisoners (1:18:05) VE Day • • • • • They were still on the Russian border when the war in Europe ended His unit was sent to Le Havre and boarded a boat to New York On the way over to Europe he had to get on an anti-aircraft gun because of a German plane They got a ticker-tape parade when they got back Mel was sent to Camp Swift, TX and was discharged (1:28:38) Discharge • • • • • • He went home to Grand Rapids, MI by train Mel worked as a mechanic for his uncle He also bought repossessed cars from the bank to fix them up and sell them for profit Mel sold 36 cars in 30 days for the bank and they gave him a job He then went to work at banks in Traverse City, MI and Marquette, MI After that Mel started a national bank in Gaylord, MI and resigned �• • • • • Right after he was discharged he got married His wife died in 1985 Mel got married again to his former secretary He was injured during the war when a German bomb ruptured his ear drum Mel belongs to the Disabled American Veterans club � 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 PittM Title A name given to the resource Pitt, Meldon (Interview outline and video) 2008 Creator An entity primarily responsible for making the resource Pitt, Meldon Description An account of the resource Meldon Pitt was born in Chicago, Illinois on February 23, 1924. He graduated from Kelloggsville High School in 1942 and then went into the Army. Mel went through diesel mechanics school and then was sent to England. In England he taught people how to seal jeeps so they could go into the water when they were sent to France. Mel was transferred to an infantry company when he got to France and he fought at the Battle of the Bulge. After the Bulge he was sent back to the ordinance company and became a welder. Mel received a battle star for fighting at the Bulge and a purple heart. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (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 2008-08-21 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/877757eb441a3a8ef99a4b6ba9e89467.mp4 d7920906c624a3265c2f38e861f9da12 https://digitalcollections.library.gvsu.edu/files/original/d72be73224a22383a9df18e6dd981db8.pdf 638fd5619f81f972c251b58403102cee PDF Text Text Grand Valley State University Veterans’ History Project James Pittman Vietnam War 1 hour 7 minutes 7 seconds (00:00:12) Early Life -Born in Detroit, Michigan in 1943 -Father had just moved up from Kentucky -Father, mother, and brother got jobs building tanks in Warren, Michigan (suburb of Detroit) -Family moved to Hazel Park in 1943 shortly after he was born -Grew up there -Attended high school in Hazel Park -Graduated from there in 1961 -Went to work for Carbide Tool Factory -Started off working in shipping and receiving -Went on to work in a variety of other positions during his time there (00:02:24) Getting Drafted -Received his draft notice about four to five months after he got divorced -Had a deferment by being both a husband and a father -Got drafted in March 1967 -Received a physical in the Detroit Induction Center -Draftees were trying to pass off as being gay so that they’d be rejected -Doctors and officials didn’t care -Army needed everyone who was physically fit for fighting (00:05:10) Basic Training -Sent to Fort Knox, Kentucky for basic training -Got there by way of train -Got immersed in the rapid pace of the Army almost immediately -Given a lot of mental and physical tests to see who was truly prepared for the military -He was twenty four when he started basic training -Older than most of the other recruits -Getting used to the physical routine was the hardest part of training for him -Got called “old man” by the drill sergeants -Most of training consisted of physical and psychological discipline -Some recruits tried to resist the discipline -The other recruits and drill sergeants punished anyone who didn’t follow orders -Trained with draftees as well as National Guardsmen -Everyone was treated fairly equally by the drill sergeants -Tension did exist between the draftees and the National Guardsmen though -Fights did occur and drill sergeants would have to break them up -Basic training lasted eight weeks (00:10:55) Advanced Infantry Training -Sent to Fort Polk, Louisiana for advanced infantry training (AIT) -Carried out maneuvers in the swamps �-Meant to simulate jungle combat -Felt that the swamps were worse than Vietnam -Rattlesnakes were a fairly common threat -They were taught as much as they could be about Vietnam -Booby traps that they would encounter -Basic language courses -Had difficulty picking up Vietnamese -Taught about the rules of engagement -Not allowed to fire unless fired upon first -AIT lasted ten weeks -Fort Polk also had mock villages set up -Actually enjoyed AIT -At the end of training his designation was as a mortar crewman -Offered a chance to be promoted to sergeant -Would have meant reenlisting, and he didn’t want that, so he declined the offer (00:15:56) Deployment to Vietnam -Given a twenty day leave prior to leaving for Vietnam -Sent to Oakland, California after his leave -Boarded an Air Japan chartered airliner bound for Vietnam -Stopped in Alaska, and from Alaska flew to Okinawa -Got to see Mount Fuji as they flew over Japan (00:17:36) Arrival in Vietnam -Landed in Long Binh -First impression of Vietnam was that it was hot and humid -Sent to reception center at Long Binh and they were assigned cleaning duties -His job was to handle Lone Star Beer pallets -Kept there for three days -Allowed to choose what type of unit that he’d want to be assigned to -Decided to go with a mortar unit -Got assigned to Charlie Company of the 199th Light Infantry Brigade -He was with fire direction control for about a month -Used 81mm mortars (00:20:51) Being a Mortar Crewman in C Company -By now it was August 1967 -Battalion was carrying out search and destroy missions in the Long Binh area -A couple lieutenants introduced him to the company -Joined the company in the field -He stayed close to the captain of C Company to help with fire direction -Built their own base camps wherever they were operating -Had to carry their mortars with them whenever they moved -Base plate and mortar tube weighed about one hundred eighty pounds all together -Spent about two months as a mortar crewman -Encountered very little enemy contact -Operated heavily in the rice paddies -Their enemy in the area was the Viet Cong, not the North Vietnamese Army -His battalion was in charge of searching Vietnamese villages �-He and the other mortar teams would hang back to provide support if necessary -Moved to a new village every third day -Also carried out harassment and interdiction missions -Lobbed a few rounds at given coordinates -Usually found that they were firing at nothing because the Viet Cong had moved -Battalion was operating as a single unit at this time -All the companies were doing the same thing just in different areas (00:30:03) Interactions with Vietnamese Civilians -Vietnamese civilians were never allowed to enter their base camps -He once let some Vietnamese children in to help him fill sandbags -Got in trouble for allowing this to happen -He was told not to trust any of the civilians -Didn’t know which ones were Viet Cong (00:30:54) Being a Rifleman with C Company -Got switched over to being a rifleman after being with the mortars for two months -Enemy activity was increasing so they needed more riflemen -Enemy activity was heaviest around the Dong Nai River -Lost eight soldiers trying to probe the area -Viet Cong were using scavenged American weapons -They would raid South Vietnamese weapons depots for their armaments -Spent about four months as a rifleman before he was sent home -Within the first week of patrols he was put on point leading the patrol -Sergeants taught him what to look for (signs of Viet Cong, booby traps, etc.) -Had some sergeants and lieutenants leading them that had been redeployed from Germany -Hadn’t seen actual combat in Vietnam yet -Finally got used to being a rifleman after about two months of being in the field as one -Learned how to look for booby traps and how to properly search villages -Learned how to search a building without getting surprised and shot (00:35:31) Interactions with South Vietnamese Army -South Vietnamese soldiers taught them how to operate in villages -South Vietnamese soldiers didn’t seem to have much concept of why the war was being fought -Most were just afraid of the North Vietnamese and wanted to beat them for that reason -Others were afraid of being captured and killed by the North Vietnamese or Viet Cong -South Vietnamese soldiers were ruthless when it came to dealing with Vietnamese civilians -They didn’t tolerate anything (00:37:38) Fighting the Viet Cong and North Vietnamese -Viet Cong and North Vietnamese Army tunnels were extremely complex -Usually dug far underground and impossible to destroy or access -Couldn’t even really go in manually to destroy them -Knew of tunnels that were dug so far down that they ran underneath rice paddies and rivers (00:39:30) Downtime -Went to two parties at their base camp -Saw Japanese girl bands that were performing for the troops -Didn’t understand the lyrics, but enjoyed the music -Went water skiing on the Saigon River -Both activities were part of two three day in country R&Rs �(00:40:20) Prostitution, Drugs, and General Morale -Soldiers would get approached by prostitutes -Knew of one prostitute that gave an entire outfit gonorrhea -Soldiers smoked marijuana fairly regularly -Encountered one soldier that was smoking while on guard duty -Soldier that was smoking almost killed James by accident -About half of his unit was smoking and it was leading to problems -Never participated himself -Eventually approached the captain and told him to deal with the problem -Afterwards soldiers stopped smoking for a while and the unit improved -The more activity they got the better the unit performed -Forced them to constantly be at their best and to work together (00:45:03) Conditions in the Field -Set up ambushes and would go on search and destroy missions pretty much every day -During his time as a rifleman his unit lost about a dozen men -Company was never larger than about seventy men -About half the size of what a company was supposed to be -Received letters and care packages from home on a regular basis -Received a bayonet and machete sharpener from Carbide Tools -Family would send him letters and treats -Every day he was there the more he got used to being in Vietnam -Started not to worry about whether he’d make it through his tour, or not (00:48:27) Getting Wounded -Got wounded on November 29, 1967 -On November 28 told by sergeant to be ready for a sweep of the Dong Ngai River -On November 29 his unit was inserted by helicopter into the Dong Ngai River region -Established a perimeter -Didn’t have any enemy contact for a few hours -Scout noticed that there were about a dozen Viet Cong coming down a trail -Engaged the enemy patrol with hand grenades and rifle fire -Started to receive enemy fire and fell back to command post -Company left their insertion point and started working their way up the river -Noticed signs of Viet Cong activity -Engaged the Viet Cong again further up the river -Killed one Viet Cong soldier and captured another -Missed one that was hiding in a tree and he was shot by the one in the trees -Received immediate aid and the soldiers in his unit helped get him onboard the helicopter (00:57:02) Coming Home -After getting wounded he was sent to the medevac hospital in Tan Son Nhut -Had to be stabilized there -Had gotten shot in the lower spin, kidney, rib, and the arm -Spent an indeterminate amount of time in the medevac hospital before he was sent home -First got sent to Japan and then from Japan was sent back to the United States -Spent several months in a variety of Army hospitals getting healed -After three months was sent to Chicago and was able to see his family there �-After getting healed [only partially, since he had lost the use of his legs] he was discharged from the Army (01:00:30) Life after the War -Began to receive disability checks from the military -Went back to work for Carbide Tools as a draftsman -Worked for them for another four years until he quit -Bought property in the Saranac, Michigan countryside -Gained full custody of his son -Worked with local farmers on his property -Became a profitable venture for him -Veterans’ Administration support has been great for him -Goes to the Veterans’ Hospital in Milwaukee for their specialty in spinal injuries -Feels that it’s a much better facility than anything Michigan has -Involved with a large variety of veterans’ groups -Took two years for him to get accepted into the rural community -Locals were skeptical about him -Not because he was a Vietnam veteran, but because he came from the city -Received a wheelchair grant that allowed him to build his home (01:05:50) Reflections on Service -Army taught him how to effectively problem solve -Despite his disability he has learned how to live his life to the fullest -For example he decided to build a cabin the Yukon, so he did it -Learned that if you set your mind to a task you will figure out a way to accomplish it � 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 RHC-27_PittmanJ1600V Title A name given to the resource Pittman, James (Interview outline and video), 2014 Date A point or period of time associated with an event in the lifecycle of the resource 2014-06-17 Description An account of the resource James Pittman was born in Detroit, Michigan in 1943. He grew up in the Detroit suburb of Hazel Park and graduated from high school there in 1961. He went to work and got married, but lost his marriage deferment when he divorced in 1966 and was drafted in March 1967. He received basic training at Fort Knox, Kentucky and advanced infantry training at Fort Polk, Louisiana leading to him specializing as a mortar crewman. In August 1967 he was deployed to Vietnam where he joined Charlie Company of the 199th Light Infantry Brigade stationed in the area around Long Binh. For two months he worked as a mortar crewman in Charlie Company until he was reassigned to be a rifleman carrying out search and destroy missions as well as patrols in the Dong Nai River area with Charlie Company. After four months of being a rifleman he was severely wounded and was evacuated back to the United States. Despite being a paraplegic, he went back to work as a draftsman in the Detroit area, and eventually bought a farm near Saranac, Michigan. Creator An entity primarily responsible for making the resource Pittman, James 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 Vietnam War, 1961-1975--Personal narratives, American United States. Army Language A language of the resource eng Type The nature or genre of the resource Text Moving Image 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> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 https://digitalcollections.library.gvsu.edu/files/original/a36b91c03f13d9e13d63e57797549180.pdf 48f27f3956395d82aca87c0830987762 PDF Text Text PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAl'l' THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MI CID GAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP wASHTENA w com TY, MICHIGAN THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICHIGAN AVENUE ANN ARBOR, MICHIGAN 48108 (313) 94-'-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN BOARD OF TRUSTEES Douglas R. Woolley, Supervisor Judith C. Walter, Clerk Robert J. Skrobola, Treasurer James E. Aldrich, Trustee Patricia M. Lennington, Trustee Marjorie K. Shelton, Trustee Judy A. Bocklage, Trustee PLANNING COMMISSION Al W. Paas, Chair Richard G. Timmons, Vice-Chair Mike G. Last, Secretary Marjorie K. Shelton, Member Margaret R. Busch, Member Robert C. Macek, Member Terrence A. Bertram, Member �PITTSFIELD CHARTER TOWNSIDP WASHTENAW COUNTY, MI CID GAN COMMUNITY DEVELOPMENT DEPARTMENT John L. Enos, Director Community Development & Utilities Jack R. Williams Building & Zoning Administrator Carl V. Schmult Jr., AICP Planning Consulant Roger B. Gaugler, P.E. Ayers, Lewis, Norris & May, Inc. Township Engineer �PITTSFIELD CHARTER TOVVNSHIP WASHTENAW COUNTY, lVIICHIGAl'i RESOLUTION ADOPTING THE COMPREHENSIVE PLAN FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Planning Commission held at the Pittsfield Charter Township Hall, 701 W. Ellsworth, in said Township on the 20th day of April, 1995, at 7:30 p.m. The following resolution was offered by Commissioner Timmons, and supported by Commissioner Last: WHEREAS, the Pittsfield Charter Township Planning Commission has undertaken a study and prepared a Comprehensive Plan (Plan) for the future development of the Township, also know as a General Development Plan, in accordance with the provisions of the Township Planning Act (Act), Public Act 168 of 1959, as amended; and WHEREAS, the purpose of said Plan is to promote public health, safety and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; and to facilitate provision for a system of transporation, sewage disposal. safe and adequate water supply, recreation and other public improvements; and WHEREAS, the Pittsfield Charter Township Planning Commission utilized the assistance of a Professional Community Planner in the preparation of the said Plan; and WHEREAS, the Pittsfield Charter Township Planning Commission has solicited public comment throughout the plan preparation process and has held a public hearing on the proposed Plan on February 9, 1995 as required by the said Act, notice of which hearing was published in the Ann Arbor News, a newspaper of general circulation in the Township, on January 10, 1995 and January 29, 1995, and the Commission has duly considered comments made by residents, property owners of the Township, and others at and following that hearing; and WHEREAS, The Pittsfield Charter Township Planning Commission held joint meetings with the Pittsfield Township Board to discuss elements of the plan; NOW THEREFORE BE IT RESOLVED, on this 20th day of April, 1995, that the Pittsfield Charter Township Planning Commission adopts in the whole the Comprehensive Plan for Pittsfield Charter Township, to be dated April 20, 1995, consisting of the following parts: �* Parts l through 11 dated December 1994, together with associated maps, with revisions as indicated in a memorandum dated April 13, 1995 from Carl V. Schmult, Jr., A.I.C.P., to the Pittsfield Township Planning Commission except that Item 3 is not presently adopted, the second sentence ofltem 9 should end at the words "high density uses," and Item 14 should be instead added to Page 5-5, Section 5.04, as a new Subsection G, and with a further revision on Page 6-2, Section 6.01, Subsection H by adding the following sentence to the end of that subsection: "In existing residential areas with grid street patterns, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods." * Part 12 dated January 27, 1995; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission hereby refers its adopted Plan to the Washtenaw County Metropolitan Planning Commission as required by the said Act; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission directs the Director of Community Development to transmit a copy of its adopted Plan to the Pittsfield Charter Township Board in accordance with the said Act. ROLL CALL VOTE: AYES: NAYES: ABSENT: ABSTAIN: Bertram, Busch, Last, Macek, Paas, Timmons. None. Van Nest None. RESOLUTION DECLARED ADOPTED. Mich1fler!Y= Planning Commission Secretary rescomp �PITTSFIELD CHARTER TOW~SHIP WASHTENAW COUNTY, ~llCIDGAl'f RESOLUTION SUPPORTING THE COl\-IPREHENSIVE PLAl~ FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Board of Trustees held at the Pittsfield Charter Township Hall, 70 l W. Ellsworth Road, in said Township on the 9th day of May, 1995, at 7:30 p.m. The following preamble and resolution were offered by Member Skrobola and supported by Member Van Nest: WHEREAS, the Pittsfield Charter Township Planning Commission has prepared a Comprehensive Plan for Pittsfield Charter Township, which plan was adopted by the Commission on April 20, 1995; and WHEREAS, the Planning Commission has transmitted a copy of its adopted Plan to the Township Board in accordance with the Township Planning Act, Public Act 168 of 1959, as amended; and WHEREAS, the Township Board recognizes that this plan was prepared and adopted after substantial study and after several public meetings at which many in attendance expressed their views; and WHEREAS, the Township Board recognizes that many of the views and concerns expressed by the public, before the Planning Commission, have been incorporated into the Plan; and WHEREAS, The Planning Commission met with the Township Board during the development of the Plan and incorporated comments then and there received into the Plan; and WHEREAS, the purpose to the Plan is to promote the health, safety, and general welfare of the people of Pittsfield Charter Township; NOW, THEREFORE BE IT RESOLVED, that the Township Board of Pittsfield Charter Township, duly assembled at a Regular Meeting on this 9th day of May, 1995, hereby endorse the Comprehensive Plan for Pittsfield Charter Township . ROLL CALL VOTE: A YES: Aldrich, McMullen, Peer, Shelton, Skrobola, Varu"'-l'est, Wooley . NA YES: None. ABSENT: None. ABSTAIN: None. RESOLUTION DECLARED ADOPTED. �TABLE OF CONTENTS Page PART 1 - INTRODUCTION 1.01 1.02 1.03 1.04 1.05 Relation to the 1976 plan Principal characteristics of the plan Structure of the Comprehensive Plan Planning Commission and Township Board roles in the planning process The Planning Area 1-1 1-1 1-3 1-4 1-4 PART 2 - EXISTING CONDITIONS - THE PLA.J.'fNING AGENDA 2.01 2.02 2.03 2.04 2.05 2.06 2.07 2.08 2.09 2.10 2.11 2.12 2.13 2.14 2.15 2.16 2.17 2.18 2.19 2.20 2.21 Introduction Natural features Regional setting From agriculture to an urban culture The remaining rural area Population projections Housing projections Future land area requirements Identity as a community Composition of the housing stock An over supply of land zoned for multiple-family residential use Neighborhood schools Municipal boundaries are stable A center for Township government Major commercial centers Public recreation land Public water and sanitary sewer services Ann Arbor Airport Ann Arbor landfill Streets Public transportation 2-1 2-1 2-3 2-3 2-4 2-4 2-4 2-4 2-6 2-6 2-6 2-7 2-7 2-7 2-7 2-8 2-8 2-8 2-9 2-9 2-12 PART 3 - OBJECTIVES 3.01 3. 02 3.03 3.04 3.05 3.06 3.07 3.08 Strengthen the identity of Pittsfield Township as a community. Preserve the natural resources in the planning area. Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. Preserve a portion of Pittsfield Township for rural uses. Streets should be consistent with, and subservient to, the character of the community. The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The stability of residential areas should be preserved. Provide expanded recreation opportunities in the community. 3-1 3-1 3-1 3-2 3-2 3-2 3-2 3-2 �Table of Contents TABLE OF CONTENTS (CONT.) PART 3 - OBJECTIVES (Cont.) 3.09 3 .10 3 .11 3.12 3.13 3 .14 3.15 Open space areas should be conveniently located for all residents of the township. Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Streetscapes of existing major streets should be improved. New development should be of high quality. Growth should be managed. The public costs of growth should be minimized. The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. .., .., .J-.J .., .., .J-.J 3-3 3-3 .., .., .J-.J 3-4 3-4 PART 4 - BASIC CONCEPTS OF THE PLAJ.~ 4.01 4.02 4.03 4.04 4.05 4.06 4.07 4.08 4.09 4.10 4.11 4.12 4.13 4.14 4.15 The foundation of the plan has two elements The planning area has permanent boundaries. The plan establishes urban and rural/suburban boundaries. The plan establishes a service area boundary. Three categories of residential uses are proposed. Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. Residential areas will be protected from destabilizing forces. Commercial uses will be concentrated in major centers. Industrial uses will be concentrated in two major corridors. Streets will follow the established pattern. Water and sanitary sewer services will be extended throughout the service area. Public facilities. Public schools. Public recreation. Natural features. 4-1 4-1 4-1 4-1 4-1 4-2 4-2 4-2 4-2 4-3 4-3 4-3 4-4 4-4 4-4 \ PART 5 - LAND USE POLICIES 5.01 5.02 5.03 5.04 5.05 5.06 5.07 Rural area policies Residential area policies - general Suburban residential areas policies Urban residential areas policies Commercial area policies Industrial area policies Office area policies II 5-1 5-2 5-4 5-4 5-5 5-8 5-9 ., �Tab le of Contents TABLE OF CONTENTS (CONT.) PART 6 -TRANSPORTATION POLICIES 6.01 6.02 6.03 6.04 Streets - General policies Policies for specific streets Public transportation Pedestrian/Bicycle facilities 6-1 6-2 6-5 6-6 PART 7 - PUBLIC UTILITY POLICIES 7.01 7.02 7.03 Sanitary sewer system policies Water supply system policies Storm drainage and management policies. 7-1 7-4 7-5 PART 8 - CO~IUNITY FACILITIES POLICIES 8.01 8.02 8.03 8.04 8.05 8.06 8.07 8.08 Public schools Recreation facilities in the planning area Township government facilities Public safety facilities Washtenaw County Service Center Huron Valley Correctional Center Ann Arbor Landfill Composting Facility 8-1 8-3 8-5 8-5 8-5 8-6 8-6 8-6 PART 9-NATUR<\L FEATURES POLICIES 9.01 9.02 9.03 9.04 9.05 9.06 9.07 9.08 9-1 General policies Woodlands and trees Wetlands Stream corridors Fence rows Flood plains Topography Ground water recharge 9-2 9-2 9-3 9-4 9-4 9-5 9-5 PART 10-IMPLEMENTATION POLICIES 10.01 10.02 10.03 10. 04 10-1 10-1 10-3 10-4 Introduction Zoning regulations Regulation ofland division Infrastructure III �Table of Contents TABLE OF CONTENTS (CONT.) PART 11 - PLAN lVIONITORING PROGRANI 11.01 Introduction 11 .02 Benefits of a monitoring program 11 .03 Description of the program 11-1 11-1 11-1 PART 12-LOCAL PLANNING AREAS 12.01 12.02 12.03 12.04 Carpenter Road Corridor Clark - Golfside Area Section 15/16 Policies Northwest Area Plan 12-1 12-3 12-6 12-13 \ IV �PARTl (t INTRODUCTION 1.01 RELATION TO THE 1975 PLAN The township's most recent comprehensive plan was adopted in 1975. That plan replaced the township's first master plan adopted in 1968. Thus, Pittsfield Township has 26 years of experience with preparing and using comprehensive plans in making decisions on land use, streets, and public facilities and services. The 1975 plan was used extensively in guiding Township Planning Commission and Township Board decisions, and was amended six times. These amendments, however, only added detailed policies to the overall plan; the basic elements of the plan were not changed after it was adopted. The age of the plan, together with its continued use and changed conditions, both within and outside the township, resulted in a decision to update and revise the 1975 Plan. Review of the 1975 plan showed that much of the plan was still valid. In fact, many of the policies in that plan have their own momentum, since new developments, some of which are still in process, have followed these policies. Nevertheless, some of the data in the plan was out of date and some policies were made obsolete by evolving events. The new plan is therefore a refinement as well as an update of the 1975 plan. The time of revising and updating is also an opportunity to improve, and this was also the intent of the Planning Commission and the Township Board in revising the comprehensive plan. This plan, upon adoption, replaces the 1975 Plan and all amendments thereto . 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAJ.~ Experience in using the comprehensive plan over the past 18 years has proven the utility and wisdom of that plan and that the principal characteristics of the 1975 plan should be retained. The following are the principal characteristics of the 1995 plan. A. The plan is a policy type plan; that is, it describes the township's policies regarding the future nature and development of the township. The policies are aimed at the fundamental issues that the township expects to face in the future. These basic issues are those that are expected to have enduring effects on the township, and that will affect the future character of the township in the years ahead. The plan focuses on a limited number of issues in order to concentrate attention and effort on those issues that can truly make a difference in the township's future. B. Since the plan concentrates on policies, it follows that the plan is general in nature. That is, the plan shows how the Township Board and Planning Commission intend to respond to various issues, and the approaches that will be followed in those responses. The plan does not prescribe nor predict uses for specific parcels of land, except in a few circumstances. Instead, the plan describes the intended uses of general areas. The plan is not intended, nor is it designed, to be a "blueprint" or a picture of the township at some future date and it should not be interpreted in this fashion . Similarly, the plan does not state that a certain action will be taken at a future time. To use the plan in either fashion would require that decisions be made today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity. April 20, 1995 1-1 �Part I - Introduction C. The plan provides guidelines for making decisions or recommendations in the future. For example, the plan will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board and for Board decisions on those matters. It will provide guidelines for Planning Commission decisions on site plans. Decisions will be made on a case by case basis at the time necessary and within the context of the plan. The plan will be amended if the analysis generated by the required decision indicates that a change is appropriate. D. The plan recognizes that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues also might change over time, and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement might be in the form of restating, deleting, or adding to the issues, goals, or policies set forth in the following pages. It might also be in the form of detailed policies for specific areas of the township. These changes might result from an analysis of a specific development proposal, such as a rezoning petition, a capital improvement proposal by Pittsfield Township or other government entity, a periodic review of the plan by the Planning Commission, or from the detailed study of a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan as well as the planning process to changing conditions. The plan is therefore designed, by concept, organization, and method of publication, to be easily amended. E. The plan is an overall guide to decisions, but continual use of the planning process, not just use of the plan itself, will assure that decisions regarding land uses, development, and facilities will be better than they would be in the absence of such a process. It is the Township Board's and Planning Commission's intent to continually improve the planning process as well as the plan. F. In preparing this plan two conditions became readily apparent: 1) that various forms of development had occurred or were in the process of occurring in all parts of the township's planning area; and 2) that population projections with the necessary safety factors, when translated into the acreage required for various land uses, utilized all but three to four square miles of the twenty-seven square mile planning area. The projections and land use requirements \indicated that only fifteen percent of the planning area would not require a future designation for developed uses. Therefore, the Planning Commission decided to indicate "ultimate" uses for all parts of the township's planning area, even though such a designation would extend well beyond the normal fifteen to twenty year time frame for the comprehensive plan. Thus, the plan designates future land uses for the entire planning area rather than a projected requirement of land area for a specific time period. G. The maps in the plan are intended only to illustrate some of the policies described in the plan. The maps are generalized and show general locations of uses and features. The text of the plan should be consulted for a description of policies that apply to specific areas, features, or subjects. April 20, 1995 1-2 �Part I - !ncroduction 1.03 STRUCTURE OF THE COMPREHENSIVE PLAN The following is a summary of the key parts of the comprehensive plan. . 'I A. Existing and Future Conditions - This part of the plan, Part 2, identifies the key conditions, existing and future, as viewed at the present time, that will significantly affect the township. Some of these, such as the physiographic features of the planning area and existing land use patterns, are factual in nature. Others, such as emerging trends, are subjective. Together however they form the planning agenda - the conditions that the comprehensive plan must provide for in one way or another. B. Objectives - These are described in Part 3 and are the significant, closely held feelings regarding the future direction and character of Pittsfield Township. To some extent they result from the conditions that are described in Part 2 of the plan, but, for the most part, they reflect the values and aspirations of the public. These form the other part of the planning agenda - the comprehensive plan must reflect the important objectives of the public as well as respond to the existing and emerging conditions of the township's environment. C. Strategy - This part of the plan identifies and describes the major policies with which the township will face the future. These major policies are strategic in nature, since they will have primary effect on the future of the township . This part of the plan is basically a summary of the plan's major policies. D. Policies - The bulk of the plan is presented in Parts 5 through 10, which describe policies regarding land use, streets and transportation, public utilities, community facilities, natural features, and implementation. Policies are expressed primarily in text form, although maps are included to illustrate some of the policies. E. Monitoring - Part 11 describes the program that will be followed to keep the plan up to date. F. Detailed Policies for Local Planning Areas - Part 12, This document presents policies for certain areas of the Township that require more detailed attention than is appropriate in the basic policy part of the comprehensive plan. These policies are consistent with the overall framework polices of the plan. G. Land Development Standards-Part 13, Appendix l - This document is published separately and is available to prospective developers or other interested people along with the zoning and subdivision ordinances. The standards describe Township requirements for plans, plats , utilities, paving, landscaping, and similar developmental matters. They are available for inspection or may purchased seperately. H. Working Papers- Part 14, Appendix 2 - These papers were the basis for the comprehensive plan- inventories of existing conditions, detailed analyses, proje_ctions, etc. They are not published but are available for inspection and copymg. I. Land Use Plan Atlas- Part 15, Appendix 3 - The atlas is a collection of ta,'( maps at scales of l" = l 00' and l" = 400' for all sections and quarter sections in the planning area, with the designated land uses on them. The at~as will not be published or otherwise reproduced but will be available for inspect10n. 1-3 �Part I - Introduction 1.04 PLANNING COMMISSION Ai'fD TOWNSHIP BOARD ROLES IN THE PLANNING PROCESS The Township Planning Act gives the Township Planning Commission sole authority to prepare and adopt the comprehensive plan. However, the Township Board is an equally or even more important part of the plan preparation and overall planning process, since the Board makes all land use and development decisions via the rezoning and the subdivision review processes; approves expenditures for public improvements; provides funds for Planning Commission activities, and appoints Planning Commission members. Most importantly, however, the Board is elected by the citizens of Pittsfield Township and is therefore directly responsible to the public for planning decisions and represents the public's interest in planning matters. It therefore follows that the Township Board should play a key role in preparing the comprehensive plan and in keeping it up to date. This comprehensive plan was prepared using this approach and it reflects Township Board policies as well as those of the Planning Commission. 1.05 THE PLANNING AREA The planning area for the comprehensive plan is delineated on Map l. This area includes all portions of Pittsfield Township that lie outside the boundary agreement areas with the cities of Ann Arbor and Saline. The planning area also excludes the 40 acres in Section 32 that have been temporarily released by Pittsfield Township to the City of Saline for industrial development. The total acreage of the planning area thus defined is 17,330 acres or 27.09 square miles. The area of the original survey township was 22,784 acres or 35.6 square miles. Therefore the planning area, as a result of annexations over the years and the more recent boundary agreements with the two adjacent cities, has been reduced to 76% of the original township area. (See Map 1) \ April 20, l 995 l-4 �11 1 I l\ ~p 1 ~ ir PLANNING AllEA =~ I :;~;~ ., ,~ ·-~ "'X' ,,; ------ " Q:i ~ .: AUil !ARBOR MUIUCll'Al AIAPORf ...... ,,~ ~ /~I . \9rt ...~ X ~. . If a0 ...z I 111= I 11 VI •• .: "::"'. MORGAN . /" .•-c':,::::• c::J Original Township Boundary □ ~,\~i;:·~: ~g Area ~11!1~~ <( :i; 0 ... ,: 11 - 19 / __,II I • '<o '"'" -·" t ··H~I, .'!,I~'."" l(11l11 IIUOS p11 II IU( Cf 11 OOlllM>t Cf p \) I) c;:-=1F t 26 in 11l. . •!CI Ill ~ ~"' .,1\< 0 . ;---. \M I Ill ...e 2 ~ " Q ~ 34 I · J~ Ill ,.,< - • 0 11 ~r. - A 1"=4 , 000' LJ �PART2 EXISTING CONDITIONS -THE PLAl'iNING AGENDA 2.01 INTRODUCTION Existing conditions form one of the two primary foundations for the comprehensive plan, the other being the community's objectives for the future. Existing conditions fall into two general categories: those which are factual, they are "on the ground now", such as natural features, existing land uses and streets; and those conditions that are anticipated to exist in the future. These conditions are somewhat uncertain but must be accounted for in planning policy. Careful monitoring of both types of conditions in the comprehensive plan over time will result in revisions that will bring conditions and policies closer together. This part of the plan identifies and discusses conditions that are expected to exert significant influence on the future of the township, the policies of the comprehensive plan, and the nature and content of the township's planning process. The conditions are not listed in any order of importance. 2.02 NATURAL FEATURES These are generally fixed conditions that have had major influences on land use and development patterns in the township in the past and will continue to do so in the future. In earlier periods of development these were frequently considered to be obstacles to be overcome. Now these are, in many cases, considered to be visual amenities and perhaps essential to the welfare of the community. These features offer the township opportunities to provide the planning area with the physical basis for a unique identity. A. Topography - Surface topography - the land form - of the planning area can be generalized as flat to moderately rolling with no pronounced hills or valleys. Overall the land form slopes down from the northwest to the southeast, with contrasting ridges running in northeast to southwest directions. There are three drainage basins in the planning area. The Saline River Basin drains to the south and southwest into the Saline River and has an area of 14 square miles (52% of the planning area). The Stoney Creek Basin, which drains the east side of the planning area to the east into Lake Erie, is 9 square miles in area (33% of the planning area). The north part of the planning area, 4 square miles ( 15% of the planning area) is in the Huron River Basin, which drains to the north and northeast into the Huron River. Subsurface topography has little significance for land use or other aspects of physical planning in Pittsfield Township. B. Ground Water Recharge - Several areas within the planning area have potential for permitting surface water to percolate into the ground water system. (These are defined as areas that have rapid permeability to the depth of 50 feet, or that have moderate permeability to a depth of 25 feet and rapid permeability between 25 and 50 feet). Most are located in the public water and sanitary sewer service district. Therefore the principal concerns 'will be preserving permeable surfaces where possible for recharge of aquifers, and protecting permeable surfaces from inflow of pollutants. April 20, 1995 2-1 �Part 2 - Existing Conditions Much of the south edge of the planning area also has characteristics for potential recharge. Since this area is outside the water and sewer service boundary, development densities will be relatively low, thereby offering opportunity for preserving much of the ground surface in a permeable condition. C. Streams - There are several stream systems within the planning area. These provide the only surface water in the Township, other than that provided by some wetlands and constructed ponds. These streams and their associated corridors are not only important natural drainage facilities; they take on added significance in the planning area as visual and natural amenities. In addition, most of the wetlands are associated with stream corridors, which suggests that the viability of these wetlands depends to some extent on the continued viability of the stream corridors. The streams will play an increasingly important role in surface water drainage, as development and resulting surface water runoff increase. D. Wetlands - Wetlands comprise a relatively small part of the land area in Pittsfield Township. The wetlands we do have are generally concentrated in the central and west parts of the planning area, in the Saline River Basin. Wetlands perform several important functions: control of surface water runoff; filtration of sediments and pollutants; stabilization of downstream drainage flows, especially during periods of heavy runoff, and provision of wildlife habitat. E. Soils - Soils in the planning area occur in three associations. The features of these associations generally do not have significant impacts on planning policy in the township. However, there are several areas of wet soil, which are defined as soils which have the water table within one foot of the ground surface. Most of these soils are located in the Saline River Basin part of the planning area. These soils affect location, type, and density of development. All identified wetlands are located in or adjacent to these wet soil areas. The officially designated 100 year and 500 year flood hazard areas are also located in these areas. F. Flood Hazard Areas - From the perspective of the entire planning area, Pittsfield Township does not have significant flooding problems. Where flooding or the potential of flooding does occur, the affected areas are localized and relatively narrow. A potential for flooding occurs along stream corridors, and flood plain boundaries generally follow stream channels. The major exceptions are the Wood Outlet Drain, where the flood plain is as much as 1,700 to 2,500 feet wide; and along the Pittsfield-Ann Arbor drain, between State and El\sworth Roads, where the flood plain is up to 1,000 feet wide. The township has nine official flood hazard areas, as delineated by FEMA. There are other areas also subject to flooding. The Township regulates development in the l 00 year flood hazard areas by an overlay zone in the zoning ordinance. G. Woodlands - The original woodland that covered Pittsfield Township prior to settlement in the 1800's has been removed - initially to open the land for agriculture and later for construction of houses, shops, places of employment, and roads. Only scattered woodlots remain. Even though scattered and small, they can still be important features in the landscape and the environment, especially where they occur in association with other natural features. April 20, 1995 2-2 �Part 2 - Existing Conditions H. Composite of features - The coincidence of several natural features in one area suggests a sensitive environmental area. The more features located in one area, the more important that area will be to protect and preserve. 2.03 REGIONAL SETTING The future of Pittsfield Township is to a great extent a function of its setting in two economic regions - the Southeast Michigan region and the Ann-Arbor-Ypsilanti urban area. The Southeast Michigan region has been growing primarily to the north and northwest, especially in the I-75 and I-96 corridors, along with fill-in between the two corridors. In recent years regional growth has moved in a more westerly direction, in the M-14 corridor, to Plymouth and toward Ann Arbor. During this time growth along the I94 corridor has been relatively less pronounced. Whether these growth trends continue or growth begins to focus on the I-94 corridor is speculation at this time. But in either case Pittsfield Township will be influenced to a considerable extent by the regional growth pattern that is already established. Now, more than previously, Pittsfield Township is an integral part of the Southeast Michigan economy. Ready accessibility between the township and the region is provided by the freeway system. People living in Pittsfield Township have relatively easy access to employment centers to the east and northeast. Likewise people living in Wayne, Oakland, and Livingston Counties have easy access to jobs that are located in Pittsfield Township. The township is also totally integrated into the Ann Arbor-Ypsilanti urban area. People living in the township might work in the township or in jobs located in other parts of the urban area. The reverse condition also exists. Similarly, shopping centers located in the township as well as those in Ann Arbor, Ypsilanti, and Saline serve residents of all the communities. Most of the agencies of Washtenaw County government are located in the County Service Center in Pittsfield Township. These are only examples of the already established relationships among communities in the urban area. These interrelationships among the urban area's communities and among the communities in the larger region are expected to grow in intensity and complexity in the corning years. The result will be a tendency to blur community identities and to increase the growth pressures on Pittsfield Township. Forces that determine demand for housing, jobs, retail sales, and other economic conditions will be increasingly beyond the reach of township citizens and officials to control and in some cases, to even influence in any significant way. 2.04 FROM AGRICULTURE TO AN URBAN CULTURE The township has changed from a primarily rural, agricultural community that existed through the 1960's to a predominantly urban one. While the township still has thousands of acres of land in some form of agricultural use, such use is, for the most part, temporary pending gradual conversion to residential and other uses. 2-3 �Part 2 - Existing Conditions 2.05 THE REMAINING RURAL AREA With the evolution of the township from an agricultural to an urban community, there are no large fanns remaining to provide a true rural environment. Yet there are portions of the township, namely in the south tier of sections north of Bemis Road, in which reasonably large parcels, many of which are 5 to 10 acres in area, are considered rural by their owners. The concentration of these lots presents an opportunity to protect and maintain a modified rural environment. It is a specialized one, given the fact that large farms are missing. With careful planning and regulation this character can be preserved in the foreseeable future. Existing agricultural operations can be encouraged to continue, and new ones encouraged to start, to preserve this important element of rural character. 2.06 POPULATION PROJECTIONS Projections for the year 2010, using a variety of assumptions, result in a range of potential population from 25,000 to 32,000 people, in rounded numbers. The high number is the official SEMCOG projection for Pittsfield Township; the smaller projections result from township projections based on three different assumptions regarding growth in housing development. A projection of 29,400 people by the year 2010 was selected by the Planning Commission as a reasonable number and is based primarily on a rate of housing growth that the township experienced in the 1980-90 period. It is also based on an assumption that single-family detached housing units will increase somewhat as a percentage of all housing units that will be constructed by 2010. The projection of 29,400 people represents an annual increase of about 2.5%, which is lower than the 3 .1 % annual population increase of the 1980-90 period, and the 4. 7% annual increase that the Township experienced in the 1970-80 period. Thus a fairly moderate rate of population growth is assumed for the next 16 years. 2.07 HOUSING PROJECTIONS Projections for additional housing units required by 2010 are closely related to the additional population growth of 11,732 people projected by 2010. The housing projections are based on two assumptions: 1) that the rural and suburban areas will be more or less completely developed by 201 O; and 2) that single-family detached units will comprise about 50 percent of the housing stock in the planning area in 2010. The projection shows 12,034 housing units existing in the p l ~ area by 2010, of which 6,017 will be single-family detached and 6,017 will be other types of dwelling units. Since the township had 7,794 housing units in 1990, the projection indicates an addition of 4,240 dwelling units between 1990 and 2010, an average of 212 new units per year. Of these additional units, 2,976 would be single-family detached (70 percent of the additional units) and 700 of these would be located in the rural and suburban areas. The remaining 1,264 units would be single-family attached, multiple-family, and other higher density residential units. These projections are presented in rounded numbers in Table 1. 2.08 FUTURE LAND AREA REQUIREMENTS Studies conducted by the Planning Commission reached several significant conclusions regarding future land area requirements. April 20. 1995 2--4 �h~P2 REGIONAL SETTING Ann Arbor fj Pittsfield !:f{fft Township ....... ..... Planning Area --l V\ 194 C (/) l-0 w C. ... - . - . - ___ . _. 2,"_:lsht_e~,~~?-_. _. _ Lenawee Co. . tyf ilan .- . Wayne Co. - . - Monroe . - ... _. - . - . - . - . - . - . - . - . Co. I 1,,=l mil es Ii �Part 2 - Existing Conditions A. Suburban and Rural Residential Land - The suburban and rural areas of the township (the areas with one acre and larger lots that are outside the public water and sanitary sewer service area) will be more or less completely developed bv 2010. In the eleven year period of 1980 through 1990 about 50% of the buildin~ permits issued for single-family detached residences in the township were for lot~ located in suburban/rural residential areas. The undeveloped land in the suburban and rural areas has a capacity of an additional 700 dwelling units. These 700 new houses in the suburban and rural area would constitute less than 25% of the 3,000 single-family detached houses projected to be constructed by 20 l 0. B. Urban Residential Land - Urban dwelling units (single-family detached, singlefamily attached, and multiple-family units) at densities of I DU/acre and higher are projected to total about 3,550 additional units by the year 20 l O (2,300 singlefamily detached with the remaining 1,250 units in all other types of dwellings). These dwelling units will utilize a projected area of 1,130 acres of land. The undeveloped land within the public service area (the area that has public water and sanitary services) is 7,500 acres; thus the projected number of urban dwelling units to be added by 2010 will require only 15% of this area. Not all the undeveloped area will be available for residential use; substantial portions will be designated for industrial and other non-residential uses. Nevertheless, the supply of ur?an residential land is expected to exceed the 20 IO projection by a significant margm. Undeveloped land with potential for single-family detached housing, because of location, zoning, and other factors, has capacity for 6,000 dwelling units, which is 2.6 times the projected addition of 2,300 such units by 2010. Undeveloped land with potential for the other types of urban housing has capacity for 4,600 to 7,700 dwelling units, depending on the density used in the calculation. Capacity is 3. 7 to 6.2 times the number of such units projected to be added by 2010. C. Commercial Land - Based on commercial developments in the township in 1980 through 1990, the township can expect an average annual demand of 10 acres of new commercial land per year, or about 200 additional acres by 2010. This land area translates into a commercial floor area of 87,000 s.f. per year or 1.7 million s.f. of additional commercial floor area by 2010. D. Office Land - Office developments averaged only 2 acres of additional land per year from 1980 through 1990. This rate, projected to 20 l 0, results in a requirement of 40 additional acres of office land. With 180 acres of undeveloped land with potential for that use, the supply of future office land is 4.6 times the estimated requirement. E. Industrial Land - Industrial land was developed at an average rate of 34 acres per year from 1980 through 1990. This rate, projected to 20 l 0, results in an industrial land area requirement of 680 acres. The township currently has 1,450 acres of undeveloped land with potential for industrial use. This area is slightly more than two times the projected need. F. Total Land Requirements - In the past the t0\1.ITIShip doubled the projected land area required for each category of land use for purposes of designating future land uses. The factor of two was used to provide locational flexibility for new uses and to recognize the difficulty of predicting future land area needs and specific locations of those uses with a reasonable degree of accuracy. If the projected acreage required for urban uses (urban residential, commercial office, and 2-5 �Part 2 - Existing Conditions industrial) by 2010 is multiplied by a factor of two, the total area that would be designated for new urban uses (those not existing in 1990) would be in the range of 6 square miles . (Note: These calculations do not include the suburban and rural areas because those areas are assumed to be fully developed by 2010.) The undeveloped land area within the public service boundary is 11. 7 square miles. The lands that comprise the 11.7 square miles are scattered throughout the planning area, but all will have access to public water and sanitary sewer services. There are no reasonable criteria for designating specific lands in this area for development by 2010 . Consequently, the comprehensive plan designates urban uses for the entire 11. 7 square mile area. It should be recognized however, that only 3 square miles (26 percent) of this area will be needed for urban use during that time period. The land area that will not be needed for urban use can continue in rural and agricultural uses. Total land area projections are presented in Table 2. 2.09 IDENTITY AS A COMMUNITY The township has had a divided identity over the years. A portion of the township identified with the Ann Arbor area. The east side identified partially with Ann Arbor but also with the Ypsilanti area. The south and southwest parts of the township identified with Saline. This three way identity was the result of a number of factors location/proximity, school district boundaries, location of employment and shopping areas, postal and telephone districts, etc. This three way orientation meant a lack of a strong identity of the township as one community. There is reason to believe that the three way division of the township's identity has weakened somewhat in recent years. Growth in the township has brought development areas closer together. The township has an opportunity to consciously strengthen its identity as one community. 2.10 COMPOSITION OF THE HOUSING STOCK Prior to urbanization of the township, and in the early years of its urban development, the township was a community of single-family homes - both those in the urban area and those in the countryside. In the late 1960's and through the 1970's apartments became the dominant type of dwelling unit. In 1970, for example, renter occhpied units (most of which were apartments) already comprised 45% of the housing stock; by 1980 they comprised 65%. By 1990 rental units had declined slightly to 60% of the total number of occupied dwelling units. From 1970 through 1990, a period of 21 years, only 33% of the building permits issued for residential units were for single-family detached houses. 2.11 AN OVER SUPPLY OF LAND ZONED FOR l\'fULTIPLE-FA1'1ILY RESIDENTIAL USE The township currently has approximately 765 acres of land zoned for higher density residential use (6 DU's per acre and higher) of which about 330 acres are undeveloped. The undeveloped land has a capacity of 2,000 to 3,300 dwelling units, depending on development density . However, only 1,250 to 1,300 higher density units are projected to April 20, 1995 2-6 �Part 2 - Existing Conditions be needed by 2010. This number of units would require only 125 to 210 acres of land, at densities of 6 to 9 DUs/acre. 2.12 NEIGHBORHOOD SCHOOLS Neighborhood schools have been one of the conceptual bases for planning of residential areas and for public school facilities for decades. However time and the evolution of society have made the concept obsolete, except for residents who happen to live within a reasonable walking distance of a school. For example, 41 % of the planning area is in the Saline School District. All school facilities in this district are and will continue to be located fn the City of Saline. This means that all Saline school students living in Pittsfield Township will be bussed to those schools. Similarly, 11 % of the planning area is in the Milan School District and Pittsfield students in this district are bussed to the school facilities located outside the township. Therefore there will be no neighborhood schools in at least 52% of the planning area. The remaining 48% of the planning area is in the Ann Arbor School District. This district presently has one elementary school in the planning area - Carpenter - and the possibility exists for another two or three elementary schools to be added in_the planning area as the township's population grows. Thus the neighborhood school concept, if it is to remain alive in Pittsfield Township, will do so only in the Ann Arbor School District portion of the planning area. The concept will be limited in scope even in that area to students who will happen to live within walking distance of an elementary school. Furthermore, some students will be bussed to various schools in the district to maintain enrollment and racial balances. There are no plans by the school district to construct a junior or senior high school in the planning area. Therefore all secondary students in the Ann Arbor School District part of the planning area, and many of the elementary school children in the future, will be bussed. 2.13 MUNICIPAL BOUNDARIES ARE STABLE Pittsfield Township and the neighboring cities of Ann Arbor and Saline have negotiated boundary agreements and the planning area boundaries are coincident with the agreed municipal boundaries. Consequently, planning policy can proceed, in both the planning area and the two cities without annexation as an issue. 2.14 A CENTER FOR TOWNSIDP GOVERNNIENT - The 20 acre parcel at Michigan/Platt, which is the location of Fire Station #1 and the headquarters of the Department of Public Safety, is to be developed as a township government center. It is intended to be the site for the township's administrative offices, meeting facilities, and a park. 2.15 l.VIAJOR COMMERCIAL CENTERS The township will likely have four major commercial centers as the future unfolds. The pattern is already set. Three centers - Oak Valley, at Ann Arbor-Saline Road/I-94 ; Carpenter/Packard; and Carpenter/Ellsworth are well established, with a possible fourth center at Michigan/Moon/State Roads. The three existing centers together have a million or more square feet of retail floor area. with additional retail floor area possible in the Carpenter/Ellsworth area. The major commercial center of the Ann Arbor-Ypsilanti 2-7 --- ,- ~ -- - - - - - - -- - ~~- �Part 2 - Existing Conditions region, Briarwood, with over 1,000,000 square feet of floor area is located on the north boundary of the planning area and is readily accessible to all residents of Pittsfield Township. Sub-regional centers at Arboriand on Washtenaw Avenue and Wal-Mart on Ellsworth Road in Ypsilanti Township round out the shopping and commercial service opportunities in this area. The presence of these centers, plus the undeveloped land that is zoned for commercial use, which has a capacity of one to two million square feet of retail floor area, means that no additional major commercial centers are anticipated in the planning area by 2010. 2.16 PUBLIC RECREATION LA.i'{I) A. Additional recreation land and facilities will be needed - local or neighborhood, the walk-to facilities close to residences; and the large community parks with major facilities and recreation programs. B. Financing for acquisition of additional recreation land and operation/maintenance of recreation facilities will be major budgetary considerations. The financing issue suggests that the township's role in providing recreation facilities in the future might be limited to community parks, such as Montibeller Park which is largely developed, and Lillie Park, which is undeveloped. Private parks and privately owned natural open space as parts of residential developments could be relied upon to provide neighborhood recreation areas and facilities. Playgrounds at Carpenter School and at future elementary school sites in the Ann Arbor School District portion of the township will augment private parks. C. Public park land is the most difficult of all public facilities to acquire by developer dedication or financing, in comparison with water, sanitary sewer, and street improvements. Park land usually involves off-site land or improvements, or it confers substantial benefits that fall beyond a development project's boundaries and thus cannot be fairly charged to any one residential project. 2.17 PUBLIC WATER A.i'{I) SAl~T ARY SE'1VER SERVICES The designated service area, in which public water and sanitary sewer services are or will be provided, comprises 18 square miles or 67% of the planning area. Approximately two-thirds of the service area is undeveloped as of 1990. During the planning period the area outside the service boundary is expected to be developed to its \lpproximate capacity with suburban residential lots (one to two acres) and rural residential lots (2 1/2 acres or larger). Thus the limit of water and sanitary sewer services in the planning area can be considered fixed. 2.18 A.i'ffi ARBOR AIRPORT The airport is classified by the FAA as a basic utility stage II airport, which means that it is designed to serve single-engine aircraft and small air ta'G and business type twinengine aircraft, including those that are jet powered. The airport is owned and operated by the City of Ann Arbor but is located entirely within Pittsfield Township. The annexation agreement between the city and township provides that the airport will not be annexed. April 20, 199 5 2-8 �Part 2 - Existing Conditions 2.19 Al'ffl" ARBOR LAJ.'IDFILL The city owns 210 acres of land in Pittsfield Township, east of Stone School Road, between Ellsworth and Morgan Roads. This area was to have been phases 3 and 4 of the landfill. The 210 acres is to remain, by agreement, in Pittsfield Township. The city's decision to permanently close the landfill means that no landfill operations will occur in the township part of the property. However, the city operates a compost facility in the city part of the property and has township approval to expand the compost operation into the 55 acres that it owns, in Pittsfield Township, east of the Swift Run Drain. With the closure of the landfill, there are no known plans for future use of the township portion of the property west of Swift Run Drain. Original plans called for the landfill property to be converted to public park land upon completion of landfill operations. 2.20 STREETS With a few obvious exceptions, and with the township's large geographic area considered, the township has relatively few problem areas in its street system. Problems which exist can be grouped into the following categories. • • • • • A. Congestion - lack of capacity. Paving of existing gravel roads. Bridges that should be replaced. Alignment of streets. Configuration and operation of intersections. Congestion - The most obvious and serious street problem is congestion, which is the result of a lack of adequate street capacity at peak hours of travel. Congestion is quantified as level of service (herein after refered to as LOS). An LOS of E or F is considered unacceptable and is an indication that improvements are needed. The planning area has eleven streets, or segments of streets, that will have an LOS of E or F by 2010. Two of these - Michigan A venue and Ann Arbor-Saline Road - operate at an LOS of F, and another four - Clark Road, Washtenaw Avenue, Ellsworth Road, and Packard Road - operate at an LOS of E. Two of the eleven future capacity deficient streets are freeways - I-94, between Jackson Road and US-23, and US-23, between I-94 and the Geddes Road interchange. A third lane in each direction would reduce these problems. The existing and future capacity deficiencies on Washtenaw Avenue and Packard Road are probably not treatable by major road improvements. Both roads are in virtually fully developed corridors and each already has five lanes. Intersection improvements on each street, as well as conversion of some of the traffic to public transportation, might reduce congestion to some extent. However, the principal source of relief, at least from future increases in traffic flows, will be provided by additional east-west capacity on other arterials. Ellsworth Road in the planning area is the major candidate for this role. Ann Arbor-Saline Road has five lanes with additional turning lanes between Oak Valley Drive and I-94, but remains a two lane road south to Saline. The imminent paving of Maple Road between Ann Arbor-Saline Road and Textile Road offers 2-9 �Part 2 - Existing Conditions promise of diverting some of the current and future north-south traffic to Maple Road. Additional lanes might still be needed on Ann-Arbor Saline Road, especially between Maple Road and Oak Valley Drive, a distance of two-thirds of a mile, but the paving of Maple Road is expected to delay the need for additional lanes south of the Maple Road intersection. Ellsworth Road east of Platt Road has an LOS of E and a projected LOS of F by 2010. However the improvements scheduled through 1995, together with the I94 bridge improvements that will eliminate the offset at Platt Road, will make east-west travel much more attractive and convenient on Ellsworth Road. These improvements should upgrade the road to an LOS of D or better during the planning period. State and Platt Roads, north of Michigan A venue, are both north-south arteries that are growing in importance in the urban area. Both have a current LOS of D and are projected to have an LOS of F by 2010, unless improvements are made. Widening to four lanes, with additional turn lanes at major intersections should assure an LOS of D or better to the year 2010. The widening of State Road appears to be more needed than Platt Road, at least south of Ellsworth Road. Hogback Road is a continuatio,n of the Carpenter Road alignment north of Washtenaw Avenue but is not on the list of projected congested routes. However, the Planning Commission believes that the segment of this road between Washtenaw and Clark will carry an increasing volume of traffic and will require four driving lanes by 2010. The two most seriously congested streets in the planning area, both currently and projected by 2010, are Clark Road, east of Hogback, and Michigan Avenue. Both will require four driving lanes with additional turning lanes at important intersections. A five lane section might be required for Clark Road. Michigan A venue is a special case. It is already operating at an LOS of F. The Michigan Department of Transportation (MDOT) is studying possible widening of the road, but is considering treating the future road as a rural trunk line, which would require a 250 to 300 foot wide right-of-way and a divided roadway with a median at least 80 feet wide. Such a right-of-way would have devastating effects on the existing development in the Michigan Avenue corridor, where much of the right-of-way is currently 100 feet. It would also create a major barrier between the parts of the township on either side. A right-of-way, of 300 feet would be the same as the existing right-of-way as the two freeways in th~ township. There is general agreement between township and MDOT officials that four driving lanes will be needed, with additional lanes at major intersections. There are several important points of disagreement however, namely: 1) the township believes that the road is now and will increasingly be an urban, not a rural arterial; 2) that the road should not become a six or eight lane super highway in the future; and 3) that a maximum right-of-way of 150 feet will be sufficient for the future road. The future character and the dimensions of this road constitute a planning issue of the utmost importance for Pittsfield Township, as well as for the City of Saline. Extensive negotiations with MDOT will be required to resolve this issue in a way that will meet state interests and, at the same time, protect the residents and the future character of Pittsfield Township. April 20 , 1995 2-10 �Parr 2 - Existing Conditions B. Paving of Existing Roads - A number of streets in the planning area have gravel surfaces, and these are inadequate to handle traffic that will be generated by development expected by 2010. The most important of these is Maple Road; the County Road Commission plans to pave this road between Textile and Ann Arbor-Saline Road by 1995. Other paving projects that will be required by 2010 are: • • • • • Ellsworth Road west of Lohr Road, to Ann Arbor-Saline Road, in Lodi Township; 1.5 miles Stone School Road, between Morgan and Ellsworth; one mile. Morgan Road, between Crane extended and Carpenter, and between US 23 and State; 2.8 miles. Warner Road, between Bemis Road and 'tvlichigan Avenue; 1.5 miles. Textile Road, between Platt and State Roads; 1.7 miles. Other existing gravel roads, such as Marton and Thomas Roads, might require paving during the planning period if development occurs in the area served by these roads. Paving of all gravel roads would be desirable from the standpoint of convenience for adjacent residents and reducing the costs of maintaining these roads. C. Bridges - There are eleven bridges in the planning area for surface street crossings of freeways. Only one of these bridges presents traffic flow problems - the Platt Road bridge over I-94 - because it substitutes for an Ellsworth Road bridge over the freeway. This offset will be removed by a new bridge over I-94 for Ellsworth Road. The new bridge will create a direct alignment for Ellsworth Road over the freeway and will permit unobstructed flow of east-west traffic in the urban area. D. Alignment Problems - There are three street alignment problems in the planning area. Ellsworth Road at Platt Road and I-94 - The offset is a major obstacle in the continuity of Ellsworth Road. The offset prevents the road from becoming the third major east-west arterial road in the urban area and thus from relieving the other two east-west arterials - Washtenaw and Eisenhower/Packard - of some of the future increases in east west traffic volumes. The offset is to be removed by constructing a new bridge across I-94 and widening of Ellsworth Road, scheduled through the 1995 construction season. Maple Road at Textile Road - The offset is to be removed when Maple Road is paved in 1995. Ellsworth Road at Maple Road - Ellsworth is offset at this intersection; but the segment between Maple and Ann Arbor-Saline Road is an important link in the future east-west traffic flow between Ann Arbor-Saline Road and the urban area to the east. The offset will be removed by realigning Ellsworth to the south, east of Maple Road. E. Intersections - Three intersections are problem areas because of high accident ratings- Packard / Carpenter, Washtenaw / Carpenter / Hogback, and Michigan / Carpenter. All three have large turning movements. Other intersections with a large number of turns are Hogback / Clark (not signalized), Washtenaw / Golfside , and Michigan / Moon / State. 2- 11 �Pare 2 - Existing Conditions The :tvlichigan/Crane and Michigan/:tvforgan intersections are problem areas because of their acute angles and their proximity to each other. The Michigan/f extile intersection (east of Michigan) also has acute angles. The acute angle problem is aggravated in all three instances by the high traffic volumes on Michigan A venue. Toe :tvlichigan/Platt/Textile intersection is a major problem area created by the acute angles on Michigan Avenue, and the proximity of all three intersections to each other. Toe Textile/Platt and Platt/Michigan intersections are only 300 feet apart; the other two are 650 feet apart. 2.21 PUBLIC TRANSPORTATION Public transportation services are provided in the planning area by the Ann Arbor Transportation Authority in the form of regularly scheduled bus routes. The services are currently limited to the area north of Ellsworth Road and provide access to the central areas of Ann Arbor and Ypsilanti and points between. The service area will likely be expanded as urban development, especially residential, occurs in areas south of Ellsworth Road. Toe transportation plan adopted by the City of Ann Arbor contains a number of proposals for public transportation that either are located in or affect the Pittsfield planning area Toe plan proposes express bus service on Washtenaw Avenue, between the central areas of Ann Arbor and Ypsilanti; on Main Street/Ann Arbor-Saline Road, between I-94 and dovmtown Ann Arbor; and on State Road, between Briarwood and the U of M central campus. Toe plan also proposes high occupancy vehicle routes (dedicated lanes for buses or vans) on the Ann Arbor Railroad right-of-way, between I-94 and downtown Ann Arbor; and on Washtenaw Avenue, between Golfside and Stadium Boulevard. The plan also proposes three general locations for park and ride lots in the planning area: on Ellsworth Road, at the Ann Arbor Railroad; and at the Ellsworth/Carpenter and Carpenter/Packard intersections. \ April 20, 1995 2-12 �Part 2 - Existing Conditions TABLE 1 HOUSING PROJECTIONS Type of Dwelling Units # Existing Units 1990 # Additional Units 1990-2010 TOTAL# Units 2010 S ingle-F amil y Detached: ~ Rural (0.4 DUs/Ac) * 400 * Suburban (0.4-0.5 DUs/Ac) * 300 * Urban (2.5 DUs/Ac) * 2,300 * 3,000 3,000 6,000 4,750 1,250 6,000 7,750 4,250 12,000 Sub-Total Other Urban Single-Family Attached, MultipleFamily, etc., (6-9 DUs/AC) Total All numbers are rounded. * The number of DUs existing in these areas in 1990 is not readily available. 2-13 �Part 2 - Existing Conditions TABLE2 PROJECTED ADDITIONAL LAl'ffi AREA REQUIREMENTS FOR YEAR 2010 Residential Single-Family Detached Rural@ 0.2 to 0.4 DU/ Ac Suburban@ 0.5 to 1.0 DUI Ac Urban @2.5 DU/ Ac 1000 to 2,000 Ac 300 to 600 Ac 920Ac Single-Family Attached, MultipleFarnily, etc.@ 6 to 9 DU/Ac 125 to 208 Ac Total Residential 2,345 to 3,728 Ac Commercial 180 Ac Office 40Ac Industrial 680 Ac Total 4,245 to 4,628 Ac or 6.6 to 7.25 Sq. Mi. April 20, 1995 2-1 ➔ �PART3 OBJECTIVES Objectives are the heart of the comprehensive plan. They provide the framework for establishing policies and are the measures against which policies are evaluated. Objectives are derived from an assessment of existing and future conditions that the township faces, and from citizens' desires for their community in the future. The order of listing of the following objectives does not imply relative importance. 3.01 Strengthen the identity of Pittsfield Township as a community. A community's identity can be established and maintained in a number of ways. Comprehensive plan elements such as land use patterns, streets and public transportation systems, parks and other public areas and facilities, and natural features individually and in combination strengthen a community's identity. They help to define a sense of place that is unique among neighboring communities. 3.02 I I Preserve the natural resources in the planning area. The natural features in the township consist of its topography, wetlands, stream corridors, fence rows, and wooded areas. The latter are small and scattered, and they are but a small reminder of the woodlands that once covered the area before agricultural settlement occurred in the l 800's. Wetlands and stream corridors are interrelated; they are frequently found together. Stream corridors, and to some extent fence rows, provide an opportunity to tie the various natural features together, to preserve and in some cases establish continuity among natural areas. Continuity is important to the objective of preserving natural features. Natural features are important as visual amenities and are critical elements in establishing and maintaining the township's identity. Most communities have these features to varying degrees, but the patterns that they collectively create are somewhat unique to each community. Protection and preservation of these features have an even more important purpose: they are vital elements in the natural system. They perform many interconnected functions and disruption of one can have adverse effects on the others and subtract something from the quality of life in both the township and its neighboring areas. 3.03 I Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. A balanced mixture of these types of dwelling units is an essential ingredient for a stable community. The mix of housing units in Pittsfield Township shifted strongly to the rental/apartment segment of the housing supply in the early l 970's. A housing stock mix with at least 50% single-family detached/owner occupied dwelling units is a reasonable and attainable objective by the year 2010. A balanced housing supply such as this would be a major support for strengthening the community's identity and for providing ma"<imum variety in the township's housing stock. April 20, 1995 Ii 3-1 I :; �Part 3 - Objectives 3.04 Preserve a portion of Pittsfield Township for rural uses. In the not too distant past Pittsfield Township was an agricultural community. That character started to change in the 1950's. The extension of public water and sanitary sewer services into the Township, construction of the two freeways, and the economic and population growth in Ann Arbor, Ypsilanti and Saline areas meant that most of the Township would eventually loose its rural character. However the south edge and the southwest corner of the Township have been able to maintain a generally open, somewhat rural character in spite of the urbanizing forces to the east, north and southwest. This area of the Township presents an opportunity to preserve some of the rural, agricultural heritage, to preserve a more rural lifestyle and environment for both current and future residents, as a counterpoint to the eventual urban and suburban character in neighboring areas. The area also provides a location for agricultural activities for people who wish to continue or establish them. 3.05 Streets should be consistent with and subservient to the character of the community. The street pattern is well established in Pittsfield Township. To some extent, the character of the community as it evolved has adapted to the framework established by the freeways and other major streets. Many of these streets will require improvements in the future and it is these improvements that must now be adapted to the existing and future community. The system should be managed and improved in such a way as to serve, not dominate, the people of Pittsfield Township and neighboring communities. I 3.06 The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The township has an excellent opportunity to achieve this objective - ample undeveloped land suitable for such uses, good access to the freeway system, available public water and sanitary sewer services, and an educated and skilled labor force in the area. By doing so the township will achieve major benefits, such as increased job opportunities, expansion of the tax base, and support for community identity and stability. 3.07 The stability of residential areas should be preserved. \ Residential neighborhoods are the foundation of the community. Yet in a growing community, such as Pittsfield Township, they can face destabilizing forces . These forces might be in the form of an increase in density in the vicinity of existing lower density housing, or development of open land in adjacent areas. The township intends to establish policies that will protect existing residential areas from the adverse impacts of changing conditions and thereby secure the stability of residential areas. 3.08 Provide expanded recreation opportunities in the community. Recreation opportunities will have to expand to meet the needs of a growing and changing population. There will be an increased need for senior citizen recreation facilities as well as additional parks and playgrounds for children. The expanded opportunities will be in the form of land, such as parks or playgrounds and facilities. April 20 . 1995 3-2 �,. Part J - Objectives Both land and facilities will developments. 3.09 be provided by public agencies and private residential Open space areas should be conveniently located for all residents of the township. Some of the open space will be in recreation areas, either public or private, and thus accessible for use. However, not all open space need be accessible to be of benefit to residents. Its presence by itself provides visual and environmental benefits. Preservation of existing natural features will generally assure a relatively close proximity to existing and proposed residential areas. 3.10 Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Interconnection of streets, sidewalks, and paths provide convenience for residents arid helps establish a sense of community that is elusive if individual residential areas are physically isolated from each other. This is a very important objective for a growing community such as Pittsfield Township, because it requires long-range planning for extensions of such facilities in new developments. It is of course essential that interconnection of streets be planned so that through or non-residential traffic is not attracted into residential areas. 3.11 Streetscapes of existing major streets should be improved. Streetscapes, especially those of major streets, convey an image of a community to visitors and even impart a self-image to the residents of the community. Such images might not be wholly accurate, but accurate or not, they have their effect. In Pittsfield Township the streetscapes of major concern, and which should be the target of an ongoing improvement program, are Washtenaw Avenue, Packard Road, Michigan Avenue, and State Road. The streetscapes of the first two streets are almost totally developed and improvement will require gradual remedial actions. The latter two streets are only partially developed and much of their appearance and character can be established by the development review process and by careful planning and implementation of street improvement projects. Entrance zones are an important part of the overall streetscape. Such zones as freeway interchange areas and where major streets intersect the Township's boundaries, such as Michigan Avenue at it's east and west ends offer special opportunities to express the image or character that the community wishes to convey. 3.12 New development should be of high quality. Quality development helps prevent physical and economic deterioration. The township has pursued quality of development in the past and intends to pursue it even more aggressively in the future. April 20 . 199 5 .) - .) �Parr 3 - Objectives 3.13 Growth should be managed. It is clear that Pittsfield Township is growing and it is not difficult to envision a time when the township will be fully developed with urban and rural uses. Furthermore, most of the township has public water and sanitary sewer services available. Growth management involves policies that will make growth orderly, that will adapt gro\\'th to existing development patterns and character. The challenge is to minimize the adverse effects of growth on neighboring properties and the community at large. 3.14 The public costs of growth should be minimized. Developers should pay for the initial costs of growth. The township has pursued this objective in the past for infrastructure elements. This will continue to be an objective in the future. 3.15 The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. The increasing integration of the social and economic life of Pittsfield Township with the neighboring communities, together with the growing proximity of new development, requires coordination of land use, transportation, and other policies. Pittsfield Township will continue to coordinate its policies with those of neighboring communities and to recognize the interests of those communities while promoting and protecting it's own interests in the formulation and implementation of it's policies. \ April 20. 1995 3-➔ �r PART4 BASIC CONCEPTS OF THE PLAl'f 4.01 The foundation of the plan has two elements. A. The plan structure starts with an overall view of the basic policies for the entire planning area (Part 4), continues with a comprehensive set of policies for major policy areas (Parts 5. l l ), and concludes with detailed policies for specific parts of the planning area, such as the Northwest Area and the Carpenter Road corridor (Part 12). B. Future uses are assigned to all parts of the planning area without regard to a target year or a projected population. The plan contains projections of 29,400 people and 12,000 dwelling units by the year 2010, but these are guidelines for monitoring purposes; they are not targets for allocation of land use acreage or facilities. 4.02 The planning area has permanent boundaries. The boundaries of the planning area are assumed to be the permanent municipal boundaries of the future township. These boundaries are established in the township's agreements with the cities of Ann Arbor and Saline. 4.03 The plan establishes urban and rural/suburban boundaries. The planning area consists of urban and rural/suburban areas, with the urban area coinciding with the public water/sanitary sewer service area. All urban residential, office, commercial, and industrial uses will be located in the urban area Rural residential/agriculture and suburban residential uses will be located in the designated rural/suburban area. 4.04 The plan establishes a service area boundary. The southern limit to public water and sanitary sewer services has been established and is the same as the boundary between the urban and rural/suburban area. The township does not intend to extend water and sanitary sewer services south of this line. All parts of the planning area that are north of this line will eventually be connected to the township's water mains and sanitary sewers. 4.05 Three categories of residential uses are proposed. A. The rural residential area is a low density residential area in which limited agricultural operations will be permitted. The area is intended to protect existing residences on large lots and agricultural activities from intrusion of higher density uses. The maximum density for this area is 0.4 DU's/acre, which translates into a minimum lot area of 2 1/2 acres. B. The second major category of residential use is suburban residential. This type of residential use is located in the remainder of the planning area that is outside the service area boundary and that is not included in the rural residential class. The minimum lot area for this type of housing is l acre. Agricultural activities are not considered to be compatible with this density of housing. April 20 , 1995 4-1 �Part -I - Basic Concepts of the Plan C. The third major category is urban residential. Urban residences range in density from 1 to 9 dwelling units per acre and in type of housing from single-family detached units to apartment type units. All urban residential units will be located in the service area. 4.06 Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. The township would like single-family detached dwelling units to attain a 50% share of the total housing stock by the year 2010 and to maintain that balance for subsequent periods. 4.07 Residential areas will be protected from destabilizing forces. Outside traffic and intrusion of uses that are not compatible with residences will be prevented. Special treatment will be required along boundaries between residential and non-residential uses. Uncertainty about future policies as they affect residential areas will be avoided. Infrastructure in residential areas, such as streets, sidewalks, and street lighting, will be maintained to encourage neighborhood stability. Establishing and maintaining neighborhood identity will be encouraged. 4.08 Commercial uses will be concentrated in major centers. Commercial uses will be concentrated in nine commercial centers, located at intersections of major streets or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US-23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside These concentrations of commercial uses will have definite edges. Creeping/strip commercial development will not be permitted. Local (conveclence), commercial services might be permitted outside these major centers where necessary to serve neighboring residents. Commercial uses will be permitted only in the urban area where public water and sanitary sewer services are available. 4.09 Industrial uses will be concentrated in two major corridors. The primary industrial corridor is the State Street corridor, between I-94 and N1ichigan Avenue. A secondary corridor is the US-23 corridor between I-94 and Michigan Avenue. Industry will be limited to fabrication and assembly types of operations (so-called light industry) and research and development operations. Only industrial operations that do not consume significant amounts of water in their processes will be permitted in the township. Industrial activities will be limited to locations within the urban area, where public water and sanitary sewer services are available. April 20 , 1995 �Part-+ - Basic Concepts of the Plan 4.10 Streets will follow the established pattern. The major street pattern has already been established in the planning area. Additional lanes will be provided based on demand. Surface streets should be limited to a ma'(IBlum of two driving lanes in each direction, to prevent major surface streets from becoming barriers to neighborhood and community identity and interaction. The freeway system is set, although additional lanes might be needed on I-94 and parts of US-23. With the completion of the Platt/Ellsworth realignment at I-94, no additional construction, other than replacement of existing structures, is anticipated for surface streets that interface with the freeway system. Secondary street extensions and interconnections will be required as development proceeds; all such construction will be at the expense of developers. Streets in residential areas will be interconnected for efficiency in delivering public services and to help promote an integrated community. Private streets will be discouraged. 4.11 \iVater and sanitary sewer services will be extended throughout the service area. The system of water mains and sanitary sewer trunks is basically complete. Some extensions remain to be completed; these will be constructed as development demands warrant. Extensions will be financed by property owners. A ground reservoir will complete the anticipated improvements to the water system. An interceptor sewer will eventually be needed to relieve the Golfside Road interceptor sometime in the future. 4.12 Public Facilities. The Township administrative offices and meeting facilities will be relocated to the Platt/Michigan site. The Department of Public Safety will continue to be headquartered at the Platt/Michigan site, for both police and fire fighting services. Two fire substations will be provided - one on Ellsworth Road east of Montibellier Park (existing), and one in the northwest area, probably at the State/Ellsworth site. The Township plans to eventually have a facility for the Department of Public Works, which will be located on the site of the water booster station on Morgan Road, east of Stone School Road. The Department's vehicles, equipment, materials, and supplies will be stored at that facility. The Recreation Department ~ill continue to be headquartered at the State/Ellsworth facility when the township's administrative offices are relocated to the Platt/Michigan site. The Senior Citizens' Center will be provided at the State/Ellsworth facility , as part of the Recreation Department. The County Service Center and the Huron Valley Correctional Center will continue at the present locations. No expansion of either site is expected. The recycling center will continue on the landfill property and a materials recovery facility will be developed on a site in the part of the landfill that is within the City's boundaries. A composting center will be located on a site north of Morgan Road, in Pittsfield Township. The Ann Arbor Municipal Airport is expected to continue as a general aviation facility . April 20 , 1995 �Parr~ - Basic Concepts of the Plan r--.. 4.13 Public Schools. The plan is based on the assumption that there will be no public school facilities in the Pittsfield Township part of the Nlilan and Saline School Districts. Up to three new elementary schools might be located in the pan of the planning area that is in the Ann Arbor School District by the year 2010. No Ann Arbor district secondary schools are expected to be located in the planning area in that time period. 4.14 Public Recreation. The public recreation system will consist of several community parks, such as Montibeller Park; existing smaller parks such as Pittsfield Township Park at State and Ellsworth Roads, and a park at the future township administrative center at Platt/Michigan; and playgrounds at elementary schools. The township does not anticipate acquiring additional land for small, neighborhood parks; these facilities will be provided as private parks in residential developments. Natural areas to be preserved will provide open space for passive recreation. Pedestrian path linkages among open space areas, public and private recreation areas, and street sidewalks will provide an extensive pedestrian-bicycle system. 4.15 Natural Features. The remaining woodlands in the planning area will be preserved to the maximum feasible extent. Stream corridors and wetlands, with few exceptions, will be preserved in their present extent and condition. Stream corridors and fence rows, where feasible, will be used as connecting links among wetlands, woodlands, and other open space areas. New connection corridors will be created where needed and possible. Stream corridors and wetlands will be used as parts of the natural drainage system and to help recharge groundwater aquifers. The system will be augmented where possible with open drainage courses and storm water retention facilities. Open drainage courses and retention areas will be developed as part of the natural landscape. Groundwater recharge areas in general, and in particular the well head protection area for the Ann Arbor well field, will be protected to the extent consistent with sound land development policies. \ April 20 , 1995 �- -=-----=----.,-------------------------~,, 1~AP 3 LAND USE CONCEPTS •□ fr-- ii ~ R MUNICIPAL ., /J~ I J . \ ~v [~ . ■ II VI !II ~CT "l:_:,1':,:,:;:::;,,,\:/,:,;:: .I .... JJl~anf1i~: Jr~:; ri~:r1i~ ' " - ~~ I 1111 ,1. 23 : • ,. ~ 21en-er . i@ilik:fMf j □ I la /K :' ,1- \\,,-1 II~ I ~ ,i( itii~~[iJi I · -·· Suburban Residential Urban Residential •• • ... Commercial Centers Industrial Corridors I I II Rural Water/Sewer Service Boundary ~ •.._:.. .1...11.-..::.•., ...- - - /{~ ·:-•-. I l "=4 ' 000' 6 �PARTS LAND USE POLICIES 5.01 Rural Area Policies The rural area is a primarily rural residential area with certain agricultural activities permitted. The area that is designated for rural use comprises about 4 1/2 square miles and has an estimated capacity for an additional 400 dwelling units and 1200 people when fully developed. The rural area is expected to be more or less completely developed by the year 2010. The rural area is located south of Michigan Avenue, generally in the south tier of sections. The following policies apply to this area. A. Single family detached dwelling are expected to be the predominant use. Agricultural activities will also be permitted in this area, either as principal uses of undeveloped land or on residential parcels. B. The maximum residential for this area is 0.4 DU's/acre, which results in a minimum lot area of 2 1/2 acres. However, the Township intends to encourage clustering of dwellings on relatively small lots: the Township does not intend to encourage subdivisions of 2 1/2 acre lots - see c, following. C. In order to emphasize the rural character of this area and to permit property owners to utilize the allotted residential density, clustering of dwelling units on small parcels will be encouraged. The remaining land in the total parcel would be held in common ownership; it could remain as open space or be used for agricultural purposes. Clustering of rural residences will be permitted in accordance with the following: D. 1. Each residence should be a single-family detached dwelling unit. 2. The minimum lot area should be 1/2 acre or the minimum necessary to obtain County Health Department approval of a water supply well and drain field. 3. Each lot for each dwelling unit should have at least one lot line that abuts the commonly owned open space or agricultural land. 4. The number of dwelling units permitted will be based on a maximum overall density of 0.4 dwelling units per acre. The portion of wetlands that could have been included in a conventional layout may be included in the land area for calculating the number of dwelling units that may be permitted in a cluster design. 5. PUD zoning will be required. The area designated for rural use is south of the public water and sanitary sewer service boundary. Provision of public water or sanitary sewer services in this area would be incompatible with the low density of development and the intended character of the area. Therefore these services will not be extended into the designated rural area. Private waste water treatment systems or common water supply wells \.vill not be permitted. April 20. 1995 5-1 �Part 5 - Land Use Policies E. Existing natural features in this area, such as fence rows, wetlands, woodlands, and stream corridors should be preserved. They are essential components of the rural environment and should not be modified or removed for the purpose of either residential construction or conversion of land to agricultural use. The low density of development and clustering of dwelling units will permit all natural features to be saved. 5.02 Residential Area Policies - General A. The plan designates two major categories of residential areas outside the rural areas - ·suburban residential and urban residential. The residential categories will have the following associated maximum densities. Suburban residential Urban residential Low-density Moderate density Medium density High density 1 DU per acre 1 DU per acre 2 1/2 DU's per acre 6 DU's per acre 9 DU's per acre B. Residential areas are designated in terms of density rather than building types, although building types are referenced to illustrate the relationship between density levels and the primary dwelling unit type in each density class. C. The following guidelines should be used to determine the acreage for estimating the number of dwelling units for an area or a parcel of land. 1. Existing street rights-of-way should not be included. 2. The portion of wetlands that could be included in a residential area based on a conventional, approvable layout may be included in land area uses for calculating the number of dwelling units that will be permitted. .., .) . Land within a 100-year flood hazard area should not be included except to the extent the flood layout area could be included in a conventional, approvable layout. \ 4. D. Lands that are to be dedicated for public use should be included, lands to be sold for public use should not be included. (This does not include street rights-of-way as discussed preceding in item 1.) The number of dwelling units that will be permitted on a parcel of land will be based on the gross acreage of the parcel, the overall density designated on a residential areas plan (Map 5), and the preceding guidelines. Some of the designated future residential land might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development, in order to preserve the open space areas in an undeveloped condition. Transfer of density should meet the standards in Section 10.02 of this plan and the zoning ordinance, and could result in a concentration of dwelling units that would have housing types different than those suggested by the overall density designation. For example, April 20, 1995 5-2 4V �< -... c:: , H'l'ld ' '\ SVWOHl :::; ... ---_JX! r--,---- .... < z: z: < _ _ ___J:!; �- "" Part 5 - land Use Policies attached single-family dwelling units might be needed to obtain the permitted number of dwelling units, whereas the density class might indicate detached single-family dwelling units as the primary dwelling unit type. This change in dwelling unit type will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development will be compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer. E. The housing stock should be about equally divided between single-family detached dwelling units and all other dwelling unit types by the year 2010. In order to accomplish this objective, of the total of 4,250 dwelling units that are projected to be added between 1990 and 2010, 3,000 dwelling units or 71 percent of the total number of dwelling units to be added should be single-family detached. This balance of housing types by the year 2010 and after will provide the variety of dwelling units desired. F. A variety of dwelling units, in terms of types, sizes, and cost ranges, should continue to be provided in Pittsfield Township. All such housing projects should be integral parts of larger residential neighborhoods with all amenities and public services that are commonly available in residential areas. This policy is intended to provide a decent and pleasant living environment for all residents. G. Following the policies of E and F, preceding, minimum and high density housing should be located in various parts of the designated urban residential area. These types of housing should not be concentrated in any part of the Township. The large concentrations of high density housing that occurred in the past should not be repeated in the future. This policy is intended to help reduce public service costs for these areas and to reduce the adverse impacts of high density residential developments on established or future residential neighborhoods. H. Dwelling units designed specifically for senior citizens should be permitted in any residential area, provided the density and types of dwelling units are compatible with the character of the neighboring areas as expressed in this plan. Senior citizen housing complexes should be located in areas that have public transportation services and are conveniently located with respect to neighborhood shopping and park facilities. I. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwelling units are permitted. Such units, however, should be required to meet certain standards to insure that they fit into the established or planned character of residential neighborhoods. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum overall dimensions, roof type and lines, exterior finish materials, and compliance with Federal and State standards. J. Natural features should be preserved in residential areas to the ma'<.imurn feasible extent. The design of new residential areas should incorporate natural features as basic elements in the layout of streets, lots, building clusters, recreation areas, and pedestrian paths. (See Part 9 , Natural Features Policies) K. Residential areas should be organized around interior street systems and away from major streets. Dwelling units or lots should not have direct access to major streets. April 20 , 1995 5-3 �Parr 5 - land Use Policies L. Residential areas should be interconnected by local streets, sidewalks, and pedestrian/bicycle paths. This policy is intended to promote a physically integrated community that will provide opportunities for social integration as well. Each residential development should provide its share of these interconnections. M. New residential development should be compatible with existing residences in the neighborhood, in terms of density, lot sizes, and building types. Existing stable residential areas should be protected from intrusion of incompatible densities, building types, and non-residential uses. In areas in which such changes are not avoidable, density gradation, buffer uses or areas, and natural features or landscape treatments should be used to create gradual transitions that will protect the stability and property values of established residential areas. N. Clustering of residential lots or dwelling units will be encouraged, using the PUD form of zoning district, provided the overall density limit designated in the comprehensive plan is not exceeded. 0. Street lights should be provided in all residential areas to the extent necessary to meet the needs of traffic and public safety. 5.03 Suburban Residential Areas Policies A. The area designated for suburban residential use comprises 2 3/4 square miles. An additional 300 dwelling units and 900 people are projected for this area by the year 2010 and the area, based on recent residential development trends, is expected to be more or less completely developed by that time. B. The principal use is intended to be single-family detached dwelling units of one acre or larger lots. The areas designated for this use already have significant portions of the acreage devoted to such use - the pattern is therefore well established in these areas, and the plan proposes expansion of these as fill-in to reasonable and permanent boundaries. C. The suburban residential area is outside the public water and sanitary sewer service boundary. The Township does not intend to extend water and sanitary sewer services into this area. Private wastewater treatment plants or common water supply wells will not be permitted in this area. \ D. Because of the relatively small area of suburban residential lots, agricultural activities are incompatible with residences on the same lots. Therefore such activities, including the raising of animals other than common domestic pets, should not be permitted in the suburban residential area. However, raising of crops and continuation of existing agricultural operations should be permitted as interim uses pending development of those properties for residential use. 5.04 Urban Residential Areas Policies A. The area designated for urban residential use comprises almost 11 square miles. An additional 3,750 dwelling units and 9,400 people are projected for this area by the year 2010. These units will occupy almost 2 3/4 square miles. The designated urban residential area is expected to be 40 percent developed by 2010. April 20 . 1995 5-4 �r ~P s = ' .,...., .~RESIDENTIAL AREAS PLAN I ~ DENSITIES Suburban Pl · ·/.-'' ~ Artlt !ARBOR MUNICIPAL AIRPORT "' Urban +~~ '-. ·• ..2!!.!!1/-:-- H<•""' [ill] Low I DUiac ~ Moderate 2 112 Duslac II Medium 6 Duslac • I . cl)~- 112-1 DUiac ' H High 9 DUslac n I " --d 000' I\ �Part 5 - Land Use Policies B. Toe low density urban residential area is located in the west part of the planning area and comprises a little less than 3 square miles. Toe overall density is designated as one dwelling unit per acre but lot sizes of 16,000 to 18,000 square feet will be permitted, provided the overall density limit of one dwelling unit per acre is not exceeded on any development parcel. Toe one DU per acre is a density limit; it is not intended to be a minimum lot size in this area. Toe primary type of dwelling unit will be single-family detached, although single family attached might be permitted as part of a PUD type development. Public water and sanitary sewer services are required in this area. C. The moderate density urban residential area is intended for single-family detached dwellings on a 10,000 square foot and larger lots, although smaller lots for singlefamily attached dwellings could be permitted in PUD's, providing the overall density limit is not exceeded. An additional area of slightly less than 1 1/2 square miles, with capacity for 2,300 DUs, is projected for the year 2010. This density class provides the major component of the designated urban residential area, comprising 57 percent of the area designated for urban residential use. D. The medium density urban residential area is intended for single-family attached dwelling units, townhouse dwelling units, dwelling units in apartment type buildings, and dwelling units in mobile home parks at a maximum density of six dwelling units per acre. The designated area for these types of housing comprises about 7/8 square mile. E. The medium density residential area is intended to fill the need for certain types of housing. It is also intended to be used as a transition area between higher and lower density residential areas and as a transition area between non-residential and lower density residential areas. In the latter situation the medium density residential area should be designed to fully protect the residents and the character of the development from any adverse effects of neighboring non-residential uses. F. The high density urban residential area is intended for traditional apartment type dwelling units, at a maximum density of nine DU's per acre. The classification is also intended to include high-density senior citizen housing complexes. The area comprises 1 square mile. 5.05 Commercial Area Policies A. Three categories of commercial areas are designated in the comprehensive plan. These are: • Local Commercial - Stores and services in these areas are intended to serve neighboring residential areas, and passing, quick-stop vehicular traffic, and walk-in traffic. • General Commercial - Stores and services in this category serve large market areas, frequently well beyond the boundaries of Pittsfield Township. They are almost entirely dependent on automobile access, supplemented to a slight extent by bus ser:vice. Shopping trips frequer:tly include comparison shopping and are of a substantially longer duranon than those in local commercial areas. • Highway Commercial - The predominant commercial and service uses cater to the motoring public, such as restaurants and motels, and auto Apri.l 20. 1995 5-5 �Part 5 - land Use Policies services, such as gas stations with minor automobile repair services. Uses in this category depend upon high traffic volumes and both local and regional traffic. These classifications are used to establish the character and general functions of commercial areas in the comprehensive plan. It is recognized that some uses are located in more than one type of commercial area. B. Commercial uses can also be located in mixed use areas - areas that have industrial and office uses, such as business parks. In most mixed use areas commercial uses are secondary, both in terms of number of establishments and percentages of total floor area. Therefore mixed use areas are considered to be more industrial or office in character than commercial. Commercial uses are encouraged in such areas, especially business parks, to serve employees, customers, and visitors. C. Commercial uses will be located in nine major areas of concentration. These are located at major street intersections or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor-Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US 23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside D. The plan designates 200 acres of land for additional commercial development by 20 l 0, which results in a total commercial area of slightly more than one square mile. In considering demand for commercial land, the presence of existing commercial developments in adjacent communities, such as Briarwood and Cranbrook centers in Ann Arbor and the shopping center on the east side of Saline are recognized as serving market areas in Pittsfield Township. Future commercial development in neighboring communities will also be recognized. Similarly, existing and future commercial areas in Pittsfield Township also serve residents in neighboring communities. The important fact for commoccial development in Pittsfield Township is the integrated nature of the market. Pittsfield Township is part of a much larger market area for general commercial uses that includes Ann Arbor, Ypsilanti (at least the western part) and Saline. E. Additional commercial land might be needed in Pittsfield Township in the post20 l 0 period; some of these commercial developments might be located outside the planning area. Nevertheless designation of land for commercial use beyond the 20 l 0 time period would be premature as part of this plan. F. New commercial development will be encouraged to locate in shopping centers. New commercial development on individual lots will be limited to existing lots of record that are located in designated commercial areas either as new development, fill-in, or redevelopment of existing sites. April 20, 1995 5-6 ),. �Part 5 - land Use Policies G. In order to protect the traffic carrying capacity of Packard Road and the residential appearance and character of the corridor, the Planning Commission, in 1972, adopted a policy for the Packard Road/Cross Street corridor. This policy has been developed jointly with the planning commissions of the City of Ypsil.anti and Ypsilanti TovVnship and had been adopted by those commissions. This joint policy contained the following elements. • The residential character if the corridor should be maintained. • Office uses that are compatible with a single family residential character could be included in the corridor. • Commercial and industrial uses should be discourai:z:ed in the corridor. This joint policy is hereby reaffirmed. ..., H. Commercial uses, existing and proposed, will be limited to intersections of major streets, as discussed in item C, preceding. The designated commercial areas should have definite edges to protect neighboring areas, especially residential areas, from intrusion of 'incompatible uses. The edges will also be used to help give commercial areas their identities. I. Commercial uses will not be permitted to creep along their frontage streets. Commercial uses will be confined to their designated areas; strip commercial development will not be permitted. The indicated breaks between commercial areas, such as those on Michigan Avenue, between Platt Road and US-23, is an essential element in this policy and should be interpreted to show intent to confine commercial uses within the designated areas. J. Highway commercial uses will be permitted at each of the four interchange areas. Land set aside for these uses will be limited to them; lands with access to the freeway system are too scarce and the lands too valuable to be used by activities that can locate properly elsewhere. K. Commercial uses should be located on major streets that also function as local bus routes. While these areas rely primarily on automobile access, they also serve peo~le who rely on the bus system for access to shopping facilities and various services. L. Access to commercial areas should be carefully controlled for purposes of convenience of customers, traffic safety, and preserving the traffic carrying capacity of the access streets. Access points should be the minimum necessary to move traffic conveniently and efficiently to and from commercial developments. M. Most commercial development will be in shopping center configurations. However the planning area will still have individual commercial parcels that have been developed independently of adjacent parcels. These situations will continue, but vehicular and pedestrian interconnections will be required in new developments to permit travel between adjacent parcels, where such movement is considered appropriate. Driveways should be combined and extra driveways eliminated, where feasible, to reduce the number of turning locations on access streets. April 20 , 1995 5-7 �Part 5 - Land Use Policies N. The largest part of any commercial development, whether individual lots or a shopping center, is the parking lot. While adequate parking is essential to the viability of a commercial business and convenience of its customers, large pavement areas have adverse impacts, such as heat and glare, high rates and volumes of surface water runoff, transmission of pollutants from the surface of the parking lot directly to surface waters, and general unsightliness. Parking areas should be reduced to the minimum necessary to serve commercial establishments. Excess spaces should be held in landscape reserves, to be constructed only if experience on the site shows they are needed. Parking spaces in parking lots of larger commercial centers that are intended to be used for employee parking, or overflow parking during the one or two peak business periods of the year, should be reduced in size to reduce pavement area and to increase landscape area. These reductions in the size and number of spaces should not be used as an opportunity for increasing building area on a site; the purpose of these reductions is strictly to reduce pavement area and to increase landscape area. 0. Commercial sites should be landscaped. Parking lots especially should be landscaped, both along the perimeter and in the interior to reduce the adverse effects of paved areas. Loading areas and the rear parts of commercial sites should be screened from view from streets and neighboring residential properties. P. Designated commercial areas abut residential areas in a number of situations in Pittsfield Township. In these situations the commercial areas should provide landscaped transition zones that will create visual and sound barriers for protection of the residential areas. Q. Local and general commercial developments should be accessible by sidewalk and pedestrian/bicycle paths. The interior of shopping centers and larger commercial sites should be attractive and convenient for pedestrian movement, both betvveen the parking lots and stores, and betvveen stores, sidewalks along abutting streets, and adjacent properties, where appropriate. R. Outside lighting of commercial developments should be designed to create a balance between efficiency and safety for commercial properties and customers on the one hand, and to reduce light pollution in the general neighborhood on the other. S. Commercial uses should be located only in the public water and sanitary sewer service area. The effluent from commercial operations shoulli be discharged only into the public waste water treatment system where proper treatment is certain; it should not be discharged into septic tanks and drain fields where no monitoring or control is possible. No commercial areas are designated outside the service area in the comprehensive plan. 5.06 Industrial Area Policies A. The planning area will need approximately 700 acres of additional land for all types of industrial uses by 2010. The plan designates about 3 1/2 square miles of land for industrial use, of which one square mile was developed in 1990. B. Industry will be concentrated in four parts of the planning area. The primary industrial area in terms of acreage will be the State Road corridor. Industrial operations in this corridor will range from single user sites to park type April 20. l995 5-8 �Part 5 - Land Use Policies developments, such as Avis Farms, Columbia Center and Valley Ranch, to mixed use developments, such as Airport Plaza and Runway Plaza. The corridor is designated for industrial use because of the following conditions: 1) the interchange at I-94 at its north end; 2) its connection with Michigan Avenue/US 12 at its south end, which in tum gives the corridor access to the Saline area and areas to the southwest, and the Ypsilanti area to the northeast; 3) proximity to the Ann Arbor Municipal Airport; and 4) direct access to central Ann Arbor and the University of Michigan via State Street. The other industrial areas are: • The extreme northwest comer of the planning area along Oak Valley Drive and I-94 - a future mixed use development utilizing exposure to I-94 and access to the freeway system via Oak Valley Drive and the Ann ArborSaline Road interchange. Research and office type uses in a campus type setting will be located in this area. • The Platt/Morgan Road area - a collection of individual industrial lots for smaller operations. This area does not have direct freeway access and relies on Platt Road as its principal means of access to the Ann Arbor area and to the US 23 freeway via Michigan Avenue. • The Carpenter Road corridor, generally between I 94 and Michigan Avenue - a collection of individual industrial sites, comprised primarily of operations that utilize trucking. C. Industrial uses will be permitted only in the designated industrial areas. Scattered and isolated industrial sites will not be permitted. D. Industrial uses will be required to locate in the sanitary sewer service area so that effluent can be monitored and controlled. Industrial effluent should not be discharged into septic tanks and drain fields. Therefore, no industrial sites will be permitted outside the sanitary sewer service area boundary. E. Industrial operations that use large amounts of water in processing will not be permitted. The public water and sanitary sewer systems do not have capacities to handle such volumes. Therefore uses will be limited to research, fabrication and assembly, and the light, high technology types of industrial operations that do not use large volumes of water in industrial processing. F. Park or campus type settings will be encouraged for new industrial areas, with infrastructure and landscaping provided for each development. G. Support activities such as commercial and office services will be encouraged in larger industrial developments for convenience of employees, customers, and visitors. These services should be designed into the overall setting of the industrial areas; they should be incidental to the industrial character of the development. H. Industrial uses are encouraged in the planning area for employment opportunities for area residents, as well as expansion of the local ta,'< base. April 20 , 1995 5-9 �Part 5 - Land Use Policies I. Industrial uses in the planning area should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the industrial areas or in neighboring areas. J. Where industrial areas abut residential properties buffers should be provided to protect the residential areas. The buffers may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as part of the buffering system where possible. 5.07 Office Area Policies A. The planning area will need about 40 additional acres of office land by 20 l O but the volatility of demand for office space suggests that future office land area requirements could be more than 40 acres. The plan designates an additional 180 acres of land for office use . B. Office uses will be concentrated in four major locations. The Clark/Golfside area is the largest of these and is expected to have a significant part dedicated to medical and medical service offices because of its proximity to the Catherine McAuley Health Services center. The Clark/Hogback office area contains an office park and the County Service Center (administrative offices and the County jail). The office park is completely developed; however, some expansion is possible on the County Service Center site. The Valley Ranch office park will have administrative and research type offices. The Lohr/Waters Road office area is undeveloped. It is intended to be a general office area that will serve as a permanent boundary for the east side of the commercial area on Ann Arbor-Saline Road and as a transition between that area and neighboring residential areas. C. While most new office development is expected to occur in the four major office areas, individual office sites will be permitted and encouraged as transition uses between non-residential and residential sites. In certain situations offices might be permitted on undeveloped lots that front on major streets in established residential areas, where construction of new residences qn vacant lots is not considered to be feasible. In these transition and fill-in sinuftions office buildings and sites should be designed to present a residential character and to blend in with neighboring residences. D. The Clark/Golfside and the Lohr/Waters office areas could be developed in whole or in part as medium-density residential areas if future demand for office space in these two areas does not materialize. E. Commercial support services are encouraged in office parks, provided these services are strictly incidental to the office character of the development and are intended for the convenience of employees and customers. F. The four major office areas should have bus service to reduce auto travel needs of employees and customers and for convenience of customers who do not have access to automobiles. April 20, l995 5-l O . - - - �1'MP6 11.·· ~NON-RESIDEl\ TIALAREAS PLAN :•: Commercial Hj 1 Local General ■Office I" ANN I! ..r: ~ Highway Industrial 0 34 3~ ·~ i ·{ ' ./ ;11 l "=4 ,000' ~ �PART6 TRANSPORTATION POLICIES 6.01 Streets - General Policies A. Streets should be designed, constructed, and maintained in accordance with the following functional classification system. Freeways: Serve regional traffic flows and provide connections to regional and major arterials in the urban area. Access is controlled and the design speed is 55 mph and above. In this area they are I-94 and US-23. Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas such as employment centers and shopping centers. They have a design speed of 45 to 55 miles per hour. Michigan Avenue (US-12), a state trunk line, is the only regional arterial in ·the planning area. Michigan Avenue does not currently have limited or controlled access. Major Arterials: Surface streets that serve traffic movements in the Ann ArborPittsfield area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central areas of Ann Arbor, Saline, and Ypsilanti, and outlying areas. Access control is desired but frequently is not possible on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 miles per hour. Their principal function is traffic movement; property access is secondary in importance and should be minimized where possible. Minor Arterials: Serve major traffic movements within the urban area, primarily between major arterial streets and collector or local streets, and between major parts of the area such as neighborhoods, employment centers, and shopping centers. Design speeds are 30 to 45 miles per hour. Collector Streets: Collect and distribute traffic between origins and destinations and the arterial parts of the street system. Design speeds are 25 to 3 5 miles per hour. B. Rights-of-way should be provided in accordance with the following standards: • • • • • • C. Freeways Regional Arterials Major Arterials Minor Arterials Collector Streets Local Streets 300 feet 150 feet 120 feet 86-120 feet 66-86 feet 66 feet All new streets in the planning area should be paved. Existing unpaved streets in the planning area should be paved as development occurs to provide safe and convenient access to adjoining properties. April 20 , 1995 6-1 �Part 6 - Transportation Policies D. Streets located in the water and sanitary sewer service area should have urban sections, based on Washtenaw County Road Commission standards for urban streets, including curbs and gutters. Exceptions will be considered for paving of existing gravel roads for interim periods, in order to obtain pavement on these roads at the earliest possible time. They should eventually be upgraded to urban street standards as well. New streets in the designated suburban and rural parts of the Township may have rural section streets, based on County Road Commission standards, which include ditches instead of curbs and gutters. E. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands. Interconnection of streets is intended to be a means of creating physical integration of all parts of the community. F. Gates will not be permitted on any residential streets in Pittsfield Township. G. New streets should be designed and constructed to public standards and dedicated or otherwise conveyed to the Washtenaw County Road Commission. Private streets are discouraged. Where permitted they must meet the standards in the zoning ordinance. H. Through traffic should be routed around rather than through neighborhoods and other use areas. Local and through traffic should be separated to the extent possible by the design of the street system. In existing residential areas with grid street patters, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods. I. Each development should be required to provide its share of street improvements. J. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve traffic safety. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives. However in residential areas on certain sections of collector streets frontage of residential lots is not considered incompatible with the traffic carrying function of those streets. K. The design and character of streets should be consistent wit~ and subservient to the desired character of Pittsfield Township. The two freeways, by their nature, create barriers between different parts of the community. The right-of-way and number of lanes and pavement width of other streets should not be so large or dominant as to create barriers between areas on opposite sides of these streets. Toe maximum rights-of-way width should be 150 feet and five lanes, or 62 feet, for pavement. 6.02 Policies for Specific Streets A. Freeways - I-94 - A third lane should be added in each direction between US-23 and M-14 west of Ann Arbor. No new interchanges are contemplated in the Pittsfield Township segment of the freeway. US-23 - A third lane should be added in each direction between Washtenaw Avenue and M-14. The capacity of the Washtenaw Avenue interchange should be April 20 , 1995 6-2 I �Part 6 - Transportation Policies upgraded. No additional interchanges are contemplated in the Pittsfield Township segment of the freeway. B. Regional Arterials - US-12/11ichigan Avenue - The road's right-of-way should be increased to a maximum of 150 feet. The road surface should be widened to a maximum of four driving lanes with left and right turns provided at important intersections. A continuous center tum lane should be provided in segments in which driveways for existing developments and street intersections are too close together to permit only four lane sections to operate safely and efficiently. Access should be controlled in new development areas along the road to create intersection spacing that will permit four lane sections with additional turn lanes only at intersections. C. Major Arterials Ann Arbor-Saline Road - The road should continue to function as a major connector between Saline and Ann Arbor. The road should be widened to four driving lanes with a continuous center left turn lane between Oak Valley Drive and Maple Road. Maple Road - The road is expected to become equal to or surpass Ann ArborSaline Road as the major connector between Saline and Ann Arbor. Two driving lanes with turn lanes at major intersections should be sufficient to the year 2010. While most of the road is in the urban part of Pittsfield Township, the area it passes through will be low density residential in development; therefore a ditch section without curb and gutter will be sufficient but a curb and gutter section should eventually be provided. Most of the frontage in Pittsfield Township will have controlled access, primarily limited to street intersections. State Road - The road will function as a major connector between Michigan Avenue and the central area/UM central campus in Ann Arbor. It will also function as the access route for the industrial corridor through which it passes. Access to the abutting industrial properties should be limited to intersecting streets. The road should be widened to four lanes between Michigan A venue and Ellsworth Road. A curb and gutter section should be used. The Moon Road segment south of Michigan Avenue can remain as a two lane, open ditch section. Carpenter Road - The road will continue to function as a major arterial that provides access to a number of activity areas in the urban area as well as providing connections between the four major east-west arterials in the urban area - Ellsworth, Packard, Washtenaw, and Clark. The road should be widened to four driving lanes and a continuous center left tum lane between Textile Road and the existing five lane section at I-94. This section of the road should be developed as an urban section, with curb and gutter. The segment south of Textile Road can continue with two driving lanes but a center tum lane might be necessary because of the large number of property access points. This segment can continue to be a rural section, with ditches. Hogback Road - The road should be considered an extension of Carpenter Road. It should be widened to four driving lanes with a continuous center left turn lane north to Clark Road and should have a curb and gutter section. Packard Road - The road is presently a five lane arterial. improvements, other than repairs, are expected. April 20, 1995 6-3 ~~---- --- - - - ~ --~----- No additional �Parr 6 - Transportation Policies Ellsworth Road - The road will become a major alternate route for east-west traffic in the urban area. It is expected to provide some relief for the increasing traffic pressures on Washtenaw Avenue and Packard Road. The road should have four driving lanes with additional turning lanes at major intersections. A continuous center turn lane should be provided between Beech Drive and Golfside Road to accommodate the closely spaced intersecting streets in that area. The remainder of the frontage across the Township is relatively free from property access points and future development will be limited to widely spaced intersections. The road should be realigned to the south at Maple Road to remove the off-set and to provide continuity west to Ann Arbor-Saline Road in Lodi Township. The road should have an urban section, with curb and gutter. Washtenaw Avenue -This road will continue to function as one of the major eastwest arterials in the urban area. However, the road is presently a five lane arterial and no additional major improvements appear to be possible. Relief of traffic pressures on this road appear to be in the form of additional capacity that would be provided by alternate east-west routes, such as Ellsworth Road. D. Minor Arterials Moon Road - This road is an extension of State Road but since it is south of Michigan Avenue it is not as important as the segment north and is therefor classified as a minor arterial. It functions as a connector route for the east-west roads south of Michigan Avenue, such as Bemis and Willis Roads and as a connector to Saline-Milan Road. It provides a surface road alternative for traffic moving between the residential areas in the Saline and Milan areas and the State Road corridor. This road is located in a suburban/rural area, and a rural section with ditches will be sufficient. Platt Road - This road provides access to the east side of Ann Arbor and connects with Huron Parkway which in turn provides access to the northeast side of the city. It provides connections with all major east-west arterials in the urban area. It should be widened to four lanes north of Michigan Avenue and should have an urban section with curb and gutter. A standard 37 foot section with curb and gutter should be provided between Merritt Road and Michigan Avenue; a rural section with ditches will be sufficient south of Merritt Road. Golfside Road - The road on the east edge of Pittsfield To~ship connects the four major east-west arterials in the urban area. It also provides access to abutting properties. Improvements to the segment between Ellsworth and Packard should be limited and should respect the residential character of the abutting properties. Munger Road will become an important connector between east-west roads south of Michigan Avenue as well as a distributor of traffic for these roads to Michigan Avenue. The road should be paved, initially with two lanes and eventually with a standard urban section of three lanes and curb and gutter north of Textile Road. A rural section, with two lanes of pavement and ditches, will be sufficient south of Textile Road. Textile Road, west of US-23 - The road will function as a connector between north-south arterials as well as a collector for residential traffic and some industrial traffic west of Platt Road. (The industrial developments in the State Road corridor might have one or two access points to Textile Road on each side April 20 , 1995 6-4 �Part 6 - Transportation Policies of State Road). The road should eventually have four driving lanes with turn lanes at intersections. The road should have an urban section, with curb and gutter, west of Platt Road. The segment between Michigan Avenue and Platt Road should be disconnected from Michigan Avenue to eliminate that intersection. The west end of the segment between Michigan Avenue and US-23 should be realigned to intersect Michigan opposite Plum Hollow Drive. Textile Road, east of US-23 - The road between Carpenter and Munger Roads should be developed as a standard three lane urban section road with curb and gutter. Bemis Road - This road connects the north-south arterials in Pittsfield Township and provides access to Saline. East of the city it passes through suburban and rural residential areas. It should be paved its entire length in Pittsfield Township; a rural section, with two lanes and ditches should be sufficient. E. Collector Streets - Oak Valley Drive, Waters Road, and Lohr Road are classified as collector streets. However, Oak Valley Drive is intended to have priority over the other two streets in the northwest part of the Township, at least west of Lohr Road. This priority is intended to encourage through traffic to use Oak Valley Drive around the commercial centers. Such traffic should not use Waters Road, between Oak Valley Drive and Lohr Road, because that traffic would interfere with traffic entering and leaving the commercial centers. Waters Road should be extended east to Lohr Road. Crane Road should be extended north of Michigan A venue to connect with Morgan Road as a continuous street. The segment of Morgan Road between the extension of Crane Road and Michigan Avenue should be closed to eliminate that intersection on Michigan Avenue. Cloverlane Drive should be extended west to Carpenter Road. This street extension is essential to provide an alternate access point for residential development in the area between Michigan Avenue/Morgan Road and 194. F. 6.03 Other Streets - The following new streets should be constructed: • Avis Drive - extend west from State Road to Lohr Road as a public street. • Plum Hollow Drive - extend north to Morgan Road as a public street. • Hawks (or Torrey) - extend south and west to Carpenter Road just north of the Meijer property; connect with the street system in University Palisades subdivision. Public Transportation Local bus service should be expanded on major streets to include new residential developments in the urban part of the township and new employment centers in the State Road corridor. Express bus service should be provided on Washtenaw Avenue and Packard Road through the tovvnship; on Ellsworth Road, from the east tovvnship line to the Ann Arbor Railroad track, thence northwest into the central area of Ann Arbor; and on Ann Arbor-Saline Road, from I-94 to the central area of Ann Arbor. Park and ride lots to support the express bus routes April 20, l 995 6-5 �Part 6 - Transportation Policies should be provided in the general areas of Packard and Carpenter, for the Packard route; Ellsworth and Carpenter and Ellsworth and the Ann Arbor Railroad for the Ellsworth route; State Street and I-94 for the State Road route; and Ann ArborSaline Road and I-94 for the Ann Arbor-Saline Road route. The location and design of such facilities that are located in Pittsfield Township will be subject to approval by the Township. High occupancy vehicle lanes are proposed in the Ann Arbor Transportation Plan (1990) for Washtenaw Avenue through Pittsfield Township and in the Ann Arbor Railroad corridor, beginning at Ellsworth Road at the edge of the Township's planning area. These are acceptable concepts, but township approval of facilities in the planning area will require detailed information on the location, design, and operation of the facilities. 6.04 Pedestrian/Bicycle Facilities A. Sidewalks refer to the standard concrete pavement for pedestrian use that are located along streets, usually in the street right-of-way or easement. Pedestrian paths are located outside street rights-of-way or easements and might or might not be paved. B. Sidewalks should be provided on both sides of all streets in the designated urban area of Pittsfield Township. Sidewalks may be permitted on one side of local streets in residential developments with densities of 1 DU/acre or less. C. Sidewalks and pedestrian paths should be barrier free at all intersections or other changes of grade. D. Sidewalks should normally be located within the street rights-of-way or easements. They may be located outside these areas in an easement, if such location is necessary to preserve existing trees, avoid utility installations that are too expensive to move, or provide a safe separation from a street edge. E. Pedestrian paths should be provided through developments in conjunction with open space features such as woodlands, along edges of wetlands, or along stream corridors. They should interconnect open space areas in the township, including public and private parks. They should connect with sidewalks to create an extensive pedestrian system that will eventually cover the entire urban area of the Town~. \ F. Most pedestrian paths will be privately constructed and owned but nevertheless should be part of the overall pedestrian system that is open for public use. It is expected that the property owners providing the private segments of the pedestrian path system will cooperate with adjacent property owners as well as the community at large to properly maintain the pedestrian path system and to keep it unrestricted for general public use. G. Sidewalks and pedestrian paths should be used to connect residential areas with shopping, employment, schools, and other activity areas, both for recreation walking and to reduce the need to travel by car or other vehicle. H. Bicycle facilities, on sidewalks, pedestrian paths, or dedicated lanes on major streets, should be provided for recreational use as well as substitution for vehicle trips. April 20, 1995 6-6 �<J .JJ. •... ·r---,, z: C - J Od "' :I J �Part 6 - Transportation Policies I. Each development should provide its segments of the sidewalk and pedestrian path system and extend these to property lines for future extension by subsequent developments. J. A greenway system, consisting of pedestrian paths and sidewalks, where necessary to create continuity, should be developed throughout the entire township, and should be related to natural features and connecting with similar systems in Ann Arbor and Saline. K. Railroad rights-of-way that are no longer used for railroad purposes should be considered for development as pedestrian/bicycle paths and inclusion into the path system of the Township and urban area. L. Pedestrian paths should be illuminated where necessary for pedestrian safety or converuence. April 20, l 995 6-7 �PART7 PUBLIC UTILITY POLICIES 7.01 Sanitary Sewer System Policies The area with public sanitary sewer (and water) service is 18 square miles, which is 67 percent of the planning area. (See Map 8) The planning area has wastewater treatment services from two agencies - the City of Ann Arbor and the Ypsilanti Community Utilities Authority (YCUA). The north edge of the planning area, along I-94 and US-23, approximately 4 1/2 square miles, is served by the City of Ann Arbor waste water treatment plant. The remainder of the planning area, approximately 13 1/2 square miles, is served by the YCUA waste water treatment plant. (See Map 8) This service arrangement will continue throughout the planning period. A. B. General Policies for the system 1. Each developer should be required to extend sanitary sewers of an appropriate size, as determined by ·Pittsfield Township, to property lines on all sides of the property as needed to complete the sewer system. The location and phasing of such extensions will be determined at the time of development review by Pittsfield Township. All costs of providing sewer service should be the responsibility of the property owners or developers, including costs of any oversizing that might be necessary to complete the system. 2. Sanitary sewers that serve residences or other buildings with basements should be deep enough to serve those basements by gravity flow. No pumping of sanitary sewage within individual buildings to discharge into sewers above basement gravity flow levels should be permitted. In such cases, if gravity flow sewers cannot be provided to lots, basements should not be permitted. 3. Industrial operations that use water in their processes should not be permitted in the planning are. Such uses in the YCUA service area would require additional capacity expansions beyond those described in this section. Policies for the Ann Arbor Service Area 1. The portion of the planning area that is served by Ann Arbor has, by contract, a maximum average daily flow limit of 2.2 mgd (million gallons per day). Actual average daily fl.ow in 1991 was estimated as 0.47 mgd. Types and densities of land use in this part of the service area are designed to have sewer flows that will be within this contracted capacity limit. 2. Effluent from the Ann Arbor service portion of the planning area enters the Ann Arbor system at four points - a 10-inch sanitary sewer at State Road/ Airport Boulevard; a 21-inch sanitary sewer at Ellsworth Road, 1/4 mile west of Stone School Road; and at two points on a 15-inch city sanitary sewer south of Clark Road, near the Swift Run Drain. This latter sewer collects effluent only from the northeast part of the planning area April 20 , 1995 7- 1 �Part 7 - Public Utility Policies (See Map 9). These connection points will serve the planning area through the planning period and no additional ones will be needed. However, additional capacity will eventually be needed in the Stone School Road sanitary sewer within the city to meet the city's needs and to enable the city to provide the additional capacity that is allocated to Pittsfield Township through its contract with the city. C. 3. The Township's contracted capacity in the Ann Arbor wastewater treatment plant is 2.2 mgd and projected future flows from the service area in Pittsfield Township are not expected to exceed the contracted limit. Therefore no expansion of the waste-water treatment plant to meet ·Pittsfield Township's needs is foreseen. 4. The sanitary sewer service area should not be expanded. system's design is predicated on this service area boundary. 5. Types and densities of uses in the Ann Arbor portion of the service area will be limited to those that, cumulatively, will generate effluent that will not exceed the contracted limits. This applies to the total contract volume of 2.2 mgd as well as to the capacity limits of each of the three points of discharge into the Ann Arbor system. The sewer Policies for the YCUA Service Area 1. The portion of the planning area that is served by YCUA has a contracted capacity of 11 mgd in the Golfside Interceptor Sewer, the interceptor that services Pittsfield Township. However, there is only a contracted capacity of 2.14 mgd, based on average day flows, in the YCU A wastewater treatment plant. 2. The Golfside interceptor sewer leaves the Township at a 36-inch sewer at Munger Road, about 1/4 mile south of Michigan A venue. Effluent discharges into the Golfside interceptor sewer at four primary points, the most important of these, in terms of tributary area, is the Michigan A venue trunk sewer connection. The Michigan A venue trunk sewer serves all but 3 square miles of the YCUA service area in Pittsfield Township. 3. The remaining 3 square miles are divided into the area in the northeast part of the Township, north of I-94 and a 1 square mile ch-ea generally bounded by Michigan Avenue, Munger, Textile and Crane. 4. The Golfside interceptor sewer is the only service link to the YCUA system; therefore its capacity is a limiting factor in the development capacity of the YCUA part of the planning area. The interceptor as constructed has a capacity of 26.0 cfs (cubic feet per second) or 16.80 mgd. Pittsfield Township's contract with YCUA allocates 17.0 cfs (11.0 mgd) or 65% of the constructed capacity to Pittsfield Township. This translates into a population capacity, including non-residential equivalents, of approximately 44,000 people for the entire YCUA service part of the planning area. The Township's contract with YCUA requires that planning for increasing the capacity of the YCUA system east of Pittsfield Township will begin when the Golfside Interceptor reaches 80% of its constructed capacity - 13.6 cfs (8.8 mgd) or 35,200 people, including non- April 20, 1995 7-2 �Part 7 - Public Utiliry Policies residential equivalents. The result of this planning effort, when it commences, will be an obligation of Pittsfield Township to participate in funding downstream sanitary sewer system improvements east of Munger Road. 5. The estimated flow in the Golfside Interceptor, from only the Pittsfield Township part of the tributary service area, was 3 .13 mgd in 1990 or 18% of Pittsfield To\VIlship's contracted capacity and 36% of the flow that will trigger the planning requirement for sanitary sewer system improvements east of Munger Road. However, these improvements might be required before flow from the Pittsfield Township tributary area reaches 8.8 mgd because Ypsilanti Township is allocated the remaining 35% of the capacity of the Golfside Interceptor. If development in the Ypsilanti township part of the service area reaches that township's capacity limit, additional infrastructure would be required and Pittsfield To\VIlship could be called upon to participate in financing its share of the improvements, even though Pittsfield Township's contracted share limit might not have been reached at that time. 6. The YCUA service area part of the planning area is divided into six service districts. (See Map 9) The basic sewer infrastructure is in place in each of the districts except the portion between Platt and Munger, north of Michigan. Improvements in this area will be provided, at developer or property o\VIler expense, at the time development interest arises in those districts. 7. Toe portion of the Michigan Avenue trunk sewer east of Platt faces capacity problems, if not during the planning period, then certainly in the post 2010 period. The sewer will require expansion, probably after the year 2010. This sewer has a capacity of 9 mgd, with an ultimate demand from all upstream districts of 12.7 mgd. The capacity increase that will be required is on the order of 40%. · 8. The Township's contracted flow in the YCUA wastewater treatment plant is 2.14 mgd; 1991 flow was estimated at 1.25 mgd. Total projected flow from Pittsfield Township into the treatment plant is 6.5 mgd, three times the Township's contracted capacity in the plant. Therefore Pittsfield Township will have to acquire additional capacity in the YCUA wastewater treatment plant sometime during the planning period. 9. The sanitary sewer service area should not be expanded. Toe sewer system's design and the Township's contract with YCUA are predicated on this service area limit. 10. The Township's sanitary sewer system has ten existing pump stations, with one additional pump station to be added in the area north of Michigan Avenue and west of Platt. These pump stations, all located in the YCUA part of the service area, will serve the entire area. No additional pump stations will be needed. Private pump stations will not be permitted, either within the service area, or to provide service outside the service boundary. April 20 , 1995 7-3 �Part 7 - Public Utility Policies 7.02 Water Supply System Policies A. Public water is provided to the service portion of Pittsfield Township by YCUA through an exclusive contract. (YCUA purchases it's water from the Detroit Metropolitan Water Department.) This arrangement will continue at least through the year 2010 and likely well beyond. B. The water service area is, by design, the same as the sanitary service area. It is the Township's policy to provide both services where one is provided; therefore the service areas of both services will remain coterminous. C. The sei:vice area is divided into three pressure districts (See Map 10). The three districts are necessary to provide adequate minimum and maximum pressures across the distances and elevation differences that the water must travel. District III is much smaller than Districts I and II but cannot be included in District II because of the relatively rapid increase in ground elevation in relation to District II. The three districts will be adequate to serve the planning area through 2010 and beyond. D. The water distribution system consists of 12 and 16 inch mains, usually located along major roads. The system of distribution mains is generally complete for the service area. E. There are two booster stations, one for the District II and one for District III. There is also a 750,000 gallon elevated storage tank located in District II, just east of Lohr Road and south ofI-94. F. A 2,000,000 gallon ground storage reservoir should be constructed in District II. The tank will provide a reserve of water for Districts II and III. G. A 30-inch transmission main should be constructed between the 2,000,000 gallon ground reservoir and the 30-inch transmission main at Munger and Merritt Roads, in Ypsilanti Township. The purpose of this main will be to transport water to the ground reservoir; it is not intended to provide service to property, either directly or by distribution mains connected with it. H. The two major improvements in the water distribution system, described in F and G preceding, will be sufficient to meet the needs of the service area through 2010 and for some time beyond. This system has capacity to se11e 41,500 people and non-residential equivalents, based on a rate of 100 gallons per person per day for residential use and 700 gallons per acre per day for commercial, industrial, and office uses. I. The water distribution system has been designed to provide the water needed in the service area, based on existing and expected development in that area. Therefore water service should not be extended outside the service area, and the service area should not be expanded. Connections to mains located outside the service area should not be permitted. J. In order to keep demand for water within the capacity of the distribution system, industrial uses in the planning area should be limited to those that do not use water in their processes. April 20 , 1995 7-4 �Part 7 - Public Utility Policies K. Distribution mains should be constructed at property owners' or developers' expense. The ground reservoir, should be financed from funds generated by special assessments or from the capital reserves of the Utilities Department. L. When property is developed, the property owner should extend water distribution mains to the property's boundaries. The layout of mains and locations at the appropriate property lines will be worked out with the Utilities Department at the time of development review by Pittsfield Township. M. Developers of property will be required to provide oversize water distribution mains at the developer's expense, if such lines are needed to maintain the continuity of the system. N. Looping of water mains should be required in each development, to assure continuous water service and an adequate supply and pressure for fire protection. Looping will usually be required in each phase of a development. 7.03 Storm Drainage and Management Policies. A. The third part of the Township's public utility system is the storm drainage system. Whereas the water and sanitary sewer systems are the sole responsibility and authority of Pittsfield township, within the township's boundaries, the township shares responsibility and authority for storm drainage with three other agencies - the County Road Commission for public street drainage; the County Drain Commissioner for County drains; and the Michigan Department of Natural Resources (MDNR) for streams, flood plains, and wetlands. Therefore policies regar~g storm drainage must be carefully coordinated with those of the other agencies. B. Storm drainage and stormwater management has until recently been primarily concerned with quantity of water, that is, to prevent flooding; to move stormwater runoff to receiving streams as quickly and efficiently as possible without causing flooding or other water problems along the way. The Township has for two decades required retention of stormwater runoff on each developed property with controlled releases to minimize the downstream runoff effects of development. In recent years, however, concern over water quality in both urban and rural areas has become as important a concern as quantity of runoff. Soil erosion, runoff of herbicides and pesticides in both farming and residential areas, and debris from streets and parking lots have all contributed to a degradation of the quality of water in streams, rivers, lakes, and wetlands. Policies for storm drainage and stormwater management must address the quality issue as well as the quantity issue. C. As a general policy, storm drainage systems should be designed to meet minimum water quality standards as well as minimum quantity standards. Pavement and other impervious surfaces, especially on nonresidential sites, should be minimized. Natural features that perform stormwater management functions should be preserved and used in the drainage system. Stormwater systems should be designed to reduce bankfull floods and to capture first flush effects of storm water runoff. Systems should be designed within the context of the entire watershed. April 20, 1995 7-5 �Part 7 - Public Utility Policies -----., D. Retention of stormwater runoff will be required on each site at the time of development or redevelopment. Each retention facility should be designed to hold the runoff for a 100-year storm of 12-hour duration (4 1/2-inches of rainfall) on the entire site. Retention may be provided by one or a combination of the following methods: 1. 2. 3. 4. 5. Deep permanent lake. Landscaped shallow dry retention pond. Dished parking lot. Underground storage. Roof storage. Area-wide retention facilities - those that serve two or more properties - are encouraged instead of a retention facility on each site. Mechanisms should be established in such cases to provide proper permanent operation and maintenance of such facilities. E. Each retention area should have a facility for trapping and collecting sediments and pollutants before stormwater enters the storage area. F. Wetlands may be used, indeed their use is encouraged, as stormwater retention facilities. NIDNR approval will be required for any regulated wetland that is to be used as a retention facility . G. Retention areas that are intended to be permanent bodies of water should be designed to have the following characteristics: 1. The pond should be deep enough to be self sustaining in terms of water quality and plant and aquatic life, or shall be mechanically managed to maintain a rninimwn acceptable level of water quality. 2. The pond should be physically separated from sidewalks, pedestrian paths, and streets to prevent accidental entry by pedestrians, bicycles, or vehicles. Fences are not considered to be an acceptable means of separation. 3. Side slopes should be gradual enough to permit a person to walk out of the pond. \ H. Temporary retention areas - those that are intended to be dry during non-storm periods - shall be designed and constructed to completely de-water within a reasonable time period after the end of a storm event. Shallow retention areas with permanent bodies of water, will not be permitted. Pumps will not be permitted to discharge retention areas. I. Existing streams or open drainage courses should be used where possible to convey stormwater runoff to receiving bodies. Rear and side yard drainage that crosses two or more lots should be protected by easements or acceptable substitutes; underground drainage and catch basins may be required where necessary to assure proper drainage if located in rear or side yards or in open space areas. April 20, 1995 7-6 ,,,........__ .... �Part 7 - Public Utility Policies J. Storm sewers and curbs and gutters will be required in all streets that are located in the water and sanitary sewer service area of Pittsfield Township. This policy is necessary to properly coordinate placement and maintenance of water mains and leads, sanitary sewers, and storm drainage facilities; to accommodate sidewalks; and to eliminate the problems resulting from closely spaced driveway culverts in urban density residential areas. K. Retention areas and drainage swales and courses should be designed, constructed, and maintained to appear and function as natural features of the landscape. L. Property owners' associations should have the primary responsibility for maintaining drainage facilities that are located outside public street rights-of-way. Such facilities are usually part of the landscape of a site, and that landscaping can best be respected if the property owners are responsible for maintenance and repair of the facilities. The County Road Commission will maintain drainage facilities within public street rights-of-way. Facilities within County drains and County drainage districts will be maintained by the County Drain Commissioner. Drainage districts may also be used as backup responsibility for facilities that are to be maintained by property owners' associations. Restrictive covenants or condominium documents should provide the owners' responsibilities in maintaining drainage facilities. M. The potential for groundwater contamination should be considered in the design and location of storm water retention facilities. Protection of wellheads, especially Ann Arbor's wellheads on the airport property, should also be considered. N. Streams, wetlands, or drainage courses that receive runoff from developed properties should be protected from the in.flow of sediments, herbicides, pesticides, and other pollutants. This requirement should not apply to agricultural lands in Pittsfield Township, since such lands, except in the designated rural area, are more or less temporary uses and the requirement will apply to those lands at the time they are developed. 0. Each developing site should provide for unobstructed flow-through of upstream drainage. Any cost associated with providing that flow-through will be the responsibility of the developer or owner of the property being developed. P. Construction sites should be regulated to prevent discharge of soil, debris, and other materials onto streets where they can enter the stormwater system; onto adjacent properties; or into streams or wetlands on or off the site. I April 20, 1995 7-7 �M~l18 SERVICE AREA PLAN - Ann Arbor r77I YCUA ~ Service Area L Service Area Boundary ~ . ... e;. ~ J4 J~ . , "' < u l "=4 000' ' 6 �1-, 1-, (1) ~ (1) Cl'.l e.o ·-·;;;;...... C Cl'l p:J (1) <] ~ (1) Cl'.l "'O : Cl'l • (1) • 0 • 0.. • 0 • 1-, • 0-,; : •• ... ~ if"' •I • SYWOHJ. :::; �M'- 10 WATER SYSTEM PLAN f(• I U ■ I 'X ~\ ~ ,.... i OR MUNICIPAL AIUOIJ E •11 ■ J....-1/P~tm:.P _1 1 rzafl ~_M 1 .~. r,n '"' fZl'I .... in., 'is' I 1 1 , - ; ~n- ~ "' 11 ,. ,'::.'°.'"( _,, j~-~___,//:::: .... ..,_ ~ ,~ C M 11 1~1111 Al 111 . 11 · \ / · J!, 14 -c ~ ~,b'\. I . 11 111 \~ ~==Ill I 111 . , ~ .&&. t"'.!rlf~:I~ • !:....:<.illi- 1~ ·JJ~-" ~fw:,, 11 J l 1 _ ~ - -·~~ ~ - 1:-• - 3 !i ·" ,, ~ .. ,••,..,,_ ... · ; ·•·"· ' I _v J ll! ~"j: ~ 1•~~14!fllf2[\J?. 1; r ~r~.1,iN....... 1fl. I U • · - TC Proposed Mains .......... . * ~ * ~711~ I~ "f I) Jl( ,•"'-:iv ~.. \ I / ...... i ~ O H ~ E .. M . x1stmg ams H G~•1PF~I!~ Elevated Storage Tank Boundary Detween p ressure Districts 1 & 2 Ground Reservoir ·► u ~ II ···"'.V ~.1 1 --Jff ) · I■ - - . . . . . . . . . . . . . . . . eF-.:iiiiiiiii~-.-1 ...... iiiilil....:.._.......:....._...- 1"=4,000' 6 �PARTS COlVIMUNITY FACILITIES POLICIES 8.01 Public Schools The planning area is located in the following three school districts as follows: (See Map 11) Ann Arbor District 13.05 sq. Mi. 48 % of Planning Area (PA) Saline District 11.15 sq. Mi. 41 % of P.A. Milan District 2.89 sq. Mi. 11 % of P.A. 27.09 sq. Mi. 100 % of P.A. Only a small part of the planning area is located in the Milan District and that area is in the extreme north end of the Nlilan District. These two conditions suggest that school facilities are not likely to be located in this part of the planning area and that the district's operations will not have a significant impact on planning policies for Pittsfield Township. Therefore policies regarding public schools in the planning area will be limited to the part of the planning area in the Ann Arbor and Saline districts. A. Ann Arbor School District l. The district is organized on a K-5, 6-8, and 9-12 grade system. The district has two schools located in the planning area - Carpenter Elementary School on an 11 acre site on Central Boulevard, between Dayton Drive and Dalton Avenue, and Roberto Clemente Student Development Center, an alternative secondary education facility, on a 10 acre site on Textile Road. The Ann Arbor district portion of the planning area is served by six elementary schools in addition to Carpenter School Allen, Angell, Bryant, Burns Park, Lav.,ton, and Pittsfield. Three middle schools serve the planning area. Resident students in the east part of the planning area attend Scarlett Middle School; students living in the central part of the planning area attend Tappan; and student~ living in the northwest area attend Slauson. High school students living in the Scarlett attendance area attend Huron High School and the students living in the other two middle school attendance areas attend Pioneer High School. 2. The use of elementary schools as neighborhood schools is no longer a reasonable policy objective. The necessity to efficiently use existing elementary school facilities, regardless of the location of the student population, and of attaining ethnic balance, has virtually eliminated elementary schools as neighborhood facilities. Busing of students to all schools in the district has made the old planning standard of a 1/2 to 3/4 mile walking distance, without crossing a major street, no longer applicable. Thus newly developing residential areas will not necessarily have an elementary school located within their neighborhood. April 20 , [995 8-1 �Part 8 - Community Facilities Policies The prospects for residential growth in the Ann Arbor district part of the planning area indicates the possible need for at least three new elementary schools to be located in the planning area. These schools should be located as follows (See Map 11): • In the northwest area, probably east of Ann Arbor-Saline Road. • In the south part of the northeast area, probably between Ellsworth Road and 194, east of Carpenter Road. • In the south-central part of the planning area, probably north of Michigan Avenue. 4. The presence of three new elementary schools in the planning area provides an opportunity to create three neighborhood facilities in the residential areas in which these schools will be located. 5. Each new elementary school site should be at least 15 acres in area. At least five acres of each site should be allocated for playground activities and facilities, for use by neighborhood residents as well as enrolled children. 6. Housing and population projections for the period up to 2010 do not indicate the need for secondary school facilities in the Ann Arbor district part of the planning area, and none are planned. However, the ultimate housing and population capacity in this part of the planning area suggest that secondary school facilities might be needed in the planning area sometime after 2010. The township and school administrations should establish close coordination for securing sites for new school facilities in the planning area Needed sites should be identified as early in the planning process as possible. The township will consider density transfer as a possible means of encouraging provision of new school sites, if there is reasonable certainty that such sites will actually be used for school purposes. B. Saline School District l. The district occupies the west and southwest parts of the planning area. Most of the district's portion of the planning area will be resiJential in use, the exception being the industrial corridor along State Road and the commercial center at Michigan/Moon/State. The residential area will be primarily one dwelling unit per acre or less in density. The extreme easterly end of the district, in the Campbell/Michigan/Platt area, is located in the urban part of the planning area and will have a residential density of 2 1/2 dwelling units per acre. 2. The district is organized as a K, 1-5, 6-8, and 9-12 system. By district policy all schools serving the district will be located in Saline. New schools, including elementary schools, will be located on the middle/senior high school campus. This policy is expected to hold through 2010. 3. The district's policy to locate new elementary schools at the district campus in Saline and to bus all children to it clearly shows that providing neighborhood schools is not a viable policy for the Saline district part of the planning area. April 20, 1995 8-2 �Part 8 - Community Facilities Policies Therefore the plan does not designate any location for elementary or secondary school facilities in this part of the planning area 4. Toe township and school administrations should coordinate information transfer regarding development trends, especially residential development, in the district's portion of the planning area. 8.02 Recreation Facilities in the Planning Area A. Existing parks - Four operating public parks are located in the planning area These are: B. • Montibellier Park - A community park, 52 acres in area, with softball fields, tennis courts, picnic facilities, and general open space. This is the principal outdoor recreation facility in Pittsfield Township at the present time and will continue to be a major facility. No expansion of the land area is anticipated. Pedestrian access should be provided at the north end of the park from future residential areas between the park and Packard Road. • Pittsfield Township Park - A 5 acre park at the existing Township Hall site. The park contains small softball/t-ball fields, playground equipment, and picnic tables. The park is used primarily fort-ball league games. • Teft Park - A 58 acre community park located in the southwest part of the planning area The park contains lighted ball fields, a recreation building, tennis courts, a soccer/football field, playground equipment, a foot path/trail and picnic facilities. The park is owned and operated by Saline, even though the park is located in Pittsfield Township. By agreement, the park is in an area that will not be annexed by Saline. The agreement between the Township and City provides rights to Pittsfield Township residents in the Saline school district to use the park and its facilities. • Swift Run Park - Located in the northeast comer of the old landfill site, at Platt and Ellsworth Roads. The park provides a ball field and open space. The park is owned and operated by the City of Ann Arbor and is located within the Ann Arbor city limits. Future Parks • Lillie Park - The Township owns a 58 acre undeveloped future park site, located between Platt Road and US-23, south of Ellsworth Road. The parcel contains open land, a woods, and a shallow pond, and an old quarry site. The park should be developed for passive types of recreation. Access to the park should be provided from Platt Road. The quarry pit and shallow pond should be used as integral parts of the design and function of the park. The park's exposure to the 194 and US-23 freeways should also be developed as an attractive announcement of Pittsfield Township to travelers on the freeways. • Township Government Center - The Township owns a 20 acre parcel in the southwest quadrant of the Nlichigan Avenue/Platt Road intersection. The Township's Public Safety Building is located on a portion of this parcel. The Township's administrative offices and meeting facilities will April 20, 199 5 8-3 �Part 8 - Community Facilities Policies also be located here. The remainder of the site, 10-15 acres in size, should be developed as a small community park, with facilities for active recreation. • Elementary School Playgrounds - The playground at Carpenter School should continue as a neighborhood playground. A neighborhood playground should also be provided at each of the proposed three new elementary schools in the Ann Arbor school district part of the planning area Each playground should be 5-10 acres in area and should have a ball field and general field games area, a hard surface area for court games, playground equipment, and an area for passive recreation. • Roberto Clemente School - A playground area should be provided at this site to serve the Meadowview and Ashford Village residential neighborhoods. • Ann Arbor Landfill Site - The land in the closed portion of the landfill, phases 1 and 2, and land between the closed portion and Stone School Road, 120 acres, should be developed as a major park as proposed in the original landfill plan. • Major Community Park - One additional community park, similar to Montibellier Park in size and function, should be developed in the urban residential part of the planning area It should be located to be accessible to the majority of residents that do not have convenient access to Montibellier Park. The park should be located in the south central part of the urban residential area Such a park might be provided in conjunction with the landfill property, on Stone School Road. C. The township should not acquire additional land for neighborhood parks parks in the size range of 5-10 acres. The township should instead utilize a combination of elementary school playgrounds and private recreation areas and facilities in residential developments to provide neighborhood type recreation. The township should concentrate its efforts in providing recreation facilities in large community parks such as Montibellier and Lillie Parks. D. Residential developments should provide private recreation areas. Larger residential developments should include sufficient area for active recreation. \ E. Public and private recreation areas should be interconnected by natural features and pedestrian/bicycle paths and sidewalks, where feasible. F. Private recreation areas in residential developments should have sufficient exposure to streets to encourage use, to expose the areas to public view, and to provide convenient and safe access for park users and maintenance and emergency equipment. G. Natural features to be preserved, such as woodlands, wetlands, and stream corridors, should be incorporated into the private recreation lands system where such features coincide. April 20, 1995 8-4 �MA'f' 11 SCHOOLS AND RECREATION FACILITIES PLAN L ANN IA,BOA MUNICIP~l AIAron ~ . II - _lY--1. - ,_ I /\ t 111 n DIIM"9 ! ! n 1 ~ ~'l E !c'. . "' ll 0 ~ 11 • r Elementary School .-1<1 11i,,.te1 :~D(~lcr t Tl)IICI • Cl'tlOJQt" roi:MT"""- ,,..NJYC1 •~~Cl :; ::,-:::IJ QIIIOM(M\I u School District Lines , ......... , . . . I • Park, Playground * D Clemente School Residential Areas l "=4.000' 6 �Part 8 - Community Facilities Policies 8.03 H. An 18 acre parcel west of Hillside Drive in Section 12 has been reserved as permanent open space by court order. The court ordered the area's preservation to provide a permanent buffer between the single-family residential area to the east and the future higher density residential area to the west. The parcel should remain as a natural, undeveloped open space. I. Private recreation areas, such as golf courses and golf driving ranges and similar privately owned and operated recreation facilities, are part of the recreation system. The existing facilities, such as the Hickory Woods golf course and Pat's Par 3 driving range, are expected to continue. Township Government Facilities The township government center has been located on a five acre parcel in the southwest comer of State and Ellsworth Roads. The building has an area of 18,400 square feet and has housed the Township's administrative offices, public meeting facilities, and the Utilities Department maintenance and equipment storage facilities. The Township's senior citizens' organization uses the main meeting room for many of its activities. The Township's major government center - administrative offices and meeting facilities will be moved to the Platt/Michigan site. At the time of relocation, the Township's Recreation Department will remain at the State/Ellsworth site. A senior citizens' center should then be established at that site. A water booster station is located on a 20 acre parcel on Morgan Road at Stone School Road. This parcel should also be considered as a site for a Department of Public Works facility. 8.04 Public Safety Facilities The Department of Public Safety (Police and Fire Departments) will continue to be headquartered at the Platt/Michigan site. The Public Safety Building will become part of the township government center when the administrative offices and meeting facilities are relocated to that site. The Fire Department should have three stations - the main station (Station No. 1) at Platt/Michigan, the existing substation (Station No. 2) on Ellsworth Road at Montibellier Park, and an eventual new substation (Station No. 3) at the State/Ellsworth site, which was the location of the Fire Department before its relocation to the Platt/Michigan site. 8.05 Washtenaw County Service Center Washtenaw County has a major government center in Pittsfield Township, between Washtenaw Avenue and Clark Road on the east side of Hogback Road, called the County Service Center. The center occupies part of a forty acre parcel of land, the north side of which fronts on Clark Road. The major uses in the center are the County Jail, Sheriffs Department, District Court central offices, Probation Department, Health Department, Veterans' Affairs, Cooperative Extension, and the County's Facilities Management Department, and a safe house. The site is crossed by the Swift Run Drain. April 20, 1995 8-5 �Part 8 - Community Facilities Policies 8.06 Huron Valley Correctional Center The Department of Corrections of the State of Michigan owns and operates the Huron Valley Correctional Center. The prison is located on a 180 acre site of the north side of Bemis Road and the east side of Platt Road. There are no known plans of the Department of Corrections to expand the prison. 8.07 Ann Arbor Landfill The landfill site has been closed and will not reopen. The land west of old phases 1 & 2 that was purchased for landfill expansion will not be used for landfill purposes. This parcel is in Pittsfield Township; phases 1 & 2 of the old landfill are in the city. A materials recovery facility might be located in the south-central part of the property, with access from Platt Road. The 120 acre area west of old phase 2 should be developed as a park in accordance with the original plan. The remainder of the property to the south on the east side of Stone School Road should be developed as a residential area. 8.08 Composting Facility The city's facility for composting leaves, grass, and other yard wastes will be located on a 51 acre site north of Morgan Road, east of the Swift Run Drain. The facility should have access only from Platt Road, through the old landfill site. The facility should be screened from view from neighboring residential areas and should be operated so as not to create any nuisances for those residential areas. \ April 20 , 1995 8-6 �l\~IJ\P 12 PUBLIC FACILITIES PLAN ,,,,,- 0 Township Administrative Center 0 Recreation/ Senior Citizens Center / ........ c . " * ◊ * ,t c,= ~ 1, . i __MWJ_l( 3 0 )4 * * I* Fire Station DPW County Service Center State Corrections Center Compost Center )~ I "=4 , 000' ·6 �PART9 NATURAL FEATURES POLICIES 9.01 General Policies A. Natural features in Pittsfield Township consist of wetlands, woodlands, stream corridors, flood plains, fence rows, and topography (land form). Ground water recharge areas are ~ot generally recognizable features but are an important part of the natural system and are therefore included in this part of the plan. B. The policies in this part of the plan are generalized and based on existing information such as USGS maps, Washtenaw County Soil Survey maps, aerial photographs, and studies made by the Washtenaw County Metropolitan Planning Commission. C. The natural features described in the plan are intended to illustrate the concept" of natural systems and the general location of such features. These areas as identified are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available. D. It is the intent of this plan to preserve natural features and their continuity, and to create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features. An open space system may be any combination of natural features. E. Streams, water bodies, and wetlands should be used as part of the storm drainage system of the Township. These features should be protected from disturbance by construction and pollutants and sediment that might be carried by surface water runoff. In general these features should be used in their natural condition. However, in some instances substitution or replacement of one or more of these features might be acceptable as part of an overall development plan. F. Natural features should be used where feasible to create boundaries between land use areas. They should also be used to help create a meaningful physical structure for developing areas and the Township as a whole. G. The following lands are generally considered to be unsuitable for development. 1. Lands that are not developable in their natural state, such as flood plains, wetlands, and wet soil areas. 2. Lands that are essential to the continuity and preservation of natural systems. 3. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. In some cases, lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low density residential use might April 20 , 199 5 9- l �Pare 9 - Natural Features Policies be permitted if the general area involved is designated in the plan for rural residential use. H. The natural features of a site and its surrounding lands should be incorporated into the design for site development. These features should be one of the basic sets of criteria on which site design is based, and should not be treated as afterthoughts or as obstacles to be overcome. The Planning Commission may require a site analysis to assure that a development project gives existing natural features proper standing as design elements. 9.02 Woodlands and Trees A. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm effects, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability. B. The location, species, and quality of wooded areas or individual trees will be considered during review of developments to determine preservation requirements. The Planning Commission may require a tree to identify preservation requirements. C. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. D. Density transfer may be permitted to preserve woodlands. E. Individual trees not in woodlands also provide benefits, including beautification of streets and developments and reduce heat and glare from streets and other paved areas. Planting of canopy trees as street trees as a part of site development and planting of canopy trees around parking lots and other paved areas, such as service areas in commercial and industrial developments, wiPl be required. Trees should also be required in site developments to beautify the settings of buildings and to enhance the natural setting of graded areas, such as berms and open drainage facilities, such as swales and retention areas. F. Specimen trees - individual trees located in open fields or fence rows - should be preserved if in good condition. The layout of streets, utilities, and lots, and placement of buildings, parking lots, and other improvements, should be designed to preserve such trees. Specimen trees, in addition to providing the benefits of all trees, are community land marks and thus community assets. 9.03 Wetlands A. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible April 20. 1995 9-'2 �Part 9 - Natural Features Policies wild areas, but where feasible should be incorporated into surface water drainage systems, provided that inflow of sediments, pollutants, and nutrients will not damage their viability. B. Wetlands should be used as ground water recharge areas where possible and as areas to stabilize runoff during periods of heavy precipitation. C. Current information about the location, extent, and type of wetlands in Pittsfield Township is generalized. Actual boundaries and the significance of specific wetlands will be determined at the time of development review. D. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands. E. Density transfer may be permitted to preserve wetlands. F. Three aspects of wetland protection should be recognized in reviewing propos~d developments within or in the vicinity of wetlands and in conducting future studies to develop detailed policies and regulations for wetlands: G. l. The wetland itself, i.e., the area actually containing surface water or wetland flora and fauna. 2. The fringe area of the wetland. 3. The remainder of the watershed that drains into the wetland beyond the fringe area. Some destruction of wetlands will be inevitable as land in Pittsfield Township is developed. Every reasonable attempt will be made to preserve such wetlands, especially those that are state regulated or those that are associated with other natural features. Development intrusion into these wetlands will require mitigation, preferably in areas that are adjacent to natural wetlands. In cases of small, unregulated wetlands that are isolated from other natural features or whose functions can be replaced by other means in other locations, preservation should be balanced against benefits of development designs. It might be possible that a superior site design might yield more benefits than the preservation of the wetland. The Planning Commission will evaluate such situations on a case by case basis. 9.04 Stream Corridors A. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soils on adjacent lands, the natural filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the water course. Detailed information will be required at the time of development review to determine the nature and extent of stream corridors and specific areas that should be protected and preserved. B. There should be no disturbance to stream hydrology or alignment by topographic alteration in the corridor unless such alteration is part of an overall plan or will improve existing conditions or remove hazards or threats to the community. April 20, 199 5 9-3 �Part 9 - Natural Features Policies Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies, and should not be permitted if reasonable alternatives are available. C. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands, and proper management of land use and development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor but also in relation to the corridor's watershed and the development's impact on it. D. The linear nature of stream corridors makes them a logical means of interconnecting other open space features such as wetlands and woodlands. They should therefore be used to connect such features. The corridors can also be a potential base for a greenway system in Pittsfield Township and neighboring communities. The greatest potential of such linear open space systems is in the Saline River basin part of the township and focuses on the Saline community. Stream corridors may also be used as natural borders between use areas or changes in density. 9.05 Fence Rows Fence rows perform important functions in the community, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in open areas. They are important connecting links between larger areas of natural features such as woodlands and wetlands and frequently connect those features with stream corridors. Fence rows, together with stream corridors, are the two linear features that perform connecting functions. Fence rows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions. The types, sizes, and conditions of vegetation in the fence rows should be identified in the preliminary phases of development plans. Fence rows should be extended and augmented with new plantings where necessary to complete missing connecting links. Fence rows may also be used as boundaries between use areas or changes in density. \ 9.06 Flood Plains The township is fortunate to have very little area subject to flooding. The designated 100 year flood hazard areas are, with one exception, narrow bands of land in stream corridors. The most extensive, that is widest, flood hazard area is the one along the Wood Outlet Drain and much of that flood area is located in wetlands. The township has adopted flood plain regulations to protect such areas from encroachment and to minimize damage to property. Toe township also requires on-site retention of stormwater runoff for controlled release to stabilize the rate of downstream runoff during major storms. April 20, 1995 9-4 �Part 9 - Natural Features Policies 9.07 Topography A. Topography is a major element of a natural system. In Pittsfield Township the general land form is flat to moderately rolling, with no pronounced hills or valleys. As a result topography has little or no effect on the type or density of uses in the township. Nevertheless, the natural land form should be respected to the extent feasible in developing land; grading should be minimized. Retaining the natural land form should be one of the criteria and objectives of site design. B. Toe township lies at the upper edges of three drainage basins, the Huron, Stoney Creek, and Saline River Basins (See Map 13). It therefore contributes more surface water runoff to adjacent municipalities than it receives from other areas. The township will attempt to control the rate and quality of surface water runoff that leaves its boundaries so that no adverse impacts will occur in downstream areas. 9.08 Ground Water Recharge A. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands, and supply water for human consumption. B. Recharge areas have not been officially identified in Pittsfield Township. However, soil and geologic information show rate of permeability from the surface of the ground to a depth of 50 feet and indicate the locations of potential recharge areas. Areas with rapid permeability at some level within the upper 50 feet of the ground surface are shown on Map 13. Toe location, nature, and extent of recharge potential will be examined during development review of projects in these indicated areas. C. Development in a recharge area should be controlled to retain as much of the permeable surface as possible, within the use and density designations of the comprehensive plan. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to water holding should be preserved, or where necessary enhanced as part of a development program. Toe balance and integrity of the hydrological system should be maintained in a proposed development. 0. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas. E. Areas classified in the County Soil Survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils might enter the underground water system. F. Ann Arbor's water supply wells are located on the airport property, and supply 20 to 25% of the city's daily water consumption. The wells draw from an aquifer that lies under the airport, the northwest part of Pittsfield Township, and the southwest part of the city. The area that contributes surface water runoff into this aquifer the zone of contribution - includes the southwest side of Ann Arbor, including April 20, 1995 9-5 �Part 9 - Natural Features Policies Briarwood, the Briarwood development area, Ann Arbor-Saline Road developments, and the Lansdown subdivision. It also includes 5 to 6 square miles in the northwest part of Pittsfield Township. The entire zone of contribution has public water and sanitary sewer services. The township will work closely with the city and area agencies to protect the zone of contribution from pollutants and from unnecessary loss of the permeable surface areas. New developments in this area, except fill-in developments in the non-residential areas and the higher density residential developments in the Oak Valley and Valley Ranch areas, will be low density residential uses, at a maximum density of one dwelling unit per acre. This density will ma,-ximize open space and recharge possibilities. The presence of public water and sanitary sewer services in the entire area means no discharge of effluent into the ground water system and no draw down. of the water table to supply private wells. Both of these conditions will help protect the quantity and the quality of water in the aquifer that supplies the city's wells. April 20 , 1995 9-6 �Mh'P 13 NATURAL FEATURES PLAN Stream ~ Corridors 4fil'••• 0 Woodlands cf1) Wetlands • Wet Soils / -l<:j a Potential Groundwater / Recharge p('tl~ ,.~ \ ,~,r il Drainage Basin Divides 1"=4 , 000' 6 �PART 10 IJ\IIPLEMENT ATION POLICIES 10.01 Introduction Policies in the comprehensive plan are implemented, for the most part, by day-to-day decisions by the Township's administration, Planning Commission, and Board. A government agency might undertake a major project called for in the plan, such as, construction of a road or acquisition of a tract of land for a public school, park or other facility, but these are infrequent events and are not the primary means of policy implementation. To be effective the plan must be used in daily decisions. Used in this manner, the Pittsfield Township comprehensive plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication and a reference document. fts continuous daily use will help assure that it will be kept current and viable. Pittsfield Township has used its comprehensive plan in this fashion in the past and will continue to do so in the future. 10.02 Zoning Regulations The principal means of implementing comprehensive plan policies is the zomng ordinance. Zoning will be used in any one or combination of the following. r A. Zoning Districts: Land should be zoned in a manner that is consistent with uses and densities designated in the comprehensive plan. In many cases, land that is designated in the plan for various densities of residential use or in nonresidential uses in the future is currently zoned for agricultural use. Since most land owners in these situations do not want their land zoned for residential or other uses until they are ready to sell it or develop it, rezoning to a use district that is consistent with the designation in the comprehensive plan can await petition by property owners. B. Density Transfer - This concept involves moving (transferring) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density, although the overall density of the site will not be increased. Density transfer may be used to preserve natural features such as wetlands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and should be used only in conjunction with a special zoning district, such as the PUD district. Density transfer should meet the following standards: l. All lands involved in the transfer are located in Pittsfield Township and the owner has fee simple title to the lands. 2. All lands involved are contiguous. April 20 , 1995 10-1 �Part IO - Implementation Polices C. 3. The total number of dwelling units allocated to the total land area by the comprehensive plan will not be exceeded. 4. The transfer is made as part of a single PUD or similar special zoning district that includes all lands involved in the transfer at the same time. 5. The land that receives that transfer of density will, with the additional dwelling units, be compatible with the existing and planned use of the neighboring area. 6. The transfer will not affect the township's contractual obligations for sanitary sewer and water services. Special Districts - The Township's current zoning ordinance has two special districts: Planned Unit Development (PUD) and Planned Shopping Center District (PSC). Additional special districts might be created in the future. The principal characteristics of a special zoning district are its area plan, a form of a site plan that is sufficient to describe the essential features of the proposed development, including densities, and a specific list of uses that will be permitted on the site. Future use of the property, once the special district is approved, must be in accordance with the approved district. Major changes in layout or uses will require a zoning amendment which, in effect, will create a new version of the special district if it is approved by the Township Board. Special zoning districts should be used for purposes: one or more of the following 1. To create a compatible mixture of uses on a site, where a mixture 1s desirable and consistent with adopted policies. 2. To fit a proposed use into an existing developed area in a compatible manner. 3. To condition zoning on an understanding between the petitioner and township on uses, densities and layout. ~ D. Overlay Zones - Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to and supersede the regulations of the underlying basic district. The flood hazard regulations in the zoning ordinance are the most common example of an overlay district. Overlay districts could be used to protect wetlands, woodlands, stream corridors, and ground water recharge areas. As in the case of flood hazard regulation, the area that would be subject to an overlay zone might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines or other features commonly shown on maps. In addition the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore overlay district regulations should be designed to recognize this fact and to provide a mechanism for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review. April 20 , 1995 10-2 , I �Part IO - Implementation Polices E. Site Plan Review - Site plan review is a means of ensuring that proposed developments will meet certain established standards of the township, including applicable policies in the comprehensive plan. The review process should be a mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood and to the policies in the comprehensive plan, particularly those affecting natural features . All new developments, except single-family detached residences on individual lots and new farm buildings, will be processed through site plan review. Completion of all site improvements shown on an approved site plan will be assured by appropriate financial guarantees. 10.03 Regulation of Land Division Land may be divided into smaller parcels by one of three methods: by metes and bounds descriptions, by platting under the Subdivision Control Act, and as a condominium under the Condominium Act. In the first method, review at the township level is made by the administration to ensure compliance with the zoning ordinance and other township regulations. This is usually a simple process; major issues regarding comprehensive plan policies are usually not involved. However, overlay zoning districts might add some complexity to this ·part of the review process. Nevertheless, Planning Commission or Township Board review is not a part of this method of land division. Subdividing, or platting, is a more complex method of land division and is regulated by the Subdivision Control Act and the Township's subdivision ordinance. Township review involves technical review by the engineer and planner; Planning Commission recommendations; and Township Board action on the various stages of the plat. The review process is aimed primarily at zoning compliance, compliance with the comprehensive plan, proper vehicular and pedestrian circulation, future street extensions, buildable lots, proper relationship with neighboring properties, and provision of all public facilities and utilities. The township's review should be coordinated with those of County and State agencies. Subdivision review should be used as a means for the township to assure that proper infrastructure planning and construction occur without public expense and that natural features are protected. The site condominium is the third method of land division. In this method land ownership is divided through the Condominium Act. Purchasers acquire fee simple rights to described physical spaces in which dwelling units may be constructed. (Site condominiums may also be used for non-residential developments.) The site condominium is a variation on the principals of land division involved in subdividing. However, the Condominium Act does not provide a specific review process, as does the Subdivision Control Act. Since the issues and interests are the same from the township's point of view in either approach to land division, the township's review process for site condominiums should be as similar as possible to that exercised in subdivision review. The site plan review process should be used to review proposed site condominium developments. Completion of all improvements sho""n on an approved site plan will be assured by appropriate financial guarantees. April 20, 1995 I 0-3 �Part /0 - !mplementatlon Polices . r 10.04 Infrastructure A. Roads - All public roads in Pittsfield Township except US-23, I-94, Washtenaw A venue, and Michigan Avenue, which are state trunk lines, are under the jurisdiction of the Washtenaw County Road Commission. Costs of road construction and maintenance are the responsibility of the Road Commission or lVIDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads, or future roads proposed in this plan, that might be needed to adequately and safely serve a new development, especially paving of currently unpaved roads. That share should be worked out by the developer and the agency with jurisdiction, and all agreements should be in place before the township grants final development approval. B. Public Utilities - System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems. C. Stormwater Drainage - On-site retention of stormwater is required of all developments. However, large scale retention areas serving several properties, in place of retention on each property, will be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of the property served by the facilities. Proper long term maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval. Open drainage facilities, such as drainage courses and retention areas, should be designed as landscape features, should be maintained in a manner appropriate for the character and setting of the features, and should be accessible for use by the property owners. \ April 20, 1995 �PART 11 :::, PLAN MONITORING PROGRA1"1 11.01 Introduction The planning process, in order to be effective, must be continuous; it must be part of the day-to-day decisions that affect the physical character of the township. Thus, the comprehensive plan must be in a form that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process - if it is to be the official reference for discussions and decisions on many different matters - it must be kept up to date on a regular basis. A plan for revision of the comprehensive plan is therefore necessary. 11.02 Benefits of a l\tlonitoring Program Several benefits will accrue to the township from a regular monitoring program. First it will keep the plan up to date. Second, such a program broadens the area of community agreement on basic development policies over time. The process invites reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions. Third, annual review of the comprehensive plan will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its short comings as well. Along with the plan's use in day-to-day decision making, the annual review process will assure that the plan will be a living document, that its policies will not be frozen in time. Fourth, annual review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. An annual review program assures that issues that require further examination will be studied at proper levels of detail at later times, and the policy changes resulting from such studies will be made in the plan. 11.03 Description of the Program The program will have two objectives: 1) to determine the extent to which the Township is actually implementing the policies of the comprehensive plan; and 2) to determine that the plan's policies are still desirable and appropriate in light of changing circumstances. The basic part of the program will consist of an annual review by the Planning Commission, the results of which will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan reflecting either a policy area or a geographic area. A major review of the comprehensive plan should be made at intervals no longer than 10 years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions and to apply new April 20, 1995 I 1-1 �Part I I - Plan Monitoring System perspectives to adopted policies. Annual reviews might indicate the need for a major review in less than 10 years. The actual components of an annual review will be determined by the Planning Commission at the start of work. The following should be among the elements studied by the Commission; others might be added as events suggest. A. Development proposals approved or denied - rezoning petitions, site plans, and subdivision plats. B. Land use regulations - zoning ordinance and subdivision ordinance amendments made in ·the past year or expected to be needed in the future. C. Building permits issued, by land use categories; estimate of the number of dwelling units, by type, added to the housing stock; estimates of the current population of the planning area. D. Number of sanitary sewer and water connections; estimate of sewage and water flows and their relation to constructed and contracted capacities. E. State equalized evaluation by assessor's categories; track changes in agricultural and development classifications. F. Traffic counts; relation to road capacities. G. Programmed road improvements. H. Changes in public transportation service during the past year and proposed in the future that affect the planning area. I. Land divisions, other than in approved subdivision plats and condominium site plans. J. Major zoning and land use changes on the perimeter of the planning area in the past year and those that are likely to occur in the coming year. K. Policy changes by adjacent municipalities that affect Pittsfield Township, in the past year and that are likely to occur in the coming year. April 20. 1995 11-2 �,.. 1 PART 12 LOCAL PLAl"ffiING AREAS 12.01 CARPENTER ROAD CORRIDOR DEVELOP1\1ENT POLICY ' A. Planning Area - The Carpenter Road Corridor planning area is the land between Crystal Drive and US-23 from Packard Road to Washtenaw Avenue. B. Objectives l C. 1. The integrity and stability of the single-family residential neighborhood east of Crystal Drive should be protected. Future land uses, buildings, and site developments along the west side of Crystal Drive should be compatible with single-family residences. 2. Commercial and office sites should not have vehicular access to Crystal Drive. 3. Commercial uses should be concentrated at the Washtenaw/Carpenter and Packard/Carpenter intersections. Commercial strip development along Carpenter Road should not be permitted. Land Use and Development Policies 1. The Carpenter Road frontage should be developed for office use between the commercial areas at the Carpenter/Washtenaw A venue and Carpenter/Packard intersections. 2. Office and commercial use may extend to the west frontage of Crystal Drive if all the following conditions are met: April 20, 1995 a. The lots on the west side of Crystal Drive are combined with adjacent lots that front onto Carpenter Road for site planning and development purposes. b. Vehicular access to Crystal Drive is not permitted for any office or commercial parcel. C. A landscape buffer strip, cons1stmg of earth berms, trees, and shrubs, is provided along the west right-of-way line of Crystal Drive, and around lots 17 & 18 and 28 through 31. 12-1 �Part 12 - Local Planning Areas d. The frontage along the west side of Crystal Drive is treated as a front yard for zoning purposes, and setback requirements for structures and parking are applied accordingly. e. The buildings and site layout are designed to make the height and overall scale of the building and the site improvements compatible with the single-family residential character of the adjacent neighborhood. f. Development is planned and approved under the PUD zoning district regulations. 3. The lots fronting on the east side of Carpenter Road should be combined with adjacent lots fronting on the west side of Crystal Drive and planned · and developed as one site, to provide sites of reasonable depth. Lots that are adjacent (side to side) along Carpenter Road should be combined for planning and development, to reduce the number of potential driveway openings on Carpenter Road. Lots that are already assembled under one ownership should not be separated into smaller development parcels, to minimize the number of driveways on Carpenter Road. 4. If the lots on the west side of Crystal Drive are to be developed separately (in relation to the adjacent lots on Carpenter Road) the use of these lots should be low density residential (single-family detached). The adjacent lots along Carpenter Road should be used for office purposes. In this situation, the office lots along Carpenter Road should provide screening and plant materials along the common property lines, to buffer and protect the adjacent residences. 5. Commercial uses may be permitted in the area between Carpenter Road and Crystal Drive, but only if they are located in the north part of the development area north of Central Boulevard an~ in the south part of the development area south of Central Boulevard, and if all the conditions set forth in Section 2.02, preceding, are met. Unless all of these conditions are satisfied, additional commercial uses should not be permitted to develop along this segment of Carpenter Road. 6. Lots 59 and 60 should be developed for multiple-family but the existing residences may continue until conversion occurs. Office or commercial uses would be acceptable were combined with the adjacent office or commercial planned and developed in conjunction with them. April 20 , 1995 12-2 residential use, or replacement if the two lots properties and �Vf l/'f I : to It.. I i ' 1/ or1n l l1n - 7/ L ,~ 17 18 /4 119 /3 1ui IZ IZI II j,,:::::.zz=------tt--r--....,_ 1tJ IZ3 q Jz4- '(p I ,, Jzs1u 6 121 ·~ 1ze7 8 #0- 4 cl--c---r .~ ~ :J 31!) I "Z. 3/ :1z. �Part 12 - Local Planning Areas 7. Planned unit development (PUD) zoning should be used to properly mix land uses and to make certain that development proposals will be implemented in accordance with this plan. 8. Gross Road should be paved when new development, with principal access to this road, occurs. 12.02 CLARK - GOLFSIDE DEVELOPlVIENT POLICY A. Planning Area - Toe plan amendment applies to the northeast comer of Pittsfield Charter Township. Toe planning area is bounded by Clark Road on the north, Golfside Road and Golfside Lakes apartments on the east, University Square shopping center on the south, and Glencoe Hills apartments on the west. The planning area has a total area of 91.5 acres, including existing road rights-of-way. Toe net area is 89 .5 acres. Toe planning area consists of the remaining developed land in Section 1 of the Township, north of Washtenaw Avenue, and the undeveloped land associated with the shopping center. B. Land Use and Developed Policies 1. The existing ·natural features in the planning area - the two bodies of water, the wooded area, and the hilly topography - should be preserved. These features should be recognized in the location and layout of land uses. 2. Toe hilly, wooded area west and north of pond #1 should remain undeveloped. The hilly, wooded area between the two ponds should be preserved to the extent possible with residential development. 3. Toe east ends of both ponds should be filled to increase developable land area, and to provide areas for road construction. 4. Both ponds should be permanent bodies of water, with sufficient depths to be self sustaining. The ponds should be deepened and otherwise developed as necessary to be landscape amenities. 5. Toe ponds should be connected with each other, to provide for flows and to equalize water levels. A discharge should be provided from pond #1 to the Swift Run Drain, preferably in a natural appearing, open stream. 6. The portion of the planning area fronting on Clark Road, the portion north and east of pond #1, and the part of the planning area east of the Detroit Edison right-of-way should be developed as an office park. This area, 41.5 net acres, has capacity for 362,000 square feet of floor area, at an FAR of 0.20. This floor area could result in 1,400 employees, at 250 square feet of floor area per employee. April 20, 1995 12-3 �Part I 2 - Local Planning Areas 7. The office area could include convenience commercial facilities for employees in the park, such as food services, small shops, and personal services. Recreation and day care facilities could also be provided. The convenience commercial facilities could also serve neighboring residents. The commercial uses could be located in office buildings or in a separate building. provided the location is one that is clearly intended to serve the office center and not the general public. 8. · Buildings to be located in the west, hilly part of the office area, and the layout of streets and parking lots should be designed and placed to recognize the natural land form in this area. 9. The office area west of the Detroit Edison right-of-way is suitable for medium to high density residential development, as an alternative use. If the area is not needed for office development, residential development should be considered. Phasing of development in the office area should hold open the option of the alternative use; the area west of the Detroit Edison right-of-way should be the last phases of the office area to develop. 10. The area between the two ponds and north of the University Square shopping center should be developed with high density residential units. The west part of this area - the hilly, wooded ground - is suitable for one or more high rise buildings, provided the natural character of the land can be retained. Buildings should be designed to fit into the landscape. Streets and parking facilities should be designed and located so that existing vegetation and topography will be preserved to the ma'<imum extent possible. Mass grading and mass clearance of vegetation will not be permitted in this area. 11. The net density in the designated residential area would be 9 DUs per acre. Higher densities could be permitted for high rise buildings, provided retention of existing vegetation and preservation Jf the natural land form is maximized. 12. An interior street system, providing connections with Clark and Golfside Roads and Washtenaw Avenue, and interconnecting all parts of the planning area, should be provided. The street system may be private, if reciprocal access easements are provided for all parts of the area 13. A street should be provided through the office area, between Clark and Golfside Roads. The west segment of this road should be located between the pond/wooded area and office development, on or close to the ridge line. April 20, 1995 12-4 �,.. l r, Part 12 - local Planning Areas A second street should be provided between the above street and the east service drive in University Square. This street is intended to provide a secondary access for the residential area; to provide internal access route between the office park and the shopping center; and to provide an internal access to commercial and office services in the office area for the neighboring residents. The street should meet the following requirements: I a. Proper clearance is provided between the street and the east end of the existing buildings. b. Sufficient separation is provided between the street and the residential buildings in Golfside Lakes. c. Traffic studies to be conducted show that the flow of traffic on Washtenaw A venue and traffic flows between Washtenaw and the street can be safely and properly accommodated. d. Proper separation, with landscaped edges, can be provided along the street through the shopping center site. e. Proper intersections are provided between the street and the main east - west driveways in the parking lot and the service area of the shopping center. i 14. The office area should be limited to one street access point on Golfside Road, and two access points on Clark Road. 15. A driveway connection should be provided between Arbor Park and the street in the office area. 16. Pedestrian and bicycle paths should be provided to interconnect _the various parts of the planning area, and should be extended to connect with sidewalks along Clark, Golfside, and Washtenaw. 17. Water service should be provided in the planning area by a 12 inch water main looped between a connection point in Glencoe Hills and the water main in Clark Road. An interconnection should be made in the Golfside Lakes apartment complex. 18. A sanitary sewer should be provided along Clark Road, to connect with the existing sewer further east. A second sewer should be provided in the residential area, to be extended north in the Edison right-of-way to connect with the Clark Road sewer. April 20, 1995 12-5 �Part 12 - Local Planning Areas 19. A drainage district should be established for the planning area and should include adjacent properties, where feasible. The two ponds should serve as retention areas for the district. Surface runoff from the existing office developments in the southwest quadrant of the Clark/Golfside intersection should be drained into these ponds. 20. The PUD zoning district should be used for all developments m the planning area. 21 . · A landscaped screening strip should be provided north of the shopping center to buffer the future residential area to the north from the service area of the center. 12.03 SECTION 15/16 DEVELOPMENT POLICY A. Planning - Toe planning area consists of all land in the west one half of Section 15 (east side Stone School Road) and all of Section 16 east of State Road. The area contains 830 acres (1.3 _square miles). B. Land Use Policies 1. Residential Land Use - The southeast quarter of Section 16, east of the railroad track, and the southwest quarter of Section 15 are designated for residential use. Two densities are designated - medium density along the railroad track, the industrial boundary, and the south edge of the future park; and moderate density in the remainder of the area. The medium density residential category includes single-family detached and attached dwellings, two-family dwellings and townhouse units, at a density of 6 dwelling units per acre. The moderate density residential category includes single-family detached or attached units, at a density of 2 1/2 dwelling units per acre. Dwelling units may be clustered in both density ~as. \ Residential densities are summarized in Table 2. The acreage and dwelling unit numbers in this table are illustrative; actual numbers for development approval will be calculated on the basis of information supplied in applications for approval. However, Table 2 illustrates a basic policy of this plan; namely preservation and protection of open space. Wetlands or wet soil areas (consisting of Houghton, Hoytville, and Pewamo soils, as defined in the Soil Survey of Washtenaw County, Soil Conservation Service) are not developable in their natural state and are vital to the hydrologic system. Therefore these soils are not to be developed and are not to be included in the density base area used to determine the number of dwelling units to be permitted. Wooded areas not in wetland or wet soil areas are developable, but township policy is to April 20, 1995 12-6 �CLA12..~ I2D. - - - - - , MAP 1 PLANNING ARE.~ No Scale �P-i=CT21C1 T1-f W2£..JCOR I I I, MAP 2 PHYSICAL FEATURES No Scale TrzAJJSM I ss1 o>J �OFFICE.. USE._ rzo. t--/lGW DEJ.lSIT2E451 DBJ:nn: ,.&f- ,. GBJB?A.Lebvi M~Cl~L MAP 3 LANO USE PLAN No Scale �Part I 2 - Local Planning Areas retain as much of the wooded areas as possible. To encourage retention, the density permitted in such wooded areas may be transferred to other developable land in the designated residential sector. 2. ResidentiaVOffice - The 9 acre area along the south side of Ellsworth Road presently contains four residences. These may continue as singlefamily dwellings; they may be converted to two-family dwellings or offices or the area may be cleared and medium density residential units (two-family townhouses, etc. or offices) may be constructed. 3. Open Space - Four open space areas are designated. Three are wooded areas located in the east half of Section 16. Toe northernmost area, in the industrial sector, is 10 acres in area, and is intended to be preserved in its entirety, since it is the only stand of trees in an entire 385 acre industrial area. The other two wooded areas are located in the medium density · residential area. The fourth open space area is the wetland/wet soil and wooded area along Morgan Road and the Swift Run Drain. This area is to be retained as a preserve and groundwater recharge area, and as a natural storm water retention area. 4. Future Park - The proposed park is located on a portion of the property that was purchased by the City of Ann Arbor for expansion of the landfill. Toe landfill has since been closed, therefore the portion of the property that is east of Stone School Road and north of the quarter section line is no longer needed for landfill purposes. Since that property's eventual use was to have been a major park - after completion of landfill activities - the property's development as a major park facility is proposed in this plan. The park would be a continuation of the park designated for the old landfill site further east . 5. Local Commercial - A small local convenience center of approximately five acres is designated in the southeast quadrant of the Ellsworth/Stone School Road intersection. The center is intended to serve the residential areas north of Ellsworth Road and the future residential areas in Sections 15 and 16. The commercial area should be developed as a shopping center and should contain shops which provide for the daily, convenience needs of nearby residents. Small offices may also be included in the center. April 20, 1995 12-7 �Part 12 - local Planning Areas C. 6. General Commercial - An 8 acre tract at the southeast corner of the State/Ellsworth Road intersection is designated for general commercial use. This area is not expected to be developed in the form of a shopping center. However, the number of driveways should be minimized and the several lots should be consolidated to the maximum extent feasible . 7. Research/Industrial - The remaining 385 acres of the planning area is designated for research and various types of light and high technology industry. Toe underdeveloped portion should be developed in one or more park-like settings similar to other industrial developments in this area. The existing trees along the railroad right-of-way in the south part of Section 16 should be preserved as a buffer for the residential area to the east. A landscape buffer strip at least 100 feet wide should be created along the south line of the industrial area east of the railroad to screen the future residential area from industrial uses. 8. Airport Clear Zone - Toe City owns three parcels of land, with a total area of 35 acres, on the east side of State Road, as a clear zone for the approach to the airport. Toe property has frontage on State Road in two segments 770 and 471 feet and one frontage of 330 feet on Ellsworth Road. The land is assumed to remain as a clear zone. However, any portion of the property that is not needed for approach zone purposes would be suitable for research or industrial use. Land Use Projections and Capacities 1. Residential - Toe designated residential area has a capacity of 1, 081 dwelling units and 2,469 people. (See Table 2.) 2. Public School Children - The number of public school children which can be expected to be generated by the residential areas (upon complete development) is presented in Table 2. \ ., J. D. Employees - The number of employees which will be generated by commercial and office uses in the planning area will be negligible. For the research/industrial area a reasonable employee/land ratio would be l 0 employees per acre. On this basis the research/industrial area would generate about 3,400 employees. Transportation Plan 1. April 20, 1995 Road Plan - The road plan is shown on Map 4. In addition to the policies indicated on the map, the following policies apply. 12-8 �,... Part I 2 - Local Planning Areas I State Road should be increased to four driving lanes from Morgan Road north, with turn lanes provided at major intersections. A traffic signal might eventually be needed at Morgan Road and Runway Boulevard. b. Ellsworth Road should be expanded to four driving lanes between State and Platt Roads, with turn lanes provided at major intersections. C. Stone School Road should be paved between Ellsworth and Morgan Roads. Two driving lanes will be required, with turn lanes at major intersections. d. Morgan Road should be paved between State and Platt Roads. _ Two driving lanes will be required, with turn lanes to be provided at major intersections. 2. Public Transportation - Bus service should be extended to the planning area as the area develops. The interior street system of the undeveloped part of the research/industrial area should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths should be provided along Ellsworth, State, and Stone School Roads, and throughout the research/industrial area. A path system should also be developed in the Swift Run Drain Corridor, to provide access to the future park east of Stone School and to points north. Secondary paths should be provided from the residential area to the central path. 1 I E. a Public Utilities Plan I I I 1. Sanitary Sewers -. The airport sewer and the Ellsworth Road lateral will serve all of Section 16 east of State Road, except the southeast 1/4, which drains by gravity to the south. This area, and the southwest 1/4 of Section 15, both designated for residential use, will be served by the Michigan A venue trunk sewer l 1/2 miles to the south. 2. Water - A 16 inch water line has been constructed in Stone School and Ellsworth Roads, between the existing lines in Morgan and State Roads. This line creates a water service loop around Section 16 and will provide service to the west part of Section 15. " April 20, 1995 12-9 �Part 12 - local Planning Areas 3. F. Storm Drainage - The research/industrial area will drain into the Airport Drain. Retention facilities should be provided within the industrial area to control the water volwnes in the drain. A series of retention facilities to serve the entire research/industrial area maintained by a drainage district, would be preferable to retention facilities on individual sites. Public Facilities Plan - Neighborhood recreational facilities should be provided in the residential areas on each side of Stone School Road. These could be associated with the wooded areas or other natural features to be preserved. The City's future compost center is on a 51 acre site located east of the Swift Run Drain. The facility should have public access only from Platt Road. The operations should be buffered from future residential development to the east and should be operated so that odors and noise will not adversely impact the residential environment to the east. The County Social Services office on Ellsworth Road, just east of Stone School Road, is primarily an office function, rather than a public facility and the property's long term use is office. The future park in the City owned land east of Stone School Road should be developed as a major recreation facility for the southeast part of the urban area. G. Zoning Plan - The entire industrial area should be zoned I-1. This district permits research and light industrial uses. The general commercial area at State/Ellsworth Road should be zoned C-2, except the auto service station, which can remain zoned C-3. The County office property, 6 acres east of the proposed shopping center, should be zoned 0-1, to provide for long term office use. The residential-office area should remain in its present AG zoning until a change in use is desired by a property owner in that area. Appr~priate districts would be R-2A, R-2B, or 0-1. The residential area should remain zoned AG until sanitary sewer services are available to the area. At such time the preferred zoning would be PUD, to permit a mixing of housing types and proper provision of open spaces. April 20, 1995 12-10 'l �Part 12 - Local Planning Areas TABLE 1 FUTURE LAJ.'l'D USE SECTION 15/16 PLAJ.'l'NING AREA LAJ.'ID USE AREA PERCENT OF TOT AL LAJ.'ID USE (In Acres) Low Density Residential 58 7.0 Medium Density Residential 95 11.4 Residential/Office 15 1.8 Open Space 111 13.4 Future Major Park 109 13.1 Local Commercial 5 0.6 General Commercial 8 1.0 Research/Industrial 339 40.9 Airport Clear Zone 35 4.2 Compost Center 35 4.2 Railroad Right-of-Way 20 2.4 830 100.0 TOTALS 1 A part of the Compost Center property is included in the Open Space area. April 20. 1995 12-11 �Part 12 - Local Planning Areas TABLE2 RESIDENTIAL AREA PROJECTIONS SECTION 15/16 PLANNING AREA Gross Acreage 286 Ac Net Residential Area: Low Density Medium Density 58 Ac 95 Ac TOTAL 153 Ac Number of Dwelling Units: Low Density Medium Density 145 DUs at 2.5 DUs/Ac 570 DUs at 6 DUs/Ac TOTAL 715 DUs Number of People: Low Density Medium Density 435 People at 3 P/DU 1,140 People at 2 P/DU TOTAL 1,575 People K-12 School Children Low Density Medium Density 145 at 1 K-12/DU 285 at .5 K-12/DU \ TOTAL 430 K-12 Overall Densities: April 20 , 1995 Gross 2.5 DU/Ac (715 DU/286 Ac) NET 4.7 DU/Ac (715 DU/1 53 Ac) 12-12 �I , j ''( ~ =al ~ V) Loco1&1'Y1.1~~,eAaiLl fh1:li1 , I a(+tce . Med I(1M\ D.21tsi-lt.1 ~ R fesitr0\t\tuu::_tp [)Us/Ac_ I .. \ J Majorz_,Pa ~d~t~UL ,- . fl .. , / ~dI__-(Jj-flC-L) .-· Vl ~r + ■ ::1:: 1 . 1r I' '\i=:: =:=:=: :=/: =: ===? \,~.--~\- - I c011e. 1 c,~~ I ·1.ir~· ..A,,;f~"f4l /' 1 zl -,/ ~1 I 11 :d Der.) ' ~'// MOR6Aij~. MAP1 ~/ LAlt:>~R.A,J ~ �::z -, ~ NS a. Q. ~ ij <l Cl ~ ~ ~ ··-~ ~~ ' ~ vi .] J ~ ~J?'0/7'..L \___ J -~ ~ I-- I __ ~ \---·---, I .. § ''-.... ~ ~ II ..-+ ~ ~~~~s;. - -. I _____ I __,,,I -..,._ I' I\H ',._._r--.__----.:._~~\== \ �~ ~ ~ ... ij 4 ~ ~ ~ ~. ' ~ ~ Q Iii rD' ~ N ~ ~ ~a~ Hi \. ~ Cl Cl \D ...-J I <I oO :) CL 7 /YCUs;. - Q.i , <( ~ $p'JY0/'7_L ru ~=:::::;; tf)~§ j§ $_~ ~ ~ n ... \ =~~ 1 I • I �Part 12 - local Planning Areas 12.04 NORTHWEST AREA DEVELOPMENT POLICY A. INTRODUCTION 1. Planning Area - The plan amendment covers the northwest corner of the Township. The area is bounded on the west by the Pittsfield/Lodi Township line; on the south by the south frontage of Ellsworth Road and the road itself, east of Lohr Road; on the east by the west edge of the Airport Plaza development; and on the northeast by the I-94 freeway. (See map 1.) The planning area has a land area of 1,385 acres or 2.2 square miles. 2. Existing Conditions - The planning area has at present, or faces in the future, a number of significant conditions that require detailed planning attention. These are, in summary form, as follow: April 10, 1995 a. The area is close to the interchange on I-94. The interchange will be a major factor influencing the nature and timing of development in the planning area. b. The planning area is located in a developing residential corridor between the cities of Ann Arbor and Saline. Both cities, and Lodi Township in between, are preserving the residential character of this corridor. C. The planning area is oriented to the City of Ann Arbor. Therefore, a strong community identity should be established for residential development in the area, to strengthen the relationship with Pittsfield Township. d. The interchange area functions as an entry to the city of Ann Arbor from the south, and as an entry to Pittsfield Tovvnship and the Lodi/Saline community from I-94 and the north. e. The area has been subject to development influences of Brian-vood, as these have advanced west, on both sides of I-94. The planning area is the west terminus of the Brian-vood influence area, on the south side ofl-94. f. Public water and sanitary sewer services are available to the entire planning area. 12-13 �Parr 12 - Local Planning Areas B. g. The planning area has limited accessibility to and from the north by surface roads because the I-94 freeway blocks traffic flow in this direction. As a result, Ann Arbor-Saline Road will be a major north-south access route for the planning area, since it is the only road that crosses the freeway. Therefore development in the area will create heavy traffic demands on this road. The proximity of the intersections of Waters Road, the I-94 ramps, and Eisenhower Parkway will add to traffic problems in the corridor. h. The natural features in the planning area present no major limitations to development. Topography has a definite pattern that should be respected, but slopes are low to moderate. Drainage is available to all parts of the planning area, but retention facilities will be required to control discharges. Soils are generally not a problem for development if drainage facilities improve wet soil conditions in certain parts of the planning area. Poor soil areas are limited to drainage corridors. These areas are small and provide opportunities as open space features. PROJECTIONS The land use policies for the northwest planning area result in the following projections. l. Land Use Distribution - The distribution of proposed land uses is presented in Table l. Residential land use comprises about 75 percent of the planning area. Commercial use comprises about 9 percent of the area. Research, office, and similar uses together comprise 16 percent of the planning area. 2. Residential Land Use - The designated residential area has a capacity of 2,970 dwelling units and 7,270 people. The average residential density is 2.88 DUs/acre and 7.1 people per acre (4,513 pe~ple/square mile). 3. Public School Children - The planning area could generate as many as 1,780 school children by the time the residential parts of the planning area are fully developed. However, the actual number of K-12 children at any one time in the future will probably be substantially less, because of the long period of time in which the housing will be constructed in the area, and the cyclical nature of household sizes and ages of residents. 4. Employment - The office and industrial areas will be employment centers. These areas have a potential of generating as many as 5,000 jobs, based on 30 employees per acre in the office areas, and 15 employees per acre in the industrial areas. April 20, 1995 12-14 �, ·;··.,_,_:L ;__ .::::-::=l::-~P --= '2. ~('\ .. ... . ----4--------i.~: - E:-:~t ., .. I I 1Vt .. :; ' •.( ., ·•··· •·•·· f I ..... .~ .· ------- -- �Part 12 - local Planning Areas TABLE 1 FUTURE LAND USE NORTHWEST PLANNING AREA LAND USE AREA (In Acres) PERCENT OF TOT AL LAND USE Low Density Residential 364 26.3 Moderate Density Residential 456 33.0 Medium Density Residential 144 10.4 High Density Residential 67 4.8 Village Center (Commercial) 15 1.1 Shopping Center (Commercial) 81 5.8 Highway Commercial 24 1.7 Office 106 7.7 Research/Industrial 119 8.6 9 0.6 1,385 100.0 Rental Storage TOTALS Note: The land areas include rights-of-way of public roads. April 20, 1995 - - - - - --- 12-15 -- --__ - ---- -- - ----- --- -- ~ �Part 12 - local Planning Areas TABLE 2 RESIDENTIAL AREA PROJECTIONS NORTHWEST PLANNING AREA Residential Area Density DU/Ac Area Acres # of DUs Low Density 1 364 364 Moderate Density 2 1/2 456 Medium Density 6 High Density 9 TOTALS People per DU #of People K-12 /DUs #ofK12 .) 1,092 1 364 1,140 2.8 3,192 1 1,140 144 864 2.2 1,901 0.25 216 67 603 1.8 1,085 0.1 6.0 1.03/ Ac 2.971 DUs ,., 7,270 People \ April 20, 1995 12-16 1,780 K-12 �ANN 11 fl fl ~ 11ARBQ _,y II ..... -. Modemf~ ·':-. Devts ~ EIS EN ,._ ... ,._. I --------- Il I ' I ·.·.··.. ·,. : ·. ·: . :· 1· • . j ·.-. :. MAP2. _J O· a.. C::::C lAIJD ~ PLAIJ ij o -s::-ALE �Part 12 - local Planning Areas C. OBJECTIVES 1. Overall Objective - Analysis of existing conditions in the planning area, examination of current Township policies for the area, and consideration of various land use options, result in an overall objective of creating an attractive, comfortable residential community in the northwest part of the Township. 2. This overall objective can be expanded into the following specific objectives. April 20 , 1995 a. The area should be developed in a timely and orderly manner. b. The area should be developed primarily as a residential community. c. The community should be urban in character, but should blend in with the rural residential parts of the Ann arbor-Saline Road corridor to the south and west. d. The continuity of the residential character of the Ann Arbor-Saline Road corridor north and south ofl-94 should be maintained. e. The community should have a distinct identity. f. The uses, design and character of the community should recognize its location at the entry to the City of Ann arbor from the south, and its function as an entry to Pittsfield Township and the Lodi/Saline community from the north, especially from I-94. g. Advantage should be taken of the proximity of the freeway interchange to the planning area. h. Commercial and other non-residential uses intended to take advantage of the area's location and freeway access should be limited in location and extent so as not to jeopardize the desired residential character of the future community or of the Ann ArborSaline Road corridor to the south and the north ofl-94. 1. A full range of urban services and facilities, both public and private, should be provided in the community. J. The costs of developing the infrastructure to serve the future community should be paid by developers or users; these costs should not be borne by the taxpayers of the Township. 12-1 7 �Part 12 - local Planning Areas k. D. Existing vegetation should be preserved as amenities for the community. STRATEGY 1. Introduction - This strategy is derived from the objectives in Part 3 and analysis of existing and future conditions and opportunities. The strategies in the adopted comprehensive plan are valid for the northwest planning area, although more detail is required in some instances, as described in the following statements. 2. Strategy - The strategy for planning and managing development in the northwest area consists of the following elements. a. A highway service (commercial) center will be developed in the southeast quadrant of the I-94 interchange, on the old radio station property, and north of the Oak Valley Shopping Center. These locations will concentrate highway service uses in specific limited areas and will help prevent pressure for strip commercial development along Ann Arbor-Saline Road. b. Two sub-regional shopping centers have been established in the north part of the planning area, on each side of Ann Arbor-Saline Road, close to the interchange. The centers primarily serve the southwest part of Ann Arbor, the west part of Pittsfield Township, and the Saline /Lodi community. The centers provide special landscape treatments opposite residential areas and additional setbacks, to make the centers more compatible with neighboring residential areas, and to create less intrusion into the residential character of the Ann Arbor-Saline Road corridor. c. The Village Centre, south of the Oak Vallh Shopping Center, is a mixed use area of commercial and office uses, at a relatively small scale. The centre is intended to be primarily oriented to the residential part of the northwest area and adjacent residential areas in Lodi Township and Ann Arbor. The centre will function as a transition area between the shopping center and commercial uses to the north and the residential areas to the south. The centre is designed to be compatible, in terms of scale and appearance, with neighboring residential areas and the residential character of the Ann Arbor-Saline Road corridor. Drive-in facilities will not be permitted in the center. The centre is oriented, in its interior design, to pedestrian movement. Special landscape April 20 , 1995 12-18 �Part 12 - local Planning Areas treatments have been provided opposite residential areas to the south and west. April 20, 1995 d. Commercial areas will be limited to the Ann Arbor-Saline Road frontage north of Oak Valley Drive. They will not be permitted to drift further south or inland, away from the road frontages. e. An urban residential area, of varying densities and housing types, will be established around the shopping centers and the village center to the east, south, and west. f. A low density residential area of not more than one dwelling unit · per acre will be established on the south and west fringes of the community. This area is intended to provide a transition between the higher density parts of the community and existing low density residential development to the south along Ann Arbor-Saline Road, and to the west, in Lodi Township . f. An elementary school/playground site of 15 to 20 acres is designated in the central part of the planning area. This designation is subject to the Ann Arbor School District's acquisition of a site. h. Office development will be used as a buffer in the north part of the planning area, west of Lohr Road, between the residential area and I-94. 1. Oak Valley Drive provides an alternative access to Ann ArborSaline Road, to the shopping centers, and to the southwest side of Ann Arbor, via Scio Church and Maple Roads. It also provides a physical separation between the shopping centers and the residential areas to the southwest and west. J. Sanitary sewer and public water services are provided to the entire planning area. k. Existing drainage courses will be used in their natural state as part of the drainage system. Retention will be required to stabilize storm water discharges and to create amenities for the community. 1. Existing roads will be improved in line with traffic projections and intended functions of the roads. 12- 19 �Pare 12 - local Planning Areas E. m. Land development wi.11 be coordinated with provision of public improvements. Needed improvements wi.11 either accompany or precede development. n. Installation of infrastructure wi.11 be scheduled primarily on the basis of the occurrence of key land development events, rather than on a preset time schedule. a. Land will be rezoned on request, based on the plan; land wi.11 generally not be pre-zoned. PUD or similar special zoning districts will be used when possible to coordinate proposed development with adopted Township policies. p. Density transfer wi.11 be encouraged in residential areas, for purposes of preserving natural features and providing open space. q. Infrastructure wi.11 be financed primarily by developers and users. Density transfer will also be used to compensate for dedication of land for public use, such as land for a school/playground site. LAND USE POLICY 1. Residential Land Use - The major part of the planning area is designated for residential use, which is consistent with the objective of maintaining a primarily residential character in the Ann Arbor-Saline Road corridor and the planning area. Four residential classifications, based on densities, are proposed: low density with a maximum density of 1 DU/Ac; moderate density at 2 1/2 DUs/Ac; medium density at 6 DUs/Ac; and high density, at 9 DUs/Ac. All residential areas have Township water and sanitary sewer services. The low density residential area is located alomg the south edge of the planning area as a continuation of the existing residential development to the south (Lake Forest, Stonebridge, etc.) . The primary type of dwelling unit will be detached single-family units on lots 15, 000 square feet or larger in area. However, single-family attached and clustered units and smaller lot sizes might be permitted if an overall density of 1 DU/ Ac is not exceeded. The plan designates two areas for moderate density residential use - west of Oak Valley Shopping Center and Village Centre, north of Ann ArborSaline Road, and on the west side of Lohr Road. Moderate density residential areas have a density limit of 2 1/2 DUs/ Ac and is intended primarily for single-family detached residences on 10,000 sf or larger lots. April 20. 1995 12-20 �Part 12 - Local Planning Areas Single-family attached DUs might also be permitted, provided the overall density limit is not exceeded. Toe plan designates three areas for medium density residential use. Two of these are to be transition areas between commercial centers and lower density residential areas. One is the Oak Meadows and Weatherstone condominium developments south and east of the Meijer center. The second is an undeveloped area south west of the Village Centre, between Waters and Ann Arbor-Saline Road. In addition to being transition areas these developments will also provide residences for people desiring home ownership in a medium density environment that is conveniently located for access to shopping opportunities and public bus transportation. Toe medium density residential area east of the Meijer center may be expanded north into the designated office area if office demand for the land does not materialize. The third area is along the east side of Lohr Road, north of Ellsworth in the Valley Ranch development. This area is intended to be transition use between the office/industrial uses to the east and the low and moderate density residential areas to the west. The area is also intended to add to the mix of uses in the Valley Ranch complex. Medium density residential areas have a maximum density of 6 DUs/Ac. The density class is intended to be single-family residential in character and will include such dwelling unit types as single-family attached, townhouses, and patio house units. Condominium rather than rental units are encouraged, as are garages for all units, all to support a single-family residential character. High density residential use is designated for the area east of Lohr Road, on both sides of Oak Valley Drive. The area has a maximum density of 9 DUs/Ac. The primary type of dwelling unit will be apartment or condominium units in 2 or 3 story buildings. The area is intended to provide a mixture of uses east of Lohr Road. The area could be expanded to the north into the designated office area if additional residential land is needed at the time of development or if demand for office use does not materialize. 2. April 20 , I 995 Open Space - The principal open spaces in the planning area are stream corridors and wooded areas. The stream corridors are designated to remain as open, natural drainage course. Their associated vegetation should be preserved as open space. Ponds should be created along or in the stream corridors as amenities and storm water retention facilities. 12-21 �Part 12 - Local Planning Areas Toe wooded areas should be preserved to the maximum feasible extent. Density may be transferred from the wooded areas to open lands. Density transfer might result in a higher net densities and attached dwellings, instead of detached dwellings. These changes are acceptable if the density limits are not exceeded and the wooded areas are retained. Toe planning area contains a number of fence rows. Detailed information regarding the type and quality of trees and other vegetation in these fence rows is not available. However, the policy is to preserve the fence rows where possible, or at least individual trees or clusters of trees and brush, where the development pattern can reasonably accommodate them. In particular, fence rows should be preserved, and augmented where necessary, where they would link open space areas or parks. ., .J. Shopping Centers - Toe planning area contains two general retail centers the Meijer center on the east side of Ann Arbor-Saline Road and the Oak Valley Centre on the west side. The two centers have a combined floor area of abou~ 500,000 SF. They are the limit of general commercial development in this area. (The Village Centre and Pittsfield Parkway are not general commercial areas.) No expansion beyond present boundaries of these two centers will be permitted. Toe existing landscaped setbacks of the centers should be maintained to soften the commercial intrusion in to the primarily residential character of the corridor and to screen the centers from adjacent residential developments. 4. April 20, 1995 Village Centre - Toe Village Centre is located in the triangular area between Ann Arbor-Saline Road, Waters Road, and Oak Valley Drive. The Village Centre is intended to be a specialty commercial center with the following characteristics: \ a. A residential scale and appearance, to be derived from residentially sized structures, roof lines, proportions, window and door details, exterior finish materials, and similar treatments. Maximum height should be limited to two floors. b. A unified architectural and site design theme. Landscape treatment should be consistent with this theme and should help implement it. The centre should be oriented to pedestrians, with common pedestrian areas such as plazas, courtyards, and paths. Signs should be consistent with the theme and character of the center. 12-22 �Part 12 - local Planning Areas 5. c. Parking and loading areas should be screened and well landscaped. d. Uses in the centre should be small shops. Uses considered appropriate would be shops offering gifts, hand-crafted items (including those made on the premises), luxury merchandise, boutique fashion items, imported goods, art galleries, specialty restaurants and food shops, personal service offices, and dwelling units as part of offices or shops. The centre should not have a large anchor store. The variety of small shops and the character and atmosphere of the center should be the principal means of attracting people to shop there. e. Fast food chain restaurants and similar highway commercial uses and drive-through facilities should not be permitted in the centre. These uses and facilities are not consistent with the intended character and atmosphere of the center, or with its pedestrian orientation. Highway Commercial - Two highway commercial areas are designated in the plan. The larger area, about 15 acres (Pittsfield Parkway), is east of Ann Arbor-Saline Road, along Waters Road extended. Access to this area will be limited to Waters and Lohr Roads, direct access to Ann ArborSaline Road will not be permitted. The second area is located at the north end of Oak Valley Centre. Typical uses in the Pittsfield Parkway area will be restaurants, including fast food establishments with drive-through facilities, and auto services (gas stations and minor services and repairs). Commercial signs should not be permitted in the entry zone. (See 5.08, herein.) The area north of Oak Valley Center will be limited to a restaurant and a motel. 6. April 20, I 995 Offices - Three office areas are designated in the plan. The office area east of the Meijer center should be developed with general administrative, professional, business, and personal service offices in a planned, office park setting. The office area east of Lohr Road is intended for general office uses that would be compatible with neighboring medium and high density residences. The office area in Valley Ranch is intended to have general office uses or a combination of office and research operations. This area is being developed as an office park according to an overall plan and is organized around the open space corridor associated with the drainage course. 12-23 �Part 12 - local Planning Areas F. 7. Industrial Uses - The plan designates two industrial areas - one is east of Oak Valley Drive in Valley Ranch and the second is located in the northwest comer of the planning area. The first area is intended to be similar in use and character of development to Airport Plaza adjacent to the east. It should be developed as an industrial park, with access from Oak Valley Drive. The second area, Park Place, should be primarily office, research, and development in a planned, business park setting. A substantial landscape buffer should be provided along the south edge of the business park to separate the area from the neighboring residential area to the south (Arbor Creek and Boulder Ridge). 8. Entry Zone - The intersection of Waters/Lohr Road with Ann Arbor-Saline Road, and the area between the intersection and the ramps in the south part of the interchange, is an entry for Pittsfield Township and the planning area from the north. It is also part of the entry for the City of Ann Arbor from the south. Therefore, this area should convey a desirable image of both municipalities. The predominant character in the Ann Arbor-Saline Road corridor, on both side of I-94, is intended to be residential, even though the area immediately south of the interchange will be commercial in use. The entry zone should soften the commercial character of the interchange area and create a transition to the residential areas. The entry zone should feature substantial landscaped setbacks, and should be free of development, including signs and other forms of commercial advertising. Highway commercial uses may be visible from the interchange ramps but should be oriented away from the entry zone. 9. Image Along I-94 - The appearance of development in the planning area from I-94 conveys important images of Pittsfield Township and the City of Ann Arbor. Therefore, the frontages along the freeway right-of-way should be considered as front yards, in terms of zoning setback requirements, and should be landscaped accordin~ly. Existing trees along the freeway right-of-way should be preserved. Views of parking and service areas from the freeway should be softened by landscaping. TRANSPORTATION POLICIES 1. Street Plan - The plan for streets in the planning area is illustrated on Map 7. The following detailed policies apply. a. April 20, 1995 Ann Arbor-Saline Road - The street will continue to be designated as a major arterial. The minimum right-of-way should be 120 feet through the planning area. The street should be widened to four 12-24 �I : ; ,.._..._ _ _ I I II I II II ,----7 7 I I I I I I .z ----------~ < I I I ANN II If 11ARBQ 'r ff EISEN ! AJRPOF I R1iH I ! I I c1 _J Q· a.. c::t �Part 12 - local Planning Areas driving lanes, with additional tum lanes provided at major intersections, southwest of Oak Valley Drive. Access to adjacent properties should be limited to intersecting streets. April 20 , l 995 b. Maple Road - Maple Road should be developed as a major arterial between Ann Arbor-Saline Road and the City of Saline. The street should be paved and should be the primary access betv1een Saline and I-94 and Ann Arbor. c. Ellsworth Road - The street should be developed as a major arterial east from Ann Arbor-Saline Road. The road should be paved, with two lanes sufficient initially. Four lanes with turning lanes, will eventually be needed. Toe offset at Maple Road should be removed. d. Lohr Road - Lohr Road should be developed as a major collector south of Oak Valley Drive with a right-of-way of 120 feet. It should be connected with Waters Road extended. It should be a collector street north of Oak Valley Drive, with a right-of-way of 86 feet. e. Waters Road - Waters Road should be developed as a major collector west of Oak Valley Drive and as a standard collector from that point east to Lohr Road. The right-of-way should be 120 feet west of Oak Valley Drive and 86 feet east. The road should be paved west of Oak Valley Drive to the west Township line. f. Street Construction - All streets in the planning area should be constructed to Washtenaw County Road Commission standards for urban streets. All streets should have urban sections, with concrete curbs and gutters. The streets should be dedicated or otherwise conveyed to the County Road Commission as public streets except where private roads are indicated as acceptable. g. All streets in the planning area should have street lights m accordance with Pittsfield Township standards. h. Access to individual properties on the planning area should be provided by internal streets, especially in residential developments, where possible. Major non-residential developments may have direct access to adjacent streets, if the access points are limited in number and are properly spaced with respect to other drives and street intersections. 12-25 �Part 12 - local Planning Areas G. 2. Public transportation - Bus service should be expanded in the planning area as the area develops. The street system in the planning area, and the internal circulation systems of major use areas, should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths or sidewalks should be provided along all streets in the planning area. Bicycle lanes should be provided on major streets. Paths should be provided to connect urban residential areas with public and private parks, the village center, the shopping centers, and employment areas. The highway commercial area, the village center, the shopping centers, and office areas should be interconnected with paths. PUBLIC FACILITIES POLICIES 1. Public Schools - The entire northwest planning area is in the Ann Arbor school district. Residential growth in the Pittsfield Township portion of the school district is expected to generate the need for at least three additional elementary schools all of which could be located in the Township part of the district. One of these schools could be located in the northwest area, probably east of Ann Arbor-Saline Road. 2. Recreation Facilities - An elementary school in the northwest area would provide a playground of 5-10 acres. A number of open space and natural features areas have been preserved as private parks in both residential and non-residential developments. New developments will be required to create additional private parks by preserving similar areas. A pedestrian circulation system, consisting of sidewalks along streets and paths outside street rights-of-way or easements should be developed to interconnect all parks and other open space/natural features areas. ~ 3. Police Protection - The Pittsfield Township Department of Public Safety will provide police protection to the planning area. The planning area will be served out of the main police station at Michigan and Platt, as will the reminder of the Township. Police substations are not contemplated for any part of the Township. 4. Fire Protection - The planning area can be adequately served by fire protection services out of a substation located in the old main station at the Township Hall at State and Ellsworth Roads. April 20, 1995 12-26 �:--..i.____-! f------1 I I ... ~ - - - - -c I I I / I I : l l ----...._ II II II ANN I 11ARB c II I EISEN -----/Z.O I I ~ I I I I I I -1 Q· a.. c::r MAPi _ _ ~,eeer w No :::0.ALE... I I ; I I I ~ I I " L.___j 1;__ I �Part I 2 - Local Planning Areas H. PUBLIC UTILITIES POLICIES l. Sanitary Sewer Service - The entire northwest planning area is in a public sanitary sewer service area. The central and east parts are in the Ann Arbor service area. This area is under contract with the City of Ann Arbor for sewer service. Sewage in this part of the planning area flows to the south and east into the airport sewer, which in turn flows to the northeast and enters the City at Ellsworth Road, just west of Stone School Road. · The remaining west and southwest parts of the planning area are in the West Side Service District, which is part of the YCUA (Ypsilanti Community Utilities Authority) service area in Pittsfield Township. Sewage in this area flows to the south and southeast, eventually entering the Michigan Avenue interceptor sewer about 1/2 mile west of State/Moon Roads. The land uses - density and type - that are designated in this plan are consistent with the capacity limitations in the service contracts for the two service areas. 2. Public Water Service - The entire northwest planning area is the water service area of YCUA. The planning area is in two pressure districts. The south east parts are in Pressure District 2. The remainder of the planning area is located in and comprises Pressure District 3. The booster station for Pressure District 3 and the 750,000 gallon elevated water storage tank are located in the planning area. 3. Storm Drainage - The north part of the planning area is in the Huron River drainage basin and drains to the north and east, under the freeway, into the drainage system in and around Briarwood. The remainder of the planning area is in the Saline River drainage basin (part of the River Raisin System) and drains to the south and southeast by several drainage courses, which eventually discharge into the Rouse and Wood Outlet drains, then into the Saline River. These open drainage courses should be used as the principal drainage course in the planning area. These courses should be retained as primarily natural features, but should be improved where necessary to accommodate drainage flows. Such improvements should supplement and respect the natural character of the drainage corridors. Retention facilities should be provided on individual sites or as common facilities to protect the drainage courses from flooding and sedimentation. Wetlands should be considered for use as retention areas. April 20, 1995 12-27 �;j ANN If :: ARs c I I ' C �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERTJ.SKROBOLA,TREASURER 6201 W. MICHIGAN AVENUE Al"lN ARBOR, MICHIGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICIDGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICIDGAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP CERTIFICATION This ordinance, compiled with all amendments though May 1997, is printed by authority of the Pittsfield Charter Township Board of Trustees. S/ Judith C. Walter, Clerk �TABLE OF CONTENTS Preface ......... . VI Article 1.0 .... . Title, Purpose and Legal Clauses 1-1 Article 2 .0 ..... Definitions 2-1 Article 3.0 .... . General Provisions 3-1 10-1 Article 10.0 ... RC - Recreation Conservation District 11-1 Article 11. 0 ... AG - Agricultural District 20-1 Article 20 .0 .. . R-lA- Single Family Rural Non-Farm Residential District Article 20A. 0 R-lA-1 - Low Density Urban Residential District Article 21.0 ... R-lB - Single Family Suburban Residential District 20A-1 21-1 22-1 Article 22.0 ... R-2A - Two Family Residential District 23-1 Article 23 .0 ... R-2B - Low Density Multiple-Family Residential District 24-1 Article 24.0 ... R-3 - Moderate Density Multiple-Family Residential District 25-1 Article 25 .0 ... lVfrIP - Mobile Home Residential District 26-1 Article 26.0 ... R-0 - Residential-Office District 27-1 Article 27.0 ... R-4 - High Density Multiple-Family Residential District m �_, Article 30.0 ... C-1 - Local Commercial District 30-1 Article 3 1. O .. . C-2 - General Commercial District 31-1 Article 32.0 ... C-3 - Highway Commercial District 32-1 Article 33 .0 ... 0-1 - Office District 33-1 Article 34.0 ... W-1 - Wholesale and Warehousing District 34-1 Article 35.0 ... P - Parking District 35-1 Article 36.0 ... PSC - Planned Shopping Center District 36-1 Article 37.0 ... BP - Business Park District 37-1 Article 40.0 ... R-D - Research and Development District 40-1 Article 41. 0 ... I-1 - Limited Industrial District 41-1 Article 42.0 ... I-2 - General Industrial District 42-1 Article 45.0 ... PUD - Planned Unit Development District 45-1 Article 50.0 ... Conditional Uses 50-1 ~ ' Article 51.0 ... Off-Street Parking and Loading and Unloading Requirements \ ,.::._.," 51-1 Article 52.0 ... Planning and Development Regulations for Planned Unit Development (PUD) District 52-1 Article 53. 0 ... Sign Regulations 53-1 Article 54.0 ... Performance Standards 54-1 ~ IV �Article 55 .0 ... Site Plan Review 55-1 Article 56.0 ... Supplemental Regulations 56-1 Article 57.0 ... Non-Conformities 57-1 Article 58 .0 ... Administration & Enforcement 58-1 Article 59 .0 ... Amendment Procedure 59-1 Article 60.0 ... Board of Appeals 60-1 V �PITTSFIELD CHARTER TOWNSHIP AN ORDINANCE ESTABLISHING ZONING DISTRICTS WITHIN THE UN-INCORPORATED PORTIONS OF PITTSFIELD CHARTER TOWNSHIP, WASHTENAW COUNTY, l\'IICHIGAN WHEREAS, by virtue of the laws of the State of Michigan, the Township Board of Pittsfield Charter Township is solely vested with power and authority to provide by ordinance for the establishment of zoning districts in the un-incorporated portions of said township within which districts the uses of land may be encouraged, regulated or prohibited; and WHEREAS, the Pittsfield Township Planning Commission did, in accordance with the procedures specified in Act 168 of the Public Acts of 1959, as amended, make and adopt a basic plan as a guide for the development of Pittsfield Township; and WHEREAS, said basic zone plan has been designated to promote the public health, safety and general welfare, to encourage the use of resources in accordance with their character and adaptability and to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; and to facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, education and other public improvements; to provide adequate light and air; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land resources and properties; and WHEREAS, the Pittsfield Township Planning Commission did prepare a zoning map establishing zoning districts based upon said basic plan, which zoning map was designated to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land; to provide adequate light and air, and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land, resources and properties, and with reasonable consideration, among other things, to the character of each zoning district, its peculiar suitability for particular uses, the conservation of property values and natural resources, and the general and appropriate trend and character of land building and population development; and WHEREAS, the Pittsfield Township Planning Commission did adopt and file with the Pittsfield Township Board recommendations as to (1) a plan for the un-incorporated portions of Pittsfield Township as a whole; (2) a zoning map establishing zoning districts including the boundaries thereof; (3) the text of a zoning ordinance with the necessary provisions and zoning regulations; and (4) the manner of administering and enforcing the zoning ordinance, after having properly noticed and held a public hearing thereon, and made a recommendation; having submitted said proposed zoning ordinance and maps to the Washtenaw County Metropolitan Planning Commission, Washtenaw County, Michigan, for recommendation in accordance with the procedures specified in Act 184 of the Public Acts of 1943, as amended. NO\-V THEREFORE, PITTSFIELD CHARTER TOWNSHIP ORDAINS: VI �ARTICLE 1.0 TITLE, PURPOSES AND LEGAL CLAUSES SECTION 1.01 - TITLE This ordinance shall be known, and may be cited, as "The Zoning Ordinance of Pittsfield Township." SECTION 1.02 - REPEAL OF ORDINANCE The Pittsfield Township Zoning Ordinance adopted on August 29, 1950, and all amendments thereto are hereby repealed effective coincident with the effective date of this ordinance. SECTION 1.03 - PURPOSES This ordinance has been established for the purposes of: A. Promoting and protecting the public health, safety and general welfare; B. Protecting the character and stability of the agricultural, recreational, residential, commercial and industrial areas within the un-incorporated portions of Pittsfield Township and promoting the orderly and beneficial development of such areas; C. Providing adequate light, air, privacy and convenience of access to property; D. Regulating the intensity of use of land and lot areas and determining the area of open spaces surrounding buildings and structures necessary to provide adequate light and air and to protect the public health; E. Lessening and avoiding congestion on the public highways and streets; F. Providing for the needs of agriculture, recreation, residence, commerce, and industry in future growth: G. Promoting healthful surroundings for family life in residential and rural areas; H. Fixing reasonable standards to which buildings and structures shall conform; I. Prohibiting uses, buildings or structures which are incompatible with the character of development or the uses, buildings or structures permitted within specified zoning districts; February, 199./ 1-1 �-• Article 1.0 - Title, Purposes and Legal Clauses J. Preventing such additions to, or alteration or remodeling of, existing buildings or structures in such a way as to avoid the regulations and limitations imposed hereunder; K. Protecting against fire, explosion, noxious fumes and odors, heat, dust, smoke, glare, noise, vibration, radioactivity, and other nuisances and hazards in the interest of the public health, safety, and general welfare; L. Preventing the overcrowding of land and undue concentration of buildings and structures so far as is possible and appropriate in each zoning district by regulating the use and bulk of buildings in relation to the land surrounding them; M. Conserving the taxable value of land, buildings, and structures throughout the unincorporated portions of the Township; N. Providing for the completion, restoration, substitution of non-conforming uses; 0. Creating a Board of Appeals and defining the power and duties thereof; P. Designating and defining the powers and duties of the official or officials in charge of the administration and enforcement of this ordinance; Q. Providing for the payment of fees for building permits; and R Providing penalties for the violation of this ordinance. Providing for the payment of fees for building permits. reconstruction, extension or SECTION 1.04- VALIDITY AND SEVERABILITY CLAUSE If any court of competent jurisdiction shall declare any part of this ordinance to be invalid, such ruling shall not affect any other provisions of this ordinance not specifically included in said ruling. \ If any court of competent jurisdiction shall declare invalid the application of any provision of this ordinance to a particular land, parcel, lot, district, use, building or structure, such ruling shall not affect the application of said provision to any other land, parcel, lot, district, use, building, or structure not specifically included in said ruling. February, 1994 1-2 �Article I. 0 - Title, Purposes and Legal Clauses • SECTION 1.05 - CONFLICT WITH OTHER LAWS A. Where any condition imposed by any provision of this ordinance upon the use of any lot, building or structure is either more restrictive or less restrictive than any comparable condition imposed by any other provision of this ordinance or by the provision of an ordinance adopted under any other law, the provision which is more restrictive or which imposes a higher standard or requirement shall govern. B. This ordinance is not intended to abrogate or annul any easement, covenant or other private agreement provided that where any provision of this ordinance is more restrictive or imposes a higher standard or requirement than such easement, covenant or other private agreement, the provision of this ordinance shall govern. SECTION 1.06- EFFECTIVE DATE This ordinance was adopted by the Township Board of Pittsfield Charter Township, Washtenaw County, Michigan, at a meeting held on August 25, 1970, and ordered published within 10 days thereafter in the Ann Arbor News, a newspaper having general circulation in said Township, as required by Act 184 of the Public Acts of 1943, as amended. This ordinance shall be effective immediately. • Date: August 25, 1970 s/Robert A. Lillie Township Supervisor Date: August 25, 1970 s/Samuel A. Morgan Township Clerk • February, 1994 1-3 �ARTICLE2.O DEFINITIONS SECTION 2.01 - PURPOSE For the purpose of this ordinance certain terms are herewith defined. When not inconsistent with the context, the present tense includes the future; words used in the singular number include the plural number. The word "shall" is always mandatory and not merely permissive. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. The words "used" or "occupied" include the words "intended", "designed", or "arranged" to be used or "occupied." Words referring to the male gender (i.e. "he" or "him") also refer to the female gender. SECTION 2.02 - DEFINITIONS ACCESSORY USE, BUILDING OR STRUCTURE: A use, building or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use, building or structure. ADULT DRIVE-IN MOTION PICTURE THEATER: An open space, area or premises from which persons may view motion picture films, videos or performances which are characterized by an emphasis on matter depicting or relating to "specified sexual activities" or "specified anatomical areas". ADULT MOTION PICTURE THEATER: An enclosed building or structure wherein still or motion pictures, video tapes, or similar material is presented or viewed which is distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. ADULT SUPPLY STORE: Premises used for the sale, distribution, display or storage of books, magazines, periodicals, advertisements, devices, objects, toys, paraphernalia or similar materials which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas". "Specified Sexual Activities" is defined as: ,Hay /997 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts of human masturbation. sexual intercourse or sodomy; 2-1 �-• rlrticle 2. 0 - Definitions 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. And, "Specified Anatomical Areas" is defined as: 1. Less than completely and opaquely covered: (A) human genitals, pubic region, (B) buttock, and (C) female breast: below a point immediately above top of the aero la; and 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. ADULT PHYSICAL CULTURE ESTABLISHMENT: "Adult Physical Culture Establishment" is any establishment, club or business by whatever name designated, which offers or advertises, or is equipped or arranged so as to provide as part of its services, massages, body rubs, alcohol rubs, physical stimulation, baths, or other similar treatment by any person. The following uses shall not be included with the definition of an adult physical culture establishment: l. Establishments which routinely provide such services by a licensed physician, a licensed chiropractor, a licensed osteopath, a licensed physical therapist, a licensed practical nurse, or any other similarly licensed medical professional; 2. Electrolysis treatment by a licensed operator of electrolysis equipment; 3. Continuing instruction in material or performing arts or in organized athletic activities; 4. Hospitals, nursing homes, medical clinics or medical offices; and 5. Barbershops or beauty parlors and/or salons which offer massages to the scalp, the face, or the neck and shoulders only. \ ARCADE: Any place, premises, establishment, or room within a structure within which are located three or more amusement devices. For purposes of this section, amusement devices shall mean ..... any device, machine or apparatus operated by a patron which plays, exhibits, emits, produces or displays, entertainment or amusement in the form of a game, motion picture, music, performances or similar entertainment. The term does not include vending machines used to dispense foodstuffs, toys or other products for use and consumption, kiddy rides, juke boxes, bowling alleys, or pool tables. May 199- 2-2 �Article 2. 0 - Definitions ATTACHED WIRELESS COMMUNICATION FACILITIES: Wireless Telecommunication Facilities which are attached to, or mounted upon, existing structures, buildings, towers, utility poles or similar structures. A Wireless Telecommunication Facility support structure proposed to be newly constructed shall not be included within this definition. BASEMENT: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. A basement shall not be counted as a story. BILLBOARD: See Outdoor Advertising Sign. BLOCK: A "block" is comprised of a parcel of land bounded by streets or by a combination of streets and public parks, cemeteries, railroad right-of-ways, bulkhead lines or shorelines, or the corporate boundary lines of any village, city or township. BOARDING HOUSE: A dwelling in which more than three (3) persons either individually, or as families, are housed or lodged for hire with meals. BUILDING: An enclosed structure having a roof supported by columns, walls, arches or other devices and used for the housing, shelter or enclosure of persons, ·animals or chattels. BUILDING AREA: See Floor Area. BUILDING HEIGHT: The vertical distance measured from grade to the highest point of the roof for flat roofs, to the deck line of mansard roofs, and to the average height between eaves and ridge for gable, hip, and gambrel roofs. BUILDING LINE: The minimum distance which any building must be located from a street right-of-way or high water line. BULK: "Bulk" is the term used to indicate the size and setback of a building or structure and the location of same with respect to another building or structure, or to a lot line, and includes the following: ,'vfay / 99i A. The size and height of a building or structure. B. The location of the exterior wall of a building in relation to a lot line, street or other building. C. The floor area of a building in relation to the area of the lot on which it is located. 2-3 �• Article 2. 0 - Definitions D. The open spaces allocated to, and surrounding a building. E. The amount of lot area per dwelling unit. BUSINESS CENTER: Two or more single-occupancy or multi-tenant buildings devoted to retail, office, research, industrial, warehousing, or business park uses, whether or not on separate lots, which share a common drive system and/or off-street parking facilities, and/or identified by a name for the center. A business center may be located in an industrial park. CABARET: A cabaret is an establishment where live entertainment is provided, presented, permitted or performed, including but not limited to, dance, comedy, theatrical, or musical performances, or performances which are distinguished or characterized by an emphasis on, or related to, "specified anatomical areas" (as heretofore defined) for observation by persons or patrons therein. COLLOCATE/COLLOCATION: The location by two or more wireless telecommunication providers of wireless telecommunication facilities on a common structure, tower or building with the intent of reducing the overall number of structures required in the community. CONDITIONAL USE: A use which is subject to conditional approval by the Planning Commission. A conditional use may be granted only when there is a specific provision in this ordinance. A conditional use is not considered to be a non-conforming use . CONDOMINIUM ACT: Act 59, Public Acts of 1978, as amended. CONDOMINIUM DEVELOPMENT: - Any development undertaken under the provisions of the Michigan Condominium Act, Act 59 of Public Acts of 1978 as amended, or any other act of the Legislature of the State of Michigan providing for development of property under joint or concurrent ownership. CONDOMINIUM DOCUMENTS: The master deed, recorded pursuant to the Condominium Act, and any other instrument referred to in the Jiaster deed or bylaws which affects the rights and obligations of a co-owner in the condominium. CONDOMINIUM LOT: The land in a condominiwn unit, together with the land in the adjacent and appurtenant limited common element, if there is such a limited common element. CONDOMINIUM SUBDIVISION PLAN: The drawings and information prepared m accordance with Section 66 of the Condominiwn Act. CONDOMINIUM UNIT: The portion of a condominium project designed and intended for separate ownership and use, as described in the master deed. Jlay /99i 2-4 ,:: "" - �Article 2. 0 - Definitions CONSOLIDATING MASTER DEED: The final amended master deed for a contractible or expandable condominium project, or a condominium project containing convertible land or convertible space, which final amended master deed fully describes the condominium project as completed. CONTRACTIBLE CONDOMINIUM: A condominium project from which any portion of the submitted land or buildings may be withdrawn in accordance with this ordinance and the Condominium Act. CONVERSION CONDOMINIUM: A condominium project containing condominium units, some, or all, of which were occupied before the filing of a notice of taking reservations under Section 71 of the Condominium Act. COURT (OPEN SPACE): An open space on the same lot with a building or group of buildings and which is bounded on two or more sides by such building or buildings. A court shall be unoccupied. DOG KENNEL: See Kennel. DRIVE-IN: A business establishment so developed that its retail or service character is primarily dependent on providing a driveway approach or parking spaces for motor vehicles so as to serve patrons while in the motor vehicles as well as within the building or structure. DWELLING AREA: The dwelling area of a dwelling unit is composed of sleeping rooms, kitchen, dining room, den, studio, bathrooms, and family and living rooms. DWELLING, MOBILE HOME: See definition of Mobile Home, herein. DWELLING UNIT: One (1) or more rooms with principal kitchen facilities designed as a unit for residence by only one (1) family for living and sleeping purposes. DWELLING-SINGLE-FAMILY: A detached building or structure designed for, or occupied by, one (1) family only. DWELLING-TWO-FAMILY: A detached building or structure designed for, or occupied by, two (2) families only, with separate housekeeping and cooking facilities for each. DWELLING-MULTIPLE-FAMILY: A building or structure designed for, or occupied by, three (3) or more families, with separate housekeeping and cooking facilities for each. • DWELLING-ROW: A row of three (3) to six (6) attached one-family dwellings not more than two and one-half (2-1/2) stories in height, nor more than two rooms deep, with separate housekeeping and cooking facilities for each. ,\.,fay / 997 2-5 �Article 2. 0 - Definitions EASEMENT: Any private or dedicated public way other than a street, providing a secondary means of access to a property and having a right-of-way of not less than twenty (20) feet. ENTRANCE RAMP: A roadway connecting a feeder road with a limited access highway and used for access onto such limited access highway. ESSENTIAL SERVICES: The term "essential services" shall mean the erection, construction, alteration, or maintenance by public utilities or municipal departments, commissions, or boards, or by other government agencies of underground, surface, or overhead gas, electric, steam, or water transmission or distribution systems, collection, communication, supply or disposal system, dams, weirs, culverts, bridges, canals, locks, including poles, wires, mains, drains, sewers, towers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, or signs and fire hydrants, and other similar equipment and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal departments or commissions, or other government agencies, or for the public health, safety, or general welfare, but not including buildings other than those buildings which are primarily enclosures or shelters for the installed central services equipment. EXCAVATION OF GRAVEL, SAl"JD,. TOPSOIL, OR EARTH: Premises from which any rock, gravel, sand topsoil or earth in excess of fifty (50) cubic yards in any calendar year is excavated or removed from the purpose of disposition away from the premises except excavation in connection with the construction of a building or within public highway rights-of-way. EXPANDABLE CONDOMINIUM: A condominium project to which additional land may be added in accordance with this Ordinance and the Condominium Act. FAMILY: An individual or a group of two (2) or more persons related by blood, marriage, or adoption, including foster children and servants, together with not more than three (3) additional persons not related by blood, marriage, or adoptiov., living together as a single housekeeping unit in a dwelling unit. FREE-STANDING IDENTIFICATION SIGN: A sign designed to identify to persons not on the premises, on which the free-standing identification sign is located, only the title of the business or profession conducted on the premises, and such sign shall be supported by a structural frame independent of any other structure. FREEWAY: A divided highway of not less than 2 lanes in each direction to which owners or occupants of abutting property or the public have no right of ingress or egress to, from or across the highway, except at points determined by, or as otherwise provided, by the authorities responsible therefor. (Act #106 of Public Acts of 1972.) ,\,fay 199 7 2-6 �Article 2. 0 - Definitions FLOOR AREA: The sum of the gross horizontal floor areas of the several stories of a building, as measured to the exterior face of the exterior walls, plus that area, similarly measured of all other stories that are accessible by a fixed stairway, ramp, escalator, or elevator; including all enclosed porches and balconies, and all stairways, breezeways, storage area, recreational rooms, boiler rooms, and other areas within or contiguous to the structure; and the measurement shall include the floor space of all accessory buildings measured similarly. FLOOR AREA RA TIO: The ratio of the floor area of a building to the area of the lot on which it is located calculated by dividing the floor area by the lot area and expressing it as a percentage. (Example, a floor area ratio of 80 percent is specified and the lot area is 10,000 square feet, the maximum permitted floor area on the lot is 8,000 square feet. The number of stories being optional, the building area may be 4,000 square feet for each of two stories, 2,000 square feet for each of four stories, or 1,000 square feet for each of eight stories.) GARAGE-COMMERCIAL: Any building available to the public operated for gain and which is used for storage, rental, greasing, washing, servicing, repairing, or adjusting of automobiles or other motor vehicles. GARAGE-PRIVATE: An accessory building or structure used principally for storage of automobiles and for other incidental storage purpose only. GASOLINE SERVICE STATION: A place that is used, or designed to be used, for the retail supply of gasoline and other fuels used for the propulsion of motor vehicles, together with kerosene, motor oil, or lubricants, and may include the sale of convenience items, accessories and services, such as: polishing, washing, cleaning, greasing and "minor vehicle repair", but not including "major vehicle repair". HOME OCCUPATION: An occupation that is traditionally and customarily carried on in the home by resident members of the family that are related by blood, marriage or adoption only, being clearly incidental and secondary to the principal residential use, provided: 1Hay 199 7 A. That such home occupation shall be carried on within the dwelling or within a building accessory thereto. B. That no article shall be sold or offered for sale on the premises except such as is produced within the dwelling or accessory building or is provided incidental to the service or profession conducted within the dwelling or accessory building. C. That there shall be no exterior storage of materials or equipment. 2-7 �Article 2. 0 - Definitions D. That no nuisance shall be generated by any heat, glare, noise, smoke, vibration, noxious fumes, odors, vapors, gases or matters at any time and that no mechanical, electrical, or similar machinery or equipment, other than that used for normal domestic purposes, will be utilized in the home occupation. E. That no hazard of fire, explosion or radioactivity shall exist at any time. F. That no sign or display that might indicate on the exterior that the building is being used for any purposes other than a dwelling. HOTEL: A building or structure or part thereof, occupied as the more or less temporary abiding place of individuals, in which the rooms are usually occupied singly for hire and in which rooms no provisions for cooking are made, and in which building there may be a general kitchen and/or public dining room(s) for the accommodation of the occupants. The word "hotel" shall not include "motel" or "motor court". INDUSTRIAL PARK: A group of two or more lots or parcels devoted to industrial, research, warehousing, or business park uses, developed according to an overall plan for the park, sharing a common public or private street system, and usually identified by a name for the park. INTERSTATE HIGHWAY: A highway officially designated as a part of the national system of interstate and defense highways by the Department of Transportation and approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) JUNK YARD: A place, structure, parcel or use of land where junk, waste, discard, salvage, or similar materials such as old iron or other metal, wood, lumber, glass, paper, rags, cloth, leather, rubber, bagging, cordage, barrels, containers, etc., are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto wrecking yards, inoperative machines, used lumber yards, house wrecking, and structural steel materials and equipment and including establishments for the sale, purchase, or storage of salvaged machinery and the processing of used, discarded, or salv~ged materials, for any thirty (30) consecutive days. KENNEL: Any lot or premises on which three (3) or more dogs and/or cats six months of age or older are kept either permanently or temporarily excepting where kept not for the purpose of remuneration or sale, but incidental to the principal use of premises for agriculture activities as provided in Section 11.02 B. 2-8 �Article 2. 0 - Definitions LAND DEVELOPMENT STANDARDS : The Land Development Standards of Pittsfield Charter Township, as they may be amended from time to time, adopted by resolution of the Township Board, upon recommendation of the Planning Commission, to serve as the minimum standard for evaluating development plans and developing property. LOADING SPACE, OFF-STREET: Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles, expected to be used, and accessible to such vehicles when required off-street parking spaces are filled. Required off-street loading space is not to be included as off-street parking space in computation of required off-street parking space. LOT: A lot is a parcel of land, excluding any portion in a street or other right-of-way, of at least sufficient size to meet minimum requirements for use, coverage, lot area, and to provide such yards and other open spaces as herein required. Such lot shall have frontage on a public street, or on an approved private street, and may consist of: A. A single lot of record. B. A portion of a lot of record. C. Any combination of complete and/or portions of lots of record. D. A parcel ofland described by metes and bounds. Provided that in no case of division or combination shall any lot or parcel created, including residuals, be less than that required by this ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a certificate of zoning compliance, occupied by a principal building or use, and any accessory building or use. LOT AREA: The area within the lot lines, but excluding that portion in a road or street right-of-way. LOT COVERAGE: The percentage of the lot area covered by the building area. LOT MEASUREMENTS: A. DEPTH of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in front and the rear most points of the side lot lines in the rear. 2-9 �Article 2. 0 - Definitions B. WIDTH of a lot shall be considered to be the distance between straight lines connecting front and rear lot lines at each side of the lot, provided however that in determining lot frontage on odd shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of the width may be taken incidental to the width and parallel to the front building lines of the principal building; and provided further that if the lot abuts on an inside curve boundary of a curved street wherein the lot lines converge toward the rear, the measure shall be taken at a point seventy (70) feet from the street boundary line of said lot. LOT OF RECORD: A lot which is part of a subdivision and is shown on a map thereof which has been recorded in the Office of the Register of Deeds of Washtenaw County, or a lot described by metes and bounds, the deed to which has been recorded in said office. LOT, THROUGH OR DOUBLE FRONTAGE: An interior lot having frontage on two parallel or approximately parallel streets. MANUFACTURING: The process of making products by hand, by machinery, or by other agency, often with the provision oflabor and the use of machinery. MARGINAL ACCESS ROAD: A service roadway parallel to a feeder road; and which provides access to abutting properties and protection from through traffic. MAJOR RECREATIONAL EQUIPMENT: Equipment designed and intended for temporary use or occupancy during leisure time/recreational activities and either selfpropelled or designed to be carried on the chassis of another vehicle or towed by another vehicle. Such unit shall not exceed eight and one half (8.5) feet in width and shall not be designed, intended or used for full-time residential occupancy. The term recreational vehicle shall include, among others, such commonly named vehicles as travel trailer, travel camper, pickup camper, tent camper, motor home, boat, boat trailer, snowmobile, snowmobile trailer, off-road vehicle. MASTER DEED: The condominium document recording the con~ominium project to which are attached as exhibits, and incorporated by reference, the bylaws for the project and the condominium subdivision plan for the project, and all other information required by Section 8 of the Condominium Act. MEZZANINE: An intermediate floor in any story occupying not to exceed one-third of the floor area of such story. 1\<fay /99 7 2-10 �Article 2. 0 - Definitions MOBILE HOME: A structure, transportable in one or more sections, that is built on a chassis and designed to be used as a dwelling with or without a permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained in the structure. Mobile home shall not include a recreational vehicle. MOBILE HOME PARK: A parcel or tract of land under the control of a person upon which 3 or more mobile homes are located on a continual non-recreational basis and which is offered to the public for that purpose regardless of whether a charge is made therefore, together with any building, structure, enclosure, street, equipment, or facility used or intended for use incident to the occupancy of a mobile home and which is not intended for use as a temporary trailer park. MOBILE HOME SITE: The entire area which is designated for use by a specific mobile home. MOTEL: Any establishment in which individual cabins, courts, or similar structures or units, are let or rented to transients for periods of less than thirty (30) days. The term ''motel" shall include tourist cabins and homes and motor courts. A motor court or motel shall not be considered or construed to be either a multiple dwelling, a hotel, or a mobile home park. NON CONFORMING BUILDING, STRUCTURE: A structure or building lawfully constructed that does not conform to the requirements of the district in which it is situated. NOTICE OF PROPOSED ACTION: The notice required by Section 71 of the Condominium Act, to be filed with Pittsfield Township and other agencies. OFFICE PARK: A group of two or more buildings, on individual lots, or one undivided parcel, with a common street or driveway system, developed according to an overall plan for the park, and identified by a name for the park. OFF-STREET PARKING AREA: A land surface or facility providing vehicular parking spaces along with adequate drives and aisles for maneuvering so as to provide access for entrance and exit for the parking of more than two (2) automobiles. OUTDOOR ADVERTISING SIGN: Any sign situated on private premises on which the written or pictorial information is not directly related to the principal use of the land on which such a sign is located. PARCEL: A "parcel" is a piece or tract of land in single ownership. May /997 2-11 �Article 2. 0 - Definitions PARKING SPACE: One unit of a parking area provided for the parking of one automobile. This space shall have an area of not less than two hundred (200) square feet, and shall be exclusive of curves, driveways, aisles or entrances giving access thereto and shall be fully accessible for the storage or parking of permitted vehicles. POOL OR BILLIARD HALL: An establishment wherein the substantial or significant portion of all usable area is devoted to the use of pool or billiard tables. PRIMARY HIGHWAY: A highway, other than an interstate highway or freeway, officially designated as a part of the federal aid primary system as defined in Section 103 of Title 23 of the United States Code, as amended by the Department of Transportation approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) PUBLIC UTILITY: Any person, firm, corporation, municipal department or board duly authorized to furnish and furnishing under federal, state or municipal regulations, to the public; electricity, gas, steam, communications, telegraph, transportation, water, or sanitary or storm sewage facilities. QUARRY: A "quarry" shall mean any pit, excavation, or mmmg operation for the purpose of searching for, or removing for commercial use, any earth, sand, gravel, clay, stone, slate, marble, or other non-metallic mineral in excess of fifty (50) cubic yards in any calendar year, but shall not include an oil well or excavation preparatory to the construction of a building or structure. RESIDENTIAL ZONE OR DISTRICT: Any zoning district in which dwelling units are permitted as a principal use. RIDING ACADEMY: Any establishment where horses are kept for riding, driving or stabling for compensation or incidental to the operation of any club, association, ranch or similar establishment. ROADSIDE ST AND: A temporary building or structure operated for the purpose of selling only produce raised or produced on the premises where sit\iated, and its use shall not make a commercial district, nor shall its use be deemed a commercial activity. ROOMING HOUSE: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire without meals. SCREEN: A structure providing enclosure, such as a fence, and a visual barrier between the area enclosed and the adjacent property. A screen may also be a non-structure consisting of shrubs, or other growing materials. 2-12 �Article 2. 0 - Definitions SHOPPING CENTER: A group of commercial establishments, primarily retail uses, that are compatible with each other and are mutually supportive, in one or more buildings, on a site that is planned, developed, and managed as one operating unit, with common driveways, parking areas, identification signs and other common facilities and services. SIGN: See Section 53 .02, Also see _Outdoor Advertising Sign and Free Standing Identification Sign. SITE CONDOMINIUM: A condominium development contammg residential, commercial, office, industrial, or other structures or improvements for uses permitted in the zoning district in which located, in which each co-owner owns exclusive rights to a volume of space within which a structure or structures may be constructed, herein defined as a condominium unit, as described in the master deed. SPECIALLY DESIGNATED DISTRIBUTOR'S ESTABLISHMENT (SDD): A specially designated distributor's establishment is a retail establishment, consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten ( 10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to distribute alcoholic liquor, other than wine under twenty (20) percent alcohol by volume, and beer, in the original package for consumption off the premises. SPECIALLY DESIGNATED MERCHANT'S ESTABLISHMENT (SDM): A specially designated merchant's establishment is a retail establishment consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten (10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to sell beer and/or wine for consumption off the premises. STORY: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it then the space between any floor and the ceiling next above it. STORY, ONE-HALF: A story under the gable, hip, or gambrel roof, the wall plates of which on a least two opposite exterior walls are not more than two (2) feet above the floor of such story and the floor area shall not exceed two-thirds (2/3) of the area of the floor below. STREET: A public thoroughfare which affords the principal means of access to abutting property having a right-of-way not less than sixty-six (66) feet in width. STREET LINE: The dividing line between the street right-of-way and the lot. When such right-of-way is not definable, a line shall be defined as thirty-three (33) feet on either side of the center of the street. May J99 i 2-13 �Article 2. 0 - Definitions STRUCTURE: Anything constructed, erected or placed with a fixed location on the surface of the ground or affixed to something having a fixed location on the surface of the ground. SUPPORT STRUCTURES: Where related to _a Wireless Telecommunication Facility a support structure shall be defined as a structure(s) erected or modified to support wireless telecommunication antennas. Support structures within this category include, but are not limited to, monopole, lattice or guyed towers; wood or metal utility poles and structures, or other structures which may appear to be something other than a mere support structure. TOURIST HOMES: A dwelling in which overnight accommodations are provided or offered to transient guests for compensation. A tourist home shall not be considered or construed to be a multiple dwelling, motel, hotel, boarding or rooming house. TRASH ENCLOSURE - An area, screened in accordance with requirements of this ordinance, designed for the storage of garbage dumpsters and other trash receptacles. VARIAN CE: A variance is a relaxation of the terms of the zoning ordinance where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship. As used in this ordinance, a variance is authorized only for height, area and size of yards and open spaces and parking space; establishment or expansion of a use otherwise prohibited shall not be allowed by variance, nor shall a variance be granted because of the presence of non-conformities in the zoning division or district or adjoining zoning division or districts. VEHICLE REP AIR - MINOR: Engine tune-ups; electrical systems, suspension systems, brakes, exhaust systems, cooling systems and heating and air conditioning systems repair; rust proofing; tire replacement; wheel balancing and alignment and diagnostic services. VEHICLE REP AIR - MAJOR: Engine overhauling or rebuilding, Jalve and piston repair, transmission repair, axle and universal joint repair, body repair, painting and refinishing. WIRELESS TELECOMMUNICATION FACILITIES: Towers and related structures used in the provision of telecommunication services including, but not limited to, cellular telephone, paging and personal communication services. YARD, FRONT: An open, unoccupied space extending the full width of the lot and situated between the street line and the front line of the building. YARD, REAR: An open, unoccupied space extending the full width of the lot and situated between the rear line of the lot and the rear line of the building. 2-14 �Article 2. 0 - Definitions YARD, SIDE: An open, unoccupied space on the same lot with the main building, situated between the side line of the building and the adjacent side line of the lot and extending from the rear line of the front yard to the front line of the rear yard, and if no front yard is required, the front boundary of the side yard shall be the front line of the lot and if no rear year is required, the rear boundary of the side yard shall be the rear line of the lot. SECTION 2.03 - lJNDEFINED TERMS Any term not defined herein shall have the meaning of common or standard use. SECTION 2.04 - ADDITIONAL DEFINITIONS Additional definitions are set forth in the following sections of this ordinance: .Hay /99i A. Definitions pertaining to flood hazard area regulations. Section 56.1 O.B. B. Definitions pertaining to sign regulations Section 53 .02 . 2-15 �ARTICLE 3.0 GENERAL PROVISIONS SECTION 3.01 - ESTABLISHMENT OF DISTRICTS The Township is hereb y divided into the following zoning districts as shown on the Official Zoning Map, which together with all explanatory matter shown thereon, 1s hereby adopted by reference and declared to be a part of this ordinance. - RC AG R-lA R-lA-1 R-lB R-lC R-2A R-2B R-3 l.\1HP R-O R-4 C-1 C-2 C-3 0-1 W-1 p R-D I-1 I-2 PUD Recreation Conservation District Agriculture District Single-family Rural Non-Farm Residential District Low Density Urban Residential District Single-family Suburban Residential District Single-family Urban Residential District Two-family Residential District Low Density Multiple-Family Residential District Moderate Density Multiple-Family Residential District Mobile Home Park Residential District Residential Office District High Density Multiple-family Residential District Local Commercial District General Commercial District Highway Commercial District Office District Wholesale and Warehousing District Parking District Research and Development District Limited Industrial District General Industrial District Planned Unit Development SECTION 3.02 - PROVISION FOR OFFICIAL ZONING :MAP For the purpose of this ordinance the zoning districts as provided in Section 3.01 of the ordinance are bounded and defined as shown on a map entitled "Official Zoning Map of Pittsfield Charter Township," a copy of which accompanies this ordinance and which, with all explanatory matter thereon, is hereby made a part of this ordinance . • February, 199./ 3-1 �Article 3. 0 - General Provisions SECTION 3.03 - IDENTIFICATION OF OFFICIAL ZONING MAP The Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following words : "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township," together with the effective date of this ordinance. SECTION 3.04 - CHANGES TO OFFICIAL ZONING MAP If, in accordance with the procedures of this ordinance and of Act 184 of Public Acts of 1943, as amended, a change is made in a zoning district boundary, such change shall be made by the Zoning Administrator promptly after the ordinance authorizing such change shall have been adopted and published, with an entry on the Official Zoning Map as follows : "On (date) by official action of the Township Board, the following (change) changes were made in the Official Zoning Map : (brief description of change)" which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change of any other nature shall be made unless authorized by the Zoning Board of Appeals and then only by the Zoning Administrator. No change of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this ordinance. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this ordinance and punishable as provided in Section 58 .09. Any changes in corporate boundaries within the Township shall be recorded on the Official Zoning Map by the Township Supervisor. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING MAP Regardless of the existence of purported copies of the Official Zoning Map which may from time to time be made or published, the Official Zoning Map which shall be located in the office of the Zoning Administrator and open to public inspection, shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building or structure in the Township. SECTION 3.06 - REPLACEMENT OF OFFICIAL ZONING~ In the event that the Official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes made thereto, the Township Board may by ordinance adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map. The new Official Zoning Map may correct drafting or other errors or omissions on the prior Official Zoning Map, but no such corrections shall have the effect of amending the zoning ordinance or the prior Official Zoning Map. The new Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following February. 199./ 3-2 �Article 3. 0 - General Provisions words: "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township adopted on (date) which replaces and supersedes the Official Zoning Map which was adopted on (date)." Unless the prior Official Zoning Map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaining to its adoption or amendment. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING l\1AP Where uncertainty exists as to the boundaries of zoning districts as shown on the Official Zoning Map the following rules for interpretation shall apply: A. A boundary indicated as approximately following the centerline of a highway, street, alley or easement shall be construed as following such centerline. B. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. C. A boundary indicated as approximately following the corporate boundary line of a city, village or township shall be construed as following such line. D. A boundary indicated as following a railroad line shall be construed as being midway between the main tracks. E. A boundary indicated as following a shoreline shall be construed as following such shoreline, and in the event of change in a shoreline shall be construed as following the actual shoreline. F. A boundary indicated as following the centerline of a stream, river, canal, lake or other body of water shall be construed as following such centerline. G. A boundary indicated as a parallel to or an extension of a feature indicated in paragraphs A through F above shall be so construed. H. A distance not specifically indicated on the Official Zoning Map shall be determined by the scale of the map . I. Where a physical or cultural feature existing on the ground is at variance with that shown on the Official Zoning Map, or in any other circumstances not covered by paragraphs A through H above, the Board of Appeals shall interpret the zoning district boundary. February, 199./ 3-3 �Article 3. 0 - General Provisions J. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this ordinance, the Board of Appeals may permit as a conditional use, the extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed fifty (50) feet beyond the district line into the remaining portion of the lot. SECTION 3.08 - APPLICATION OF REGULATIONS No structure shall be constructed, erected, placed or maintained and no use shall be commenced or continued within Pittsfield Charter Township except as specifically, or by necessary implication, authorized by this ordinance, in the zoning district in which said structure or use is to be located. Conditional uses shall be allowed only if listed as a conditional use specifically, or by necessary implication, in the zoning district in which the use is to be located, and only after a conditional use permit has been approved by the Planning Commission, as provided in this ordinance. Where a lot is devoted to a principal use, either permitted by right or as a conditional use, accessory uses and structures are authorized except as prohibited specifically or by necessary implication, provided such use or structure meets the definition of accessory use, building or structure in this ordinance . SECTION 3.09 - SCOPE OF PROVISIONS Except as may otherwise be provided in article 57.0 of this ordinance, every building and structure erected, every use of any lot, building or structure established, every structural alteration or relocation of an existing building or structure occurring, and every enlargement of or addition to an existing use, building and structure occurring after the effective date of this ordinance shall be subject to all regulations of this ordinance which are applicable in the zoning district in which such use, building or structure shall be located. However, where a building permit for a building or structure, use of building or structure, or use of lot or parcel, has been issued in accordance with the law prior to effective date of this ordinance and provided that construction is begun with three hundred sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure, use of building or structure, C\f use of lot or parcel, may be completed in accordance with the approved plans on the basis of which the building permit has been used, and further, may upon completion be occupied by the use for which originally designated, subject thereafter to the provisions of Article 57.0 of this ordinance. No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this ordinance, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building. February, 199./ 3-4 �Article 3. 0 - General Provisions No yard or lot existing at the time of adoption of this ordinance shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by this ordinance. SECTION 3.10 - NUMBER OF BUILDINGS ON A LOT Not more than one principal detached single-family dwelling unit shall be located on a lot, nor shall a principal detached single-family dwelling unit be located on the same lot with any other principal building or structure, except as permitted under Article 45, Planned Unit Development District, and Article 52, Planning and Development Regulations for (PUD) District of this ordinance . SECTION 3.11 - ACCESSORY BUILDINGS No accessory building shall be used prior to the principal building or use, except as a construction facility for the principal building. An accessory building attached to the principal building of a lot shall be made a structural part thereof and shall comply with the provisions of this ordinance. SECTION 3.12 - TEMPORARY DWELLING STRUCTURES A Temporary Dwelling - A mobile home may be used as a temporary dwelling by a family while repairing or replacing its single-family residence rendered uninhabitable by a disaster such as fire, flood, or windstorm. Such temporary dwelling shall be permitted only in RC or AG zoning districts . Only a mobile home may be used as a temporary dwelling; a camper, travel trailer, motor home, recreational vehicle, cabin, tent, basement, garage or similar unit shall not be used as a temporary dwelling in any zoning district. B. Non-residential Temporary Structure - A non-residential temporary structure designed as a general sales office, a sales/rental office or financial institution may be used exclusively for such purposes during construction of a permanent structure designed for any such purpose. Such temporary structure shall be permitted only in a commercial, office, wholesale and warehousing or industrial zoning district, and only if such permanent structure and use is permitted in said zoning district. A non-residential temporary structure, designed as a sales/rental office, may be used in a residential development exclusively for the purpose of selling, leasing or renting new dwelling units within said residential development. February, 199-1 3-5 �Article 3. 0 - General Provisions C. Required Approval - A temporary structure shall not be occupied until a certificate of occupancy has been issued by the township Zoning Administrator. The building inspector shall not issue a certificate of occupancy until the Planning Commission has approved a conditional use permit, and a performance guarantee has been deposited as required herein. D. Application - An application for such a permit shall be filed with the Township Clerk. The application shall include the following information: 1. Name and address of the applicant and property owner. 2. Accurate legal description of the lot on which the temporary structure is to be located. 3. A preliminary site plan, including the location of all proposed permanent improvements on the site and the relationship of temporary improvements to said permanent improvements. 4. Information showing the necessity of use of the temporary structure in meeting the construction schedule of the permanent structure(s) on the lot. 5. Copies of all permits and certificates required in Section 3 .12.F herein. 6. An estimate, with supporting information, of the reasonable cost of removal of the temporary structure and temporary site improvements, and of site cleanup, upon expiration of the permit. E. Planning Commission Action - Upon determining that an application conforms to all regulations of this ordinance, and the requirements for a conditional use permit, the Planning Commission shall approve the conditional use permit. The Planning Commission may attach conditions to its approval which it deems necessary to protect the public health, safety and welfare and to insure compliance with this ordinance. The approved use shall be specifically stated on the conditional use permit. \ F. Regulations 1. February, 199./ A temporary structure shall comply with all use, yard, and parking requirements of the zoning district in which located. A certificate of zoning compliance shall be obtained from the Zoning Administrator. 3-6 �Article 3. 0 - Genera/ Provisions 2. A temporary structure shall be connected to public water and sanitary sewer lines, where available, in which case a connection permit shall be obtained from the Township Utilities Department. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and septic tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. 3. A temporary structure shall be permitted only on the same lot as the permanent structure, except that a temporary sales/rental office in a residential development may be located within the boundary lines of said residential development. 4. The term of the permit shall not exceed one (1) year, provided that, in the discretion of the Planning Commission, the term may be extended for one (1) period not exceeding six (6) months. Extension shall only be made on written application filed twenty (20) days or more prior to such expiration, setting forth facts showing due diligence in construction of the permanent structure. An extension shall not be approved unless construction of the permanent building has commenced within one hundred eighty days (180) days of the date of approval of the conditional use permit, and is diligently pursued. 5. The use of a temporary structure shall be a permitted use in the district in which said structure is to be located, provided that the use of a non-residential temporary structure shall not be other than a general sales office, a sales/rental office, or a financial institution. 6. A soil erosion control permit shall be obtained from the township engmeer. 7. A driveway permit shall be obtained from the Washtenaw County Road Commission or the Michigan Department of State Highways and Transportation, whichever is applicable. 8. Driveway and parking areas shall be paved or constructed of compacted gravel or crushed limestone. 9. A performance guarantee in the form of cash or an irrevocable bank letter of credit shall be deposited with the Township Treasurer in the amount estimated by the Township Planning Commission to be sufficient to assure that, upon expiration of the term of the permit, the temporary structure and all temporary site improvements will be removed, and the site restored to a stable, safe and nuisance free condition. The guarantee shall provide that, February, 199./ 3-7 ---- -- -- ------- - --- ------ �Article 3. 0 - General Provisions in breach thereof, the Township shall be entitled to enter upon the site and complete such removal and restoration, and defray the cost thereof out of said deposit. 10. The permitee shall cause the temporary structure to be removed within fourteen (14) days of the date of iss_uance of a certificate of occupancy for the permanent structure, or of the date of expiration of the temporary structure permit, whichever is the earlier. 11 . A temporary structure permit and the certificate of occupancy issued thereon shall not be transferable to any other person, company, use, structure or lot. SECTION 3.13- ESSENTIAL SERVICES It is the intent of this zoning ordinance to place essential services and property owned, leased or operated by public agencies, including local, state, federal or any other public or governmental body or agency, under the provision of this ordinance, as follows : A. Where such uses are specifically listed they shall be governed as indicated. B. Where such uses are not specifically listed, they shall be permitted only districts permitting private uses of a similar nature. C. Property owned, leased, or operated by the State of Michigan or the United States, shall be exempted from the provisions of this ordinance only to the extent that said property may not be constitutionally regulated by Pittsfield Township. D. Notwithstanding other provisions of this Section (3 .13), mobile homes and vehicles (whether mounted or not on wheels and used for the purpose of a building) reasonably necessary for the furnishing of adequate service by Pittsfield Township and its departments and commissions for public health, or safety or general welfare shall be permitted in any use district, it bein~ the intention hereof to exempt such use, maintenance, parking and occupancy or the same from the application of this ordinance. in SECTION 3.14 - MINIMUM RESIDENTIAL FLOOR AREA No single-family dwelling or any dwelling unit in a two-family structure shall hereafter be erected or altered which shall have a total floor area of less than 1,000 square feet for dwelling units with two or less bedrooms, plus 200 square feet for each additional bedroom. No multiple-family structure shall hereafter be erected or altered unless each dwelling unit therein shall contain at least 500 square feet where no bedrooms are provided, 600 square feet with one bedroom, 800 square feet with two bedrooms and 200 square feet for each bedroom in excess of two, except in the case of a structure designed February, 199-1 3-8 �Article 3. 0 - General Provisions to house elderly people, in which case each dwelling unit shall contain at least 350 square feet if no bedrooms are provided, and 500 square feet if one or more bedrooms are provided. SECTION 3.15-MOBILE HOMES A. B. Purpose - This section of the zoning ordinance is designed to establish regulations under which mobile homes may be used as single-family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular or sectional housing among other names, are and have been permitted in Pittsfield Township, on individual lots, in any zoning district in which single-family dwellings are permitted, provided such units comply with the Township's codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulations contained in this section are specifically designed to : 1. Insure compliance of mobile homes on individual lots with all zoning regulations applicable to other single-family dwellings permitted in Pittsfield Township. 2. Insure compliance with all Township codes, in addition to the zoning ordinance, for the protection of the public health, safety and welfare. 3. Be aesthetically compatible with other single-family dwellings in the community. Standards and Requirements - A mobile home may be used as a single-family dwelling on a lot outside a mobile home park, if the following standards and requirements are met. These standards and requirements shall not apply to a mobile home located in a licensed mobile home park. 1. The lot shall be located in a zoning district which permits single-family dwellings. 2. The lot and the mobile home shall comply with all regulations of the zoning district in which located. 3. The mob ile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR3280), as amended. Febroary, 199./ 3-9 �Article 3. 0 - General Provisions 4. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. 5. The wheels, tongue and hitch, or other towing appurtenances shall be removed before anchoring the mobile home to the premises. 6. The mobile home shall be connected to public water and sanitary sewer lines, where applicable, according to Pittsfield Township standards and specifications, or to a well and septic tank approved by the County health department. 7. The mobile home shall be aesthetically compatible in design and appearance with conventional on-site constructed housing, and other types of approved manufactured housing. Compatibility shall be determined by the following standards: 8. February, 199./ a. The roof shall be finished with shingles or similar materials and shall have a minimum pitch of 3 on 12. b. Exterior walls shall be finished with natural or simulated natural materials, common to single-family dwellings such as, but not limited to, beveled stains, vertical siding, board and batten siding, or brick. c. Font and rear or front and side exterior doors . d. A roof drainage system which will collect, and concentrate the discharge of, roof drainage, and will avoid drainage along the sides of the dwelling. \ A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County health department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article 59.0, herein and is in effect. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 59.0, herein and is in effect. Any addition to a mobile home shall meet all requirements of the Pittsfield Township building code. 3-10 �r- Article 3. 0 - General Provisions 9. The mobile home, prior to any additions, shall have a minimum floor area of 1,000 square feet, a minimum exterior width of 24 feet for at least one side elevation, and a minimum floor-to-ceiling height of 7.5 feet. 10. Not more than one mobile home shall be used as a single-family dwelling on a lot, nor shall a mobile home be placed on any lot which another single-family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. 11. A mobile home shall not be removed from a foundation until a permit therefore has been issued by the building official, in accordance with the Pittsfield Township building code. SECTION 3.16 - ENTRANCE STRUCTURES A. Entrance structures may be provided for residential areas, shopping centers, industrial parks, and similar developments . The structure(s) may consist of walls, columns, gates, and may be located within required yards. The location and design of an entrance structure shall not interfere with pedestrian, bicycle or vehicular traffic movement; shall conform to the requirements of Section 56.04, herein; and shall not create a safety hazard. B. An entrance structure shall not be constructed until a building permit has been issued. The Planning Commission shall have approved the location, design, and maintenance provisions for an entrance structure before the building permit may be issued. C. All entrance structures shall be regularly maintained in good and safe condition. A mechanism shall be established for assuring the required maintenance. D. The application for approval shall provide the following information: E. 1. Precise location of the structure. 2. Plan and elevation drawings of the structure, including dimensions. 3. Location of electrical wiring and fixtures, if applicable. 4. Provisions to maintain the structure. An identification sign permitted in the district in which the entrance structure is to be located may be mounted on an entrance structure, or made a structural part thereof. Such signs shall conform to all sign regulations, except yard requirements. No sign containing advertising material shall be mounted on, or made a structural part of, an entrance structure. Febroary, 199./ 3-11 �ARTICLE 10.0 RC-RECREATION CONSERVATION DISTRICT SECTION 10.01 - PURPOSE The value to the public of certain open areas of the Township is represented in their natural, undeveloped or un-built condition. It is recognized by this ordinance that the principal use of certain open areas is, and ought to be, the development, management and utilization of the natural resource base possessed by these areas. In order that this value be maintained and this use encouraged, this ordinance has established, based upon a well considered plan, a zoning district designed to regulate the location of buildings and structures and the use of parcels and lots, in order to protect and enhance the natural resources, natural amenities, natural habitats of wildlife, water shed and reservoir areas, agricultural capabilities, public recreation areas, and the public health, safety and welfare by reducing the hardship and financial burdens imposed upon the Township by the wanton destruction of resources, the improper and wasteful use of open land and wooded areas, and the periodic flooding and overflow of creeks and streams. SECTION 10.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling. B. Public or private forest preserve, game refuge, golf course, park, playground, or other recreation purpose. C. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest and wildlife resources. D. A lot may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry and other farm animals, products and foodstuffs, and provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any lot kept as non-cropland shall be so treated as to prevent soil erosion by wind and water. E. A riding academy or stable, a kennel, or the raising or keeping of furbearing animals, horses, ponies and other animals, whether for profit or pleasure. F. The raising or growing of plants, trees, shrubs and nursery stock. Febniary, 1994 10-1 �Article I 0. 0 - Recreation Conservation District G. The growing, stripping and removal therefrom of sod, provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so to reduce the actual or potential erosion of soil by water or wind. H. A sign, only in accordance with the regulations specified in Article 53 .0. I. Distribution lines and structures, not including buildings, of essential services, when located within an existing public or utility right-of-way, and repeater buildings of a telephone utility company when the location is approved by the Township Planning Commission. SECTION 10.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50 .0: A. Public and private camping ground. B. The removal of soil, sand, gravel and other materials. See Article 50.0, Section 50.08. C. Transmission lines and structures, not including buildings, of essential services, where located in right-of-ways which are not a part of public or utility right-ofways existing at the time of adoption of this ordinance. D. Country-club house, swimming pool, bath house and the sale of food, beverages and recreation equipment which is incidental and accessory to a recreation use. E. Essential services, except as provided for elsewhere in this district, provided that no storage of materials, equipment, vehicles, or supplies shall be located on the premises; that no personnel shall be quartered or employed Oil the premises; and that the structure(s) shall be designed, erected, and landscaped in such manner as to conform to the character of the surrounding area and this district. F. All buildings and structures accessory and incidental to permitted uses in this district. G. Home Occupation. February. 199-1 10-2 �Article 10. 0 - Recreation Conservation District SECTION 10.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all RC - RECREATION CONSERVATION DISTRICTS : A. LOT AREA - No building or structure shall be established on any lot less than ten (10) acres in area. No lot without a building or structure shall be established less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD Al'ID SETBACK REQUIRENIBNTS F. 1. Front yard - Not less than sixty ( 60) feet from the right-of-way line. 2. Side yard - Least width of either yard shall not be less than thirty (30) feet; except in the case of a comer lot where the side yard on the road or street side shall not be less than sixty (60) feet. 3. Rear yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56 .0, Section 56.06, the following height requirements shall apply to this district. For all buildings and structures - No building or structure shall exceed three (3) stories or forty (40) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORJ.vfANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONNIBNTAL QUALITY - Specified in Article 56.0, Section 56.07. February, 199./ 10-3 �ARTICLE 11.0 AGRICULTURAL DISTRICT SECTION 11.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, farming. Toe regulations of this district are designed to conserve, stabilize, enhance and develop farming and related resource utilization activities, to minimize conflicting uses of parcels, lots, buildings and structures detrimental to, or incompatible with, these activities, and to prohibit uses of parcels, lots, buildings and structures which require streets, drainage and other public facilities and services of a different type and quantity than those normally required by these activities. The district, in preserving areas for agricultural uses, is also designed to prevent proliferation of residential subdivision and urban sprawl. SECTION 11. 02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling. B. A parcel may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry, bees and other farm animals, products and foodstuffs, and any building or structure may be located thereon and used for the day-to-day operation of such activities, for the quartering, storage or preservation of said crops, livestock, poultry, bees, animals, products and foodstuffs until consumed on the premises or until moved to a place of collection, distribution or processing, and for the incidental sale of crops, products and foodstuffs raised or grown on said lot or in said building or structure, provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any land kept as non-cropland shall be so treated as to prevent soil erosion by wind or water. C. A parcel may be used for the raising and keeping of livestock, not as a farming activity and not for the purpose of remuneration or sale, but incidental to the principal use of a single-family dwelling there situated provided that no feed, other than grain and hay, is imported to the premises, and all livestock feed is stored in rodent proof containers, and that pens and shelters are maintained in a sanitary condition, and that such livestock are fenced in or otherwise prevented from roaming at large off the premises. May 1997 11-1 �Article 11. 0 - Agricultural District D. A parcel may be used for the raising or growing of plants, trees, shrubs, and nursery stock, and any building or structure that may be located thereon and used for such raising or growing and for the storage of equipment and materials necessary for such raising or growing. E. Roadside stand, provided it is incidental to a permitted use and provided the nursery stock or other agricultural products sold at the stand are raised on the premises where situated. Off-street parking as required in Article 51.0. F. Public and private recreation areas, such as a forest preserve, game refuge, recreation park and reservation and similar public and private use of low intensity use. G. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest, and wildlife resources. H. A parcel may be used for the growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so as to prevent actual or potential erosion by water or wind. I. Line and structures of essential services as set forth in Section 10.02.I, herein. J. A sign, only in accordance with the regulations specified in Article 53.0. K. An accessory use, building or structure. SECTION 11.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50.0 . \ A. The removal of sand, gravel and other materials. See Article 56.0, Section 56.16. B. Public and private park, camp ground, golf course, golf driving range, club, hunting lodge, garden nursery, greenhouse and livestock auction yard. C. Community and governmental buildings. D. Airport. E. Sanitary land fill site. May 199i 11-2 f �-, 11111 Article 1 /. 0 - Agricultural District F. Public and private nursery, pnmary and secondary schools, business school, college and university. G. Hospital, nursing home, sanitarium. H. A church, synagogue, cathedral, mosque, temple or other building used for public worship, or a cemetery. I. Veterinarian, animal clinic and kennels. J. Essential services, as provided for in Sections 10.03.C & E, herein. K. A radio and television broadcasting and receiving antenna. L. A building may be used for the temporary housing of seasonal agricultural workers provided the farm where located is at least sixty (60) acres. M. One mobile home may be used for the housing of one agricultural worker and his family provided the farm where located is at least sixty (60) acres in size, is being used for agricultural purposes and that the worker obtains at least thirty (30) percent of his means from that farm where living. The mobile home shall be located to the rear of the area of farm buildings and shall meet the provisions of Article 50.0, herein. N. Horne Occupation. 0. Wireless Telecommunication Facilities. SECTION 11.04-REGULATION AND PERFORMANCE STANDARDS The following regulations shall apply in all AG - AGRICULTURAL DISTRICTS A. LOT AREA - No building or structure shall be established on any lot less than two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.C shall be two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.B shall be ten (10) acres. B. LOT WIDTH - The minimum lot width for a two and one-half (2-1/2) acre lot shall be hvo hundred (200) feet, and for a ten (10) acre lot shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. ,Hay 199 7 11-3 �Article 11.0 -Agricultural District D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less that fifty (50) feet from the right-of-way line. 2. Side Yards - Least width of either yard shall not be less than thirty (30) feet except in the case of a corner lot where the side yard on the road or street side shall not be less than sixty (60) feet. ,, .J. Rear Yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure, provided further that where livestock is raised or kept, no structure or storage or hay, feed, or manure shall be located less that fifty (50) feet from a property line. 5. Detached Accessory Structures a. Garages and utility structures ,.. /, 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a corner lot, where the side yard along the street shall not be less than 60 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 11.04 E-2, herein, shall apply. ,, .J. b. \ Rear yard - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures the rear yard shall not be less than 50 feet. Swimming pools. 1. Front yard - Not less than 50 feet. ~ 11 -4 �Article 11. 0 - Agricultural District F. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall not be less than 60 feet. 3. Rear yard - Not less than 15 feet. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: l. For dwelling and non-farm buildings and structures: No dwelling or non-farm building or structure shall exceed a height of three (3) stories or forty (40) feet. 2. For general and specialized farm buildings and structures: No general and specialized farm buildings and structures shall exceed a height of seventy-five (75) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56.07 . .\lay I 99 7 11-5 �ARTICLE 20.0 R-lA - SINGLE-FAMILY RURAL NON-FARM RESIDENTIAL DISTRICT SECTION 20.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on medium size lots. The regulations of this district are designed to preserve a predominantly rural character in those areas fit for concentrated residential use because of the soil's ability to absorb sewage wastes from individual septic tanks and to supply safe water from wells. In addition to the dwellings permitted in this zoning district there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal use of this district. SECTION 20.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, on1y in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, on1y in accordance with the procedure and regulations specified in Article 52.0. SECTION 20.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range. B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery; primary and secondary school. E. Essential services, as provided in Section 10.03.C & E, herein. February, /994 20-1 �Article 20.0 - Single Family Rural Non-Farm Residential District F. Home occupations. - SECTION 20.04 - REGULATIONS AND PERFORMANCE STANDARDS Toe following regulations shall apply in all R-lA Single-family Rural Non-Farm Residential Districts: A. LOT AREA - Toe minimum lot area in this district shall be one (1) acre for single-family dwellings and accessory structures thereto. Toe minimum lot area for all other principal buildings and structures listed in Section 20.03 shall be three (3) acres. B. LOT WIDTH - Toe minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - Toe maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RA TIO - Toe maximum floor area shall not exceed twenty (20) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yard - Least width of either yard shall not be less than twenty (20) feet except in the case of a comer lot where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Detached Accessory Structures a. February, 1994 Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a comer lot, where the yard along the street shall not be less than 50 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 20.04.E(2), herein, shall apply. • 20-2 ...I �Article 20. 0 - Single Fami/y Rural Non-Fann Residential District 3. b. 5. F. Rear yards - For a structure not more than 12 feet b.igh and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures, the rear yard shall not be less than 50 feet. Swim.ming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall be not less than 50 feet. 3. Rear yard - Not less than 15 feet. The above requirements shall apply to every lot, building or structure HEIGHT REQUIR.ENf.ENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in th.is district: l. For building and structures: No building or structure shall exceed a height of two and one-half (2-1/2) stories or thirty-five (35) feet 2. For detached accessory building: No detached accessory buildings shall exceed a height of twenty five (25) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORLvlAL'{CE STA.J.'IDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56 .07. Fdruary, 199-1 20-3 �ARTICLE 20A.0 (R-lA-1) LOW DENSITY URBAN RESIDENTIAL DISTRICT SECTION 20A.0l -STATElVIENT OF INTENT This district is established to provide areas for single-family residences in designated urban residential areas on large lots. It is intended to be used in areas in which residential density should be kept as low as possible, compatible with economical provision of public sanitary sewer and water facilities and other urban services, in order to preserve existing trees and other natural features, and to provide transition from areas developed with rural, non-farm residences . The district is also established to enable street, drainage, and other subdivision improvements to be provided at lesser standards than those which are required for urban residential districts with smaller lot sizes and thus higher intensity development. This district is intended to be used only in areas served by public water and sanitary sewer facilities . SECTION 20A.02 - PERMITTED USES The following buildings, structures, and uses are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign in accordance with the regulations set forth in Article 53.0 herein. D. A planned unit development, in accordance with the procedures and regulations set forth in Article 52.0, herein. SECTION 20A.03 - CONDITIONAL USES The following buildings, structures, and uses are permitted herein, subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery school, primary and secondary school. February, 1994 20A-l �Article 20A. 0 - Low Density Urban Residential District E. Essential services as provided in Section 10. 03 C and E, herein. F. Home occupation. SECTION 20A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA-1 zoning districts: A. LOT AREA - The minimum lot area shall be twenty thousand (20,000) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is twenty thousand (20,000) square feet shall be ninety (90) feet. The minimum width for a lot whose minimum required area is one ( 1) acre shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed twenty (20) percent of the lot area. E. YARD REQUIRErvffiNTS 1. Front Yard - Not less than forty (40) feet for principal buildings detached accessory structures, and swimming pools. 2. Side Yards - Where a garage is attached to a dwelling, the minimum side yards shall be ten (10) feet for each side. Where a garage is not attached to a dwelling, the minimum side yards for the dwelling shall be ten (10) feet for the side without a driveway and fifteen ( 15) feet for the side with the driveway. For detached accessory structures the\minimum side yard shall be five (5) feet; for swimming pools, fifteen (15) feet. For all principal buildings other than single-family dwellings the minimum side yard shall be twenty (20) feet. In the case of corner yards, the minimum yard shall be forty (40) feet for all buildings and structures including swimming pools. 3. Rear Yard - Not less than thirty-five (3 5) feet for principal buildings, not less than five (5) feet for a detached accessory structure, not less than twenty (20) feet for a swimming pool. February, 199./ 20A-2 �Article 20A. 0 - Low Density Urban Residential District 4. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures, including swimming pools, shall meet the minimum front yard requirements. 5. F. Toe preceding regulations shall apply to every lot, building or structure. HEIGHT REGULATIONS - Except as otherwise provided in Section 56 .06 herein, the following height regulations shall apply in this district: 1. For buildings and structures - Height shall not exceed 2-1/2 stories or thirty-five (35) feet. 2. For detached accessory buildings and structures-height shall not exceed twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein. Febnwry, 1994 20A-3 �ARTICLE 21.0 R-lB SINGLE-FAMILY SUBURBAN RESIDENTIAL DISTRICT SECTION 21.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on moderately small-sized lots. The regulations of this district are designed to create predominantly suburban character in those areas which are served by a central water supply system and a central sanitary sewerage system. In addition to the dwellings permitted in this zoning district, certain residential and public uses are permitted which have been strictly regulated to make them compatible with the principal use of this district. SECTION 21.02 - PEMilTTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 21.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range . B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building . D. Public and private nursery, primary and secondary school. E. Essential services, as provided in Section 10.03 .C & E herein. May 1997 21-1 �Article 21. 0 - Single Family Suburban Residential District F. Home Occupations. SECTION 21.04 - REGULATIONS AND PERFORlV[Al~CE STANDARDS The following regulations shall apply to all single-family residential districts: A. LOT AREA - Where a lot is served with a central water supply system and a central sanitary sewerage system there shall be provided a minimum of ten thousand (10,000) square feet of lot area for each single-family dwelling unit. Where a lot is not so served, there shall be provided a minimum of one ( 1) acre of lot area for each single-family dwelling unit. The minimum lot area for all other principal buildings and structures listed in Section 21.03 shall be one (1) acre where central services are provided and three (3) acres where a lot is not so served. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty ( 15 0) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIREMENTS 1. 2. PRINCIPAL RESIDENCE a. Front Yard - Not less than thirty-five (35) feet. b. Side Yards - Where garages are attached to the dwelling, the least width of the side yards shall be five (\5) feet and the sum of the two side yards shall not be less than fifteen (15) feet. Where garages are detached, the least width of the side yards shall be five (5) feet and the side yard on the side with the driveway shall be at least fifteen (15) feet except in the case where the side yard is adjacent to a road or street which yard shall not be less than thirty-five (35) feet. c. Rear Yard- Not less than thirty-five (35) feet. DETACHED ACCESSORY STRUCTURES a. Garages and Utility Buildings 21-2 �.. Article 21.0 - Single Family Suburban Residential District b. 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yard - Not less than five (5) feet. 3. Rear yard - Not less than five (5) feet. Swimming Pools 1. Front Yard- Not less than thirty-five (35) feet. 2. Side Yard - Not less than fifteen (15) feet. 3. Rear Yard - Not less than twenty (20) feet. 3. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For buildings and structures - No building or structure shall exceed a height of two and one half (2-1/2) stories, or thirty-five (35) feet. 2. For detached accessory buildings - No detached accessory building shall exceed a height of twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING -As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0 . .Hay /99- 21-3 �ARTICLE 22.0 R-2A-TWO-FAMILY RESIDENTIAL DISTRICT SECTION 22.01 - PURPOSE This district is intended to delineate areas in the Township which are suitable for two single-family attached dwellings occupying a common lot or parcel. The district is intended to create areas of essentially single-family residential character, utilizing two attached single-family dwellings. It is intended to be similar to the R-1B district, except for the different type, and slightly higher density of dwelling units. SECTION 22.02 - PERMITTED USES A. All uses permitted in the R-1B district, Section 21.02, subject to all requirements of that district. B. Two-family dwellings. SECTION 22.03 - CONDITIONAL USES A. All uses permitted in the R-1B district, Section 21.03, as conditional uses, subject to all requirements of that district. SECTION 22.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Every lot occupied by a two-family dwelling shall contain an area of not less than twenty thousand (20,000) square feet, where the lot is served by central water supply and sanitary sewerage systems. Where the lot is not so served, the minimum lot area shall be two (2) acres. B. LOT WIDTH - The minimum width for lots occupied by two-family dwellings served by central water supply and sanitary sewerage systems shall be one hundred twenty (120) feet. The minimum width for lots not so served shall be two hundred ten (210) feet. C. LOT COVERAGE - The maximum lot coverage shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum lot coverage for lots not so served shall be twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area ratio shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum floor area ratio for lots not so served shall be twenty (20) percent. February. 1994 22-1 �Article 22. 0 - Two Family Residential District E. YARD REQUIREMENTS - The yard requirements for the R-lB district shall apply to lots served by central water supply and sanitary sewage systems. The yard requirement of the R-lA district shall apply to lots not so served. F. HEIGHT REQUIREMENTS - The height regulations of the R-lB district shall apply. G. REQUIRED OFF-STREET PARKING - As required in Article 51.0, herein. H. SITE PLAN APPROVAL - A building permit shall not be issued for construction of a two-family structure until a site plan therefor has been approved according to the procedure and specifications in Article 55.0, herein. I. PERFORMANCE STANDARDS - As required in Article 54.0, herein. J. WELL AND SEPTIC TANK REQUIREMENTS - Where public water and sewage facilities are not available, each dwelling unit in a two-family dwelling shall have a well, septic tank, and drain field, said facilities not to be shared with the other dwelling unit in the structure. Said well, tank and drain field shall be located on the portion of the lot identified with the dwelling unit served. February, 1994 22-2 - -. �ARTICLE 23.0 R-2B- LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 23.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, multiple-family dwellings. The regulations of this district are designed to permit a lower density of population and a lower intensity of land use than is allowed in the R-3 District in those areas which are served by central water supply system and a central sanitary sewerage system, and which abut or are adjace~t to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal uses of this district. SECTION 23.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses in the R-2A district, Section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto. C. A home occupation may be located on lot with single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 23.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. County club, public swimming pool, recreation club, public and private park and playground. February, 1994 23-1 �Article 23. 0 - Low Density lvfu/tip/e-Family Residential District C. Church and public building. D. Public and private nursery, primary and secondary school. E. Essential services as provided in Section 10.03 C & E, herein. SECTION 23.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-2B-Low Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family structure which has three (3) or more dwelling units shall contain an area of not less than seven thousand three hundred (7,300) square feet per dwelling unit. B. LOT WIDTH - For a multiple dwelling structure, the minimum lot width shall be one hundred twenty-five (125) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIRE:tvIENTS F. 1. Front Yard - Not less than thirty five (35) feet. 2. Side Yards - For multiple-family dwellings - Least width of either yard shall not be less than fifteen (15) feet, but the sum of the two side yards shall not be less than thirty-five feet except in the case of a corner lot or parcel where the side yard on the road or street sidt\shall not be less than thirty-five feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. For accessory structures the structure shall meet the same yard requirements. 5. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, no building shall exceed two (2) stories above finished grade or twenty-five (25) feet whichever is the lesser. February. 199-1 23-2 �Article 23. 0 - Low Density tvfultiple-Family Residential District G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback lines provided elsewhere in this ordinance in group dwellings (including semi-detached and multiple dwellings) the following mioimnm distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, not less than fifty (50) feet. 2. Where buildings are side to side, one (1) times the height of the taller building but not less than eighteen (18) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than thirty-five (3 5) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length, the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February, 1994 23-3 - - -- -- - - -- -- - �ARTICLE 24.0 R-3-MODERATE DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 24.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be multiple-family dwellings at a moderate density. The regulations of this district are designed to permit a moderate density of population and a moderate intensity of land use in those areas which are served by a central water supply system and a central sanitary sewerage system, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principle use of this district. SECTION 24.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All uses permitted in the R-2A district, section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto . C. A home occupation may be located on a lot with a single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 24.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50 .0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. February. 199./ 24-1 �Article 24. 0 - Moderate Density Family Afultiple Family Residential District C. Church and public building. D. Public and private nursery schools, primary and secondary school, college and university. E. Medical and dental clinic, when associated with a hospital, nursing home or sanitarium. F. Funeral establishment. G. Hospitals, nursing homes, sanitariums. H. Essential services as provided in Section 10.03.C & E, herein. SECTION 24.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-3 - Moderate Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family dwelling structure which has three (3) or more dwelling units shall contain an area of not less than four thousand eight hundred (4,800) square feet per dwelling unit. B. LOT WIDTH - For a multiple-family dwelling, the minimum lot width shall be four hundred (400) feet. C. LOT COVERAGE - For multiple-family buildings, the maximum lot coverage shall not exceed thirty-five (3 5) percent. D. FLOOR AREA RATIO - For multiple-family buildings, the maximum floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS \ 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, but the sum of the two side yards shall not be less than fifty (50) feet except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Accessory structures shall meet the same yard requirements. February, 199-1 24-2 �Article 24. 0 - fvfoderate Density Family Multiple Family Residential District 5. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREl'vfENTS - Except as is otherwise provided in Article 56.0, Section 56.06, no building or structure shall exceed two and one-half (2-1/2) stories above finished grade or thirty-five (35) feet which ever is the lesser. G. DISTANCE BETWEEN GROUPED BUlLDINGS - In addition to the required setback lines provided elsewhere in this ordinance, in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. 2. Where buildings are side to side, one and one half (1-1/2) times the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than forty-five (45) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length; the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLAl~G CO:MMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February. 1994 24-3 �ARTICLE 25.0 MHP - MOBILE HO1\1E PARK RESIDENTIAL DISTRICT SECTION 25.01 PURPOSE The purpose of this district is to provide for the development of mobile home parks, and to promote mobile home parks with the character of residential neighborhoods. It is the intent of this ordinance that mobile home parks be located in areas which are served adequately by essential public facilities and services such as access streets, police and fire protection, and public water, sanitary sewer, and storm drainage facilities . SECTION 25.02 PERMITTED USES The following buildings and structures, and uses of lots, buildings, and structures are permitted in this district. • A Mobile home dwelling units. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. Signs, in accordance with Article 53 .0, herein. D. Accessory structures such as sheds and community buildings. SECTION 25.03 CONDITIONAL USES The following buildings and structures, and uses of lots, buildings, and structures, are permitted subject to obtaining a conditional use permit as provided in Article 50, herein. A Church, fire station, police station, government office building, and similar government buildings. B. Public or private nursery, primary, and secondary school, day care center. C. Essential services as provided in Section 10.03 .C and E, herein. SECTION 25.04 REGULATIONS AND PERFORl\.'IANCE STANDARDS The following regulations shall apply to all mobile home park residential districts. A • Lot Area - The minimum area of the lot that comprises the mobile home park shall be 15 acres . February, 1994 25-1 �Article 25. 0 - Mobile Home Park District B. Height Requirements - Except as otherwise provided in Sections 56.06 and 56.14, no building or structure shall exceed a height of 2-1/2 stories or 3 5 feet. C. Planning and Development Regulations - As provided in Section 56.14, herein. \ February, 1994 25-2 �ARTICLE 26.0 R-O RESIDENTIAL-OFFICE DISTRICT SECTION 26.01 - PURPOSE The R-O District has the following purposes : - A To accommodate certain small office uses which are low traffic generators and which are compatible with adjacent and neighboring single-family dwellings . B. To be located along major streets and in those areas of Pittsfield Township which are established single-family residential areas and which are in transition to nonsingle-family residential areas but have vacant, undeveloped lots fronting on major streets which are not likely to have new single-family dwellings constructed thereon. C. To provide a reasonable use of such properties as identified in paragraph (B) preceding, without permitting more intense office or commercial districts. D. To provide new buildings which are compatible in architectural style and scale with adjacent single-family dwellings. E. To encourage retention of existing single-family structures in their architectural style and scale. SECTION 26.02 - PER.l\11TTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A Single-family dwelling and any use, building or structure accessory thereto . B. Single-family dwellings and any use, building or structure accessory thereto . C. Signs, only in accordance with the regulations set forth in Section 26.06 and Article 53 .0, herein. D. Lines and structures of essential services, as provided in Section 10.02.I, herein . • February, 199./ 26-1 �Article 26. 0 - Residential-Office District SECTION 26.03 - CONDmONAL USES A. The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0, herein: 1. Church and public building. 2. Public and private nursery school primary and secondary schools. 3. Essential services, as provided in Section 10.03 .C & E, herein. 4. Home occupations. 5. Offices of architects, engineers, surveyors and similar professionals, provided that no trucks, drilling rigs, and similar vehicles shall be stored on the premises and provided that no materials or field equipment shall be stored outdoors on the premises. 6. Executive, administrative, legal, accounting, insurance, real estate and similar offices, provided that banks and offices of any doctor, dentist, chiropractor or similar profession shall not be permitted in the district because the off-street parking required and the traffic generated by such uses are incompatible with the purpose of this district. 7. A dwelling unit combined with an office of the nature set forth in Sections 26 .03.A(5) and A(6), provided that the proprietor of the office resides in the dwelling unit. 8. As a further condition of approving a conditional use permit, the Planning Commission shall determine whether the proposed office use will generate off street parking requirements in excess of the maxim.um number of parking spaces permitted on the premises. If the Pl\Ilfiillg Commission so determines, the permit application shall be denied. The Planning Commission shall enter into the record of the meeting at which the determination is made all data and other findings which were used in making said determination. B. In addition to the information required for a conditional use permit as set forth in Sections 50.03 and 50.04, herein, any application for a conditional use permit for an office in this district shall include the following information: 1. February. 199./ Shall include a site plan meeting the requirements of Section 55 .05 "Required Data for a Preliminary Site Plan" . 26-2 ,,,,-- �Article 26. 0 - Residential-Office District C. 2. A scaled floor plan of the principal building to be converted to, expanded for, or to be constructed for office use, or combined residential-office use, showing thereon the existing and future layout of the structure. 3. A typical elevation of each facade of the principal building, drawn to scale, showing thereon the height of the building and the nature of the exterior finish materials. 4. Typical details of the screened enclosure for outdoor trash storage. Upon issuance of a conditional use permit for an office in this district, no certificate of zoning compliance or building permit shall be issued until a detailed site plan has been approved by the Planning Commission in accordance with Sections 55.07 and 55 .08 of this ordinance. SECTION 26.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Where a lot is served by public water and sanitary sewerage facilities, the following minimum lot areas shall be required: Single-family dwellings - 10,000 square feet Single-family dwellings - 20,000 square feet Offices - 15,000 square feet Single-family and office - 20,000 square feet Where a lot is not served by public water and sanitary sewerage facilities the minimum required lot area shall be one (1) acre. B. LOT WIDTH- Minimum lot widths shall be required as follows: Lots with a minimum area of: 10,000 square feet - 70 feet 15,000 square feet - 100 feet One (1) acre - 150 feet C. LOT COVERAGE - Lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - Floor area ratio shall not exceed twenty (20) percent. E. YARD REQUIREMENTS - The following minimum yards shall be required for each principal building: 1. February, 199-1 Front yard - thirty-five (3 5) feet. 26-3 �Article 26. 0 - Residential-Office District F. 2. Side yard - ten (10) feet either side, except in the case of a comer lot or parcel where the side yard on the road shall not be less than thirty-five (35) feet. 3. Rear yard - thirty-five (35) feet. HEIGHT REGULATIONS - Except as otherwise provided m Section 56.06, herein, the following height regulations shall apply: 1. Existing principal structures shall not exceed two (2) stories or thirty-five (3 5) feet in height. 2. New principal structures to be established on undeveloped parcels or to replace existing principal structures, and all additions to existing structures shall not exceed one ( 1) story or fifteen ( 15) feet in height. 3. Accessory structures shall not exceed one (1) story or fifteen (15) feet in height. G. FLOOR AREA - Each dwelling unit shall meet the mm1mum floor area requirements as set forth in Section 3 .14, herein. No principal building shall have a floor area greater than three thousand (3,000) square feet. H. TRANSITION STRIP - Along any property in this district which abuts a residentially zoned lot, a transition strip shall be provided at the time that any office use is established. The transition strip shall be at least fifteen (15) feet wide and shall be regularly and permanently maintained. The strip shall be improved with trees and shrubs, and a screen constructed of wood or brick or combination of these materials. The screen shall be located adjacent to the property line and shall have a height of not less than four (4) or more than six (6) feet. The strip may be included within a required side or rear yard, but no part of any parking space or driveway shall be permitted within a transition strip. I. A use or structure on any lot in this district fronting a pub\ic road, street or way shall provide in addition to and as an integral part of any site development on the front yard a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off street parking areas from the public right-of-way. J. TRASH STORAGE - On any lot with an office use, all garbage, trash and other waste materials shall be stored within containers with lids. Said containers shall be permanently located within a screened enclosure on a concrete pad with a minimum thickness of four (4) inches. The enclosure shall be constructed of wood or bricks or a combination of these materials. February, 1994 26-4 -- �Article 26. 0 - Residential-Office District K. PARKING - Off-street parking shall be supplied in accordance with Section 51 .01 . Not more than six (6) outdoor parking spaces shall be located on any lot or lots for each principal building. The number of required spaces shall be determined by the Planning Commission based on the number of employees and type of office. The Planning Commission shall enter into the record of the meeting, at which the determination is made, all data and other findings which were used in making said determi.nation. All parking areas and drives shall be paved, and shall be constructed so as to prevent drainage of surface water into adjacent properties or onto street surfaces. L. ARCHITECTURAL REGULATIONS - Every principal building constructed or remodeled in this district shall have an exterior design on all facades similar to a single-family detached residential building. To this end the roofs of such buildings shall be gable, hip, gambrel, or mansard in design, and no roof shall have a pitch of less than two (2) on twelve (12) inches. All such buildings shall be finished in exterior materials of wood, aluminum or vinyl siding, or brick or stone veneer. Concrete block, curtain wall, and similar exterior finishes shall be prohibited. SECTION 26.05 - SIGNS Signs in this district shall comply with all provisions of Article 53, herein, except that the following regulations shall govern: A. One non-illuminated free-standing sign shall be permitted for one or more offices for each principal building. Such signs shall be limited to copy which identifies the office(s) located on the premises. Such sign shall not exceed nine (9) square feet in area and shall not exceed four (4) feet in height. B. One identification sign for an office use may be mounted flush against the wall of the principal building, at each entrance. Such sign shall not exceed two (2) square feet in area. February, 1994 26-5 �ARTICLE 27.0 R-4 IDGH DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 27.01 - PURPOSE The R-4 district has the following purposes: A. To permit residential structures unlimited as to height, for persons desiring high density living accommodations in buildings with central services. B. To provide locations for high-rise housing for elderly persons. C. To permit and encourage residential facilities in intensively used areas, such as commercial and office centers in order to create a mixture and balance of uses . The R-4 district is intended to be located in areas of Pittsfield Township which have the following characteristics : A. Frontage on, or direct access to, one or more major arterial streets as designated in the adopted master plan. B. Available public transportation services. C. Within, or adjacent to, existing commercial, office, or high density residential areas, or in areas designated for such use in the adopted master plan. D. Adjacent to large public open space areas or community parks. E. In major urban identity areas, as set forth in the adopted master plan, where highrise residential buildings will enhance the appearance and importance of major activity centers. The district is not intended to be used within, or adjacent to, existing or planned low density residential areas, unless the residential areas are part of a development plan for a PUD. The district may be used as a transition area between commercial or office uses and moderate density (R-3) areas . February, 1994 27-1 �Article 27. 0 - High density Multiple Family Residential District SECTION 27 .02 - PERMITfED USES The following structures and uses of lots and structures are permitted in this district: A. Multiple-family dwellings . B. Incidental services located within apartment buildings for convenience of the buildings' residents, such as newsstands, delicatessens, restaurants, personal service shops, and similar uses, provided the following conditions are met: 1. At least one hundred (100) dwelling units shall be contained within the apartment building(s) in the complex. 2. Not more than two (2) percent, including hallway space, of the total floor area devoted to dwelling units within the apartment building(s) shall be so used. 3. All such incidental services shall be situated within the interior of an apartment building so that no part thereof shall be directly accessible from any street or other public or private way. 4. No sign or window display shall be discernible or visible from a sidewalk, street, or other public or private way. 5. Such incidental service shall not be located on any floor above the first or ground floor. C. Accessory structures and uses as are customarily incidental to the principal permitted uses . D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, in accordance with Article 53 .0, herein. F. A planned unit development in accordance with Article 52.0, herein. \ SECTION 27.03- CONDITIONAL USES The following structures and uses of lots and structures are permitted in this district, subject to obtaining a conditional use permit as provided in Article 50.0 herein: A. Public swimming pool, recreation club, public and private park and playground. B. Church. February, 1994 27-2 �Article 27. 0 - High density Multiple Family Residential District C. Public and private nursery schools, primary and secondary schools; college and university facilities . D. A medical or dental clinic, when associated with a hospital, nursing home or sanitarium. E. Hospital, nursing home, sanitarium. F. Essential services, as provided in Section 10.03 .C & E, herein. SECTION 27.04 - REGULATIONS AND PERFORMANCES STANDARDS The following regulations shall apply in all R-4 IDGH DENSITY MULTIPLE-F Al\.1IL Y RESIDENTIAL DISTRICTS : A. LOT AREA - Every lot or parcel occupied by a multiple-family dwelling structure shall provide a minimum lot area of eight hundred (800) square feet for each dwelling unit, except buildings to be occupied exclusively by elderly persons, in which case the following minimum lot area requirements shall apply: Efficiency units (0 bedrooms) 500 square feet per dwelling unit One or more bedroom units 600 square feet per dwelling unit This district has no minimum lot area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The total ground floor area shall not exceed fifteen (15) percent of lot area. The total developed area, consisting of the ground floor area of all structures, driveways, and surface parking areas shall not exceed forty (40) percent of the lot area. D. FLOOR AREA RATIO - The maximum floor area ratio shall not exceed one hundred fifty (150) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - The front yard shall be not less than seventy-five (75) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 6 February, 199./ 27-3 �Anicle 27.0 - High density Multiple Family Residential District 2. Side and Rear Yards - The side and rear yards shall not be less than one hundred (100) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 3 where the yard abuts residential zoning district: or not less than fifty (50) feet or the distance yielded by the following formula, whichever is greater: Y=L +2H 6 where the yard abuts any other zoning district. 3. Corner side yards shall be provided as required for front yards. Formulas - The preceding formulas shall be defined as follows : Y= L= H= The dimension of the required yard in feet. The total length in feet of the portion of a lot line from which, when viewed from directly above, lines drawn perpendicular from the lot line will intersect all parts of the building. Building height, in feet. F. HEIGHT REQUIREMENTS - This district has no limitation on building height. G. BUILDING SP ACE - The minimum required distance between any two (2) buildings, referred to as Building "A" and Building "B" shall be determined by the following formula: 1. If the buildings overlap, or if the overlapping walls ar~without windows : HD =La+ Lb + 2(Ha + Hb) 10 2. If one or both of the overlapping walls are window walls: HD =La+ Lb + 2(Ha + Hb) 6 February. 199-1 27-4 �Article 27. 0 - High density Multiple Family Residential District If a proposed building is non-rectangular in shape, a rectangle shall be 3. superimposed upon the plan and the formula set forth in either subparagraph (1) or (2) be utilized. The Planning Commission shall determine which formula shall be used. Buildings shall be located at least far enough apart so that a superimposed rectangle shall not intersect any part of any other superimposed rectangle or any part of another building. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0 herein, except that the following regulations shall apply, notwithstanding provisions in Article 51.0 . 1. Parking for dwellings in elderly housing complexes shall be provided at a minimum rate of one-half (1/2) space per dwelling unit. Up to one-third (1 /3) of the required number of parking spaces may be held as potential, future parking, provided said spaces are initially developed as landscaped open space. The site plan shall indicate expansion of the parking lot(s) to include the potential spaces when the additional parking becomes necessary. 2. Parking for dwellings other than elderly housing shall be provided in accordance with the following minimum requirements : Efficiency dwelling unit - 1-1/4 spaces 1 bedroom dwelling unit - 1-1/2 spaces 2 or more bedroom dwelling unit - 2 spaces I. 3. No parking space or drive shall be located less than fifty (50) feet from any street right-of-way line. The intervening area shall be landscaped, and may be crossed by entry/exit drives connecting the parking area and internal drive system to a public street. 4. No parking space or drive shall be located less than twenty (20) feet from any side or rear lot line (not covered by 51.0 .H(3), preceding). The intervening areas shall be landscaped. SITE PLAN REVIEW - As required in Article 55 .0, herein. February, 1994 27-5 �ARTICLE 30.0 C-1 - LOCAL COMMERCIAL DISTRICT SECTION 30.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, local retail, service and restricted repair business activities which serve adjacent and surrounding residential neighborhoods. This district has been located within the Township to permit the development of these business activities to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 30.02 - PERMITI'ED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Clothing and apparel services, including laundry pickup, automatic laundry, dressmaking, millinery, tailor shop and shoe repair shop. B. Food services including grocery, meat market, bakery, restaurant, delicatessen and fruit market, ice-o-mats and similar self-serve units but not including any business of a drive-in type provided that a restaurant serving alcoholic beverages is permitted only in accordance with Section 30.03 .C. C. Personal services, including barber shop and beauty salon, medical and dental clinics, music studios, banks and savings and loan associations and other similar uses. Personal service offices shall not exceed 4,000 square feet of floor area in any building. D. Retail services, including drug store, hardware, gift shop, and dry goods and notions store. E. Essential services, except those provided for elsewhere in this district, provided that electrical substations shall be enclosed on all sides in a manner in keeping with the character of the surrounding area. F. A sign, only in accordance with the regulations specified in Article 53 .0. G. An accessory use, building or structure. February. 1994 30-1 �Article 30. 0 - Local Commercial District SECTION 30. 03 - CONDITTONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Animal hospital or clinic. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed fifty percent (50%) of the total gross receipts. D. Furniture stores. E. Public and private nursery, primary and secondary school. F. Temporary outdoor sales when conducted by a permanent business established on-site provided that the locations and annual sales period for such sales shall be established by the Planning Commission. Such sales shall be subject to the following requirements: 1. No part of such sales operation shall be located within any required setback or transition strip. 2. The sales operation shall not impede or adversely affect vehicular and pedestrian traffic flow or parking maneuvers. 3. One sign not to exceed eight (8) square feet may announce such sales. Such sign shall not be located in a required yard or transition strip. Such a sign shall be temporary in nature, non-illuminated and approved as to safety and stability by the building inspector. \ 4. The sign, merchandise, and all equipment used in such sales, and all debris and waste resulting therefrom, shall be removed from the premises within three days of termination of the sale. 5. A cash bond of one hundred dollars ($100.00) shall be provided to the Township prior to the start of an approved sale to guarantee site clean-up as required in paragraph (4), preceding. 6. A scaled site plan shall be provided with the application for a Conditional Use Permit showing thereon the location and extent of such sales. �Atricle 30. 0 - Local Commercial District G. Outdoor seating and/or service when associated with a restaurant subject to the following-requirements : 1. No such seating shall be located in a required yard. 2. Approval of the Washtenaw _County Health Department as required. 3. A site plan shall be submitted indicating the area for and location of all outdoor seating. 4. The maximum allowable seating for an outdoor seating area shall be established as a part of the Conditional Use Permit. 5. Parking shall be provided as required under Article 51.0, herein. SECTION 30.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-1 Local Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of ten thousand (10,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum width of a lot of a local shopping center or other combined development of retail and/or service facilities in this district shall be 200 feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 30-3 �Article 30. 0 - Local Commercial District 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. Minimum interior side yards may not be required when two or more buildings are part of a local shopping center or other combined development of local retail and/or service facilities . Side yard requirements shall apply to the perimeter of such developments. 3. Rear Yards - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of twenty-five (25) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation/conservation, agricultural, or residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except at front lot lines, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a solid screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb and designed to provide access to the lot and separate of-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO:MNilSSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS As required in Article 54.0. February. 1994 30-4 �ARTICLE 31.0 C-2 - GENERAL COMMERCIAL DISTRICT SECTION 31.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, general retail, service and restricted and repair business activities which serve the entire Township and surrounding area. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district, have been excluded. SECTION 31.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses allowed in the C-1 - Local Commercial District as provided in Section 30.02 of this ordinance. B. Retail services, including department stores, furniture stores, appliance stores, and supermarkets. C. Business and professional offices, such as legal, engineering, accounting, financial and insurance. D. Agricultural services, including machinery sales and repair establishments, and farm supply stores. E. Showroom and sales of new automobiles, farm machinery, and other vehicles and equipment, and the display and sale of used cars, farm machinery, and other vehicles and equipment when in conjunction with a showroom and sales of new units thereof; and repair of same when in conjunction with a showroom and sales of new units thereof. F. Mobile home and trailer court sales and repair. G. Equipment services, including repair, radio and television, electrical appliance shop, plumber. electrician and other similar services and trades. H. A sign, only in accordance with the regulations specified. ,vlay /997 31-1 �Article 3/ .0 - General Commercial District I. An accessory use, building or structure. J. Copying and Business Support Center. Such a center provides retail services involving the reproduction (copying) of printed matter by electronic or electrostatic processes only. Related services such as collating, binding and folding, word processing, facsimile and mailing services may also be provided. SECTION 31.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Establishments primarily devoted to serving alcoholic beverages for consumption on the premises, and/or providing entertainment, controlled by and subject to the requirements of Section 56.13. B. Funeral establishments, mortuary. C. Hotel, motel and boarding-room house, controlled by and subject to the restrictions of Section 56.13. D. Animal hospital or clinic. E. Open air display area for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured projects and equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. Displays must be located behind all setback lines. F. Lots for the sale of used cars, used farm machinery, and other used vehicles and equipment, when not sold in conjunction with sales of npv cars, machinery, vehicles, or equipment. G. Gasoline service station, but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection H. Lines and structures of essential services, as provided in Section 10.03.C, herein. I. Cultural center facilities, including theaters, orchestra halls and museums. Jlay 1997 31-2 �Article 31 . 0 - General Commercial District J. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of secretaries, book.keepers and business machine operators. K. Drive-in facilities for a use permitted in the C-2 district, provided that the conditions set forth in Article 50.0 herein, and the following conditions are met: l. Adequate on-site stacking space for vehicles shall be provided for each drive-in window so that vehicles will not interfere with vehicular circulation or parking maneuvers on this site. Access to and egress from the site will not interfere with peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which will be generated by the proposed drive-in service shall not cause undue congestion during the peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to, or egress from the site or cause standing of vehicles in a public right-of-way. L. Minor repair of vehicles, provided all work, materials, equipment, and waste products shall be contained within a completely enclosed building. M. Temporary outdoor sales only as provided in Section 30.03.F. N. Outdoor seating for a restaurant only as provided under Section 30.03.G, herein. 0. Bowling alleys, miniature golf courses, commercial swimming pools, skating rinks. P. Specially designated distributor's establishments (SDD) as controlled by, and subject to, the restrictions of Section 56.13 . Q. Specially designated merchant's establishments (SDM) as controlled by, and subject to, the restrictions of Section 56.13. R. Arcades and commercial amusement or recreation establishments including but not limited to dance halls or pool or billiard halls as controlled by, and subject to, the restrictions of Section 56.13. S. Adult motion picture theaters, as controlled by, and subject to the restrictions of, Section 56.13. May 1997 31-3 �Article 3 / . 0 - General Commercial District T. Adult supply store, as controlled by, and subject to the restrictions of, Section 56.13. U. Adult drive-in motion picture theater, as controlled by, and subject to the restrictions of, Section 56.13. V. Adult physical culture establishments, as controlled by, and subject to the restrictions of, Section 56.13. W. Cabaret, as controlled by, and subject to the restrictions of, Section 56.13. X. Public lodging houses, as controlled by, and subject to the restrictions of, Section 56.13 . Y. Pawnshops and collateral loan and/or exchange establishments as controlled by and subject to the restrictions of Section 56.13. Z. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed 50% of the total gross receipts. AA. Child Care Facilities. BB . Printing Facility when part of a Copying and Business Support Center as permitted in Section 31.02.J. Such facility may provide additional printing services including offset-type duplication, digital and non-impact printing provided that no noise or odor is discernible outside the area occupied by the Copying and Business Support Center and Printing Facility. SECTION 31.04 - REGULATIONS AND PERFORMANCE ST AND ARDS The following regulations shall apply in all C-2 - General Comrnerci<V, Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum lot width for a community shopping center or other combined development of retail and/or service facilities shall be two hundred (200) feet. ,\,fay /99'' 31-4 r · �Article 31 .0 - General Commercial District C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed eighty (80) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS: 1. Front Yard - Not less than thirty-five (35) feet, including all signs and pump islands of gasoline service stations. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS H. Jfay /99 7 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen ( 15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than six ( 6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to, and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. REQUIRED OFF-STREET PARKING-As required in Article 51.0. 31-5 �Article 31 .0 - General Commercial District I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0 . .Hay /99 7 31-6 �ARTICLE 32.0 C-3 - HIGHWAY COlVIMERCIAL DISTRICT SECTION 32.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, retail and service business activities which serve, or are meant to serve, the motoring public. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on, and serve the persons traveling on, public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 32.02 - PER1\1ITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A Gasoline service station but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection B. Motel, hotel, restaurants. C. Drive-ins, including restaurants, ban.ks, laundries. D. Essential services, as provided in Section 30.02.E, herein. E. A sign, only in accordance with the regulations specified in Article 53.0. F. Accessory use, building or structure. SECTION 32.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A Drive-in theater. February, I 994 32-1 �Article 32. 0 - Highway Commercial District B. Places of amusement, entertainment or recreation such as a dance hall, bowling alley, miniature golf, commercial swimming pool, skating rinks, trampolines, etc. C. Lines and structures of essential services, as provided in Section 10.03.C, herein. D. Outdoor seating for a restaurant only as pro:vided under Section 30.03 .G, herein. E. A gasoline service station designed and intended for servicing road trucks (semitractors and trailers and similar transport vehicles). SECTION 32.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-3 - Highway Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot area of thirty thousand (30,000) square feet. B. LOT WIDTH - The minimum width of all lots, whether or not served with a central water supply system and a central sanitary sewerage system shall be one hundred fifty (150) feet: · C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS F. 1. Front Yard - Not less than fifty (50) feet including all signs and the pump islands of gasoline service stations. \ 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGI-IT REQUIREMENTS - No building or structure shall exceed a height of thirty-five (3 5) feet or two (2) stories. F ebruary. I 994 32-2 �Article 32. 0 - Highway Commercial District G. TRANSITION STRIPS I. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) a transition strip, not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved with a screen, wall or hedge not less than four (4) nor more than eight (8) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide, in addition to, and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking area from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STAJ.'IDARDS - As required in Article 54.0. February, 1994 32-3 �ARTICLE 33.0 0-1 OFFICE DISTRICT SECTION 33.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for office use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and the emission of air pollutants. This district has been located within the Township to permit the development of office use, to protect adjacent agricultural and residential areas against encroachment of incompatible uses, and to lessen congestion on public streets highways. To these ends, certain uses which interfere with the operation of business activity and the purpose of this district, have been excluded. this the and this SECTION 33.02 -PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices, such as financial institutions without drive-in facilities, advertising, real estate, insurance corporation, medical, non-profit organizations, and similar uses, but not including such personal services as hair salons, barber shops and music instruction studios. B. Essential services, as provided in Section 30.02.E, herein. C. An accessory use, building or structure. D. A sign, only in accordance with the regulations specified in Article 53.0. SECTION 33.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees. February. 1994 33-1 �Article 33. 0 - Office District B. Lines and structures of essential services, as provided m Section 10.03.C, herein. C. Pharmacy, retail sales of medical and dental supplies and equipment, and medical and dental laboratories located wholly within an office building having 65 % or more of its floor area devoted to medical/dental office use; provided, that not more than 8 % of the building's floor area shall be pharmacy. Excepting for one building mounted sign and one free-standing sign identifying the medical/dental building, signs and other advertising for the aforesaid uses shall not be permitted on the building exterior or otherwise visible to persons outside the building, notwithstanding the sign regulations specified in Article 53.0. Off-street parking shall conform to the regulations specified in Article 51.0. D. Commercial radio and television offices and studios, and accessory broadcasting towers which do not exceed one hundred ( 100) feet in height. E. Financial institutions such as banks, savings and loan associations and credit unions with drive-in facilities, provided that the conditions set forth in Article 50.0, herein, and the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed fmancial institution shall not cause undue congestion during the peak hours of the street serving the site. 3. On-site vehicle stacking for drive-in windows sh3il not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. F. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of medical business, and legal secretaries; medical and dental technicians; and business machine operators. G. Church, synagogue, mosque, temple, or other building for public worship. February, 1994 33-2 �Article 33. 0 - Office District SECTION 33.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all 0-1 Office Districts: A. LOT AREA - No building or structure shall be established on any lot less th.an one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot are of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. February, 199./ On every lot in the district which abuts a lot in a recreationconservation, agricultural, and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line , which abuts a lot in such districts, shall not be included as part of the yard required around a building or 33-3 �Article 33. 0 - Office District structure, and shall be improved, when said lot is this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ February, 1994 33-4 �ARTICLE 34.0 W-1 - WHOLESALE AND WAREHOUSING DISTRICT SECTION 34.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, wholesale and warehouse activity which serves the entire Township and surrounding areas. This district has been located within the Township to permit the development of these activities and to protect against the encroachment of incompatible uses and to lessen congestion on public streets and highways. SECTION 34.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots building and structures are permitted in this district, provided that materials and equipment to be used in the principal business, and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Wholesale sales of goods, such as drugs, pharmaceuticals, bakery, and dairy products, clothing, dry goods, hardware, household appliances, office and business machinery, industrial machines. B. Warehousing and material distribution centers, provided all products and materials are enclosed within a building. C. Ice and cold storage plants. D. Essential services as provided in Section 30.02., herein. E. An accessory use, building or structure. F. A sign, only in accordance with regulations specified in Article 53 .0. SECTION 34.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Above or below ground bulk storage of flammable liquids or gases. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. May 199 7 34-1 �Article 34. 0 - Wholesale and Warehousing District C. Trucking and cartage facilities. D. Lumber yards. E. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. ''Lumber Yards" shall be exempt from the provisions of this subsection. F. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. G. Outdoor storage of recreational vehicles. H. Wireless Telecommunication Facilities. SECTION 34.04 - REGULATIONS AND PERFORlVIANCE STAND ARDS The following regulations shall apply in all W-1 Wholesale and Warehousing Districts: A. LOT AREA - No building or structure or use shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width in this district shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed forty (40) percent. \ D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS May 1997 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either side yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street shall not be less than fifty (50) feet. 34-2 �Article 34. 0 - Wholesale and Warehousing District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes) or commercial or office district, there shall be provided a transition strip. Such transition strip shall not be less than twenty five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING- As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STAND ARDS - As required in Article 54.0. May 1997 34-3 �ARTICLE 35.0 P - PARKING DISTRICT SECTION 35.01 - PURPOSE This district is intended to provide off-street parking area for automobiles and light commercial passenger vehicles, such as vans and one-half (1/2) or three-quarter (3/4) ton pick-up trucks. It is intended for use within, or immediately adjacent to, commercial, office, warehousing, and industrial areas. The district may be located adjacent to, but not within, existing or planned rural or residential areas. It is the intent of this district that each parking lot be landscaped to properly screen parking areas from adjacent parcels, especially residential areas; to shade the paved area to reduce heat buildup; and to visually break up large expanse of paved areas. The district is intended to be used only for parking of operative and currently licensed vehicles. Repair, sales, services, and similar activities are intended to be strictly prohibited. SECTION 35.02 - PERMITTED USES A. Parking of operative vehicles, with current license plates only. Overnight storage of commercial vehicles, such as trucks and busses, recreation vehicles, construction vehicles and equipment, and similar vehicles and equipment, and all inoperative and/or unlicensed vehicles and all vehicles without current license plates, shall be prohibited. SECTION 35.03 - CONDITIONAL USES None permitted. SECTION 35.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - No minimum required. B. LOT WIDTH - No minimum required. C. YARD AND SETBACK REQUIREMENTS - The following requirements shall apply to all lots in this district, notwithstanding other provisions of this ordinance to the contrary. 1. February, 1994 Front Yard - Not less than thirty-five (35) feet. Parking spaces and drives shall be prohibited in a required front yard, except that part of a drive necessary to provide ingress and egress. 35-1 �Article 35.0 - Parldng District D. E. 2. Side Yard - Not less than ten (10) feet, each side. Parking spaces and drives shall be prohibited within a side yard, unless the required side yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of a corner yard, a setback along the street frontage shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. Parking spaces and drives may occupy the rear yard, but shall not be less than ten (10) feet from the rear lot line, unless the required rear yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of rear yard frontage on a public or private street, no part of the required rear yard shall be occupied by any part of a parking space or drive, except that part of a drive necessary for ingress and egress. LANDSCAPING REQUIRENIBNTS 1. TRANSITION STRIP - On every lot in this district which abuts a lot on a recreation-conservation, agricultural or residential zoning district, there shall be provided a transition strip. A strip shall not be less than fifteen ( 15) feet wide; shall be provided along every side and rear lot line which abuts a lot in such district, except along a public or private street; shall not be included as part of the required yard; and shall be improved, when a parking lot is constructed, with a screen, wall, or hedge, three (3) to six (6) feet high. 2. LANDSCAPE STRIP - A landscape strip shall be provided, at least thirtyfive (35) feet wide, along each street frontage. The strip shall be defined on the lot by a curb and shall be designed to provide access to the lot and separate the parking area from the public or private street right-of-way. 3. GENERAL LANDSCAPING REQUIRENIBNT& - The Planning Commission may require provision of berms, plant materials, and other means to screen or conceal, in whole or in part, a parking lot when adjacent to a lot in or across a street from a recreation-conservation, agricultural, or residential zoning district. Landscaping may be required in the interior of a parking lot, when any parking bay exceeds twenty (20) spaces in length. SITE PLAN REVIEW - A site plan for a parking lot in this district shall be reviewed and approved by the Township Planning Commission before any construction of the parking lot shall commence. February, 1994 35-2 �Article 35.0 - Parking District F. CONSTRUCTION STANDARDS - Each parking lot in this district shall be constructed and paved in accordance with the Township engineering standards. Each space shall be marked on the pavement with appropriate striping. Each parking lot in this district shall meet all standards and requirements set forth in Article 51 .0 herein, except in those cases in which the standards and requirements of this article take precedence. G. LIGHTING - Lights for parking lots in this district shall be directed away from all public and private streets and away from all adjacent property in a recreationconservation, agricultural, or residential zoning district. The Township Board may require lighting of parking lots in this district when, in the Board's opinion, such lighting is necessary for public safety and convenience. February, 1994 35-3 �ARTICLE36 PSC - PLANNED SHOPPING CENTER DISTRICT SECTION 36.01 - PURPOSE This district is established to provide areas for shopping center development. The district is intended to permit and encourage commercial uses, primarily retail uses, that are compatible with and mutually supportive of each other, in one (1) or more buildings of a unified architectural character, on a site that is planned, developed and managed as one operating unit. It is intended that each site be landscaped with a common unifying theme, and be provided with common drives, parking areas, and service areas designed and sized in a definite relationship to the types and sizes of stores to be located in the center. This district is intended to guarantee to the public, after the PSC district is approved, that commercial uses will be provided in a shopping center environment and not in a miscellaneous collection of stores in a strip arrangement on individual lots. It is intended that the district provide a desirable and representative image of Pittsfield Township; that it provide an attractive, comfortable and convenient environment for patrons of the center, and that the center be developed in such a way as to be compatible with neighboring uses, especially residential areas. The PSC district is to be located only in areas designated in the Township's adopted comprehensive plan for shopping center use. SECTION 36.02 - LOCATION OF A PSC DISTRICT A PSC district shall be located in areas of Pittsfield Township that are designated in the Township's adopted comprehensive plan for commercial use and as suitable for shopping center development. A petition for a PSC district in any other location shall either follow, or proceed simultaneously with, an amendment to the adopted comprehensive plan. A PSC district shall be located only in areas in which Pittsfield Township water and sanitary sewer services will be available at the time of opening of the center. SECTION 36.03 - PERMITTED USES The following uses shall be permitted in this district. A. Food stores, such as supermarkets, meat and fish markets, delicatessens, bakeries, dairy products, and health food stores. B. Food service shops, such as restaurants, cafeterias, cocktail lounges, and ice cream shops. C. General merchandise stores, such as department stores, variety stores, and catalog stores. Febn,ary. /99.J Corrected 1/ 96 36-1 �Anicle 36. 0 - Planned Shopping Center District D. Clothing and shoe stores. E. Dry goods stores. F. Luggage and leather goods stores. G. Furniture and appliance stores, decorating shops, and china and glassware stores. H. Other retail stores, such as hardware, home improvements, automotive supplies, garden supplies, hobby supplies, records and tapes, musical instruments, books and stationery, pets and pet supplies, flowers, tobacco, drugs and cosmetics, greeting cards and gifts, photography equipment and services, and party supplies, including packaged beer, wine, and liquor. I. Financial services. J. Offices, such as legal, accounting, real estate, medical and dental. K. Services, such as beauty and barber shops, watch repair, shoe repair, dry cleaners and laundries, travel agents, music and dance studios, optical services, and health salons. L. Other services, such as automobile service stations, bowling alleys, theaters, and skating rinks. M. Outdoor displays and sales, but only in areas and time periods designated in the approved site plan. SECTION 36.04 - DENSITY REGULATIONS A. Lot coverage (LC) shall not exceed twenty-five (25) percent. B. The floor area ratio (FAR) shall not exceed thirty-five (35) Pfrcent. SECTION 36.05 - MINIMUM LOT AREA Al~ WIDTH The minimum lot area shall be five (5) acres, and the minimum lot width shall be three hundred (300) feet. The Planning Commission may reduce these requirements for specialty type shopping centers. Febn,ary, 199-1 Corrected 1196 36-2 �r Article 36. 0 - Planned Shopping Center District SECTION 36.06 - REQUIRED YARDS The following minimum yards shall be provided in a PSC district. A. A yard fifty (50) feet wide shall be provided along any property line of a PSC district that abuts a public or private street. B. A yard twenty-five (25) feet wide shall be provided along any property line of a PSC district that does not abut a public or private street, unless the adjacent property is designated for residential use in the Township's adopted comprehensive plan, in which case the yard shall be one hundred (100) feet wide. The required one hundred (100) foot wide yard may be reduced to not less than twenty-five (25) feet by the Township Board, as part of its approval of the preliminary plan, for a shopping center less than ten ( 10) acres in area, if landscaping will be provided in lieu of the required yard and will be designed to screen the center from view from the adjacent residential area and to protect the residential area from adverse impacts of the center. C. Driveways may cross the required yards but shall not occupy them. spaces and loading areas shall not be located in any required yard. D. All required yards shall be landscaped for the purpose of creating an attractive setting for the shopping center, to make the center compatible with neighboring uses, to filter the view of the center from adjacent streets and properties, and to screen the view of the center from adjacent residential areas. Parking SECTION 36.07 - HEIGHT REGULATIONS No principal building shall exceed a height of thirty (30) feet or two (2) floors. accessory building shall exceed a height of twenty (20) feet or one (1) floor. No SECTION 36.08 - LANDSCAPING REQUIRE.MENTS All required yards, and all other areas designated in the approved site plan for landscaping, shall be landscaped in accordance with the layout and plant materials schedule on the approved site plan. All landscaped areas shall be regularly maintained so as to retain, as a minimum, the landscape character and quality of the site as shown on the approved site plan. Febniary. 199-1 Corrected I / 96 36-3 �Article 36. 0 - Planned Shopping Center District SECTION 36.09 - OUTDOOR LIGHTING All parking areas and access drives shall be lighted at night during business hours. The Planning Commission may require a minimum level of lighting be provided during nonbusiness hours at night for public safety and policing purposes. All outside lighting shall be arranged and shielded to prevent glare or reflection, nuisance, inconvenience, or hazardous interference of any kind on adjoining streets or adjoining neighboring residential properties. The Planning Commission may, as a part of site plan approval, regulate the intensity and type of lights and fixtures to be used for outdoor illumination, and the height of such lights, to assure that the standards and intent of this section will be met. SECTION 36.10-REQUIRED OFF-STREET PARKING The parking area shall be divided by landscape islands or medians for the purpose of channeling traffic flows , breaking up the visual impact of large paved areas, reducing heat and glare from paved surfaces, and improving the attractiveness of the shopping center. The location of landscape islands and medians shall be shown on the preliminary plan. Landscape islands shall be planted in accordance with the approved landscape plan. All landscaped islands shall be defined by concrete curbs. SECTION 36.11 - CIRCULATION AND ACCESS A. A shopping center shall not have more than two (2) access points on any one (1) street unless unusual conditions demonstrate the need for additional access points. B. Drives that will provide the principal access to, and exit from, the shopping center shall be physically separated from parking areas by landscape islands. Parking spaces shall not open onto the principal drives. C. The Planning Commission may require turn lanes at intersections with abutting streets, or with interior drives, where traffic volumes or flow patterns indicate such lanes to be necessary. \ A shopping center shall abut and have access to one or more public streets. D. E. The Planning Commission may require provision of walkways within the shopping center property, if the location of stores and shops, or the size of the center, or the layout of parking areas or principal drives indicate that walkways are needed for the convenience and safety of pedestrians. F. A sidewalk shall be provided along each public street frontage of a shopping center, in accordance with Pittsfield Township standards. The Planning Commission may require connecting sidewalks between the street sidewalks and interior walkways if necessary for the convenience and safety of pedestrians. Febniary. I 99-1 Corrected 1/96 36-4 �Anicle 36. 0 - Planned Shopping Center District G. All walkways and sidewalks shall be barrier free. H. Traffic control devices, such as stop signs, speed limit signs, traffic signals, tum arrows, one-way directions, pavement markings, and pedestrian crossings shall be provided in accordance with the Michigan Manual of Uniform Traffic Control Devices, and shall be maintained by the owner of the shopping center so that the devices consistently meet the standards of the Michigan Manual. SECTION 36.12 - LOADING AREAS Loading areas shall be provided in accordance with Article 51.0, herein, except that the following regulations shall apply, notwithstanding any provisions of Article 51.0. A. No loading area may be located in any required yard. B. All loading areas shall be screened from view from any public street right-of-way and from any adjacent residential property. C. Loading and service areas shall be laid out so that, in the process of loading or unloading, no vehicle will block or extend into any other drive or public street. Loading and service drives shall be clearly marked on the site. SECTION 36.13 - OUTDOOR STORAGE Outdoor storage of new or waste materials or products shall be prohibited in a PSC district, unless such storage is located within a screened area. Such storage shall not be located in any required yard or in any drive or parking area. Screening for a storage area shall be finished with materials that match or are compatible with the exterior materials of the principal building(s) of the shopping center. Displays for permitted outdoor uses shall be exempt from this section. SECTION 36.14 - NUMBER OF BUILDINGS Permitted uses may be provided in one (1) building or in two (2) or more buildings. If separate buildings are provided, they shall be organized on the site in such a way that will create a cohesive grouping of buildings around malls, courtyards, or plazas, and shall be interconnected by walkways. Unified architectural and landscape treatment shall be provided in all parts of a shopping center. SECTION 36.15 - SITE PLAN REQUIREMENTS A. A preliminary site plan shall be submitted with a petition to re-zone a parcel of land to the PSC district. The site plan shall be a part of the petition and shall be subject to review at the public hearing. Febn,ary. /99.J Corrected 1196 36-5 �Article 36. 0 - Planned Shopping Center District B. The Planning Commission shall review the preliminary plan as part of its review of the petition. If the Planning Commission determines that it will recommend approval of the petition to the Township Board, it shall approve the site plan before transmitting its recommendation to the Board. The Commission shall include the record of its discussion on the site plan, all reports it received regarding the site plan, and its action on the site plan with its report on the petition to the Township Board. C. The Township Board shall not approve a petition to re-zone a parcel of land to PSC unless the Planning Commission has approved a preliminary plan for the shopping center on that parcel. D. Following approval of PSC zoning for a parcel of land, the petitioner or developer shall file a final site plan for approval, as provided in Article 55 .0, herein. E. After a parcel of land has been zoned PSC, all subsequent development of that parcel shall conform to the preliminary site plan that was approved for that parcel, and to any final site plans that were approved subsequent thereto. F. An approved site plan in a PSC district may be revised by approval of the Planning Commission. A revision in an approved site plan that results in a major change in the plan shall require an amendment to the plan. Such amendment shall be processed as an amendment to the zoning ordinance. Changes in an approved site plan that require amendment shall include a change in the number of buildings, an increase in floor area of five (5) percent or more, a change in the number of access points to public streets, and any change that will have significant adverse impacts on neighboring residential areas. The Planning Commission shall have the authority to determine whether a proposed change requires an amendment to the approved site plan. G. Approval of a preliminary plan for a shopping center and approval of PSC zoning for the parcel of land by the Township Board shall confer a right to the landowner(s) that the zoning regulations and general layout ~hall not be changed for a period of eighteen ( 18) months from the date the PSC zoning change takes effect, unless a change is requested by the petitioner or owner. If a building permit is not issued for the shopping center within the eighteen ( 18) month period, or if the shopping center is not completed and occupied within forty-two (42) months of the date the PSC district takes effect, the Planning Commission may declare the approved site plans to be expired and of no effect, unless good cause, upon hearing, can be shown for the delay. If the Planning Commission declares a site plan to be expired and of no effect, the Township Board may, by proper amendment procedures, change the zoning classification of the parcel to one (1) or more zoning districts deemed appropriate by the Township Board. Febn,ary. /99-1 Corrected I /96 36-6 �Anicle 36. 0 - Planned Shopping Center District H. A violation of any site plan approved under this article shall be subject to the provision of Sections 52.18 and Article 58.0, herein. SECTION 36.16 - INFORJ.VIATION REQUIREMENTS A. B. A petition for a PSC district shall _provide the information required in Section 59.04, herein, and the following additional information. 1. A market analysis shall be provided to the Planning Commission showing the trade area of the proposed center and the population of the trade area, present and projected. 2. A traffic study, prepared and signed by a registered traffic engineer, shall be provided to the Planning Commission showing projected daily, street peak hour, and center peak hour traffic volumes; street improvements required to handle the projected traffic upon opening of the proposed center and ten (10) years after the center opens, utilizing projections of area wide traffic on the adjacent streets; recommended design of drives within the center; and recommended traffic control devices in the center and at intersections of the center's drives with public streets. A preliminary site plan shall show complete development of the site and shall provide the following information. 1. Location and dimensions of site; legal description. 2. Existing topography, based on USGS data. 3. Soil information. 4. Scale, north arrow, and date of plan. 5. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives and streets. 6. All adjacent property in which the petitioner and owners of land in the PSC have any ownership interest. 7. Location of existing structures, drives and other improvements on the site; location width, and purpose of easements on or adjacent to the site. 8. Existing natural features; identify features to remain and to be removed. 9. Delineation of required yards. February. /99-1 Correcred 1/96 36-7 �Article 36. 0 - Planned Shopping Center District 10. All calculations needed to check compliance with zoning regulations. 11. Proposed buildings and other structures - location, outline, general dimensions, distances between buildings, height and number of floors. 12. Proposed streets and drives - general alignment, right-of-way, surface type and width. 13. Proposed parking and loading - location and dimensions of lots, spaces, aisles, islands, and medians; angle of spaces; number of spaces; and surface type. 14. Areas of intended grading. 15. General description of proposed water, sanitary sewer, and storm drainage systems, including location and outline of storm water retention areas; location and sizes of lines serving the site. 16. Location and area development of phases; development program for each phase including zoning calculations; projected schedule of development, by phase. 17. Landscape concept showing the location, type, and size of plant materials. 18. General description of intended restrictions, if applicable. 19. General description of outdoor lighting. 20. General description of signage. 21. Description of proposed uses, based on the listing of permitted uses in this article. 22. Location and general dimensions of outdoor sales and ~torage areas. 23. Location and description of proposed screens and fences. Febniary. /99-1 Corrected 1/96 36-8 �ARTICLE 37.0 BP-BUSINESS PARK DISTRICT SECTION 37.01 - PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for a compatible mixture of business uses within a large campus type environment is represented in the employment opportunities to the citizens and the resultant economic benefits to the Township. These uses are characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and emission of air pollutants. This district has been located within the Township to permit the development of this compatible mixture of business uses, to protect the adjacent agricultural and residential property against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with these activities and the purpose of this district, have been excluded. SECTION 37.02- PERMITTED USES The following building and structures and uses of parcels, lots, buildings and structures are permitted within this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored entirely within completely enclosed buildings: A. Business, professional, executive or administrative offices, such as financial institution without drive-in facilities, advertising, real estate, legal, engineering, accounting, insurance corporation, medical, non-profit organizations, and similar uses . B. Business, professional, executive or administrative offices related to research, development, testing and training activities. C. Any use which is charged with the principal business function of research, such as scientific, business, industrial research developments, training centers, and testing laboratories. D. Research oriented and light industrial park uses. E. The manufacturing, compounding, processing or treatment of such products as drugs, pharmaceuticals, and medical devices. February, 1994 37-1 �Article 37. 0 - Business Park District F. Assembly of merchandise such as electrical appliances, electronic or precision instruments, and articles of a similar nature. G. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper rags, cloth, or other similar material. Printing, lithographic, blueprinting, and similar uses. H. I. Light manufacturing industrial uses which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet, and free from any objectionable or dangerous nuisance or hazard. Such uses include the manufacturing of machine vision systems, robotics, automated testing and manufacturing systems, drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic and fiber optic products, cameras and photographic equipment and supplies, printed matter, and other similar uses. J. Warehousing and material distribution centers, contractors establishments. K. An accessory use, building or structure. L. A sign, only in accordance with the regulations specified in Article 53.0. M. Essential services, as provided in Section 30.02.E, herein. SECTION 37.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Restaurants, cafeterias, whether or not serving alcoholic beverages, provided that the gross receipts derived from the sale of food and other goods and services excluding alcoholic beverages exceeds fifty percent (50%) of the total gross \ receipts . B. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district. Such uses include schools for the training of secretaries, bookkeepers, business machine operators, medical business, legal secretaries, medical and dental technicians, research technicians, engineering technicians, engineering technicians, and machine operators. C. Pharmacies, and medical and dental laboratories located wholly within an office building having sixty-five percent (65%) or more of its floor area devoted to medical/dental office use; provided, that not more than eight percent (8%) of the buildings floor area shall be pharmacy. February. 199./ 37-2 �Article 37. 0 - Business Park District D. Financial institutions such as banks, savings and loan associations, and credit unions with drive-in facilities, provided that the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that .vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed financial institution shall not cause undue congestion during the street peak hour on the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. E. Hotels, motels, conference centers, and related catering and kitchen facilities. F. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the business park, such as but not limited to restaurants, whether or not serving alcoholic beverages subject to the provisions of Section 37.03.A but not including drive-ins, convenience stores, office supply stores, copy shops and travel agents. In addition such facilities shall be constructed in a center and the layout of the site shall be such that center is clearly oriented to the business park and not to the general public. G. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts, other indoor game courts, gymnasiums and similar facilities . H. Day care centers and nursery schools. I. Church, synagogue, mosque, temple, or other building for public worship. SECTION 37.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all BP - Business Park Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. February, 199./ 37-3 �Article 37. 0 - Business Park District B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall be not less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories, whichever is less. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot line in a recreation-conservation, agricultural, and residential (including mobile home parks) district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be well defined and designed to provide access to the lot and separate off-street parking from the public right-of-way. February. 199./ 37-4 �Article 3 7. 0 - Business Park District H. OUTDOOR STORAGE - No outdoor storage of materials and equipment is permitted within this district. All such materials, equipment, and products for any permitted principal or conditional use within this district shall be stored entirely within completely enclosed buildings. I. REQUIRED OFF-STREET PARKING- As required in Article 51.0. J. REQUIRED SITE PLAN REVIEW -As required in Article 55 .0. K. PERFORMANCE STAND ARDS - As described herein and as required in Article 54.0. February, 1994 37-5 �ARTICLE 40.0 R-D - RESEARCH AND DEVELOP1\1ENT DISTRICT SECTION 40.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for research and development use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare and the emission of air pollutants. This district has been located within the Township to permit the development of this research and development use, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other certain districts and would interfere with the operation of this activity and the purpose of this district, have been excluded. SECTION 40.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices related to research and development activity, provided that materials and equipment to be used in principal business and products result from business be stored within enclosed buildings. B. Any use which is charged with the principal function of research, such as scientific, business, industrial research developments, and testing laboratories, provided that the production of sound, lint or glare shall not be discernible at a lot line without the aid of instrument. C. Essential services, as provided in Section 30.02.E, herein. D. Any accessory use, building or structure. E. A sign, only in accordance with the regulations specified in Article 53.0. Febroary. 1994 40-1 �Article 40. 0 - Research and Development District SECTION 40.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees, when located in a separate building. This provision does not apply to such facilities when provided as an incidental use within a principal building. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the research (industrial) park, such as but not limited to restaurants, whether or not serving alcoholic beverages but not including drive-ins, auto service stations, auto washes, gift shops, offices and motels . In addition such facilities shall be concentrated in a center and the layout of the site shall be such that the center is clearly oriented to the research (industrial) park and not to the general public. D. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district such as schools for the training of research technicians. SECTION 40.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-D Research and Development Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty ( I 50) feet. C. LOT COVERAGE - The maximum lot coverage shall hot exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (IO) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. February, 199-1 40-2 �Article 40. 0 - Research and Development District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56 .06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes), commercial and office districts, there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such district, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO1\1MISSION - As required in Article 5 5.0. J. PERFORlvIANCE STANDARDS - As required in Article 54.0. February, 1994 40-3 �ARTICLE 41.0 1-1 - LIMITED INDUSTRIAL DISTRICT SECTION 41.01- PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or obnoxious matter. This district has been located within the Township to permit the development of these industrial uses, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district, have been excluded. SECTION 41.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Research oriented and light industrial park uses. B. The manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletries, and frozen food lockers. C. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. D. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth or other similar materials. E. Printing, lithographic, blueprinting and similar uses. }fay /99 7 41-1 �Article -11.0 - Limited Industrial District F. Light manufacturing industrial use which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet and free from any objectionable or dangerous nuisance or hazard including any of the following goods or materials: Drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic products, printed matter, baked and dairy products, advertising displays, tents and awnings, brushes and brooms, cameras and photographic equipment and supplies, wearing apparel, leather products and luggage but not including tanning, products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell or yam. G. Research and testing facilities. H. An accessory use, building or structure. I. A sign, only in accordance with the regulations specified in Article 53 .0. J. Essential services, as provided in Section 30.02 .E, herein. K. Warehousing and material distribution centers, contractors establishments. L. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts and other indoor game courts, gymnasiums, and similar uses which by their nature require facilities of a comparable size. SECTION 41.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: \ A. Restaurants and cafeteria facilities for employees. B. Bus, truck, taxi and rail terminals. C. Open air display areas for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. ,\,fay 199 - 41-2 �Article 41. 0 - Limited Industrial District D. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. E. Lines and structures of essential services, as provided in Section 10.03.C, herein. F. Commercial Service Facilities, as provided in Section 40.03, herein. G. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of engineering technicians, machine operators, and vehicle mechanics and body repair persons. H. Retail sales of items that are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. I. Minor or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. J. Outdoor storage of recreational vehicles. K. Wireless Telecommunication Facilities. SECTION 41.04 - REGULATIONS AND PERFORMANCE STAND ARDS The following regulations shall apply in all 1-1 - Limited Industrial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area . .~lay 1997 41-3 �Article ./ 1. 0 - Limited industrial District E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure should exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRJPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes), commercial, office, or research and development district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and a separate off,street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0. �ARTICLE 42.0 I-2 - GENERAL INDUSTRIAL DISTRICT SECTION 42.01 - PURPOSE This district is designed to provide the location and space for all manner of industrial uses, wholesale commercial and industrial storage facilities. It is the purpose of these regulations to permit the development of certain functions, to protect the abutting residential and commercial properties from incompatible industrial activities, to restrict the intrusion of non-related uses such as residential, retail business and commercial, and to encourage the discontinuance of uses presently existing in the district, which are nonconforming by virtue of the type of use. To these ends, certain uses are excluded which would function more effectively in other districts and which would interfere with the operation of the uses permitted in this district. SECTION 42.02 - PERMITTED USES The following buildings, structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All permitted uses in the I-1 (Limited Industrial) District in accordance with Section 41.02 of this ordinance, provided that products, materials, and equipment may be stored outdoors as set forth in Section 42.02.F, herein. B. Manufacturing. C. Trucking and cartage facilities, truck and industrial equipment storage yards, repairing and washing equipment and yards. D. Manufacturing product warehousing, exchange and storage centers and yards, lumber yards. E. Open industrial uses but not including concrete and asphalt mixing or production plants, or industrial product or materials storage, including storage of materials, inoperative equipment, vehicles or supplies, provided that any activity in which products or materials being processed or stored are located, transported, or treated outside of a building and are not within enclosed apparatus vessels, or conduits, such use shall be provided with a solid permanently maintained wall or fence, no lower than the subject use or storage, and constructed to provide firm anchoring of fence posts to concrete set below the frost line; if a wall is provided, its foundations likewise shall extend below the frost line. May/99 7 42-1 �Article n .0 - General Industrial District F. Wholesale businesses, including warehouse and storage, commercial laundries, dry cleaning establishments, ice and cold storage plants, lumber, fuel and feed yards, automobile repair garages, construction and farm equipment sales and contractor's equipment yards. G. An accessory use, building or structure. H. A sign, only in accordance with the regulations specified in Article 53.0 of this ordinance. I. Minor repair of vehicles or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. SECTION 42.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Public or private dumps, incinerators, and sanitary land fills, junk yards, inoperative vehicle storage. B. Quarries and sand and gravel pits. C. Plating shops. D. Rendering plants. E. Slaughter houses. F. Heat treating processors. G. Tanneries. H. Other similar uses. I. Lines and structures of essential services, as provided in Section 10.03 C, herein. J. Business/Technical schools, as permitted in Section 41.03 . J/ay 199 - 42-2 r �Article 42. 0 - General Industrial District K. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. L. Concrete and asphalt mixing or production plants. M. Outdoor storage of recreational vehicles. N. Wireless Telecommunication Facilities. SECTION 42.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-2 - General Industrial Districts: A. LOT AREA - No building, structure or use shall be established on any lot less than three (3) acres in area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD REQUIREMENTS F. .\lay I 997 1. Front Yard - Not less than eighty-five (85) feet. 2. Side Yards - Least width of either yard shall not be less than fifty (50) feet, except in the case of a comer lot, where the side yard or the road or street shall not be less than eighty-five (85) feet. 3. Rear Yard - Not less than fifty (50) feet. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet. 42-3 �Article -12. 0 - General Industrial District G. TRANSITION STRIP (' 1. On every lot in the district with abuts a lot in a recreation-conservation, agricultural, residential (including mobile home parks), commercial, office, research and development district there shall be provided a transition strip. Such transition strip shall be not less than fifty (50) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in the district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth, such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ -U-4 �ARTICLE 45.0 PUD - PLANNED UNIT DEVELOPMENT DISTRICT SECTION 45.01 - PURPOSE The PUD district and the associated Planning and Development Regulations, as set forth in Article 52.0, herein, are designed to achieve the following purposes: A. Provide flexibility in regulation of land development. B. Provide for a compatible mixing of land uses . C. Encourage innovation in land use planning and development, especially m housing. D. Encourage variety in the design and type of housing, and to improve the quality of residential environments. E. Create more stable communities by providing a variety and balance of housing types and living environments. F. Provide commercial, education, and recreational facilities and employment opportunities conveniently located in relation to housing. G. Encourage provision of useful open space and protect and conserve natural features . H. Promote efficiency and economy in the use of land and energy, m the development of land, and in the provision of public services and facilities . I. Establish planning, review, and approval procedures which will properly relate the type, design, and layout of development to a particular site and its neighborhood. J. Insure that the increased flexibility of regulations over land development 1s subject to proper standards and review procedures. SECTION 45.02 - LOCATION OF A PUD DISTRICT A PUD district shall be located in areas of Pittsfield Township identified in the Township 1s adopted general development plan as suitable and desirable for such development. A petition for a PUD district in all other locations shall either follow, or proceed simultaneously with an amendment to the adopted general development plan or February, I 994 45-1 �Article -15.0 - Planned Unit Development District shall be determined by the Township Planning Commission to be compatible with that plan. I SECTION 45.03 - PERMITTED USES A. Uses permitted in a PUD shall be compatible with the Township's adopted master plan. B. All use of land and buildings in a PUD shall comply with the listing and location of uses shown on the approved area plan, approved preliminary site (sketch) plan, approved final site plan, and/or approved plat, whichever is applicable. Uses and structures accessory to the listed uses shall be permitted. No other uses shall be permitted. C. A residential area, designated on an area plan, preliminary site (sketch) plan, or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted, and subject to the approved area plan. D. Multiple-family dwelling units may be located in buildings contalrung, or intended to contain, commercial and/or office activities, provided that dwelling units shall not be permitted on any floor on which commercial and/or offices are located. E. Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single-family detached unit, and shall be subject to the home occupation regulations set forth in the definition of home occupation in Article 2.0, herein. SECTION 45.04-DENSITY REGULATIONS A. Density in a PUD shall be regulated as follows : \ 1. The maximum permitted residential density for a PUD shall not exceed the average residential density for the area included in the PUD as shown on the Township's adopted general development plan. In no case may the residential density of a PUD exceed nine (9) dwelling units per acre. 2. The maximum lot coverage (LC) shall not exceed twenty-five (25) percent. 3. The maximum floor area ratio (FAR) shall not exceed 0.35 . Febroary, 199./ 45-2 J �Article 45. 0 - Planned Unit Development District B. Density calculations shall meet the following requirements: 1. Land areas to be used in calculating overall densities, lot coverage (LC) and floor area ratios (FAR) shall be delineated on the area plan, preliminary site (sketch) plan, where applicable, and final site plan so that the acreage and density computations can be confirmed. 2. Land area used for calculating overall residential density shall include the total residential land area designated on the area or preliminary site (sketch) plan, where applicable, and final site plan, less any area within existing public street right-of-way. 3. The surface area of lakes, streams, ponds (natural, manmade, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating density if at least fifty (50) percent of the frontage of such areas are part of lands devoted to parks and open space used for end accessible to residents of the PUD. 4. LC and FAR calculations for residential structures shall be based upon the acreage designated for overall residential density. LC and FAR calculations for nonresidential uses shall be based upon land areas designated for such use and shall include acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas, but not including acreage in existing public street right-of-way. 5. Land used to provide acreage sufficient to meet density regulations in a project within a PUD shall not be used to compute density in another project within the PUD unless the overall and new densities, LC's and F AR's of the subject property, and all previous projects in the district are maintained at or less than the limits established in the approved area plan. 6. The LC and FAR shall include assumed ground floor area and total floor area for proposed single-family detached dwelling units. Such assumed floor areas shall be listed in the required calculations . SECTION 45.05 - MINIMUM LOT AREA There shall be no minimum lot area for a planned unit development, provided, however, that the Township Planning Commission shall find that the lot area for any proposed planned unit development is reasonable for a development of that nature. Such finding shall take into account the lot size required for similar developments in other districts. February. I 994 45-3 �Article .J5. 0 - Planned Unit Development District SECTION 45.06 - REQUIRED YARDS The following minim11m yards shall be provided in a PUD. A. A yard fifty (50) feet wide shall be provided along the perimeter of a PUD fronting on a public street. B. A yard twenty (20) feet wide shall be provided along the perimeter of a PUD not fronting on a public street. C. A yard at least thirty-five (3 5) feet wide shall be provided along the right-of-way of a major public collector street proposed within a PUD and a yard fifty (50) feet wide shall be provided along the right-of-way of a public arterial street proposed within a PUD. D. A yard at least ten (10) feet wide shall be provided between a parking lot and five (5) or more spaces and a use area line within a PUD. A yard at least twenty (20) feet wide shall be provided between a parking lot and a perimeter property line of a PUD, except when adjacent to a public street right-of-way line, in which case the proceeding yard requirements shall apply. E. A transition strip at least twenty (20) feet wide shall be required along a perimeter of a commercial, warehousing, office, or industrial site where adjacent to a residential area, school site, park and similar areas within a PUD. Such strips shall be landscaped with trees, shrubs, ground cover, and other plant materials. Fencing may be required at the option of the Township Board at the time of area plan approval. The preceding yard requirements, except those in Section 45.06.A, herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The Planning Commission may permit a reduction in the yard required in Section 45.06.A, herein, but the remaining yard sht11 not be less than thirty-five (3 5) feet. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other site conditions perform the same functions as the required yards. Such reductions or waivers shall be shown on the approved area plan. All required yards shall be landscaped and adequately maintained. February, 199./ 45-4 �Article 45. 0 - Planned Unit Development District SECTION 45.07 - DISTANCES BETWEEN BUILDINGS A. A single-family dwelling shall be located at least ten (10) feet from any other single-family dwelling unless structurally attached thereto . B. Distances between buildings shall be sufficient to meet fire protection requirements. SECTION 45.08 - HEIGHT REGULATIO NS There are no height regulations in the PUD district, provided that any building exceeding a height of two and one-half (2-1/2) stories or thirty-five (3 5) feet shall be approved as to specific height by the Township Board upon recommendation by the Planning Commission, Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto. SECTION 45.09 - PLANNING AND DEVELOPMENT REGULATIONS As set forth in Article 52.0, herein. Febniary, 1994 45-5 �ARTICLE 50.0 CONDITIONAL USES SECTION 50. 01 - PURPOSE The formulation and enactment of this ordinance is based upon the division of the unincorporated portions of the Township into districts in each of which are permitted specified uses which are mutually compatible. In addition to such permitted compatible uses, however, it is recognized that there are certain other uses which it may be necessary or desirable to allow in certain locations in certain districts but which on account of their actual or potential impact on neighboring uses or public facilities need to be carefully regulated with respect to their location for the protection of the Township. Such uses, on account of their peculiar locational need or the nature of the service offered, may have to be established in a district in which they cannot be reasonably allowed as a permitted use. SECTION 50.02 - AUTHORITY TO GRANT PERMJTS The Township Planning Commission shall have the authority to grant conditional use permits, subject to such conditions of design and operation, safeguards and time limitations as it may determine for all conditional uses specified in the various district provisions of this ordinance. SECTION 50.03 - APPLICATION AND FEE Application for any conditional use permit permissible under the provisions of this ordinance shall be made to the Planning Commission by filling in the official conditional use permit application form, submitting required data, exhibits and information; and depositing the required fee. Such application shall be accompanied by a fee as set by the Pittsfield Township Board, except that no fee shall be required of any governmental body or agency. No part of such fee shall be returnable to the applicant. SECTION 50.04 - DATA, EXHIBITS, AND INFORMATION REQUIRED IN APPLICATION An application for a conditional use permit shall contain the applicant's name and address in full, a statement that the applicant is the owner involved, or is acting on the owner's behalf, the address of the property involved, an accurate survey drawing and site plan of said property, showing the existing and proposed location of all buildings and structures thereon, the types thereof, and their uses and a statement and supporting exhibits, information and evidence regarding the requirements set forth in this ordinance. February, 199./ 50-1 �Article 50. 0 - Conditional Uses SECTION 50.05 - PUBLIC HEARING The Planning Commission shall hold a public hearing, or hearings, upon any application for a conditional use permit, notice of which shall be given by one (1) publication in a newspaper of general circulation in the Township, within fifteen (15) days but not less than three (3) days next preceding the date of said hearing. SECTION 50.06 - REQUIRED STANDARDS AND FINDINGS FOR MAKING DETERl\1INATIONS The Planning Commission shall review the particular circumstances and facts of each proposed used in terms of the following standards and required findings, and shall find and record adequate data, information and evidence showing that such a use on the proposed site, lot or parcel: A. Will be harmonious with, and in accordance with, the general objectives, intent and purposes of this ordinance. B. Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity. C. Will be served adequately by essential public facilities and services, such as highways, streets, police, and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. D. Will not be hazardous or disturbing to existing or future neighboring uses. E. Will not create excessive additional requirements at public cost for public facilities and services. SECTION 50.07 - ADDITIONAL DEVELOPMENT REQUIREMENTS FOR CERTAIN USES A conditional use permit shall not be issued for the occupancy of a structure or parcel of land, or for the erection, reconstruction, or alteration of any structure unless complying with the following site development requirements. In granting of any conditional use permit, the Planning Commission shall impose such conditions of use as it deems necessary to protect the best interest of the Township, and the surrounding property and to achieve the objectives of this ordinance, and the breach of any such condition shall automatically invalidate the permit there for. February, 199./ 50-2 �Article 50. 0 - Conditional Uses A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance, and grounds for the Planning Commission to terminate and cancel such conditional use permit. If the facts in the case do not establish that the findings and standards set forth in this ordinance will apply to the proposed use, . the Planning Commission shall not grant a conditional use permit. No application for a conditional use permit which has been denied wholly or in part by the Planning Commission shall be re-submitted for a period of three hundred and sixty five (3 65) days from such denial, except on grounds of new evidence or proof of changed conditions found by the Township Planning Commission to be valid. February. 1994 50-3 �ARTICLE. 51.0 OFF-STREET PARKING AL~D LOADING-UNLOADING REQUIRE1\1ENTS SECTION 51.01- OFF-STREET PARKING In all districts , in connection with industrial business , institutional, agricultural, recreational, residential, or other use , there shall be provided at the time any building or structure use is erected, or uses established, enlarged or increased in capacity , off-street parking spaces for automobiles with the requirements herein specified. A. Plans and specifications showing required off-street parking spaces, including the means of access and interior circulation, for the above uses, shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a building. Required off-street parking facilities shall be located on the same lot as the principal building or on a lot within three hundred (300) feet thereof except that this distance and under the same ownership as the principal building shall not exceed one hundred fifty (150) feet for single-family and two-family dwellings. This distance specified shall be measured from the nearest point to the parking facility to the nearest point of the lot occupied by the building or use that such facility is required to serve . B. No parking area or parking space which exists at the time this ordinance becomes effective , or which subsequent thereto is provided for the purpose of complying with the provisions of this ordinance, shall thereafter be relinquished or reduced in any manner below the requirements established by this ordinance, unless additional parking area or space is provided sufficient for the purpose of complying with the provisions of this ordinance within three hundred (300) feet of the proposed or existing uses for which such parking will be available. C. Parking of motor vehicles, in residential zones, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type , not to exceed three-quarter (3/4) ton shall be permitted per dwelling unit. The parking of any other type of commercial vehicle, or bus, except for those parked on school or church property is prohibited in a residential zone . Parking spaces for all types of uses may be provided either in garages or parking areas conforming with the provisions of this ordinance. D. Each off-street parking space for automobiles shall not be less than two hundred (200) square feet in area, with a minimum width of ten (10) feet, exclusive of access drives or aisles, and shall be of usable shape and condition. There shall be provided a minimum access drive of ten (10) feet in width, and where a turning radius is necessary, it will be of such an arc as to reasonably allow an unobstructed flow of vehicles. Parking aisles for automobiles shall be of sufficient width to allow a minimum turning movement in and out of a parking space . The minimum width of such aisles shall be: lvfay I 997 1. For ninety (90) degree or perpendicular parking the aisle shall not be less than twenty-two (22) feet in width. 2. For sixty (60) degree parking the aisle shall not be less than eighteen (18) feet in width. 51-1 �Article 51 .0 - Off Street Parking and Loading-Unloading Requirements 3. For forty-five (45) degree parking the aisle shall not be less than thirteen (13) feet in width. 4. For parallel parking the aisle shall not be less than eleven (11) feet in width. E. Off-street parking facilities required for churches may be reduced by fifty (50) percent where churches are located ii1 non-residential districts and within three hundred (300) feet of usable public or private off-street parking areas. Off-street parking facilities for trucks at restaurants, service stations, and other similar and related uses shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. Such truck spaces shall not be less than ten (10) feet in width-and fifty-five (55) feet in length. F. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following requirements: Jfay /997 1. All off-street parking spaces and all driveways , except those in RC, AG, and all single-family zoning districts, shall not be closer than ten (10) feet to any property line, except where a wall, screen or compact planting strip exists as a parking barrier along the property line. 2. No off-street parking spaces shall be located in the front yard setback or, when the lot is a comer lot, the parking spaces shall not be located within the required setback of either street. 3. All off-street parking areas shall be drained so as to prevent drainage to abutting properties and shall be constructed of materials which will have a dust-free surface resistant to erosion. 4. Any lighting fixtures used to illuminate any off street parking area shall be so arranged as to reflect the light away from any adjoining residential lot or institutional premises. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins or faces property adjoining a residential lot or institution by a wall, screen, or compact planting not less than four (4) feet in height. Plantings shall be maintained in good condition and not encroach (\n adjoining property. 6. All off-street parking areas that make it necessary for vehicles to back out directly into a public road are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or twofamily dwellings. 7. Requirements for the provision of parking facilities with respect to two or more property uses of the same or different types may be satisfied if the permanent allocation of the requisite number of spaces designated is not less than the sum of individual requirements. 51-2 �Anicle 5 I . 0 - Off Street Parking and Loading-Unloading Requirements 8. G. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses, computed in accordance with this ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except churches . For the purposes of determining off-street parking requirements the following units of measurement shall apply: 1. FLOOR AREA - In the case of uses where floor area is the unit for determining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that such floor area need not include any area used for parking within the principal building and need not include any area used for incidental service storage installations of mechanical equipment, penthouses housing ventilators and heating systems, and similar uses. 2. PLACES OF ASSEMBLY - In stadiums, sport arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each eighteen (18) inches of such seating facilities shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together . 3. FRACTIONS: When units of measurement determining the number of required parking spaces result in requirement of a fractional space, any fraction shall be counted as one additional space. 4. The minimum required off-street parking spaces shall be set forth as follows. Automobile or Machinery Sales and Service garages: One (1) space for each two hundred (200) square feet of showroom floor area plus five (5) spaces for each service bay plus one (1) space for each two (2) employees. If towing service is provided by the garage, an additional five (5) spaces for each service bay shall be required. Barber Shops and Beauty Parlors: Three spaces for each chair or service station (such as a barber, beauty or manicure chair), plus one space for any unattended station (including, but not limited to, a tanning booth) . Bowling Alleys: Five (5) spaces for each alley. ,Way /99 7 51-3 �Anicle 51 .0 - Off Street Parking and Loading-Unloading Requirements Churches, auditoriums, stadiums, sport arenas, theaters, dance halls other than schools: One (1) space for each four (4) seats. Dwellings: Single-family: One (1) space for each family or dwelling unit. Two-family and multiple-family: Two (2) spaces for each family or dwelling unit, Funeral homes and mortuaries: Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area, plus one (1) space for each fleet vehicle, whichever is greater. Furniture and appliance stores, household equipment and furniture repair shops: One (1) space for each four hundred (400) square feet of floor area. Gasoline service stations: Facilities providing only gasoline sales and minor vehicle repair: One (1) space for each eight hundred (800) square feet of floor area plus one (1) space for each four (4) employees, plus five (5) spaces for each service bay. If towing is provided by the station, an additional five (5) spaces for each service bay shall be required. Facilities providing gasoline sales combined with other commercial uses: The gasoline sales area shall be considered as retail area and the parking computed as ~r Section 51.02.E." Hospitals: One (1) space for each bed excluding bassinets plus one (1) space for each two (2) employees. Hotels, motels, lodging houses, tourist and boarding homes : One (1) space for each living unit plus one (1) space for each two (2) employees. 51-~ ~ �Article 51 . 0 - Off Street Parking and Loading- Unloading Requirements Manufacturing, fabricating, processing and bottling plants, research and testing laboratories: One (1) space for each one and one-half (1-1/2) employees on maximum shift. Material distribution center (truck terminal): One (1) space for automobile parking for each person employed on the premises, including truck drivers; one (1) space for each truck stored on the premises. Mini-warehouse (self-storage): One (1) space for each four (4) storage units equally distributed throughout the site; two (2) spaces for the manager's residence; one (1) space for each twenty-five (25) storage units, to be located at the office of the storage complex. Offices: Business and professional; Banks: One (1) space for each two hundred fifty (250) square feet of gross floor area. Medical and dental offices: One (1) space for each two hundred (200) square feet of floor area. Pharmacy, retail sales of medical and dental supplies and medical/dental laboratories as provided by Section 33.03. C: One (1) space for each four hundred (400) square feet of floor area in such use, plus the parking space required for other uses of the premises. Restaurants, bars, taverns and night clubs: Self-service, fast food and drive through facilities: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. Full service restaurants, bars, taverns and night clubs: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each employee plus 1 space for each ten (10) square feet of lobby and/or waiting area. ,\,fay /997 51-5 �Anicle 51. O - Off Street Parking and Loading-Unloading Requirements Retail sales (excluding shopping centers): One space for each two hundred (200) square feet of gross floor area." Retail sales in wholesale establishments: One (1) space for each two hundred (200) square feet of retail sales floor area. Roadside stands: Five (5) spaces for each attendant. Schools: Elementary and junior high schools - private or public: One (1) space for each employee normally engaged in or about the building or grounds plus one (1) space for each thirty (30) students enrolled. Schools: (Cont.) Senior high schools and institutions of higher learning - private or public: One (1) space for each employee in or about the building or grounds plus one (1) space for each four (4) students. Trade schools and other schools primarily serving commuter students: One (1) space for each two (2) students, plus one (1) space for each faculty or staff member. Self-service laundry or dry cleaning stores: \ One (1) space for each two (2) washing and/or dry cleaning machines. Shopping centers: Five and one-half (5 .5) spaces per thousand (1,000) square feet of gross leaseable floor area. Utility sub-stations: One (1) space for each employee on maximum shift. Jfay /99 7 51-6 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements Vehicle Repair: Minor: Five (5) spaces for each service bay plus one (1) space for each two (2) employees. Major: Ten (10) spaces for each service bay plus one (1) for each two (2) employees. Veterinarian Offices and Clinics: One (1) space for each one hundred (100) square feet for the first one thousand five hundred (1,500) square feet of gross floor area, plus one (1) space for each additional two hundred fifty (250) square feet of gross floor area. Warehousing/ storage: One (1) space for each one thousand (1,000) square feet of floor area. Wholesale sales: One (1) space for each four hundred (400) square feet of floor area in wholesale sales, which area is not included in retail sales floor area. 5. Where a use is not specifically mentioned the parking requirements of a similar or related use shall apply. SECTION 51.02 - LOADING-UNLOADING REQUIRE1\1ENTS In connection with every building or part thereof hereafter erected, except single and two-family dwelling unit structures, there shall be provided on the same lot with such buildings, off-street loading and unloading spaces for uses which customarily receive or distribute material or merchandise by vehicle. A. Plans and specifications showing required loading and unloading spaces including the means of ingress and egress and interior circulation shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a use or a building or structure. B. Each off-street loading-unloading space shall not be less than the following: 1. Jfay 1997 In any residential district a loading-unloading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than founeen (14) feet in height. 51-7 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements 2. In any commercial or industrial district a loading unloading space shall not be less than ten (10) feet in width and fifty-five (55) feet in length and , if a roofed space, not less than fifteen (15) feet in height. C. Subject to the limitations of the next paragraph, a loading-unloading space may occupy part of any required side or rear yard; except the side yard along a side street in the case of a corner lot. In no event shall any part of a required front yard be occupied by such loading space . D. Any loading-unloading space shall not be closer than fifty (50) feet to any other lot located in any residential district unless wholly within a completely enclosed building or unless enclosed on all sides by a wall, fence or compact planting not less than six (6) feet in height. E. In the case of mixed uses on one lot or parcel the total requirements for off-street loading-unloading facilities shall be the sum of the various uses computed separately . F. All off-street loading-unloading facilities that make it necessary to back out directly into a public road shall be prohibited. All maneuvering of trucks, autos and other vehicles shall take place on the site and not within a public right-of-way. G. Off-street loading-unloading requirements for residential (excluding singlefamily dwellings), hotel, hospital, mortuary, public assembly, office, retail, wholesale, industrial or other uses similarly involving the receipt of distribution by vehicles, the uses having over five thousand (5,000) square feet of gross floor area shall be provided with at least one (1) off-street loading-unloading space, and for every additional twenty thousand (20,000) square feet of gross floor space, or fraction thereof, one (1) additional loading-unloading space, the size of such loading-unloading space subject to the provisions of this ordinance. H. Where a use is not specifically mentioned, the requirements of a similar or related use shall apply. \ ,\,fay t9r 51-8 �ARTICLE 52.0 PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT (PUD) DISTRICT SECTION 52.01 - GENERAL PROVISIONS A. Continuing Applicability of Regulations - The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. Such regulations shall be the continuing obligation of any subsequent interests in the land in a PUD or parts thereof and shall not be changed except as approved through amendment or revision procedures as set forth in Section 52.12, herein. B. Construction - No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned, or under zoning petition for, a PUD district classification, until the requirements of this article have been met. SECTION 52.02 - CIRCULATION AL~ ACCESS A. Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board. B. Every lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Planning Commission. All parts of a PUD shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be provided in a PUD and may be a part of the sidewalk system. C. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-street parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer. May 1997 52-1 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. An individual dwelling unit in a single-family or two-family structure, or an individual townhouse building or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street. SECTION 52.03 - UTILITIES A. Each principal building shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw County Health Department. B. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted where shown on an approved area plan, site plan, or plat. C. Electrical, telephone, and cable television lines shall be placed underground, provided, however, that distribution lines may be placed overhead if approved by the Township Board. Surface mounted equipment for underground wires shall be shown on finc).l site plans, and shall be screened from view. SECTION 52.04 - OPEN SP ACE REGULATIONS A. Buildings, parking lots, drives and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. B. Open space areas shall be conveniently located in relation to dwelling units. C. Open space areas shall have minimum dimensions which are usable for the functions intended and which will permit proper maintenance. D. The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as but not limi\ed to, ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. SECTION 52.05 - PARKING AND LOADING REQUIREMENTS The parking and loading requirements set forth in Article 51.0, herein, shall apply, except that the number of spaces required may be reduced. Width of parking spaces may be reduced to not less than nine (9) feet. The reductions shall be approved by the Township Board, upon recommendation of the Planning Commission, as a part of the area plan, and shall be based upon specific findings. The parking area saved by reducing the number or width of spaces shall be put into landscape/open space areas within the PUD. .~fay /99 i 52-2 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.06 - PHASING Development may be phased as delineated on the approved area plan, subject to the following requirements. A. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities . B. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD petition for recommendation to the Township Board with respect to this requirement. C. The Planning Commission may require, as part of a final site plan review of a phase of a PUD, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. D. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. SECTION 52.07 - PETITION REQUIREMENTS A. Procedures 1. A petition for a PUD district may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The petition shall include an area plan and all information required in Section 59 .04, herein. 2. The petition shall be filed with the Township Clerk who shall transmit copies of the petition to the Planning Commission secretary. The petition shall be filed at least two (2) weeks prior to the Planning Commission meeting at which it is to be first considered. 52-3 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 3. The Planning Commission shall hold a public hearing on the petition. Notice of the public hearing shall be given as required for zoning amendments, as set forth in Article 59.0, herein. 4. At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: a. The general character and substance. b. Objectives and purposes to be served. c. Compliance with all applicable Township ordinances, regulations, and standards. d. Scale and scope of development proposed. e. Development schedules. f. Compliance with the adopted general development plan of Pittsfield Township. The Planning Commission may also require that the petitioner provide information at the public hearing concerning economic feasibility of the proposed uses; community impact, in terms of streets and traffic, schools, recreation facilities and costs/revenues for the Township; and environmental impact. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models or other materials, and in the form of testimony by experts, as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning Commission iilld other Township officials. 5. May 1997 The Township Planning Commission shall undertake a study of the petition and shall submit a report thereon to the Township Board within one hundred eighty ( 180) days of the filing date. This report shall contain the Planning Commission's analysis of the petition, findings regarding standards, suggested conditions of approval, if applicable, and its recommendations. 52-4 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 6. B. May /99 7 The Township Board shall review the pet1t10n and the reports of the Township and County Planning Commissions thereon, and shall approve or deny the petition. The Township Board shall attach appropriate conditions to its approval of a PUD petition, including conditions concerning expiration dates, as provided in Section 52.14, herein. Information Required for the Area Plan 1. An area plan for a residential PUD consisting of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less , shall contain the following information:" a. Density of use for each use area of the site. b. Location, size and uses of open space. C. General description of the organization to be utilized to own and maintain common areas and facilities. d. General description of covenants or other restrictions; easements for public utilities. e. Description of the petitioner's intentions regarding selling or leasing of land and dwelling units. f. Description of all proposed uses. g. General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features . h. Delineation of areas to be platted under the Subdivision Control Act. 1. Location and description of site; dimensions and areas . J. General topography; soil information. k. Scale, north arrow, date of plan. 1. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. m. General description of proposed water, sanitary sewer and storm drainage systems. 52-5 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 2. n. Existing natural and manmade features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements. o. All adjacent property in which the petitioner and owners of land in the PUD have any ownership interest. p. Proposed buildings/structures - location, outline, general dimensions, distances between, floor area, number of floors, height, number and type of dwelling units (where applicable). q. Proposed streets/drives - general alignment, right-of-way, surface type and width. r. Proposed parking - location and dimensions of lots, spaces, and aisles; angle of spaces; number of spaces; surface type. s. Delineation of required yards; dwelling unit schedule, density, and lot area per dwelling unit, for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips. t. Delineation of areas of cutting and filling. u. Location and area of development phases; building program for each phase, projected schedule of development, by phase. An area plan for a residential PUD consisting of more than eighty (80) acres, or a non-residential PUD consisting of more than twenty (20) acres, shall contain the following information as required in Section 52.07 .B. l(a) through (o), preceding, and the following information: a. Location, type, and land area of each proposfd land use; dwelling unit density (dwelling units per acre). b. General location, function, surface width, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. C. General location of proposed parking areas and approximate number of spaces to be provided in each area. d. Location and area of each development phase; summary of land use information as required in Section 52.07.B.2 (a) preceding, for each phase. 52-6 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District C. Standards for Petition Review The Planning Commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the following standards. May 1997 1. The proposed development shall conform to the adopted general development plan, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted general development plan. 2. The proposed development shall conform to the intent and all regulations and standards of a PUD district. 3. The proposed development shall be adequately served by public facilities and services such as but not limited to streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or agencies responsible for the proposed development shall be able to properly provide such facilities and services. 4. Common open space, other common properties and facilities, individual properties, and all other elements of a PUD are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably related to each other, the site, and surrounding lands. 5. The petitioner shall have made provision to assure that public and common areas will be or have been irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured. 6. Traffic to, from, and within the site will not be hazardous or inconvenient to the project or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things; convenient routes for pedestrian traffic ; relationship of the proposed project to main thoroughfares and street intersections; and the general character and intensity of the existing and potential development of the neighborhood. 7. The mix of housing unit types and densities, and the mix of residential and non-residential uses, shall be acceptable in terms of convenience, privacy, compatibility and similar measures. 52-7 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. 8. The Planning Commission shall determine, where applicable, that noise, odor, light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses. 9. The proposed development shall create a minimum disturbance to natural features and land forms. 10. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 11. Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. Effect of Approval of Petition Approval of the petition by the Township Board shall have the following effects: l. Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition, shall not be changed within the time periods provided in Section 52.13 and 52.14, herein. 2. Approval of an area plan shall indicate acceptance of uses, building locations and, in the case of a residential PUD of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less in area, layout of streets, dwelling unit count and type, floor areas, densities, and all other elements of the area plan. 3. Approval of an area plan of eighty (80) acres or less in area for a residential development or twenty (20) acres or less in area for a nonresidential development shall authorize the petitioner to file an application for final site plan approval for all or the first phase of the development shown on the approved area plan. Such approval shall also authorize construction to begin for site improvements such as streets and drives, parking lots, grading, installation of utilities, and building foundations, provided the Planning Commission gives permission for such construction, and provided that all required permits have been issued are in effect. No other construction may commence until a final site plan has been approved by the Planning Commission. \ 52-8 ------ �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District Grading, tree removal and other changes in ex1stmg topography and natural features shall be limited to the minimum required to permit construction as authorized in this subsection. Construction shall be limited to those elements whose location, size, alignment and similar characteristics will not be subject to change in the review of a final site plan or plat within the PUD. 4. Approval of an area plan of more than eighty (80) acres in area for a residential development or more than twenty (20) acres in area for a non-residential development shall authorize the petitioner to file an application for review of a preliminary plan for each phase of the proposed development. No construction shall begin within any phase until a preliminary site plan is approved as required herein, and in accordance with Article 55.0, herein. 5. Approval of an area plan by the Township Board shall authorize the applicant to file an application for review of a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's Subdivision Control Ordinance for all or part of the area within the PUD which is to be platted. 6. No deviations from the area plan approved by the Township Board, or from any condition of approval, shall be permitted except through amendment or revision, as provided in this article. SECTION 52.08 - PRELIMINARY SITE PLAN REQUIREMENTS A preliminary site plan shall be submitted for each phase of development as delineated on the approved area plan for residential PUD' s consisting of more than eighty (80) acres of land area and non-residential PUD's consisting of more than twenty (20) acres of land area. Preliminary site plans shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Preliminary site plans shall conform to the approved area plan and all conditions attached thereto. SECTION 52.09 - FINAL SITE PLAN REQUIREMENTS A final site plan shall be submitted for approval for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Final site plans shall conform to the approved area plan and to all conditions attached thereto or to the approved preliminary site plan, whichever is applicable. :way 1997 52-9 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.10 - SUBDIVISION PLATS A. A preliminary or final site plan shall not be required for any part of a PUD which is to be platted for single-family detached residential development. B. Plats shall conform to the approved area plan and all conditions attached thereto. C. Subdivision plats shall meet all requirements of the Pittsfield Township Subdivision Ordinance. SECTION 52.11 - COMMON AREAS AND FACILITIES A. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan, on the preliminary site plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). B. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement is provided in lieu of dedication. C. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township attorney for review before the Township Planning Commission approves a final site plan or the Township Board approves a final plat. SECTIO 52.12 - AJ.VIENDME T AL~ REVISIO A. A developer may request a change in an approved area plan, an approved preliminary site plan, or an approved final site plan. A change in an approved area plan, or a change in an approved preliminary or final site plan which results in a major change, as defined in this section, in the approved area plan, shall require an amendment to the approved area plan. All amekdments shall follow the procedures herein required for original submittal and review of a petition for PUD zoning. A change which results in a minor change as defined in this section shall require revision to the approved plan and approval by the Planning Commission. B. A request for a change in an approved plan shall be made in writing to the Planning Commission and shall clearly state the reasons therefor. Such reasons may be based upon considerations such as but not limited to changing social or economic conditions, potential improvements in layout or design features , unforeseen difficulties technical causes, site conditions, state or federal projects and installations, and statutory revisions. The Planning Commission, upon finding such reasons and request reasonable and valid, shall so notify the Jlay /99i 52-10 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District applicant in writing. Following payment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. C. The following changes shall be considered maJor, for which amendment 1s required: I. Change in concept of the development. 2. Change in use or character of the development. 3. Change in type of dwelling unit as identified on the approved area plan. 4. Increase in the number of dwelling units (density). 5. Increase in non-residential floor area of over five (5) percent. 6. Increase in lot coverage or FAR of the entire PUD of more than one (1) percent. 7. Rearrangement of lots, blocks, and building tracts. 8. Change in the character or function of any street. 9. Reduction in land area set aside for common open space or the relocation of such area(s). 10. Increase in building height. D. A developer may request approval of minor changes, as defined in this section, in an approved area plan, approved preliminary site plan, where applicable, or an approved final site plan. The Planning Commission shall notify the Township Board and other applicable agencies of its approval of such minor changes. E. Minor changes shall include the following: 1. A change in residential floor area. 2. An increase in non-residential floor area of five (5) percent or less. .... Minor variations in layout which do not constitute major changes . .) . 4. May /99 7 An increase in lot or FAR of the entire PUD of one ( 1) percent or less. 52-11 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 5. F. A change in phasing of development. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with this section. The burden shall be on the applicant to show good cause for any requested change. SECTION 52.13 - EXPIRATION OF PLAN APPROVALS A. An area plan or a preliminary site plan, where applicable, shall expire eighteen ( 18) months after approval unless a final site plan for the first phase of the project, or for the entire property in the PUD if development is not to occur in phases, is submitted to the Planning Commission for approval. Thereafter the final site plan for each subsequent phase shall be submitted to the Planning Commission for review and approval within two (2) years of the date of approval of the immediately preceding final site plan. B. A final site plan for the entire PUD, or all final site plans for phases thereof, shall have received approval by the Planning Commission within three (3) years of the date of the Board approval of the PUD, in the case of a PUD of twenty (20) acres or less in area. All final plats in a PUD shall have been approved and recorded within the preceding time periods. C. Expiration of an approved area plan, or preliminary site plan, where applicable, as set forth in Section 52.13 .A, preceding, and failure to obtain approval of final site plans and final plats as provided in Section 52.13.A and B, preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirement for original application. Expiration shall also authorize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. D. An approved final site plan shall expire as provided in Article 55.0, herein. E. Development shall be diligently pursued to completion, and shall be completed with two (2) years of the date of approval of a final site plan. F. If an approved area plan or an approved final site plan has expired as set forth in this section, no permits for development or use of the property shall be issued until the applicable requirements of this section have been met. \ .~lay 199- 52-12 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District G. The Township Board may, at anytime following three (3) years after the date of approval of a PUD of twenty (20) acres or less, or five (5) years after the date of approval of a PUD of more than twenty (20) acres, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of a PUD district to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed. SECTION 52.14 - CONDITIONS-EXPIRATION OF APPROVALS The Township Board shall include as a condition of approval of each petition for a PUD, expiration dates as set forth in Section 52 .13, herein, or such later expiration dates as the Township Board may approve. SECTION 52.15 - EXTENSION OF TIME LIMITS Time limits set forth in this article may be extended upon showing of good cause, and by written agreement between the applicant and the Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of preliminary and final site plans. SECTION 52.16 - AS-BUILT DRAWINGS As-built drawings shall be provided in accordance with Article 55.0, herein. SECTION 52.17 - PERFORMANCE GUARAl~TEES Guarantees to assure completion of site improvements shall be provided in accordance with Article 55.0, herein. SECTION 52.18 - VIOLATIONS A. A violation of an approved area plan, preliminary site plan, final site plan, and conditions of approval, shall be grounds for the Township Board to order that all construction be stopped and that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. B. Violations of any plan approved under this article, or failure to comply with any requirement of this article, including conditions attached to an approved plan, shall be considered a violation of this ordinance, as provided in Article 58.0, herein. ,'vfay 1997 52-13 �ARTICLE 53.0 SIGN REGULATIONS (Note: This article is also commonly referred to, and known as, the "Pittsfield Township Sign Ordinance") SECTION 53.01 - PURPOSE The purpose of this section is to regulate on-site signs and outdoor advertising so as to protect the health, safety and general welfare, to protect property values, and to protect the character of the various neighborhoods in Pittsfield Township. The principle features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any sign placed on land or on a building for the purposes of identification or for advertising a use conducted on the premises shall be deemed an accessory use. It is intended that the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other things, to avoid excessive competition and clutter among sign displays. Outdoor advertising signs (billboards) which advertise products or businesses not connected with the site or building on which they are located, are deemed to constitute a principle use of a lot. SECTION 53.02 - DEFINITIONS A. Abandoned Signs A sign which no longer advertises or identifies a business, lessor, owner, or activity conducted upon, or product available on, the premises where such sign is displayed. B. Billboard See Outdoor Advertising Signs. C. Canopy or Marquee Signs Any sign attached to, or constructed within or on, a canopy or marquee. D. District Zoning district as established by the Pittsfield Township Zoning Ordinance. May /997 53-1 �Article 53. 0 - Sign Regulations E. Free Standing Signs A sign supported by a structure, such as a pole or pylon, independent of any other structure. The definition shall not include a ground sign. F. Height of Signs The vertical distance to the top edge of the copy area or structure, whichever is higher, as measured from the adjacent street grade. G. Identification Signs A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise. Such signs shall be located only on the premises on which the firm or major enterprise is situated, or on which the principal product is offered for sale. H. Off-site Signs (Off-premises signs) A sign other than an on-site sign. I. On-site Signs (On-premises sign) A sign which advertises or identifies only goods, services, facilities, events or attractions on the premises where located. J. Outdoor Advertising Signs A sign, including billboards, on which the written or pictorial information is intended to advertise a use, product, service, goods, event or facility located on other premises, and which is intended primarily for advertising purposes. ~ K. Sign Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, work, model, banner, emblem, insignia, device, code mark or other representation used as or in the nature of, an announcement, advertisement, direction or designation, of any person, firm, organization place, commodity, service, business, profession, or industry, or any backlit building area, which is located upon any land or in or on any building, in such a manner as to attract attention from outside the premises, provided however, that the following shall not be included in the application of the regulations herein: 53-2 r ' �Anicle 53.0 - Sign Regulations L. a. Signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers, names of occupants or premises, or other identification of premises not having commercial connotations. b. Legal notices; identification, information, or directional signs erected, or required by governmental bodies. c. Integral decorative or architectural features of buildings, except letters, trademarks, moving parts, moving lights or backlit areas. " Temporary Signs A sign that is intended to be displayed for a limited period of time. M. Wall Signs A sign attached to or erected against the wall of a building with the face in a plane parallel to the plane of the building wall. N. Window Sign A sign installed on, or in, a window for purposes of viewing from outside the premises. This term does not include merchandise located in a window. 0. Portable Signs Any sign not permanently attached to the ground or a building. P. Ground Signs A sign mounted directly on the ground or by a structure on a foundation such that the top edge of the sign is not more than 8 feet above earth grade as provided in Section 53.03.C. SECTION 53.03 - GENERAL SIGN REGULATIONS The following regulations shall apply to all signs in Pittsfield Township. ,'vfay /99 7 53-3 �Anicle 53.0 - Sign Regulations A. B. Illuminated Signs 1. Residential Districts - Only indirectly illuminated signs shall be allowed in any residential district provided such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 2. Commercial, Wholesale & Warehouse, Office, Research & Development and Industrial Districts- Indirectly or internally illuminated signs are permitted providing such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 3. No sign shall have blinking, flashing or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operating as to create an appearance of writing or printing, except that movement showing date, time and temperature exclusively may be permitted. Nothing contained in this ordinance shall be construed as preventing use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes except as provided in Section 53.10. Measurement of Sign Area The area of a sign shall be computed as including the entire area within the regular geometric form or contiguous combination thereof which encompasses all the display area of the sign including all elements of the matter displayed. With respect to canopies and awnings, upon which a sign is to be displayed, the entire area of such canopy or awning shall be considered a part of the sign. Any back-lit area of a buildings exterior shall be considered to be a sign area. Frames and structural members not bearing copy or display material shall not be included in the computation of sign area. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the area of the sign, except that where two (2) such faces are placed back to back, parallel to one (1) another and less than twenty-four (2-1-) inches apart, the area of the sign shall equal the area of one (1) face. C. Height of Signs o free standing sign shall exceed a height of twenty (20) feet. A ground sign shall not exceed a total height of eight (8) feet including the sign pedestal. Sign height shall be measured to the top edge of the sign, from the adjacent grade. The total height of the sign including the sign pedestal and ,\,fay /997 53-4 �Anicle 53.0 - Sign Regulations adjacent grade, shall be no higher than eleven (11 ) feet from the adjacent street grade. That portion of a pedestal higher than eighteen (18) inches shall be considered signage. D. Setback Requirements for Signs Except where specified otherwise in this ordinance, all signs shall be set back a minimum of one-half (1 /2) the yard requirements for the district where located, except free standing signs, which shall meet all yard requirements of the district in which located. E. Flags shall be permitted as provided herein. In all single-family residential zoning districts, on developed residential lots, flags other than corporate or commercial flags shall be permitted without restriction. All other flags shall be subject to the following regulations: 1. Notwithstanding provisions in Section 56.06.C & D herein, flags shall meet the yard requirements for signs and the height limits for structures in the zoning district in which located. 2. The maximum permitted area of a flag shall be as follows : Pole Height Maximum Permitted Flag Area 46 Ft. & Over 60 square feet 26 - 45 feet 40 square feet 21 - 25feet 24 square feet 20 feet and under 15 square feet The flag of the United States may be of the area specified for the next highest category. The area of a flag shall not be included in the total sign area permitted on the lot. May /997 4. Up to three (3) flags of any combination but not more than one (1) corporate flag shall be permitted on each public street frontage of any lot, shopping center, or business center. 5. o flag shall be displayed with the flag of the United States which is of greater area or which is placed at a greater height than the U.S. flag. o flag at the same height as the U.S. flag, which is not set back further than the U.S . flag, shall be placed to the left, as viewed from the street, of the U.S. flag. 53-5 �Article 53. 0 - Sign Regulations ,,,.... 6. A corporate flag shall be located on the same lot as the business building or use. 7. All flags shall be displayed from a pole or other mounting which is permanently affixed to the ground or a building and dedicated to that purpose. A flag shall not be attached to any structure which is designed for an alternative use. SECTION 53.04 SIGNS PERMITTED IN ALL DISTRICTS Subject to the other conditions of this ordinance, the following signs shall be permitted anywhere within Pittsfield Township. A. Off premise signs which bear names, information and emblems of service clubs, places of worship, civic organizations, and quasipublic uses shall be permitted on private property with permission of the Township Board. Each sign shall not be more than three (3) square feet in area, shall not exceed a height of eight (8) feet, and shall be set back a minimum of ten (10) feet from the property line. All signs shall be consolidated within a single frame, if more than one ( 1) sign is placed at one ( 1) location. B. Signs which direct traffic movement onto, or within, a property and which do not contain any advertising copy or logo, and which do not exceed eight (8) square feet in area for each sign. Horizontal directional signs on, and flush with, paved areas may exceed eight (8) square feet. A directional sign shall be located on the property to which it is directing traffic and shall be located behind the front right-of-way line. A directional sign may bear the logo of a business for which it directs entering and exiting traffic if it is the determination of the Township Zoning Administrator that such logo is reasonably necessary for the effectiveness of the directional sign on which it is located. C. One (1) church announcement bulletin shall be permitt~d on any site which contains a church regardless of the district in which located, provided said bulletin does not exceed twenty-four (24) square feet in area and a height of six (6) feet, and is set back a minimum of ten ( 10) feet from the property line. When a church has an identification sign as permitted elsewhere in this ordinance, an announcement bulletin shall not be permitted. 53-6 • �Article 53.0 - Sign Regulations SECTION 53.05 - PROHIBITED SIGNS A. Miscellaneous Signs and Posters Tacking, pasting, or otherwise affixing of signs or posters visible from a public way except "no trespassing", "no hunting", "beware of animal", warning of danger signs, and other legal postings as required by law, located on the walls of buildings, barns, sheds, on trees, poles, posts, or fences is prohibited. B. Banners Banners, pennants, search lights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons, or other gas-filled figures are prohibited except as provided in Section 53.10.G. C. Swinging Signs Signs which swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment are prohibited. D. Moving Signs Except as otherwise provided in this section no sign or any portion thereof which moves or assumes any motion constituting a non stationary or fixed condition shall be permitted. E. Parking of Advertising Vehicles Except as permitted in Section 51 .01 .C, no commercial vehicle exceeding threequarter (3/4) ton in size, or any type trailer, which has attached thereto, or painted thereon, any sign or advertising device displaying the name of any business, product or service located on the subject premises, nor any marked delivery vehicles owned by any business located on the subject premises, shall be parked on private property, in any commercial district, between the front line of the structures located thereon and the front property line, nor shall any such vehicles be parked on a public right-of-way, or on public property so as to be visible from a public right-of-way. Vehicles engaged in attended loading or unloading activities shall be exempt from this provision. F. Abandoned Signs Signs that advertise an activity, business, product or service no longer conducted or available on the premises on which the sign is located, shall be prohibited. J\,{ay /997 53-7 �Anicle 53.0 - Sign Regulations G. Flags Flags other than those of a nation, state, political subdivision of the State of Michigan, fully accredited institution of higher education situated within Washtenaw County, or corporation subject to and in accordance with Section 53.03.E. H. Portable Signs Portable signs shall be prohibited. I. Un-Classified Signs The following signs are prohibited: 1. Signs which imitate an official traffic sign or signal which contains the words "stop", "go", "slow", "caution" "danger", "warning", or similar words except as otherwise provided in this section. 2. Signs which are of a size, location, content, coloring, or manner of illumination which may be confused with or construed as a traffic control device or which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersection. 3. Signs which contain statements, words or pictures of an obscene, pornographic or immoral character. 4. Signs which are painted directly on to the wall, or any other structural part of a building. 5. Signs which are painted on or attached to any fence or any wall which is not structurally a part of a building, except to identify a residence. \ 6. Signs which emit audible sound, odor, visible matter. 7. Roof signs. SECTION 53.06 - PERMITTED SIGNS IN RECREATION-CONSERVATION AND AGRICULTURE DISTRICTS A. Jlay /99 7 One (1) sign advertising the type of farm products grown on a farm premises. Such sign shall not exceed twelve (12) square feet in area. Up to two additional signs not exceeding twelve (12) square feet in area each may be placed on land owned by, or under the control of, the operator of a roadside stand as permitted in Section 11.02.E, or a farm offering customer harvesting of crops, during the 53-8 �Article 53.0 - Sign Regulations period said stand or operation is open for business. Said signs shall be located within a one and one half (1.5) mile radius of the farm advertised and be placed behind the right-of way line. B. One (1 ) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance, for a school, church building or other authorized use or lawful non-conforming use except home occupation. Where a church has an announcement bulletin as permitted in Section 53 .04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area. C. One (1) identification sign for a residential development shall be permitted for each public street that the development abuts. Each sign shall not exceed thirtytwo (32) square feet in area. SECTION 53.07 - PERMITTED SIGNS IN RESIDENTIAL DISTRICTS A. One (1) identification sign shall be permitted for each public street frontage, for a subdivision, multiple-family building development or mobile home park. Each sign shall not exceed thirty two (32) square feet in area. One (1) additional sign advertising "For Rent" or "Vacancy" may be placed on each public street frontage of a rental residential development provided that such sign shall not exceed three (3) square feet in area and is incorporated into the identification sign. Each sign shall be located behind the right-of-way line of any public street. B. One (1) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance for a school, church, public building, or other authorized use or lawful non-conforming use except home occupations. Where a church has an announcement bulletin as permitted in Section 53.04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen ( 18) square feet in area or eight (8) feet in height. SECTION 53.08 - PERMITTED SIGNS IN C-1, C-2, C-3, PSC, 0-1, W-1, R-D, BP, 1-1 and 1-2 DISTRICTS A. C-1, C-2, C-3 and PSC Zoning Districts 1. Signs permitted on lots not located in a business center or a shopping center: a. May /99i AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) square foot of sign area for each one ( 1) linear foot of street frontage . The maximum area for all exterior on-site signs for each 53-9 �Article 53. 0 - Sign Regulations developed lot shall be one hundred sixty (160) square feet. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. No exterior wall sign for businesses without ground floor frontage shall exceed twenty-four (24) square feet in area. b. 2. Signs permitted in a business center: a. b. 3. IDENTIFICATION SIGNS - Each business center shall be permitted one ( 1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one (1) square foot for each one (1) linear foot of street frontage. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixtyfive (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. Tenants of a business center shall not be permitted to have individual free standing or ground identification signs. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such exterior wall sign shall be co~puted as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. Signs permitted in shopping centers : a. May I9r NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) free standing or ground identification sign shall be permitted on any single street. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign, in addition to the number of signs allocated to the developed lot. SHOPPING CENTER IDENTIFICATION SIGNS - A shopping center may have one (1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one ( 1) square foot for each one ( 1) linear foot of 53-10 I' �Article 53.0 - Sign Regulations street frontage. No free standing sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. B. 0-1 Zoning Districts, But Not Including R-0 Districts 1. 2. Signs permitted on lots not located in office parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one ( 1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be two hundred (200) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shall be permitted on any single street. Signs permitted in office parks: a. May 199 7 WALL SIGNS - Each business in a shopping center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such an exterior wall sign shall be computed as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. PARK IDENTIFICATION SIGNS- An office park may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each one (1) linear foot of street frontage. No 53-11 �Anicle 53.0 - Sign Regulations ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. C. W-1, R-D, BP, I-1 and I-2 Zoning Districts 1. 2. May 1997 WALL SIGNS - Each office in an office park with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one (1) square foot for each one (1) linear foot of building frontage occupied by the office. The maximum permitted area for a wall sign shall be eighty (80) square feet. All offices without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than 24 square feet in area. Signs permitted on lots not located in industrial parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least 50 square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) (1) square foot of sign area for each one ( 1) (1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be one hundred (100) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. c. NUMBER - Each developed lot shall be permitted 2 exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shav be permitted on any single street. Signs permitted on lots located in industrial parks: a. PARK IDENTIFICATION SIGNS - An industrial park may have one ( 1) ground identification sign for each collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The maximum area of each ground sign shall be sixty-five ( 65) square feet. b. SIGN AREA FOR EACH LOT - The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one (1) linear foot of street frontage. The 53-12 �Article 53.0 - Sign Regulations maximum area for all exterior on-site signs for each developed lot shall be sixty-five (65) square feet, excluding tenant identification signs. 3. D. lvfay 1997 c. NUMBER OF SIGNS - Each developed lot shall be permitted one (1) exterior on-site ground or wall sign. Tenant identification signs shall be excluded from this provision. d. TENANT IDENTIFICATION SIGNS - For a multi-tenant building, each tenant shall be permitted one ( 1) identification sign. Such sign shall include only the name of the tenant business and shall only consist of lettering or characters not in excess of six (6) inches in height. A wall sign or ground sign shall be permitted. A ground sign must meet all setback requirements . Signs permitted in a business center: a. IDENTIFICATION SIGNS - A business center may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each linear foot of street frontage. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one half (1 /2) square foot for each one ( 1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be forty (40) square feet. All businesses without ground floor frontage, in a given building, shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. Business centers located within an Industrial Park shall conform to Section 53.08.C(2), above. Window signs shall be permitted and shall not be included in total sign area computation if said signs do not occupy more than twenty-five (25) percent of the total window area of the floor level on which displayed or exceed a total of two hundred (200) square feet for any one (1) building. If window signs occupy more than twenty-five (25) percent of said window area or exceed a total of two 53-13 �Anicle 53.0 - Sign Regulations hundred (200) square feet for any one (1) building, they shall be treated as exterior signs and shall conform to Section 53.08.A. l and 53.08 .B.2. E. A time and temperature sign shall be permitted in addition to the above conditions provided that ownership identification or advertising copy does not exceed ten percent (10%) of the total sign area and further provided that the total area of the sign does not exceed thirty (30) square feet. F. No canopy or marquee sign shall extend into a public right-of-way except by variance granting by the Zoning Board of Appeals. In granting such a variance the Board of Appeals shall assure that the requirements of Section 60.04 of this ordinance are complied with; that the minimum clearance of such sign is eight (8) feet measured from the sidewalk surface to the bottom edge of the sign; and that the sign does not obstruct pedestrian or vehicular view. G. In addition to the provisions of Section 53.08.A and B above, an automobile service station may have one (1) additional sign for each public street frontage having a curb cut for a vehicle entrance, for the purpose of advertising gasoline prices and other services provided on the premises. Said sign shall be mounted on a free standing structure or on the structure of another permitted sign, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Said sign shall not exceed eight (8) square feet in area and shall not advertise the brand name of gasoline or other materials sold on the premises. SECTION 53.08.1 - PERMITTED SIGNS IN PUD DISTRICTS Signs shall be permitted in each use area in a PUD district in accordance with the sign regulations in the zoning district that is most similar to that use area, provided, however, that more restrictive sign regulations in the approved area plan shall control. SECTION 53.09 - SIGN REGULATIONS \ Outdoor advertising signs (off-site signs). A. ivlay 1997 Outdoor advertising signs shall be permitted only on parcels abutting interstate highways, freeways and other primary highways in C-3 and 1-2 districts provided that such a sign shall not be placed on a parcel having any other structure within one hundred ( 100) feet of the sign, and no other structure shall be placed on the parcel within one hundred (100) feet of the sign, except that minimum distances from other outdoor advertising signs shall be regulated as set forth in Section B following; and that a sign shall not be located within 50 feet of any boundary of such parcel. 53-14 �Anicle 53.0 - Sign Regulations B. Where two (2) or more outdoor advertising signs are located along the frontage of any freeway, they shall not be less than twenty five hundred (2,500) feet apart. When two (2) or more outdoor advertising signs are located along the frontage of any primary highway other than freeways, they shall be not less than seventeen hundred (1,700) feet apart. A double face (back to back) or av-type structure shall be considered a single sign provided the two (2) faces are not separated by more than two (2) feet, or the interior angle does not exceed twenty (20) degrees, whichever is applicable. C. The total surface area, facing in the same direction, of any outdoor advertising sign, shall not exceed three hundred (300) square feet. Signs may be single or double faced and shall contain no more than two (2) faces, or panels. D. Outdoor advertising signs shall not exceed twenty (20) feet in height from ground level. The permitted height may be increased to forty (40) feet by the Zoning Administrator if it can be shown that excessive grades, building interference, bridge obstruction, and similar conditions obstruct views of the sign. E. Outdoor advertising signs shall not be erected on the roof of any building, nor have one ( 1) sign above another. F. A sign structure shall not be permitted adjacent to or within five hundred (500) feet of an interchange, an intersection at grade, or a safety roadside rest area. The five hundred (500) feet shall be measured from the point of beginning or ending of pavement widening at the exit from or entrance to the main traveled way. SECTION 53.10 - TEMPORARY SIGNS Un-illuminated on-site temporary exterior signs may be erected in accordance with the regulations of this section. A. In single-family and two-family districts one (1) sign for each public street frontage advertising a recorded subdivision or development shall be permitted. Each sign not to exceed thirty two (32) square feet in area. Each sign shall be removed within one (1) year after the sale of ninety (90) percent of all lots or units within said subdivision or development. B. In multiple-family districts one (1) sign on each public street frontage of a new multiple-family development advertising the new dwelling units for rent or sale, not to exceed thirty two (32) square feet in area shall be permitted. Each sign shall be removed within sixty (60) days of the initial rental or sale of seventy (70) percent of the dwelling units within the development. May /99 7 53-15 �Anicle 53.0 - Sign Regulations C. One (1) identification sign shall be permitted for all building contractors, one (1) for all professional design firms and one (1) for all lending institutions on sites under construction, each sign not to exceed six (6) square feet in area, with not more than a total of three (3) such signs permitted on one (1) site. If all building contractors, professional design firms and lending institutions combine together in one (1) identification sign such sign shall not exceed thirty two (32) square feet in area with not more than one (1) sign permitted on one (1) site. Signs shall have a maximum height of ten (10) feet and shall be confined to the site of construction, construction shed or construction trailer and shall be removed within fourteen (14) days after the issuance of a certificate of occupancy. D. Real Estate Directional Signs Directional real estate signs shall be permitted in residential districts on weekends between 6:00 p.m., Friday, and 8:00 p.m. the Sunday following (50 consecutive hours) as follows: E. May /99 7 1. Temporary real estate direction signs referencing an individual parcel in a residential zone, which is, or has been, occupied as a legal residence, shall be permitted on approach routes to an open house, only for the day of open house. Said signs shall not exceed three (3) square feet in area, three feet in height and four (4) in number, shall show a directional arrow, be free standing and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one mile radius of the geographic center of the property referenced on said sign. 2 In a subdivision or other residential development under construction, in which less than ninety-five percent (95 %) of the available lots have been sold, temporary real estate direction signs advertising open model homes shall be permitted to be displayed during the period specified above. Said signs shall not exceed three (3) square fe~t in area, three feet in height and four (4) in number per subdivision or development, shall show a directional arrow and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one and one half (1.5) mile radius of the geographic center of the property referenced on said sign. Temporary signs announcing any annual or semi-annual public, charitable, educational or religious event or function, located entirely within the premises on which the event or function is to occur shall be permitted. Maximum sign area shall not exceed twenty-four (24) square feet. Signs shall be allowed no more than twenty-one (21) days prior to the event or function and shall be removed within 53-16 �Article 53.0 - Sign Regulations seven (7) days after the event or function. If building mounted, signs shall be flat wall signs and shall not project above the roof line. If ground mounted, signs shall not exceed six (6) feet in height. Signs shall be set back in accordance with Section 53.03.D of this ordinance. F. In residential districts one (1) temporary real estate "For Sale", "For Rent", or "For Lease" sign, located on the property and not exceeding six (6) square feet in area shall be permitted. In all other zoning districts one ( 1) sign of this type shall be permitted provided it does not exceed thirty-two (32) square feet in area and is set back in accordance with Section 53.03.D of this ordinance. If the lot or parcel has multiple frontage one (1) additional sign not exceeding six (6) square feet in area in residential districts or thirty-two (32) square feet in area in all other districts shall be permitted. Under no circumstances shall more than two (2) such signs be permitted on a lot or parcel. such signs shall be removed within seven (7) days following the sale, rent or lease. In no case shall a sign list the sale, rent or lease of a building which is not located on the property on which the sign 1s located. G. Banners, pennants, search lights, balloons, or other gas filled figures are permitted at the opening of a new business in a commercial or industrial district for a period not to exceed fourteen (14) consecutive days. Such signs shall not obstruct pedestrian or vehicular view. H. In residential districts, temporary direction signs, not exceeding three (3) square feet in area and three (3) feet in height, shall be permitted on approach routes to a private garage or rummage sale, for a period not to exceed seventy-two hours. Said signs shall contain the address and dates of the sale and shall be removed within four (4) hours of the end of the sale. SECTION 53.11 - EXEMPTED SIGNS The following types of signs are exempted from all provisions of this ordinance, except for construction and safety regulations and the following standards: A. Signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer, in the performance of a public duty, such as directional signs, regulatory signs, warning signs, and informational signs. B. Political campaign signs announcing candidates seeking public political office and other data pertinent thereto except as prohibited in Section 53.03.A. ,\,,fay 1997 53-17 �Anicle 53 .0 - Sign Regulations C. Names of buildings, date of erection, monument citations, commemorative tablets, and the like, when carved into stone (1), concrete or similar material or made of other permanent type construction and made an integral part of the structure. r---, SECTION 53.12 - NON-CONFORMING SIGNS Non-conforming signs shall not: A. Be re-established after the activity, business or usage to which it relates has been discontinued for ninety (90) days or longer. B. Be structurally altered so as to prolong the life of the sign or so as to change the shape, size, type or design of the sign. C. Be re-established after damage or destruction, if the estimated expense of reconstruction exceeds fifty (50) percent of the replacement cost as determined by the building inspector. SECTION 53.13 - PERl'VIITS AND FEES A. Application for a permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property, or his authorized agent, to the Township Zoning Administrator, by submitting the required forms, fees, exhibits and information. Fees for sign permits for all signs erected pursuant to Section 53.04, 53.06, 53.07, 53.08, 53.09 and 53.10 shall be established by resolution of the Township Board. B. An application for a sign permit shall contain the following: 1. The applicants name and address in full, and a complete description of his/her relationship to the property owner. \ 2. If the applicant is other than the property owner, the signature of the property O\vner concurring in submittal of said application is required. 3. The address of the property. 4. An accurate scale drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 5. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. 53-18 - - - ---_-_-_-_-_----- -- -- .... �Article 53.0 - Sign Regulations C. All signs shall be inspected by the Township Zoning Administrator for conformance to this ordinance prior to placement on the site. Foundations shall be inspected by the building inspector on the site prior to pouring of the concrete for the sign support structure. D. A sign permit shall become null and void if the work for which the permit was issued has not been completed with a period of six (6) months after the date of the permit. Said sign permit may be extended for a period of thirty (30) days upon request by the applicant and approval of the Zoning Administrator. E. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or size change is made, shall not require a sign permit. F. Signs for which a permit is required shall be inspected periodically by the Zoning Administrator for compliance with this ordinance and other laws of Pittsfield Township. SECTION 53.14 - AUTHORIZED SIGN CONTRACTORS Every person, before engaging or continuing in the business of erecting or repairing signs in Pittsfield Township shall obtain an annual sign contractors license. To obtain said license the contractor shall first furnish the Township a public liability insurance policy in the amount of fifty thousand dollars ($50,000) for injury to one (1) person and one (1) hundred thousand dollars ($100,000) for injury to more than one (1) person and property damage insurance in the amount of twenty-five thousand dollars ($25,000) for damage to property. In lieu of an insurance policy as herein required, a contractor may present proof satisfactory to the Township Board that the said contractor is financially capable of self-insurance in the above amounts. Said license shall terminate upon the expiration of the insurance policy unless evidence of renewal is filed with the Township Clerk. SECTION 53.15 - REMOVAL OF SIGNS A. ,Hay 1997 The Zoning Administrator shall order the removal of any sign erected or maintained in violation of this ordinance except for legal non-conforming signs. Written notice shall be given to the owner of such sign or of the building, structure, or premises on which said sign is located ordering removal of the sign or such action as is necessary to bring the sign into compliance with this ordinance and specifying a reasonable period of time for removal and/or compliance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign immediately and without notice, at its discretion. Any cost of removal incurred by the Township shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge will be a lien on the property. 53-19 �Article 53. 0 - Sign Regulations B. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty (30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the Township shall remove it in accordance with the provisions stated in Section 5 3.15 .A preceding. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. C. Any sign maintained in violation of this ordinance is a nuisance per seas provided in Section 58.09 of this ordinance subject to the penalties contained therein. \ ,Hay / 997 53-20 �ARTICLE 54.0 PERFORMANCE STANDARDS SECTION 54.01 - GENERAL PROVISIONS No parcel, lot, building or structure in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises provided that any use permitted by this ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance requirements. SECTION 54.02 - FIRE HAZARD Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate fire fighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. SECTION 54.03 - RADIOACTMTY OR ELECTRICAL DISTURBANCE No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. SECTION 54.04 - VIBRATION No vibration shall be permitted which 1s discernible without instruments on any adjoining lot or property. SECTION 54.05 - SMOKE Smoke shall not be emitted with a density greater than No. 1 on the Ringleman Chart as issued by the U.S . Bureau of Mines except for blowoff periods often minutes duration of one per hour when a density of not more than No. 2 is permitted. SECTION 54.06 - ODORS No malodorous gas or matter shall be permitted which is offensive or as to produce a public nuisance or hazard on any adjoining lot or property. February, 1994 54-1 �Article 54. 0 - Performance Standards SECTION 54.07 - AIR POLLUTION No pollution of air by fly-ash, dust, vapors, or other substances shall be permitted which is harmful to health, animals, vegetation or other property, or which can cause excessive soiling. SECTION 54.08 - GLARE No direct or reflected glare shall be permitted which is visible from any property or from any public street, road, or highway. SECTION 54.09- WATER POLLUTION Pollution of water shall be subject to such requirements and regulations as are established by the Michigan State Health Commission, the Michigan Water Resources Commission, and the Washtenaw County Health Department. SECTION 54.10 - NOISE Noise which is objectionable due to volume, frequency or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of the average intensity of street and traffic noise at the lot lines. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. \ Febroary, 1994 54-2 �ARTICLE 55.0 SITE PLAN REVIEW SECTION 55.01 - PURPOSE It is recognized by this ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, both within the site and in relation to access streets; that there is a value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this ordinance required site plan review by the Township Planning Commission and approval by the Township Planning Commission for certain buildings and structures that can be expected to have a significant impact on natural resources, traffic patterns, on adjacent land usage, and on the character of future urban development. SECTION 55.02 - BUILDING, STRUCTURES AND USES REQUIRING SITE PLAN REVIEW • The building inspector shall not issue a building permit for the construction of the following buildings and structures unless a final site plan has been reviewed and approved by the Township Planning Commission and such approval is in effect. A. A multiple-family building containing three (3) or more dwelling units. B. More than one multiple-family building on a lot, parcel, or tract of land, or on a combination of lots under one ownership. C. A mobile home park in accordance with the provisions as specified in Article 25.0. D. A Planned Unit Development, in accordance with the provisions specified m article 52.0. E. Any building or structure, or addition thereto, except one and two family residential dwellings, with a floor area greater than five hundred (500) square feet. Not more than one addition under five hundred (500) square feet shall be permitted without site plan review. F. More than one building or structure, except a sign, on a lot, parcel, tract of land, or combination of lots under one ownership, except where located in a single-family district. G. Any major commercial or industrial use. 55-1 May / 99- --- - -- �l... Article 55.0 - Site Plan Review H. A two-family dwelling. I. A parking lot or addition thereto containing 5 or more parking spaces. J. Any condominium development. K. Any Conditional Use Permit provided, however, that the Planning Commission may waive this requirement upon finding that it is inapplicable to a given conditional use. SECTION 55.03 - APPLICATION AND FEE FOR A PRELIMINARY SITE PLAN Any person may file a request for a site plan review by the Township Planning Commission by filing with the Township Clerk the completed application upon the forms therefore furnished by the Clerk, payment of required fees as determined by resolution of the Pittsfield Township Board, and at least thirteen (13) copies of a preliminary site plan which shall conform to the requirements in this Article. SECTION 55.04 - PLANNING COMMISSION REVIEW OF PRELIMINARY SITE PLAN Upon receipt of such application and fee, the Clerk shall transmit the application and preliminary site plan drawing(s) to the Planning Commission prior to its next regularly scheduled meeting, and the Planning Commission shall undertake a study of the same and shall, within sixty (60) days, from the date of the first commission meeting at which the application is received from the Clerk, give its tentative approval or disapproval of the preliminary site plan, advising the applicant, in writing, of recommended changes or modifications in the proposed site plan as are needed to achieve conformity to the standards specified in this ordinance. SECTION 55.05 - REQUIRED DATA FOR A PRELIMINARY SITE PLAN ~ An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.06 - MODIFICATION OF PROCEDURE The Township Planning Commission at its discretion may waive some or all of the steps described in Sections 55.07 and 55.08 of this ordinance, and approve the preliminary site plan or a partial final site plan in place of the final site plan, if the particular preliminary site plan describes a lot not larger than one (1) acre or the structure proposed on the site will not be larger than two thousand (2,000) square feet in floor area and the findings of the Township Planning Commission regarding the particular preliminary site plan indicate conformance with Section 55.10 of this ordinance. .Hay /99 7 55-2 �Anicle 55. 0 - Site Plan Review SECTION 55.07 - APPLICATION AND FEE FOR A FINAL SITE PLAN Following approval of the preliminary site plan, the applicant shall submit to the Township clerk, thirteen (13) copies of the proposed final site plan as well as the other data, exhibits and information hereinafter required, and pay to the Clerk, any required fees, the schedule of which shall be determined by resolution of the Pittsfield Township Board. The Clerk, upon receipt of such final site plan drawings, other necessary data, and payment of the required fee, shall forthwith transmit the copies to the Planning Commission prior to its next regularly scheduled meeting and the Planning Commission shall undertake a study of same and shall, within sixty (60) days of the date of the commission meeting at which the application is received from the Clerk, approve or deny the final site plan. Written notice shall be sent to the applicant stating the time and place of review of the site plan by the Township Planning Commission. SECTION 55.08 - REQUIRED DATA FOR A FINAL SITE PLAN An application for approval of a final site plan shall provide the information required for a final site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.09 - TOWNSIDP APPROVAL OF A FINAL SITE PLAN Upon approval of a final site plan by the Township Planning Commission, the applicant shall file seven (7) sealed copies thereof with the Township reflecting all changes and conditions, if any, attached to the Commission's approval. Upon review thereof for compliance with any conditions of approval, the Director of Community Development shall stamp and sign the plans certifying that the site plan conforms to all of the provisions of this article and the Zoning Ordinance as determined and approved by the Commission. If the site plan is denied by the Planning Commission, an explanation and notification of such denial shall be given to the applicant(s) within thirty (30) days. SECTION 55.10 - ST AND ARDS FOR SITE PLAN REVIEW In reviewing the site plan, the Planning Commission shall find that the Zoning Administrator has determined that the proposed plan complies with all applicable regulations of the Zoning Ordinance of Pittsfield Township. Further, in consideration of each site plan the Commission shall endeavor to assure the following: A. That the movement of vehicular and pedestrian traffic within the site and m relation to access streets shall be safe and convenient. 55-3 �Anicle 55.0 - Site Plan Review B. That provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity. C. That the proposed development is in substantial compliance with the Land Development Standards. SECTION 55.11-EXPIRATION OF SITE PLAN CERTIFICATE The site plan certificate shall expire, and be of no effect, one hundred eighty ( 180) days after the date of issuance thereof, unless within such time the Township building inspector has issued a building permit for any proposed work authorized under the said site certificate, The site plan certificate shall expire and be of no effect five hundred and forty-five (545) days after the date of its issuance, if construction has not begun on the property. SECTION 55.12 - CERTIFICATION OF COMPLIANCE An issuance of a zoning compliance permit as described in Article 58.0 shall be required prior to issuance of a certificate of occupancy. SECTION 55.13 - AMENDMENT, REVISION OF SITE PLAN A site plan, and site plan certificate issued thereon, may be amended by the Township Planning Commission so far as the commission approved site plan is concerned, for which the Township building inspector has not issued a building permit, or the work authorized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 55.04 of this ordinance. Any fees paid in connection with such application may be waived or refunded at the discretion of the Township Planning Commission. SECTION 55.14 - SITE PLAN COMPLETION GUARANTEE \ A. .\lay 199- Prior to issuance of a certificate of occupancy for any building or structure for which an approved site plan or conditional use permit is required, the applicant for same shall provide a deposit to the Pittsfield Tovvnship Clerk. The deposit shall guarantee completion of all site improvements shown on the approved final site plan or the approved conditional use permit which are not completed prior to the issuance of the certificate of occupancy. For the purpose of this section, completion shall mean inspection by the appropriate Township officials and approval for compliance with the approved final site plan or conditional use permit. 55-4 �• Article 55. 0 - Site Plan Review B. Site improvements shall mean, but shall not be limited to drives and streets, curbs and gutters, sidewalks, drainage facilities, final grading, retaining walls, landscaping, screening or fencing, and paving and stripping of parking lots. C. The guarantee shall be in and amount sufficient to cover all expenses of completing the site improvements, including administrative and contingency expenses, as determined by the Township Board. D. The Township Board shall have the authority to use the guarantee to complete the site improvements within a period of nine (9) months following the issuance of the certificate of occupancy unless good cause can be shown by the applicant for the delay in completion. The Township Board may agree, in writing to a specific extension of the nine (9) month period. E. The guarantee shall be promptly released upon the inspection and approval of all improvements in compliance with the approved final site plan or conditional use permit and all applicable Township standards and specifications. Portions of the guarantee may be released, in not more than three (3) installments, provided: The improvements for which the release is requested have been inspected and approved in accordance with the above standards, and the remaining balance is sufficient to cover the remaining improvements including administrative and contingency expenses. Unused funds shall be promptly returned to the applicant. F. Types of Guarantees - The applicant may provide a guarantee in the form of a surety bond, letter of credit, cash deposit, or certified check, in a form and amount acceptable to the Township Board. SECTION 55.15 - ACCURACY OF INFORMATION The applicant for site plan approval shall be responsible for the accuracy and completeness of all information provided on the site plan. SECTION 55.16 - REVOCATION OF SITE PLAN APPROVAL • The Planning Commission may, upon hearing, revoke approval of a site plan if the Commission determines that any information on the approved site plan is erroneous. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Planning Commission, shall cease. The Planning Commission may direct the Zoning Administrator to issue a stop work order to enforce its determination. upon revocation, the Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Planning Commission. 55-5 �ARTICLE 56.0 SUPPLEMENTAL REGULATIONS SECTION 56.01 - PURPOSE It is the purpose of this article to provide regulations for miscellaneous and other requirements that may or may not apply in all zoning districts. SECTION 56.02-SEWAGE TREATMENT AND DISPOSAL In addition to the requirements established by the State of Michigan Department of Health, the following site development and use requirements shall apply: A. All operations shall be completely enclosed by a fence not less than six (6) feet high. B. All operations and structures shall be surrounded on all sides by a buffer strip of at least two hundred (200) feet in width within which grass, vegetation, and structural screens shall be placed to minimize the appearance of the installation and to help confine odors therein. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. SECTION 56.03 - STORAGE OF MATERIALS A. May /99 7 Outdoor storage shall be prohibited except where provided for as a permitted or conditional use. The location of storage of all goods and materials as well as the location of storage of abandoned, discarded, unused, or unusable, material, equipment, debris, appliances, or furniture, including unlicensed or inoperative vehicles, shall be regulated as follows 1. The owner or tenant shall store such material within a completely enclosed building. Storage of materials, equipment, debris, appliances, furniture, inoperative vehicles, or vehicles without current and valid license plates shall conform to the regulations of this ordinance or same shall be removed by the landowner. 2. On any lot or parcel in any general industrial district the owner or tenant shall store such materials within a completely enclosed building or within an area enclosed by a solid, unpierced wall or fence at least seven (7) feet in height, but not less in height than the material stored therein and located not closer to the lot line than the minimum yard requirements. 56-1 �Article 56. 0 - Supplemental Regulations B. 3. If the landowner fails to remove such non-conforming uses such failure shall be deemed a violation of the ordinance and be subject to the penalties provided in this ordinance. 4. Currently licensed recreational vehicles owned by the resident of a lot or parcel in a residential or agricultural zone may be parked on such lot or parcel only so long as the vehicle does not encroach on any required yard of the principal structure. Outdoor storage of products, materials, and equipment, except trucks owned and operated by the principal business, where permitted as a conditional use, shall be subject to the following regulations: 1. Such storage shall not be located within the area between the front face of the building, as extended across the entire width of the lot, and to right-of-way; in any required side or rear yard; or in any required transition strip. 2. Such storage shall not be located in any required parking or loading space. 3. Such storage shall be strictly and clearly incidental to the principal use and only products and materials owned or produced by the principal business, and equipment owned and operated by the principal use shall be permitted for storage under the subsection. Such storage shall not be permitted as a principal use of a lot. 4. The area for such storage shall be screened from view on all sides. Screening shall be constructed of wood or masonry materials. Wire fences with inserted strips of metal, plastic and similar materials shall not be substituted for the required screening. The screen shall not be less than four (4) feet in height. 5. The location and size of areas for such storage, nature of items to be stored therein, and details of the enclosure, including description of materials, height, and typical elevation of the enclosure shall be provided as part of the conditional use permit application. SECTION 56.04- VISIBILITY AT INTERSECTIONS No fence, wall, hedge, screen, sign, structure, vegetation or planting shall be higher than three (3) feet on any comer lot or parcel in any zoning district requiring front and side yards within the triangular area formed by the intersecting street right-of-way lines and a straight line joining the two street lines at points which are thirty (30) feet distant from - ~ May /99 7 56-2 �Anicle 56. 0 - Supplemental Regulations the point of intersection, measured along the street right-of-way lines. Trees may be planted in this triangular area, provided that the lowest foliage is ten (10) feet or higher from the ground. SECTION 56.05 - ACCESS TO PUBLIC STREET Toe following provisions shall apply: A. In any residential district, commercial, office, wholesale, research and industrial districts, every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public street, such street right-of-way to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance or shall adjoin a private street which has been approved as to design and construction by the Pittsfield Township Board and the Washtenaw County Road Commission Engineer. B. In any other district, (i.e., Recreation-Conservation or Agriculture), every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public or private easement of access to a public street, such public street right-of-way or public or private easement to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the affective date of this ordinance. An easement may not serve more than one (1) lot or parcel, unless it conforms to subsection A, above. C. Private roads shall be divided into two classes as follows: 1. May /99 7 Class A private roads, as defined below, shall be any private road that meets one (1) or more of the following criteria: a. Serves six (6) or more single-family residential lots or has a reasonably foreseeable potential for serving six (6) or more singlefamily residential lots. b. Connects with, or has a reasonably foreseeable potential to be extended at a future time to connect with, a public or private road. C. Has a reasonable probability of dedication as a public road. d. Has a length of more than fifteen hundred (1,500) feet, measured on the roadway centerline, from the centerline of the public road served to the centerline of the intersecting road or the center of the turnaround. 56-3 �Article 56. 0 - Supplemental Regulations e. Serves one (1) or more non-residential uses, but not including fann uses and buildings. 2. All other private roads shall meet at least the standard for a Class B road as set forth below. 3. A Class A road shall meet the following minimum specifications: May / 99 7 a. A sub-base of six (6) inches of compacted sand spread to a minimum width to extend to the front slope of the roadside ditch. b. A base of eight (8) inches of limestone, slag, or processed road gravel (MDOT 22A or 23A) in two equal courses, each compacted thirty-two (32) feet wide. c. Pavement of three (3) inches of bituminous aggregate, # 1100 mix, applied in two lifts; twenty-four (24) feet wide. d. A turnaround area with a seventy-five (75) foot radius right of way and a 50 foot radius roadway surface where applicable. e. Ditching with a minimum grade of one half of one percent (0 .5%). Grades of less than four percent (4.0%) shall be stabilized with sod. Grades steeper than four percent (4.0%) shall be stabilized with rip-rap. Front and back slopes shall be greater than one ( 1) on four (4). f. Roadway grades shall be a minimum of one half of one percent (0.5%) and a maximum of six percent (6.0%). g. Roadway curves shall have a horizontal minimum of a two hundred thirty (230) foot radius and a vertical minimum of one hundred ( 100) feet of length for changes in gradient of two percent (2.0%) or more. \ 4. A Class B road shall meet the requirements set forth above for a Class A road except that no pavement is required and a six (6) inch base may be substituted for the eight (8) inch base required above. 5. All roadway surfaces shall be centered in the right-of-way. 6. Underground cross-road drainage shall be provided in accordance with the standards of the Washtenaw County Road Commission when a proposed right-of-way crosses a stream or natural drainage course. 56-4 �Article 56. 0 - Supplemental Regulations D. 7. A right-of-way and roadway shall be adequately arraigned so as to convey runoff water to existing drainage courses or water bodies. Discharged water shall not be cast upon the land of another property owner unless the water is following an established drainage course. Connection to county drains shall be approved by the Washtenaw County Drain Commissioner. Connection to roadside a itches within public road right-of-ways shall be approved by the Washtenaw County Road Commission. 8. A private road shall have road signs erected and maintained in accordance with the Michigan Manual of Uniform Traffic Control Devices, 9. A Soil Erosion Permit shall be obtained before construction of a private road where required under the Pittsfield Charter Township Soil Erosion and Sedimentation Control Ordinance. No building permits shall be issued for any lot or parcel until access as required under this section has been constructed and approved. The Zoning Administrator shall have the authority to approve the provision of required access. SECTION 56.06 - BULK REGULATIONS A. CONTINUED CONFORMITY WITH BULK REGULATIONS - The maintenance of setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area and lot area per dwelling unit required for one (1) use, lot, building or structure shall be a continuing obligation of the owner of such building or structure or of the lot on which such use, building or structure is in existence. Furthermore, no setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building or structure. B. DIVISION OF A LOT - No one (1) lot, once designated and improved with a building or structure, shall be reduced in area, or divided into two (2) or more lots, and no portion of one (1) lot, once designated and improved with a building or structure, shall be sold unless each lot resulting from each such reduction, division or sale, and designated and improved with a building or structure, shall conform with all of the bulk and yard regulations of the zoning district in which it is located. C. SETBACKS AND YARD REQUIREMENTS - The setback and yard requirements established by this ordinance shall apply uniformly in each zoning district to every lot, building or structure except, that any of the following structures may be located anywhere on any lot: terraces, patios, porches, decks, and steps, which are open and unroofed, awnings, flag poles, except as regulated in Section 53.03.E, light poles, hydrants, laundry drying equipment, arbors, May 1997 56-5 �Article 56. 0 - Supplemental Regulations trellises, recreational equipment, outdoor cooking equipment, sidewalks, private driveways in agricultural and single-family residential districts to include the parking of currently licensed and operational passenger vehicles, provided, however, that such vehicles not be offered for sale, trees, plants, shrubs, and hedges. Anything to be constructed, erected, planted or allowed to grow shall conform to the provisions of Section 56.04, herein. Notwithstanding the provisions of Section 56.03, paragraph A, sub-paragraph (4); major recreational equipment may be parked or stored in a private driveway serving property in a residential or agricultural district for a period of not to exceed seven (7) consecutive days twice each calendar year for the purposes of loading and unloading. Trash enclosures may be placed anywhere on a lot provided, however, that they shall not occupy a setback required adjacent to a public or private street nor shall they occupy a required transition strip. All trash enclosures shall be screened from view on all sides by a screen or wall not less than five (5) feet in height and built of materials consistent with those used for the principal structure, such as wood or masonry construction but not including wire mesh fencing with strips of wood, metal, plastic or similar materials inserted. D. HEIGHT - The height requirements established by this ordinance shall apply uniformly in each zoning district to every building and structure except that the following structures and appurtenances shall be exempt from the height requirements of this ordinance subject to the provisions of conditional uses, Article 50.0: spires, belfries, penthouses and homes not used for human occupancy, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other necessary mechanical appurtenances, provided their location shall conform where applicable to the requirements of Pittsfield Township, the Federal Communications Commission, the Civil Aeronautics Administration, and other public authorities having jurisdiction. ~ E. LOT AREA/WIDTH - Buildings and structures designed to house essential services shall not be required to meet the requirements of this ordinance regarding lot area or width provided, however, that such a building or structure shall meet all other regulations for the district in which it is located. May 1997 56-6 ,,----- �Article 56. 0 - Supplemental Regulations SECTION 56.07-PRESERVATION OF ENVIROm-IENTAL QUALITY The following provisions shall apply: A. In any zoning district no river, stream, water course or drainage way, whether filled or partly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person except as provided in Article 55.0 of this ordinance. Such person shall submit to the Township Planning Commission a site plan and required data, exhibits and information as required. B. No living tree in any wooded lot, grove, bush, park, wooded area or forested land shall be removed in the RC (Recreation-Conservation) District except for the following: 1. Diseased, weak, wind blown and disfigured trees . 2. Trees that may be within an area designated specifically for buildings, structures, streets and driveways . 3. If any living tree other than as specified above is proposed to be removed by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits, and information as required in Article 55.0 of this ordinance. 4. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to operate in the Township. C. No building, structure, street, parking area or driveway shall be erected, constructed or placed on any land having a slope of twenty (20) percent or greater. D. No person shall alter, change, transform, or otherwise vary the edge, bank, or shore of any lake, river or stream except in conformance with the following : 1. As provided in the Inland Lakes and Streams Act, Act 291 of the Public Acts of 1965 . 2. If any edge, bank or shore of any lake, river or stream is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as required in Article 55.0 of this ordinance . • May / 99 i 56-7 �I Article 56. 0 - Supplemental Regularions E. No person shall drain, remove, fill, change, alter, transform or otherwise vary the area, water level, vegetation or natural conditions of a marsh, swamp or wetland except in conformance with the following: if any marsh, swamp or wetland is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as provided in Article 55.0 of this ordinance. Any such alterations shall be made in conformance to applicable state and federal requirements. SECTION 56.08 ·GREENBELT TRAl~SITION STRIP Wherever in this ordinance a transition strip is required, it shall be established in accordance with this section. Where permitted elsewhere in this ordinance, an attractive six (6) foot masonry wall may be built and adequately maintained in lieu of a green belt. A green belt, minimum width specified in the regulations of the applicable district herein, shall be completed within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be maintained with permanent plant materials. Specifications for spacing and plant materials are shown below. Materials listed are suggestions and shall not be limiting, provided their equals in characteristics are used. SPACING 1. Plant materials shall not be placed closer than three (3) feet from the fence line or property line. 2. \Vhere plant materials are planted in two (2) or more rows, planting shall be staggered in rows. 3. Evergreen trees shall be planted not more than thirty (30) feet on centers. 4. Narrow evergreens shall be planted not more than three (3) feet on centers. 5. Deciduous trees shall be planted not more than till(tY (30) feet on center. 6. Tree-like shrubs shall be planted not more than ten (10) feet on center. 7. Large deciduous shrubs shall be planted not more than four (4) feet on center. 56-8 - ~ �Article 56.0 - Supplemental Regulations PLANT MATERIALS 1. Evergreen Trees Juniper, Red cedar, White Cedar, Pines Minimum size (in height/feet): Five (5) 2. Narrow Evergreens Pyramidal Arbor Vitae, Columnar Juniper, Irish Jumper Minimum size (in height/feet): Three (3) 3. Tree-like Shrubs Flowering Crabapple, Russian Olive, Mountain Ash, Dogwood, Redbud, Rose of Sharon Minimum size (in height/feet): Four (4) 4. Large Deciduous Shrubs Honey Suckle, Virburnum, Mock Orange, Forsythia, Lilac, Ninebark Minimum size (in height/feet): Six (6) 5. Large Deciduous Trees Oak, Hard maple, Ash, Hackberry, Sycamore Minimum size (in height/feet): Eight (8) TREES NOT PERMITTED: Box Elder, Soft Maple, Elms (American), Poplar, Ai/anthus (Tree of Heaven), Willow A bond, or cash, where not provided as part of bonding or performance requirements elsewhere herein, of an amount equal to five dollars per lineal foot of required green belt shall be deposited with the township clerk until such time as the green belt is planted. In the event that weather or seasonal conditions prevent transplanting, the petitioner shall be granted six (6) months from the date of issuance of certificate of occupancy to install said green belt or the township shall be authorized to use said funds to install said green belt. May /99i 56-9 �I Article 56.0 - Supplemental Regulations In all cases, however, the township shall be authorized to withhold ten percent (10%) of the bond or cash for a period of two (2) years from date of issuance to ensure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall be returned to the depositor upon completion of the two year period. It shall be the responsibility of the property owner to maintain the green belt for its original intent and purpose. SECTION 56.09 - SANITARY SEWAGE FACILITIES No service for the collection, treatment and/or disposal of sewer wastes shall be installed or used without the approval of the Washtenaw County Health Department. SECTION 56.10 - FLOOD HAZARD REGULATIONS A. Purpose - The Federal Emergency Management Agency has identified flood hazard areas in Pittsfield Charter Township. It is the purpose of this section to reduce hazards to persons and damage to property in such areas and to comply with the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973, and subsequent regulations enacted by the Federal Emergency Management Agency. This section is designed to achieve the following purposes: B. 1. Protect human life, prevent or minimize property losses, and reduce public costs of rescue and relief efforts from the effects of flood conditions. 2. Restrict or prohibit uses which, when located in designated flood hazard areas, are dangerous to health, safety, and property in times of flooding, or causes excessive increases in flood heights or velocities. 3. Require that uses and structures which are vulnerable to floods including public facilities, in designated flood hazard areas be protected against flood damage at the time of construction. 4. Alert the public to lands which are unsuitable for certain uses and structures because of potential flood hazards. 5. Permit reasonable use of property located within designated flood hazard areas. Definitions - The following definitions shall be used to interpret the provisions of this section: BASE FLOOD: The flood having a one-percent chance of being equaled or exceeded in any given year. May /99 56-10 �Article 56. 0 - Supplemental Regulations 2. FLOOD OR FLOODING: A general and temporary condition of partial or complete inundation of normally dry land areas from : (a) (b) (c) The overflow of inland or tidal waters. The unusual and rapid accumulation or runoff of surface waters from any source. The collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding. 3. FLOOD HAZARD AREA: Land which, on the basis of available flood plain information, is subject to a one-percent or greater chance of flooding in any given year. 4. FLOOD INSURANCE RATE MAP (FIRM): The official map of Pittsfield Township prepared by the Federal Emergency Management Agency, delineating both the areas of special flood hazards and the risk premium zones applicable to Pittsfield Township. 5. FLOOD INSURANCE STUDY: The official report provided by FEMA. The report contains flood profiles, the water surface elevation of the base flood, and may include a Flood Boundary - Floodway Map. 6. FLOODPLAIN: Any land area susceptible to being inundated by water from any source (see definition of base flood). 7. FLOODWAY: The channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. 8. STRUCTURE: For floodplain management purposes, a walled and roofed building that is principally above ground, gas or liquid storage facility, as well as a mobile home or manufactured unit. 9. SUBSTANTIAL IMPROVEMENT: Any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either, [1] before the improvement or repair is started, or [2] if the structure has been damaged and is being restored, before the damage occurred. For the purposes of May 1997 56-11 �I Article 56. 0 - Supplemental Regulations this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structures. The term does not, however, include either [1] any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications whi~h are solely necessary to assure safe living conditions, or [2] any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. C. 10. NEW CONSTRUCTION: Structures for which start of construction commenced on or after the effective date of this section. 11. USGS: United States Geological Survey. Application of Regulations 1. All designated flood hazard areas shall be subject to the provisions of this section. The Flood Boundary and Floodway Map and the Flood Profiles which are contained in the Flood Insurance Study and the Flood Insurance Rate Maps, dated May 15, 1992, are hereby made a part of this ordinance. 2. The general location of the designated flood hazard areas shall be shown on the official zoning map but shall be shown only for the purpose of providing information. The precise location of Floodway and flood hazard areas shall be determined from information as particularly specified on the Flood Boundary and Floodway Map, together with the Flood Profiles contained in the Flood Insurance Study, and by site surveys, and other base flood elevation data available from a federal, state or other source, where applicable. 3. The requirements of this section overlay ex1stmg zoning districts. Compliance with the provisions of this section shall be in addition to compliance with the provisions of this ordinru\ce. Conflicts among provisions of this ordinance or with provisions of any other ordinance shall be resolved in favor of the more stringent requirement. 4. No certificate of zoning compliance and no building permit shall be issued for any lot, use or structure subject, in whole or in part, to the provisions of this section until all provisions of this section, the underlying zoning district, and other applicable provisions of the zoning ordinance have been met. The Zoning Administrator shall have the authority to determine whether a lot, use, or structure is subject to this section. May 1997 56-12 ~ ,- �Anicle 56. 0 - Supplemental Regulations D. Information Required - Toe following information shall be provided with an application for a certificate of zoning compliance for any lot, use or structure located in whole or in part in a designated flood hazard area. 1. Elevation of the lowest habitable floor, including basement, of all structures. Toe elevation shall be referenced to USGS data. 2. If a structure is to be flood-proofed, the elevation to which flood proofing will be utilized shall be indicated. Toe elevation shall be referenced to USGS data. In such case a certificate of a professional engineer or architect registered in the State of Michigan shall be submitted indicating therein that the flood-proofing criteria of this section will be met. 3. A description of alteration or relocation of any watercourse. 4. Proof of floodplain permit approval or letter of no authority from the Michigan Department of Natural Resources, under authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 5. Base flood elevation data for any lot subject to the Subdivision Control Act (Act 288, Public Acts 1967). 6. Additional information reasonably necessary to determine compliance with this section. E. May /99 7 General Standards for Flood Hazard Areas -The following standards, and all applicable provisions of the currently adopted version of the BOCA code as amended, shall apply to all land within a designated flood hazard area: 1. All new construction and substantial improvements including the placement of, or addition to or expansion of, prefabricated structures and mobile homes, shall be designed and anchored to prevent flotation, collapse, or lateral movement of the structure; shall be constructed with materials and utility equipment resistant to flood damage; and shall be constructed by methods and practices that minimize flood damage to the smallest reasonable extents. 2. New and replacement water supply systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems. 3. New and replacement sanitary sewage systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems, and discharges from the system into flood waters. On-site disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. 56-13 �Article 56. 0 - Supplemental Regulations F. 4. Public utilities and facilities shall be designed, constructed, and located to reduce flood damage to such utilities and facilities to the smallest reasonable extent. 5. Adequate drainage shall be provided to reduce exposure to flood hazards. Positive drainage away from all structures shall be provided. 6. A watercourse within a designated flood hazard area shall not be relocated until approval has been obtained from the Michigan Department of Natural Resources or the Washtenaw County Drain Commissioner, whichever has jurisdiction. Evidence of the approval shall be submitted by the person relocating the watercourse to the Federal Emergency Management Agency. Specific Standards for Flood Hazard Areas Excluding Floodways - The following standards shall apply to all land located within a designated flood hazard area but outside a floodway. G. May 1997 1. All buildings or structures shall be elevated so that the lowest floor is located at or above the base flood elevation. All basement floor surfaces shall be located at or above the base flood elevation. 2. Exceptions shall be permitted in accordance with applicable provisions of the currently adopted version of the BOCA code, as amended. Specific Standards for Floodways - The following standards shall apply to land located within the flood way portion of a designated flood hazard area: 1. Encroachments, including fill, new construction, substantial improvements, and other development shall be pn\hibited in a floodway. Exceptions to this standard shall be made only upon certification by a professional engineer registered in the State of Michigan, or by the Michigan Department of Natural Resources, in cases in which the department has jurisdiction, that the encroachment or other development will not result in any increase in flood levels during the discharge of base flood, and that the encroachment or other discharge complies with Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 2. The uses and structures permitted in an underlying district shall not be permitted within a floodway, unless an exception is obtained as provided in subsection 0(1), preceding. 56-14 �Anicle 56. 0 - Supplemental Regulations SECTION 56.11 FENCE REGULATIONS A. PERMIT REQUIREivffiNTS - It shall be unlawful for any person, firm, or corporation to construct, or cause to be constructed, any fence on any property within Pittsfield Charter Township, except in accordance with these regulations. Any person, firm, or corporation desiring to construct, or cause to be constructed, any fence that is subject to these regulations shall first obtain a fence permit from the Building Department. The application for a fence permit shall contain any and all information, including drawings, that is required and necessary to determine compliance with this ordinance. B. FEE - The fee for a fence permit shall be established, and may be amended, by resolution of the Pittsfield Township Board. The fee shall be paid to the Township Treasurer at the time of application for the permit. C. LOCATION OF FENCES - All fences shall be located entirely on the property of the owner of the fence. Adjoining property owners may jointly apply for a fence permit for the purpose of constructing a fence on the common property line. D. HEIGHT REGULATIONS 1. • ----- May /99 7 Fences located on residential lots shall comply with the following regulations: a) Only ornamental type fences shall be located in a required front yard or, in the case of a corner or through lot, in a required yard which adjoins a public or private street provided such fences shall not exceed three (3) feet in height. b) Fences may be located in any required yard not adjoining a public or private street provided that they shall not exceed six (6) feet in height. 2. Fences on any commercial or office lot shall not exceed six (6) feet in height. Fences in a front yard or a street yard shall not be permitted in a commercial or office district expect where required by the Township Planning Commission. 3. Fences on any wholesale, warehouse, or industrial lot shall not exceed twelve (12) feet in height or, when located in a front or street yard, fifty percent (50%) opacity. 56-15 �Article 56. 0 - Supplemental Regulations 4. In determining the maximum height of a fence that separates two adjoining lots and that is located within two (2) feet of the common lot line, the maximum height at any point shall be measured from the highest grade at that point within two (2) feet on either side of the common lot line. E. VISION CLEARANCE - All fences shall comply with Section 56.04, Visibility at Intersections, herein. A fence that is located at the intersection of a driveway and a public sidewalk, or a sidewalk along a private street, shall not impede vision between the driveway and sidewalk. F. SAFETY OP FENCES 1. No spikes, nails, barbed wire, or other pointed objects or sharp protrusions shall be placed on, attached to, or permitted to remain on, any fence below the height of ten (10) feet, except in the case of fences that enclose farmland, in which case barbed wire may be permitted at any height of the fence. 2. Fences shall not contain any electric charge or current, except fences that enclose farmland, in which case electrically charged fence wires shall be permitted, provided such wires shall be attached to the inside face of the fence posts. All electrically charged fences shall be of a type and make approved by Underwriters Laboratories. G. RETAINING WALLS - A retaining wall shall be regulated as a fence if the wall projects more than eighteen (18) inches above the grade of the ground being retained. H. PUBLIC UTILITY FENCES - Fences that enclose public utility installations shall not be located in any required yard where the lot is located in a residential zoning district. Such fences may be located in any required yard where the lot is located in any other zoning district. Such fences shall comply with all other provisions of this ordinance. I. MAINTENANCE - Fences shall be maintained so as not to endanger life or property. Any fence which, through lack of repair, type of construction, or otherwise endangers life or property, is hereby deemed a nuisance. If an unsafe condition exists in regard to a fence, the building inspector or other authorized person shall serve written notice to the owner, agent, or person in control of the property on which such fence is located. The notice shall describe the unsafe conditions, shall specify the repairs or modifications required to make the fence safe, or shall require an unsafe fence or any portion thereof to be removed. The notice shall provide a time limit for such repairs, modifications, or removal to be made. May /997 56-16 �Article 56. 0 - Supplemental Regulations J. EXEMPTIONS - Fences not greater than four (4) feet in height where located on single family residential lots larger than 2-1/2 acres not located within a recorded subdivision or site condominium project and fences enclosing farmland shall be exempt from the regulations and requirements of this section, except Sections 56.1 lA & 56.1 lF. SECTION 56.12 - SITE CONDOMINIUM REVIEW A. Approval Required - Pursuant to authority conferred by Section 141 of the Condominium Act, preliminary and final site plans for all site condominiums shall be approved by the Pittsfield Township Planning Commission. B. General Requirements 1. No permits for erosion control, building construction, grading, or installation of water or sanitary sewerage facilities shall be issued for property in a site condominium development until a final site plan therefor has been approved by the Pittsfield Township Planning Commission and is in effect. However, the Planning Commission may, at its discretion, and with appropriate conditions attached, authorize the building inspector to issue permits for grading and foundation work on the basis of the approved preliminary site plan. This requirement shall include contractible, conversion, and expandable site condominiums. 2. If a building or structure to be placed on a condominium lot requires site plan approval under Section 55.02, herein, a site plan for that building or structure shall be approved in accordance with Article 55.0, herein, before a building permit may be issued. 3. The Pittsfield Township Planning Commission shall have the authority to review and approve or deny preliminary and final site plans for site condominiums. 4. Preliminary and final site plans shall be submitted, reviewed, and approved or denied in accordance with Article 55 .0, herein, provided however, that preliminary and final site plans shall not be combined for site condominiums. A dimensionally stable copy of the as built drawings shall be submitted to the Pittsfield Township Clerk and a second dimensionally stable copy shall be recorded with the Washtenaw County Register of Deeds. 5. Each condominium lot shall be located within a zorung district that permits the proposed use. • May /99 7 56-17 �Article 56. 0 - Supplemental Regulations 6. For the purposes of this ordinance, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one (1) dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD district. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the area of the condominium lot. 7. Each condominium lot shall be connected to Pittsfield Township's water and sanitary sewer facilities, where available, or shall have a well, septic tank, and drain field approved by the County Health Department, where Pittsfield Township water and sanitary sewer services are not available. The well, septic tank, and drain field serving a condominium lot shall be located within that lot, as described in the master deed, except in a PUD district, in which case this requirement may be waived by the Township Board as a part of its approval of the PUD rezoning petition 8. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act, shall comply with all regulations of the zoning district in which located and shall be approved by the Zoning Administrator. These requirements shall be made a part of the bylaws and recorded as part of the master deed. 9. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act, shall comply with all regulations of the zoning district in which located, and shall be approved by the Zoning Administrator. These requirements shall be made a part of the condominium bylaws and re~orded as part of the master deed. 10. All information required by this ordinance shall be updated and furnished to the Zoning Administrator until applicable certificates of zorung compliance have been issued, as provided in Section 58.06, herein. C. Preliminary Site Plan Requirements 1. May 1997 A preliminary site plan shall be filed for approval at the time the notice of proposed action is filed with Pittsfield Township. 56-18 �Article 56. 0 - Supplemental Regulations D. 2. The preliminary site plan shall include all land that the developer intends to include in the site condominium project. 3. The preliminary site plan shall include all information required in Section 55 .05, herein except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the preliminary site plan. Final Site Plan Requirements 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Pittsfield Township Planning Commission unless a preliminary site plan has been approved by the Planning Commission and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act, and the master deed and bylaws. The final site plan shall also include all information required in Section 55.08, herein, except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all County and State agencies having jurisdiction over improvements in the site condominium development, including but not limited to the County Road Commission, County Drain Commissioner, County Health Department, and the Michigan Department of Natural Resources. The Pittsfield Township Planning Commission shall not approve a final site plan until each county and state agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. • • E. Revision of Condominium Subdivision Plan - If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. F. Private Streets - Private streets in a site condominium shall comply with sections 56.05.A, B, C, and D, herein . May /99 7 56-19 -- ~--=----- • �Anicle 56. 0 - Supplemental Regulations G. Amendment of Master Deed or Bylaws - Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. The Planning Commission may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. H. Relation to Subdivision Ordinance - The provisions of Articles 4 and 5 of the Subdivision Ordinance of Pittsfield Charter Township shall apply to site condominiums, and these provisions incorporated herein by reference. In applying the design and development standards of Article 4 and the improvement requirements of Article 5 of the Subdivision Ordinance, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the Subdivision Ordinance or the Subdivision Control Act. I. Development Agreement - The Pittsfield Township Planning Commission may require, as a condition of approval, that the applicant enter into a development agreement with the Planning Commission and the Charter Township of Pittsfield, incorporating the terms and conditions of final site plan approval, and record the same in the Office of Register of Deeds for Washtenaw County. J. Any application for a building permit for construction to be located in a general common element shall include written authorization for the application by the Condominium Association. K. Monuments shall be set at all boundary comers and deflection points and at all road right of way intersection comers and deflection points. Lot irons shall be set at all condominium lot comers and deflection points of condominium lot lines. The Township Engineer may grant a delay the setting oi required monuments or irons for a reasonable time, but not to exceed one (1) year, on condition that the developer deposit with the Pittsfield Township Clerk, cash, a certified check, or an irrevocable bank letter of credit running to Pittsfield Charter Township, whichever the developer selects, in an amount as determined from time to time by resolution of the Township Board. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the Township Board shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the condominium site plans, at a cost not to exceed the amount of the security deposit. -------- May 1997 56-20 �Article 56. 0 - Supplemental Regulations L. Road rights of way shall be described separately from individual condominium lots, and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The right of way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities. The developer shall dedicate easements to Pittsfield Township for all public water and sanitary sewer lines and appurtenances. M. All improvements in a site condominium shall comply with the design specifications as adopted by the Pittsfield Township Board and any amendments thereto. SECTION 56.13 - CONTROLLED USES A. PURPOSE. The purpose of this section is to identify and describe certain uses which are recognized as an impediment to stable growth and development because of their disruptive and deleterious effect on adjacent properties, especially when constructed near residential zones. Special control of these uses is necessary to insure that the adverse effects of these uses will not interfere with the growth and development of the surrounding areas. These special controls are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one (1) area (i.e., not more than two such uses within one thousand (1,000) feet of each other). B. RESTRICTIONS. The establishment of the following kinds of uses is prohibited if the establishment of any one (1) of the following uses constitutes the third such use within a one thousand (1,000) foot radius. ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ May 199 7 Adult motion picture theater Adult supply store Adult drive-in motion picture theater Adult physical culture establishment Arcades or amusement establishments Bars or establishments principally used for the sale of beer, wine or intoxicating liquor for consumption on the premises Cabaret Hotels or motels Pawnshops or collateral loan and/or exchange establishments Pool or billiard halls Public lodging houses Secondhand stores Specially designated distributor's establishment (SDD) 56-21 �Article 56. 0 - Supplemental Regulations ♦ Specially designated merchant's establishment (SDM) C. APPLICATION. Application to establish any of the above controlled uses shall be made to the Zoning Administrator, who shall not approve any such application or request if there are already in existence two (2) or more such controlled uses within a radius of one thousand (1,000) feet. D. WAIVERS. Upon denial of any application for a controlled use under subsection (B) above, the applicant may appeal for a waiver of the locational provisions above to the planning commission consistent with the standards set forth below. The planning commission shall waive the locational provisions set forth in subsection (B), after all the following findings are made: 1. The proposed use will not be contrary to any other provision of this ordinance or injurious to nearby properties; 2. The proposed use will not enlarge or encourage the development of a "skid row" or "strip"; 3. That the establishment of an additional controlled use will not be contrary to, or interfere with, any development program or improvement plan. 4. That all applicable city, state, or federal laws and/or regulations will be observed. E. PROCEDURE FOR WAIVER. Prior to granting waiver of the locational restrictions set forth above, and not less than five (5), nor more than fifteen (15) days before the request for waivers is considered or a public hearing held pursuant to this section, the Township Clerk shall publish, in a newspaper of general circulation in Pittsfield Charter Township, one (1) notice indicating that a request for waivers to establish a controlled use has been received, and shall send by mail or personal delivery, a copy of said notice to the owners of the property for which waivers are being considered, and to all persons to whcfui any real property is assessed within 300 feet of the boundary of the premises in question and to the occupants of all structures within 300 feet. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling or spatial area owned or leased by different individuals, partnerships, businesses or organizations, one (1) occupant of each dwelling unit or spatial area shall receive notice. In the case of a single structure containing more than four (4) dwelling units or other distinct spatial areas owned or leased by different individuals, May /997 56-22 �Anicle 56. 0 - Supplemental Regulations partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice of application shall inform the rec1p1ent of the applicant's name, describe the nature and type of use proposed, indicate the local address, the lot number and subdivision name of the property in question and provide the section of the zoning ordinance under which the proposal is being processed. Said notice shall also invite written comments, statements or opinions, and indicate the place and date upon which written comments concerning the proposed use must be received. Said notice of application shall further indicate that a public hearing on the proposed controlled use may be requested by a property owner or occupant, no less than eighteen (18) years of age, of a structure located within 300 feet of the boundary of the property being considered for the controlled use. If the applicant or the planning commission requests a public hearing under this section any interested person may be represented by a person, firm, organization, partnership, corporation, board or bureau. F. • ESTABLISHMENT PROHIBITED NEAR SCHOOLS, RESIDENTIAL ZONES. It shall be unlawful to hereafter establish any controlled use if the proposed controlled use will be within a five hundred (500) foot radius of a planned unit development district (PUD) or agricultural district (AG) primarily devoted to residential use, a residentially zoned district or within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. This prohibition relative to the establishment of a controlled use near a planned unit development district or agricultural district primarily devoted to residential use or residentially zoned districts shall be waived upon the presentment to the Zoning Administrator of a validated petition requesting such waiver, signed by at least 51 % of all those persons owning, residing, or doing business within five hundred (500) feet of the proposed location. No waivers shall be given to permit a controlled use to locate within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. The Zoning Administrator shall adopt rules and regulations governing the procedure for securing any petition of waiver, which may be provided for in this section of the ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall be over eighteen (18) years and subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with said rules and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon . • May /99 7 56-23 �Article 56. 0 - Supplemental Regulations The planning commission shall not consider the waiver of locational requirements until the above described petition, if required, shall have been filed and verified by the Zoning Administrator. Prior to the granting of approval for the establishment of any controlled use, the planning commission may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the controlled use as in its judgment may be necessary for the protection of the public interest. Any evidence bond or other performance and guarantee may be required as proof that the conditions stipulated in connection therewith will be fulfilled. SECTION 56.14 - PLANNING AND DEVELOPMENT REGULATIONS FOR MOBILE HOME PARKS The business of selling new and/or used mobile homes as a commercial operation in connection with the operation of mobile home parks shall be prohibited. New or used mobile homes located on lots within the mobile home park to be used and occupied on that site may be sold by a licensed dealer or broker. This Section shall not prohibit the sale of a used mobile home by a resident of the mobile home park provided the park's regulations permit the sale. A mobile home shall be in compliance with the following minimum distances: 1. Twenty (20) feet from any part of an attached or detached structure of an adjacent mobile home which is used for living purposes. 2. Ten (10) feet from an on-site parking space of an adjacent site. 3. Ten (10) feet from either of the following: An attached or detached structure or accessory of an adjacent mobile home which is not used for living purposes. 4. Fifty (50) feet from any permanent building. 5. Ten (10) feet from the edge of an internal street. 6. Twenty (20) feet the right-of-way line of a dedicated public street within the mobile home park. 7. Seven and one half (7 1/2) feet from a parking bay. 8. Seven (7) feet from a common pedestrian walkway. \ ~ May 1997 56-24 �Article 56. 0 - Supplemental Regulations • C. The maximum height of accessory structures in a mobile home park shall be fifteen (15) feet. The height of a storage building on a mobile home site shall not exceed the lesser of fifteen (15) feet or the height of the mobile home. D. Parking Requirements 1. A minimum of two (2) parking spaces shall be provided for each mobile home site. The minimum number of parking spaces for conditional uses permitted in a mobile home park may be reduced to two-thirds (2/3) the number required for such uses as set forth in Article 51.0, herein, as part of the conditional use permit approval. 2. Additional parking facilities shall be provided as follows: E. • May /99 7 a. for storage of maintenance vehicles. b. at the park office location for office visitors. c. for general visitor parking, at the ratio of one (1) parking space for every three (3) mobile home sites in the park, in a convenient location for mobile home sites served thereby . Streets 1. Vehicular access to a mobile home park shall be provided by at least one (I) hard surface public road. 2. Only streets within the mobile home park shall provide vehicular access to individual mobile home sites in the mobile home park. 3. Two-way streets shall have a minimum width of twenty-one (21) feet where no parallel parking is permitted, thirty-one (31) feet where parallel parking is permitted, along one (1) side of the street, and forty-one (41) feet where parallel parking is permitted along both sides of the street. 4. The minimum width of a one-way street shall be thirteen (13) feet where no parallel parking is permitted, twenty-three (23) feet where parallel parking is permitted along one (1) side, and thirty-three (33) feet where parallel parking is permitted along both sides. 5. A dead-end road shall terminate with an adequate turning area. A blunt-end road is prohibited. Parking shall not be permitted within the turning area. 56-25 �Article 56. 0 - Supplemental Regulations F. Outdoor Storage - Common storage areas for the storage of boats, motorcycles, recreation vehicles, and similar equipment may be provided in a mobile home park, but shall be limited to use only by residents of the mobile home park. The location of such storage area shall be shown on the site plan required herein. No part of such storage area shall be located in any yard required on the perimeter of the mobile home park. Such storage area shall be screened from view from adjacent residential properties. G. Site Constructed Buildings - All buildings constructed on site within a mobile home park must be constructed in compliance with the Pittsfield Township Building, Electrical, Plumbing, Mechanical and Cross-Connection Codes. Any addition to a mobile home unit that is not certified as meeting the standards of the US Department of Housing and Urban Development for mobile homes shall comply with the Pittsfield Township Building, Electrical, Plumbing, and Mechanical Codes. Certificates and permits shall be required as provided in Article 58.0, herein. A final site plan shall be approved prior to construction of any principal structure, not including mobile home units, in accordance with Article 55.0, herein. H. Placement of a Mobile Home Unit I. May 1997 1. It shall be unlawful to park a mobile home unit so that any part of such unit will obstruct a street or pedestrian walkway. 2. A building permit shall be issued by the Township Building Department before a mobile home may be placed on a site in a mobile home park. Site Plan Review Required - Construction of a mobile home park shall require prior approval of a site plan by the Township Planning Commission. For purposes of this section only, a site plan shall provide the following information. 1. The site plan shall be prepared on standard twenty-four (24) inch by thirtysix (36) inch sheets and shall be of a scale not g\-eater than one (1) inch equals twenty (20) feet or less than one (1) inch equals two hundred (200) feet, and of such accuracy that the Planning Commission can readily interpret the plan. 2. Scale, north arrow, name and date, plus date of any revisions. 3. Name and address of property owner and applicant; interest of applicant in the property; name and address of developer. 4. Name and address of designer. A site plan shall be prepared by a community planner, architect, landscape architect, engineer, or land surveyor registered in the State of Michigan. 56-26 �Article 56. 0 - Supplemental Regulations 5. A vicinity map; legal description of the property; dimensions and area; lot line dimensions and bearings. A metes and bounds description shall be based on a boundary survey prepared by a registered surveyor. 6. Existing topography, at minimum of two (2) foot contour intervals; existing natural features ·such as trees, wooded areas, streams, and wetlands; natural features to remain or to be removed; one hundred (100) year flood hazard area. 7. Existing buildings, structures, and other improvements, including drives, utility poles and sewers, easements, pipelines, excavations, ditches, bridges, culverts; existing improvements to remain or to be removed; deed restrictions, if any. 8. Name and address of owners of adjacent properties; use and zoning of adjacent properties; location and outline of buildings, drives, parking lots, and other improvements on adjacent properties. 9. Locations and size of existing public utilities on or surrounding the property; location of existing fire hydrants; inverts of sanitary and storm sewers; location of existing manholes and catch basins; location of existing wells, septic tanks, and drain fields, if applicable. 10. Names and rights-of-way of existing streets on or adjacent to the property; surface type and width; spot elevations of street surface at intersections with streets and drives of the proposed development. 11. Zoning classification of the subject property; location of required yards; total property area; dwelling unit density; schedule of dwelling units, by type; phasing information. 12. Grading plan, at a minimum contour interval of two (2) feet. 13. Location and exterior dimensions of proposed buildings and structures other than mobile home dwellings; height and finished floor elevations of such buildings and structures; location of mobile home and parking spaces 14. Location and alignment of all proposed streets and drives; rights of way, where applicable; surface type and width; typical street sections; location and details of curbs; curb radii. 15. Location and dimensions of proposed parking lots; number of spaces in each lot; dimensions of spaces and aisles; typical section of parking lot surface. May 1997 56-27 �Article 56. 0 - Supplemental Regulations 16. Location, width, and surface of proposed sidewalks and pedestrian paths. 17. Location, use, size, and proposed improvements of open space and recreation areas. 18. Location and type of proposed screens and fences; height, typical elevations, and vertical section of screens, showing materials and dimensions. 19. Location, type, size, area, and height of proposed signs. 20. General proposed utility layout for sanitary sewer, water and storm water systems. 21 . An overall map at a smaller scale showing how this property ties in with all other surrounding properties should be developed to include: a. existing and proposed water mains, sanitary and storm sewers in the area including sanitary sewer service areas; the road network in the area; b. the relationship of existing and proposed drainage courses and retention basins in the general area that impact or are impacted by his development as well as an area wide drainage map showing all the sub-areas that affect this site (all drainage must be directed to retention ponds); the map should also be on a twenty-four (24) inch by thirty-six (36) inch sheet. 22. Landscape plan showing location, type, and size of plant materials. 23. Location, dimension, and materials of proposed retaining walls; fill materials; typical vertical sections. \ J. Building Permits Required - No mobile home may be placed on a mobile home site until a building permit therefore has been issued by the Pittsfield Township Building Department. A building permit shall not be issued until all required state approvals have been obtained. K. Occupancy - A mobile home in a mobile home park shall not be occupied until all required approvals have been obtained from the State of Michigan and a Certificate of Occupancy is issued by the Pittsfield Township Zoning Administrator. May 1997 56-28 �Anicle 56. 0 - Supplemental Regulations SECTION 56.15 SETBACKS ALONG MAJOR ROADS No building, structure or parking shall be located in the front yard required by the district in which the building or structure is located, or within the following distances from the following roads, whichever results in the greater setback. Ann Arbor Saline Road Bemis Road Carpenter Road Washtenaw A venue to Ellsworth Road Ellsworth Road to Bemis Road Clark Road Crane Road Ellsworth Road Fosdick Road Golfside Road Clark Road to Packard Road Hogback Road Lohr Road Waters Road to Oak Valley Drive Oak Valley Drive to Textile Road Maple Road Marton Road Michigan A venue Moon Road Morgan Road State Road to Platt Road Platt Road to Plum Hollow Drive Carpenter Road to Crane Road (extended) Munger Road Platt Road State Road Stone School Road Textile Road West Township Line to Platt Road Carpenter Road to Munger Road Thomas Road Warner Road Washtenaw Avenue Waters Road West Township Line to Oak Valley Drive May /99 7 56-29 110 feet 110 feet 95 feet 110 feet 110 feet 93 feet 110 feet 93 feet 110 feet 95 feet 93 feet 110 feet 110 feet 93 feet 125 feet 110 feet 110 feet 93 feet 93 feet 93 feet 110 feet 110 feet 110 feet 110 feet 110 feet 93 feet 93 feet 95 feet 93 feet �Article 56. 0 - Supplemental Regulations SECTION 56.16 - QUARRIES AND SAND AND GRAVEL PITS ,.......,._ I" The removal of soil, including top soil, sand, gravel, stone and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred sixty (660) feet of front lot line. B. Such removal shall not take place before sunrise or after sunset. C. On said lot no digging or excavating shall take place closer than one hundred (100) feet to any lot line. D. On said lot all roads, driveways, parking lots and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, watered or chemically treated so as to limit, on adjoining lots and public roads, the nuisance caused by wind borne dust. E. Any odors, smoke, fumes, or dust generated on said lot by any digging, excavating or processing operation and borne or able to be borne by the wind shall be confined within the lines of said lot as much as is possible so as not to cause a nuisance or hazard on any adjoining lot or public road. I I _,.......,__ F. Such removal shall not be conducted as to cause the pollution by any material of any surface or subsurface water course or body outside of the lines of the lot on which such use shall be located. G. Such removal shall not be conducted as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so the earth materials are carried outside of the lines of said lot, that such removal shall not be conducted as to alter the drainage pattern of surface or subsurface waters on adjacent property, and that in the event that such removal shall cease to be conducted it shall be the continuing responsibility of the o"ifmer or operator thereof to assure that no erosion or alteration of drainage patterns, as specified in this paragraph, shall take place after the date of the cessation of operation. r I I H. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any residential zoning district, but that in the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to residential subsequent to the operation of such equipment or machinery may continue henceforth but in no case less than one hundred ( 100) feet from any lot line. I. There shall be erected a fence of not less than six (6) feet in height around the periphery of the area being excavated. fences shall be adequate to prevent May /997 I ~,-----.,., ~ I 56-30 ,J �Article 56. 0 - Supplemental Regulations trespass, and shall be placed on level terrain no closer than fifty (50) feet to the top edge of any slope. J. All areas within any single development shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear reasonably natural. K. The operator or operators shall file with the Township Planning Commission and the County Health Department a detailed plan for the restoration of the development area which shall include the anticipated future use of the restored land, the proposed final topography indicated by contour lines of not greater interval than five (5) feet, steps which shall be taken to conserve topsoil; the type and number per acre of trees or shrubs to be planted and the location of future roads, drive, drainage courses, and/or other improvements contemplated. The restoration plans shall be filed with and approved by both the Township Planning Commission and the County Health Department before quarrying or removal operations shall begin. The plans shall be certified by a soil or geology engineer. In restoration no filling operations shall be permitted which will likely result in contamination of ground or surface water, or soils, through seepage of liquid or solid waste or which will likely result in the seepage of gases into surface or subsurface water or into the atmosphere. L. The operator or operators shall file with the Township Planning Commission a bond, payable to the Township and conditioned on the faithful performance of all requirements contained in the approved restoration plan. The rate per acre of property to be used for the required bond shall be fixed by the Township Planning Commission. The bond shall be released upon written certification of the County Health Department that the restoration is complete and in compliance with the restoration plan. SECTION 56.17-JUNK YARDS AND INOPERATIVE VEHICLES In addition to and as an integral part of development, the following provisions shall apply: A. May /99 7 Junk yards shall be established and maintained in accordance with all applicable State of Michigan statutes. 56-31 �Article 56.0 - Supplemental Regulations B. It is recognized by this ordinance that the location in the open of such materials included in this ordinance's definition of "Junk Yards" will cause the reduction of the value of adjoining property. To that end, the character of the district shall be maintained and property value conserved. A solid, unpierced fence or wall at least seven (7) feet in height and not less in height than the materials located on the lot on which a junk yard shall be operated, shall be located on said lot no closer to the lot lines than the yard requirements for buildings permitted in this district. All gates, doors, and access ways through said fence or wall shall be of solid, unpierced material. In no event shall any materials included in this ordinance's definition of "Junk Yard" be located on the lot on which a junk yard shall be operated in the area between the lines of said lot and the solid, unpierced fence or wall located on said lot. C. All traffic ingress or egress shall be on major streets, and there shall be not more than one (1) entrance way to the lot on which a junk yard shall be operated from each public road on which said lot abuts. D. On the lot on which a junk yard shall be operated, all roads, driveways, parking lots, and loading and unloading areas within any junk yard shall be paved, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance by wind borne dust. SECTION 56.18 - DRIVE-IN THEATERS AND TEMPORARY TRANSIENT AMUSEMENT ENTERPRISES In addition to and as an integral part of development, the following provisions shall apply: A. Drive-in theaters shall be enclosed for their full periphery with a solid screen fence at least seven (7) feet in height. Fences shall be of sound construction, painted or otherwise finished neatly and inconspicuously. B. All fenced-in areas shall be set back at least one hundred (100) feet from any front street or property line, with the area between the fence and the street or property line to be landscaped in accordance with Section 56.08, herein. C. All traffic ingress or egress shall be on major streets and all local traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements into or out of the public through fares. All points of entrance or ,exit for motor vehicles shall be located no closer than two hundred (200) feet from the intersection of any two (2) streets or highways. \ May /997 56-32 �Article 56. 0 - Supplemental Regulations SECTION 56.19 A. B. May /99 7 - WIRELESS TELECOMMUNICATION FACILITIES Attached Wireless Telecommunication Facilities shall be considered a permitted use in all non-residential zoning districts under any of the following conditions: 1. The Facility is mounted on an existing building or structure, does not increase the height of said building or structure by more than twenty (20) feet, and where, at the discretion of the Zoning Administrator, the building or structure will not be materially altered or changed in appearance. 2. The Facility is collocated upon an Attached Wireless Telecommunication Facility which had been pre-approved for such collocation as part of a previous approval by the Township . 3. The Facility is located on an existing utility pole or structure, located in a public right-of-way or utility easement, where the existing pole or structure is not proposed to be modified in a manor which, in the discretion of the Zoning Administrator, would materially alter the pole or structure and/or result in an impairment of the sight lines or other safety interests. Where allowed as a permitted or conditional use under this ordinance, Wireless Telecommunication Facilities shall meet the following standards: 1. Such facilities shall comply with all applicable regulations of the Federal and State governments including, but not limited to, emission standards and such compliance shall be demonstrated by the applicant 2. Applicants shall demonstrate the facilities make provision for the collocation of other compatible facilities on any structure erected by that provider. Nothing in this section shall be construed as requiring or permitting collocators to be accommodated at other than reasonable terms and rates. 3. Landscaping shall be provided to screen the facility in accordance with the Land Development Standards. 4. Applicants shall demonstrate a justification for the height of the proposed structure and an evaluation of alternative designs which could result in a lower height. 56-33 �Article 56. 0 - Supplemental Regulations 5. The facility shall not be demonstrably injurious or otherwise detrimental to the public safety and welfare and shall be so located and designed as to be harmonious with the surrounding area. 6. Setbacks: The base of the supporting structure shall be setback from all property lines a minimum distance equal to the combined overall height of the support structure and antenna(s) except as follows. On conforming lots or parcels which abut the right-of-way of a State or Federal limited access highway the minimum required setback shall be that which is required for a principal structure in the district therein located except that the setback from any current or future residential district shall be a minimum of the combined height of the tower and antenna. 7. If a proposed facility is to be located in an AG (Agricultural) District, such facility shall not be approved unless the district is designated in the adopted Comprehensive Plan for rural or industrial use. 8. An applicant seeking approval for a proposed facility shall demonstrate that there is no existing facility upon which it may reasonably collocate. Collocation is deemed reasonable for purposes of this section when the following conditions are met" a. The wireless telecommunication facility under consideration for collocation can be obtained at reasonable market rates and terms. \ b. May 199 7 The facility on which the collocation is being considered, taking into consideration reasonable modification or replacement of the facility, is able to provide the required structural support. For the purposes of this section "reasonable modification" shall mean structural modification at a cost not to exceed the cost of a replacement support structure. 56-34 �Article 56. 0 - Supplemental Regulations 9. May 1997 c. The collocation being considered is technologically reasonable, e.g., the collocation will not result in unreasonable interference or reduced operating efficiency, given all appropriate physical or other adjustments to the structure, antennas and other equipment. d. The height of the structure for collocation will not be required to be increased beyond a point deemed permissible by the Township. Removal: A wireless telecommunication facility shall be removed when it has not been used for three (3) consecutive months or more. For purposes of this section the period of nonuse shall begin immediately upon the cessation of operations (transmission or reception of radio signals) or the removal of antennas or other equipment. Prior to the issuance of any building permit an agreement for removal, in a form acceptable to the Township, shall be recorded with the Washtenaw County Register of Deeds. Said agreement shall establish a covenant by both the applicant and the property owner to remove the facility in a timely manner as required under this section of the ordinance, with the further provision that the applicant and property owner shall be responsible for the payment of any and all removal costs and/or legal fees incurred by the Township in securing removal of said facility 56-35 �ARTICLE 57.0 NON-CONFORl\1ITIES SECTION 57.01 - PURPOSE Within the districts established by this ordinance or by amendments thereto, there exist buildings and structures and uses of parcels, lots, buildings and structures which were lawful before this ordinance was adopted or amended including legal non-conforming uses, buildings and structures, and which would be prohibited, regulated or restricted it is the intent of this ordinance to permit these buildings and structures and uses of parcels, lots, buildings and structures, herein referred to an non-conformities to continue until they are discontinued, damaged or removed but not to encourage their survival. These non-conformities are declared by this ordinance to be incompatible with the buildings and structures and uses of parcels, lots, buildings and structures permitted by this ordinance in certain districts . It is further the intent of this ordinance that such nonconformities shall not be enlarged, expanded or extended except as provided herein nor to be used as grounds for adding other buildings and structures and uses of parcels, lots, buildings and structures prohibited elsewhere in the same district. • SECTION 57.02-NON-CONFORMING USES OF PARCELS AND LOTS Where, on the date of adoption or amendment of this ordinance, a lawful use of a parcel or lot, such use not involving any buildings or structure or upon which parcel or lot a building or structure is accessory to such principal use, exists that is no longer permissible under the provisions of this ordinance, such principal use may be continued so long as it remains otherwise lawful subject to the following provisions : A. No such non-conforming use of a parcel or lot shall be enlarged, expanded or extended to occupy a greater area of land than was occupied on the date of adoption or amendment of this ordinance and no accessory use, building or structure shall be established therewith. B. No such non-conforming use of a parcel or lot shall be moved in whole or in part to any other portion of such parcel or lot not occupied on the date of adoption of this ordinance. C. If such non-conforming use of a parcel or lot ceases for any reason for a period of more than one hundred eighty ( 180) consecutive days, the subsequent use of such parcel or lot shall conform to the regulations and provisions set by this ordinance for the district in which such parcel or lot is located . • February, 199./ 57-1 �Article 57. 0 - Non-Conformities SECTION 57.03 - NON-CONFORMING BUILDINGS AND STRUCTURES A. A non-conforming building or structure shall be one which was lawful on the effective date of adoption or amendment of this ordinance and which does not conform to the new ordinance regulation for lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading space, or yard requirements of the district in which located. B. A non-conforming structure may continue after the effective date of adoption or amendment of this ordinance. A non-conforming structure, except a single-family dwelling and its accessory buildings and structures, which is damaged by any means to an extent of more than fifty percent (50%) of its replacement cost shall not be reconstructed except in conformity with the regulations of the district in which located. Any non-conforming structure, except single-family dwellings and their accessory structures, which is damaged to an extent of fifty percent (50%) or less of its replacement cost, may be replaced in its location existing at the time of such damage, provided the replacement is commenced within two (2) years of the date of damages, and is diligently pursued to completion. Failure to complete replacement shall result in the loss of legal, non-conforming status, unless good cause, upon hearing before the Township Board can be shown for the delay. C. Non-conforming, single-family dwellings and their accessory buildings and structures may be contin~ed, replaced, repaired, or remodeled, and shall be exempt from the provisions of Section 57.03 .B, preceding. Such dwelling, and its accessory buildings and structures, may be replaced or repaired, if approved by the Zoning Administrator, according to the conditions set forth in Section 57.03 .F (1) following. D. A single-family dwelling and its accessory buildings and structures may be constructed or moved onto a non-conforming lot of record, if approved by the Zoning Administrator, according to the conditions set fortli in Section 57.03 .F (1), following. E. A non-conforming building or structure which is moved within a lot or to another lot, shall conform, after it is moved, to the regulations of the district in which located. February, 1994 57-2 - I'""""\ �Article 57. 0 - Non-Conformities F. Non-conforming structures may be expanded in compliance with the following regulations : 1. 2. A non-conforming single-family dwelling unit and its accessory buildings and structures may be expanded, provided all the following conditions are met. In such case no action or review by the Pittsfield Township Zoning Board of Appeals shall be required, unless a variance is requested. a. Toe single-family dwelling shall be a permitted use in the district in which it is to be located. b. The lot shall be of record at the date of adoption of or amendment to this ordinance. c. The owner of the subject lot shall not own adjacent property which can reasonably be added, in whole or in part, to the lot to make it conform. If part of an adjacent parcel is so added, the remaining part of the adjacent parcel shall conform to the minimum lot area and width requirements of the district in which located. d. All new construction for building expansion shall meet all yard, lot coverage, floor area ratio, and height regulations. Non-conforming single-family dwellings, to be replaced or repaired at the location existing at the time of damage, shall be exempt from this subsection ( d), provided that the yards, lot coverage, floor area ratio and height regulations existing at the time of damage shall not be encroached upon or exceeded. All other non-conforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Section 60.06 herein entitled "Expansion of Non-conforming Buildings and Structures 11 • SECTION 57.04 STRUCTURES - NON-CONFORMING USES OF BUILDINGS AND Where, on the date of adoption or amendment of this ordinance, a lawful use of a building or structure exists that is no longer permissible under the regulations of this ordinance, such use may be continued so long as it remain otherwise lawful subject to the following provisions: Febroary, 199./ 57-3 �Article 57. 0 - Non-Conformities A. No existing building or structure devoted to a use not permitted by this ordinance in the district in which it is located shall be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located, except that if no structural alterations are made any nonconforming use of a building or structure may be changed to another nonconforming use by the Board of Appeals, as provided in Article 60.0 of this ordinance; provided further, that such other non-conforming use is equally appropriate or more appropriate in the district involved than the existing nonconforming use. In permitting such change the Board of Appeals may require appropriate conditions and safeguards in accord with the provisions and intent of this ordinance. B. When a non-conforming use of a building or structure is discontinued or abandoned for more than one hundred and eighty (180) consecutive days, except where government action prevents access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. C. Any structure or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the districts, and the non-conforming use may not thereafter be resumed. D. Where a non-conforming status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this subsection is defined as damage to an extent of more than 50 percent (50%) of the replacement cost at the time of destruction. SECTION 57.05-REPAIRS AND MAINTENANCE \ On any non-conforming building or structure or portion of a building or structure, devoted in whole or in part of any non-conforming use work may be done in any period of twelve (12) consecutive months on ordinary repairs or on repair or replacement of nonbearing walls, fixtures, wiring or plumbing to an extent not to exceed ten (10) percent of the then current replacement value of the building or structure, provided that the floor area or volume of such building, or the number offamilies housed therein, or the size of such structures as it existed on the date of adoption or amendment of this ordinance shall not be increased. Nothing in this ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building or structure or part thereof declared to be unsafe by any official charged with protecting the public safety upon order of such official. February. 1994 57-4 �Article 5 7. 0 - Non-Conformities If a non-conforming building or structure, or a portion of a building or structure containing a non-conforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. SECTION 57.06 - CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership or management of an existrng nonconforming use, building or structure, provided there is no change in the nature or character, extent or intensity of such non-conforming use, building or structure. SECTION 57.07 - EXTENSION AND SUBSTITUTION A non-conforming use, building or structure shall not be extended unless it fulfills the requirements of Article 54.0 of this ordinance, nor shall one non-conforming use, building or structure be substituted for another non-conforming use, building or structure except as provided for in Section 57.04.A above. SECTION 57.08 - COMPLETION OF PENDING CONSTRUCTION To avoid undue hardships, nothing in this ordinance shall be deemed to require a change in plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this ordinance and upon which actual building construction has been carried on diligently. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner. Where excavation or demolition or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shall be deemed to be actual construction, provided that work shall be carried on diligently. SECTION 57.09- CONDITIONAL USES Any use existing at the time of adoption of this ordinance and which is permitted as a conditional use in a district under the terms of this ordinance shall be deemed a conforming use in such district, and shall without further action be considered a conforming use. February, 199./ 57-5 �- Article 57. 0 - Non-Conformities SECTION 57.10 - SUBSTANDARD, NON-CONFORMING LOTS OF RECORD In any district in which single-family dwellings are permitted, notwithstanding limitations imposed by other provisions of this ordinance, a single-family dwelling and customary accessory buildings or structures may be erected on any single lot of record at the effective date of adoption or amendment of. this ordinance. Such lot must be in separate ownership and not of continuous frontage with other lots in the same ownership as of the date of adoption of this ordinance. These provisions shall apply even though such lot fails to meet the requirements for area for width, or both, that are generally applicable in the district, provided that yard dimensions and other requirements, not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this ordinance and if all or part of the lots do not meet the requirements for lot width and area as established by this ordinance, the lands involved shall be considered to be an undivided parcel for the purpose of this ordinance, and no portion of said parcel or lot shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the requirements stated in the ordinance. \ February, 1994 57-6 �ARTICLE 58.0 ADMINISTRATION AND ENFORCEMENT SECTION 58.01 - PURPOSE It is the purpose of this article to provide the procedures for the administration of the ordinance, issuance of permits, inspection of properties, collection of fees, handling of violators and enforcement of the provisions of this ordinance and amendments thereto. SECTION 58.02 - ADMINISTRATION Except where herein otherwise stated, the prov1S1ons of this ordinance shall be administered by the Zoning Administrator, or by such deputies of his department as the Township Board may designate to enforce the provision of this ordinance. SECTION 58.03 - DUTIES OF ZONING ADMINISTRATOR The Zoning Administrator shall have the power to enforce the prov1S1ons of this ordinance, grant certificates of zoning compliance and certificates of occupancy, and to make inspections of buildings or premises necessary in the enforcement of this ordinance. It shall be unlawful for the Zoning Administrator to approve plans or issue any permits or certificates of occupancy for any excavation or construction until he has inspected such plans in detail and found them to conform with this ordinance, nor shall the Zoning Administrator vary or change any terms of this ordinance. If the Zoning Administrator shall find that any of the provisions of this ordinance are being violated, he shall notify in writing the person responsible for such violations, indicating the nature of the violation and ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings, or structures; removal of illegal buildings or structures changes; discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of its provisions. SECTION 58.04 - ISSUANCE OF CERTIFICATE OF ZONING COMPLIANCE The Zoning Administrator shall require that all applications for certificates of zoning compliance shall be accompanied by plans and specifications including a plot plan or the site plan in duplicate drawn to scale. The Zoning Administrator shall retain the original copy for his files. May 199 7 58-1 �Article 58. 0 - Administration and Enforcement The certificate of zoning compliance signifies that, in the opm10n of the Zoning Administrator, the intended use, building or structure complies with all provisions of this ordinance. No building permit shall be issued unless certificates of zoning compliance has been issued. It shall be unlawful to change a type of use of land, to change the type of use or occupancy of any building or structure, or to extend any use on any lot on which there is a non-conforming use or structure, until a certificate of zoning compliance has been issued. No occupancy permit shall be issued for any lot, building, or structure that does not have a certificate of zoning compliance. Where a building permit is required, application for a certificate of zoning compliance shall accompany or preceded the application for a building permit. In all other cases in which a building permit is not required, the application for a certificate of zoning compliance shall be made prior to the date when a new or enlarged use of a building or lot or part thereof is intended to begin. Applications for certificates of zoning compliance shall be made to the Zoning Administrator. SECTION 58.05 - VOIDING OF CERTIFICATE OF ZONING COMPLIANCE Any certificate of zoning compliance granted under this ordinance shall become null and void unless construction and/or use is commenced within one hundred eighty (180) days and completed within five hundred and forty-five (545) days of the date of issuance. SECTION 58.06 - ISSUANCE OF CERTIFICATE OF OCCUPANCY - FINAL INSPECTION A. No lot, building, or structure, or any part thereof shall be occupied by or for any use for which a certificate of zoning compliance is required by this ordinance unless and until a certificate of occupancy shall have been issued for such new use. No change in use other than that of a permitted use shall be made until a certificate of occupancy has been issued by the Zoning (\dministrator. Every certificate of occupancy shall state that the use or occupancy complies with this ordinance. B. No occupancy certificate for a building or structure or any addition thereto, constructed after the effective date of this ordinance, shall be issued until construction has been completed and the premises inspected and certified by the Zoning Administrator to be in conformity with the plans and specifications as specified in the approved site plan and/or building permit and the premises meets the minimum occupancy requirements as specified in the Land Development Standards. .Hay 1997 58-2 �Article 58.0 - Administration and Enforcement C. The holder or a certificate of zoning compliance for the construction, erection, or moving of any building, structure, or part thereof, for the establishment of a use, shall notify the Zoning Administrator immediately upon the completion of the work authorized by such certificate for final inspection. The certificate of occupancy shall be issued, or written notice shall be given to the applicant stating the reasons why a certificate cannot be issued, not later than fourteen (14) days after the Zoning Administrator is notified in writing that the building or premises is ready for inspection. SECTION 58.07- VOIDING OF CERTIFICATE OF OCCUPANCY Any certificate of occupancy granted under this ordinance shall become null and void if such use(s), building(s), and/or structure(s) for which said certificate was issued are found by the Zoning Administrator to be in violation of this ordinance. The Zoning Administrator upon finding such violation shall immediately notify the Township Board of said violation and voiding of the certificate of occupancy. SECTION 58.08 - FEES, CHARGES, AND EXPENSES The Township Board shall establish a schedule of fees, charges and expenses, and a collection procedure, for building permits, certificates of occupancy, appeals, and other matters pertaining to the ordinance. The schedule of fees shall be posted in the office of the Zoning Administrator, and may be altered or amended only by the Township Board. No permit, certificate, conditional use approval, or variance shall be issued unless or until such costs, charges, fees or expenses listed in this ordinance have been paid in full, nor shall any action be taken on proceedings before the Board of Appeals, unless or until preliminary charges and fees have been paid in full. SECTION 58.09 - VIOLATIONS AND PENALTIES: NUISANCE PER SE: ABATEMENT Uses of land, and dwellings, building, or structures, including tents and mobile homes, erected, altered, razed or converted in violation of any provision of this ordinance are hereby declared to be a nuisance per se. The court shall order such nuisance abated and the owner and/or agent in charge of such dwelling, building, structure, tent, mobile home or land shall be adjudged guilty of maintaining a nuisance per se. Anyone violating any of the provisions of this ordinance shall upon conviction thereof be subject to a fine of not more than one hundred dollars ($100.00) and the costs or prosecution thereof, by imprisonment in the county jail for a period not to exceed thirty (30) days, or both. Each day that a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requirements of this ordinance. May 1997 58-3 �Article 58.0 -Administration and Enforcement SECTION 58.10 - COMPLIANCE WITH PER1'1ITS AND CERTIFICATES Building permits or certificates of zoning compliance issued on the basis of approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation ofthis ordinance, and punishable as provided by Section 58.09, herein. ,\fay 199; 58-4 �• ARTICLE 59.0 AMENDMENT PROCEDURE SECTION 59.01 - INITIATING AMENDMENTS AND FEES The Township Board may from time to time, on recommendation from the Planning Commission, amend, modify, supplement or revise the district boundaries or the provisions and regulations herein established, whenever the public necessity and convenience and the general welfare require such amendment. Said amendment may be initiated by resolution of the Township Board, the Planning Commission, or by petition of one or more owners of property to be affected by the proposed amendment. Except for the Township Board, or the Planning Commission, the petitioner or petitioners requesting an amendment shall at the time of application pay the fees established by the Township Board, no part of which shall be returnable to the petitioner. All proposed amendments shall be referred to the Township Planning Commission for review and recommendation. SECTION 59.02 - AMENDMENT PROCEDURE The procedure for making amendments to this ordinance shall be in accordance with Act 168 of the Public Acts of 1959, as amended, and Act 184, Public Acts of 1943, as amended. SECTION 59.03 - CONFORMANCE TO COURT DECREE Any amendment for the purpose of conforming to a provision thereof to the decree of a court of competent jurisdiction shall be adopted by the Township Board and the amendments published without referring the same to any other board or agency. SECTION 59.04 - INFORMATION REQUIRED The petitioner shall submit a detailed description of the petition to the Township Clerk. When the petition involves a change in zoning map, the petitioner shall submit the following information: • A. A legal description of the property. B. A scaled map of the property, correlated with the legal description, and clearly showing the property's location. C. The name and address of the petitioner. February, 1994 59-1 �Article 59. 0 - Amendment Procedure D. The petitioner's interest in the property, and if the petitioner is not the owner, the name and address of the owner(s). E. Date of filing with the Township Clerk. F. Signature(s) of petitioner(s) and owner(s) certifying the accuracy of the required information. ,,,, SECTION 59.05 - FINDINGS OF FACT REQUIRED In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendations for disposition of the petition, to the Township Board. The facts to be considered by the Planning Commission shall include, but not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the original ordinance was adopted or by an error in the original ordinance. B. The precedents, and the possible effects of such precedents, which might likely result from approval or denial of the petition. C. The ability of the Township or other government agencies to provide any services, facilities, and/or programs that might be required if the petition were approved. D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Effect of approval of the petition on adopted development policies of Pittsfield Township and other government units . All findings of fact shall be made part of the public records of the meetings of the Planning Commission and the Township Board. A petition shall not be approved unless these and other identified facts be affirmatively resolved in terms of the general health, safety, welfare, comfort, and convenience of the citizens of Pittsfield Township, or of other civil divisions where applicable. - ~ February, 1994 59-2 i �ARTICLE 60.0 BOARD OF APPEALS SECTION 60.01 -BOARD OF APPEALS ESTABLISHED A. The Board of Appeals shall consist of five (5) members appointed by the Township Board. The first member shall be a member of the Planning Commission. The remaining members shall be selected from the electors of the Township residing in the area of the Township. The members selected shall be representative of the population distribution and of the various interests present in the Township. An employee or contractor of the Township Board may not serve as a Board of Appeals member. One member of the Board of Appeals shall be a member of the Township Board. An elected official of the Township shall not serve as Chairperson of the Board of Appeals. Members of the Board of Appeals shall be removable by the Township Board for non-performance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he has a conflict of interest. Failure of a member to disqualify himself constitutes misconduct in office. Term of office of each member shall be for three (3) years except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members for three (3) years . The term of office of the members first appointed shall commence at 12 noon on January 1, 1977. A successor shall be appointed not more than one month after the term of the preceding member has expired. All vacancies for un-expired terms shall be filled for the remainder of the term. A vacancy in the Board of Appeals shall exist upon the member of the Township Board serving on the Board of Appeals ceasing to be a member of the Township Board; further a vacancy in the Board of Appeals shall exist upon the member of the Planning Commission serving on the Board of Appeals ceasing to be a member of the Township Planning Commission. The Board of Appeals shall not conduct business unless a majority of the members of the Board of Appeals are present. The Board of Appeals at its first meeting following January I of each year shall select from its membership a chairperson of the Board of Appeals who shall serve until the successor chairperson is appointed. February, 199./ 60-1 �Article 60. 0 - Board of Appeals B. In addition to the procedural requirements set forth in Acts 184 and 168, above, the Board of Appeals shall fix rules and regulations to govern its procedures, and shall record into the minutes of its meetings all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. Such records shall be open to public inspection. C. Appeals shall be taken within a reasonable time, not to exceed sixty (60) days or such lesser period as may be provided by the rules of the Board of Appeals by filing with the Zoning Administrator and with the Board of Appeals a notice of appeal specifying the grounds thereof. The Zoning Administrator shall forthwith transmit to the Board of Appeals all papers constituting the record upon which the action appealed from was taken. D. The Board of Appeals shall fix reasonable time and date for a hearing of the Board of Appeals. The Board shall give due notice of the hearing by certified mail to the parties of interest and to owners of adjacent properties. Where the hearing concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulation in the Township . However, the Board of Appeals shall notify the parties of interest by certified mail. All notices of a hearing shall be mailed or published not more than ten (10) days nor less than five (5) days prior to the date on which the hearing is to be held. E. An appeals stays all proceedings in furtherance of the action appealed from, unless the Zoning Administrator from who the appeal is taken certifies to the Board of Appeals after the notice is filed with him, that by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by restraining order which may be granted by the Board of Appeals or by a court of record on application, on notice to the Zoning Administrator, and on due cause shown. F. The Township Board shall determine by resolution the a.iJount of the fee, to be paid at the time of filing of the appeal. SECTION 60.02 - POWERS AND DUTIES The Board of Appeals shall perform its duties and exercise its powers as provided in Acts 184, P.A. 1943, as amended, and 168, P.A. 1959, as amended, in such a way that the objectives of this ordinance shall be attained, the public health, welfare and safety secured, and substantial justice done. The Board of Appeals shall hear and decide only those matters which it is specifically authorized to hear and decide as provided in this ordinance. February. /994 - 60-2 i �Article 60. 0 - Board ofAppeals SECTION 60.03 - ADMINISTRATIVE REVIEW The Board of Appeals shall hear and decide appeals where there is an error alleged in any order, requirement, decision, or determination made by the Zoning Administrator in the enforcement of this ordinance. SECTION 60.04 - VARIANCE The Board of Appeals shall have the power and duty to authorize upon appeal in specific cases such variance from the provisions of this ordinance as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance would result in unnecessary hardship . A variance shall not be granted by the Board of Appeals unless and until the following conditions are met: A. A written application for a variance is submitted, demonstrating: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district. 2. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance. 3. That the special conditions and circumstances do not result from the actions of the applicant. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district. 5. That no non-conforming use of neighboring lands, structures, or buildings in the same district, and no permitted use of lands, structures or buildings in other districts shall be considered grounds for the issuance of a variance. B. The Board of Appeals shall make findings that the requirements of the ordinance in Section 60.04, preceding have been met by the applicant for a variance. C. The Board of Appeals shall further make a finding that the reasons set forth in the application justify the granting of the variance, and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. February, 1994 60-3 �Article 60. 0 - Board ofAppeals D. The Board of Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. E. In granting any variance, the Board of Appeals may prescribe appropriate conditions and safeguards in conformity with this ordinance. Violations of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of this ordinance, and punishable under Section 58.09 of this ordinance. F. Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or any use expressly or by implication prohibited by the terms of this ordinance in said district. G. In exercising the above mentioned powers, the Board of Appeals may, so long as such action is in conformity with the terms of this ordinance, reverse or affirm, wholly or partly or may modify the order, requirement, decision, or determination appealed from and may make such order, requirement, decision or determination as ought to be made, and to that end shall have the powers of the Zoning Administrator from whom the appeals is taken. SECTION 60.05 - VOIDING OF, AND RE-APPLICATION FOR, VARIANCE The following provisions shall apply: A. B. Each variance granted under the provisions of this ordinance shall become null and void unless : 1. The construction authorized by such variance or permit has been commenced within one hundred eighty (180) days after the granting of such variance and pursued diligently to completion; or 2. The occupancy of land or buildings authorized by such variance has taken place within one hundred eighty days (180) days after the granting of such variance. No application for a variance which has been denied wholly or in part by the Board of Appeals shall be re-submitted for a period of three hundred sixty-five (365) days from such denial, except on ground of new evidence or proof of changed conditions bound by the Board of Appeals to be valid. February, 1994 60-4 - ,.......,__ �r----------Article 60. 0 - Board ofAppeals SECTION 60.06 - EXPANSION OF NON-CONFORMING BUILDINGS AND STRUCTURES The Board of Appeals shall determine if a non-conforming building or structure may be enlarged, expanded, extended or altered, and the conditions under which such improvements shall be made. The following provisions shall apply: • A. LIMITATIONS : The reasons for the non-conformity shall be limited to minimum lot area and lot width, yard, off-street loading and parking requirements. In no case shall building or structure that is non-conforming because of lot coverage, floor area ratio, or height requirements be permitted to expand without removing the non-conformity, except as permitted under a variance for hardship reasons. B. PERMITTED USES : The existing and proposed uses of such buildings and structures must be among those permitted in the district in which situated. C. CONFORMANCE REQUIRED: The proposed improvement shall conform to all requirements of the district in which situated. D. DETERMINATIONS: The Board shall determine the following in approving a request: 1. That the retention of the non-conforming building or structure is reasonably necessary for the proposed improvement or that the requiring of removal of such building or structure would cause unnecessary hardship. 2. That the proposed improvement is reasonably necessary for the continuation of activities on the property. 3. That the enlarged or otherwise improved non-conforming building or structure shall not adversely affect the public health, safety, welfare and converuence. E. AUTHORITY OF BOARD: The Board shall have the authority to require removal or modification of the non-conformity, where such is reasonable, as a condition for approval. The board may attach other conditions for its approval which it deems necessary to protect the public health, safety, welfare and converuence. F. SITE PLAN APPROVAL REQUIRED: All expansions permitted under this section shall meet all requirements of Article 55.0 herein . February, 1994 60-5 �Article 60. 0 - Board ofAppeals SECTION 60.07 - APPEALS TO THE BOARD OF APPEALS f The following provisions shall apply : A. APPEALS, HOW TAKEN: Appeals from the ruling of the Zoning Administrator of the township board concerning the enforcement of the provisions of this ordinance may be made to the Board of Appeals within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the officer from whom the appeal is taken and with the Board of Appeals of a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board of Appeals all the papers constituting the record of the action or decision being appealed. B. WHO MAY APPEAL: Appeals to the Board of Appeals may be taken by any person aggrieved or by any officer, department, board, agency, or bureau of the township, county, or state. C. FEE FOR APPEAL: A fee shall be paid to the Board of Appeals at the time of filing the notice of appeal which the Board of Appeals shall pay over, within thirty (30) days after deciding any appeal, to the General Fund of the Township. The appeal fee shall be determined by resolution of the Township Board. D. EFFECT OF APPEAL: RESTRAINING ORDER: An appeal stays all proceedings in furtherance of the action appealed from unless the officer from whom the appeal is taken certifies to the Board of Appeals, after the notice of appeal shall have been filed with him, that by reason of facts stated in the certificate, a stay would in his opinion cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order \ Febn1ary. 199-1 60-6 i �Article 60. 0 - Board of Appeals which may be granted by the Board of Appeals or by the circuit court, on application, on notice to the officer from whom the appeal is taken and on due cause shown. E. REPRESENTATION AT HEARING: Upon the hearing, any party or parties may appeal in person or by agent or by attorney. F. DECISIONS OF THE BOARD OF APPEALS AND APPEALS TO THE CIRCUIT COURT: The Board of Appeals shall decide upon all matters appealed from within a reasonable time and may reverse or affirm wholly or partly, or may modify the order, requirement, decision or determination as in its opinion ought to be made in the premises and to that end shall have all the powers of the Zoning Administrator from whom the appeal is taken. The Board of Appeals' decision of such appeals shall be in the form of a resolution containing a full record of the findings and determination of the Board of Appeals in each particular case. Any person having an interest affected by such resolution shall have the right to appeal to the circuit court on questions of law and fact. SECTION 60.08 - DUTIES ON MATTERS OF APPEAL It is the intent of this ordinance that all questions of interpretation and enforcement shall first be presented to the Zoning Administrator, and that such questions shall be presented to the Board of Appeals only on appeal from the decisions of the Zoning Administrator, and the recourse from decisions of the Board of Appeals shall be to the courts as provided by law. It is further the intent of this ordinance that the duties of the Township Board in connection with this ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this article and this ordinance. SECTION 60.09 - SUBSTITUTION OF NON-CONFORMING USES A non-conforming use may be substituted for an existing non-conforming use upon approval by the Board of Appeals, provided that the existing non-conforming use is a legal non-conformity, and provided further that the proposed non-conforming use is more appropriate than the existing non-conforming use in the neighborhood in which it is located. The Board of Appeals may attach conditions to its approval. February. 199./ 60-7 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan-and-Zoning-Ordinance_1997 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1995-1997 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and was adopted April 20, 1995.The Zoning Ordinance for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and revised through May 27, 1997. It begins on page 132 of the document. Subject The topic of the resource Comprehensive plan publications Zoning--Michigan Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bda788d0aef261a3a26ab004c6c38956.pdf b11c54f607f4a1bd829d2a0c8400be66 PDF Text Text PITTSFIELD CHARTER TOWNSHIP Washtenaw County, Michigan ZONING ORDINANCE Revised October, 1983 701 W. Ellsworth Road Ann Arbor, Michigan 48104 313-998-3000 �FRpM THE LIBRARY OF Planning & Zoning Center, Inc. PITTSFIELD CH A RTF.R TOWNSHIP W ASHTF.NAW COUNTY, MTCRTGAN ZONING ORDINANCE Rv.vrsF.n OCTORF.R l 9 8 3 F..A. ~ifORRIS, SUPF.RVTS0R }RRRY R. PF.RR, Ct.F.RK RoRF.RT J. SKR0ROLA JACK SON PrrTSFTF.T.D CHARTF.R TOWNSHIP 701 W. ELLSWORTH RoAn ANN ARR0R, MTr.HTGAN 48108 313-996-3000 • �• ~ • • • • • • • • •II • • • • • • • PITTSFIELD CHARTER TOWNSHIP CERTIFICATION This compilation of ordinances is printed by authority of Pittsfield Charter Township Board of Trustees and contains those ordinances printed herein, complied with all amendments up to October 1983 • s/Jerry R. Peer Clerk ii �■ ■ TABLE OF CONTENTS Page Preface vi Article 1.0 Title, Purpose and Legal Clauses 1 Article 2.0 Definitions 4 Article 3.0 General Provisions 16 Article 10.0 RC - Recreation Conservation District 28 Article 11.0 AG - Agricultural District 32 Article 20.0 R-lA - Single Family Rural Non-Farm Residential District 37 Article 20A.0 R-lA-1 - Low Density Urban Residential District 41 Article 21.0 R-lB - Single Family Suburban Residential District 44 Article 21A.0 R-lC - Single Family Urban Residential District 47 Article 22.0 R-2A - Two Family Residential District 50 Article 23.0 R-2B - Low Density Multiple-Family Residential District 52 Article 24.0 R-3 - Moderate Density Multiple-Family Residential District 56 Article 25.0 MHP - Mobile Home Residential District 60 Article 26.0 R-O - Residenti~l-Office District 70 Article 27.0 R-4 - High Density Multiple-Family Residential District 76 iii �Ta.ble of contents (cont1nued) Article 30.0 c-1 - Local Commercial ~istrict 82 Article 31 .0 C-2 - General Commercial District 86 Article 32.0 C-3 - H~ghway Commercial District 91 Ar~icle 33.0 o-1 - Office District 94 Article 34.0 W-1 - Wholesale and Warehousing District 98 Article 35.0 P - Parking District 101 Article 40.0 R-D - Research and Development District 104 Article 41.0 I-1 - Limited Industrial District 108 Article 42.0 I-2 - General Industrial District 113 Article 45.0 PUD - Planned Unit Development District 117 Article 50.0 conditional Uses 122 Arti c le 51.0 Off-Street Parking and Loading and Unloading Requirements 128 Article 52.0 Planning and Development Regulations for Planned Unit Development (PUD) District 137 Article 53.0 · Sign Regulations 152 Article 54.0 Performance standards 169 Article 55.0 Site Plan Review 171 iv �TIJ.ble of Contents (cont1nued) Article 56 .0 supplemental Regula t ions 179 Article 57.0 Nonconformities 192 Article 58.0 Administration & Enforcement 198 Article 59.0 Amendment Procedure 202 Article 60.0 Board of Appeals 204 V �PITTSFIELD CHARTER TOft'NSRIP AH OR.DINANCE ESTABLISHING ZONING DISTRICTS ft'ITRIN THE UNINCORPORATED PORTIONS OF P ITTSFI.ELD CID..RTER TOft'NSHIP ft'ASHTENAft' COUNTY, KICRIGAN ft'HEREAS, .by virtue of the laws of the State of Hichigan, the Township Board of Pittsfield Charter Towns.f1ip is solely vested with power and author1 ty to provide .by ordinance for the esta.b1 i shmen t of zoning districts in the unincorporated portions of said townsh.ip within wh2'ch d2'stricts the uses of land may .be encouraged, regulated or pro/Ji.bi ted; and ft'H.EREAS, the P.i ttsf2'eld Township Plann.ing Comm2·ssion did, 2·n c1ccordance w.ith the procedures specified in Act 168 of the Pu.blic Acts of 1959, as amended, make and and adopt a .basic plan as a guide for the development of Pittsfield Township; and ft'REREAS, said .basic zone plan has heen designated to promote the pu.blic heal th, safety and general welfare, to encourage the use of resources in accordance with their character and adapta.bility; to avoid the overcrowd2'ng of land .by .bu2' Jdings or people; to lessen congestion on pu.blic roads and streets; and to fac2'Jitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, educat2·on and other puhlic improvements; to provide adequate light and air; and to conserve the expenditure of funds for pu.blic improvements and services to conform with che most advantageous uses of land resources and properties; and ft'HEREAS, the Pittsf2'eld Township Planning Commiss2·on did prepare a zoning map esta.blish2'ng zoning districts .based upon said .basic plan, wh.ich zoning map was designated to encourage the use of 1 ands in accordance with the2·r character and adapta.b.il.i ty and to limit the improper use of land; to provide adequate 12·g11t and a.ir, and to conserve the expenditure of funds for pu.bl :i c improvements a lid services to conform wi .:h the most advantageous uses of 1 and, resources and properties, and with reasona.ble consi dera ti on, among other things, to the character of each zoning d2'strlct, its peculiar suita.bility for particular uses, the conservat.ion of property values and natural resources, and the general and appropr.iate trend and character of land .build2'ng and population development; and ft'HEREAS, the Pittsfield Township Plann2·ng Commission did adopt and fJ.'le w.ith the Pittsfield TownshJ.P Board recommendat.ions as to (1) a plan for the unincorporated port2·ons of PittsfJ.'eld Townsh2'p as a whole, ( 2) a zon.ing map esta.bljshing zoning distr.i cts 2·ncl ud2'ng the .boundar2·es thereof, ( J ) the text of a zoning ordinance with the ,iecessary provis2·ons and zon2·ng regulations, and ( 4) the manner of adm2'ni stering end enforc2·ng the zon2·ng ordinance, after having properly noticed and held a pu.bl .i c hearing thereon and made a recommendation; having su.bm2·tted sa.id vi �proposed zoning ord.inance and maps to the Washtenaw county Metropolitan Planning- Commission of Washtenaw County, Michigan, for recommendation in accordance w.it/J the procedures spec.if.Jed in Act 184 of the Publ.ic Acts of 1943, as amended; (Ord; 71-6.5; 9/28/71). NOi¥, · THEREFORE, PIT.l'SFIELO CHARTER TOl¥NSHIP ORDAINS: vii �II ■ ■ • • • ARTICLE 1.0 TITLE, PURPOSES AN: LEGAL CLAUSES SECTION 1.01 - TITLE This ordinance shall be k~own and may be cited as "The Zoning Ordinance of Pittsfield Township." SECTION 1.02 - REPEAL OF ORDINANCE The Pittsfield Township Zoning Ordinance adopted on August 29, 1950, and all amendments thereto are hereby repealed effective coincident with the effective date ;f this ordinance. SECTION 1.03 - PURPOSES This ordinance has been established for the purposes of: A. Promoting and protecting the public health, safety and general welfare; B. Protecting the character and stability of the agricultural, recreational, residential, commercial and industrial areas within the unincorporated portions of Pittsfield Township and promoting the orderly and beneficial development of such areas; c. Providing adequate light, air, privacy and convenience to access to property; D. Regulating the intensity of use of land and lot areas and determining the area of open spaces surrounding buildings and structures necessary to provide adequate light and air and to protect the public health; E. Lessening and avoiding congestion on the public highways and streets; F. Providing for the needs of agriculture, recreation, residence, commerce, and industry in future growth; G. Promoting healthful surroundings for family life in residential and rural areas; H. Fixing reasonable standards to which buildings and structures shall conform; I. Prohibiting uses, buildings or structures which are incompatible with the character of development or the uses, buildings or structures permitted within spec~fied zoning districcs; -1- �Art1cle 1.0 - T1tle, Purposes llDd ~egal Clauses J. Preventing such additions to or alteration or remodeling of existing buildings or structures in such a way as to avoid the regulations and limitations imposed hereunder; K. Protecting against fire, explosion, noxious fumes and odo=s, heat, dust, smoke, glare, noise, vibratio~, radioactivity, and other nuisances and hazards in the interest of the public health, s~fety, and general welfare; L. Preventing the overcrowding of land and undue concentration of buildings and structures so far as is possible and appropriate in each zoning district by regulating the use and bulk of buildings in relation to the land surrounding them; conserving the taxable value of land, buildings, and structures throughout the unincorporated portions of the Township; M. Providing for the completion, restoratio-n, reconstruction, extension or substitution of non-conforming uses; N. o. Creating a Board of Appeals and defining the power and duties thereof; P. Designating and defining the powers and duties of the official or officials in charge of the administraticn and enforcement of this ordinance; Q. Providing for the payment of fees for building permits; and R. Providing penalties for the violation of this ordinance. SECTION 1.04 - VALIDITY AND SEVERA.BILITY CLAUSE If any court of competent jurisdiction shall declare any part of this ordinance to be invalid, such ruling shall not affect any other provisions of this ordinance not specifically included in said ruling. If any court of competent jurisdiction shall declare invalid the application of any provision of this ordinance to a particula~ land, parcel, lot, district, use, building or structure, such ruling shall not affect the application of said provision to any other land, parcel, lot, district, use, building, or structure not specifically included in said ruling. -2- I I �Art1cle 1.0 - T1tle, Purposes and ~egal Clauses SECTION 1.0: - CONFLICT WITH OTHER LAWS A. Where any condition imposed by any provision of this ordinance upon the use of any lot, building or structure ~s either more restrictive or less restrictive than any comparable condition imposed by any other provision of this ordinance or by the provision of an ordinance adopted under any other law, the provision which is more restrictive or which imposes a higher standard or requirement shall govern. B. This ordinance 1s not intended to abrogate or annul any easement, covenant or other private agreement provided that where any provision of this ordinance is more restrictive or imposes a higher standard or requirement than such easement, covenant or other pr:vate agreement, the provision of this ordinance shall govern. SECTION 1.06 - EFFECTIVE DATE This ordinance was adopted by the Township Board of Pittsfield Charter Township, Washtenaw County, Michigan, at a meeting held on August 25, 1970, and ordered published within 10 days thereafter in the Ann Arbor News, a newspaper having general circulation in said Township, as required by Act 184 of the Public Acts of 1943, as amended. This ordinance shall be effective immediately. (Ord. 71-6.6; 9/28/71) Date: August 25, 1970 s/Rober~ A. Lillie Township Supervisor Date: August 25, 1970 s/Samuel A. Morgan Township Clerk -3- �ARTICLE 2.0 DEFINITIONS SECTION 2.01 - PURPOSE For the purpose of this ordinance certain terms are herewith defined. When not inconsistent with the context, the prese r. ~ tense includes the futura: words used in the singular number include the plural number. The word "shall" is always mandatory and not merely permissive. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. The words "used" or "occupied" include the words "intended," "designed," or "arranged" to be used or "occupied." (Ord. 71-6.3; 9/28/71) SECTION 2.02 - DEFINITIONS A use, building or structure on the same lot with, and of a nature customarily incidental and subordinate to the principal use, building or structure. ACCESSORY USE, BUILDING OR STRUCTURE: A place that is used or designed to be used for the -retail supply of gasoline and other fuels used for the propulsion of motor vehicles, kerosene, motor oil, lubri~ cants or grease, including sale of accessories and services, such as: polishing, washing, cleaning, greasing, undercoating, and minor repairs, but not including bumping, painting, or refinishing thereof. AUTOMOBILE SERVICE STATION: BASEMENT: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the ve rtical distance from the average grade to the ceil i ng. A basement shall not be counted as a story. BILLBOARD: See outdoor Advertising Sign. A "block" is comprised of a parcel of land bounded by streets or by a combination of streets and public parks, cemeteries, railroad right-of-ways bulkhead lines or shorelines, or the corporate boundary lines of any village, city or township. BLOCK: BOARDING BOUSE: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire with meals. BUILDING: An enclosed structure having a roof supported by columns, walls, arches or other devices and used for the housing, shelter or enclosure of persons, animals or chattels. BUILDING AREA: See Floor Area. -4- �Art1cle 2.0 - Def1n1t1ons BUILDING HEIGHT: The vertical distance measured from grade to the highest point of the roof for flat roofs, to the deck lin~ of mansard roofs, and t~ the average height between eaves and ridge for gable, hip, and gambrel roofs. BULK: "Bulk" is the term used to indicate the size and setback of a building or structure and the location of same with respect to another building or structure or to a lot line and includes the following: A. The size and height of a bui~ding or structure. B. The location of the exterior wall of a building in relation to a lot line, street or other building. c. The floor area of a building in relation to the area of the lot on which it is located. D. The open spaces allocated to and surrounding a building. E. The amount of lot area per dwelling unft. The minimum distance which any building must be located from a street right-of-way or high water line. BUILDING LINE: CONDITIONAL use: A use which is subject to conditional approval by the Planning Commission. A conditional use may be granted only when there is a specific provision in this ordinance. A conditional use is not considered to be a non-conforming use. COURT (OPEN SPACE): An open space on the same lot with a building or group of buildings and which is bounded on two or more sides by such building or buildings. A court shall be unoccupied. DOG KENNEL: See Kennel. DRIVE-IN: A business establishment so developed that its retail or service character is primarily dependent on providing a driveway approach or parking spaces for motor vehicles so as to serve patrons while in the motor vehicles as well as within the building or structure. The dwelling area of a dwelling unit is composed of sleeping rooms, kitchen, dining room, den, studio, bathrooms, and family and living rooms. DWELLING AREA: DWELLING, MOBILE HOMES: See Mobile Home or Trailer Coach. -5- �Art1c1e 2.0 - Definitions DWELLING UNIT: O~e (1) or more rooms with principal kitchen facilities designed as a ur.it f~r residence by only one (1) family for living and sleeping purposes. DWELLING-SINGLE FAMILY: A detached building or structure designed for or occupied by one (1) family only. DWELLING-TWO FAMILY: A detached building or structure designed for or occupied by two (2) families only, ~1th separate housekeeping and cooking facilities for each. DWELLING-MULTIPLE FAMILY: A building or structure designed for or occupied by three (3) or more families, with separate housekeeping and cooking facilities for each. DWELLING-ROW: A row of three (3) to six (6) attached one-family dwellings not more than two and one-half (2-1/2) stories in height nor more than two rooms deep, with separate housekeeping and cooking facilities for each. EASEMENT: Any private or dedicated public way other than a street, providing a secondary means of access to a property having a right-of-way not less than twenty (20) feet. ENTRANCE RAMP: A roadway connecting a feeder road with a limited access highway and used for access onto such limited access high- way. ESSENTIAL SERVICES: The term "essential services" shall mean the erection, construction, alteration, or maintenance by public util~ties or municipal depa=tments, commissions, or boards, or by other gove=~ment agencies of underground, surface, or overhead gas, elect~ic, steam, or wate~ transmission or distribution systems, collection, communicat~on, supply or disposal system, dams, weirs, culverts, bridges, canals, locks, including poles, wires, mains, drains, sewers, towers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, or signs an6 fire hytrants, and other similar equipmen~ and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public u~ilities or municipal departments or commissions, or other government agencies, or for the public health, safety, or general welfare, but not including buildings other than those buildings which are primarily enclos~res or shelters for the installed central services equipment. -6- �Art.Jc.le 2. 0 - Def.in.it.ions FAMILY: An individual or a group of two (2) or more persons related by blood, marriage, or adoption, including foster children and servants, together with not more than three (3) additional persons not related by blood, marriage, or adcption, living together as a single housekeeping unit in a dwelling unit. FREE-STANDING IDENTIFICATION SIGN: A sign designed to identify to persons not on the premises, on which a free-standing identification sign - is located, only the title of the business or profession conducted on the premises, and such information shall be supported by a structural frame independent of any other structure. FREEWAY: A divided highway of not less than 2 lanes in each direction to which owners or occupants of abutting property or the public have no r : ght of ingress or egress to, from or across the highway, except at points determined by or as otherwise provided by the authorities responsible therefor. (Act #106 of Public Acts of 1972.) FLOOR AREA: The sum of the gross horizontal floor areas of the several storres of a building, as measured to the exterior face of the exterior walls, plus that area, similarly measured of all other · stories that are accessible by a fixed stairway, ramp, escalator, or elevator: including all enclosed porches and balcor.ies, and all stairways, b=eezways, storage area, recreational rooms, boiler rooms, and other areas within or contiguous to the structure; and the measurement shall include the floor space of all accessory buildings measured similarly. FLOOR AREA RATIO: The ratio of the floor a~ea of a building to the area of the lot on which it is located calculated by dividing the floor area by the lot area and expressing it as a percentage. For example, a floor arsa ratio of 80 percent is specified and the lot area is 10,1000 square feet, the maximum permitted floor area on the lot is 8,000 square feet. The number of stories being optional, the building area may be 4,000 square feet for each of two (2) stories, 2,000 square feet for each of four (4) stories, or 1,000 square feet for each of eight (8) stories. EXCAVATION OF GRAVEL,SAND, TOPSOIL, OR EARTH: Premises from which any rock, gravel, sand topsoil or earth in excess of fifty (50) cubic yards in any calend~r year is excavated or removed from the purpose of disposition away from the premises except excavation in connection with the construction of a building or within public highway rights-of-way. -7- �Art.t.c.le 2. 0 - Def.1n.1t.1ons Any building available to the public operated from gain and which is used for storage, renta.1., greas~ ng, washing, servicing, repairing, or adjusting of automobiles or other motor vehicles. GARAGE-COMMERCIAL: GARAGE-PRIVATE: An access:ry building or structure used principally for storage of automobiles and for other incidental storage purpose only. l.n occupation that is traditionally and customarily carried on in the home by resident members of the family that are related by blood, marriage or adoption only, being clearly incidental and secondary to the principal residential use, provided: HOME OCCUPATION: A. That such home occupation shall be carried on within the dwelling or within a building accessory thereto. B. That no article shall premises except such as accessory building or is or profession conducted building. be sold or offered for sale on the is produced within the welling or provided incidental to the service within the dwelling or accessory c. That there shall be no P.Xterior storage of materials or equipment. D. That no nuisance shall be generated by any heat, glare, noise, smoke, vibration, noxious fumes, odors, vapors, gases or matter at any time; and that no mechanical, electrical, or similar machinery or equipment, other than that used for normal domestic purpose, will be utilized in the home occupation. E. That no hazard of fire, explosion or radioactivity shall exist at any time. F. That no sign or display that might indicate on the exterior that the building is being used for any purposes other than a dwelling. HOTEL: A building or structure or part thereof, occupied as the more or less temporary abiding place cf ir.dividuals, in which the rooms are usually occupied singly for h~re a~d in which rooms no provisions for cooking are made, a nd in which building there may be a general kitchen and/or public dining room(s) for the accomodation of the occu~ants. The ~ord "hotel" shall not include "motel" or "motor court:" -8- �Art1c1e 2.0 - Def1n1t1ons INTERSTATE HIGHWAY: A highway officially designated as a part of the national system of interstate and defense highways by the Department of Transportation and approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) JUNK YARD: A place, structure, parcel or use of land where junk, waste, discard, salvage, or similar materials such as old iron or other metal, wood, lumber, glass, paper, rags, cloth, leather, rubber, bagging, cordage, barrels, containers, etc., are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto wrecking yards, inoperative machines, used lumber yards, house wrecking, and structural steel materials and equipment and including establishments for the sale, purchase, er storage of salvaged machinery end the processing of used, discarded, or salvaged materials, for any thirty (30) consecutive days. ~ENNEL: Any lot or premises on which three (3) or more dogs and/or cats six months of age or older are kept either permanently or temporarily excepting where kept not for the purpose of remuneration or sale, but incidental to the principal use of premises for agriculture activities as provided in section 11.02 B. (Ord. 72-A, Section I; 6/13/72) Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles expected to be used, and accessible to such vehicles when required off-street parking spaces are filled. Required off-street loading space is not to be included as o:f-street parking space in computation of required off-street parking space. LOADING SPACE, OFF-STREET: A lot is a pa~cel of land, excluding any portion in a street or other right-of-way, of a least sufficient size to meet minimum requirements for use, coverage, lot area, and to provide such yards and other open spaces as herein required. such lot shall have frontage on a public street, or on an approved private street, and may consist of: LOT: A. A single lot of record. B. A portion of a lot of record. c. Any combination of complete and/or portions of lots of record. D. A parcel of land described by metes and bounds. -9- �Art:fcJ.e 2. 0 - Oef.i.n.J.t:fons Provided that in no case of division or combination shall any lot or parcel created, including residuals, be less than that required by this ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a certificate of zoning compliance, occupied by a principal building or use, and any accessory building or use. LOT AREA: The area within the lot lines, but excluding that portion in a road or street right-of-way. LOT COVERAGE: The percentage of the lot area covered by the building area. LOT MEASUREMEN~S: A. DEPTH of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in front and the rearmost points of the side lot lines in the rear. B. WIDTH of a lot shall be considered to be the distance between straight lines connecting front and rear lot lines at each side of the lot, provided however that in determining lot frontage on odd shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of the width may be taken incidental to the width and parallel to the front building lines of the principal building; and provided further that if the lot abuts on an inside curve bounda~y of a curved street wherein the lot lines converge toward the rear, the measure shall be taken at a point seventy (70) feet :rom the street boundary line of said lot. LOT OF RECORD: A lot which is part of a subdivision and is shown on a map thereof which has been recorded in the Office of the Register of Deeds of Washtenaw county, or a lot described by metes and bounds, the deed to which has been recorded in said office. LOT, THROUGH OR DOUBLE FRONTAGE: An interior lot having frontage on two parallel or approximately parallel streets. The process of making products by hand, by machinery, or by other agency, often with the provision of labor and the use of machinery. MANUFACTURING: -10- �Art1cie 2.0 - Def1n1t1ons MARGINAL ACCESS ROAD: A service roadway parallel to a feeder road; and which provides access to abutting properties and protection from through traffic. An intermediate floor i~ any story occupying not to exceed one-third of the floor area of such story. MEZZANINE: MOBILE HOME OR TRAILER COACH: A detached portable single family dwelling, prefabricated on its own chassis and intended for longterm occupancy. The unit contains sleeping accommodations, flush toilet, tub or shower, eating and living quarters. It is designed to be transported on its own wheels or flatbed arriving at the site where it is to be occupied as a complete dwelling without permanent foundation and connected to existing utilities. MOBILE HOME PAR.JC: Referred to also as "park" in this ordinance. Any parcel of land intended and designed to accommodate more than one mobile home for living use which is offered to the public fo~ that purpose; and any structure, facility, area or equipment used or intended for use incidental to the living use. A plot of ground within a mobile home park designed for accommodation of a mobile home. MOBILE HOME SITE: That part of mobile home site designed for the placement of a mobile home, appurtenant structures, or additions, inclucing expandable rooms, enclosed patios, garages or structural additions. MOBILE HOME STAND: Any establishment in which individual cabins, courts, or similar structures or units, are let or rented to transients for periods of less than thirty (30) days. The term "motel" shall include tourist cabins and homes and motor courts. A motor court or motel shall not be considered or construed to be either a multiple dwelling, a hotel, or mobile home park. MOTEL: a STRUCTURE: A structure or building lawfully constructed that does not conform to the requirements of the district in which it is situated. NONCONFORMING, BUILDING, OFF-STREET PARKING AREA: A land surface or facility providing vehicular parking sp~ces along with adequate drives and aisles for maneuvering so as to provide access for entrance and exit for the parking of more than ~wo (2) automobiles. OUTDOOR ADVERTISING SIGN; Any sign situated on private premises on which the written or pictorial information is not directly related to the principal use of the land on which such a sign is located. -11- �Art1cle 2.0 - Def1n1t1ons PARCEL: A "parcel" is a piece or tract of land in single owner- ship. PARKING SPACE: One unit of a parking area provided for the parking of one automobile. This space shall have an area of not less than two hundred (200) square feet, and shall be exclusive of curves, driveways, aisles or entrances giving access ther e to and shall be fully accessible for the storage or parking of p ermitted vehicles. PRIMARY HIGHWAY: A highway, other than an Interstate highway or freeway, officially designated as a part of the federal aid primary system as defined in Section 103 of title 23 of the United States Code, as amended by the Department of Transportation approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) PUBLIC UTILITY: Any person, firm, corporation, municipal department or board duly authorized to furnish and furnishing under federal, state or municipal regulations, to the public; electricity, gas, steam, communications, telegraph, transportation, water, or sanitary or storm sewage facilities. · QUARRY: A "quarry" shall mean any pit, excavation, or mining operation for the purpose of searching for or removing for commercial use, any earth, sand, gravel, clay, stone, slate, marble, or other non-metallic mineral in excess of fifty (50) cubic yards in any calendar year, but shall not include an oil well or excavation preparatory to the construction of a building or structure. Any establishment where horses are ke~t for riding, criving or stabling for compensa~ion or incidental to the operation of any club, association, ranch or similar establishment. RIDING ACADEMY: A temporary building or structure operated for the purpose of selling only produce raised or produced on the premises where situated, and its use shall not make a commercial district, nor shall its use be deemed a commercial activity. ROADSIDE STAND: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire without meals. ROOMING HOUSE: -12- �Art1cle 2.0 - ~ef1n1t1ons SCREEN: A structure providing enclosure, such as a fence, and a visual barrier between the area enclosed a nd the adjacent property. A screen may also te a non-structure consisting of shrubs, or other growing materials. SHOPPING CENTER: A group of commercial establishments, planned, developed, owned and managed as a unit, with off-street parking provided on the property. The several types of shopping centers shall be as defined in the Township's adopted General Plan. Any device designed to inform, or attract the attention of persons not on the premises on which the sign is located, provided however, that the following shall not be included in the app:ication of the regulations herein: SIGN: A. Signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers, names of occupants or premises, or other identification of premises not having commercial connotations. B. Flags and insignias of any government except when displayed in connection with commercial connotations. C. Legal notices; identification, information, or directional signs erected, or required by governmental bodies. D. Integral decorative or architectural features of buildings, except letters, trademarks, moving parts or moving lights. E. Signs directing and guiding traffic and parking to private property, but bearing no advertising matter. Also see outdoor Advertising Sign and Free-standing Identification Sign. STORY: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it then the space between any floor and the ceiling next above it. STORY, ONE-HALF: A story under the gable, hip, or gambrel roof, the are the the wall plates of which on a least two opposite exterior walls not m:re than two (2) feet above the floor of such story and floor area shall not exceed two-thirds (2/3) of the area of floor below. -13- I I �Art1cle 2.0 - Def1n1t1ons STREET: A public thoroughfare which affords the principal means of access to abutting property having a right-of-way not less than sixty-six (66) feet in width. (Ord. 71-6.4: 9/28/71) STREET LINE: The dividing line between the street right-of-way and the lot. When such right-of-way is not definable, a line shall be defined as thirty-three (33) feet on either side of the center of the street. Anything constructed, erected or placed with a fixed location on the surface of the ground or affixed to something having a fixed location on the surface of the ground. STRUCTURE: TOURIST HOMES: A dwelling in which overnight accommodations are provided or offered to transient guests for compensation. A tourist home shall 1 not be considered or construed to be a multiple dwelling, motel, hotel, boarding or rooming house. TRAILER COACH: See Mobile Home. A variance is a relaxation of the terms of the zoning ordinance where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship. As used in this ordinance, a variance is authorized only for height, area and size of yards and open spaces and parking space; establishment or expansion of a use otherwise prohibited shall not be allowed by variance, nor shall a variance be granted because of the presence of non-conformities in the zoning division or district or adjoining zoning division or districts. VARIANCE: YARD, FRONT: An open, unoccupied space extending the :ull width of the lot and situated between the street line and the front line of the building. YARD, REAR: An open, unoccupied space extending the full width of the lot and situated between the rear line of the lot and the rear line of the building. YARD, SIDE: An open, unoccupied space on the same lot with the main building, situated between the side line of the building and ·the adjacent side line of the lot and extending from the rear line of the front yard to the front line of the rear yard, and if no front yard is required, the front boundary of the side yard shall be the front line of the lot and if no rear year is required, ~he rear boundary of the side yard shall be the rear line of the lot. -14- �Article 2. 0 - Defin.itions SECTION 2.03 - UNDEFINED TERMS Any ~erm not defined herein shall have the meaning of common or standard use. SECTION 2.04 - ADDITIONAL DEFINITIONS Additional definitions are set forth in the following sections of this ordinance: A. Definitions pertaining to flood hazard area regulations. Section 56.0B. B. Definitions pertaining to sign regulations - - Section 53.02. -15- �ARTICLE 3.0 GENERAL PROVISIONS SECTION 3.01 - ES~ABLISHMENT OF DISTRICTS The Township is hereby divided into the following zoning districts as shown on the official zoning map, which together with all explanatory matter shown thereon, is hereby adopted by reference and declared to be a part of this ordinance. RC - Recreation conservation District AG - Agriculture District R-lA - Single Family Rural Non-Farm Residential District R-lA-1 - Low Density Urban Residential District R-lB - Single Family Suburban Residential District R-lc - Single Family Urban Residential District R-2A - Two Family Residential District R-2B - Low Density Multiple-Family Residential District R-3 - Moderate Density Multiple-Family Residential District MHP - Mobile Home Park Residential District R-O - Residential Office District E-4 - High Density Multiple Family Residential District C-1 - Local Commercial District C-2 - General Commercial District C-3 - Highway Commercial District O-1 - Office District W-1 - Wholesale and Warehousing District P - Parking District R-D - Research and Development District I-1 - Limited Industrial District I-2 - General Industria: District PUD - Planned Unit Development SECTION 3.02 - PROVISION FOR OFFICIAL ZONING MAP For the purpose of this ordinance the zoning districts as provided in Section 3.01 of the ordinance are bounded and defined as shown on a map entitled "Official Zoning Map of Pittsfield Charter Township," a copy of which accompanies this ordinance and which, with all explanato~y matter thereon, is hereby made a part of this ordinance. SECTION 3.03 - IDENTIFICATION OF OFFICIAL ZONING MAP The official zoning map shall be identified by the signature of the Township Supervisor, attested by the Township c~erk, and bear the seal of the Township under the following words: "This is to certify that this is the official zoning map referred to in the Zoning Ordinance of Pittsfield Charter Township," together with the effective date of this ordinance. -16- �Art1cle 3.0 - General Provisions SECTION 3.04 - CHANGES TO OFFICIAL ZONING MAP If in accordance with the procedures of this ordinance and of Act 184 of Public Act of 1943, as amended, a change is made in a zoning distri:t boundary, such change shall be made by the zoning inspector promptly after the ordinance authorizing such chan~e shall have been adopted and published, with an entry en the official zoning map as follows: "On (date) by official action of the Township Board, the following (change) changes were made in the official zoning map: (brief description of change)" which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change of any other nature shall be made unless authorized by the Zoning Board of Appeals and then only by the zoning inspector. No change of any nature shall be made in the official zoning map or matter shown thereon except in conformity with the procedures set forth in this ordinance. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this ordinance and punishable as provided in Section 58.09. Any changes in corporate boundaries within the Township shall be recorded on the official zoning map by the Tow~ship Supervisor. (Ord 71-6.5; 9/28/71.) SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING MAP Rega=dless of the existance of purported copies of the official zoning map which may from time to time be made or published, the official zoning map which shall be located in the office of the zoning inspector and open to public inspection, shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building or structure in the Townbhip. SECTION 3.06 - REPLACEMENT OF OFFICIAL ZONING MAP In the event that the official zoning map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or numbe= of changes made thereto, the Township Board may by ordinance adopt a new official zcning map which shall supersede the prior official zoning map. The new official zoning map may correct drafting or other errors or omissions on the prior official zoning map, but no such co=rections shall have the effect of amending the zoning ordinance or the prior Official Zoning Map. The new official zoning map shal l be identified by t h e signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the follow~ng words: "Th~s is to certify that this is t h e Official Zoning Map referred -17- �Art.icle 3. 0 - Generlll Prov.is.Jens to in the Zoning Ordinance of Pittsfield Charter Township adopted on (date) which replaces and supersedes the Official zoning Map which was adopted on (date)." Unless the prior official zoning map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaiDing to its adoption or amendment. SECTION 3.07 - RULES FOR INTERPP.EThTION Where uncertainty exists as to the boundaries of zoning districts as shown on the official zoning map the following rules for interpretation shall apply: A. A boundary indicated as approximately following the centerline of a highway, street, alley or easement shall be construed as following such centerline. B. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. c. A boundary indicated as approximately following the corporate boundary line of a city, v~llage or township shall be construed as following such line. D. A boundary indicated as following a railroad line shall be construed as being midway between the main tracks. E. A boundary indicated as following a shoreline shall be construed as followin~ such shoreline, and in the event of change in a shoreline shall be construed as following the actual shoreline. F. A boundary indicated as following the centerline of a stream, river, canal, lake or other body of water shall be construed as following such centerline. G. A boundary indicated as a pa=allel to or an extension of a feature indicated in paragraphs A through F above shall be so construed. H. A distance not specifically indicated on the official zoning map shall be determined by the scale of the map. -18- �II Art.icle J. 0 - General Prov.is.Jons I. Where a physical or cultural feature existing on the ground is at variance with ~hat shown on the official zoning map, or in any other c~rcumstances not covered by paragraphs A through H above, the Board of Appeals shall interpret the zoning district boundary. J. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this ordinance, the Board of Appeals may permit as a conditional use, the extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed fifty (5 0 ) feet beyond the district line into the remaining portion of the lot. SECTION 3.08 - APPLICATION OF REGULATIONS No structure shall be constructed, erected, placed or maintained and no use shall be commenced or continued within Pittsfield Charter Township except as specifically, or by necessary implication, authorized by this ordinance, in the zoning district in which said structure or use is to be located. conditional uses shall be allowed only if listed as a conditional use specifically, or by necessary implication, in the zoning district in which the use is to be located, and only after a conditional use permit has been approved by the Planning Commission, as provided in this ordinance. Where a lot is devoted to a principal use, either permitted by right or as a conditional use, accessory uses and structures are authorized except as prohibited specifically or by necessary implication, provided such use or structure meets the definition of accessory use, building or st~ucture in this ordinance. SECTION 3.09 - SCOPE OF PROVISIONS Except as may otherwise be provided in Article 57.0 of this ordinance, every building and structure erected, every use of any lot, building or structure establ~shed, every structura: alteration or relocation of an existing building or structure occurring, and every enlargement of or addition to an existing use, building and structure occurring after the effective date of this ordinar.ce shall be subject to all regulations of this ordinance which are applicable in the zoning district in which such use, building or structure shall be located. However, where a building permit for a building or st=ucture, use of builcing or structure, or use of lot or parcel, has been issued in accordance with the law prior to effec~ive date of this ordinance and provide1 that construction is begun with three hundred six~y-five (365) days of such effective date and diligently pursued to completion, said building or structure, use of building or struc-19- �Art1cle J.O - Gener41 Prov1s1ons ture, or use of lot or parcel, may be completed in accoruance with the approved plans on the basis of which the building permit has been used, and further, may upon completion be occupieQ by the use for which originally designated, subject thereafter to the provisions of Article 57.0 of this ordinance. No part of a yard, or other open space, or off-street pa~king or loading space required about or in connection with any ~uilding for the purpose of complying with this ordinance, sh~ll be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building. No yard or lot existing at the time of adoption of this orainance shall be reduced in dimension or area below the minimu~ requirements set forth herein. Yards or lots created after the ~ffective date of this ordinance shall meet at least the minimum requirements established by this ordinance. SECTION 3.10 - NUMBER OF BUILDINGS ON A LOT Not more than one principal detached single-family dwelling unit shall be located on a lot, nor shall a principal detached singlefamily dwelling unit be located on the same lot with any other principal building or structure, except as permitted under Article 45 Planned Unit Development District and Article 52 Planning and Development Regulations for (PUD) District of this ordinance. SECTION 3.11 - ACCESSORY BUILDINGS No accessory building shall be used prior to the principal building or use, except as a construction facility for the principal building. An accessory building attached to the principa~ building of a lot shall be made a structural part thereof and shall comply with the provisions of this ordinance. SECTION 3.12 - TEMPORARY DWELLING STRUCTURES {amended 11/11/80) A. Temporary Dwelling - A mobile home may be used as a temporary dwelling by a family while repairing or replacing its single-f~rnily residence rendered uninhabitable by a disaster such as fire, flood, or windstorm. su~h temporary dwellinq shall be permitted only in RC or AG zoning districts. only a mobile home may be used as a temporary dwelling; a camper, travel trailer, motor home, rec=eation vehicle, cabin, tent, basement, garage or sim~lar unit shall not be used as a temporary dwelling in any zoning district. -20- �Article ..J. O - Genera1 Prov.is.ions B. Non-residential Temporary structure - A non-residential temporary structure designed as a general sales office, a sales/rental office or finan~ial institution may be used exclusively for such purposes during construction of a permanent structure designed for any such purpose. Such temporary structure shall be perm i tted only in a commercial, office, wholesale and warehousing or industrial zoning district, and only if such permanent structure and use is permitted in said zoning district. non-residential temporary structure, designed as a sales/rental office, may be used in a residential development exclusively for the purpose of selling, leasing or renting new dwelling units within said residential development. A c. Required Approval - A temporary structure shall not be occupied until a certificate of occupancy has been issued by the township building inspector. The building inspector shall not issue a certificate of occupancy until the Planning Commission has approved a conditional use permit, and a performance guarantee has been deposited as required herein. D. Application - An application for such a permit shall be filed with the Township Clerk. The application shall include the following information: l. Name and address of the applicant and property owner. 2. Accurate legal description of the lot which the temporary structure is to be located. 3. A preliminary site plan, including the location of all proposed permanent improvements on the site and the relationship of tempora~y improvements to said permanent improvements. 4. Information showing the necessity o: use of the temporary structure in meeting the construction schedule of the permanent structure ( s) on the lot. 5. Copies of all permits and certificates required in Section 3.12F herein. 6. An estimate, with supporting information, of the reasonable cost of removal of the temporary structure and temporary site improvements, and of site cleanup, upon expiration of the permit. -21- �ArticJ.e .J. 0 - GeneraJ. Provisions E. Planning Commission Action - Upon determining that an application conforms to all regulations of this ordinance, and the requirements for a conditional use permit, the Planning Commission shall approve the conditional use permit. The Planning commission may attach conditions to its approval which it deems necessary to protect the public health, safety and welfare and to insure compliance with this ordinance. The approved use shall be specifically stated on the conditional use permit. F. Regulations 1. A temporary structure shall comply with all use, yard, and parking requirements of the zoning district in which located. A certificate of zoning compliance shall be obtained from the zoning inspector. 2. A temporary structure shall be connected to public water and sanitary sewer lines, where available, in which case a connection permit shall be obtained from the Township Utilities Department. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and septic tank, in which case the applicant shall obtain a permit therefor from the Washtenaw county Health Department. 3. A temporary structure shall be permitted only on the same lot as the permanent structure, except that a temporary sales/rental office in a residential development may be located witnin the bounda~y lines of said residential development. 4. The term of the permit shall not exceed one (1) year, provided that, in the discretion of the Planning Commission, the term may be extended for one (1) period not exceedingsix (6) months. Extension shall only be made on written application filed twenty (20) days or more prior to such expiration, setting forth facts showing due diligence in construction of the permanent structure. An extension shall not be approved unless construc~ion of the permanent building has commenced within one hundred eighty days (180) days of the date of approval of the conditional use permit, and diligently pursued. -22- �Art.J.c1e .J. 0 - Gener41 Prov.J.sions s. The use of a temporary structure shall be a permitted use in the district in which said structure is to be located, provided that the use of a non-residential temporary structure shall not be other than a general sales office, a sales/rental office, or a financial institution. 6. An erosion control permit shall be obtained from the township engineer. 7. A driveway permit shall be obtaine~ from the Washtenaw County Road Commission or the Michigan Department of state Highways and Transporta~ion, whichever is applicable. a. Driveway and parking areas shall be paved or constructed of compacted gravel or crushed limestone. 9. A performance guarantee in the form of cash or an irrevocable bank letter of credit shall be deposited with the Township Treasurer in the amount estimated by the Township Planning Commission to be sufficient to assure that, upon expiration of the term of the permit, the temporary structure and all temporary site improvements will be removed, and the site restored to a stable, safe and nuisance-free condition. The guarantee shall provide that, in breach thereof, the Township shall be entitled to enter upon the site and complete such removal and restoration, and defray the cost thereof out of said deposit. 10. The permittee shall cause the temporary structure to be removed within fourteen (14) days of the date of issuance of a certificate of occupancy for the permanent structure, or of the date of expiration of the temporary structure permit, whichever is the earlier. 11. A temporary structure permit and the certificate of occupancy issued thereon shall not be transferable to any other person, company, use, structure or lot. SECTION 3.13 - ESSENTIAL SERVICES It is the intent of this zoning ordinance to place essential services and prope::ty owned, leased or operated by public agencies, including local, state, federal or any other public or governmental body or agency, under the provision of this ordinance, as follows: -23- �Art1cle J.O - Gener~l Prov1s1ons A. Where such uses are specifically listed they shall be governed as indicated. B. Where such uses are not specif~cally listed, they shall be permitted only in districts permitting ~~ivate uses of a similar nature. c. Property owned, leased, or operated by the State of Michigan or the United States, shall be exempted from the provisions of this ordinance only to the extent that said property may not be constitutionally regulated by Pittsfield Township. D. Notwithstanding other provisions of this Section 3.13, mobile homes and vehicles (whether mounted or not on wheels and used for the purpose of a building) reasonably necessary for the furnishing of adequate service by Pittsfield Township and its departments and commissions for public health, or safety or general welfare shall be permitted in any use district, it being the intention hereof to exempt such use, maintenance, parking and occupancy or the same from the application of this ordinance. SECTION 3.14 - MINIMUM RESIDENTIAL FLOOR AREA No single family dwelling or any dwelling unit in a two family structure shall hereafter be erected or altered which shall have a total floor area of less than 1,000 squa=e feet for dwelling units with two or less bedrooms, plus 200 square feet for each additional bed=oom. No multiple family structure shall hereafter be erected or altered unless each dwelling unit therein shall contain at least 500 square feet where no bedrooms are provided, 600 square feet with one bedroom, 800 square feet with two bedrooms and 200 square feet for each bedroom in excess of two. SECTION 3.15 - MOBILE HOMES A. Purpose This section of the zoning ordinance is designed to establish regulations under which mobile homes may be used as single family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular or sectional hou~ing among other names, are and have been permitted in Pittsfield Township, on individual lots, in any zoning district in which single family dwellings are permitted, provided such units comply with the Township's codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulacions -24- �Art1cle J.O - General Prov1s1ons treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulations contained in this secti0n are specifically designed to: 1. Insure compliance of mobile homes on individual lots with all zoning regulations applicable to all other single family dwellings permitted in Pittsfield Township. 2. Insure compliance with all Townst~p codes, in addition to the zoning ordinance, for the protection of the public health, safety and welfare. 3. Be aesthetically compatible with other single family dwellings in the community. B. standards and Requirements - A mobile home may be used as a single family dwelling on a lot outside a mobile home park, if the following standards and requirements are met. These standards and requirements shall not apply to a mobile home located in a licensed mobile home park. 1. The lot shall be located in a zoning district which permits single family dwellings. 2. The lot and the mobile home shall comply with all regulations of the zoning district in which located. 3. The mobile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR328O), as amended. 4. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. 5. The wheels, tongue and hitch, or other towing appurtenances shall be removed before anchoring the mobile home to the premises. -25- �i I' Art.icle .J. 0 - General Prov1s1ons 6. The mobile home shall be connected to public water and sanitary sewer lines, where applicable, according to Pittsfield Township standards and specifications, or to a well and septic tank approved by the county health department. 7. The mobile home shall be aesthetically compatible in design and appearance with convential on-site constructed housing, and other types of approved manufactured housing. Compatibility shall be determined by the following standards: a. The roof shall be finished with shingles or similar materials and shall have a minimum pitch of 3 on 12. b. Exterior walls shall be finished with natural or simulated natural materials, common to single family dwellings such as, but not limited to, beveled siding, vertical siding, board and batten siding, or brick. c. Front and rear or front and side exterior doors. d. A roof drainage system which will collect, and concentrate the discharge of, roof drainage, and will avoid drainage along the sides of the dwelling. 8. A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County health department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article 59.0, herein and is in effect. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 59.0, herein and is in effect. Any addition to a mobile home shall meet all requirements of the Pittsfield Township building code. 9. The mobile home, prior to any additions, shall have a minimum floor area of 1,000 square feet, a minimum exterior width of 24 feet for at least one side elevation, and a minimum floor-to-ceiling height of 7.5 feet. -26- I l �i I Art.Jcle :J. 0 - Gener<1l ProP'1s.Jons 10. Not more than one mobile home shall be used as a single family dwelling on a lot, nor shall a mobile home be pl r ~ed on any lot which another single family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. 11. A mobile home shall not be removed from a foundation until a permit therefore has been issued by the building official, in accordance with the Pittsfield Township building code. -27- 1 �ARTICLE 10.0 RC - RECREATION CONSERVATION DISTRICT SECTION 10.01 - PURPOSE The value to the public of cert~in open areas of the Township is represen t ed in their natural, undeveloped or unbuilt condition. It is recognized by this ordinance that the principal use of certain open areas is and ought to be the development, management and utilization of the natural resource base possessed by these areas. In order that this value be maintained and this use encouraged, this ordinance has established, based upon a wellconsidered plan, a zoning district designed to regulate the location of buildings and structures and the use of parcels and lots, in order to protect and enhance the natural resources, natural amenities, natural habitats of wildlife, watershed and reservoir areas, agricultural capabilities, public recreation areas, and the public health, safety and welfare by reducing the hardship and financial burdens imposed upon the Township by the wanton destruction of resource, the improper and wasteful use of open land, wooded areas and the periodic flooding and overflow of creeks and streams. SECTION 10.02 - PERMITTED USES The following buildings and structures, and u s es of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling. B. Public or private forest preserve, game refuge, golf course, park, playground, or other recreation purpose. c. Public and private conservation area and structure for the development, protection and conservatio~ of open space, watersheds, water, soil, forest and wildlife resources. D. A lot may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry and other farm animals, products and foodstuffs, and provided that any lot that is kept as idle cropland shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeks and shrubs, and provided that ~ny lot kept as non-cropland shall be so treated as to prevent soil erosion by wind and water. (Ord. #71-6.1; 9/28/71) -28- �Art1cle 10.0 - Recreat1on conservat1on D1str1ct E. A riding academy or scable, a kennel, or the raising or keeping of fur-bearing animals, horses, ponies and other animals, whether for profit or pleasure. F. The raising or growing of plants, trees, shrubs and nursery stock. G. The growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was strippec as to reduce the actual or potential erosion of soil by water or wind. H. A sign, only in accordance with the regulations speci- fied in Article 53.0. r. Distribution lines and structures, not including buildings, of essential services, when located within an existing public or utility right-of-way, and repeater buildings of a telephone utility company when location is approved by the Township Planning commission. (Ord. 71-6.1~ 9/ 28/71) SECTION 10.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50.0: A. Public and private camping ground. B. The removal of soil, sand gravel and other materials. See Article 50.0, section 50.08. c. Transmission lines and structures, not including buildings, of essential services, where located in rightof-ways not a part of public or utility right-of-ways existing at the time of adoption of this ordinance. D. Country-club house, swimminq pool, bath house and the sale of food, beverages and recreation equipment which is incidental and accessory to a recreation use. E. Essential services, except as provided for elsewhere in this district, provided that no storage of materials, equipment, vehicles, or supplies shall be located on the premises; that no personnel shall be quartered or employed on -29- �Art1cle 10.0 - Recreat1on conservat1on D1str1ct the premises; and that the structure(s) shall be designed, erected, and landscaped in such manner as to conform to the character of the surrounding area and this district. F. All buildings and structures accessory and incidental to perreitted uses in this district. G. Home Occupation. SECTION 10.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all RC - RECREATION CONSERVATION DISTRICTS: A. LOT AREA - No building or structure shall be established on any lot less than ten (10) acres in area. No lot without building or structure shall be established less than one (~) acre in area. B. LOT WIDTH - The minimum lot width shall be three hundred (300) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front yard - Not less than sixty (60) feet frQm the right-of-way line. 2. Side yard - Least width of either yard shall not be less than thirty (30) feet; except in the case of a corner lot where the side yard on the road or street side shall not be less than sixty (60) feet. 3. Rear yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply to this district. -30- �Art1cle 10.0 - Recre4t1on conservat1on D1str1ct For all buildings and structures - No building or structure shall exceed three (3) stories or forty (40) feet. G. REQUIRED OFF-STREET PARKING - As required in Art~cle 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - Specified in Article 56.0, Section 56.07. -31- �• • • • • • • ARTICLE 11.0 AG - AGRICULTURE DISTRICT SECTION 11.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be farming. The regulations of this district are designed to conserve, stabilize, enhance and develop farming and related resource utilization a~tivities, to minimize conflicting uses of parcels, lots, buildings and structures detrimental to or incompatible with these activities, and to prohibit uses of parcels, lots, buildings and structures which requires streets, drainage and other public facilities and services of a different type and quantity than those normally requ~red by these activities. The district, in preserving areas for agricultural uses, is also designed to prevent proliferation of residential subdivision and urban sprawl. SECTION 11.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots buildings and structures are permitted in this district: A. A single family dwelling. B. A parcel may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry, bees and other farm animals, products and foodstuffs, and any building or structure may be located thereon and used for the day-to-day operation of such activities, for the quartering, storage or preservation of said crops, livestock, poultry, bees, animals, products and foodstuffs until consumed on the premises or until moved to a place of collection, distribution or processing, and :or the incidental sale of crops, products and foodstuffs raised or grown on said lot or in said building or structure, provided that any lot that is kept as idle cropland shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any lot kept as non-cropland s ~all be so treated as to prevent soil erosion by wind o~ water. c. A parcel may be used for the raising and keeping of livestock, not as a farming activity ana not for the purpose of remuneration or sale, but incidental to the principal use of single family dwelling there situeted provided that no feed other than grain and hay is imported to the premises, and all livestock feed is stored in rodent proof containers, -32- �Art1c.le 1.1. 0 - Agr1cu.l ture 1J1str1ct and that pens and shelters are maintained in a sanitary condition, and that such livestock are fenced in or otherwise prevented from roa:-.ing at large off the premises. (Ord. 72-lA, Section 11; 6/13/72) o. A parcel may be used for the raising or growing of plants, trees, shrubs, and nursery stock, and any building or structure that may be located thereon and used for such raising or growing and for the storage of equipment and materials necessary for such raising or growing. E. Roadside stand, provided it is incidental to a permitted use and provided the nursery stock or other agricultural products sold at the stand are raised on the premises where situated. Off-street parking as required in Article 51.0. F. Public and private· recreation areas, such as forest preserve, game refuge, recreation park and reservation and similar public and private use of low intensity use. G. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest, and wildlife resources. H. A parcel may be used for the growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by Fall of the year in which it was stripped so as to prevent actual or potential erosion by water or wind. I. Line and structures of essential services as set forth in Section 10.02 I, herein. J. A sign, only in accordance with the regulations specified in Article 53.0. K. An accessory use, building or structure. SECTION 11.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article so.a. A. The removal of soil, sand, gravel and other materials. see Article so.a, section 50.08. -33- �Art1cle 11.0 - Agr1culture 01str1ct B. Public and private park camping ground, golf course, golf driving range, clubs, hunting lodge, garden nurseries, greenhouses and livestock auction yards. c~ Community and governmental buildings. D. Airport. E. Sanitary land fill site. F. Public and private nursery, primary and secondary schools, business school, college and university. G. Hospital, nursing home, sanitarium. H. A church, synagogue, cathedral, mosque, temple or other building used for public worship, or a cemetery. I. Veterinarian, animal clinic and kennels. Essential services, as provided for in Sections 10.03 c and E, herein. J. K. A radio and television broadcasting and receiving antenna. L. A building may be used for the temporary housing of seasonal agricultural workers provided the farm where located is at least sixty (60) acres. M. One mobile home may be used for ~he housing of one agriculture worker and his farn~ly provided the :arm where located is at least sixty (60) acr , sin size, is being used for agricultural purposes and th~t the worker obtains at least thirty (30) percent of his means from th~t farm where living. The mobile home shall be located to the =ear of the area of farm buildings and shall meet the provisions of Article 50.0, herein. N. Home Occupation. SECTION 11.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all AG - AGRICULTURE DISTRICTS A. LOT AREA - No building or structure shall be established on any lot less than two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as -34- �Art.icle 11.0 - Agr.fculture O.istr.ict provided in Section 11.02 c sh~ll be two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02 B sh~ll be ten (10) acres. (Ord. 72-lA, Section 111; 6 / 13/72) LOT WIDTH - The minimum lot width for a two and one-half (2-1/2) acre lot shall be two hundred (200) feet, and for a ten (10) acre lot shall be three hundred (300) feet. B. c. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS l. Front Yard - Not less that fifty (50) feet from the right-of-way line. 2. Side Yards - Least width of either yard shall not be less than thirty (30) feet except in the case of a corner lot where the side yard ~n the road or street side shall not be less than sixty (60) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. The above require~ents shall apply to every lot, building or structure, provided further that where livestock is raised or kept, no structure or storage or hay, feed, or manure shall be located less that fifty (50) feet from a property line. (Ord. 72-lA, Section IV; 6/13/72) 5. Detached Accessory structures a. Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more t h an 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard requirements in Section 11.04 E-2, herein, shall apply. 3. Rear yard - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in -35- �Art1cle 11.0 - Agr1cultur~ D1str1ct floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures the rear yard shall not be less than 50 feet. b. Swimming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall not be less than 60 feet. 3. Rear yard - Not less than 15 feet. F. HEIGHT REQUIREMENT - Except as otherwise provided in Article 56.0, section 56.06, the following height requirements shall apply in this district: 1. For dwelling and non-farm buildings and structures: No dwelling or non-farm building or structure shall exceed a height of three (3) stories or forty (40) feet. 2. For general and specialized farm buildin~s and structures: No general and specialized farm buildings and structures shall exceed a height of seventy-five (75) f~et. G. REQUIRED OFF-STREET PARKING - As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56.07. -36- �ARTICLE 20.0 R-lA - SINGLE FAMILY RURAL NON-FARM RESIDENTIAL DISTRICT SECTION 20.01 - PURPOSE This district is composed of those areas of the Township whose p:incipal use is and ought to be single family dwellings on medium size lots. The regulations of this district are designed to preserve a predominantly rural character in those areas fit for concentrated residential use because of the soil's ability to absorb sewage wastes from individual septic tanks and to supply safe water from wells. In addition to the dwellings permitted in this zoning district tl.ere are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal use of this district. SECTION 20.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single family dwelling and any use, building or structure -accessory thereto. B. Lines and structures of essential services, as provided in section 10.02 I, herein. (Ord. 71-6.7; 9/28/71) \ C. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedure and regulations speci::ied in Article 52.0. SECTION 20.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range. B. Country club, public swimming pool, and recreation club, public and private park and playground. c. Church and public building. D. Public and private nursery; school. -37- primary and secondary �Article 20.0 - R-lA - Single Family Rurual NOD-Farm Residential Dist rict E. Essential services, as provided in section 10.03c and E, herein. F. Home occupations. SECTION 20.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA Single Family Rural Non-Farm Residential Districts: A. LOT AREA - The minimum lot area in this district sh~ll be one (1) acre for single family dwellings and accessory structures thereto. The minimum lot area for all other principal buildings and structures listed in Section 20.03 shall be three (3) acres. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed twenty (20) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yard - Least width of either yard shall not be less than twenty (20) feet except in the case of a corner lot where the side yard on the road or street side shall not be less than fifty (50 ) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Detached Accessory structures a. Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a s~ructure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a -38- �Art1cle 20. 0 - R-.lA - S1n_,,,.l e Flllllily Rurut!ll Non-Ft!l.rlll Resldent141 01str1ct corner lot, where the yard along the street shall not be less than 50 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in section 20.04 E-2, herein, shall apply. 3. Rear yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures, the rear yard shall not be less than 50 feet. b. Swimming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner not, where the yard along the street shall be not less than 50 feet. 3. Rear yard - Not less than 15 feet. 5. The above requirements shall apply to every lot, building or structure F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For building and structures: No buildings and structure shall exceed a height of two and one-half (2-1/2) stories or thirty-five (35) feet. h0 2. For detached accessory building: No detached accessory buildings shall exceed a height of twentyfive (25) feet. G. REQUIRED OFF-STREET PARKING 51. 0. H. As required in Article PERFORMANCE STANDARDS - As =equired in Article 54.0. -39- �Art1cle 20. 0 - R-lA - S1ngle Family Rurual Non-FllrIII Res1dent1al 01stf1ct I. PRESE RVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56. 07. -40- �ARTICLE 20A.0 (R-lA-1) LOW DENSITY URBAN RESIDENTIAL DISTRICT SECTION 20A.01 - STATEMENT OF INTENT This district is established to provide areas for single family residences in designated urban residential areas o~ large lots. It is intended to be used in areas in which residential density should be kept as low as possible, compatible with economical provision of public sanitary sewer and water facilities and other urban services, in order to preserve existing trees and other natural features, and to provide transition from areas developed with rural, non-farm residences. The district is also established to enable street, drainage, and other subdivision improvements to be provided at lesser standards than those which are required for urban residential districts with smaller lot sizes and thus higher intensity development. This district is intended to be used only in areas served by public water and sanitary sewer facili~ies. SECTION 20A.02 - PERMITTED USES The following buildings, structures, and uses are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02 I, herein. c. A sign in accordance with the regulations set forth in Article 53.0 herein. D. A planned unit development, in accordance with the procedures and regulations set forth in Article 52.0, herein. SECTION 20A.03 - CONDITIONAL USES The following buildings, structures, and uses are permitted herein, subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driv~ng range. B. country club, public swimming pool and recreation club, public and private park and playground. c. Church and public building. -41- �Art.icle 20A. 0 - R-lA-1 Res.ident.ial D.istr.ict LOltf JJens.ity Orb4n o. Public and privite nursery school, primary and secondary school. E. Essential services as provided in Section 10.03 herein. F. c and E, Home occupation. SECTION 20A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA-1 zoning districts: A. LOT AREA - The minimum lot area shall be twenty thousand (20,000) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is twenty thousand (20,000) square feet shall be ninety (90) feet. The minimum width for a lot whose minimum required area is one (1) acre shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed twenty (20) percent of the lot area. E, YARD REQUIREMENTS 1. Front Yard - Not less than forty (40) feet for principal buildings detached accessory struc~ures, anc swimming pools. 2. Side Yards - Where a garage is attached to a dwelling, the minimum side yards shall be ten (10) feet for each side. Where a garage is not attached to a dwelling, the minimum side yards for the dwelling shall be ten (10) feet for the side without a driveway and fifteen (15) feet for the side with the driveway. For detached accessory structures the minimum side yard shall be five (5) feet; for swimming pools, fifteen (15 ) feet. For all principal buildings other than single family dwellings the minimum side yard shall be -42- �Article 20A.0 - R-lA-1 - ~ON Oensity Urban Resid~ntial District twenty (20) feet. In the case of corne : yards, the minimum yard shall be forty (40) feet for all buildings and structures including swimming pools. 3. Rear Yard - Not less than thirty-five (35) feet for principal buildings, not less than fi \ e (5) feet for a detached accessory structure, not less than twenty (20) feet for a swimming pool. 4. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures, including swimming pools, shall meet the minimum front yard requirements. 5. The preceding regulations shall apply to every lot, building or structure. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06 herein, the following height regulations shall apply in this district: 1. For buildings and structures - Height s hall not exceed 2-1/2 stories or thirty-five (35) feet. I 2. For detached accessory buildings and structuresHeight shall not exceed twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING - As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein • • • • -43- �ARTICLE 21.0 R-lB SINGLE FAMILY SUBURBAN RESIDENTIAL DISTRICT SECTION 21.01 - PURPOSE This district 1s composed of those areas of the Township whose p~incipal use is and ought to be single family dwellings on moderately small-sized lots. The regulations of this district are desi~ned to create predominantly suburban character in those areas which are served by a central water supply system and a central sanitary se~erage system. In addition to the dwellings permitted in this zoning district, certain residential and public uses are permitted which have been strictly regulated to make them compatible with the principal use of this district. SECTION 21.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02 I, herein. c. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 21.03 - CONDITIONAL USES • • • • The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subje~t to obtaining a conditional use permit as provided in Article 50.0.: A. Golf course, but not including golf driving range . B, Country club , public swimming pool, and recreation club, public and private park and playground . c. Church and public building. D. Public school . and private nursery, -44- primary and secondary �Art.Jcle 21. 0 - R-lB - S.i.ngle F.rur..t.ly Suburb4n Res.Jdent.141 D1str.1ct E. Essential services, as provided in Section 10.03 c and E herein. F. Home Occupations. SECTION 21.04 - REGOU.TIONS AND PERFORMANCE STANDARDS The following regulations shall apply to all single family residential districts: A. LOT AREA - Where a lot is served with a central water supply system and a central sanitary sewerage system there shall be provided a minimum of ten thousand (10,000) square feet of lot area for each single family dwelling unit. Where a lot is not so served, there shall be provided a minimum of one (1) acre of lot area for each single family dwelling unit. The minimum lot area for all other principal buildings and structures listed in Section 21.03 shall be one (1) acre where central services are provided and three (3) acres where a lot is not so served. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall he one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed ~hirty (30) percent. D. FLOOR AREA RATIO - The maximum lot coverage shall not exceed thi~ty (30) percent of the lot area. • • • • E. YARD REQUIREM~NTS 1. PRINCIPAL RESIDENCE a. Front Yard - Not less than thirty-five (35) feet. b. Side Yard= - Where garage~ are attached to the dwelling, t h e least wi dth of the side yard with the garage shall be f i ve (5) feet and the sum of the two side yards shall not be less than fifteen (15) feet; where garages are detached, the side yard with the driveway shall be at least fifteen (15) feet and the sum of the two side yards shall -45- �Art1cle 21. 0 - R-lB - S1ngle Fam11y Suburban Resident1lll 01str1ct not be less than twenty (20) feet; except in the case where the side yard on the road or street side shall not be less than thirty-five (35) feet. c. Rear Yard - Not less than thirty-five (35) feet. 2. DETACHED ACCESSORY STRUCTURES a. Garages and Utility Buildings 1. 2. 3. b. Front Yard - Not less than thirty-five ( 35) feet. Side Yard - Not less than five (5) feet. Rear yard - Not less than five (5) feet. Swimming Pools 1. 2. 3. Front Yard - Not less than thirty-five (35) feet. Side Yard - Not less than fifteen (15) feet. Rear Yard - Not less than twenty (20) feet. 3. The above requirements shall apply to every lot, bu:lding or structure. • • • • • • F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For buildings and structures - No building and no structure shall exceed a height of two and one half (2-1/2) stories, or thirty-five (35) feet • 2. For detached accessory buildings - No detached accessory building shall exceed a height of twenty-five (25) feet . G. REQUIRED OFF-STREET PARKING - As requi=ed in Article 51. 0 • H. PERFORMANCE STANDARDS - hS required in Article 54.0 . -46- �ARTICLE 21A.0 R-lC SINGLE FAMILY URBAN RESIDENTIAL DISTRICT SECTION 21A.01 - STATEMENT OF INTENT This district is established to provide areas for single family residences in designated neighborhoods on small lots. The district is intended to create an urban re~idential character, and is to be used only in those areas of Pittsfield Township which are served by public w~ter, sanitary sewer, and storm drainage facilities. The district is designe~ to be similar to the R-lB district in character, but with a slightly higher residential density. It is intended to be used in areas in ~hich higher intensity development will not adversely affect the character and property values of existing residential properties. SECTION 21A.02 - PERMITTED USES The following buildings and structures and uses are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services as provided in Section 10.02 I, herein. C. A sign in accordance with the regulations set forth in Article 53.0, herein. D. A planned unit development in accordance with the procedures and regulations set forth in Article 52.0 herein. SECTION 21A.03 - CONDITIONAL USES The following buildings, structures and uses are permitted subject to obtaining a conditional use permit as provided in Article 50.0 herein: A. • • • • Golf course, but not including golf driving range. B. Country club, public swimming pool an·d recreation club, public and private park and playground • c. Church and pub l ic building. D. Public and private nursery, school • -47- primary and secondary �Art.icle 21A. O - R-lc - S.ing-le Fam.tly urban Res.ident.ial O.istr.ict E. Essential services, as provided in Section 10.03 c and E, herein. F. Home occupations. SECTION 21A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lc zoning districts: A. LOT AREA - The minimum lot area shall be seventy eight hundred (7,800) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is seventy eight hundred (7,800) square feet shall be sixty-five (65) feet. The minimum width for a lot whose minimum required area is one (1) acre shall be one hundred fifty (150) feet. The minimum lot width of a corner lot shall be eighty (80) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS l. II II • •II Front Yard - Not less than twenty-five (25) feet. 2. Side Yards - Where garages are attached to the dwelling, the minimum side yard shall be five (5) feet for each side. Where garages are not attached to the dwelling, the minimum side yard for the dwelling shall be five (5) feet for the side without a driveway and twelve (12) feet for the side with the driveway. In the case of corner yards, the minimum side yard on the street side shall be twenty-five (25) feet for all buildings. 3. Rear Yard - Not less than thirty (30) feet . 4. Detached Accessory Structures -48- �Art1cle 21A. 0 - R-lc - S1ng.le Fe!. . .ily Urban Resldent.idl Distr1ct A. Garages and Utility Buil di ngs 1. 2. 3. B. Front Yard - Not less than twenty-five (25) feet. Side Yard - Not less than five (5) feet except corner yards, in which case the minimum width of the side yard on the street side shall be twenty-five (25) feet. Rear Yard - Not less than thirty (30) feet. Swimming Pools 1. 2. 3. Front f.ard - Not less than twenty-five ( 2 5) feet. Side Yards - Not less than fifteen (15) feet. Rear Yard - Not less than fifteen (15) feet. 5. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures shall meet the minimum front yard requirements. 6. The preceding regulations shall apply to every lot, building, or structure. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06, herein, the following height regulations shall apply 1~ this district: 1. For buildings and structures - No building or structure shall exceed two and one-half (2-1/2) stories or thirty five (35) feet in height. II II II II II 2. For detached accessory buildings - No detached accessory building shall ex~eed a height of twenty five ( 2 5-) feet. G. REQUIRED OFF-STREET PARKING - As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein. -49- �ARTICLE 22.0 R-2A - TWO FAHILY RESIDENTIAL DISTRICT SECTION 22.01 - PURPOSE This district is intended to delineate areas in the Township which are suitable for two single family attached dwellings occupying a common lot or parcel, The district is intended to create areas of essentially single family residential character, utilizing two attached single family dwellings. rt is intended to be similar to the R-lB district, except for the different type, and slightly higher density of dwelling units. SECTION 22.02 - PERMITTED USES A. All uses permitted in the R-lB district, Section 21.02, are subject to all requirements of that district. B. Two family dwellings. SECTION 22.03 - CONDITIONAL USES A. All uses permitted in the R-lB district,· Section 21.03, as conditional uses, subject - to all requirements of that district. SECTION 22.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Every lot occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet, where the lot is served by central water supply and sanitary sewerage systems. Where the . lot is not so served, the minimum lot area shall be two (2) acres. B. LOT WIDTH - The minimum width for lots served by central water supply and sanitary sewerage systems shall be one hundred twenty (120) feet. The minimum width for lots not so served shall be two hundred ten (210) feet. C. LOT COVERAGE - The maxiw~m lot coverage shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum lot coverage for lots not so served shall be twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area ~atio shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The -maximum floor area ratio for lots not so served shall be twenty (20) percent. -so- �Art.Jc.le 22. 0 - R-2A - TIYO Fllm.i1y Resident.ia1 District E. YARD REQUIREMENTS - The yard requirements for the R-lB district shall apply to lots served by central water supply and sanitary sewage systems. The yard requirement of the R-lA district shall apply to lots not so served. F. HEIGHT REQUIREMENTS - The height regulations of the R- : B ~istrict shall apply. G. REQUIRED OFF-ST~EET PARKING - As required in Article 51.0, herein. ' H. SITE PLAN APPROVAL - A building permit shall not be issued for construction of a two family structure until a site plan therefor has been approved according to the procedure and specifications in Article 55, herein. I. PERFORMANCE STANDARDS - As required in Article 54.0, herein. II •II J. WELL AND SEPTIC TANK REQUIREMENTS - Where public water and sewage facilities are not available, each dwelling unit in a two family dwelling shall have a well, septic tank, and drain field, said =acilities not to be shared witj the other dwelling unit in the structure. Said well, tank and drain field shall be located on the portion of the lot identified with the dwelling unit served. II II II • • • • -51- �• ARTICLE 23.0 R-2B - LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 23.01 - PURPOSE • •II II • •II II II II II - This district is composed of those areas of the Township whose principal use is or ought t0 be multiple family dwellings. The regulations of this district are designed to permit a lower density of population and a lower intensity of land use than is allowed ~n the R-3 District,in those areas which are served by central ~ater supply Eystem and a central sanitary sewerage systems, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, comp~ement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal uses of this district . SECTION 23.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Multiple family dwelling and any use, building or structure accessory thereto . D. A home occupation may be located on lot with single family dwelling . E. Lines and structures of essential services, as provided in Section 10.02 I, herein. F. A sign, only in accordance with the regulations specified in Article 53.0. G. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 23.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: -5 :.- �Art1cle 23.0 - R-2B - Lo~ Dens1ty Nult1ple-Fam1ly Res1dent1al D1str1ct A. Golf · cours£, but not including golf driving range. B. County club, public swimming pool, and recreation club, public and private park and playground. c. Church and public building. D. Public school. and private nursery, primary and secondary E. E8sential services as provided in Section 10.03 herein. c and E, SECTION 23.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-2B-Low Density Multiple Family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a single family dwelling shall contain an area of ten thousand (10,000 ) square feet: Every lot or parcel of land · occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet. Every lot or parcel of land occupied by a multiple family structure which has three (3) or more dwelling units shall contain an area of not less than the following: 1. For each dwelling unit having no bedroom unit, four thousand (4,000) square feet. 2. For each dwelling unit having one (1) bedroom unit, five thousand (5,000 1 square feet. 3. For each dwelling unit having two (2) bedroom units, five thousand six hundred (5,600) square feet. 4. For each dwelling unit have more than two (2) bedroom units, five thousand six hundred (5,600) square feet for the first two bedrooms and eleven hundred (1,100) square feet for each additional bedroom unit in excess of two. Provided further that every structure(s) that has three (3) or more cwelling units shall have a minimum lot size of one-half (1/2) acre. -53- �■ ■ ■ • • • • • • • • • • - Article 23.0 - R-2B - Lo~ Density Jtultiple-Famlly Residential District B. LOT WIDTH 1. For a single family dwelling the minimum lot width shall be seventy (70) feet . 2. For a two family dwellinq, the minimum lot width shall be one hundred twenty (120) feet • 3. For a mu]tiple dwelling structure, the minimum lot width shall be one hundred twenty-five (125) feet . c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty five (35) feet • 2. Side Yards - For multiple family dwellings - Least width of either yard shall not be less than fifteen (15) feet, but the sum of the two side yards shall not be less than thirty-five feet except in the case of a corner lot or ~arce~ where the side yard on the road or street side shall not be less than thirty-five feet. For single family dwellings, as set forth in Section 21.04 E (2); for two family dwellings, as set forth in Section 22.04 . 3. Rear Yard - Not less than thirty-five (35) feet. 4. For accessory structures the structure shall meet the same yard requirements. 5. The above re~~irements shall apply to every lot, building or structure. F. HEIGHT REQUIREMEN~S - Except as otherwise provided in Article 56.0, Section 56.06, no building shall ex~eed two ( 2) stories above finishec grade or twenty-five (2 5) feet whichever is the lesser. -54- �Art1cle 23.0 - R-2B - Lo~ Oens1ty Kult1ple-Fam11y Res1dent1al O1str1ct G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback line~ provided elsewhere in this ordinance in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, not less than fifty (50) feet. 2. Where buildings are side to side, one (1) time the height of the taller buildings but not less than eighteen (18) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than thirty-five (35) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length, the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. r. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0, -55- �ARTICLE 24.0 R-3 - MODERATE DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 24.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be multiple family dwellin g s at a moderate density. The regulations of this district are designed to permit a moderate density of population and a moderate intensity of land use in those areas which are served by a central water supply system and a central sanitary sewerage system, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses whicli have been strictly regulated to make them compatible with the principle use of this district. SECTION 24.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Multiple family dwelling and any use, building or structure accessory thereto. D. A home occupation may be located on a lot with a single family dwelling. E. Lines and structures of essential services, as provided in Section 10.02 I, _ herein. F. A sign, only in accordance with the regulations specified in Article 53.0. G. A planned unit residential development, only in accordance with the proced~res and regulations specified ~n Arti=le 52.0. SECTION 24.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and st~uctures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: -56- �Art1cle 21.0 - R-3 - HoderBte J)ens1ty Hult1ple F8m11y Res1dent1al D1str1ct A. Golf course, but not including golf drivinq range. B. country club, public swimming pool and recreation club, public and private park and playground. c. Church and public building. D. Public and private nursery schools, primary and secondary school, college and university. E. Medical and dental clinic, when associated with a hospital, nursing home or sanitarium. F. Funeral establishment. G. Hospitals, nursing homes, sanitariums. H. Essential services as provided in Section 10.03 c and E, herein. SECTION 24.04 - REGULATIONS AND PERFORMANCE STANDARDS· The following regulations shall apply in all R-3 - Moderate Density Multiple Family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a single family dwelling shall contain an area of ten thousand (10,000) square feet. Every lot or parcel of land occupied by a two family dwelling shall contain an area of not less than seventeen thousand five hundred (17,500) square feet. Every lot or parcel of land occupied by a multiple family dwelling structure which has three (3 ) or more dwelling units shall contain an area of not less than the following: 1. For each dwelling unit having no bedroom unit, nineteen hundred (1,900) square feet. 2. For each dwelling unit having one (1) bedroom unit, twenty three hundred (2,300) square feet. 3. For each dwelling un~t having two units, three thousand (3,000) square feet. (2) bedroom 4. For each dwelling unit having mere than two bedroom units, three thousand (3,000) square feet plus seven hundred (700) square feet for each bedroom unit in excess of two (2) bedroom units. -57- �Art:lcle 21. O - R-3 - Noderate Oens:lty NUlt.iple Fam.ily i!es.ident:lal O:lstr.ict Provided further that every lot which has multiple dwelling structure ( s) which has three ( 3) or more dwelling units shall contain not less than five (5) acres of lot area. B. LOT WIDTH 1. For a single family dwelling the minimum lot width shall be seventy (70) feet. 2. For a two family dwelling, the minimum lot width shall be one hundred twenty (120) feet. 3. For a multiple family dwelling, the minimum lot width shall be four hundred (400) feet. C. LOT COVERAGE 1. For one (1) and two (2) family dwellings, the m~ximum lot coverage shall not exceed thirty (30) percent. 2. For multiple family buildings, the maximum lot coverage shall not exceed thirty-five (35) percent. D. FLOOR AREA RATIO 1. For one (1) _and two (2) family dwellings, the maximum floor area shall not exceed thirty (30) percent of the lot area. 2. For multiple family buildings, the maximum floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, but the sum of the two side yards shall not be less than fifty (50) feet except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (SO) feet. -58- �Art.icle 2./. O - R-3 - Kodert!lte .Dens.tty Hult.iple Fam.ily Residentit!ll_ .Distr.ict 4. Accessory structures shall meet the same yard requirements. 5. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided ir. Article 56.0, section 56.06, no building or structure shall exceed two and one-half (2-1/2) stories above finished grade for thirty-five (35) feet which ever is the lesser. G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback lines provided elsewhere in this ordinance, in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. 2. Where buildings are side to side, one and one half (1-1/2) times the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two ( 2) times· the height of the taller building but not less than forty-five (45) feet. II II In applying the above standards, the front of the building shall mean that face of the building having the greatest length; the rear is tjat face opposite ~he front. The side is the face having the smallest dimension. II II II II II II II H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE P~AN REVIEW BY PLANNING COMMISSION - AS required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -59- �• • • • • • • • • • • ARTICLE 25.0 MHP - MOBILE HOME PARK RESIDENTIAL DISTRICT SECTION 25.01 - PURPOSE The purpose of this district is to provide for the development of mobile home parks, and to: A. Bring about mobile home parks which are an asset to the community and to prevent the development of t~ose which would be a community liability . B. To promote mobile home parks with the character of residential neighborhoods . c. To protect the health, safety and welfare of mobile home park residents and the surrounding communi~y . D. To fit this legitimate use of land into development plans as they are considered, adopted and amended by the Township, which plans will harmonize this type of residential development with other existing and proposed land uses. E. It is the intent of this ordinance that mobile home par 1 • districts will be served adequately by essential public facilities and service such as highways, police and fire protection, water and sewers, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the mobile home park shall be able to provide adequately any such service, further, that the e~tablishment of any mobile home park district shall not c~eate excessive requirements at public cost for public facilit~es and services. SECTION 25.02 - PERMITTED USES The :ollowing buildings and uses and uses of parcels, buildings and structures are permitted in this district: A. lots, Mobile home park. B. Accessory buildings or structures under park management supervision shall be used only as office space, storage, laundry facilities, recreation facilities, garage storage or other necessary service for park resident use only. No accessory building or structure shall exceed twenty-five (25) feet in height, nor two (2) stories and shall meet the requirements of the Pittsfield Township building code. This -60- �• • Art1cJe 25.0 - HHP - Kob1Je Home PBrk Res1dent18J D1str1ct is not intended to prevent the sale of an occupied mobile home that is on an existing mobi l e home pa=k pad and i s being sold by the occup2 nt owner of the mobile home. c. One (1) identifications sign, approved in conjunction with the final site plan a~provai of the mobile home park. In no case shall such a sign be larger than sixty (60) square feet in surface area nor have any moving parts, nor stand higher than ten (10) feet from the ground to the top of the sign. Such sign shall be no closer to the public right-of-way line than thirty (30) feet. D. Not more than one {1) entry and one (1) exit sign at each access drive onto the public right-of-way, approved in conjunction with the final site plan approval of the mobile home park. In no case shall the sign be larger than two (2) square feet in surface area, nor have any moving parts, ~or stand higher than five (5) feet front the ground to the top of the sign. E. Not more than one (1) local street sign at a local intersection of such park which identifies the local streets by name, the sign approved in conjunction with the final site plan approval of the mobile home park. In no case shall the sign be larger than one (1) square feet in surface area per local street name, nor stand higher than seven (7 ) feet from the ground to the top of the sign. F. Lines and structures of essential services, as provided in Section 10.02 I, herein. SECTION 25.03 - CONDITIONAL USES A. Essential s~~vices, as provided in Section 10.03 C and E, herein. SECTION 25.04 - PROCEDURE AND PERMITS The following describes the procedures and permits necessary for development of a mobile home park. A. In addition to all such procedures as may be required by this ordinance, the owner or developer of a mobile home park in a lot or parcel of lar.d zoned MHP-Mobile Horne Park, shall: 1. Obtain site plan review approval from the Township as provided in Article 55.0. -61- �Art.Jcle 25. 0 - HHP - Ho.b_" le Home Perk Res1dent.141 D1str.ict B. To construct a mobile home park the owner or developer shall: 1. Obtain a construction permit from the Director of the Michigan Department of Pub i ic Health as required in the Michigan Trailer Coach Act, Act 243, of the Public Acts of 1959, as amended, a copy of which shall be given to the building inspector. 2. Obtain a building permit from the Pittsfield Township building inspector, as required in the Pittsfield Township Building Code. c. To inhabit, conduct or operate a mobile home park, the owner or developer shali: 1. Obtain approval from the Director, Michigan Department of Public Health, of the completed construction as required in the Michigan Trailer Coach Park Act, Act 243 of the Public Acts of 1959, as amended, a copy of which shall be given to the building inspector. 2. Obtain an annual license from the Director, Michigan Department of Public Health, as provided in the Michigan Trailer Coach Park Act, At 243 of the Public Acts ~f 1959, as amended, a copy or rece~pt of which shall be given to the Township Clerk. 3. Obtain a certificate of occupancy from the Township builting inspector as provided in the Pittsfield Township Building Code. 4. D. Obtain an annual license from Pittsfield . Township. Periodic Inspection: The Pittsfield Township building inspector or other agents so authorized by the Towr.ship are granted the power and authority to enter upon the premises of any such park at any time for the purpose of determining and/or enforcing any provision or provisions of this or any other Township ordinance applicable to the conduct and operation of mobile home parks. -62- �• • Art1cle 25.0 - KHP - Hob1le Home Park Res1dent1al D1strjct SECTION 25.05 - REGULATION~ AND STANDARDS The following regulations shall apply in all MHP-Mobile Home Park Districts: A. LOT AREA - The land area of a mobile home park shall not be less than fifteen (15) acres. B. SITE AREA AND COVERAGE - Each mobile home site shall have an area of at least five thousand (5,000) square feet and a minimum width of fifty (SO) feet. The total site coverage shall not exceed sixteen (16) percent. Site coverage ~hall be calculated by dividing the total ground floor area of any enclosed structure attached to the mobile home unit by the total site area • . The floor area of a detached, enclosed structure shall not be included in the total ground floor area, provided the area of said structures does not exceed one hundred and twenty (120) square feet. The floor area ratio shall not exceed sixteen (16) percent. C. MOBILE HOME - Each mobile home within such park shall contain a flush toilet, sleeping accomodations, a tub or shower bath, kitchen facilities, and plumbing and electrical connect:ons designed for a~tachment to appropriate external systems. D. YARD REQUIREMENTS 1. Each mobile home site shall have side yards of a minimum of five (5) feet wide on each side. 2. Each mobile home site shall have front and rear yards with each such yard not less than eight (8) feet and the sum of both yards not less than twenty (20) feet. 3. For the purpose of this section, yard width shall be determined by measurement from a mobile home face (side) to its mobile home site boundary which, every point shall not be less than the minimum width herein provided. Open patios, carports, and individual storage facilities shall be disregarded in determining yard widths. Enclosed all weather patios shall be included in determining yard widths. The front yard is th2t yard which runs from the hitch end of the mobile home to the nearest site line. The rear yard is at the opposite end of the mobile home and side yards are at right angles to the front and rear ends. -63- �Art1cle 25.0 - NHP - Nob1le Home Park Res1dent1al D1str1ct E. OTHER DIMENSION REQUIREMENTS - From all stands, the following minimum distances shall be maintained: 1. Ten (10) feet to the buffer strip. 2. Thirty (30) feet to the boundary of such park which is not a public street. 3. Fifty (SO) feet to the right-of-way of any public street or highway. 4. Fifteen (15) feet to any collector street of such park (parking bay, local drive, or central parking drive is not a collector street). A park collector street is that roadway which carries traffic from local park streets, drives and parking areas to public street(s) outside the park. 5. Eight (8) feet to any common walkway or local drive of such park. 6. Fifty (50) feet to any parking area designed for general parking in such park (general parking defines parking bays for other than park residents). 7. Fifty (50) feet to any service building in such park. 8. The following minimum distances shall be provided and maintained between mobile home units and between a mobile home unit and any enclosed structures attached and adjacent to a mobile home unit and between any detached, enclosed structure with a floor area greater than one hundred and twenty (120) square feet and a mobile home unit or enclosed attached structure: a. b. C• d. e. End to End - 20 feet. Long face to long face (back to back) - 25 feet. Long face to long face (front to front or front to back) - 40 feet. End to long face (back) - 25 feet. End to long face ( front) - 30 feet. -64- �Art.tcle 25. 0 - JDIP - Hob:fle Home P4rk Res.tdent:fal D:fstr.tct II II II II II II II II II II II " "• • • F. A mobile home unit shall not be permitted to occupy a site either initially when brought into a park or upon addition thereto if it violates the yard requirements, minimum distances between units or the site coverage and floor area ratio regulations of this district. G. Each mobile home site shall be provided with a stand consisting of a solid concrete pad not less than four (4) inches thick, and not more or less than the length and width of the mobile home that will use this site. This pad shall be so constructed, graded, and placed to be durable and adequate for the support of the maximum anticipated load during all seasons. H. Each mobile home shall be supported on uniform jacks or blocks supplied by the mobile home park management. I. An all weather hard surfaced outdoor patio area of not less than one hundred and eighty (180) square feet shall be provided at each mobile home site, conveniently located to the entrance of the mobile home and appropriately related to open areas of the lot and other facilities, for the purpose of providing suitable outdoor living space to supplement the limited interior spaces of a mobile home. J. Each mobile home park shall include similarly designed enclosed storage structure or structures suitable for storage of goods and the usual effects of the inhabitants of such park, such storage space should not be less than one hundred and fifty (150) cubic feet for each mobile home site or in common structure with individual lockers. K. Uniform skirting of each mobile home base shall be required, within thirty (30) days after initial placement, such skirting shall be of twenty-six (26) gauge solid sheet metal, aluminum or other non-corrosive metal or material of equal strength and so constructed and attached to this mobile home so as to deter and prevent entry of rodents and insects. storage of goods and articles underneath any mobile home or out of doors at any mobile home site shall be prohibited. L. canopies and awnings may be attached to any mobile home and may be enclosed and used for recreation or sun room purposes. When enclosed for living purposes, such shall be considered as part of the mobile home and a permit is required, issued by the Township building inspector, before such enclosure can be used for living purposes • -65- �• • • • • • • • • • •II II 91 91 - Art1c.le 2s. o - JIHP - Ko.b1.le Home Park Res1dent1a.l D1str1ct M. on-site outdoor laundry space ·of adequate area and suitable location, shall be provided if park is not furnished with indoor dryers. If use of indoor dryers is not customarily acceptable to occupants. Where outdoor drying space is required or desired, individual clothes drying facilities on each site of the collapsible umbrella type of hanging apparatus shall be allowed, with park management providing a concrete-imbedded socket at each site • N. All mobile homes within such parks shall be suitably connected to sewer and water services provided at each mobile home site, and shall meet the requirements and be approved by the Washtenaw county Health Department: 1. All sanitary sewage facilities, including plumbing connections to each mobile home site, shall be constructed so that all facilities and lines are protected from freezing, from bumping or from creating any type of nuisance or health hazard. Sewage facilities shall be of such capacity to adequately serve all users of park at peak periods. Running water from a state tested and approved supply, designed for a minimum flow of two hundred (200) gallons per day per mobile home site shall be piped to each mobile home. sewer connections shall not exceed ten (10) feet in length above ground. · 2. storm drainage facilities shall be so constructed as to protect those that will reside in the mobile home park, as well as the property owners adjacent to the park. such park facilities shall be of such capacity to insure rapid drainage and prevent the accumulation of stagnant pools of water in or adjacent to the park . . o. Disposal of garbage and trash: 1. All garbage and trash containers should be placed in a conveniently located similarly designed enclosed structure(s). The removal of trash shall take place not less than once a week. Individual incinerators shall be prohibited. 2. The method used for such removal shall be approved by the state and inspected periodically by the Washtenaw County Health Department. -66- �• • • • •II II II II II II II "i "- Art.icle 25. 0 - NHP - Kob.ile Rome Pl!l.r.k Res.ident.11!1.l O.istr.ict P. Every mobile home park shall be equipped at all times with fire extinguishing equipment in good working order of such type, size and number and so located within the park to satisfy regulations of the State Fire Marshal and the Pittsfield Township Fire Chief . Q. All electric, telephone, and other lines from supply poles outside the park or other sources to each mobile home site shall be underground. R. Any fuel oil and/or gas storage shall be centrally located in underground tanks, at a distance away from any mobile home site as it is bound to be safe. All fuel lines leading to park and to mobile home sites shall be underground and so designed as to conform with the Pittsfield Township building code and any state code that is applicable. When separate meters are installed, each shall be located in a uniform manner. The use of individual fuel oil or propane gas storage tanks to supply each mobile home separately is prohibited. s. A buffer of trees and shrubs not less than twenty (20) feet in depth shall be located and maintained along all boundaries of such park except at established entrances and exits serving such· park. When necessary for health, safety and welfare, a fence shall be required to separate park from an adjacent property. T. Any and all plantings in the park shall be hardy plant materials and maintained thereafter in a neat and orderly manner. Withered and/or dead plant material shall be replaced within a reasonable period of time but no longer than one growing season. u. A recreation space of a least three hundred (300) square feet per mobile home site in the park shall be developed and maintained by the management. This area shall not be less than one hundred (100) feet in its smallest dimension and its boundary no further than five hundred (500) feet from any mobile home site served. Streets, sidewalks, parking areas and accessory buildings are not to be included as recreation space in computing the necessary area. V. STREETS AND PARKING REQUIREMENTS 1. All roads, driveways, motor vehicle parking spaces shall be paved and constructed as to handle all anticipated peak loads, and adequately drained and lighted -67- �• • • • • •II II II II II· II II • • - Art.l.c.le 25. 0 - JIHP - Nob.l..le Home P4rk Res.l.dent.1.4.l O.l.str.l.ct for safety and ease of movement of pedestrians and vehicles. All roads and driveways shall have curbs and gutters. 2. one automobile parking space shall be provided within one hundred fifty (tSO) feet of each mobile home site. In such park there shall be provided additional automobile parking spaces in number of not less than the number of mobile home sites within such park • central storage of all non-passenger type vehicles including trucks and trailers shall be properly screened as not to be a nuisance, and such park central storage shall not be closer than fifty (SO) feet to any mobile home when such storage is allowed in the mobile home park. Each parking space shall have a minimum width of ten (10) feet and twenty (20) feet in length. 3. Minimum widths of roadways (curb face to curb fac~) shall be as follows: MOTOR VEHICLE PARKING TRAFFIC USE MINIMUM WIDTH Parking Prohibited 2-way road 22' Parallel Parking l side only 1-way road 22' Parallel Parking 2 sides 1-way road 28' Parallel Parking 2 sides 2-way road 38' PAVEMENT 4. When a cul-de-sac drive is provided, the radius of such roadway loop should be a minimum of fifty (50) feet, curb face to curb face, with the drive length a maximum of three hundred (300) feet • w. Walkways shall not be less than four (4) feet in width except those walkways designed for common use of not more than three mobile home sites shall be not less than three (3) feet in width. -68- �111 • • • •II 111 II II II • • • - Art.i.cle 25. O - JIHP - Kob.J.le Home Park Res.J.dent.J.al D.i.str.J.ct x. When exterior television antenna installation is necessary, a master antenna shall be installed and extended to individual stands by underground lines. such master antenna shall be so placed as not to be a nuisance to park residents or surrounding areas • Y. Parkowners and management are required to maintain the physical and natural facilities and features of the park in neat, orderly, safe manner • z. Required site plan review by the Planning Commission as required in Article 55.0. AA. PERFORMANCE STANDARDS - As required in Article 54.0. SECTION 25.06 - REGISTRY Each mobile home park shall maintain an up-to-date registry of each mobile home unit and site, showing the length and width of the unit, and the length, width, and area of the site. The registry shall be open to inspection by the zoning inspector. SECTION 25.07 - BUILDING PERMIT Any structure erected or expanded within a mobile home park including any structure that might be erected or expanded on any mobile home site therein, shall have a building permit issued therefore by the Township building inspector, and shall meet all regulations of this ordinance and the building code . -69- �• • • • • • • •II II II II II - ARTICLE 26.0 R-O RESIDENTIAL-OFFICE DISTRICT SECTION 26.01 - PURPOSE The R-0 District has the following purposes: A. To accommodate certain small office uses which are low traffic genera~ors and which are compatible with adjacent and neighboring single family dwellings • B. To be located along major streets and in those areas of Pittsfield Township which are established single family residential areas and which are in transition to non-single family residential areas but have vacant, undeveloped lots fronting on major streets which are not likely to have new single family dwellings constructed thereon • c. To provide a reasonable use of such properties as identified in B preceding, without permitting more intense office or commercial districts. D. To provide new buildings which are compatible in architectural style and scale with adjacent single family dwellings. E. To encourage retention of existing single family structures in their architectural style and scale. SECTION 26.02 - PERMITTED USES The · following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this distri~t: A. Single family dwelling and any use, building or structure accessory thereto. B. Two family dwellings and any use, building or structure accessory thereto. c. Signs, only in accordance with the regulations set forth in Section 26.06 and Article 53.0, herein. D. Lines and structures of essential services, as provided in Section 10.02 I, herein. -70- �I • • • • • • • • • • • • • • • • • - Art1cle 26.0 - R-0 - Res1dential Office Distr1ct SECTION 26.03 - CONDITIONAL USES A. The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0, herein: 1. Church and public building . 2. Public and private nursery school. - 3. Essential services, as provided in Section 10.03 c and E, herein. 4. Horne occupations . 5. Offices of architects, engineers, surveyors and similar professionals, provided that no t=ucks, drillings, rigs, and similar vehicles shall be stored on the premises and provided that no materials or field equipment shall be stored outdoors on the premises . 6. Executive, administrative, legal, accounting, insurance, real estate and similar offices, provided that banks and offices of any doctor, dentist, chiropractor or similar profession shall not be permitted in the district because the off-street parking required and the traffic generated by such uses are incompatible with the purpose of this district . 7. A dwelling unit combined with an office of the nature set forth in Sections 26.03 A-5 and A-6, provided that the proprietor of the office resides in the dwelling unit . 8. As a further condition of approving a conditional use permit, the Planning Commission shall determine whether the proposed office use will generate offstreet parking requirements in excess of the maximum number of parking spaces permitted on the premises. If the Planning Commission so determines, the permit application shall be denied. The Planning Commission shall enter into the record of the meeting at which the dete~mination is made all data and other findings which were used in making said determination . -71- �II II II • • • • • • • • • • - Article 26.0 - R-0 - Residenti.il Off~ce District B. In tional herein, office mation: addition to the inf o rmation required for a use permit as set fortn in Sections 50.03 and any application for a conditional use permit in this district shall include the following condi50.04, for an infor- 1. Shall meet the requirements of Section "Required Data for a Pr~limina!'y Sketch Plan". 55. 05 2. A scaled floor plan of the principal building to be converted to, expanded for, or to be constructed for office use, or combined residential-office use, showing thereon the existing and future layout of the structure. 3. A typical elevation cf each facade of the principal building, drawn to scale, showing thereon the height of the building and the nature of the exterior finish materials . 4. Typical details of the screened enclosure for outdoor trash storage . c. Upon issuance of a conditional use permit for an office in this district, no certificate of zoning compliance or building permit shall be issued until a d e tailed site plan has been approved by the Planning Commission in accordance with Sections 55.07 and 55.08 of this ordinance. .. SECTION 26.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Where a lot is served by public water and sanitary sewerage facilities, the following minimum lot areas shall be required: Single family dwellings - 10,000 square feet Two family dwellings - 15,000 square feet Offices - 15,000 square feet Single family and office - 15,000 square feet Where a lot is not served by public water and sanitary sewerage facilities the minimum required lot area shall be one (1) acre. B. LOT WIDTH - Minimum lot widths shail be required as follows: -72- �• •i i I I I I I I I I I I I I I I Art1cle 26.0 - R-0 - Res1dent1al Off1ce C1str1ct Lots with a minimum area of: 10,000 square feet - 70 feet 15,000 square feet - 100 feet one (1) acre - 150 feet c. LOT COVERAGE - Lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - Floor area ratio shall not exceed twenty (20) percent. E. YARD REQUIREMENTS - The following minimum yards shall be required for each principal building: 1. Front yard - thirty-five (35) feet. 2. Side yard - ten (10) feet either side, except in the case of a corner lot or parcel where the side yard on the road shall not be less than thirty-five (35) feet. 3. Rear yard - thirty-five (35) feet. F. HEIGHT REGULATIONS - Except as otherwise provided in Section 56.06, herein, the following height regulations shall apply: 1. Existing principal structures shall not exceed two (2) stories or thirty-five (35) feet in height. 2. New principal structures to be established on undeveloped parcels or to replace existing principal structures, and all additions to existing structur~s shall not exceed one (1) story or fifteen (15) feet in height. 3. Accessory structures shall not exceed one (1) story or fifteen (15) feet in height. G. FLOOR AREA - Each dwelling unit shall meet the minimum floor area requirements as set forth in section 3.14, herein. No principal building shall have a floor area greater than three thousand (3,000) square feet. H. TRANSITION S~RIP - hlong any property in this district which abuts a residentially zoned lot, a transition strip shall be provided at the time that any office use is established. The transition strip shall be at le~st fifteen (15) feet wide and shall be regularly and permanently maintained. The strip shall be improved with trees ana shrubs, and a -73- �I i I I I I I I I I I I I I I I I I I Art1cle 26.0 - R-0 - Res1dent1al Office Oistr1ct screen constructed o: wood or brick or combination of these materials. The screen shall be located adjacent to the property line and shall have height of not less than four (4) or more than six (6) feet. The strip may be included within a required side or rear yard, but no part of any parking space or driveway shall be permitted with a transition strip. a I. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate offstreet parking areas from the public right-of-way. J. TRASH STORAGE - on any lot with an office use, all garbage, trash and other waste materials shall be stored within containers with lids. Said containers shall be permanently located within a screened enclosure on a concrete pad with a minimum thickness of four (4) inches. The enclosure shall be constructed of wood or bricks or a combination of these materials: K. PARKING - Off-street parking shall be supplied in accordance with Section 51.01. Not more than six (6) outdoor parking spaces shall be located on any lot or lots for each principal building. The number of required spaces shall be determined by the Planning Commission based on the number of employees and type of office. The Planning Commission shall enter into the record of the meeting at which the determination is made all data and other findings which were used in making said determination. All parking areas and drives shall be paved, and shall be constructed so as to prevent drainage of surface water into adjacent properties or onto street surfaces. L. ARCHITECTURAL REGULATIONS - Every principal building constructed or remodeled in this district shall have an exterior design on all facades similar to a single family detached residential building. To this end the roofs of such buildings shall be gable, hip, garnbrel, or mansard in design, and no roof shall have a pitch of less than two (2) on twelve (12) inches. All such buildings shall be finished in exterior materials of wood, aluminum or vinyl siding, or brick or stone veneer. Concrete block, curtain wall, and similar exterior finishes shall be prohibited. -74- �• • • • • • - Art1cle 26.0 - R-0 - Res1dent141 Off1ce D1str1ct SECTION 26.05 - SIGNS Signs in this district shall comply with all prov i sions of Article 53, herein, except that the following regulations shall govern: A. One non-illuminated free-standing sign shall be permitted for one or more offices for each principal building. such signs shall be limited to copy which identifies the office(s) located on the premises. Such sign shall not exceed nine (9) square feet in area and shall not exceed four (4) feet in height. One identification sign for an office use may be mounted flush against the wall of the principal building, at each entrance. such sign shall not exceed two (2) square feet in area. B. -75- �• • • • • • -I - ARTICLE 27.0 R-4 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 27.01 - PURPOSE The R-4 district has the following purposes: A. To permit residential structures unlimited as to height, for persons desiring high density living accommodatio~s in buildings with central services • B. To provide locations for high-rise housing for elderly persons. c. To permit and encourage residential facilities in intensively used areas, such as commercial and office centers in order to create a mixture and balance of uses. The R-4 district is intended to be located in areas of Pittsfield Township which have the following characteristics: / A. Frontage on or direct access to one or more major arte~ rial streets as designated in the adopted master plan. B. Available public transportation services. c. Within or adjacent to existing commercial, office, or high density residential areas, or in areas designated for such use in the adopted master plan. D. Adjacent to large public open space areas or community parks E. In major urban identity areas, as set forth in the adopted master plan, where high-rise residential buildings will enhance the appearance and importance of major activity centers. The district is not intended to be used within or adjacent to existing or planned low density residenti~l areas, unless tje residential areas are part of a development plan for a PUD. The district may be used as a ' transition area between commercial or office uses and moderate density (R-3) areas. SECTION 27.02 - PERMITTED USES The following structures and uses of lots and structures are permitted in this district: -76- �II I -I I I I I I I I I -I I I I -I Art.le.le 27. 0 - R-1 - H.igh Dens.tty Hu.lt.iple Ft1m.i.ly Res.fdent.ill.l D.istr.ict A. Multiple family dwellings. B. Incidental services located within apartment buildings for convenience of the buildings' residents, such as newsstands delicatessens, restaurants, personal service shops, and similar uses, provided the following conditions are met: 1. At least one hundred (100) dwelling units shall be contained within the apartment building(s) in the complex. 2. Not more than two (2) percent, including hallway space, of the total floor area devoted to dwelling units within the apartment building(s) shall be so used. 3. All such incidental services shall be situated within the interior of an apartment building so that no part thereof shall be directly accessible from any street or other public or private way~ 4. No sign or window display shall be discernible or visible from a sidewalk, street, or other public or private way. 5. such incidental service shall not be located on any floor above the first or ground floor. c. Accessory structures and uses as are customarily incidental to the principal permitted uses. D. Lines and structures of essential services, as provided in Section 10.02 I, herein. E. A sign, in accordance with Article 53.0, herein. F. A planned unit development in accordance with Article 52.0, herein. SECTION 27.03 - CONDITIONAL USES The following structures and uses of lots and structures are permitted in this district, subject to ob~aining a conditional use permit as provided in Article 50.0 herein: -77- �Ii II -I I I -I -I I -I - Art.icle 27. 0 - R-1 - H.igb JJens.ity HU.lt.ip.le Fam.i.ly Res.ident.ia.l JJ.istr.ict A. Public swimming pool, recreaticn club, public and private park and playground. B. Church. c. Public and private nursery schools, primary and secondary schools; college and university facilities. D. A medical or dental clinic, when associated with a hospital, nursing home or sanitarium. E. Hospital, nursing home, sanitarium. F. Essential services, as provided in Section 10.03 c and E, herein. SECTION 27.04 - REGULATIONS AND PERFORMANCES STANDARDS The following regulations shall apply in all R-4 HIGH DENSITY MULTIPLE FAMILY RESIDENT!AL DISTRICTS: A. LOT AREA - Every lot or parcel occupied by a multiple family dwelling · structure shall provide a minimum lot area of eight hundred (800) square feet for each dwelling unit, except buildings to be occupied exclusively by elderly persons, in which case the following minimum lot area requirements shall apply: Efficiency units (O bedrooms) 500 square feet per dwelling unit One or more bedroom units 600 square feet per dwelling unit This district has no minimum lot area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The total ground floor area shall not exceed fifteen (15) percent of lot area. The total developed area, consisting of the ground floor area of all structures, driveways, and surface parking areas shall not exceed forty (40) percent of the lot area. D. FLOOR AREA RATIO - The maximum floor area ratio shall not exceed one hundred fifty (150) percent of the lot area. -78- �II I I I I I I I I I I I I I I I I I I ArtJcJ.e 27. 0 - R-1 - H.ig-.h Dens.tty KuJ.t.iple Fam.iJ.y Res.ident.141 D.istr.ict E. YARD REQUIREMENTS 1. Front Yard - The front yard shall be not less than seventy-five (75) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 6 where the yard abuts a residential zoning district; or not less than fifty (SO) feet or the d~stance yielded by the following formula, whichever is greater: Y = L + 2H 6 2. Side and Rear Yards - The side and rear yards shall riot be less than one hundred (100) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 3 where the yard abuts residential zoning district: or not less than fifty (50) feet or the distance yielded by the following formula, whichever is greater: Y = L + 2H 6 where the yard abuts any other zoning district. corner side yards shall be provided as required for front yards. 3. Formulas - The preceding formulas shall be defined as follows: Y = The dimension of the required yard in feet. L = The total length in feet of the portion of a lot line from which, when viewed from directly above, lines drawn perpendicular from the lot line will intersect all parts of the building. H = Building height, in feet (see illustration in this article). F. HEIGHT REQUIREMENTS - This district has no limitation on building height. -79- �I I I i I I i I I I I I I I I I I I I Art1cle 27.0 - R-1 - H1gh Pens1ty Hult1ple F11m1ly Res1dent111l P1str1ct G. BUILDING SPACE - The minimum required distance between any two (2) buildings, referred to as Building "A" and Building "B" shall be determined by the following formula: 1. If the buildings overlap, or if the overlapping walls are without windows: HD= La+ Lb+ 2(Ha + Hb) 10 2. If one or both of the overlapping walls are window walls: HD= La+ Lb+ 2(Ha + Hb) 6 3. If a proposed building is non-rectangular in shape, a rectangle shall be superimposed upon the plan and the formula set forth in either sub-paragraph (1) or (2) be utilized. The Planning Commission shall determine which formula shall be used. Buildings shall be located at least far enough apart so that a superimposed rectangle shall not intersect any part of any other superimposed rectangle or any part of another building. (See illustration in this article.) H. REQUIRED OFF-STREET PARKING - As required in Article 51,0 herein, except that the following regulations shall apply, notwithstanding provisions in Article 51.0. 1. Parking for dwellings in elderly housing complexes shall be provided at a minimum rate of one-half (1/2) space per dwelling unit. Up to one-third (1/3) of the required number of parking spaces may be held as potential, future parking, provided said spaces are initially developed as landscaped open space. The site plan shall indicate expansion of the parking lot(s) to include the potential spaces when the additional parking becomes necessary. 2. Parking for dwellings other than elderly housing shall be provided in accordance with the following minimum requirements: Efficiency dwelling unit - 1-1/4 spaces 1 bedroom dwelling unit - 1-1/2 spaces 2 or more bedroom dwelling unit - 2 spaces -80- �Ii I II II I I i I I I I I I I I I I -I Art.i.c.le 27. 0 - R--1 - H.i.5rh J)ens.i.ty Ku.lt.i.ple Ft!lm.i.ly Res.ident.i.t!ll J).J.str.ict 3. No parking space or drive shall be located less than fifty (50) feet from any street right-of-way line. The intervening area shall be landscaped, and maybe crossed by entry/exit drives connecting the parking area and internal drive system to a public street. 4. No parking space or drive shall be located less than twenty (20) feet from any side or rear lot line (not covered by 51.0 H-3, preceding). The intervening areas shall be landscaped. I. SITE PLAN REVIEW - As required in Article 55.0, herein. -81- �• • • • • • -I I -I - ARTICLE 30.0 C-1 - LOCAL COMMERCIAL DISTRICT SECTION 30.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be local retail, service and restricted repair business activities which serve adjacent and surrounding residential neighborhoods. This district has been located within the Township to permit the development of these business activities to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 30.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Clothing and apparel services, including laundry pickup, automatic laundry, dressmaking, millinery, tailor shop and shoe repair shop. B. Food services including grocery, meat market, bakery, restaurant, delicatessen and fruit market, ice-o-mats and similar self-serve units but not including any business of a · drive-in type provided that a restaurant serving alcoholic beverages is permitted only in accordance with section 30.03 c (Ord. #72-7, Section l; 4/25/72) c. Personal services, including barber shop and beauty salon, medical and dental clinics, music studios, banks and savings and loan associations and other similar uses. D. Retail services, including drug store, hardware, gift shop, and dry goods and notions store. E. Essential services, except those provided for elsewhere in this district, provided that electrical sub-stations shall be enclosed on all sides in a manner in keeping with the character of the surrounding area. F. A sign, only in accordance with the regulations specified in Article 53.0. G. An accessory use~ building or structure. -82- �• • • • • • -I I I I I I I I I 'I Art1cle 30.0 - C-1 - Local Commer1cal 01str1ct H. Personal service offices, such as accountant, attorney, and real estate offices, provided such use shall not exceed 4,000 square feet of floor area in any building. I. Temporary outdoor sales for a period not to exceed seven (7) consecutive days in a calendar year, except for Chris~mas trees and seasonal plants, for which the sales period shall not exceed eight (8) consecutive weeks per calendar year, subject to a permit for such sales having been issued by the zoning inspector. The permit shall state the time period for such sales, which may be less than the maximum period provided for herein. such sales shall be subject to the following requirements: 1. No part of such sales operation shall be located within any required yard or transition strip. 2. The sales oper~tion shall not impede or adversely affect vehicular or pedestrian traffic flow, or parking maneuvers. 3. Existing driveways only shall be used. 4. one sign, not exceeding ten (10) square feet in area, not illuminated, on a support approved as to safety and stability by the building inspector, may be displayed for each sales operation. The sign shall be set back from the property line at least one-half (1/2) of required yard. 5. The sign, merchandise, and all equipment used in such sales, and all debris and waste resulting therefrom, shall be removed from the premises within three (3) days of the termination date of the permit. 6. A cash bond of one hundred dollars ($100.00) shall be provided to the Township, prior to issuance of the permit, to guarantee clean-up of the site as required in paragraph 5, pr ~ceding. 7. A scaled drawing shall be provided with the permit ~pplication, showing thereon the location and extent of such sales. -83- �• • • • • • - Art1cle 30.0 - C-1 - LocBl Commer1cal 01str1ct SECTION 30.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Animal hospital or clinic. B. Lines and structures of essential services, as provided in section 10.03 c, herein • c. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed 50% of the total gross receipts. (Ord. #72-7, Section 11; 4/25/72) D. Furniture stores. SECTION 30.04 - REGULATIONS ANO PERFORMANCE STANDARDS The following regulations shall apply in all C-1 Local Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of ten thousand (10,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum width of a lot of a local shopping center or other combined development of retail and/or service facilities in this district shall be 200 feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. -84- �• • • • •I - Art1cJe JO.O - C-J - LocaJ Cowner1caJ D1str1ct 2. Side Yards - Least width of either s:de yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. Minimum interior side yards may not be required when two or more buildings are part of a local shopping center or other combined development of local retail and/or service facilities. Side yard requirements shall apply to the perimete- of such developments. 3. Rear Yards - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of twenty-five (25) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural, and residential district (including mobile homes) there shall be provided a transition strip. such transition strip shall be . not less than fifteen (15) feet in width, shall be provided along every lot line, except at front lot lines, which abuts a lot in such districts, shall not be included as part o: the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a solid screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -85- �i -I I I I I - ARTICLE 31.0 C-2 - GENERAL COMMERCIAL DISTRICT SECTION 31.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be general retail, service and restricted and repair business activities which serve the entire Township and surrounding area. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district, have been excluded. SECTION 31.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses allowed in c-1 - Commercial District as provided in Section 30.02 of this ordinance. B. Retail services, including department stores, furniture stores, appliance stores, and super markets. c. Business and professional offices, such as :egal, engineering, accounting, financial and insurance. D. Agricultural services, including machinery sales and repair establishments, and farm supply stores. E. Showroom and sales of new automobiles, farm machinery, and other vehicle and equipment, and the display and sale of used cars., farm machinery, and other vehicles and equipment when in conjunction with a showroom and sales of new units thereof; and repair of same when in conjunction with a showroom and sales of new units thereof. F. Mobile home and trai~er court sales and repair. G. Equipment services, including repair, radio and television, electrical appliance shop, plumber, electrician and other similar services and trades. H. A sign, only in accordance with the regulations specified. -86- �• • • -I -I I I I I I I I I I I I Art1cle Jl.O - C-2 - General Commerc1al D1str1ct I. An accessory use, building or structure. J. Temporary outdoor sales, as provided in, and subject to the requirements of Section 30.02 I, herein. SECTION 31.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Establishments serving alcoholic beverages and/or providing entertainment. B. Funeral establishments, mortuary. c. Hotel, tourist home and boarding-rooming house. D. Animal hospital or clinic. E. Open air display area for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured projects and equipment, small tools, pneumatictired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. Displays must be located behind all setback lines. (Ord #71.6.8; 9/28/71) F. Lots for the sale of used cars, used farm machinery, and other used vehicles and equipment, when not sold in conjunction with sales of new cars, machinery, vehicles, or equipment, and for the repair thereof. G. Gasoline service station, when provided on a lot with a minimum frontage on any street of 150 feet and when no more than two such stations shall exist at an intersection. H. Lines and structures of essential services, as provided in Section 10.03 c, herein. I. Recreation services, including theater, bowling alley and roller and ice skating rinks. -87- �II -II II I I I I I I I I I I I I I I Art1cle 31.0 - C-2 - General Commerc1al .D1str1ct J. Business/technical schools, when licensed by the state of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of secretaries, bookkeepers and business machine operators. K. Drive-in facilities for a use permitted in the C-2 district, provided that the conditions set forth in A:ticle 50.0 herein, and the following conditions are met: 1. Adequate on-site stacking space-for vehicles shall be provided for each drive-in window so that vehicles will not interf e :-e with vehicular circulation or parking maneuvers on this site. Access to and egress from the site will not interfere with peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which will be generated by the proposed drive-in service shall not cause undue congestion during the peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to, ·or egress from the site or cause standing of vehicles in a public right-of-way. SECTION 31.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-2 - General Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred (100) feet. Where a l o t is not so served, the minimum lot width shall be one hunCred fifty (150) feet. The minimum lot width for a community shopping center or other combined development of retail and/or service facilities shall be two hundred (200) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25 ) percent. -88- �Ii II I I I I i i i I I I I I I I I I I Art1cle Jl.0 - C-2 - Gener41 Commerc141 O1str1ct D. FLOOR AREA RATIO - The maximum floor are~ shall not exceed eighty (80) percent of the lot art~. E. YARD AND SETBACK REQUIREMENTS: 1. Front Yard - Not less than thirty-five (35) feet, inclJding all signs and pump islands of gasoline service stations. 2. Side Yards - Least w~dth of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural and residential district (i~cluding mobile homes) there shall be provided a transition strip. suet transition strip shall be not less than fifteen (15) feet in ~:dt~, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a build~ng or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. -89- �I I -I -I Art1cle Jl.0 - C-2 - General Commerc1al O1str1ct H. REQUIRED OFF-STREET PARKING - As required in Arti~le 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I - -90- �I I I -I I I I I ARTICLE 32.0 C-3 - HIGHWAY COMMERCIAL DISTRICT SECTION 32.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be retail and service business activities which serve or are meant to serve the motoring pub:ic. This district has been located within the Township to permit ~he development of these business activities, to protect adjacent agricultural, residential and industrial areas against the E- croachment of incompatible uses, and to lessen congestion on a~c serve the r~rsons traveling on public streets and highways. Tc these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 32.02 - PERMITTED USES The following buildings and structures and uses of parcels, ~ots, buildings and structures are permitted in this district: A. Gasoline service station, including minor repair service, where not more than two (2) such stations shall exist at an intersection. I B. Motel, hotel, restaurants. c. Drive-ins, including restaurants, banks, laundries. I D. Essential services, herein. I E. A sign, only in accordance with the regulations specified in Article 53.0. -I I - F. as provided in Section 30.02 E, Accessory use, building or structure. G. Temporary outdoor sales, as provided in, and subject to the requirements of, Section 30.02 I, herein. SECTION 32.03 - CONDITIONAL USES The followi~g buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Retail, sporting good sales, public information booth. -91- souvenir and gift shop, �I I Art1c1e 32.0 - c-J - H1ghw4y Commer1c41 01str1ct j B. I c. Places of amusement, entertainment or recreation such as dance hall, bowling alley, miniature golf, commercial swimming pool, skating rinks, trampolines, etc. I D. Lines and structures of essential services, as provided in Section 10.03 c, herein. -i i i I I I I I I I I -I Drive-in th2ater. SECTION 32.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-3 - Highway Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than oue (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot area of thirty thousand (30,000) square feet. B. LOT WIDTH - The minimum width of all lots, whether or not served with a central water supply system and a central sanitary sewerage system shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet including all signs and the pump islands of gasoline service stations. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (SO) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. -92- �I 'I '' '-I -I - Art1c1e 32.0 - c-3 - R1gbw8y Conuner1cal D1scr1ct F. HEIGHT REQUIREMENTS - No bu: : ding or structure shall exceed a height of thirty-five (35) feet or two (2) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) there shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved with a screen, wall or hedge not less than four (4) nor more than eight (8) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking area from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -93- �I I I I I I I I I I I I I I I I I I I ARTICLE 33.0 0-1 OFFICE DISTRICT SECTION 33.01 - PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for office use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and the emission of air pollutants. This district has been located within the Township to permit the development of this office use, to protect adjacent agricultural and residential areas against the encroachment of incompatible uses, and to lesser. congestion on public streets and highway£. To these ends, certain uses which interfere with the operation of this business activity and the purpose of this district, have been excluded. SECTION 33.02 - PERMITTED USES The ~ollowing buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices, such as financial institutions without drive-in facilities, advertising, real estate, insurance corporation, medical, non-profit organizations, and similar uses. (Ord. # 71-6.9; 9/28/71) B. Essential services, here~n. c. as provided in Section 30.02 E, An accessory use, building or structure. D. A sign, only in accordance with the regulations specified in Article 53,0, SECTION 33.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as pro v ided in Article 52.0: A. Restaurants or cafeteria facilities for employees. B. Lines and structures of essential services, as provided in Section 10.03 C, herein. -94- �• • • • • •I I I I I I I I I I I I I Art1c1e 33.0 - 0-1 - 0ff1ce O1str1ct c. Pharmacy, retail sales of medical and dental supplies and equipment, and medical and dental laboratories located wholly within an office building having 65% or more of its floor area devoted to medical/dental office use; provided, that not more than 8% of the building's floor area shall be pharmacy. Excepting for one building mounted sign and one free-standing sign identifying the medical/dental building, signs and other advertising for the aforesaid uses shall not be permitted on the building exterior or otherwise visible to persons outside the building, notwithstanding the sign regulations specified in Article 53.0. Off-street parking shall conform to the regulations specified in Article 51.0. (Revised: 2/75 and 6/72) D. Commercial radio and television office and studios, and ac-cessory broadcasting towers which do not exceed one hundred (100) feet in height. E. Financial institutions such as banks, savings and loan associations and credit unions with drive-ir. facilities, provided that the conditions set forth in Article 50 herein and the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed financial institution shall not cause undue congestion during the street peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. F. Business/technical schools, when licensed by the state of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of medical business, and legal secretaries; medical and dental technicians; and business machine operators. (Ord. #99 -8/23/77) -95- �• • • • • •I I I I I I I I I I I I I Art1cle 33.0 - 0-1 - Off1ce 01str1ct SECTION 33.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all O-1 Office Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot are of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot w~dth for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred (100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. c. LOT COVERAGE - The maximum lot covera ge shall not exceed twenty-five ( 25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of ~orty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural, and residential district (including mobile homes ) there shall be provided a transition strip. such transition strip shall -96- �• •I I I I I I I I Art1cle 33.0 - 0-1 - Off1ce C1str1ct be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, whicr. abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot is this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street park~ng areas from the~ublic right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I I I I I I I I I -97- �II I I i1 I I I I I I I I I I I I I I I ARTICLE 34.0 W-1 - WHOLESALE AND WAREHOUSING DISTRICT SECTION 34.01 - PURPOSE This district is composed of those areas of the Township whose principal use is and ought to be wholesale and warehouse activity which serves the entire Township and surrounding areas, This district has been located within the Township to permit the development of these activities and to protect against the encroachment of incompatible uses and to lessen congestion on public streets and highways. SECTION 34.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots building and structures are permitted in this district, provided that materials and equipment to be used in the principal business, and products resulting from the principal business shall be stored within a completely enclosed building. such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article, A. Wholesale of goods, such as drugs, pharmaceuticals, bakery, and dairy products, clothing, dry goods, hardware, househcld appliances, office and business machinery, industrial machines, B. Warehousing and material distribution centers, provided all products and materials are enclosed within a building. c. Ice and cold storage plants. D. Essential services as provided in Section 30.02 E, herein. E. An accessory use, building or structure. F. A sign, only in accordance with regulations specified in Article 53.0. SECTION 34.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, bui:~ings and structures are permitted sub j ect to obtaining a conditional use permit as provided in Article 5 0.0: A. Above or below ground bulk storage of flammable liquids or gases. -98- �I I ' 'I I ' 'i I I I -I I I I -I Art1cle JI.O - ir-1 - irbolesale and irarebous1ng D1str1ct B. Lines and structures of essential services, as provided in section 10.03 c, herein. c. Trucking and cartage facilities. D. Lumber yards. E. outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional ~egulations set forth in Section 56.03 B, herein. "Lumber Yards" shall be exempt from the provisions of this sub-section. F. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. SECTION 34.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all W-1 Wholesale and Warehousing Districts: A. LOT AREA - No building or structure or use shall be establ~shed on any lot less than one (1) acre in area. B. LOT WIDTH - The minimum lot width in this district shall be one hundred :ifty (150) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed forty (40) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (SO) feet. 2. Side Yards - Least width of either side yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not br less than fifty (SO) feet. 3. Rear Yard - Not less than thirty-five (35) feet. -99- �r., II II II II -II Art1cle JI.O - K-1 - Kbolesale and ~arebous1ng D1str1ct 4. The above requirements sha 11 apply to ever~· lot , building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no bu~lding or structure shall exceed a height of forty-five (45) feet or two (2) stories. G. 1. on every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes) or commercial or office district, there shall be provided a transition strip. such transition strip shall not be less than twenty five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained •in good condition. II II II ''I I I I I TRANSITION STRIPS 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -100- �ll I 'II II '-I I I ARTICLE 35.0 P - PAR.KING DISTRICT SECTION 35.01 - PURPOSE This district is intended to provide off-street parking area for automobiles and light commercial passenger vehicles, such as vans and half-ton or 3/4 ton pick-up trucks. It is intended for use within, or immediately adjacent to commercial, office, warehousing, and industrial areas. The district may be located adjacent to, but not within, existing or planned rural or residential areas. It is the intent of this district that each parking lot be landscaped to properly screen parking areas from adjacent parcels, especially residential areas; to shade the paved area to reduce heat build-up; and to visually break up large expanse of paved areas. The district is intended to be used only for parking of operative and currently licensed vehicles. Repair, sales, services, and similar activities are intended to be strictly prohibited. SEC'l1ION 35. 02 - PERMITTED USES A. Parking of operative vehicles, with current license plates only. overnight storage of commercial vehicles, such as trucks and busses, recreation vehicles, construction vehicles and equipment, and similar vehicles and equipment, and all inoperative and/or unlicensed vehicles and all vehicles without current license plates, shall be prohibited. SECTION 35.03 - CONDITIONAL USES None permitted. SECTION 35.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - No minimum required. B. LOT WIDTH - No minimum required. C. YARD AND SETBACK REQUIREMENTS - The following requirements shall apply to all lots in this district, notwithstanding other provisions of this ordinance to the contrary. 1. Front Yard - Not less than thirty-five (35) feet. Parking spaces and drives shall be prohibited in a required front yard, except that part of a drive necessary to provide ingress and e gress. -101- �I I I I I Article 35. 0 - P - Pllrklng O.fstr.f ct 2. Side Yard - Not less than ten (10) feet, each side. Parking spaces and drives shall be prohibited w~thin a side yard, unless the required side yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside li ne of the transition strip. In the case of a corner yard, a setback along the street frontage shall not be less than thirty-five (35) feet. I I 3. Rear Yard - Not less than thirty-five (35) feet. Parking spaces and drives may occupy the rear yard, but shall not be less than ten (10) feet from the rear lot line, unless the required rear yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of rear yard frontage on a public or private street, no part of the required rear yard shall be occupied by any part of a parking space or drive, except that part of a drive necessary for ingress and egress. I I I I I I I I I I I I D. LANDSCAPING REQUIREMENTS 1. TRANSITION STRIP - On every lot in this district which abuts a lot on a recreation-conservation, agricultural or residential zoning district, there shall b e provided a transition strip. A strip shall not be less than fifteen (15) feet wide; shall be provided along every side and rear lot line which abuts a lot in such district, except along a public or private street; shall not be included as part of the required yard; and shall be improved, when a parking lot is constructed, with a screen, wall, or hedge, three (3) to six (6) feet high. 2. LANDSCAPE STRIP - A landscape strip shall be provided, at least thirty-five (35) feet wide, along each street frontage. The strip shall be defined on thE lot by a curb and shall be designed to provide access to the lot and separate the parking area from the public or private street right-of-way. 3. GENERAL LANDSCAPING REQUIREMENTS - The Planning Commission may require provision of berms, plant materials, and other means to screen or conceal, in whole or in part, a parking lot when adjacen~ to a lot in or across a street from a recreation-conservation, agricultural, or residential zoning district. Land-102- �I I I • • •I I I I I I I I I I I I I Art.icle JS. 0 - P - Park.ing D.istr.ict scaping may be required in the interior rf a parking lot, when any parking bay exceeds twenty (20) spaces in lengtr. • E. SITE PLAN REVIEW - A site plan for a parking lot in this district shall be reviewed and approved by the Township Planning commission before any construction of the parking lot shall commence. F. CONSTRUCTION STANDARDS - Each parking lot in this district shall be constructed and paved in accordance with the Township engineering standards. Each space shall be marked on the pavement with appropriate striping. Each pa.kin~ lot in this district shall meet all standards and requirements set forth in Article 51.0 herein, except in those cases in which the standards and requirements of this a~ticle take precedence. G, LIGHTING - Lights for parking lots in this district shall be directed away from all public and private streets and away from all adjacent property in a recreation-conservation, agricultural, or residential zoning district. The Town ship Board may require lighting of parking lots 'in this district when, in the Board's opinion, such lighting is necessary for public safety and convenience. -103- �I I I I I I I I I I I I I I I I I I I ARTICLE 40.0 R-D - RESEARCH AND DEVELOPMENT DISTRICT SECTION 40.01 - PURPOSE rt is recognized by this ordinance that the value to the public of designating certain areas of the Township for research and development use is represented in the employment opportu n ity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare and the emission of air pollutants. This district has been located within the Township to permit the development of this research and development use, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other certain districts and would interfere with the operation of this activity and the purpose of this district, have been excluded. SECTION 40.02 - PERMITTED USES The following buildings and str~ctures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices related to research and development activity, provided that materials and equipment to be used in principal business and products result from business be stored within enclosed buildings. B. Any use which is charges with the principal function of research, such as scientific, business, i ndustrial research developments, and testing laboratories, provided that the production of sound, lint or glare shall not be discernible at a lot line without the aid of instrument. c. Essential services, herein. D. as provided in Section 30.02 E, Any accessory use, building or structure. E. A sign, only in accordance with the regulations specified in Article 53.0. -104- �I I I I I I I I I I I I I I I I I I I Art1cle 10.0 - R-D - Research and Development D1str1ct SECTION 40.03 - CONDITIONAL USES The fellowing ~uildings and s tructures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for e~ployees, when located in a separate building. This provision does not apply to such facilities when provided as an incidental use within a principal building. B. Lines and structures of essential services, as provided in section 10.03 c, herein. C. Commercial Service Facilities. such facilities shall be of the kinds needed to serve customers and employees of the research (industrial) park, such as but not limited to restaurants, whether or not serving alcoholic beverages but not including drive-ins, auto service stations, auto washes, gift shops, offices and motels. In addition such facilities shall be concentrated in a center and the layout of the site shall be such that the center is clearly oriented to the research (industrial) park and not to the general public. D. Business/technical schools, when licensed by the State of Michigan, which provide educat~on in skills which are commonly used in the principal uses permitted in this district such as schools for the training of research technicians. SECTION 40.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-D Research and Development Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. -105- �I I I I I I I I I I I I I I I I I I I Art.ic1e 10. O - R-lJ - Research t1nd Development D.istr.ict E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35 ) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. on every lot in the district which abuts a lot in a recreation-conservation~ agricultural and residential district ( including mobile homes), commercial and office districts, there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such district, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51. 0. -106- �I I I I I I I I I I I I I I I I I I I Art1cle 10.0 - R-D - ReseBrch and Development D1str1ct I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. -107- �I I I I I I I I I I I I I I I I I I I ARTICLE 41.0 I-1 - LIMITED INDUSTRIAL DISTRICT SECTION 41.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or obnoxious matter. This district has been located within the Township to permit the development of these industrial uses, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district, have been excluded. SECTION 41.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored within a completely enclosed building. Such pr_o ducts, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Research oriented and light industrial park uses. B. The manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletires, and frozen food lockers. c. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. D. Packaging of previously prepared materials, ~ut not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth or other similar materials. E. Printing, lithographic, blueprinting and similar uses. -108- �I I I I •I I I I I I I I I I I I I I Art.i.c1e 11. 0 - I-1 - L.i.m.i.ted Industr.i.111 D.i.str.i.ct F. Light manufacturing industrial use which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet and free from any objectionable or dangerous nuisance or hazard including any of the following goods or materials: Drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic products, printed matter, baked and dairy products, advertising displays, tents and awnings, brushes and brooms, cameras and photographic equipment and supplies, wearing apparel, leather products and luggage but not including tanning, products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell or yarn. G. Research and testing facilities. H. Body and paint shops for automobiles and other vehicles, provided all body and painting work, and all materials, equipment and waste products, shall be fully contained within a building. I. An accessory use, building or structure. J. A sign, only in accordance with the regulations specified in Article 53.0. K. Essential services, herein. as provided in Section 30.02 E, L. Warehousing and material distribution centers, contractors establishments. M. Recreation facilities, such as bowling alleys, indoor/outdoor tennis courts, baseball diamonds and other indoor/outdoor game courts, gymnasiums and similar facilities. SECTION 41.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Restaurants and cafeteria facilities for employees. B. Bus, truck, taxi and rail terminals. -109- L �I I I I I I I I I I I I I I I I I I I Art1cle 11.0 - I-1 - £1.m.ited Industr1al D1str1ct c. Open air display a ~ eas for the sa l e of manufactured products, such as or simil&r to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equip~ent, sma l l tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products er equipment. G. Outdoor storage of materials and equipment to be use d as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03 B, herein. E. Lines and structures of essential services, as provided in Section 10.03 C, herein. F. Commercial Service Facilities, as provided in Section 40.03, herein. G. Business/technical schools, when licensed by the State of Mich i gan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of engineering technicians, machine operators, and vehicle mechanics a n d body reyairperson. (Ord. #99 - 8/23/77) H. Retail sales of items that are the same as tfie items sold at wholesale on th e premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premisea. Retail sales shall be strictly incidental to wholesale sales. SECTION 41.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-1 - Limited Industrial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area. B. LOT WIDTH - The min i mum l ot width shall be one hundred fifty ( 150 ) feet. c. LOT COVERAGE - The maximum lot coverage shall not exceed thirt y (30 ) percent. -110- �I I I I I I I I I I I I I I I I I I I Art1cle 11.0 - I-1 - L1m1ted Industr141 D1str1ct D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure should exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agr icul t ura l, resident ia 1 (including mobile homes), commercial, office, or research and development district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more tian eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and a separate off-street parking areas from the public right-of-way. -111- �I I I I I I I Art1cle 11.0 - I-1 - L1m1ted Industr1dl O1str1ct H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. r. REQUIRED SITE PLAN REVIEW - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in hrticle 54.0. I I I I I I I I I I I I -112- �I I I I I I I I I I I I I I I I I I I ARTICLE 42.0 I-2 - GENERAL INDUSTRIAL DISTRICT SECTION 42 . 01 - PURPOSE This district is designed to provide the location and space for all manner of industrial uses, wholesale commercial and industrial storage facilities. It is the purpose of these regulations to permit the development of certain functions, to protect the abutting residential and commercial properties from incompatible industrial activities, to restrict the intrusion of nonrelated uses such as residential, retail business and commercial, and to encourage to discontinuance of uses presently existing in the district, which are non-conforming by virtue of the type of use. To these ends, certain uses are excluded which would function more effectively in other districts and which would interfere with the operation of the uses permitted in this district. SECTION 42.02 - PERMITTED USES The following buildings, structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All permitted uses in the I-1 (Local Industrial) Districts in accordance with Section 41.02 of this ordinance, provided that products, materials, and equipment may be stored outdoors as set forth in Section 42.02 F, herein. B. Manufacturing. c. Trucking and cartage facilities, truck and industrial equipment storage yards, repairing and washing equipment and yards. D. Manufacturing product warehousing, exchange and storage centers and yards, lumber yards. E. Open industrial uses but not including concrete and asphalt mixing or production plants, or industrial product or materials storage, including storage of materials, inoperative equipment, vehicles or supplies, provided that any activity in which products or materials being processed or stored are located, transported, or treated outside of a building and are not within enclosed apparatus vessels, or conduits, such use shall be provided with a solid permanently maintained wall or fence, no lower than the subject use or storage, and constructed to provide firm anchoring of fence posts to concrete set below the frost line; if a wall is provided, its foundations likewise shall extend below the frost line. (Ord. #71-6.10; 9/28/71) -113- �I I I I I I I I I I I I I I I I I I I Art1cle 12.0 - I-2 - General Industr1al O1str1ct F. Wholesale businesses, including warehouse and storage, commercial laundries, dry cleaning establishments, ice and cold storage plants, lumber, fuel and feed yards, automobile repair garages, construction and farm equipment sales and contractor's equipment yards. G. An accessory use, building or structure. H. A sign, only in accordance with the regulations specified in Article 53.0 of this ordinance. SECTION 42.03 - CONDITIONAL U~ES The following buildings and structures and uses of parce:s, lets, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Public or private dumps, incinerators, and sanitary land fills, junk yards, inoperative vehicle storage. B. Quarries and sand and gravel pits. c. Plating shops. D. Rendering plants. E. Slaughter houses. F. Heat treating processors. G. Tanneries. H. Other similar uses. I. Lines and structures of essential services, as provided in section 10.03 c, herein. J. Business / Technical schools, 41. 03. as permitted in Section K. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictl y incidental to wholesale sales. -114- �II •I I I I I I I I I I I I I I I I I Art1cle 12.0 - I-2 - Gener41 Industr141 D1str1ct L. Concrete and asphalt mixing or production plants. SECTION 42.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-2 - General Industrial Districts: A. LOT AREA - No building, structure or use shall be established on any lot less than three (3) acres in area. B. LOT WIDTH (200) feet. The minimum lot width shall be two hundred c. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - Not less than eighty-five (85) feet. 2. Side Yards - Least width of either yard shall not be less than fifty (SO) feet, except in the case of a corner lot, where the side yard or the road or street shall not be less than eighty-five (85) feet. 3. Rear Yard - Not less than fifty (50) feet. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet. G. TRANSITION STRIP 1. On every lot in the district with abuts a lot in a recreation- conservation, agr i cult ura 1, residential (including mobile homes), commercial, office, research and development district there shall be provided a transition strip. such transition strip shall be not less than fifty (50) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required arou~d a building or structure and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. -115- �I I Art1cle 12.0 - I-2 - General Industr1al D1str1ct 'I I I I I I I I 2. A use or structure on . any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth, such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. I I I I I I I I -116- �I I I I I I I I I I I I I I I I I I I ARTICLE 45.0 PUD - PLANNED UNIT DEVELOPMENT DISTRICT SECTION 45.01 - PURPOSE The PUD district and the associated Planning and Development Regulations, as set forth in Article 52, herein, are designed to achieve the following purposes: A. Provide flexibility in regulation of land development. B. Provide for a compatible mixing of land uses. c. Encourage innovation in land use planning and development, especially in housing. D. Encourage variety in the design and type of housing, and to improve the quality of residential environments. E. Create more stable communities by providing a variety and balance of. housing types and living environments. F. Provide commercial, education, and recreatio~al facilities and employment opportunities conveniently located in relation to housing. G. Encourage provision of useful open space and protect and conserve natural features. H. Promote efficiency and economy in the use of land and energy, in the development of land, and in the provision of public services and facilities. I. Establish planning, review, and approval procedures which will properly relate the type, design, and layout of development to a particular site and its neighborhood. J. Insure that the increased flexibility of regulations over land development is subject to proper standards and review procedures. -SECTION 45.02 - LOCATION OF A PUD DISTRICT A PUD district shall be located in areas of Pittsfield Township identified in the Township's adopted general development plan as suitable and desirable for such employment. A petition for a PUD district in all other locations shall either follow, or proceed simultaneously with an amendment to the adopted general development plan, or shall be determined by the Township Planning commission to be compatible with that plan. -117- �I I II I I I I I I I I I I I I I I I I Art.Jc.le 45. 0 - PUD - P.lanned Un.it Deve.lopment SECTION 45.03 - PERMITTED USES A. Uses permitted in a PUD shall be compatible with the Township's adopted master plan. B. All use of land and buildings in a PUD shall comply with the listing and location of uses shown on the approved area plan, approved preliminary site (sketch) plan, approved final site plan, and/or approved plat, whichever is applicable. Uses and structures accessory to the listed uses shall be permitted. No other uses shall be permitted. c. A residential area, designated on an area plan, preliminary site (sketch) plan, or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted, and subject to the approved area plan. D. Multiple family dwelling units may be located in buildings containing, or intended to contain, commercial · and/or office activities, provided that dwelling units shall not be permitted on any floor on which commercial and/or offices are located. E. Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single family detached unit, and shall be subject to the home occupation regulations set forth in the definition of home occupation in Article 2.0, herein. SECTION 45.04 - DENSITY REGULATIONS A. Density in a PUD shall be regulated as follows: 1. The maximum permitted residential density for a PUD shall not exceed the average residential density for the area included in the PUD as shown on the Township's adopted general development plan. 2. The maximum lot coverage (LC) shall not exceed twenty-five (25) percent. 3. The maximum floor area ratio (FAR) shall not exceed 0.35. B. Density calculations shall meet the following requirements: -118- �• • • •I I I I I I I I I I I I Art1cle IS. 0 - PUO - Plc1nned Un1t Development 1. Land areas to be used in calculating overall densities, lot coverages (LC) and floor area ratios (FAR) shall be delineated on the area plan, preliminary site (sketch) plan, where applicable, and final site plan so that the acreage and density computations can be confirmed. 2. Land area used for calculating overall residential density shall include the total residential land area designated on the area or preliminary site (sketch) plan, where applicable, and final site plan, less any area within existing public street right-of-way. 3. The surface area of lakes, streams, ponds (natural, manmade, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating density if at least fifty (50) percent of the frontage of such areas are part of lands devoted to parks and open space used for and accessible to residents of the POD. 4. LC and FAR calculations for residential structures shall be based upon the acreage designated for overall residential density. LC and FAR calculations for nonresidential uses shall be based upon land areas designated for such use and shall include acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas, but not including acreage in existing public street right-of-way. 5. Land used to provide acreage sufficient to meet density regulations in a project within a POD shall not be used to compute density in another project within the PUD unless the overall and new densities, LC's and FAR's of the subject property, and all previous projects in the district are maintained at or less than the limits established in the approved area plan. 6. The LC and FAR shall include assumed ground floor area and total floor area for proposed single family detached dwelling units. such assumed floor areas shall be listed in the required calculations. I I I -119- �I I • •I I I I I I I I I I I I I I I Ar~Jcle (5.0 - PUO - Planned Un1t Development SECTION 45.05 - MINIMUM LOT AREA The minimum area shall be twenty (20) acres, provided, however, that this requirement may be waived by the Township Planning commission, if the parcel in question has unique characteristics. SECTION 45.06 - REQUIRED YARDS The following minimum yards shall be provided in a PUD. A. A yard fifty (50) feet wide shall be provided along the perimeter of a PUD fronting on a public street. B. A yard twenty (20) feet wide shall be provided along the perimeter of a PUD not fronting on a public street. c. A yard at least thirty-five (35) feet wide provided along the right-of-way of a major public street proposed within a PUD and a yard fifty (SO) shall be provided along the right-of-way of arterial street proposed within a PUD. shall be collector feet wide a public D. A yard at least ten (10) feet wide shall be provided between a parking lot and five (5) or more spaces and a use area line within a PUD. A yard at least twenty (20) feet wide shall be provided between a parking lot and a perimeter property line of a PUD, except when adjacent to a public street right-of-way line, in which case the proceeding yard requirements shall apply. E. A transition strip at least twenty (20) feet wide shall be required along a perimeter of a commercial, warehousing, or industrial office site when adjacent to a residential area, school site, park and similar areas within a PUD. such strips shall be landscaped with trees, shrubs, ground cover, and other materials. Fencing may be required at the option of the Township Board at the time of area plan approval. The preceding yard requirements, except those in Section 45.06 A, herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The Planning Commission may permit a reduction in the yard required in Section 45.06 A, herein, but the remaining yard shall not be less than thirty-five (35) feet. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other -120- �I I I I I I I I I I I I I I I I I I I Art1cle 15.0 - POD - Pldnned On1t Development site conditions perform the same functions as the required yards. such reductions or waivers shall be shown on the approved area plan. All required yards shall be landscaped and adequately maintained. SECTION 45.07 - DISTANCES BETWEEN BUILDINGS A single family dwelling shall be located at least ten (10) feet from any other single family dwelling unless structurally attached thereto. A. B. Distances between buildings shall be sufficient to meet fire protection requirements. SECTION 45.08 - HEIGHT REGULATIONS There are no height regulations in the PUD district, provided that any building exceeding a height of two and one-half (2-1/2) stories or thirty-five (35) feet shall be approved as to specific height by the Township Board upon recommendation by the Planning commission. Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto. SECTION 45.09 - PLANNING AND DEVELOPMENT REGULATIONS As set forth in Article 52, herein. -121- �• • • • • •I I I I I I I I I I I I I ARTICLE 50.0 CONDITIONAL USES SECTION 50.01 - PURPOSE The formulation and enactment of this ordinance is based upon the division of the unincorporated portions of the Township into districts in each of which are permitted specified uses which are mutually compatible. In addition to such permitted compatible uses, however, it is recognized that there are certain other uses which it may be necessary or desirable to allow in certain locations in certain districts but which on account of their actual or potential impact on neighboring uses or public facilities need to be carefully regulated with respect to their location for the protection of the Township. Such uses, on account of their peculiar locational need or the nature of the service offered, may have to be established in a district in which they cannot be reasonably allowed as a permitted use. SECTION 50.02 - AUTHORITY TO GRANT PERMITS The Township Planning Commission shall have the authority to grant conditional use permits, subject to such conditions of design and operation, safeguards and time limitations as it may determine for all conditional uses specified in the various district provisions of this ordinance. SECTION 50.03 - APPLICATION AND FEE Application for any conditional use permit permissible under the provisions of this ordinance shall be made to the Planning Commission by filling in the official conditional use permit application form, submitting required data, exhibits and information; and depositing the required fee. such application shall be accompanied by a fee as set by the Pittsfield Township Board, except that no fee shall be required of any governmental body or agency. No part of such fee shall be returnable to the applicant. (Ord. #71-6.11 - 9/28/71) SECTION 50.04 APPLICATION DATA, EXHIBITS, AND INFORMATION REQUIRED IN An application for a conditional use permit shall contain the applicant's name and address in full, a statement that the applicant is the owner involved or is acting on the owner's behalf, the address of the property involved, an accurate survey drawing and site plan of said property, showing the existing and proposed location of all buildings and structures thereon, the types -122- I II �•I I •I I I I I I I I I I I I I I I Art1cle 50.0 - Cond1t1onB1 Uses thereof, and their uses and a statement and supporting data, exhibits, information and evidence regarding the required findings set forth in this ordinance • SECTION 50.05 - PUBLIC HEARING The Planning commission shall hold a public hearing, or hearings, upon any application for a conditional use permit, notice of which shall be given by one (1) publication in a newspaper of general circulation in the Township, within fifteen (15) days but not less than three (3) days next preceding the date of said hearing. (Revised 6/72) SECTION 50.06 DETERMINATIONS - REQUIRED STANDARDS AND FINDINGS FOR MAKING The Planning Commission shall review the particular circumstances and facts of each proposed used in terms of the following standards and required findings, and shall find and record adequate data, information and evidence showing that such a use on the proposed - site, lot or parcel: A. Will be harmonious with and in accordance with the general objectives, intent and purposes of this ordinance. B. Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity. c. Will be served adequately by essential public facilities and services, such as highways, streets, police, and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. D. Will not be hazardous or disturbing to existing or future neighboring uses. E. Will not create excessive additional requirements at public cost for public facilities and services. SECTION 50.07 - ADDITIONAL DEVELOPMENT REQUIREMENTS FOR CERTAIN USES A conditional use permit shall not be issued for the occupancy of a structure or parcel of land, or for the erection, reconstruction, or alteration of any structure unless complying with the -123- �I I I • • •I I I I I I I I I I Art1c1e 50. 0 - Cond1~1ont!l1 Uses following site development requirements. In granting of any conditional use permit the Planning Commission shall impose such conditions of use as it deems necessary to protect the best interest of the Township, and the surrounding property and to achieve the objectives of this ordinance, and the breach of any such condition shall automatically invalidate the permit therefor. A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance, and grounds for the Planning Commission to terminate and cancel such conditional use permit. If the facts in the case do not establish that the findings and standards set forth in this ordinance will apply to the proposed use, the Planning Commission shall not grant a conditional use permit. (Ord. #71-6~12 - 9/28/71) · No application for a conditional use permit which has been denied wholly or in part by the Planning Commission shall be resubmitted for a period of three hundred and sixty five (365) days from such denial, except on grounds of new evidence or proof of changed conditions found.by the Township Planning Commission to be valid. SECTION 50.08 - QUARRIES AND SAND AND GRAVEL PITS The removal of soil, including top soil, sand, gravel, stone and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred sixty (660) feet of front lot line. B. such removal shall not take place before sunrise or after sunset. c. on said lot no digging or excavating shall take place closer than one hundred (100) feet to any lot line. D. on said lot all roads, driveways, parking lots and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, oiled, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance caused by windborne dust. I I I -124- �I • • • •I I I I I I I I I I I I I I Art1cle 50.0 - Cond1t1on41 Uses E. Any odors, smoke, fumes, or dust generated on said lot by any digging, excavating or processing operation and borne or able to be borne by the wind shall be confined within the lines of said lot as much as is possible so as not to cause a nuisance or hazard on any adjoining lot or public road. F. such removal shall not be conducted as to cause the pollution by any material of any surface or sub-surface water course or body outside of the lines of the lot on which such use shall be located. G. Such removal shall not be conducted as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so the earth materials are carried outside of the lines of said lot, that such removal shall not be conducted as to alter the drainage pattern of surface or sub-surface waters on adjacent property, and that in the event that such removal shall cease to be conducted it shall be the continuing responsibility of the owner or operator thereof to assure that no erosion or alteration of drainage patterns, as specified in this paragraph, shall take place after the date of the cessation of operation. H. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any residential zoning district, but that in the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to residential subsequent to the operation of such equipment or machinery may continue henceforth but in no case less than one hundred (100) feet from any lot line. I. There shall be erected a fence of not less than six (6) feet in height around the periphery of the area being excavated. Fences shall be adequate to prevent trespass, and shall be placed on level terrain no closer than fifty (50) feet to the top edge of any slope. J. All areas within any single development shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear reasonably natural. K. The operator or operators shall file with the Township Planning Commission and the County Health Department a detailed plan for the restoration of the development area -125- �• • • • •I I I I I I I I I I I I I I Art1c1e 50.0 - Cond1t1on41 Uses which shall include the anticipated future use of the restored land, the proposed final topography indicated by contour lines of not greater interval than five (5) feet, steps which shall be taken to conserve topsoil; the type and number per acre of trees or shrubs to be planted and the location of future roads, drive, drainage courses, and/or other improvements contemplated • The restoration plans shall be filed with and approved by both the Township Planning Commission and the county Health Department before quarrying or removal operations shall begin. The plans shall be certified by a soil or geology engineer. In restoration no filling operations shall be permitted which will likely result in contamination of ground or surface water, or soils, through seepage of liquid or solid waste or which will likely result in the seepage of gases into sur£ace or sub-surface water or into the atomosphere. L. The operator or operators shall file with the Township Planning Commission a bond, payable to the Township and conditioned on the faithful performance of all requirements contained in the approved restoration plan. The rate per acre of property to be used for the required bond shall be fixed by the Township Planning Commission. The bond shall be released upon written certification of the County Health Department that the restoration is complete and in compliance with the restoration plan. SECTION 50.09 - JUNK YARDS AND INOPERATIVE VEHICLES In addition to and as an integral part of development, following provisions shall apply: the A. Junk yards shall be established and maintained in accordance with all applicable State of Michigan statutes. B. rt is recognized by this ordinance that the location in the open of such materials included in this ordinance's definition of "Junk Yard" will cause the reduction of the value of adjoining property. To that end, the character of the district shall be maintained and property value conserved. A solid, unpierced fence or wall at least seven (7) feet in height,and not less in height than the materials located on the lot on which a junk yard shall be operated, shall be located on said lot no closer to the lot lines than the yard requirements for buildings permitted in this district. -126- �•I -I I I I I I I I I I I I I I I Art1c1e 50.0 - cond1t1ona1 Uses All gates, d o ors, and access ways through said fence or wa l l shall be of solid, unpierced material. In no event shall any materials included in this ordinance's definition of "Junk Yard" be located on the lot on which a junk yard shall be operated in the area between the lines of said lot and the solid, unpierced fence or wall located on said lot. c. All traffic ingress or egress shall be on major streets, and there shall be not more than one (1) entrance way to the lot on which a junk yard shall be operated from each public road on which said lot abuts. D. on the lot on which a junk yard shall be operated, all roads, driveways, parking lots, and loading and unloading areas within any junk yard shall be paved, oiled, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance by wind.borne dust. SECTION 50.10 - DRIVE-IN THEATERS AND TEMPORARY TRANSIENT AMUSEMENT ENTERPRISES In addition to and as an integral part of development, following provisions shall apply: the A. Drive-in theaters shall be enclosed for their full periphery with a solid screen fence at least seven (7) feet in height. Fences shall be of sound construction, painted or otherwise finished neatly and inconspicuously. B. All fenced-in areas shall be set back at least one hundred (100) feet from any front street or property line, with the area between the fence and the street or property line to be landscaped in accordance with Section 56.08, herein. c. All traffic ingress or egress shall be on major streets and all local traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements into or out of the public throughfares. All points of entrance or exit for motor vehicles shall be located no closer than two hundred (200) feet from the intersection of any two (2) streets or highways. -127- �• • • • •I I I I I I I I I I I I I I ARTICLE 51.0 OFF-STREET PARKING AND LOADING-UNLOADING REQUIREMENTS SECTION 51.01 - OFF-STREE1 PAR.KING In all districts, in connection with industrial business, institutional, agricultural, recreational, residential, or other use, there shall be provided at the time any building or structure use is erected, or uses established, enlarged or increased in capacity, off-street parking spaces for automobiles with the requirements herein specified. A. Plans and specifications showing required off-street parking spaces, including the means of access and interior circulation, for the above uses, shall be submitted to the zoning inspector for review at the time of application for a building permit for the erection or enlargement of a building. Required off-street parking facilities shall be located on the same lot as the principal building or on a lot within three hundred (300) feet thereof except that this distance and under the same ownership as the principal building shall not exceed one hundred fifty (150) feet for single family and two family dwellings. This distance specified shall be measured from the nearest point to the parking facility to the nearest point of the lot occupied by the building or use that such facility is required to serve. B. No parking area or parking space which exists at the time this ordinance becomes effective or which subsequent thereto is provided for the purpose of complying with the provisions of this ordinance shall thereafter be relinquished or reduced in any manner below the requirements established by this ordinance, unless additional parking area or space is provided sufficient for the purpose of complying with the provisions of this ordinance within three hundred (300) feet of the proposed or existing uses for which such parking will be available. c. Parking of motor vehicles, in residential zones, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type, not to exceed three-fourths (3/4) ton shall be permitted per dwelling unit. The parking of any other type of commercial vehicle, or bus, except for those parked on school or church property is prohibited in ·a residential zone. Parking spaces for all types of uses may be provided either in garages or parking areas conforming with the provisions of this ordinance. -128- �• • • • • •I I I I 'I 'I I I I I I Art.ic1e 51. O - Off-Street Pllrk.fng llnd Lollding 4nd On1olld.ing Requ.frements D. Each off-street parking space for automobiles shall not be less than two hundred (200) square feet in area, with a minimum width of ten (10) feet, exclusive of access drives or aisles, and shall be of usable shape and condition. There shall be provided a minimum access drive of ten (10) feet in width, and where a turning radius is necessary, it will be of such an arc as to reasonably allow an unobstructed flow of vehicles. Parking aisles for automobiles shall be of sufficient width to allow a minimum turning movement in and out of a parking space. The minimum width of such aisle shall be: 1. For ninety (90) degree or perpendicular parking the aisle shall not be less than twenty-two (22) feet in width. 2. For sixty (60) degree parking the aisle shall not be less than eighteen (18) feet in width. 3. For forty-five (45) degree parking the aisle shall not be less than thirteen (13) feet in width. 4. For parallel parking the aisle shall not be less than eleven (11) feet in width. · E. Off-street parking facilities required for churches may be reduced by fifty (50) percent where churches are located in non-residential districts and within three hundred (300) feet of usable public or private off-street parking areas. Off-street parking facilities for trucks at restaurants, service stations, and other similar and related uses shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. Such truck spaces shall not be less than ten (10) feet in width and fifty-five (55) feet in length. F. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following requirements: 1. All off-street parking spaces and all driveways, except those in RC, AG, and R-lA districts, shall not be closer than ten (10) feet to any property line, except where a wall, screen or compact planting strip exists as a parking barrier along the property line. -129- �• • • • • •II I I ' ' ' 'I ' ' 'I Art.I c.l e 51. 0 - Off-Street Park.tog and ~oad.ing and On.load.ing-Requ.trements 2. No off-street parking spaces shall be located in the front yard setback or when the lot is a corner lot, the parking spaces shall not be located within the required setback of either street. 3. All off-street parking areas shall be drained so as to prevent drainage to abutting properties and shall be constructed of materials which will have a dust-free surface resistant to erosion • 4. Any lighting fixtures used to illuminate any offstreet parking area shall be so arranged as to reflect the light away from any adjoining residential lot or institutional premises. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins or faces property adjoining a residential lot or institution by a wall, screen, or compact planting not less than four (4) feet in height. Plantings shall be maintained in good condition and not encroach on adjoining property. 6. All off-street parking areas that make it necessary for vehicles to back out directly into a public road are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or two family dwellings. 7. Requirements for the provision of parking facilities with respect to two or more property uses of the same or different types may be satisfied if the permanent allocation of the requisite number of spaces designated is not less than the sum of individual requirements. 8. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses, computed in accordance with this ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except churches. G. For the purposes of determining off-street parking requirements the following units of measurement shall apply: -130- �• • • • •I I I I I I I I I I I I I I Art1cl e 5.1. O - Off-Street P8rk1ng 8nd ~oad1ng and Unlo8d1ngRequ1rements 1. FLOOR AREA - In the case of uses where floor area is the unit for deter mining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that such floor area need not include any area used for parking within the principal building and need not include any area used for incidental service storage installations of mechanical equipment, penthouses housing ventilators and heating systems, and similar uses. 2. PLACES OF ASSEMBLY - In stadiums, sport arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each eighteen (18) inches of such seating facilities shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together. 3. FRACTIONS: When units of measurement determining the number of required parking spaces result in requirement of a fractional space, any fraction shall be counted as one additional space. 4. The minimum required off-street parking spaces shall be set forth as follows. Automobile or Machinery Sales and Service Garages: one (1) space for each two hundred (200) square feet of showroom floor area plus two (2) spaces for each service bay plus one (1) space for each two (2) employees. Banks, Business and Professional Offices: One (1) space for each two hundred (200) square feet of gross floor area. Barber Shops and Beauty Parlors: One (1) space for each chair plus one (1) space for each employee. Bowling Alleys: Five (5) spaces for each alley. -131- �• • • • • • -I I I I I I I I Art1cle 51.0 - Off-Street PBrk1ng Bnd LoBd1ng Bnd OnloBd1ngRequ1rements Churches, auditoriums, stadiums, sport arenas, theaters, dance halls other than schools: one (1) space for each (4) seats. Dwellings (Single family): one (1) space for each family or dwelling unit . Dwellings (two family and multiple family) Two (2) spaces for each family or dwelling unit, Funeral homes and mortuaries: Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area, plus one (1) space for each fleet vehicle, whichever is greater. Furniture and appliance stores, household equipment and furniture repair shops: One (1) space for each four hundred (400) square feet of floor area. Hospitals: One (1) space for each bed excluding bassinets plus one (1) space for each two (2) employees. Hotels, motels, homes: lodging houses, tourist and boarding One (1) space for each living unit plus one (1) space for each two (2) employees. Automobile, gasoline service stations: One (1) space for each eight hundred (800) square feet of floor area plus one (1) space for each four (4) employees. Manufacturing, fabricating, processing and bottling plants, research and testing laboratories: One (1) space for each one and one-half (1-1/2) employees on maximum shift. -132- �I I I I I I I I I I I I I I I I I I I Art1cle 51.0 - Off-Street P4rk1ng 4nd Lo4d1ng 4nd Onload1ng Requ1rements Utility sub-stations: One (1) space for each employee on maximum shift. Medical a~d dental clinics: One (1) space for each one hundred (100) square feet of floor area plus one (1) space for each employee. Restaurants, beer parlors, taverns and night clubs: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. Roadside stands: Five (5) spaces for each attendant. Self-service laundry or dry cleaning stores: .,\ One (1) space for each two ( 2) washing and/or dry cleaning machines. Schools schools: private or public elementary and junior high One (1 ) space for each employee normally engaged in or about the building or grounds plus on€ (1) space for each thirty (30) students enrolled. Senior high schools and institutions of higher learning - private or public: One ( 1) space for each employee in or about the building or grounds plus one (1) space for each four ( 4) students. Shopping centers: 5.5 spaces per 1,000 square feet of gross leasab l e floor area. -133- �I I I I I I I I I I I I I I I I I I I Art.i cl e 51. O - Off-Street Pt1.rk.ing and Lot1.d.ing- and UnloB.d.ingRequ.irements Supermarket, self-service food and disco un t stores: One (1) space f a r each two hundred square feet of gross leasable floor area. Wholesale sales: One (1) space for each four hundred (400) square feet of floor area in wholesale sales, which area is not included in retail sales floor area. Retail sales in wholesale establishments: one (1) space for each two hundred (200) square feet of retail sales floor area. warehousing/storage: One (1) space for each one thousand (1,000) square feet of floor area. Material distribution center (truck terminal): One ( 1) space for automobile parking for each person employed on the premises, including truck drivers; one (1) space for each truck stored on the premises. Mini-warehouse (self-storage): One ( 1) space for each four ( 4) storage units equally distributed throughout the site; two (2) spaces for the manager's residence; one (1) space for each twenty-five (25) storage units, to be located at the office of the sto=age complex. Pharmacy, retail s~les of medical and dental supplies and medical/dental laboratories as provided by Section 33.03 C: o ne (1) space for each four hundred (400) square feet of floor area in such use, plus the parking space required for other uses o : the premises. 5. Where a use is not specifically mentioned the park~ ~ g requirements of a similar or related use shall apply. -134- �I I I I I I I I I I I I I I I I I I I Art.i.cle 51. 0 - Off-Street Parking a.nd Loa.ding and Onloa.ding-Requirements SECTION 51.02 - LOADING-UNLOADING REQUIREMENTS In connection with every building or part thereof hereafter erected, except single and two family dwelling unit structures, there shall be provided on the same lot with such buildings, c~f-street loading and unloading spaces for uses which customarily receive or distribute mate=ial or merchandise by vehicle. A. Plans and specifications showing required loading and unloading spaces including the means of ingress and egress and interior circulation shall be submitted to the zoning inspector for review at the time of application for a building permit for the erection or enlargement of a use or a nuilding or structure. B. Each off-street lo~ding-unloading space shall not be less than the following: 1. In any residential district a loading-unloading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than fourteen (14) feet in height. 2. In any commercial or industrial district a loadingunloading space shall not be less than ten (1) feet in width and fifty-five (55) feet in length and, if a roofed space, not less than fifteen (15) feet in height. c. Subject to the limitations of the next paragraph, a loading-unloading space may occupy part of any required side or rear yard; except the side yard along a side street in the case of a corner lot. In no event shall any part of a required front ya~d be occupied by such loading space. D. Any loading-unloading space shall not be closer than fifty (50) feet to any other lot located in any residential district unless wholly within a completely enclo~ed building or unless enclosed on all sides by a wall, fence or compact planti~g not less than six (6) feet in height. E. In the case of mixed uses on one lot or parcel the total requirer.,en ts for off-street 1 oading-un loading facilities shall be the sum of the various uses computed separately. -135! �I I I I I I I I I Art1cle 51.0 - Off-Street Park1ng and Load1ng and Unload1ngRequ1rements F. All off-street loading-unloading facilities that make it ne=essary to back out dir e ctly into a public road shall be prohibited. All maneuvering of trucks, autos and other vehicles shall take place on the site and not within a public right-of-way. G. Off-street loadin g -unloading requirements for residential (excluding single family dwellings), hotel, hospital, mortuary, public assembly, office, retail, wholesale, industrial or other uses similarly involving the receipt of distribution by vehicles, the uses having over five thousand (5,000) square feet of gross floor are c shall be provided with at least one (1) off-street loading-unloading space, and for every additional twenty thousand (20,000) square feet of gross floor space, or fraction thereof, one (1) additional loading-unloading space, the size of such loadingunloading space subject to the provisions of this ordinance. H. Where a use is not specifically mentioned, the requirements of a similar or related use shall apply. I I I I I I I I I I -136- �I I I ARTICLE 52 PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT (POD) DISTRICT I I I I I I I SECTION 52.01 - GENERAL PROVISIONS I SECTION 52.02 - CIRCULATION AND ACCESS I I I I I I I A. Continuing Applicability of Regulations - The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. such regulations shall be the continuing obligation of any subsequent interests in the land in a PU~ or parts thereof and shall not be changed Except as approved through amendment or revision procedures as set forth in Section 52.12, herein. B. Construction - No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned, or under zoning petition for, a PUD district classification, until the requirements of this article have been met. A. Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board. B. Exact lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Flanning Commission. All parts of a PUD shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be prov~ded in a PUD and may be a part of the sidewalk system. c. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-s~reet parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer. -137- �I I I I I I I I I I I I I I I I I I I Art.icle 52. 0 - Pl11nn.ing and .Development Regulat.ions for Planned On.it .Development (POD) .Distr.ict o. An individual dwelling unit in a single family or two family structure, or an individual townhouse buildi~g or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street. SECTION 52.03 - UTILITIES A. Each principal buildir.g shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw county Health Department. B. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted where shown on an approved area plan, site plan, or plat. c. Electrical, telephone, and cable television lines shall be placed underground, provided, however, that distribution lines may be placed overhead if approved by the Township Board. surface mounted equipment for underground wires shall be shown on final site plans, and shall be screened from view. SECTION 52.04 - OPEN SPACE REGULATIONS A. Buildings, parking lots, drives and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. B. Open space areas shall be conveniently located in relation to dwelling units. c. Open space areas shall have minimum dimensions which are useable for the functions intended and which will permit proper maintenance. D. The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as but not limited to, ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. -138- �II • • • • • '- Art.icle 52. 0 - Plann.ing and Development Regulat.ions for Planned Un.it .Development (PU.O} .O.istr.ict SECTION 52.05 - PARKING AND LOADING REQUIREMENTS The parking and loading requirements set forth in Article 51, herein, shall apply, except that the number of spaces required may be reduced. Width of parking spaces may be reduced to not less than nine (9) feet. The reductions shall be approved by the Township Board, upon recommendation of the Planning Commission, as a part of the area plan, and shall be based upon specific findings. The parking area saved by reducing the number or width of spaces shall be put into landscape/open space areas within the PUD. SECTION 52.06 - PHASING Development may be phased as delineated on the approved area plan, subject to the following requirements. A. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities. B. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD petition for recommendation to the Township Board with respect co this requirement. C. The Planning Commission may require, as part of a final site plan review of a phase of a PUD, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will no~ be exceeded when the subject phase is completed. Such rese=ved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. -139- �I I I II I I I I I I I I I I I I - Art1cle 52.0 - Pl8nn1ng 8nd Development Regul4t1ons for Pl8nned On1t Development (POD) D.istr.ict D. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. SECTION 52.07 - PETITION REQUIREMENTS A. Procedures 1. A petition for a PUD district may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The petition shall include an area plan and all information required in Section 59.04, herein. 2. The petition shall be filed with the Township Clerk who shall transmit copies of the petition to the Flanning Commission secretary. The petition shall be filed at least two (2) weeks prior to the Planning commission meeting at which it is to be first considered. 3. The Planning Commission shall hold a public hearing on the petition. Notice of the public hearing shall be given as required for zoning amendments, as set forth in Article 59, herein. 4. At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: a. b. c. d. e. f. The general character and substance. Objectives and purposes to be served. Compliance with all applicable Township ordinances, regulations, and standards. Scale and scope of development proposed. Devel8pment schedules. compliance with the adopted general development plan of Pittsfield Township. The Planning Commission may also require that the petitioner provide information at the public hearing concerning economic feasibility of the proposed uses; community impact, in terms of streets and traffic, schools, recreation facilities and costs/revenues for the Township; and environmental impact. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models or other materials, and in the form of testimony by -140- �I I I I I I I I I I I I I I I I I I I Art.le-le 52. 0 - Plann.ing and oevelopment Regulat.ions for Planned Un.it Oevelopment (POD) D.istr.ict experts, as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning commission and other Township officials. 5. The Township Planning Commission shall undertake a study of the petition and shall submit a report thereon to the Township Board within ninety-five (95) days of the filing date. This report shall contain the Planning Commission's analysis of the petition, findings regarding standards, suggested conditions of approval, if applicable, and its recommendations. 6. The Township Board shall review the petition and the reports of the Township and County Planning Commissions thereon, and shall approve or deny the petition. The Township Board shall attach appropriate conditions to its approval of a PUD petition, including conditions concerning expiration dates, aa providej in Section 52.14, herein. B. Information Required for the Area Plan 1. An area plan for a PUD consisting of eighty (80) acres or less shall contain the following information: a. Density of use for each use area of the site. b. Location, size and uses of open space. c. General description of the organization to be utilized to own and maintain common areas and facilities. d. General description of covenants or other restrictions; easements for public utilities. e. Description of the pe~itioner's intentions regarding selling or leasing of· land and dwelling units. f. Description of all proposed uses. g. General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features. -141- ' ' I �I I I I I I I I 1. I I I I I I I I I I Article 52.0 - Planning and Development Regulations for Planned Unit .Development (PU.D} District h. Delineation of areas to be plattec under -he Subdivision Control Act. Location and description of side; dimensions i. and areas. j. General topography; soil information. k. Scale, north arrow, date of plan. 1. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. m. General description of proposed water, sanitary sewer and storm drainage systems. n. Existing natural and man-made features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements. o. All adjacent property in which the petitioner and owners of land ir. the PUD have any ownership interest. p. Proposed buildings/structures - location, outline, general dimensions, distances between, floor area, number of floors, height, number and type of dwelling units (where applicable ) . q. Proposed streets/drives - general alignment, right-of-way, surface type and width. r. Proposed parking - location and dimensions of lots, spaces, and aisles; angle of spaces; number of spaces; surface type. s. Delineation of required yards; dwelling unit schedule, density, and lot area per dwelling unit, for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips. t. Delineation of areas of cutting and filling. -142- �I I I I I I I I I I I I I I I I I I I Article 52. 0 - Pl11nn.i.ng and Development Regulat.i.ons for P.lanned Unit Development (PUD) D.i.str.i.ct u. Location and area of development phases; building program for eac~ phase, prcject ~j schedule of development, by phase. 2. An area plan for a PUD consisting of more than eighty (80) acres shall contain the information as required in Section 52.07 Bl (a) through (o), preceding, and the following information: a. Location, type, and i~nd area of each proposed land use: dwelling unit density (dwelling units per acre). b. General location, function, 5Urface w~dth, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. c. General location of proposed parking areac and approximate number of spaces to be provided in each area. d. Location and area of each development phase; summary of land use information as required in Section 52.07 B2 (a) preceding, for each phase. c. standards for Petition Review The Planning commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the followins standards. 1. The proposed development shall conform to the adopted general development plan, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted general development plan. 2. The proposed development shall conform to the intent and all regulations and standards of a PUD district. 3. The proposed development shall be adequately served by public facilities and services such as but not limited to streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or -143- �I I I I I I I I I I I I I I I I I I I Art1cle 52.0 - Plann1ng and Development Regulat1ons for Planned Un1t Development (PUD) D.istr1ct agencies responsible for the proposed development shall be able to properly provide such facilities and services. 4. Common open space, other common properties and f~cilities, individual properties, and all other elements of a PUD are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably relatej to each other, the site, and surrounding lands. 5. The petitioner shall have made provision to assure that public and common areas will be or have been irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured. 6. Traffic to, from, and within the site will not be hazardous or inconvenient to the project or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things; convenient routes for pedestrian traffic; relationship of the proposed project to main thoroughfares and street intersections; and the general characte~ and intensity of the existing and potential development of the neighborhood. 7. The mix of housing unit types and densities, and the mix of residential and non-residential uses, shall be acceptable in terms of convenience, privacy, compatibility and similar measures. 8. The Planning commission shall determine, where applicable, that noise, odor,light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses. 9. The proposed development shall create a minimum disturbance to natural features and land forms. 10. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan -144- I, �I I I I I I I I I I I I I I I I I I Art1cle 52.0 - Plann1ng and ve~~lopment Regulat1ons for Planned Un1t .Development (PU.D) D.i.s::r1ct shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 11. Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. D. Effect of Approval of Petition Approval of the petition by the Township Board shall have the following effects: 1. Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition shall not be changed within the time periods provided in Section 52.13 and 52.14, he~ein. 2. Approval of an area plan shall indicate acceptance of uses, building locations in the case of a PUD of eighty (80) acres or less in area, layout of streets, dwelling unit cour.t and type, floor areas, densities, and all other eleme .. ts of the area plan. 3. Approval of an area plan of eighty (80 ) acres or less in area shall authorize the petitioner to file an application for final si~e plan approval for all or the first phase of the development shown on the approved area plan. such approval shall also authorize construction to begin for site improvements such as streets and drives, parking lots, grading, installation of utilities, and building foundations, provided the Planning Commission gives permission for such construction, and provided that all required permits have been issued are are in effect. No other construction may commence until a final site plan has been approved by the Planning Commission. Grading, tree removal and other changes in existing topography and natural features shall be limited to the minimum required ~o permit construction as authorized in this sub-section. Construction shall be limited to those elements whose location, size, alignment and similar characteristics will not be subject to change in the review of a final site plan or plat within the PUD. -145- �I I I I I I I I I I I I I I I I I I Art1c.le 52. 0 - Plann1ng t!lnd Development Regult!lt1ons for Planned Dn1t Development (PUD} D1str1ct 4. Approval of an area plan of mor e than eighty (80 ) acres shall authorize the petitioner to file an application for review of a preliminary (sketch) plan for each phase of the proposed development. No construction shall begin within any phase until a preliminary site {sketch) plan is approved as required herein, and in accordance with Article 55, herein. 5. Approval of an area plan by the Township Board shall authorize the applicant to file an application for review of a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's subdivision control ordinance for all or part of the area within the PUD which is to be platted. 6. No deviations from the area plan approved by the Township Board, or from any condit i on of approval, shall be permitted except through amendment or revision, as provided in this article. SECTION 52.08 - PRELIMINARY SITE (SKETCH) PLAN REQUIREMENTS A preliminary site (sketch) plan sha l l be submitted for each phase of development as delineated on the approve area plan for PUD's consisting of more than eighty (80) acres of land area. Preliminary site (sketch) plans shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55, herein. Preliminary site plans shall conform to the appro v ed area plan and all conditions attached thereto. SECTION 52.09 - FINAL SITE PLAN REQUIREMENTS A final (detailed ) site plan shal l be submitted for approval for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed in accordance with, and shall meet all provision of Article 55, herein. Final (detailed) site plans shall conform to the approved area plan and to all conditions attached thereto or to the approved preliminary site (sketch) plan, whichever is applicable. SECTION 52.10 - SUBDIVISION PLATS A. A preliminary or final site plan shall not b e required for a n y part of a PUD which is to be platted f Gr single fami l y de t ached residential development. -146- �I I I I I I I I I I I I I I I I I I I Art.ic.le 52. 0 - P.l11nn.ing 11nd Deve.lopment Regul11t.ions for Planned Un.it Deve.lopment (POD) D.istr.ict B. Plats shall conform t c the apprcved a~ s a plan and al l conditions attached thereto. c. Subdivision plats s hall meet all requirements of the Pittsfield Township subdivision ordinance. SECTION 52.11 - COMMON AREAS AND FACILITIES A. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan, on the preliminary site (sketch) plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). B. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement is provided in lieu of dedication. c. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township attorney for review before the Township Planning Commission approves a final (detailed) site plan or the Township Board a~proves a final plat. SECTION 52.12 - AMENDMENT AND REVISION A. A developer may request a change in an approved area plan, an approved preliminary site (sketch) plan, or an approved final (detailed) site plan. A change in an approved area plan, or a change in an approved preliminary or final site plan which results in a major change, as defined in this section , in the approved area plan, shall require an amendment to the approved area plan. All amendments shall follow the procedures herein required for original submittal and review of a petition for PUD zoning. A change which results in a minor change as defined in this section shall require revision to the approved plan and approval by the Planning Commission. B. A request for a chan ~e in an approved plan shall be made in writing to the Plar. ~ ing Commission a n d shall clearly state the reasons therefor. Such reasons may be based upon considerations such as but not limited to changing social or economic conditions, potential imp rovements i n layout or design features, unforeseen difficulities, technical causes, s it e conditions, state or federal projects and installa-147- �I I i I I I I I I I I I I I I I I I - Art.icle 52. 0 - Planning and Development Regulll.t.ions for Pl11.nned Un.it Development (POD} D.istr.ict tions, and statutory revision ~ . The Planning Commission, upon finding such reasons and request reasonable and valid, shall so notify the applicant in writing. Following p2yment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. c. The following changes shall be considered major, for which amendment is required: 1. Change in concept of the development. 2. Change in use or character of the development. 3. Change in type of dwelling unit as identified on the approved area plan. 4. Increase in the number of dwelling units (density). 5. Increase in non-residential floor area of over five (5) percent. 6. Increase in lot coverage or FAR of the entire PUD of more than one (1) percent. 7. Rearrangement of lots, blocks, and building tracts. 8. Change in the character or function of any street. 9. Reduction in land area set aside for common open space or the relocation of such area(s). 10. Increase in building height. D. A developer may request approval of minor changes, as defined in this section, in an approved area plan, approved preliminary site (sketch) plan, where applicable, or an approved final (detailed) site plan. The Planni~g Commission shall notify the To~~ship Board an d other applicable agencies of its approval of such minor changes. E. Minor changes shall include the following: 1. A change in residential floor area. An increase in non-residential floor area of five ( 5) percent or less. 2. -148- �I I I I I I I I I I I I I I I I I I I Art1cle 52. 0 - Plann1ng 11nd .Development Regulat.ions for Planned On1t Deve.lopment (PUD) D.istr.ict 3. Min~r variations in layout which do not constitute major changes. An increase in lot or FAR of the entire PUD of one (1) percent or less. 4. 5. A change in phasing of development. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with · this section. The burden shall be on the applicant to show good cause for any requested change. F, SECTION 52.13 - EXPIRATION OF PLAN APPROVALS A. hn area plan or a preliminary site (sketch) plan, where applicable, shall expire eighteen (18) months after approval unless a final (detailed) site plan for the first phase of the project, or for the entire property in the PUD if development is not to occur in phases, is submitted to the Planning· Commission for approval. Thereafter the final site plan for each subsequent phase shall be submitted to the Planning Commission for review and approval within two (2) years of the date of approval of the immediately preceding final site plan. B. A final site plan for the entire PUD, or all final site plans for phases thereof, shall have received approval by the Planning Commission within three (3) years of tne date of the Board approval of the PUD, in the case of a PUD of eighty (80) acres or less in area. All final plats in a PUD shall have been approved and re~orded within the preceding time periods. C. Expiration of an approved area plan, or preliminary site plan, where applicable, as set forth in Section 52.13 A, preceding, and failure to obtain approval of final site plans and final plats as provided in Section 52.13 A and B, preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirement for original application. Expiration shall also au~horize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. -149- �I I I I I I I I I I I I I I I I I I I Article 52.0 - Planning and Development Regulations for Planned Un.it Development (POD} D.i.str.i.ct D. An approved final site plan shall expire as provided in Article 55, herein. E. Development shall be diligently pursued to completion, and shall be completed with two (2) years of the date of approval of a final site plan. F. If an approved area plan or an approved final site plan has expired as set forth in this section, no permits for development or use of the property shall be issued until the applicable requirements of this section have been met. G. The Township Board may, at anytimE following three (3) years after the date of approval of a PUD of eighty (80) acres or less, or five (5) years after the date of approval of a FUD of more than eighty (80) acres, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of a PUD distric~ to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed. SECTION 52.14 - CONDITIONS-EXPIRATION OF APPROVALS The Township Board shall include as a condi~ion of approval of each petition for a PUD, expiration dates as set forth in section 52.13, herein, or such later expiration dates as the Township Board may approve. SECTION 52.15 - EXTENSION OF TIME LIMITS Time limits set forth in this article may be extended upon showing of good cause, and by written agreement between the applicant and the Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of preliminary and final site plans. SECTION 52.16 - AS-BUILT DRAWINGS As-bu:lt drawings shall be provided in accordance with Article 55, herein. SECTION 52.17 - PERFORMANCE GUARANTEES Guarantees to assure completion of site improvements shall be provided in accordance with Article 55, hereir.. -150- �I I I I I I I I I Art1cle 52. O - Planning and Development Regu.lc1.t1ons for Plc1nned Unit Development (POD) D1strict SECTION 52.18 - VIOLATIONS A. A violation of an approved area plan, preliminary site (sketch) plan, final (detailed) site plan, and conditions of approval, shall be grounds for the Township Board to order that all construction be stopped and that building permits and certif.icates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. B. Violations of any plan approved under this article, or failure to comply with any requirement of this article, including conditions attached to an approved plan, shall be considered a violation of this ordinance, as provided in Article 58, herein. I I I I I ''- -151- �ARTICLE 53.0 SIGN REGULATIONS SECTION 53.01 - PURPOSE j I I I I I I I I I I '- The purpose of this section is to regulate on-~ite signs and outdoor advertising so as to protect the health, safety and general welfare, to protect property values, and to protect the character of the various neighborhoods in Pittsfield Township. The principle features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any s j gn placed on land or on a building for the purposes of identification or for advertising a use conducted on the premises shall be deemed an accessory use. It is intended tnat the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other thing, to avo~d excessive competition and clutter among sign displays. outdoor advertising signs ( billboards) which advertise products or businesses not connected with the site or building on which they are located, are deemed to constitute a principle use of a lot. SECTION 53.02 - DEFINITIONS A. Abandoned Signs A sign which no longer advertises or identifies a business, lessor, owner, or activity conducted upon or product available on the premises where such sign is displa y ed. B. Billboard See "Outdoor Advertising Signs." c. Business Center A group of two or more stores, offices, research or manufacturing facilities which collectively have a name different than the name of any of the indi vi dual establishments and which have common off-street parking and ent~ance facilities. D. Canopy or Marq u ee Signs Any sign attached to or constructed within or on a canopy or marquee. -152- �Art1c1e 53.0 - S1gn Regu14tlons E. I I I I I I District zoning district as established by the Pittsfield Township zoning ordinance. F. Free standing Signs A sign supported by a structure independent of any other structure. G. Height of Signs The vertical distance to the top edge of the copy area or structure, whichever is higher, as measured from the adjacent street grade. H. Identification Signs A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise. Such signs shall be located only on the premises on which the firm or major enterprise is situated, or on which the principal product is offered for sale. I I I I A sign other than an on-site sign. I K. '- I. H. Off-site Signs (Off-premises signs) on-site Signs (On-premises sign) A sign which advertises or identifies only goods, services, facilities, events or attractions on the premises where located. outdoor Advertising Signs A sign, including billboards, on which the written or pictorial information is intended to advertise a use, product, service, goods, event or facility located on other premises, and which is intended primarily for advertising purposes. -153- �I I I I I I I I I I I I I I -I Art1cle 53.0 - S1!fl1 RegulatJons L. Signs Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, work, model, banner, emblem, insignia, device, code mark or other representation used as or in the nature of, an announcement, advertisement, direction or designation, of any person, firm, organization, place, commodity, service, business, profession, or industry, which is located upon any land or in any building, in such a manner as to attract attention from outside the premises. Except signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers or names of occupants of premises. M. Temporary Signs A sign that is intended to be displayed for a limited period of time. N. Wall Signs A sign attached to or erected against the wall of a building with the face in a plane pnrallel to the plane of the building wall. o. Window Signs A si-gn installed on or in a window for purposes of view!ng from outside the premises. This term does not include merchandise located in a window. P. Portable Signs Any sign building. not permanently attached to the ground or a SECTION 53.03 - GENERAL SIGN REGULATIONS The following regulations shall apply to all signs in Pittsfielc Township. -154- �I I I I I I I I I I I I I I I I '- Art.icle SJ. 0 - S.ign Regul11t.ions A. Illuminated Si~ns 1. Residential Districts - Only indirectly illuminated signs shall be allowed in any =esidential district provided such sign is so shielded as to prevent direct light rays from being visible from the public rightof-way or any adjacent residential property. 2. Commercial, Wholesaling-Warehouse, Office, Research Development and Industrial Districts- Indirectly or internally illuminated signs are permitted providing such sign is so shielded as to prevent direct ~ight rays from being visible fr om the p--blic right-of-way or any adjacent residential property. 3. No sign shall have blinking, flashing or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operating as to create an appearance of writing or printing, except that movement showing date, time and temperature exclusively may be permitted. Nothing contained in this ordinance shall be construed as preventing use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes except as provided in section 53.10 B. Measurement of Sign Area The area of a sign shall be computed as including the entire area within a regular geometric form or combination of such forms comprising all the display area of the sign and including all of the elements of the matter displayed. Frames and structural members not bearing copy or display material shall not be included in computation of sign area. Where a sign has two or more faces, the area of all faces shall be included in determining the area of the sign, except that where two such faces are placed back to back, parallel to one another, and less than twenty four (24) inches apart, the area of the sign shall be the area of one face. C. Height of Signs No free standing sign shall exceed a height of twenty-five (25) feet. -155- �I I I I I I I I I I I I I I I - Art1cle 53.0 - S1gn Regu1Bt1ons D. Setback Requirements for Signs Except where specified otherwise in this ordinance, all signs shall be set back a minimum of one-half (1/2) the yard requirements for the district where located. E. corporate or other business flags shall be permitted in commercial, office, wholesale and warehousing, research and development, and industrial zoning districts, subject to the following regulations: 1. The flags shall be located on the same lot as the business building or use. 2. Notwithstanding provisions in Section 56.06 c & D, herein, business flags shall meet the yard requirements for signs and the heigh~ limits for structures in the zoning district in which located. 3. The maximum permitted area of a business flag shall be as follows: Maximum Permitted Flag Area Pole Height 35 ft. & over 40 square feet 26 - 30 feet 24 square feet 21 - 25 feet 15 square feet 20 fe et and under 6 square feet The area of each business flag shall not be included in the total sign area permitted on the lot. 4. Not more than one business flag shall be permitted for each public road frontage of the lot on which the business building or use is located. SECTION 53.04 - SIGNS PERMITTED IN ALL DISTRICTS Subject to the other conditions of this ordinance , the following signs shall be permitted anywhere within Pittsfield Township. A. Off premise signs which bear names, information and emblems of service clubs, places of worship, civic organizations, and quasipublic uses shall be permitted on private property with permission of the Township Board. Each sign shall not be mere than three (3) square feet in area, shall -156- �I I I I I I I I I I I I I I I I - Art1cle 53.0 - S1gn Regulat1ons not exceed a height of eight (8) feet, and shall be set back a minimum of ten (10) feet from the property line. All signs shall be consolidated within a single frame, if more than one sign is placed at one location. B. Signs which direct traffic movement onto or withir. a property and which do not contain any advertising copy or logo, and which do not exceed (8) square feet in area for each sign. Horizontal directional signs on and flush with paved areas may exceed eigr.t (8) square feet. A directional sign shall be located on the property to which it is directing traffic and shall be located behind the front right-of-way line. c. One church announcement bulletin shall be permitted on any site which contains a church regardless of the district in which located, provided said bulletin does not exceed twenty-four (24) square feet in area and a height of six (6) feet, and is set back a minimum of ten (10) feet from the property line. When a church has an identification sign as permitted elsewhere in this ordinance, an announcement bulletin shall not be permitted. SECTION 53.05 - PROHIBITED SIGNS A. Miscellaneous Signs and Posters Tacking, pasting, or otherwise affixing of signs or posters visible from a pu..:,lic way except "no tre_spassing", "no hunting", "beware of animal", warning of danger signs, and other legal postings as required by law, located on the walls of buildings, barns, sheds, on trees, poles, posts, or fences is prohibited. B. Banners Banners, pennants, search lights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons, or other gas-filled figures are prohibited except as provided in Section 53.10 G. c. Swinging Signs Signs wh:ch swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment are prohibited. -157- �I I I I I I I I I I I I I I I j -I Az·t.Jcle SJ. 0 - S.ign Re!TlJl4t1ons which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersectio~. 3. Signs which contain statements, words or pictures of an obscene, pornographic or immoral character. 4. Signs which are painted directly on to the wall, or any other structural part of a building. 5. Signs which are painted on or attached to any fence or any wall which is not structurally a part cf a building, except to identify a residence. 6. Signs which emit audible matter. 7. sound, odor, visible Roof signs. SECTION 53.06 - PERMITTED SIGNS IN RECREATION-CONSERVATION AND AGRICULTURE DISTRICTS A. One sign advertising the type of farm products grown on a farm premises. such sign shall not exceed twelve (12) square feet in area. B. One identification sign shall be permitted for each public street fro11tage having a curb cut for a vehicle en~ trance, for a school, church buildin q or other authorized use or lawful non-conforming use except home occupation. Where a church has an announcement bulletin as permittec in Section 53.04 C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area. C. One identification sign is permitted for a home occupation. The sign shall not exceed three (3) square feet in area and shall be attached flat against the front wall of the building. SECTION 53.07 - PERMITTED SIGNS IN RESIDENTIAL DISTRICTS A. one identification sign shall be permitted for each public st~eet frontage, for a subdivision, multiple family building development or mobile home park. Each sign shall not exceed eighteen ( 18) square feet in area. One addicional sign advertising "For Rent" or "Vacancy" may be placed on each public street frontage of a rental residential development provided that such sign shall not exceed -159- ,,I �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regu1Bt1ons three (3) square feet in area and is incorporated into the identification sign. Each sign shall be located behind the right-of-way · line of any public street. B. one identification sign shall be permitted for each public s~reet frontage having a curb cut for a vehicle entrance for a school, church, public building, or other authorized use or lawful non-conforming use except home occupations. Where a church has an announcement bulletin as permitted in Section 53.04 c herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area or eight (8) feet in height. c. One identification sign is permitted for a home occupation. The sign shall not exceed three (3) square feet in area and shall be attached flat against the front wall of the building. SECTION 53.08 - PERMITTED SIGNS IN COMMERCIAL, OFFICE, WHOLESALE AND WAREHOUSING, RESEARCH AND DEVELOPMENT, AND INDUSTRIAL DISTRICTS on-site canopy or marquee signs, wall signs, and free standing signs are allowed in all C-1, C-2, C-3, 0-1, W-1, R-D, I-1, and I-2 districts subject to the following conditions: h. Signs permitted for single buildings on developed lo~ er group of lots developed as one lot, not in a business center subject to Section 53.08 B. 1. AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as two (2) square feet of sign area for each one (1 ) linear foot of building length which faces one public street. The maximum area for all exterior on-site signs for each developed lot shall be two hundred (200) square feet. No free standing identification sign shall exceed one hundred (100) square feet in area. No exterior wall sign for businesses wi~hout ground floor frontage shall exceed twenty-four ( 24) square feet in area. 2. NUMBER - Each developed lot shall be permitted two ( 2) exterior on-site signs. For every developed lot which is located at the intersection of two collector or arterial streets as classified in the adopted corn-160- �I I I I I I I I I I I I I I I I - Article 53.0 - Sign Reguldtions prehensive plan, three ( 3 ) exterior on-site signs shall be permitted. Only one free standing identification sign shall be permitted on any single street. All businesses without ground floor frontage shall be permitted one combined exterior wall sign, in addition to the number of signs allocated to the developed lot. The total area of all exterior signs shall not exceed the total sign area permitted in Section 53.08 A 1. B. Signs permitted for a shopping center, office park, industrial park, or other integrated group of stores, commercial buildings, office buildings or industrial buildings, not subject to Section 53.08 A. 1. FREE STANDING SIGNS - Each business center shall be permitted one free standing identification sign for each collector or arterial street as classified in the adopted comprehensive plan that it faces. Each sign shall state only the name of the business center and the major tenants located therein. The sign area ~hall be determined as one (~) square foot for each one ( 1) linear foot of building which faces one public street. The maximum area for each free standing sign shall be two hundred (200) square feet. Tenants of a business center shall not be permitted individual free standing identification signs. 2. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one exterior wall sign. The area for such an exterioL wall sign shall be computed as one (1) square foot for each one (1) linear foot of building frontage occupied by the business. All businesses without ground floor frontage shall be permitted one combined exterior wall sign not more than twenty-four ( 24) square feet in area. c. Window signs shall be permitted and shall not be included in total sign area computation if said signs do not occupy more than twenty-five (25) percent of the total window area of the floor level on which displayed or exceed a total of two hundred (200 ) square feet for any one building. If window signs occupy more than twent y -fi v e ( 25 ) percent of said ~indow area or exceed a total of two hundred ( 200) squarE feet for any one building, they shall be treated as exterior signs and shall conform to Section 53.08 A.land 53.08 B.2. -161- �I I I I I I I I I I I I I I I I -I Art1cle 53.0 - S1!J11 Begulat1ons D. A time and temperature sign shall be permi t ted in addition .to the above conditions provided that ownership identification or advertising copy does not exceed ten percent (10%) of the total sign area and further provided that the total area of the sign does not exceed thirty (30) square feet. E. No canopy or marquee sign shall extend into a public right-of-way except by variance granting by the Zoning Board of Appeals. In granting such a variance the Board of Appeals shall assure that the requirements of Section 60.04 of this ordinance are complied with; that the minimum cleara~ce of such sign is eight (8) feet measured from the sidewalk surface to the bottom edge of the sign; and that the sign does not obEtruct pedestrian or vehicula~ view. F. In addition to the provisions of Section 53.08 A and B above, an automobile service station may have one additional sign for each public street frontage having a curb cut for a vehicle entrance, for the purpose of advertising gasol ' ne prices and other services provided on the premises. Sa i d sign shall be mounted on a free standing structure or on the structure of another permitted sign, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Said sign shall not exceed eight (8 ) square feet in area and shall not advertise the brand name of gasoline or other materials sold on the premises. SECTION 53.09 - SIGN REGULATIONS outdoor advertising signs (off-site signs). A. outdoor advertising signs shall be permitted only on parcels abutting interstate highways, freeways and other primary highways in c-3 and I-2 districts provided that such a sign shall not be placed on a parcel having any other structure within 100 feet of the sign, and no other structure shall be p l aced on the parcel within 100 feet of the sign, except that minimum distances from other outdoor advertis~ng signs shall be regulated as set forth in Section B follow in g; and that a sign shall not be located within 50 feet of any b oundary of such par c el. B. Where two (2) or more outdoor advertising signs are located along the frontage of an y f~eewa y , the y shall not be less than twenty fi v e hundred ( 2 , 500 ) feet apart. When two ( 2 ) or more outdoor advertis in g signs are located along the front a ge of any primary highway ot h er than freew a ys, they shall be not less than seventeen hundred ( 1,700) feet apart. -162- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons A double face (back to back) or av-type structure shall be considered c ~ingle sign provided the two faces are not separated by more than two (2) feet, or the interior angle does not exceed twenty (20) degrees, whichever is applicable. c. The total surface area, facing in the same direction, of any outdoor advertising sign, shall not exceed three hundred (300) square feet. S1gns may be single or double faced and shall contain no more than two faces, or panels. D. outdoor advert~sing signs shall not exceed twenty (20) feet in height from ground level. The permitted height may be increased to forty (40) feet by t~e zoning inspector if it can be shown that excessive grades, building interference, bridge obstruction, and similar conditions obstruct views of the sign. E. Outdoor advertising signs shall not be erected on the roof of any building, nor have one sign above another. F. A sign structure shall not be permitted adjacent to or within five hundred (500) feet of an interchange, an intersection at grade, or a safety roadside rest area. The five hundred (500) feet shall be measured from the point of beginning or ending of pavement widening at the exit from or entrance to the main traveled way. SECTION 53.iO - TEMPORARY SIGNS Unilliminated on-site tempo~ary exterior signs may be erected in accordance with the regulations of this section. A. In single family and two family districts one sign for each public street frontage advertising a recorded subdivision or development shall be permitted. Each sign not to exceed eishteen (18) square feet in area. Each sign shall be removed within one year after the sale of ninety (90) percent of all lots or units within said subdivision or development. B. In multiple family districts one sign on each putlic street frontage of a new multiple family development advertising the new dwelling units for rent or sale, not t o exceed eighteen (18) square feet in area shall be permitted. Each sign shall be removed within sixty (60) days of the initial rental or sale of seventy ( 70) percent of the dwelling units within the development. -163- �I I I I I I I I I I I I I I I I ' '- Art1cle 5J.O - S1gIJ Regv1Bt1ons C, One identification sign shall be permitted for all bu~lding contractors, one for all professional design firms and one for all lending i~stitutions on sites under construction, each sign not to exceed six (6) square feet in area, with not more than a total of three (3) such signs permitted on one site. If all building contractors, professional design firms and lending institutions combine together in one identification sign such sign shall not exceed twenty-four (24) square feet in area with not m0re than one sign permitted on one site. Signs shall have a maximum height of ten (10) feet and shall be confined to the site of construction, construction shed or construction trailer and shall be removed within fourteen (14) days after the issuance of a certificate of occupancy. D. Temporary real estate direction signs, not exceeding th re e ( 3 ) sq u a r e f e e t 1 n a r e a an d f o u r ( 4 ) i n n u mb e r , showing directional arrow and placed back of the property line, shall be permitted on approach routes to an open house, only for day of open house, Signs shall not exceed three (3) feet in he~ght. E. Temporary signs announcing any annual or semi-annual public, charitable, educational or religious event or function, located entirely within the premises on which the event or function is to occur shall be permitted. Maximum sign area shall not exceed twenty-four (24) square feet. Signs shall be allowed no more than twenty-one (21) days prior ~ o the event or function and shall be removed within seven ( 7) days after the event or function . If building mounted, signs shall be flat wall signs and shall not project above che roof line. If ground mounted, si~ns shall not exce e d six (6 ) feet in height. Signs shall be set back in accordance with Section 53.03 D of this ordinance. F. In residential districts one (1 ) temporary real estate "For Sale", "For Rent", or "For Lease" si g n, located on the property and not exceeding six (6) square !eet in area shall be permitted. In all other zoning districts one (1) sign of this type shall be permitted provided it does not exceed thirty-two (32) square feet in area and is set back in accordance with Section 53.03 D of this ordinance. If the lot or parcel has multiple frontage o~e additional sign not exceeains six (6 ) square feet ~n area in residential districts c= thirty-~wo (~ 2 ; square feet in area in all other districts shall be perm!tced. Under no circumstances shall more than two (2) such signs be permitted on a lot or parcel. Such signs shall be removed within seven (7) days -164- �I I I I I I I I I I I I I I I I I ' Article 53.0 - Sign Regulations following the sale, rent or lease. In no case shall a sign list the sale, rent, or lease of a building wh i ~h is not located on the property on which the sign i s located. G. Banners, pennants, search lights, balloons, or other gas filled figures are permitted at the opening of a new business in a commercial or industrial district for a period not to exceed fourteen (14) consecutive days. such signs shall not obstruct pedestrian or vehicular view. SECTION 53.11 - EXEMPTED SIGNS The following types of signs are exempted from all provisions of this ordinance, except for construction and safety regulations and the following standards: A. Signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer, in the performance of a public duty, such as directional sigr. s , regulatory signs, warning signs, and informational sign s . B. Political campaign signs announcing candidates seeking public political ·office and other data pertinent thereto except as prohibited in Section 53.03 A. c. Names of buildings, date of erection, monument citations, commemorative tablets, and the like, when carvet into stone, concrete, or similar material or made of ether permanent type construction and made an integral part of the structure. SECTION 53.12 - NONCONFORMING SIGNS Nonconforming signs shall not: A. Be re-established after the activity, business or usage to which it relate s has been discontin ued for ninety ( 90 ) days or longer. E. Be structurally altered so as to prolong the life of the sign or so as to change the shape, size, type or design of the sign. c. Be re-established after damage or destruction, if the estimated e xpense of reconstruction exceeds fifty ( 50 ) percent of the replacement cost as determined by the building inspector. -165- �I I I I I I I I I I I I I I I I I I Art1cle 5J.O - S1g-n Begulat1ons SECTION 53.13 - PERMITS AND FEES A. Application for a•permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property, or his authorized agent, to the Township zoning inspector, by submitting the required forms, fees, exhibits and information. Fees for sign permits for all signs erected pursuant to Section 53.04, 53.06, 53.07, 53.08, 53.09 and 53.10 shall be established by resolution of the Township Board. B. An ~pplication for following: a sign permit shalJ contain the 1. The applicant's name and address in full, and a complete description of his/her relationship to the property owner. 2. If the applicant is other than the property owner, the signature of the property owner concurring in submittal of said appli.cation is required. 3. The address of the property. 4. An accurate scale drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 5. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. c. All signs shall be inspected by the Township zoning inspector for conformance to this ordinance prior to placement on the site. Foundations shall be inspected by the buildiDg inspector on the site prior to pouring of the concrete for the sign support structure. D. A sign permit shall become null and void i: the work for which the permit was issued has not been completed with a period of six (6) months after the date of the permit. Said si~n permit may be extended for a period of thirty (30) days upon request by the applicant and approval of the zoning inspector. E. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or size change is made, shall not require a sign permit. -166- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons F. Signs for which a permit is required shall be inspected periodically by the zon~ng inspector fo: compliance with this ordinance and other laws of Pittsfield Township. SECTION 53.14 - AUTHORIZED SIGN CONTRACTORS Every person, before engaging or continuing in the business of erecting or repairing signs in Pittsfield Township shall obtain an annual sign contractors license. To obtain said license the contractor shall first furnish the Township a public liability insurance policy in the amount of fifty thousanc. ($50,00 0 } dollars for injury to one person and one hundred thousand ($100,000) dollars for injury to more than one pe~son and property damage insurance in the amount cf twe ~ ty-five thousand ($25,000} dollars for damage to p1opLr~ y . In lieu of an insurance policy as herein required, a contractor may present procf satisfactory to the Township Board that the said contractor is financially capable of self-insurance in the above amounts. Said license shall terminate upon the expiration of the insurance policy unless evidence of renewal is filed with the Township Clerk. SECTION 53.15 - REMOVAL OF SIGNS A. The zoning inspector shall order the removal of any sign erected or maintained in violation cf th~s ordinance except for legal nonconforming signs. Thirty (30} days not : ce ir. writing shall be given to the owner of such sign or of the building, structure, or premises on which said sign is located, to remove the sign or to bring it into compliance with the ort~nance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign immediately and without notice if it reasonably appears that the condition of the sign is such as to present an immediate threat to the safety of the public. Any cost of removal incurred by the Township shall be assessed to the owney of the property on wh ich such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge will be a lien on the property. B. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty ( 30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee :ails to remove the sign, the Township shall remove it in accordance with the provisions stated in Section 53.15A preceding. These removal provisions shall not apply where a subsequent owner of lessee conducts the same type of business and -167- �I I I I I I I I I I I I I I I I I I I Art1cle 53.0 - S1gn Regulat1ons agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. -168- �I I I I I I I I I I I I I I I I I I I ARTICLE 54.0 PERFORMANCE STANDARDS SECTION 54.01 - GENERAL PROVISIONS No parcel, lot, building or structure in any district shall be used or occupied in any manner so as to create any dangerou s , injurious, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area o= adjoining premises provided that any use permitted by this ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance requirements. SECTION 54.02 - FIRE HAZARD Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. SECTION 54.03 - RADIOACTIVITY OR ELECTRICAL DISTURBANCE No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the c~eator of such disturbance. SECTION 54.04 - VIBRATION No vibration shall be permitted which is d~scernible without instruments on any adjoining lot or property. SECTION 54.05 - SMOKE Smoke shall not be emitted with a density greater than No. 1 on the Ringleman Chart as issued by the U.S. Bureau of Mines except for blow-off periods of ten minutes duration of one per hour when a density of not more than No. 2 is permitted. SECTION 54.06 - ODORS No malodorous gas or matter shall be permitted which is offensive or as tc produce a public nuisance or hazard on any adjoining lot or property. -169- �I I I I I I I I I I I I I I I I I I I ArtJcle 51.0 - Performance Standards SECTION 54.07 - AIR POLLUTION No pollution of air by fly-ash, dust, vapcrs, or other substances shall be permitted which is harmful to health, animals, vegetation or other property, or which can cause exces s ive soiling. SECTION 54.08 - GLARE No direct or reflected glare shall be permitted which is visible from any property or from any public street, road, or highway. SECTION 54.09 - WATER POLLUTION Pollution of water shall be subject to such requirements and requlations as are established by the Michigan State Health Commission, the Michigan Water Resources Commission, and the Washtenaw County Health Department. SECTION 54.10 - NOISE Noise which is objectionable due to volume, frequency or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess o: the average intensity of street and traffic noise at the lot lines. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. -170- �I I I I I I I I I I I I I I I I I I I ARTICLE 55.0 SITE PLAN REVIEW SECTION 55.01 - PURPOSE rt is recognized by this ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density site, both within the site and in relations to access streets; that there is a value in encouraging a harmonious relationstip of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this ordinance required site plan review ty the Township Planning Cc~mission and approval by the Township Pla1,ning Commission for certain buildings and structures that can be expected to ha7e a significant impact on natural resources, traffic patterns, on adjacent land usage, and on the character of future urban development. SECTION 55.02 - BUILDING, STRUCTURES AND USES REQUIRING SITE PLAN REVIEW The building inspector shall not issue a building permit for the construction of the following buildings and structures unless a detailed site plan has been reviewed and approved by the Township Planning Commission and such approval is in effect. A. A multiple family bu~ldi~g containing three (3) o~ more dwellins units. B. More than one multiple family building on a lot, parcel, or tra~t of land, or on a combination of lots under one ownership. c. A mobile home park in accordance with the provisions as specified in Article 25.0. D. A Planned Unit Development, in accordance with the provisions specified in Article 52.0. E. Any building or structure or addition thereto in any commercial, office, wholesale, research, or industrial district with a floor area greater than five hundred (500) square feet. F. More than one building or structure, except a sign, on a lot, parcel, or tract of lane, or combination of lots under one ownership, in any commercial, office, wholesale, research, or industrial district. -171- �I I I I I I I I I I I I I I I I I I I Art.le.le 55. 0 - Site Plan Rev.Jew G. Any major commercial or industrial use. H. A two family dwelling. r. A parking lot or addition thereto containing 5 or more parking spaces. SECTION 55.03 - APPLICATION AND FEE FOR A PRELIMINARY SKETCH PLAN Any person may file a request for a site plan review by the Township Planning Commission by filing with the Township Clerk the completed application upon the forms therefore fur~ished by the Clerk and payment of the preliminary fee as determined by resolution of the Pittsfield Township Board. As an integral part of said application, the applicant shall file at least eig~t (e) copies of a preliminary sketch plan which shall conform to the following minimum requirements. SEC'lION 55. 04 - PLANNING COMMISSION REVIEW OF PRELIMINARY SK.ETCH PLAN . Upon receipt of ~uch application and fee, the Clerk shall transmit the application and preliminary sketch plan drawing(s) to the Planning Commission prior to its next regularly scheduled meeting , and the Planning Commission shall undertake a study of the same and shall, wichin sixty (60) days, from the date o: the first commission meeting at which the application is received from the Clerk, give its tentative approval or disapproval of the preliminary sketch plan, advising the applicant, in writing, of recommended changes or mod~fications in the proposed site plan as are needed to achieve conformity to the standards specified in this ordinance. SECTION 55.05 - REQUIRED DATA FOR A PRELIMINARY SKETCH PLAN Every preliminary sketch plan submitted to the Commission shall be in accordance with the requirements of this section. A. It shall provide the general description, locction, size and shape o: the property involved. B. It shall be drawn to such scale as v.·ill adequately reflect the general shape, size and locacion of proposed buildings, parking areas and service drives, loading zones, location of existing and proposed public streets serving the property, and natural feacures including general toposraphy. -172- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan RevieN c. It shall be drawn to such scale as will adequately reflect the general location of all existing utilities (public ard private ) serving the property as well as general location of proposed utilities (public and private ) to serve the property. It shall also be determined that all utilities (public and private) necessary will be available, functioning, and usable generally at the time any stage c f the project or the total project is ready for occupancy. o. It shall also include a vicinity sketch. E. Any other information deemed necessary by the Planning Commission. SECTION 55.06 - MODIF!CATION OF PROCEDURE The Township Planning Commission at its discretion may waive some or all of the steps described in sections 55.07 and 55.08 of this ordinance, and approve the preliminary sketch plan or a partial detailed site ~lan ~n place of the detailed site plan, if the particular preliminary sketch plan describes a lot not larger than one (1) acre or the structure proposed on the site will not be larger than two thousand (2,000) square feet in floor area and the findings of the Township Planning Commission regarding the particular preliminary sketch plan indicate conformance with Section 55.10 of this ordinance. SECTION 55.07 - APPLICATION hND FEE OF A DETAILED SITE PLAN Following approval of the preliminary sketch plan, the applicant shall submit to the Township Clerk, twelve (12) copies of the proposea detailed site plan as well as the other data, exhibits and info~mation hereinafter required, and pay to the Clerk, a review fee, the schedule of which shall be determ : ned by resolution of the Pittsfield Township Board. The Clerk upon receipt of such detailed site plan drawings, other necessary data, and payment of the required fee, shall forthwith transmit the copies to the Planning Commission prior to its ne x t regularly scheduled meeting and the Planning commission shall undertake a study of same and shall, within sixty ( 60) days from the date of the commission meeting at which the application is received from the Clerk shall approve or deny the detailed site plan. Written notice shall be sent to the applicant stating the time and place of review of che Eite plan by the Township Planning Commission. -173- �I I I I I I I I I I I I I I I I I I I Article 55.0 - Site Plan Review SECTION 55.08 - REQUIRED DATA FOR A DETAILED SITE PLAN Every detailed site plan submitted to the Commission shall be in accordance with the requirements of this section. A. The site plan shall be of a scale not to be greater than one (1) inch equals twenty (20) feet nor less than one ( 1 ) inch equals two hundred (200) feet, and of such accuracy that the C~mmission can readily interpret the plan, and shall include more than one drawing where required for clarity. B. The property shall be identified by lot lines and location, including dimensions, angles and size, correlated with the legal description of said property. such site plan shall be des ~gned and prepared by a qualified land planner, registered professional architect, engineer or land surveyor. such plan shall further include the name and address of the property owner(s), developer(s), and designer(s). c. The site plan shall show the scale, north point, boundary dimensions, natural features such as woodlots, streams, rivers, lakes, drains and topography (at least two [2] foot contours intervals) when terrain is irregular or drainage critical and similar features. D. The site plan s t all show existing manmade fea~ures such as buildings, structures, easements, high tension towers, pipe lines, existing utilities such as water and sewer lines, etc., excavations, bridges, culverts, drains and easements, and shall identify adjacent properties and their existing uses. E. The site plan shall show the location, proposed finished floor and grade line elevations, size of proposed main and accessory buildings, their relation one to another and to any existing structures to remain -on the site and the height of all buildings and structures. F. The site plan shall show the proposed streets, driv~ways, sidewalks and other vehicular and pedestrian circulation features within and adjacent to the si t e; also the location, size and number of parking space s in the offstreet parking areas and the identification of service lanes, service p a rkin g and loading zones. -174- �I I I I I I I I I I I I I I I I I I I Article 55.0 - Site Plan Review G. The site plan shall show the proposed location, use, and size of open spaces and the location of any landscaping, fences or walls on the site. Any proposed alterations to the topography and other natural features shall be indicated. H. The site plan shall show the location and size of all existing utilities (public and private) serving the property as well as the location and size of all proposed utilities to serve the property. It shall be determined that all necessary utilities (public and private) will be available, functionin~ and usable at the time any stage of the project or the total project is ready for occupancy. I. A vicinity map shall be submitted showing the location of the site in relation to the surrounding street system. J. Any other information deemed necessary by the planning commission. SECTION 55.09 - TOWNSHIP APPROVAL OP A DETAILED SITE PLAN Upon the Township Planning Commission approval of a detailed site plan the applicant shall file with said Commission four (4) copies thereof. With ten (10) days thereafter the secretary of said Commission shall transmit one copy each to the Township building inspector and Towns~ip Clerk with the secretary 1 s certificate or that of his designated replacement affixed thereto, certifying that the site plan conforms to the provisions of this article of the Pittsfield Township zoning ordinance as determined and approved by the Township Planning Commission. If the site plar. is denied by the Township Planning Commission, explanation and notification of such denial shall be given to the applicant(s) within ten (10) davs after such Commission actior.. SECTION 55.10 - STANDARDS FOR SITE PLAN REVIEW In reviewing the site plan, the Planning Commission shall ascertain whether the proposed site plan is consistent with all regulations of the Township zoning ordinance. Further, in consideration of each site plan, the Commission shall endeavor to assure the following: A. That the movement of vehicular and pedestrian traffic within :he site and in relation to access streets shall be safe and convenient. -175- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan Rev1e~ B. That provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity. SECTION 55.11 - EXPIRATION OF SITE PLAN CERTIFICATE The site plan certificate shall expire, and be of no effect, one hundred eighty (180) days after the date of issuance thereof, unless within such time the Township building inspector has issued a building permit for any proposed work authorized under the said site certificate. The site plan certificate shall expire and be of no effect five hundred and forty-five (545) days after the date of its issuance, if construction has not begun on the property. SECTION 55.lL - CERTIFICATION OF COMPLIANCE An issuance of a zoning compliance permit as described in Article 58.0 shall be required prior to issuance of a certificate of occu~ancy. SECTION 55.13 - AMENDMENT, REVISION OF SITE PLAN A site plan, and site plan certificate issued thereon, may be amended by the Township Planning Commission so far as the Corr-mission approved site plan is concerned, for which the Township building inspector has not issued a building permit, or the wo ~k authcrized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 55.04 of this ordinance. Any fees paid in connection with such applicati o n may be waived or refunded at the discretion of the Township Planning Commission. SECTION 55.14 - SITE COMPLETION GUARANTEE A. Prior to issuance of a certificate of occupa n cy for any building or structure for which an approved site plan or conditional use permit is required, the &pp~icant for same shall pro v ~de a deposit to the Pittsfield ~ownship Clerk. The deposi~ shall guarantee completion of all site improvements shown on the approved detailed site plan or the approved conditional use permit which aye not completed prior to the issuance of the certificate of occupanc y . For the purpose of this secti o n, cornplet ~on sha l l mean in s pec~ion by the appropriate Township offic~als and appr o v~~ f or compliance with the approved detailed site plan or conditional use per mit. -176- �I I I I I I I I I I Art1cle 55.0 - S1te Plan Review B. Site improvements shall mean, but shall not be limited to drives and streets, curbs and gutters, sidewal k s, drainage facilities, final grading, retaining walls, landscaping, screening or fencing, and paving and stripping of parking lots. c. The guarantee shall be in an amount sufficient to cover all expenses of completing the site improvements, including administrative and contingency expenses, as determined by the Township Board. D. The Township Board shall have the authority to use the guarantee to complete the site improvements within a period of nine (9) months following the issuance of the certific?te of occupancy unless good cause can be shown by the applicant for the delay in completion. The Township Board may agree, in writing to a specific extension of the nine (9) month period. The g~arantee shall be promptly released upon the inspection and approval of all improvements in compliance with the approved detailed site plan or conditional use permit and all applicable Township standards and specifications. Portions of the guarantee may be released, in not more than three (3) installments, provided: E. I I I I The improvements for which the release is requested have been inspected and approved in accordance with the above standards, and the remaining improvements including administrative and contingency expenses. Unused funcs shall be promptly returned to the applicant. Types of Guarantees - The applicant may provide a guarantee in the form of a surety bond, letter of credit, cash deposit, or certified check, in a form and amount acceptable to the Township Board. F. SECTION 55.15 - ACCURACY OF INFORMATION I The applicant for site plan approval shall be ~esponsible for the accuracy and completeness of all information provided on the site plan. I I I The Planning Commission may, upon he aring, revoke approval of a site plan if the Commission determines chat any information on the approved site plan is erroneous. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Planning Commission, shall cease. The Planning Commission may direct the zoning inspector to issue a I -177- �I I I I I I I I I I I I I I I I I I I Art1cle 55.0 - S1te Plan Rev1e~ stop work order to enforce its determination. Upon revocation, the Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Planning Commission. -178- �I I I I I I I I I I I I I I I I I I I ARTICLE 56.0 SUPPLEMENTAL REC:Pt,A.TIONS SECTION 56.01 - PURPOSE rt is the purpose of this article to provide regulations for miscellaneous and other requirements that may or may not apply in all zoning districts. SECTION 56.02 - SEWAGE TREATMENT AND DISPOSAL In addition to the requirements established by the State of Michigan Department of Health, the following site development and use requirements shall apply: A. All operations shall be completely enclosed by a fence ~ot less than six (6) feet high. B. All operations and structures shall be surrounded on all sides by a buffer strip of a least two hundred (200) feet in width within which grass, vegetction, and structural screens shall be placed to minirnlze the appearance of the installation and to help confine odors therein. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. \ SECTION 56.03 - STORAGE OF MATERIALS A. The location of storage of abandoned, discarded, unused, unusable, or inoperative vehicles, appliances, furniture, equipment, or material shall be regulated as follows: 1. On any lot or parcel in any recreation-conservction agriculture, residential, commercial, office, wholesale-warehouse, liqht industrial or research and development district, the owner or tenant shall store such material within a completely enclosed building, provided that such sto~ed items shall not be for hire or sale. 2. On any lot or parcel in any general industrial district the owner or tenant shal: store such mate~ials within a completely enclosed builcing or within an area enclosed by a solid, unpierced wall or fence at least seven (7) feet in height, but not less in height than the material stored therein and located not closer t o the lot line than the minimum yard requirements. -179- �I I I I I I I I I I I I I I I I I I I Article 56.0 - supplemental Regulat1ons 3. Storage of materials and inoperative vehicles without current and valid license plates shall conform to the regulations of this ordinance or same shall be removed by the landowner. If the landowner fails to remove such non-conforming uses such failure shall be deemed a violation of the ordinance and be subject to the penalities provided in this ordinance. B. outdoor storage of products, materials, and equipment, except trucks owned and operated by the principal business, where permitted as a conditional use, shall be subject to the following regulations: 1. such storage shall not be located within the &rea between the front face of the building, as extended across the entire width of the lot, and the street right-of-way; in any required side or rear yard; or in any required transition strip. 2. Such storage shall not be located in any required parking or loading space. 3. Such storage shall be strictly and clearly incidental to the principal use and only products and materials owned or produced by the principal business, and eq~~pment owned and operated by the principal use shall be permitten ior stor&ge under the s~j-sec~ion. Such storage shall not be permitted as a principal use of a lot. 4. The area for such storage shall be screened from view on all sides. Screening shall be constructed of wood or masonry materials. Wire fences with inserted strips of metal, plastic and similar materials shall not be substituted for the required screening. The screen shall not be less than four ( 4) feet in height. 5. The location and size of areas for such storage, nature cf items to be stored therein, and de~ails of the enc:osure, including desc=iption o: materials, height, and typical elevation of the enclosure shall be provided as part of the conditional use permit applicction. -180- �I I I I I I I I I 1- 1 I I I I I I I I Art1cle 56.0 - Supplemental Reg-ulat1ons SECTION 56.04 - VISIBILITY AT INTERSECTIONS No fence, wall, hedge, screen, sign, structure, vegetation or planting shall be higher than three (3) feet on any corner lot or parcel in any zoning district requiring front and side yards within the triangular area formed by the intersecting street right-of-way lines and a straight line joining the two street lines at points which are thirty (30) feet distant from : he point of intersection, measured along the street right-of-way lines. Trees may be planted in this triangular area, provided that the lowest foilage is ten (10) feet or higher from the ground. SECTION 56.05 - ACCESS TO PUBLIC STREET The following provisions shall apply: A. In any residential district, commer~ial, office, wholesale, research and industrial districts, every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which ad j oins a public street, such street right-of-way to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance or shall adjoin a p~ivate street which has been approved as to design and construction by the Pittsfield Township Board and the Washtenaw County Road Commission Engineer. B. In any o~ner district, i.e., Recreation-Conservation or Agriculture, every use, building or structure es~ablished after the effective date of this ordinance shall be on a lot or parcel which adjoins a public or private easement of access to a public street, such public street right-of-way or public or private easement to be at least sixty six ( 66 ) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance. SECTION 56.06 - BULK REGULATIONS A. CONTINUED CONFORMITY WITH BULK REGULATIONS - The maintenance of setback, height, floor area ratio, coverage, open space, mobile home site, transition st~~p, lot area and lot area per dwelling unit required for one ( 1 ) use, lot, building or structure shall be a cont~nuing obligation of the owner of such building or struct ~~e or of the l o t on which such use, building or structure is in e xistence. Furthermore, no setback, height, floor area ratio, coverage, open space, mobile home site, t ransition strip, lot area per -181- �I I I I I I Art1cle 56.0 - Supplemental Regu1Bt1ons dwelling unit allocated to or required about or in connection with one lot, use, build~nq or ~tructure may be allocated to any other lot, use, building or stru~ture. B. DIVISION OF A LOT - No one (1) lot, once designated and improved ~1th a building or structure, shall be redu:ed in area or divided into two (2) or more lots, and no pcrtion of one (1) lot, once des~gnated and improved with a building or structure, shall be sold unless each lot resulting from each such reduction, division or sale, and designated and improved with a building or structure, shall conform with all of the bulk ana yard regulations of the zoning district in ~hich it is located. C. SETEACKS AND YARD REQUIREMENTS - The setback and yard requirements established by this or~in~nce shall apply uniformly in each zoning district to every lot, building or structure except, that any of the following structures may be located anywhere on any lot: open and unroofed terraces, patios, porches and steps, awnings, flaq poles, hydrants , laundry drying equipment, arbors, trel:iese, recreation equipment, outdoor cooking equipment, sidewalks, private driveways, trees, plants, shrubs, and hedges, solid fences, screens or walls less than four (4) feet in height, fences, screens or walls having at least fifty (50) percent of their surface area open when viewed from the perpendicular, and light poles, anythins to be constructed, erected, placed, plan~ed or allowe6 to qrow shall conform to the prov~s~cns of Section 56.04 herein. D. HEIGHT - The height requirements established by this ordinance shall apply uniform_y in each zoning disLrict to every building and structure except that the following structures and appurtenances shall be exempt from the height requirements of this ordinance subject to the provisions of conditional uses, Article 50.0: spires, bel:ries, penthouses and domes not used for human occupancy, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other necessary mechanical appurtenances, provided their location shall conform where applicable to the requirements of Pittsfielc Township, the Federal Communications Commission, the Civil Aeronautics Administration, and other public authorities having jurisdiction. -182- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regulat1ons SECTION 56.07 - PRESERVATION OF ENVIRONMENTAL QUALITY The following provisions shall ap~ly: A. In any zoning district no river, stream, water course or drainage way, whether filled or ~~rtly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person except as provided in Article 55.0 of this ordinance. such person shall submit to the Township Planning Commission a site plan and required data, exhibits and information as required. B. No living tree in any woodloc, grove, bush, park, wooded area or forested land shall be removed in the RC (Recreation-conservation) District except for the following: 1. Diseased, weak, wind blown and disfigured trees. 2. Trees that may be within an area designated specifically for buildings, structures, streets and driveways. 3. If any living tree other than specified above is proposed to be removed by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits, and information as required in Article 55.0 of this ordinance. 4. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to opera~e in the Township. c. No building, structure, street, parking area or driveway shall be erected, constructed or placed on any land having a slope of twenty ( 20) percent or greater. D. No person shall alter, change, transform, or otherwise vary the edge, bank, or shore of any lake, r~ver or stream except in conformance with the following: 1. As provided in the Inland Lakes and Streams Act, Act 291 of the Public Acts of 1965. 2. If any edge, bank or shore of any lake, river or stream is proposed to be altered in any way by any person, such person shall submit to the Planning Com- -183- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regulat1ons mission a site plan and required data, exhibits and information as required in Article 55.0 of th~s ordinance. E. No person shall drain, remove, fill, change, alter, transform GI otterwise vary the area, water level, vegetation or natural conditions of a marsh, swamp or wetland except in conformance with the following: if any marsh, swamp or wetland is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as provided in Articie 55.0 of this ordinance. Any such alterations shall be made in conformance to applicable state and federal requirements. SECTION 56.08 - GREEN BELT TRANSITION STRIP Wherever in this ordinance a transition strip is required, it shall be established in accordance with this section. Where permitted elsewhere in this ordinance, an attractive six (6) foot masonry wall may be built and adequately maintainet in lieu of a greenbelt. A greenbelt, minimum width specified in the regulations of the applicable district herein, shall be completed within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be maintained with permanent plant m~terials. S~ecifications for spacing and plant materials are shown below. Materials listed are suggestions and shall not be limiting, provided their equals in characteristics are used. SPACING 1. Plant materials shall not be placed closer than three (3) feet from the fence line or property line. 2. Where plant materials are planted in two (2) or more rows, planting shall be staggered in rows. 3. Evergreen trees shall be planted not more than thirty (30) feet on centers. 4. Narrow evergreens shall be planted not more than three (3) feet on centers. 5. Deciduous trees shall be planted not more than thirty (30) feet on centers. -184- �I I I I I I I I I I I I I I I I I I I Art~cle 56.0 - Supplementel Regulat1ons 6. Tree-like shrubs shall be planted not more than ten ,10) feet on centers. 7. Large dec i duous shrubs shall be plaLted not more than four (4) feet on centers. PLANT MATERIALS 1. Evergreen Trees Jun.iper, Red Cedar, Wh.ite Cedar, Pines Minimum size (in height/feet): Five (5) 2. Narrow Evergreens Pyram.idal Ar.bor V.itae, Columnar Juniper, Irish Jun2·per Minimum size (in height/feet): Thr~ ~ (3) 3. Tree-like Shrubs Flower.inq Cra.bapple, Russian Olive, .Mountain Ash, Doqwood, Red.bud, Rose of Sharon Minimum size (in height/feet): Four (4) 4. Large DecidUOU= Shrubs Honey suckle, N2·ne.bark Vi.burnum, .Mock Orar1qe, Forsyth2·a, Lilac, Minimum size (in height/feet): Six (6) 5. Large Deciduous Trees Oak, Hard .Maple, Ash, Hack.berry, Sycamore Minimum size (in height/feet): Eight (8) TREES NOT PERMITTED: Box Elder., Soft .Maple, Elms (Amer.ican), Ailanthus (Tree of Heaven), w2·11ow Poplar, A bond or cash where not provided as part of bonding or performance requirements elsewhere herein, of an amount equal to five dollars per lineal foot of required green b elt shall be deposited with the township clerk until such time as the greenbelt is -185- �I I I I I I I I I I I I I I I I I I I ArtJcle 56.0 - Supplemental Regulations planted. In th e event that weather or seasonal conditions prevent trans p lant i ng, the petitioP.er shall be granted six months from the date of issuance of certificate of occupancy to insta:l sai d greenbelt or ~ne township shall be authorized to use said funds to install said greenbelt. In all cases, however, the township shall be authorized to withhold ten (10) percent of bond or cash for a period of two (2) years from date of issuance to ensure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall b~ returned to the depositor upon completion of the two year period. It shall be the responsibility; of the property owner to main~ain the greenbelt for its original intent and purpose. SECTION 56.09 - SANITARY SEWAGE FACILITIES No device for the collection, treatment and/or disposal of sewer wastes shall be installed or used without the approval of the Washtenaw County Health Department. SECTION 56.10 - FLOOD HAZARD REGULATIONS A. Purpose - The Federal Emergency Management Agency has identified flood hazard areas in Pittsfield Charter Township. It is the purpose of this section to reduce hazards to persons and damage to property in such areas and to comply with the National Fl ood Insurance Act of 1968, the FlooG Disaster Protection Act of 197 ~ , and subsequent regulations enacted by the Federal Emergency Management Agency. This section is designed to achieve the following purposes: 1. Protect human l ife, prevent or minimize property losses, and reduce public costs of rescue and rel ~ef efforts from the effects of flood cond i tions. 2. Restrict or prohibit uses which, when located in designated flood hazard areas, are dangerous to health, safety, and property in times of flooding, or causes excessive increases in flood heights or velocities. 3. Require that uses and structures wh ich are vulnerable to floods including public facilities, in designated flood hazar c areas be protected against flood damage at the time of construction. 4. Alert the public to lands which are unsuitab le for certain uses and structures because of potential flood hazards. -186- �I I I I I I I I I I I I I I I I I I I Art1cle 56.0 - Supplemental Regul4t1ons 5. Permit reasonable use of property located within designated f l ood h azard areas. B. Definitions - The following definitions shall be used to interpre: the provisions of this section: 1. Base Flood: The flood having a one percent chance of being equalled or exceeded in any given year. The level of the base flood shall be referenced to USGS data. 2. Designated Flood Hazard Area: Land areas within Pittsfield Charter Township which are sub j ect to a one percent or greater chance of flooding in any given year, as delineated on the Flo o d Boundary and Floodway Map and Flood Profiles in the Flood Insurance Study. The designated flood hazard area includes the floodway and the boundary of the base flood. 3. Flood or Flooding: A general and temporary co n dition of partial or complete inundation of normally dry land areas from overflow of inland waters and the unusual and rapid accumulation of runoff of surface waters from any source. 4. Flood Bounda=y and Floodway Map: The map of Pittsfield Charter Township, Federal Emergency Management Agency whereon the boundaries of the designated flood hazard area have been delineated, dated August 2, 1982. 5. Flood Insurance study: The report :or Pittsfield Charter To~nship, issued by the Federal Emergency Management Agency, dated February 2, 198 2 . 6. Floodway: The channel of a river or other watercourse and ~he adjacent land areas which discharges the base flood, as designated on the Flood Boundary and Floodway Map. 7. New Construction: structuris for which start of construction commenced on or after the effective date of this section. 8. Substantia: Improvement: Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50 percent ( 50 %) of the market value of the structure either before the improvement or repair is started, or if the structure has been damaged -187- �I I I I I Art1cle 56.0 - Supplemental Regulat1ons and is beinq restored, before the damage occurred. For the purposes of this definition, "substant~al improvement" is considered to occur when the first alteration of any wall, ceiling floor, or other structural part of the structure commences, whether or not that alte~ation affects the external dimensions of the structure. The term does not, however, include either any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or any al~eration of a structure listed on the NationaJ Register of Historic Places or a State Inventory of Historic Places. I I I I I I I I I I I I I I 9. c. USGS - United States Geological Survey. Application of Regulations 1. All designated flood hazard areas shall be subject to the provisions of this section. The Flood Boundary and Floodway Map and the Flood Profiles which are contained in the Flood Insurance Study are hereby made a part of this ordinance. 2. The general location of the designated flood hazard areas shall be shown on the official zoning map but shall be shown only for the purpose of providinq info:::-mation. The precise location of floodways and designated flood hazard areas shall be determined from informa~ion as particularly specified on the Flood Boundary and Floodway Map, together with the Flo o d Profiles contained in the Flood Insurance study, anc by site surveys, and other base flood elevation data available from a federal, state or other source, where applicable. 3. The requirements of this section overlay existing zoning districts. Compliance with the provisions of this section shall be in addition to compliance with the provisions of this ordinance. Conflicts among provisions of this ordinance or with provisions of any other ordinance shall be resolved in favor of the more stringent requirement. 4. No certificate of zoning compliance and no building permit shall be issued for any lot, use or structure subject, in whole or in part, to the provisions of this section until a2.l ;,revisions of this section, the underiying zoning district, and other applicable pro-188- �I I I I I I I I I I I I I I I I I I I ArtJcle 56.0 - Supplementol Regulat1ons visions of the zoning ordinance have been met. The zoning inspector shall have the authority to determine whether a lot, use, or structure is subject to this section. D. Information Required - The following information shall be provided with an application for a certificate of zoning compliance for any lot, use or structure located in whole or in part in a designated flood hazard area. · 1. Elevation of the lowest habitable floor, including basement, of all structures. The elevation shall be referenced to USGS data. 2. If a structure is to be floodproofed, the elevation to which flood proof~ng will be utilized shall be indicated. The elevation shall be referenced to USGS data. In such case a certificate of a professional engineer or architect registered in the State of Michigan shall be submitted indicating therein that the floodproofing criteria of this section will be met. 3. A description of alteration or relocation of any watercourse. 4. Proof of floodplain permit approval or letter of no authority from the Michigan Department of Natural Resources, under a~tr.ority of Act :45, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 5. Base flood elevation data for any lot subject to the Subdivision control Act (Act 288, Public Acts 1967). 6. Additional information reasonably necessary to determine compliance with this section. E. General Standards :or Designated Flood Hazard Areas -The following standards shall apply to all land within a designated flood hazard area: 1. All new construction and substantial improvements includ~ng the placement of or addition to or expansion of, prefabricated structures and mobile homes, shall be designed and anchored to prevent flotation, collapss, or lateral movement of the structure; shall be constructed with materials and utility equipment resistant -189- �I I I I I I I I I I I I I I I I I I I Article 56.0 - Supplemental RefTlllations to flood damage; and shall be constructed by methods and practices that minimize flood damage to the smallest reasonable extents. 2. New and replacement water supply systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems. 3. New and repiacement sanitary sewag~ systems sholl reduce to the smallest reasonable extent infiltration of flood waters into the systems, and discharges from the system into flood waters. On-site disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. 4. Public utilities and facilities shall be designed, constructed, and located to reduce flood damage to such utilities and facilities to the smallest reasonable extent. 5. Adequate dra~nage shall be provided to reduce exposure to flood hazards. Positive drainage away from all structures shall be provided. 6. A watercourse within a designated flood hazard area shall not be relocated until approval has been obtained from the Michigan Department of Natural Resources or the Washtenaw County Drain Commissioner, whichever has jurisdiction. Evidence of the approval shali be submitted by the person relocating the watercourse to the Federal Emergency Management Agency. F. Specific Standards for Designated Flood Hazard Areas Excluding Floodways - The following standards shall apply to all land located within a designated flood hazard area but o~tside a floodway. 1. The lowest floor l evel, including basement, of all new construction and substantial improvements of residential structures, including the placement of or addition to or expansion of prefabricated structures and mobile homes sha l l ha v e an elevation at least one (1) foot above the base flood level. 2. All new construction an d substantial improvements o f non-residential structure~ shall meet either of the following s tan d a~ds: -1 9 0- �I I I I I I I I I I I I I I I Article 56.0 - supplemental Resrulat1ons a. The low€st floor, including basement, shall have an elevation at least one (1) foot above the base flood level; or I b. The portion of the structure, including utility and sanitary facilities below the base flood level shall be watertight with walls substantially impermeable to the passage of water. structural components shall have the capability to resist hydrostatic and hydrodynamic loads and the effects of buoyancy. A professional engineer or architect registered in the state of Mictigan shall certify that this standard is saLisfied. The engineer shall also c"=rtify that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure. I G. Specific Standards for Floodways - The following standards shall apply to land located within the floodway portion of a designated flood hazard area: 1. Encroachments, including fill, new construction, substantial improvements, and other development shall be prohibited in a floodway. Exceptions to this standard shall be made only upon certification by a professional engineer registered in the State of Michigan, or by the Michigan Department of Natural Resources, in cases in which the department has jurisdiction, that the encroachment or other development will not result in ony increase in flood levels during the discharge of base flooc., and that L le encroachment or other discharge complies with Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. ' : I I L I•. I• I I• I ' III I, 2. The uses and structures permitted in an underlying district shall not be permitted within a floodway, unless an exception is obtained as provided in subsection G(l), preceding. I I I I I I I ~ I 1 I I I -191I I · . �I I I I I I I I I I I I I I I I I I I ARTICLE 57.0 NONCONFORMITIES SECTION 57.01 - PURPOSE Within the districts established by this ordinance or by amendments thereto, there exist buildin g s and structures and uses of parcels, lots, buildi n gs and structures which were lawful before this ordinance was adopted or amended including legal nonconforming uses, buildings and structures, and which would be prohibited, regulated or restricted it is the intent of this ordinance to permit these buildings and structures and uses of parcels, - lots, buildings and structures, herein referred to an nonconformities to continue until they are discontinued, damaged or removed but not to encourage their survival. These nonconformities are declared by this ordinance to be incompatible with the buildings and structures and uses of parcels , lots, buildings and structures permitted by this ordinance in certain districts. It is further the intent of this ordinance that such nonconformities shall not be enlarged, expanded or extended except as provided herein nor to be used as grounds for adding other buildings and structures and uses of parcels, lots, buildings and structu~es prohibited elsewhere in the same district. SECTION 57.02 - NONCONFORMING USES OF PARCELS AND LOTS Where, on the date of adoption or amendment of this ordinance, a lawful use of a parcel or lot, such use not involving any buildings or structure · or upon which parcel or lot a buildi n g or structure is accessory to such principal use, exists that is no longer permissible under the provisions of this ordinance, such princ i pal use may be continued so long as it remains otherwise lawful subject tc the f o llowins proviEions: A. No such nonconforming use of a parcel or lot shal l be enlarged, expanded or extended to occupy a greater area of land than was occupied on the date of adoption or amendment of this ordinance and no accessory use, b u ilding or structure shall be established therewith. B. No such nonconforming use of a parcel or lot shall be moved in whole or in part to any other p o rtion of such parcel or lot not occupied on the date of adoption of th i s ordinance. C. If such nonconforming use of a parce l or l ot ceases for any reason for a period of more than one h undred and eighty ! I -192- ' �I I I I I I I I I I I I I I I I I I I 'l ,I I I ArtJcle 57.0 - Nonconform1t1es (180) cunsecutive days, the subsequent use of such parcel or lot shall conform to the regulations and provisions set b y this ordinance for the district in which such parcel or ~ot is located. SECTION 57.03 - NONCONFORMING BUILDINGS AND STRUCTURES (Amended November 11, 1980) A. A nonconforming building or structure shall be one which was lawful on the effective date of adoption or amendment of this ordinance and which does not conform to the new ordinance regulation for lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading space, or yard requirements of the district in which located. i • '.I I I L I B. A nonconforming structure may continue after the effective date of adoption or amendment of this ordinance. A nonconforming structure, except a single family dwelling and its accessory buildings and structures, which is damaged by any means to an extent of more than fifty percent (SO ~ ) of its replacement cost shall not be reconstructed except in conformity with the regulations of the district in which located. Any nonconforming structure, except single family dwellings and their accessory st~uctures, which is damaged to an extend of fifty (50%) or less of its replacement cost , may be replaced in its location existing at the time of such damage, provided the replacement is commenced within twc ( 2) years of the date of damages, and is diligently pursued to completion. Failure to complete replacement shall result in the loss of legal, nonconforming status, unless good cause, upon hearing before the Township Board can be shown for the delay. I I c. Nonconforming, single family dwellinss and their accessory buildings and structures may be conti~ued, replaced, repaired, or remodeled, and shall be exempt from the provisions of Section 57.03B, preceeding. such dwelling, and its accessory buildings and structures, may be replaced or repairec, if approved by the zoning inspector, according to the conditions set forth in Section 57.0JF (1) following. I I : ,I i : D. A single family dwelling and its accessory buildings and s~~uctures may be cons~~ucted or moved or.to a nonconfor ming lot of record, if apprcved b y the zoning inspector, according to the co n ditions set forth in Section 57.03F ( 1), following. -193- : ' �I I I I I I I I I I I I I I I I I I I I I I I Art1cle 57.0 - Nonconform1t1es I E. A nonconforming building or structure which is moved within a lo~ or to another lot, shall conform, after it is moved, to the regulations of t n e district in which located. F. Nonconforming structures may be expanded in compliance with the following regulations: 1. A nonconforming single family dwelling unit and its accessory buildings and structures may be expanded, provided all the following conditions are met. In such case no action or review by the Pittsfield Townsh:p Zoning Board of Appe~ls shall be required, unless a variance is requested. I ' I a. The single family dwellinq shall be a permitted use in the district in which it is to be located. b. The lot shall be of record at the date of adoption of or amendment to this ordir a nce. c. The owner of the subject lot shall not own adjacent property which can reasonably be added, in whole or in part, to the lot to make it conform. If part of an adjacent parcel is so added, the remaining part o: the adjacent parcel shall conform to the minimum lot area and width requirements of the district ~n which located. d. All new construction for building expansion shall meet all yard, lot covera9e, floor area ratio, and height regulations. Nonconforming single family dwellings, to be replaced or repaired at the location existing at the time of damage, shall be exempt from this sub-sec~ion ( d), provided that the yards, lot coverage, floor area ratio and height regulations existing at the time of damage shall not be encroached upon or exceeded. 2. Al l other nonconforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Se ction 60.06 herein entitled "Expansion of Nonconforming Buildings a n d s~ructures". I -194- ;__ �I I I I I I I I I I I I I I I I I I I Article 57.0 - Nonconformities SECTION 57.04 - NONCONFORMING USES OF BUILDINGS AN' ' STRUCTURES Where, on the date of adoption or amendment of this ordinance, a lawfuJ use of a building or structure exists that is no longer permissible under the regulations of this ordinance, such use may be continued so long as it remain otherwise lawful subject to the following provisions: A. No existing building or structure devoted to a use not permitted by this ordinance in the district in whict it is located shall be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located, except that if no structural alterations are made any nonconforming use of a building or structure may be changed to another nonconforming use by the Board of Appeals, as provided in Article 60.0 of this ordinance; provided further, that such other nonconforming use is equally appropriate or more appropriate in the district involved th ~n the existing nonconforming use. In permitting such change the Board of Appeals may require appropriate conditions and safeguards in accord with the provision and intent of this ordinance. B. When a nonconforming use of a building or structure is discontinued or abandoned for more than one hundred and eighty (180) consecutive days, except where qovernment action prevents access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. c. Any structure or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the districts, and the nonconforming use may not thereafter be resumed. D. Where a nonconforming status applies to a structure and premises in combination, remova 1 or destruct ion of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this sub-section is defined as damage to an extent of more than 50 percent (50%) of the replacement cost at the time of destruction. -195- �I i I I I I I I I I I I I I I I I Art1cle 57.0 - Nonconform1t1es SECTION 57.05 - REPAIRS AND MAINTENANCE On any nonconforming buildinq or structure or port i on of a building or structure, devoted in whole or in part of any nor.conforming use work may be done in any period of twelve ( 1 2) consecutive months on ordinary repairs or on repair or replacement of non-bearing walls, fixtures, wiring or p l umb ing to a~ extent not to exceed ten (10) percent of the then current replacement value of the building or structure, provided that the floor area or volume of such build~ng, or the number of families housed therein, or the size of such structures as it ex~sted on the date of adoption or amendment of this ordinance shall not be increased. Nothing in this ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building or structure or part thereof declared to be unsafe by any official charged with protecting the public safety upon order of such official. If a nonconforming building or structure, or a portion of a building or structure containing a nonconforming use becomes physically unsafe or unlawful - due to lack of repairs end maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity witt the regulations of the district in which it is located. SECTION 57.06 CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership or management of an existing nonconforming use, building or structure, pro v ided there is no change in the nature or character, extent or intensity of such nonconforming use, building or structure. SECTION 57.07 - EXTENSION h.ND SUBSTITUTION A nonconforming use, building or structure shall not be extended unless it fulfills the requirements of Article 54.0 of ~his ordinance, nor shall one nonconforming use, building or structure be substituted for another nonconforming use, building or structure. SECTION 57.08 - COMPLETION OF PENDING CONSTRUCTION To avoid undue hardships, nothing in this ordinance shall be deemed to require a :tange in p l ans, construction, or designated use of any building on which actual construction was :awfull y begun p rior to the effective date of adoption or amendment of this o rdinance and upon which actual building construction has been c~rried on diligently. Actual construction is hereby de-196- �I I Art1cle 57.0 - Nonconform1t1es I I fined to include the placing of construction materiais in permanent position and fastened in a permanent man~er. Whe~e excavation or demolition or removal c: ar. existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shL:l be deemed to be actual construction, provided that work shall be carried on diligently. I I I I I I I I I I I SECTION 57.09 - CONDITIONAL USES Any use existing at the time of adoption of this ordinance and which is permitted as a conditional use in a district under the terms of this ordinance shall be deemed a conforming use in such district, and shall without further action be considered a conforming use. SECTION 57.10 - SUBSTANDARD, NONCONFORMING LOTS OF RECORD In any district in which single family dwellings are permitted, notwithstanding limitations imposed by other provisions of this ordinance, a single family dwelling and customary accessory buildings or structures may be erected on any single lot of record at the effective date of adoption or amendment of this ordinance. such lot must be in separate·ownership and not of continuous frontage with other lets in the same ownership as of the date of adoption of this ordinance. These provisions shall apply even though such lot fails to meet the requirements for area for width, or both, that are generally applicable in the district, provided that yard dimensions and other requirements, not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. If two or more lots or combinations of lots and portions of lots with continuous :rontage in single ownership are of record at the time of passage or amendment of this ordinance and if ell or part of the lots do not meet the requirements for lot wid~h and area as established by this ordinance, ~he lands involved shall be considered to be an undivided parcel for the purpose of this ordinance, and no por~ion of said parcel or lot shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the requirements stated in the ordinance. I I I I -197- �I I I I I I I I I I I I I I I I I I I ARTICLE 58.0 ADMINISTRATION AND ENFOP2EMENT SECTION 58.01 - PURPOSE It is the purpose of this article to provide the procedures for the administration of the ordinance, issuance of permits, inspection of properties, collec~ion of fees, h~ndling of violators and enforcement of the provisions of this ordinance and amendments thereto. SECTION 58.02 - ADMINISTRATION Except where herein otherwise stated, the provisions of this ordinance shall be administered by the zoning inspector, or by such deputies of his department as the Township Board may designate to enforce the provisicn of this ordinance. SECTION 58.03 - DUTIES OF ZONING INSPECTOR The zoning inspector shall have the power to grant certificates of zoni~g compliance, building and occupancy permits, to make inspection of buildings or premises necessary to carry out his duties in the enforcement of this ordinance. It shall be unlawful for the zoning inspector to approve plans or issue any permits or certificates of occupancy for any excavation or construction until he has inspected such plans in detail and found them to conform with this ordinance, nor shall the zoning inspector vary or change any terms of this ordinance. The zoning inspector shall submit to the Planning Commission and the Township Board quarterly reports fully explaining the type and nature o: uses permitted by right; the nature and extent of violations of this ordinance; and the type and nature of changes in nonconformities. If the zoning inspector shall find that any of the provisions of this ordinance a~e being violated, he shall notify in writinq the person responsibie for such violations, indicating the nature of the violation and ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings, or structures; removel of :llegal buildings or structures changes; discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of its provisions. -198- -- -- - -- - - �I I I I I I I I I I I I I I I I I I I 11 Art1cle 58.0 - Adm1n1strat1on and Enforcement • I ' I SE~TION 58.04 - ISSUANCE OF CERTIFICATE OF ZONING COMPLIANCE I The zoning inspector shall require that all applications for cer~ificates of zoning compliance shall be accompanied by plans and specifications including a plot plan or the site plan in duplicate drawn to scale. The zcn~ng inspector shall retain the original copy for his files. The certificate of zoning compliance signifies that, in the opinion of the zoning inspector, the intended use, tuilding or structure co1~plies with all provisions of this ordinance. No building permit shall be issued unless certificates of zoning compliance has been issued. It shall be unlawful to change a type of use of land, to change the type of use or occupancy of any building or structure, or to extend any use on any lot on which there is a non-conforming use or structure, un~il acertificate of zoning compliance has been issued. No occupancy permit shall be issued for any lot, building, or structure that does not have a certificate of zoning compliance. II :1 I I Where a building permit is required, application for a certificate of zoning compliance shall accompany or preceded the application for a building permit. In all other cases in which a building permit is not required, the application for a certificate of zoning compliance shall be made prior to the date when a new or enlarged use of a building or lot or part thereof is intended to begin. Applications for certificates of zoning compliance shall be made to the zoninq inspector. ,_: SECTION 58.05 - VOIDING OF CERTIFICATE OF ZONING COMPLIANCE Any certificate of zoning compliance granted under this ordinance shall become null and void unless construction and/or use is commenced within one hundred eighty (180 ) days and completec within five hundred and forty-five (545 ) days of the date o: issuance. SECTION 58.06 INSPECTION I I ISSUANCE OF CERTIFICATE OF OCCUPANCY - FINAL A. No lot, building, or structure, or any part the~eof shall j e occupied by or for any use for which a certifica t e of zoning compliance is required by this ordinance unless and until a certificate of occupancy shall have been issued for such new use. No change in use other than that of a permitted use shall be made until a certificate of occupancy I -199- I �I I ' 'I I I I I I I I I I I I I I I Art.i.cle 58. 0 - Adm.i.n.i.stra.t1on and Enforcement has been issued by the zoning inspector. Every certificate o: occupancy shall state that the use or occupancy complies with this ordinance. B. No occupancy certificate for a building or structure or any addition thereto, constructed after the effective date of this ordinance, shall be issued until construction has been completed and the premises inspected and certified by the zcning inspector :o be in conformity with the plans and specifications upon with the certificate of zoning compliance was issued, including any required site plan. c. The holder or a certificate of zoning compliance for the coustruction, erection, or moving of any building, structure, or part thereof, for the establishment of a use, shall notify the zoning inspector immediately upon the completion of the work authorized by such certificate for final inspection. The certificate of occupancy shall be issued, or written notice shall be given to the applicant stating the reasons why a certif i cate cannot be issued, not later than fourteen (14 j days afte! the zoning inspector is notified in writing that the building or premises is ready for inspection. SECTION 58.07 - VOIDING OF CERTIFICATE OF OCCUPANCY Any certificate of occupancy granted under this ordinance shall become null and void if such use ( s), building( s), and/or structure(s) for which said certificate was issued are found by the zoning inspector to be in violation of this o~dinance. The zoning inspector upon finding such violation shall immediately notify the Township Board of said violation and voidins of the certificate of occupanc y . SECTION 58.08 - FEES, CHARGES, AND EXPENSES The Township Board shall establish a schedule of fees, charges and expenses, and a collection pro~edure, for building permits, certificates of occupancy, appeals, and other matters pertaining to the ordinance. The schedule of fees shall be posted in the office of the zonir.g inspector, and may be altered or amended only by the Township Boarc. No permit, certificate, conditional use approval, or variance shall be issued unless or until such costs, char ges, fees or expenses listed in this ordinance ha v e been paid in full, nor shall any action be taken on proceedings before the Board of Appeals, unless or ~ntil preliminar y charges and fees have been paid in full. -200- �I ' I I ' ' Art1cle 58.0 - Adm1n1str4t1on and Enforcement SECTION 58.09 ABATEMENT - VIOLATIONS AND PENALTIES: NUISANCE PER SE: Uses of land, and dwellings, building, or st~uctures, including tents and mobile homes, erected, aitered, razed or converted in violaticn of any provision of this ordinance are hereby declared to be a nuisance per se. The court shall orde= such nuisance abated and the owner and/or agent in charge of such dwellinq, building, structure, tent, mobile bore or land shall be adjudged guilty of maintaining a nuisance per se. Anyone violating any of the provisions of this ordinance shall upon conviction thereof be subje~t to a fine of no: mo~ e than one hundred ($100.00) dollars and the costs or prosecution thereof, by imprisonment in the county jail for a period not to exceed thirty (30) days, or both. Each day th~t a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requi~ements of this ordinance. SECTION 58.10 - COMPLIANCE WITH PERMITS AND CERTIFICATES Building permits or certificates of zoning compliance issued on the basis of approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation of this ordiL~nce, and punishable as provided by Section 58,09, herein. -201- �I I I I I I I I I I I I I I -I I I I ARTICLE 59.0 AMENDMENT PROCEDURE SECTION 59.01 - INITIATING AMENDME~"'TS AND FEES The Township Board may from time to time, on recommendation from the Planning Commission, amend, modify, supplement or revise the district boundaries or the provisions and regulations herein established, whenever the public necessity and convenience and the general welfare require such arn~ndment. Said amendment may be initiated by resolution of the Township Board, the Planning Commission, or by petition of one or more owners of property to be affected by the proposed amendment. Except for the Township Board, or the Planning Commission, the petitioner er petitioners requesting an amendment shall at the time of application pay the fees established by the Township Board, no pert of wh~ch shall be returnable to the petitioner. All proposed amendmentE shall be referred to the Township Planning Commission for review and recommendation. SECTION 59.02 - AMENDMENT PROCEDURE The procedure for making amendments to this ordinance shall be in accordance with Act 168 of the Public Acts of 1959, as amended, and Act 184, Public Acts of 1943, as amended. SECTION 59.03 - CONFORMANCE TO COURT DECREE Any amendment for the purpose of conforming to a prov ision thereof to the decree of a court of competent jurisdiction shall be adopted by the Township Board and the amendments published without referring the same to any other board or agency. SECTION 59.04 - INFORMATION REQUIRED The petitioner shall submit a detailed description of the petition to the Township Clerk. When the petition involves a change in zoning map, the petitioner shall submit the following information: A. A legal description of the propert y . B. A scaled map of the property, correlated with the legal description, and clearly showing the p~opert y 's location. C. The name and address of the petitioner. D. The petitioner's i r. ~erest in the property, and if the petition e r is not the ~wner, the name and address of the owner ( s ) . -202- �I I I I I I I I I I I I I I I I I Art1cle 59.0 - Amendment Procedure E. Date of filing with the Township Clerk. F. Signature(s) of petitioner(s) and owner(s) certifying the accuracy of the required information. SECTION 59.05 - FINDINGS OF FACT REQUIRED In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendations for disposition of the petition to the Township Board. The facts to be considered by the Planning Commission shall include, but not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the origin~l ordinance was adopted or by an error in the original ordinance. B. The precedents, and the possible effects of such precedents, which might likely result from approval or denial of the petition. C. The ability of the Township or other government agencies to provide any services, facilities, and/or programs that might be requirec the petition were cpproved. i= D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Effect of approval of the petition on adopted development policies of Pittsfield Township and other government units. All findings of fact shall be made part of the public records of the meetings of the Planning Commission and the Township Board. A petition shall not be approved unless these and other identified facts be affirmatively resolved in terms of the qeneral health, safety, welfare, comfort, and convenience of the citizens of Pittsfield Township, or of other civil divisions where applicable. -I -203- - ---------- - _ - - �I I I I I I I I I I I I I I I I -I ARTICLE 60.0 BOARD OF APPEALS SECTION 60.01 - BOARD OF APPEALS ESTABLISHED A. The Bo a rd of Appeals shall consist of five (5) member5 appointed by the Township Board. The first member shall be a member of the Planning Commission. The remaining members shal: be selected from the electors of the Township residing in the area of the Township. The members selected shall be representative of the population distribution and of the various interests present in the Township. An employee or contractor of the Township Board may not serve as a Board of Appeals member. One member of the Board of Appeals shall be a member of the Tow11ship Board. An elected official cf the Township shall not serve as Chairperson of the Board of Appea : . s. Members of the Board of Appeals shall be removable by- the Township Board for non-performance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he ha~ a conflict of interest. Failure of a member to disqualify himself constitutes misconduct in office. Term of office of each member shall be for three (3) years except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members f or three (3 ) years. The term of office of the members firs~ appointed shall commence at 12 noon on January 1, 1977. A successor shall be appointed not more than one month after the term of the preceding member has expired. All vacancies for unexpired terms sh~ll be filiec for the remainder cf th~ term. A vacancy in the Board of Appeals shall exist upon the member of the Township Board serving on the Boa~d of Appeals ceasing to be a member of the Towns h ip Board; further a vacancy in the Board of Appeals shall exist upon the member of the Planning Commission serving on the Board of Appeals ceasing to be a member of the Township Planning Commission. The Board of Appeals shall not conduct business unless a majority of the membe=s of the Board of Appeals are present. The Bo ard of Appeals at its f : rst meeting following January 1 of each year shall select :rom its membership a chairperson of the Board of Appeals who shall serve until the successor chairperson is appointed. -204- ~ --- -- - �I I I I I I I I I I I I I I I I I I I Art1cle 60. 0 - Board of Appeals B. In addition to the procedural requirements set forth in Acts 184 and 168, above, the Board of Appeals shall fix rules and regulations to govern its p~ocedures, and shall record into the minutes of its meetings all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. such records shall be open to public inspection. c. Appeals shall be taken within a reasonable time, not to exceed 60 days or such lesser period as may be provided by the rules of the Board of Appeals by filing with the zoning inspector and with the Board of Appeals a notice of appeal specifying the grounds thereof. The zoning inspector shall forthwith transmit to the Board of Appeals all papers constituting the record upon which the action appealed from was taken. D. The Board of Appeals shall fix reasonable time and date for a hearing of the Board of Appeals. The Board shall give due notice of the hearing by certified mail to the parties of interest and to owners of adjacent properties. Where the hearing concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulat~on in the To~nship. However, the Board of Appeals shall no~ify the parties of interest by certified mail. hll notices of a hearinq sha~l be mailed or published not more than ten (10) days nor less than five (5) days prior to the date on which the hearing is to be held. E. An appeals stays all proceedings in furtherance of the action appealed from, unless the zoning ins?ector from who the appea! is taken certifies to the Board of Appeals after the notic~ is filed with him, that by reason of facts stated in the certific~te, a stay would, in his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by restraining order which may be granted by the Board of A~peals or by a court of record on application, on notice to the zoning inspector, and on due cause shown. F. The Township Board shall determine by resolution the amount of the fee, to be paid at the time of £iling of the appeal. -205- �I I I I I I I I I I I I I I I I I I I Art.icle 60. 0 - Boa.rd of Appellls SECTION 60.02 - POWERS P.ND DUTIES The Board of Appeals shall perform its duties and exercise its powers as provided in Acts 184, P.A. 1943, as amended, and 168, P.A. 1959, as amended, in such a way that the objectives of ~his ordinance shall be attained, the rublic health, welfare and safety secured, and substantial justice done. The Board of Appeals shall hear and decide only those matters which it is specifically authorized to hear and decide as provided in this ordinance. SECTION 60.03 - ADMINISTRATIVE REVIEW The Board of Appeals shall hear and decide appeals where there is an error alleged in any order, requirement, decision, or determination made by tte zoning inspector in the enforcement of this ordinance. SECTION 60.04 - VARIANCE The Board of Appeals shall have the power and duty to authorize upon appeal in specific cases such variance from the provisions of this ordinance as will not be contr~ry to the public interest where, owing to special conditions, a literal enforcement of the p rovisions of this ordinance would result in unnecessary hardship. A v~riance shall not be granted by the Board of Appeals unless and until the following conditions are met: A. A written application for a variance is submitted, demonstratinq: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in t h e same district. 2. That literal interpretacion of the provisions of this ordinance would ceprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this o~dinance. 3. That the special condit~o r. s and circumstances do not result from the act i ons o: the applicant. -206- �I I I I I I I I I I I I I I I I I I I Art.1.c.le 60. 0 - Boa.rd of Appea.ls 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district. 5. That no nonconforming use of neighboring lands, structures, or buildings in the same district, and r. o permitted use of lands , strurtu?es or buildings in other districts shall be considered grounds for the issuance of a variance. B. The Board of Appeals shall make findings that the requirements of the ordinance in Section 60.04, preceding have been met by the applicant for a variance. C. The Board of Appeals shall further make a finding that the re a son s s e t forth in the a pp 1 i cat ion j us t i f y t ri e granting of the variance, and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. D. The Board of Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. E. In granting any variance, the Board of Appeals ~ay prescribe appropriate conditions and safeguards in conformity with this ordi~ance. Violations of such conditior.s and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of th~.s ordinance, and punishable under Section 58. 09 of this ordinance. F. Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or ar.y use expressly or by implication prohibited by the terms of this ordinance in said district. G. In exercising the above mentioned powers, the Board of Appeals may, so l ong as suc h action is in conformity with the terms of this ordinance, re v erse or affirm, wholly or partly or may modi:y the order, requirement, decision, or determinat~on appealed from and may make such order, requirement, dec~sion or determination as ousht to be made, and to that end shall have t ~ e powers of the zon~ng inspector from whom the appeals is taken. -207- �I I I I I I I I I I I I I I I r r r r Article 60.0 - Board of Appeals SECTION 60.05 - VOIDING OF AND RE-APPLICATION FOR VARIANCE The following provisions shall apply: A. Each variance granted under the provisions ordinance shall become null and void unless: c: this 1. The construction authorized by such variance or permit has been commenced w~thin one hundred eighty (180) days after the granting of such vari~nce and pursued diligently to completion; or 2. The occupancy of land or buildings authorized by such variance has taken place within one hundred eighty days (180) days after the granting of such varian~e. B. No applicaticn for a va=iance wtich has been denied wholly or in part by the Board of Appeals shall be resubmitted for a period of three hundred sixty-five (365) days from such denial, except on ground of new evidence or proof of changed conditions bound by the Board of Appeals to be valid. SECTION 60. 06 STRUCTURES - EXPANSION OF NONCONFORMING BUILDINGS AND The Board of Appeals shall determine if a nonconforming building or structure may be enlarged, expanded, extended or altered, and the conditions under which such improvements shall be made. The following provisions sh~ll apply: A, LIMITATIONS: The reasons for the nonconformity shall be limited to minimum lot a=ea and lot width, yard, off-street loading and parking requirements. In no case shall building or structure that is nonconforming because of lot coverage, floor area ratio, or height requirements be permitted to expand without removing the nonconformity, except as permitted under a variance for t ardship reasons. B. PERMITTE: USES: The existing and proposed uses of such buildings and structures must be among those permitted in the district in which situated. C. CONFORMANCE REQUIRED: The proposed imp:-overnent shall conform to all requirements of the dis : rict in which si:.uated. -208- �I I I I I I I I I I I I I I I I I I r Art1cle 60.0 - Board of Appeals D. DETERMINATIONS: The 5oard shall determine the followins in approving a request: 1. That the retention of the nonconforming building or structure is reasonably necessary for the prop o sed improvement or that the requiring of removal of such building or structure would cause unnecessary hardship. 2. That the proposed improvement is reasonably necessary for the continuation of activities on t ~ ~ property. 3. That the enlarged or otherwise improved nonconforming building or structure shall not adversely affect the public h ealth, safety, welfare and convenience. (Ord. 71-6.13; 9/28/71) E. AUTHORITY OF BOARD: The Board shall have the authority to require removal or modification of the nonconform~ty, where such is reasonable, as a condition for approval. The board may attach other conditions for its approval which it deems necessary to protect the public health, safety, welfare and convenienr.e. F. SITE PLAN APPROVAL REQUIRED: All expansions permitted under this section shall meet all requirements of Article 55 herein. SECTION 60.07 - APPEALS TO THE BOARD OF APPEALS The following provisions shall apply: A. APPEALS, HOW TAKEN: Appeals from the ruling of the zoning inspector of the township board concerning the enforcement of the provisions of ~his ordinance may be made to the Board of Appeals within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the officer from whom the appeal is taken and with the Board of Appeals of a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board of Appeals all the pape~s constituting the record upon which the action appealed from was taken. B. WHO MAY APPEAL: · Appeals to the Board of App eals may be taken by any person aggrie ved or by any officer, department, board, agency, or bureau of the township, county, or state. -209- �I I I I I I I I I I I I I I I I I I I Art1cJe 60.0 - Board of AppeaJs C. FEE FOR APPEAL: A fee shall be paid to the Boa~d of Appeals at the time of filing the notice of appeal which the Board of Appeals shall pay over, within thirty (30) days after deciding any appeal, to the General Fund of the Township. The appeal fee shall be determined by resolut~on of the Township Board. D. EFFECT OF APPEAL: RESTRAINING ORDER: An appeal stays all proceedings in furtherance of the action appealed fror unless the officer from whom the appeal is taken certifies to the Board of Appeals, after the notice of appeal shall have been filed with h~m, that by reason of facts stated in the certificate, a stay would in his opinion cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the Board of Appeals or by the circuit court, on application, on notice to the officer from whom the appe~l is taken and on due cause shown. E. REPRESENTATION AT HEARING: Upon the hearing, any pa~ty or parties may appeal in person or by agent or by attorney. F. DECISIONS OF THE BOARD OF APPEALS AND .APPEALS TO THE CIRCUIT COURT: The Board of Appeals shall decide upon all matters appealed f~om within a reasonable time and may reverse or affirm wholly or partly, or may modify the order, requirement, decision or determination as in its opinion ought to be made in the premises and to that end shall have all the powirs of the zoning inspector from whom the appeal is taken. The Board of Appeals' decision of such appeals shall be in the form of a resolution containing a full record of the findings and determination of the Boarc of Appeals in each particular case. Any person having an interest affected by such resolution shall have the right to appeal to the circuit court on questions of law and fact. SECTION 60.08 - DUTIES ON MATTERS OF APPEAL It is the intent of this ordinance that all questions of interpretation and enforcement shall first be presented to the zoning inspector, and that such questions shall be presented to the Board of Appeals only on appeal from the decisions of ~he zoning inspector, and the recourse from decisions of the Board of Appeals shall be to the courts as provided by law. -210- �I I Art1cJe 60.0 - Board of Appeals I It is further the intent of this ordinance that the duties of the Township Board in connection with this ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this article and this ordinance. I I I I I I I I -211- � 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 Pittsfield-Charter-Twp_Zoning-Ordinance_1983 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1983-10 Title A name given to the resource Zoning Ordinance Description An account of the resource The Zoning Ordinance for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and revised through October 1983. Subject The topic of the resource Zoning--Michigan Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d887c3d9c895a949bb391a1d18d5c5b9.pdf e5710cabc3a69c388c8e9c3d97ef9311 PDF Text Text RESIDENTIAL/COMMERCIAL STRATEGY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT 11 Pittsfield Township Planning commission Adopted August 9, 1979 �RESIDENTIAL/COMMERCIAL STRATEGY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #1 1. Amend the Residential Strategy, page 15, by adding the following new item: "7. Areas should be designated for residential buildings at high densities, without limitation as to height, for persons desiring high density living accomodations and buildings with central services. such areas could be especially suitable for housing for elderly persons. such housing could be incorporated into commercial and office centers in order to create a mixture and balance of uses." 2. Amend the land use plan, Residential Uses section, page 33, by adding the following paragraph after the last paragraph of this subsection: "High rise residential structures will be permitted within the several commercial and office areas as designated on the strategy maps, plates 3 and 4, for the purposes of providing a mixture and balance of land uses in these areas, and to provide housing which is conveniently located in relation to commercial and office facilities. such residential structures will be limited to areas which have frontage or direct access to one or more major arterial streets, as designated in this master plan and which will have public transportation services. It is preferable that high rise structures also be adjacent to large public open space areas or community parks. High rise residential buildings should be so located and designated as to enhance the appearance and importance of the major activity centers. These structures should not be located within or adjacent to existing or planned low-density residential areas unless these areas are part of a plan for a planned unit development. High rise residences may be used, subject to all the foregoing standards, as transition uses between commercial or office areas, and medium density residential areas." 3. Amend Commercial Strategy, Section #3, page 17, as follows: "3. Multi and verticle use areas (including office and residential) in the commercial areas are anticipated. High rise residential buildings, including senior citizen housing, are considered suitable in the three designated commercial areas (see Plate 14)." -1- �Residential/Commercial strategy Amendment to the Comprehensive Plan Pittsfield Charter Township 4. Amend "Residential Densities", following paragraph in the section: page 40, by adding the "High rise housing facilities are not included in Table 1 of this plan because of the uncertainty regarding location and the relatively small size of the population that would be included in such areas." Motion made by Peer and supported by Wiedman to approve the Amendment to the Comprehensive Plan. Roll Call Ayes: Nayes: Absent: Vote: Woolley, Gates, Peer, Farrell, Wiedman None Morris, Cushing Motion carried. -2- �( ( CHARTER TOWNSHIP OF PITTSFIELD, TOWNSHIP ELLSWORTH COMMERCIAL AREA TEXT ILE QC ...z w w A. QC < u ...< ... w 11'1 BEMIS COMMERCIAL STRATEGY * PLATE 4 Possible areas for high rise, high density residential structures (Master plan amended August 9, 1979) ,r �( -15is in the range of 40 percent low density (single-family detached dwellings); 20 percent in moderate density areas (such as single-family attached, modular housing, townhouses and mobile homes); and the remaining 40 percent in higher density categories (such as townhouses, walk-up apartments, and highrise dwellings). Agricultural Strategy · 1. Since much more land is available for urban use than will be required to serve the expected urban population of 1990, the plan will provide for interim uses and land use patterns which are reasonable in terms of land values and location but which will permit later extension of sanitary sewer and water facilities and other urban services, and development at urban densities. Orderly conversion will be emphasized so that agricultural uses will be permitted, indeed encouraged, as one interim use during the conversion period. 2. Designation of areas in the General Development Plan for residential uses applies to an ultimate development condition. Such designation will not preclude agricultural activities as interim uses during the period of transition from rural use to urban development. 3. Agricultural activities include uses of land other than for crops, including nurserys, game preserves and wildlife areas, hunting and stables. Commercial Strategy 1. The Township will require compact, unified centers for commerce and services in strategic locations at intersections of major streets and will discourage indiscriminate scattering of these uses along major streets throughout the Township. The Township intends to prevent strip commercial development along major and secondary streets. (See Plate 4.) 2. Existing commercial developments on Carpenter Road and Washtenaw Avenue, at Carpenter and Packard Roads, and at Carpenter and Ellsworth Roads, should be contained within their present general development areas and should not be expanded in a linear fashion along the street on which they front. Existing commercial developments at Carpenter Road and Michigan Avenue should be enlarged somewhat into adjacent areas but should not be further extended along Michigan Avenue. New general commercial centers should be located on Michigan Avenue at Platt Road and at State Road, at the Ann Arbor Saline interchange south of I-94, and on the west side of State Road between I-94 and Ellsworth Road. �AMENDMENT TO THE COMPREHENSI\ 1. IELD AUGUST 9, 1979 Amend the Residential Strategy, page 15 by adding the following new item: "7. 2. PLAN - CHARTER TOWNSHIP OF PIT{ Areas should be designated for residential buildings at high densities, without limitation as to height, for persons desiring high density living accommodations and buildings with central services. Such areas could be especially suitable for housing for elderly persons. Such housing could be incorporated into commercial and office centers in order to create a mixture and balance of uses." Amend the land use plan, Residential Uses section, page 33, by adding the following paragraph after the last paragraph of this subsection: "High rise residential structures will be permitted within the several commercial and office areas as designated on the strategy maps, plates 3 and 4, for the purposes of providing a mixture and balance of land uses in these areas, and to provide housing which is conveniently located in relation to commercial and office facilities. Such residential structures will be limited to areas which have frontage or direct access to one or more major arterial streets, as designated in this master plan and which will have public transportation services. It is preferable that high rise structures also be adjacent to large public open space areas or community parks. High Rise residential buildings should be so located and designed as to -enhance the appearance and importance of the major activity centers. These structures should not be located within or adjacent to existing or planned low-densit y residential areas unless these areas are part of a plan for a planned unit development. High rise residences may be used, subject to all the foregoing standards, as transition uses between commercial or office areas, and medium density residential areas." 3. Amend Commercial Strategy, Section #3, page 17, as follows: "3. 4. Multi-and verticle use areas (including office and residential) in the commercial areas are anticipated. High rise residential buildings, including senior citizen housing, are considered suitable in the three designated commercial areas(See Plate #4)." Amend "Residential Densities", page 40, by adding the following paragraph after the last paragraph in the section: "High rise housing facilities are not included in Table 1 of this plan because of the uncertainty regarding location and the relatively small size of the population that would be included in such areas." Motion made by Peer supported by Wiedman to approve the Amendment to the Comprehensive Plan Roll Call Vote: Ayes: Woolley, Gates, Peer, Farrell, Wiedman Nayes: None Absent: Morris, Cushing Motion Carried. �SECTION 15/16 DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT 12 Pittsfield Township Planning Commission Adopted February 17, 1983 �Section 15/16 DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP 1. Land Use Plan - The land use plan is illustrated in Map 1 and Table 1. 1.1 Residential Land Use - The southeast quarter of Section 16 (Residential Component #13), east of the railroad track, and the southwest quarter of Section 15 (Residential Component #14) are designated for resideutial use. Two densities are designated - medium density along the railroad track, the industrial boundary, and the south edge of the landfill/future park; and low density in the remainder of the area. The medium density residential category includes single-family detached and attached dwellings, two-family dwellings and townhouse units, at a design density of 6 dwelling units per acre. The low density residential category includes single-family detached or attached units, at a design density of 2.6 dwelling units per acre. In both categories dwelling units may be clustered. Residential densities are summarized in Table 2. The acreages and dwelling unit numbers presented in this table are illustrative; actual numbers for development approval will be calculated on the basis of information supplied in applications for approval. However, Table 2 illustrates a basic policy of this plan; namely preservation and protection of open space. Wetlands (consisting of Houghton, Hoytville, and Pewamo soils, as defined in the Soil Survey of Washtenaw County, Soil Conservation Service) are not developable in their natural state and are vital to the hydrologic system. Therefore these soi 1 s are not to be developed and are not to be included in the density base area used to determine the number of dwelling units to be permitted. Wooded areas not in the wetland area are developable, but township pol icy is to retain as much of the wooded areas as possible. To encourage retention, the density permitted in such wooded areas may be transferred to other developable land in the designated residential sector, but at least 50 percent of existing wooded areas are to be retained. The residential area wi 11 be oriented in part to the City of Ann Arbor. However, the primary orientation is intended to be to the south, to the future town center. �2 1.2 Residential/Office - The 9 acre area along the south side of Ellsworth Road presently contains four residences. These may continue as single-family dwellings; they may be converted to two-family dwellings or offices or the area may be cleared and medium density residential uni ts ( two-family townhouses, etc. or offices) may be constructed. 1. 3 Open Space - Four open space areas are designated. Three are wooded areas located in the east half of Section 16. The northernmost area, in the industrial sector, is 10 acres in area, and is intended to be preserved in its entirety, since it is the only stand of trees in entire 385 acre industrial area. The other two wooded areas are located in the medium density residential area. As noted in Section 1.1, preceding, at least 50 percent of each of these two wooded areas is to be preserved. The fourth open space area is the wetland/wooded area along Morgan Road and the Swift Run Drain. This area is to be retained as a preserve and groundwater recharge area, and as a natural storm water retention area. At least 50 percent of the woods in the north part of the area should be preserved intact, with the maximum number of trees in the remaining 50 percent of the woods also to be preserved. 1.4 Landfill Site - The City's landfill site will be gradually filled from east to west. Upon completion, the site will be converted to a major community park. Access to the landfill operation will be limited to one drive from Platt Road. A berm, fence, and landscape screen will be provided along the south, west, and north edges of the landfill site (in Pittsfield Township) during landfill operations. The berm and fence will be removed upon conversion of the landfill to a park. 1.5 Local Commercial - A small local convenience center of approximately three acres is designated in the southeast quadrant of the Ellsworth/Stone School Road intersection. The center is intended to serve the residential areas north of Ellsworth Road and the future residential areas in Sections 15 and 16. The commercial area should be developed as a shopping center and should contain shops which provide for the daily, convenience needs of nearby residents. Small offices may also be included in the center. 1.6 General Commercial - An 8 acre tract at the southeast corner of the State/Ellsworth Road intersection is designated for general commercial use. This area is not �3 expected to be developed in the form of a shopping center. However, the number of driveways should be rninimi zed and the several lots should be con sol ida ted to the rnaximim extent feasible. 1.7 Research/Industrial - The remaining 385 acres of the planning area is designated for research and various types of light and high technology industry. Development should occur in one or more park-1 ike settings with the entire area tied together with an interior road system and utilities, especially storm drainage. The existing trees along the railroad right-of-way in the south part of Section 16 should be preserved as a buffer for the residential area to the east. A landscape buffer strip at least 100 feet wide should be created along the south line of the industrial area east of the railroad to screen the future residential area from industrial uses. The research/industrial area should be developed in large land parcels, so that the necessary common facilities, such as roads, sanitary sewer and water services, and storm drainage facilities, can be properly provided. The area should not be divided into small, unrelated parcels of land. Each development parcel should participate in its share of common facilities. 2. Land Use Projections 2 .1 Residential - The designated residential area has a capacity of 1,081 dwelling units and 2,469 people. {See Table 2. Note - Residential Component #13 is the area west of Stone School Road; Residential Component #14 is east of the road.) 2.2 Public School Children - The number of public school children which can be expected to be generated by the residential areas {upon complete development) is presented in Table 2. The generation rates reflect current experience in the Ann Arbor school district and are subject to change in future years. 2. 3 Parkland - The basic parkland requirement in the master plan is one acre of public parkland per 100 people. This requirement consists of two components: 1/2 acre of neighborhood-type playgrounds and 1/2 acre of large, community parks. Since ample open space will be available in the residential area and in the future comrnuni ty park to be created from the landfill site, only playground facilities will be needed in the residential area, as follows: �4 Residential Component 13 Residential Component 14 7 Acres (1,458 People x 0.5 AC/100 People} 5 Acres (1,011 People x 0.5 AC/100 People} 2.4 Employees - The number of employees which will be generated by commercial and office uses in the planning area will be negligible. For the research/industrial area a reasonable employee/land ratio would be 10 employees per acre. On this basis the research/industrial area would generate 3,850 employees. 2. 5 Vehicle Trips - The residential area wi 11 generate 8,648 vehicle trips per 24 hour period (vt/d), based on 8 vt/d per dwelling unit. (Residential Component 13 will generate 5,168 vt/d; Residential Component 14 will generate 3,480 vt/d.} The industrial area will generate 11,550 vt/d, based on a rate of 3 vt/d per employee. Trip generation rates for the commercial and residential/off ice areas would be 200 vt/d per acre and 50 vt/d per acre, respectively. On these bases the commercial area will generate 2,284 vt/d and the residential office area 466 vt/d. The total number of vehicle trips which would be generated by the designated land uses in the planning area, upon complete development, would be: Residential Industrial Commercial Residential/office 8,648 vt/d 11,550 2,284 466 22,948 vt/d The trip generation data are presented on Map 2. This map shows the number of vehicle trips per day assumed to be generated by each area of land use and the percentage of those trips assumed to be entering and leaving the area through the indicated points. The assumed distribution of vehicle trips on area roads, projected from the designated land uses, is shown on Map 3. This distribution is based on the generation data presented on Map 2, and on the assumption that 60 percent of traffic will interchange with a land use area from the north or west, and 40 percent will interchange from the east or south. For example, the industrial area in the southwest part of Section 16 has a projected traffic flow of 3,162 vehicle trips. Map 2 shows that 60 percent of these trips are assumed to enter and leave via State Road and 30 percent via Morgan Road. Sixty percent of the State Road trips are assumed to enter from the north �5 and exit to the north, and 40 percent of the trips are assumed to enter from the south and exit to the south on State Road. Similarly 60 percent of the trips allocated to Morgan Road are assumed to enter from the west and exit to the west; 40 percent are assumed to enter from the east and exit to the east. The projected accumulated traffic volumes from the designated land uses are shown at selected locations on the existing roads. These volumes do not include through traffic on the roads. 3. Transportation Plan 3 .1 Road Plan - The road plan is shown on Map 4. In addition to the policies indicated on the map, the following policies apply. A. State Road should be increased to four driving lanes from Morgan Road north, with turn lanes provided at major intersections. A traffic signal might eventually be needed at Morgan Road. B. Ellsworth Road should be expanded to four driving lanes between State and Platt Roads, with turn lanes provided at major intersections. Traffic signals might eventually be needed at Stone School and Platt Roads. c. Stone School Road should be paved between Ellsworth and Morgan Roads. Two driving lanes will be required, with turn lanes at major intersections. The road should be extended to the south to improve the relationship between the future residential area and the future town center. D. Morgan Road should be paved between State and Platt Roads. Two driving lanes will be required, with turn lanes to be provided at major intersections. 3.2 Public Transportation - Bus service should be extended to the planning area as the area develops. The interior road system of the research/industrial area should be designed to accommodate busses. 3. 3 Pedestrian/Bicycle Paths - Paths should be provided along Ellsworth, State, and Stone School Roads, and throughout the research/industrial area. A path system should also be developed in the Swift Run Drain Corridor, to provide access to the future park in the landfill site, and to points north along Platt Road. The path can also be extended to the south to the future town center. Secondary paths should be provided from the residential area to the central path. �6 3.4 4. Ann Arbor Municipal Airport - The Comprehensive Plan's statements regarding the airport, as they appear on pages 43 and 58 in the plan report, are still valid, as they apply to Section 15/16. The 5,000 foot, 10-28 runway presently being promoted for the airport directly affects future land use in Section 15/16. The f 1 ight patterns that would result from that runway could have potentially adverse impacts on the designated residential area (components 13 and 14), even to the extent that residential might not be an acceptable use in this area because of safety and noise problems. The Township's desired land use pattern should take precedence over airport improvements - residential use in this area should not be precluded or jeopardized by proposed airport improvements. Public Utilities Plan 4 .1 Sanitary Sewers - A trunk sanitary sewer should be constructed along Airport Drain in accordance with Alternate 2 of the "Airport Sanitary Sewer Study" prepared by the Township Engineer. The Ellsworth Road frontage sewer should also be constructed as part of the Airport sewer project between State Road and the Airport sewer trunk, to provide service to the properties along the south side of Ellsworth Road. Lateral sewers to serve individual parcels should be provided by developers. The airport sewer trunk and the Ellsworth Road lateral will serve all of Section 16 east of State Road, except the southeast 1/4, which drains by gravity to the south. This area, and the southwest 1/4 of Section 15, both designated for residential use (Residential Components 13 and 14 respectively), will be served by the Michigan Avenue trunk sewer 1 1/2 miles to the south. 4.2 Water - A 16 inch water line should be constructed in Stone School and Ellsworth Roads, between the existing lines in Morgan and State Roads. This line will complete a water service loop around Section 16 and will provide service to the west part of Section 15. 4.3 Storm Drainage - The research/industrial area will drain into the Airport Drain. Retention facilities should be provided within the industrial area to control the water volumes in the drain. A series of retention facilities to serve the entire research/industrial area, maintained by a drainage district, would be preferable to retention facilities on individual sites. �7 The residential area drains by gravity into the Swift Run Drain. Retention facilities for the residential area should be provided in natural low areas in the open space corridor along the drain. 5. Public Facilities Plan - Only two kinds of public facilities are of concern to the planning area - public schools and playgrounds. Other facilities are or will be available within a reasonable distance of the area. The projections in Table 2 indicate an ultimate need of 330 elementary school student stations. This amounts to approximately one-half an elementary school building. Because . of the trend of reduced enrollments in the Ann Arbor school district, and conversely, rising capacity in the district's elementary schools, and the expected continuation in these trends, no new elementary school facilities will be provided in this area. Children will be bussed to elementary schools which have sufficient capacity. · The projected need for junior and senior high school facilities is substantially smaller than the elementary need, and the solution will be the same - bussing to schools with capacity. There is no indication that a junior or senior high school facility will be provided in this area in the forseeable future. The projections in Table 2 also indicate a need for two playgrounds in the residential area, one in each residential component. A general location of the playgrounds is indicated on Map 1. The playgrounds should be more or less centrally located within each residential area, and part of each facility can be located within a wooded area. 6. Zoning Plan - The entire industrial area should be zoned I1. This district permits research and light industrial uses. R-D, W-1 and PUD zoning districts could also be utilized in special instances, particularly the PUD district, where a park-like industrial or research development is desired. The entire area should be zoned I-1 at one time, upon Township initiative, prior to need, in order to eliminate potential delays in developing industrial property. The general commercial area at State/Ellsworth Road should be zoned C-2, except the auto service station, which can remain zoned C-3. Only two lots remain to be zoned C-2; the remainder of the area is zoned properly. �8 The 11.18 acre parcel in the southeast quadrant of the Stone School/Ellsworth intersection should be zoned C-1 and I-1. Approximately 3 acres at the intersection should be zoned cl for the local commercial center proposed for this location. The remainder should be zoned I-1; R-D would also be acceptable. PUD zoning would be acceptable for the entire parcel and would permit a mixing of uses. Zoning of this parcel should await a petition from the owner in order to eliminate uncertainties regarding uses and types/location of zoning districts. The residential-office area should remain in its preser.t AG zoning until a change in use is desired by a property owner in that area. Appropriate districts would be R-2A, R-2B, or 0-1. The residential area should remain zoned AG until sanitary sewer services are available to the area. At such time the preferred zoning would be PUD, to permit a mixing of housing types and proper provision of open spaces. The zoning plan is illustrated on Map 5. �Table 1 FUTURE LAND USE Section 15/16 PLANNING AREA Land Use Low Density Residential Medium Density Residential Residendial/Office Open Space Landfill/ Future Park Area (in Acres) Percent of Total Land Area 88 10.6 118 14.2 9 1.1 90 10.8 109 13.l Local Commercial 3 General Commercial 8 1.0 385 46.4 20 2.4 830 100.0 Research/Industrial Railroad Right-of-Way �Table 2 RESIDENTIAL AREA PROJECTIONS Section 15/16 PLANNING AREA Residential Component 13 (Section 16) Gross Acreage Residential Component 14 (Section 15) Totals 132 Ac 154 Ac 286 Ac Low Density 36 Ac 52 Ac 88 Ac Medium Density 68 50 Net Residential Area: Total 104 Ac 102 Ac 118 206 Ac Number of Dwelling Units: Low Density 94 DUs (@ 2.6 DUs/Ac) 135 DUs (@ 2.6 DUs/Ac) 229 DUs Medium Density 552 DUs (@ 6 DUsLAc) 300 DUs (@ 6 DUsLAc) 852 DUs 646 DUs 435 DUs 1,081 DUs Number of People: Low Density Medium Density 244 People (@ 2.6 P/DU) 1,214 People (@ 2.2 PLDU) 351 People (@ 2.6 P/DU) 595 People 660 People (@ 2.2 PLDU) 1,874 People 1,458 People 1,011 People 2,469 People Gross 4.89 DU/Ac (646 DU/132 Ac) 2.82 DU/Ac (435 DU/154 Ac) 3.78 DU/Ac (1,081 DU/286 Ac) Net 6.21 DU/Ac (646 DU/104 Ac) 4.26 DU/Ac (435 DU/102 Ac) 5.25 DU/Ac (1,081 DU/206 Ac) Overall Densities: �TABLE 2 Continued Residential Component 13 (Section 16) Residential Component 14 (Section 15) Totals Public School Children: Low Density K-6 52 (94 DUS 7-9 10-12 X 0.55) 21 (52 children x 0.4) 74 (135 DUs 126 X 30 (75 children x 0.4) 26 37 (52 children x 0.5) (74 children 99 0.55) 51 63 X 0.5) 141 240 Medium Density K-6 7-9 10-12 138 (552 DUs X 0.25) 75 (300 DUs 213 X 0.25) 55 30 (138 children x 0.4) (75 children x 0.4) 69 38 (138 children x 0.5) (75 children x 0.5) 262 143 85 107 405 Total Number Public School Children, both Residential Components: K-6 7-9 10-12 339 136 170 645 �t1 a~ 3 ·- _scll -::2 J ~ ~ C) -:::1.. ~ ~ 2 j - - -·- \ ~ 0- .:::I �" ... ... ~... ... ~ V\ ~ ~II'\ ~ i"'>g I,.-., {'y\ ~ ~~ 7/'YQ,(.s;.. ~ \ J ~w ~ I('~ r::r= ,--m .... -- \ \ --1 I I a.) ~ 1/) \ ' 1 �zeu,o(h!J1o; ~ 144?>~~) hi.. I I l'IB'1~14'l"~ ~ (4o1:} ~ °C4',~ "g\¢ ~,,! 1' 11 II 4447. i r A1Afll)~ ,ff)~'(} ~5°W6 ~78 ~ I •- I I (1,e,?o') 443~ , r " II 'lH or '1-Y l - I ,,,-443~ 1774 (401.) . ------------ _ _ ___J --.._ ~ .~ _, ~' . \ I , I I I I I II 4240 \ 1 I I ,, / ... ' ' ~------- I I I• ... ,,,- 11 ="38oB \ _J ~'17'lt I 47Zb -L------ / • £-U-:S°IA/b, '\ -·.. l Zf,(,/ ~ 35'48 1 - -~ - 4q"7 I I ,' 4'115" \ _,_---\ \ (3~) f1,>:! I'. 111 t r \1l' --r 4IB7 1 3'?'30./i -~ ·· · · 30q3/ ·"l lb75" {~o7o) ,_,~ ,. {4r:t'/i,) zs-12 ~ /Al - - It♦ X II - , .I -•(V"i: - --,Y _· ---- zqg~ I I ~~ -- - - • +--12DJ"ECTED !12.\P D15n2.IBt.m0k.J (\IE.HICLE. ~ \ P S ~ DA'-{- -rt/d) ~/\t.iP ~ �• "' ij ~ V\ -~ . C: . •. ~ -. "E <t ~ -~ 2 ·•.'-...... .. ul .J <1 \.} Vl �~ ~ \}\ ~ I• ~ V) ~ I ''t j~j: __!f lr I i / ___ d I I !Iii1 r \()11 r-C-1. ,F ii" I I K'.-ZA, '2-2B, 0-1 i I ,E<-L.5""""71,' @I / . .. . .I-1t oe MIX OF= I-11, T2-D,W-i. ... J a.PUD / ----·- ··-------------- --1 ( AG j LAtt2 PuD . , I . • •1 .eo. - I (Al<- ..· . . - .... ~11 ZD"-11~6 :PLA~ I ·---. ~I I MAP 5 �. ~ : -:- ·- ·- - ~ · · ~- L~.,_,___.....- .- T -e1,_ - ::::-J:::' .:..-· ,--- .. !,'• - r·--- ~ 1 cu •l!. I ; :..,.:1:- J:! ~ 4 ,e 7 ! I 32 M(IU 1TT 0 r===t1t==~~=:d,1I,/' I' 1(~ RESIDENTIAL COMPONENTS Plate 8 Rev: 2-17-83 �-39- Table 1 POPULATION AND COMMUNITY FACILITIES EQUIVALENTS Residential Cornponent 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14a 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Gross Acreage 220 151 225 233 38 22 222 229 140 373 84 330 132 154 80 109 276 152 152 210 162 207 260 185 157 163 10 37 33 91 90 129 308 227 1,137 Totals Dwelling Units 220 453 675 233 304 88 2,664 916 1,680 1,119 168 660 646 435 320 545 552 456 760 1,260 1,944 1,656 2,080 925 942 652 80 148 132 546 450 645 308 227 1,137 26,026 Population Equivalent 660 1,359 2,025 699 760 246 7,459 2,565 4,704 3,357 504 1,980 1,458 1,011 832 1,526 1,656 1,368 2,128 3,528 4,860 4,637 5,824 2,590 2,638 1,826 200 370 330 1,529 1,260 1,806 924 681 3,411 72,711 School Classroom Equivalent (1) 4 7 10 3 4 1 38 13 24 17 3 10 12 11 8 8 8 7 11 18 24 23 29 13 13 9 1 2 2 8 6 9 9 7 34 406 Park Land Requirement(l) 3.3 6.0 10.1 3.5 3.7 1.2 3.7 12.8 23.5 16.8 2.5 9.9 7.3 5.1 4.2 7.6 8.3 6.4 10.7 17.6 24.3 23.2 29.1 13.0 13.2 9.1 1.0 1.9 1.7 7.8 6.3 9.0 9.2 6.8 34.1 Density 1 3 3 1 8 4 12 4 12 3 2 2 5 3 4 5 2 3 5 6 12 8 8 5 6 4 8 4 4 6 5 5 1 1 353.9 (l)Based on an actual population of 39,000 rather than the "density population equivalent" of 74,875. Rev. 2-17-83 �CARPENTER ROAD CORRIDOR DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #3 This development policy for the Carpenter Road corridor as designated herein was adopted pursuant to the Rural Township Planning Commission Act (Act #168, P.A. 1959, as amended) and constitutes an amendment to the adopted Comprehensive P1an with respect to the Carpenter Road corridor. All statements, data, and illustrations that are contained in this report supercede and replace any statements, data, and illustrations that are contained in the Adopted Comprehensive Plan as they relate to the Carpenter Road corridor. Pittsfield Township Planning Commission Adopted July 19, 1984 �CARPENTER ROAD CORRIDOR DEVELOPMENT POLICY AMENDMENT TO THE CCJ,tPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #3 1. Objectives 1.01 The integrity and stability of the single-family residential neighborhood east of Crystal Drive should be protected. Future land uses, buildings, and site developments along the west side of Crystal Drive should be compatible with single-family residences. 1.02 Commercial and office sites should not be permitted to have vehicular access to Crystal Drive. 1. 03 2. Commercial uses should be concentrated at the Washtenaw AvenueCarpenter Road and Packard Road/Carpenter Road intersections. Commercial strip development along Carpenter Road should not be permitted. Land Use and Development Policies 2.01 The Carpenter Road frontage should be developed for office use between the commercial areas at the Carpenter Road/Washtenaw Avenue and Carpenter Road/Packard Road intersections. 2.02 Office and commercial use may extend to the west frontage of Crystal Drive if all the following conditions are met: a) The lots on the west side of Crystal Drive are combined for site planning and development purposes with adjacent lots that front onto Carpenter Road. b} Vehicular access to Crystal Drive is not permitted for any office or commercial parcel. c) A landscape buffer strip, consisting of earth berms, trees, and shrubs, is provided along the west right-of-way line of Crystal Drive, and around lots #28-31 and #17-18. d} The frontage along the west side of Crystal Drive is treated as a front yard for zoning purposes, and setback requirements for structures and parking are applied accordingly. e) The buildings and site layout are designed to make the height and overall scale of the building and the site improvements compatible with the single-family residential character of the adjacent neighborhood. 1 7-19-84 �f) Development is planned and approved under the PUD zoning district regulations. 2.03 The lots fronting on the east side of Carpenter Road should be combined with adjacent lots fronting on the west side of Crystal Drive and planned and developed as one site, to provide sites of reasonable depth. Lots that are adjacent (side to side) along Carpenter Road should be combined for planning and development, to reduce the number of potential driveway openings on Carpenter Road. Lots that are already assembled under one ownership should not be separated into smaller development parcels. 2.04 If the lots on the west side of Crystal Drive are to be developed separately (in relation to the adjacent lots on Carpenter Road) the use of these lots should be low density residential (single-family detached.) The adjacent lots along Carpenter Road should be used for office purposes. In this situation, the office lots along Carpenter Road should provide screening and plant materials along the corrmon property lines, to buffer and protect the adjacent residences. 2.05 Commercial uses may be permitted in the area between Carpenter Road and Crystal Drive, but only if they are located in the north part of the development area north of Central Boulevard and in the south part of the development area south of Central Boulevard, and if all the conditions set forth in Section 2.02, preceding, are met. Unless all these conditions are satisfied, additional commercial uses should not be permitted to develop along this segment of Carpenter Road. 2.06 Lots #71, 73-76 and 79-80, on the west side of Carpenter Road, should be developed for office uses. The existing residences on Lot #71 may continue, but conversion to or replacement by office uses would be acceptable. Lots #49-51, presently combined with lots #79 and 80, should be developed with lots #79 and 80 as one office complex. If they are developed separately, the preferred use is multiple-family residential. 2.07 Lots #47 and 48, along Gross Road, should be developed for office use, if the lots adjacent to the north are used for offices. If the lots adjacent to the north are used for multiple-family residences, lots #47 and 48 should also be used for multiple-family residences. The two lots could also be combined with lots adjacent to the south and/or east for purposes of commercial development. However, commercial use should not be permitted unless the lots are planned and developed in common with the adjacent lots. The existing residences may continue until conversion or replacement occurs. 2.08 Lots #52, 53, and the south half of 54 should be ~sed for myltiplefamily residences. Office use would be acceptable 1f the entire area were combined and planned and developed jointly with the adjacent lots on Carpenter Road. The existing residences may continue until conversion or replacement occurs. 2 7-19-84 �2.09 Lots #59 and 60 should be developed for multiple-family residential use, but the existing residences may continue until conversion or replacement occurs. Office or commercial uses would be acceptable if the two lots were combined with the adjacent office or commercial properties and planned and developed in conjunction with them. 2.10 The existing single-family residential zoning classification in the area between Carpenter Road and Crystal Drive should be retained until specific development proposals are submitted to Pittsfield Township for review and approval. This policy will permit zoning changes and site plans to be reviewed simultaneously, thereby helping assure that the objectives and policies of this plan will be implemented. 2.11 Planned unit development (PUD) zoning should be used to properly mix land uses and to make certain that development proposals will be implemented in accordance with this plan. 2.12 Gross Road should be paved when new development, with principal access to this road, occurs. 3 7-19-84 �......... . .~ .·.·· ···6;···> :' :- ___ -~ 59 ... . ·, .•. .. .. ~ .. ... ---- - -·-· ' .. ,___ _. I ._- I ;'. !' 78 79 o I :Zoo' 100' I I I I J i ~ ~ ~ i ~ I I I ~i ~ ~' ~ ,· f ! I L �I I H AMENDMENT 414 NORTHWEST AREA PLAN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN Adopted by the Pittsfield Township Planning Commission February 6, 1986 CERTIFICATE OF ADOPTION: I hereby certify that the attached amendment to the Comprehensive Plan of Pittsfield Charter Township was adopted by the Planning Commission of Pittsfield Charter Township, in accordance with Act 168, Public Acts of 1959, as amended, by unanimous vote (6 yes, 0 no) on February 6, 1986. Peer, Secretary Planning Commission Pittsfield Charter Township �f " NORTHWEST AREA DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP PART 1 INTRODUCTION 1.01 Planning Area - The plan amendment covers the northwest corner of the Township. The area is bounded on the west by the Pittsfield/Lodi Township line; on the south by the south frontage of Ellsworth Road and the road itself, east of Lohr Road; on the east by the west edge of the Airport Plaza development; and on the northeast by the 194 freeway. (See map 1.) The planning area has a land area of 1,385 . acres or 2.2 sguare miles. 1.02 Existing Conditions - The planning area has at present, or faces in the future, a number of significant conditions that require detailed planning attention. These are, in summary form, as follow. a) The area is close to the interchange on 194, and the land closest to the interchange ramps is undeveloped. The interchange will be a major factor influencing the nature and timing of development in the planning area. The interchange will attract commercial development. b) The planning area is located in a developing residential corridor between the cities of Ann Arbor and Saline. Both cities, and Lodi Township in between, are preserving the residential character of this corridor. c) The planning area has a strong orientation to the city of Ann Arbor. Therefore, a strong community identity should be established for residential development in the area, to strengthen the relationship with Pittsfield Township. d) The interchange area functions as an entry to the city of Ann Arbor from the south, and as a entry to Pittsfield Township and the Lodi/Saline community from 194 and the north. e) The area is subject to development influences of Briarwood, as these advance to the west, on both sides of 194. The planning area is the west terminus of the Briarwood influence area, on the south side of 194. 1-1 �1.03 f) Public water and sanitary sewer services can be provided to the planning area (the area is designated for services in the comprehensive plan adopted in 1976). However, there are significant limits to the extent of water and sewer services in this area. g) The planning area has limited accessibility by surface roads, because the 194 freeway blocks traffic flow between the a~ea and the city to the north. As a result, Ann Arbor Saline Road will be the ma j or access route for the planning area, since it is the only road that crosses the freeway. Therefore, development in the area will create heavy traffic demands on this road. The Lohr/Waters intersection with Ann Arbor Saline Road and the ramp area to the north will be the major traffic problem area. h) The natural features in the planning area present no major limitations to development. Topography has a definite pattern that should be respected, but slopes are low to moderate. Drainage is available to all parts of the planning area, but retention facilities will be required to control discharges. Soils are generally not a problem for development if drainage facilities improve wet soil conditions in certain parts of the area. Poor soil conditions are limited to drainage corridors. These areas are small and provide opportunities as open space features. Purpose of Plan Amendment - This amendment is intended to provide more detailed policies for the area than are contained in the adopted comprehensive plan. This amendment is the fourth in a series of refinements of adopted policies for critical areas of the Township. The Planning Commission believes that the northwest area will experience substantial growth pressure in the foreseeable future, and that detailed policies are required now to cope with these pressures. The current adopted plan designates the northwest area for urban development and contains numerous policies that apply, in a general way, to the area. This amendment uses the adopted plan as a base, and elaborates these policies, or in some cases, modifies them, to the particular circumstances in the area. In the event of a conflict between this amendment and the current comprehensive plan as adopted in 1975, interpretation should favor the policies in this amendment. This plan amendment is the culmination of over one year's study of the planning area by the Planning Commission. Five working papers were prepared during the course of the study to generate discussion and to focus attention on critical issues. Numerous public meetings, in which public participa- 1-2 I -~-·..... �/- , . tion was encouraged, were held on the study as it progressed to its adoptive stage. The Planning Commission considered nine alternative land use patterns in the process of deciding on the policies set forth herein. This plan amendment is intended to set Township policy for the planning area for the foreseeable future. It will be the basis for zoning decisions, development reviews, planning and construction of water and sanitary sewer facilities, road improvements, land acquisition for public purposes, and other public improvements. The plan is detailed and i t attempts to anticipate future needs. Nevertheless, conditions change over time, and changing conditions and experience with the plan will - likely indicate the necessity of reviewing and possibly modifying these policies from time to time. ..' 1-3 -· . . ... �• l' .·, • ·,ia~ i t III : M 1· ·! ~ ii ll 11 ~ c:( ~ .-f c:( 0.. c:, c:( zz .... z E . . ' c:( 0.. . -~ . . L . --- - ---- ti:1~~~¢ .m - �PART 2 PROJECTIONS The land use policies in this amendment result in the following projections. 2.01 Land Use Distribution - The distribution of proposed land uses is presented in Table 1. Residential land use comprises 73 percent of the planning area. Commercial and office uses comprise 17 percent of the area. -Park land comprises 2.5 percent of the land area. 2.02 Residential Land Use - The designated residential area has a capacity of 2,060 dwelling units and 4,300 people (numbers are rounded). Projections by residential component are presented in Table 2. 2.03 Public School Child r en - The planning area could generate as many as 1,200 to 1,300 K-12 school children by the time the residential parts of the planning area are fully developed. However, the actual number of K-12 children at any one time in the future will probably be substantially less, because of the long period of time in which the housing will be constructed in the area, and the cyclical nature of household sizes and ages of residents. 2.04 Public Park Land - The projected population of the planning area will require 35 acres of public park land when the residential areas are completely developed. The park land is divided into three neighborhood parks at five acres each, and one community park at 20 acres. The requirement is based on the comprehensive plan standard of 10 acres per 1,000 people. However, the requirement is reduced somewhat to reflect less demand for neighborhood recreation area by people living in rural areas. 2.05 Employment - The office and industrial areas will be employment centers. These areas have a potential of generating as many as 7,000 jobs, based on 40 employees per acre in the office areas, and 20 employees per acre in the industrial areas. 2.06 Traffic (Vehicle Trips) - Projected traffic, assigned to the planned road network, is presented on map 8. The projections include only additional traffic that wi~l ,be generated by land uses in the planning area; they do ' not ' include existing 2-1 , �• J. • , • traffic on area roads or future increases in that traffic that will be generated by uses outside the planning area. 2.07 Public Water and Sanitary Sewer Demands - The urban part of the planning area will generate an average demand of 0.6 mgd of water and sanitary sewer capacities. 2-2 J �• J. . .. TABLE 1 FUTURE LAND USE NORTHWEST PLANNING AREA Land Use Area (in acres) Percent of Total Land Area Rural Residential 564 40.8 Low Density Residential 326 23.6 Medium Density Residential 59 4.3 High Density Residential 67 4.8 Village Center (Commercial) 21 1.5 Shopping Center (Commercial) 35 2.5 Highway Commercial 41 3.0 133 9.7 95 6.7 9 0.6 35 2.5 Office Research/Industrial Rental Storage Public Park Land 1,385 Acres 100.0% Note: The land areas include rights of way of public roads • , . �TABLE 2 PROJECTIONS BY RESIDENTIAL COMPONENT ~ "' · I ,. j ' i , RESllDENTIAL COMPONENT GROSS ACREAGE la 151 lb GROSS DENSITY NET DENSITY DUS 1.0 0.7 103 40 6.0 6. 0 2a 52 1.0 2b - · 88 3a -.~ "' POPULATION CAPACITY CHILDREN 2.6 268 103 240 2.2 528 120 0.7 35 2.6 91 35 2.5 2.1 185 2.6 480 185 19 6.0 6.0 114 2.2 251 57 3b 158 2.5 2.1 332 2.6 863 332 3c 80 2.5 2.1 170 2.6 442 170 3d 47 10.0 10.0 470 1.2 . 564 47 3e 20 10.0 10.0 200 1. 2 240 20 4a 180 1.0 0.7 121 2.6 315 121 4b : .. 181 1.0 0.5 83 2.6 216 83 Totals . 1,016 4,258 1,273 # PERSONS PER DU K-12 I '' I 2,053 �PART 3 OBJECTIVES 3.01 Overall Objective - Analysis of existing conditions in the planning area, examination of current Township policies for the area, and consideration of the various land use options, result in an overall objective of creating an attractive, comfortable residential community, primarily urban in character, in the northwest part of the Township. 3.02 This 9verall objective can be expanded into the following · specific objectives. a) The area should be developed in a timely and orderly manner. b) The area should be developed primarily as a residential community. c) The community should be primarily urban in character, but should blend in with the rural residential parts of the Ann Arbor Saline Road corridor to the south and west. d) The continuity of the residential character of the road corridor north and south of 194 should be maintained. e) The community should have its own identity. f) The uses, design and character of the community should recognize its location at the entry to the City of Ann Arbor from the south, and its function as an entry to Pittsfield Township and the Lodi/Saline community from the north, especially from 194. g) Advantage should be taken of the proximity of the freeway interchange to the planning area. h) Commercial and other nonresidential uses intended to take advantage of the area's location and freeway access should be limited in location and extent so as not to jeopardize the desired residential character of the future community or of the Ann Arbor Saline Road corridor to the south and the north of 194. i) The transition of the area from its present semi-rural state to development status should be planned and managed so that the existing residences will be able to adapt adequately and gradually~~ the changing condi- 3-1 �tions. j) A full range of urban services and facilities, both public and private, should be provided in the community. k) The costs of developing the infrastructure to serve the future community should be paid by developers or users; these costs should not be borne by the taxpayers of the Township. 1) Existing vegetation should be preserved as amenities for the community~ . .. 3-2 �... PART 4 STRATEGY 4.01 Introduction - This strategy is derived from the objectives in Part 3 and analysis of existing and future conditions and opportunities. The strategies in the adopted comprehensive plan are valid for the northwest planning area, although more detail is required in some instances, as described in the following statements. However, the housing unit mix of 40 percent low density, 20 percent medium density and 40 percent high density units is not necessarily valid at the . present time and is not incorporated into the strategy and policies for the northwest area. (See f2, page 13, and #6, pages 13-15, in the comprehensive plan.) 4.02 Strategy - The strategy for planning and managing development in the northwest area consists of the following elements. a) A highway service (commercial) center will be established in the southwest quadrant of the 194 interchange and on the radio station property south of Lohr Road. These locations will isolate highway service uses from residential areas and will help prevent pressure for strip commercial development along Ann Arbor Saline Road. b) A sub-regional shopping center will be established in the north part of the planning area, on the east side of Ann Arbor Saline Road, close to the interchange. The center will serve the southwest part of Ann Arbor, the west part of Pittsfield Township, and the Saline/ Lodi community. The center will be required to provide special landscape treatments opposite residential areas, additional setbacks will be required, and parking lot lighting will be regulated to make the center more compatible with neighboring residential areas, and to create less intrusion into the residential character of the Ann Arbor Saline Road corridor. A new zoning district, permitting only shopping centers, and tied to site plan review, will be created to assure that only a shopping center will be developed at this location. c) A village center will be established in the triangular area between Waters and Ann Arbor Saline Road. The center will be a mixed use area of commercial, office, and residential uses, at a small scale, and will be designed to provide a variety of activities. The center will be primarily oriented t~, the residential part 4-1 , �of the northwest area and adjacent residential areas in Lodi Township and Ann Arbor. The center will function as a transition area between the highway commercial area to the north and the residential areas to the south. The center will be residential in scale and design. Drive-in facilities will not be permitted in the center. The center will be oriented, in its interior design, to pedestrian movement. Architectural review will be required for remodeling of existing buildings and construction of new buildings. Special architectural and landscape treatments will be required opposite residential areas.~ special zoning district, based on PUD principles, will be created for this area. d) An urban residential area, of varying densities and housing types, will be established around the shopping center and the village center to the west, south, and southwest. e) A rural residential area with a density of not more than one dwelling unit per acre will be established on the south and west fringes of the community. This area will provide a transition between the urban part of the community and existing rural residential development along Ann Arbor Saline Road and future residential development to the east, in Lodi Township. f) A community park, approximately 20 acres in area, will be provided in the central part of the planning area. The park will be part of the Township's park system, and will have areas and facilities for active and passive recreation. The park will incorporate the existing wooded area and stream corridor, to provide natural amenities in the park and to preserve natural features. g) Lohr Road will be used as the west edge of the Ellsworth Road industrial/commercial corridor. The right of way will be developed as a divider and buffer between that corridor and the future residential area to the west. h) Office development will be used as a buffer in the north part of the planning area, west of Lohr Road, between the residential area and 194. i) A new road will be constructed between Waters and Lohr Roads. The new road will provide an alternate access to Ann Arbor Saline Road and to the shopping center, will reduce the number of turns Ann Arbor Saline on 4-2 I ,. . - �. '- Road, will provide a physical separation between the shopping center and the residential area to the south, and will help integrate the various parts of the community. The road will be extended to the north, to provide access to the northwest cor-n er of the Township and the village center, and to create a separation between commercial and residential areas. The road will also be extended to the east and south, to to serve as a collector street for the mixed use area east of Lohr Road, and to provide an alternate access to Ellsworth Road. j) Sanitary sewer service will be provided to the planning area from two connections to the Ann Arbor sewer system. Initially, service will be provided to the part of the planning area closest to 194 by one connection north of the freeway. The remainder of the planning area that will be served will be connected to the airport sanitary sewer to the southeast. The sewer service area will correspond to the designated urban area. k) Public water service will be provided to the planning area by Pittsfield Township. In the early stages of development, service will be provided by a booster pump, a 16" water line extension, and an elevated storage tank. Later, service will be provided by a second (west) pressure district in the -Township. Water service will generally be limited to the sanitary sewer service area, but could be extended into rural residential areas, where feasible, if needed for clustering of dwelling units in planned unit developments and preservation of natural features. 1) Existing drainage courses will be used in their natural state as part of the drainage system. Retention will be required to stabilize storm water discharges and to create amenities for the community. Drainage districts will be established to assure proper long term maintenance of drainage facilities. rn) Existing roads will be improved in line with traffic projections and intended functions. n) Land development will be coordinated with provision of public improvements. Needed improvements will either accompany or precede development. o) Installation of infrastructure will be scheduled primarily on the basis of the occurrence of key land development events, rather than on a preset time schedule. 4-3 I �p) Land will be rezoned on request, based on the plan; land will generally not be be pre-zoned. PUD or similar special zoning districts will be used when possible to coordinate proposed development with adopted Township policies. q) Density transfer will be encouraged in residential areas, for purposes of preserving natural features and providing open space. r) Infrastructure will be financed primarily by developers and users. Density transfer will also be used to compensate for dedication of land for public use, such ·as land for parks. · 4-4 �PART 5 LAND USE POLICY 5.01 Residential Land Use - The major part of the planning area is designated for residential use, which is consistent with the objective of maintaining a primarily residential character in the Ann Arbor Saline Road corridor and the planning area. Four residential classifications, based on densities, are proposed: rural residential, with a minimum lot area of one acre, with on-site water and sanitary sewerage facilities; low density, with a density range of 1 to 4 dwelling · · units per acre (DU/ac); medium density, with a density range of 4 to 8 DUS/ac; and high density, with a density range of 8 to 15 DUs/ac. All but the rural residential class of dwellings are located in areas that will have Township water and sanitary sewer services. The designated residential area is divided into sub-areas identified as residential components. The numbering system is based on the system in the adopted comprehensive plan, Plate 8 and Table 1. The components are delineated on map 3, herein. The rural residential areas are located along the west and south edges of the planning area as a transition in density between the urban residential areas to the north and east and the rural residential area in the Ann Arbor Saline Road corridor. The location of the dividing line between rural and urban residential areas is based on the limit of the Township water service area north of Waters Road, and the design limit of the sanitary sewer service area south of Waters Road. The primary type of dwelling unit will be the single-family detached unit; however, attached single-family units and clustered units on lots smaller than one acre, with common open space areas, will be permitted, the overall density of one DU/ac is not exceeded. Residential components la, 2a, 4a, and 4b constitute the designated rural residential area. The low density residential area consists of three residential components - 2b, 3b, and 3c. The primary type of dwelling unit will be detached single-family units on lots 10,000 square feet or larger in area. However, single-family attached and clustered units and smaller lot sizes will be permitted if an overall density of 4 DUs/ac is ~ot exceeded. In some parts of low density residential areas a proposed road is the dividing line between rural and urban residential areas. In general, a road is the preferred separation between these density areas, rather than abutting the two areas along side or rear lot lines. Ho_w,e ver., · if water and 5-1 �sanitary sewer lines are installea in the road, both frontages of the road should have access to these lines, in which case the separation should occur along lot lines. Residential components la and 3a are designated for medium density residential use. This category has a density range of 4 to 8 DUs/ac and includes dwelling unit types such as attached single-family, townhouse, patio house, and similar dwellings. Component lb is intended to be a transition between the office and highway commercial areas to the east and the rural residential area to the west (residential component la). Access to the area should be provided by the proposed road along the east edge of the area. Component lb represents the northwest Jjmit of water service by Pittsfield Township. Residential component 3a is intended to provide a residential area adjacent to the shopping center, and a transition between the high density residential area east of Lohr Road and the low density residential area west of the road. The north boundary of 3a is flexible with respect to the north; the area could be expanded to the north if office use is not feasible to the extent indicated at the time of development. However, the north boundary should not be moved to the south, because the remaining area would be too narrow to develop properly, unless it is moved as far south as proposed road B. Office use would be an acceptable alternate use for component 3a i f demand exists for additional office area. Access should be provided from the future road and not from Lohr Road. Residential components 3d and 3e are designated for high density residential use, with a density range of 8 to 15 DUs/ac. The primary type of dwelling unit will be apartment or condominium units in 2 or 3 story buildings. The areas are intended to provide a mixture of uses east of Lohr Road. Either 3d or 3e or both could be expanded in area if additional residential land is needed at the time of development. Alternatively, they could be developed with offices, or a combination of offices and multiple-family dwellings. The two components are located along a proposed road to connect them with the residential areas and commercial facilities to the west. Access to both components should be provided from the future road and not directly from Lohr Road. Residential densities are summarized in Table 2. The acreages, dwelling unit numbers, and densities are illustrative; actual numbers for development approval will be calculated on the basis of information supplied with applications for approval. 5-2 J �.. ~ 5.02 Open Space - The principal open spaces in the planning area are stream corridors and wooded areas. The stream corridors are designated to remain as open, natural drainage courses. Their associated vegetation should be preserved as open space. Ponds should be created along or in the stream corridors as amenities and storm water retention facilities. The wooded areas should be preserveq to the maximum feasible extent. Density may be transferred from the wooded areas to open lands. Density transfer might result in a higher net densities and attached dwellings, instead of detached dwellings. These changes are acceptable if the density limits are not exceeded and the wooded areas are retained. The wooded area in residential component 3b should be preserved and integrated with the neighborhood park proposed for this area. The woods in the north part of residential component 4a should be preserved and integrated into the proposed community park. The wooded area in component 3d should be preserved as part of the design of the high density residential development and should be integrated into the neighborhood park proposed in this area. The park can be a connection between the wooded area and the stream corridor in and south of component 3e. The planning area contains a number of fence rows. Detailed information regarding the type and quality of trees and other vegetation in these fence rows is not available. However, the policy is to preserve the fence rows where possible, or at least individual trees or clusters of trees and brush, where the development pattern can reasonably accommodate them. In particular, fence rows should be preserved, and augmented where necessary, where they would link open space areas or parks, as in residential component 3b. In this case, the fence row extending east from the community park connects with the stream corridor in component 3b. Also in 3b, a short fence row connects the woods adjacent to the proposed neighborhood park with the stream corridor. 5.03 Shopping Center - A 35 acre parcel on the east side of Ann Arbor Saline Road, just south of the 194 interchange, is designated for a community (sub-regional) shopping center. The center would have a floor area of approximately 200,000 square feet and would be oriented primarily to the north, to the city of Ann Arbor and 194. The center should be contained in one building or in a tight cluster of two or more buildings with a unified architectural treatment. Establishments in the center should be selected and managed as a unit for the benefit of all tenants. The uses should be primarily retail sales, with offices and services that are supplement~!Y ' to retail opera- 5-3 �tions. Highway service type uses, such as gas stations, fast food restaurants, and motels, should not be permitted in the shopping center. The site should provide common drives and parking areas, and should be designed with the building(s) as one development. Parking and drives should be arranged to provide safe and convenient access to the adjacent streets and to the building(s) in the center. The parking lot should have landscape islands and medians to channel traffic flows, to sepa r ate parking areas from principal traffic flows, and to make the paved areas more attractive for shoppers. Only one driveway opening should be permitted on Ann Arbor Saline Road between proposed roads A and ·B. A service area separate from the parking areas and other public parts of the center should be provided, and should be located and screened so as not to intrude into the adjacent residential areas. All edges of the center should be landscaped so as to create an attractive setting for the center. The west and south frontages should have additional landscape areas to make the center as compatible as possible with adjacent residential areas. The image of the center along Ann Arbor Saline Road should complement the entry character of its location. This image should be achieved by landscape treatment along the road, and substantial setbacks. Individual buildings along the road frontage should not be permitted, in order to maximize the landscape area along the road, to maintain the character of a "center" type of development, and to provide a suitable transition to the residential part of the corridor by preventing strip commercial development along the road. Outside lighting should be of a type and height that will be compatible with the future residential areas. The shopping center should have vehicular connections with the office and highway commercial areas to the east and northeast. 5.04 Village Center - A village center is designated for the triangular area between Ann Arbor Saline Road, Waters Road, and proposed road B. The village center should be a specialty commercial center and should have the following characteristics. a) The center should have a residential scale and appearance, to be derived from residentially sized structures, roof lines, proportions, window and door details, exterior finish materials, and similar treatments. Existing residential structures could be used, 5-4 �and expanded or connected with adjacent structures. Maximum height should be limited to two floors. b) Individual parcels should be assembled where possible; otherwise each parcel's development and use should be coordinated with the development and use of the other parcels. c) A unified architectural and site design theme should be established for the entire center. Landscape treatment should be consistent with this theme and should help implement it. The center should have a carefully designed grouping of shops and other build. ings, -intended tb .create a special experience for : shoppers; and to create a sense of discovery, entertainment, and adventure through spatial relationships, architectural and landscape treatments, and pedestrian circulation patterns. The center should be oriented to pedestrians, with common pedestrian areas such as plazas, courtyards, and paths. Signage should be consistent with the theme and character of the center. d) Common parking and driveways should be provided. Parking and loading areas should be screened and well landscaped. Existing parcels fronting on Ann Arbor Saline Road should combine drives; where combination is not possible, access to the road should be limited to not more than one drive for each current lot. Access to Waters Road should be similarly restricted. Access to proposed road B should be limited to common driveways. e) Uses in the center should be small shops, able to utilize floor areas not larger then 1,500 to 2,500 square feet. Uses considered appropriate would be shops offering gifts, handcrafted items (including those made on the premises), luxury merchandise, boutique fashion items, imported goods, art galleries, specialty restaurants and food shops, personal service offices, and dwelling units as part of offices or shops. The tenants should be primarily local and independent. The center should not have a large anchor store; the variety of small shops and the character and atmosphere of the center should be the principal means of attracting people to shop there. f) Design review procedures by the Township should be established to ensure that the architectural and site characteristics intended for the center will be achieved. g) Fast food chain restaurants and similar highway commercial uses and drive-through facilities should not 5-5 . ff- �. ' be permitted in the center. These uses and facilities are not consistent with the intended character and atmosphere of the center, or with its pedestrian orientation. 5.05 Highway Commercial - Two highway commercial areas are designated in the plan. The larger area is adjacent to the east bound exit ramp of 194, north of Waters Road. Access to this area should be limited to a road or common drive between the commercial area and the office area to the .west. The second area is located east of Ann Arbor Saline Road and south of Lohr Road, on the radio station property. Access to this area should be limited to realigned Lohr Road; access to . existing Lohr Road should not be permitted. Typical uses will be motels, restaurants, including fast food chain establishments with drive-through facilities, and auto services (gas stations and minor repairs). Each area should be developed according to an overall plan. Commercial signs should not be permitted in the entry zone. (See 5.08, herein.) 5.06 Offices - Four office areas are designated in the plan. The office area east of residential component lb should have access from proposed road Band from a road or common drive between the office and highway commercial areas. The office area east of the shopping center should have access from Lohr Road (the north-south segment) and should have vehicular connections with the shopping center. These two office areas should be developed with general administrative, professional, business, and personal service offices in a planned, office park setting. The office area east of Lohr Road, north of residential component 3d is intended for general office uses that would be compatible with neighboring medium and high density residences. The office area south of residential component 3e is intended to have general office uses or a combination of office and research operations. This area should be developed as an office park according to an overall plan. The plan for the park should be organized around the open space corridor associated with the drainage course. Access to the area should be provided by proposed road B. 5.07 Industrial Uses - The plan designates two industrial areas in the same general location - one is east of proposed road B, and the second is located along the - east side of Lohr Road. The first area is intended to be similar in use and character of development to Airport Plaza adjacent to the east. It should be developed as an ind~~ttial park, with 5-6 �access from proposed road B. The second area should be primarily office, research, and development in a planned, park type setting. Alternatively, it could be an extension of the area adjacent to the east. The area could also be a mixture of medium and high density dwellings, or a medium density residential complex. If the area is to be developed as a mixed used area, similar to Airport Plaza, or if it is to have offices or light industrial uses, a substantial landscape buffer should be provided along the Lohr and Ellsworth Road frontages to separate the area from the neighbor ing residential areas. · 5.08 Entry Zone - The intersection of Waters/Lohr Road with Ann Arbor Saline Road, and the area between the intersection and the ramps in the south part of the interchange, is an entry for Pittsfield Township and the planning area from the north. It is also part of the entry for the city of Ann Arbor from the south. Therefore, this area should convey a desirable image of both municipalities. The predominant character in the Ann Arbor Saline Road corridor, on both sides of 194, is intended to be residential, even though the area immediately south of the interchange will be commercial in use. The entry zone should soften the commercial character of the interchange area and create a transition to the residential areas. The entry zone should feature substantial landscaped setbacks, and should be free of development, including signs and other forms of commercial advertising. Highway commercial uses may be visible from the interchange ramps but should be oriented away from the entry zone. 5.09 Image Along 194 - The appearance of development in the planning area from 194 conveys important images of Pittsfield Township and the city of Ann Arbor. Therefore, the frontages along the freeway right of way should be considered as front yards, in terms of zoning setback -requirements, and should be landscaped accordingly. Existing trees along the freeway right of way should be preserved. Views of parking and service areas from the from the freeway should be softened by landscaping. 5-7 , -- --~ -..- ...-- ,--.,,.~ --,e :ass• �,...,., . ... - . -, EISE .. .. . I p :• .,....: .. :. C:,~ Tc.-e.. I ~tfU{)..l i· I , _[J I ir < MAP 2 lAND USE PLAN i . : _. i t- :'" -• ~_ ___J -_____}. ~-·r_,::~::--~ ·- -~~-~~I~_:_ -:: ·_:; -_ -~ A N_ ARBOR LuN1c1PAL t. :;;;;:~~~;=.::;:, ~-~, ~~~~~~r~..,.......... t • I �M .. i' ... I t I l 'll'I I -- - -, ----- 1b EISE fT 4b □ j . - .\ ' I MAP. 3 -:-~~ESIDENTIAL-- CCl-1PONENTS _t--~-~ - ,j: ·_--=-= • I .. ,·- •i . •, · . t : ~>'-~-~.__ -~ , ,:·-> ~]r ~:~;-.. \'. - -- - - - - - - - .. - - . --· _ .... l • - N .ARBOR -- · 'dil UNICIPAL - -lilt i-, & Jit► & W �PART 6 PUBLIC FACILITIES POLICIES Public Schools - The planning area could generate as many as as 1,300 K-12 public school children, based on the projected capacity of the designated residential areas. The plan is based on the assumption that all students will be bussed to school facilities in the school district. Therefore, no future school sites are designated in the planning area. · 6.02 Public Recreation Areas - The planning area wil1 require 35 acres of public recreation land when fully developed, based on the standard of 10 acres of recreation land per 1,000 people. The recreation area should be divided into three neighborhood parks, each at five acres in size, and one community park at 20 acres in size. The neighborhood parks should be located in the urban residential areas, as centrally located in the service area of each park as possible. (The service area is defined by a radius of 3/4 mile from the park.) Each park should be generally accessible to the neighboring rural residential area as well. One neighborhood park should be located in the high density residential area east of Lohr Road, to serve residential components 3d and 3e. A neighborhood park should also be located west of Lohr Road, in residential component 3b, adjacent to the woods in the southeast part of that area. This park would serve all of residential components 3a, 3b, 3c, and the east parts of 4a and 4b. The third neighborhood park should be located in the north part of the planning area. Two locations are possible for this park: 1) in the northwest corner of residential component 2b, and 2) in the central part of residential component lb, where it could be integrated with the existing wooded area. The latter location offers more natural features and character, whereas the former is more centrally located with respect to the urban residential area. The community park should be located as centrally as possible with respect to residential parts of the planning area, and also where natural features are available for passive recreation activities. A location in the north central part of residential component 4a, adjacent to 3b, meets both criteria. A park in this location could incorporate a wooded area (3 to 4 acres) in its northeast corner and the stream corridor along its south edge. Each park should have at least one frontage on a public street for good access and to expose tne parks to the com- �munity view. 6.03 Police Protection - The Pittsfield Township Department of Public Safety will provide police protection to the planning area. The area will be served initially by the west patrol district, which also serves the rural parts of the Township. At some future time, as the planning area develops, especially the residential parts, the patrol districts will be realigned, in order to concentrate police services in the northwest area. The planning area will be served out of the main police station at Michigan and Platt, as will the remainder of the Township. Police substations are not contemplated fo;r the any -par_t of the Township. 6.04 Fire Protection - The planning area can be adequately served by fire protection services out of a substation located in the old main station at the Township Hall. The substation will require remodeling of the old station and purchase of one pumper truck, to be stationed at this location. The substation will not require additional full time personnel, but additional volunteer fire fighters will be recruited in the residential parts of the planning area, as these develop. -6-2 . - ---- . .., __ _ ' �,..,,,, I ---- EISE 4bj . . I □ �... PART 7 PUBLIC UTILITIES POLICIES 7.01 Sanitary Sewer Service - The north part of the planning area will be the phase 1 sewer service area. It will be served by by a 15" - 18" trunk sewer that will connect to the City's sewer system at the west loop road in Briarwood. The sewer will be stubbed to the south on Lohr Road, and to th~ west on Waters Road ., to provide for future service to the southeast and northwest parts of the planning area. The phase 2 service area will · be . served by the third stage · of the Airport sanitary sewer project. This stage involves construction of an 18" sewer across the north part of the Airport, south of the hangars and parallel to Ellsworth Road. The sewer will be extended to the north and west into the phase 2 area. (See map 5, herein.) Omission of the west and south edges of the planning area from the sewer service area is intended to accomplish several purposes. First, it keeps the total amount of effluent discharge from the planning area within the range of volumes assumed for the area in the sewer contract with the city of Ann Arbor. Second, the policy recognizes the limits in the northwest corner of the Township for water service by the Township's water supply system. Third, this policy supports rural residential densities in these areas, and thereby, a gradual transition between the urban residential part of the planning area and the rural residential areas adjacent in Lodi Township. 7.02 Water Service - The combined sanitary sewer service areas (phases 1 and 2) will also constitute the area that will be served by the Township's water system. Improvements necessary to serve the urban part of the planning area consist of a booster station at Platt and Morgan Roads, and a 16" water main constructed west from the southwest corner of the Airport Plaza development to lohr Road, thence north and west to Ann Arbor Saline Road. It should be noted that the water system, so far as the booster station and 16" water main are concerned, will not be phased and could serve the phase 2 sewer service area at the same time as the phase 1 area. However, as a matter of policy, water service will not be provided to the phase 2 sewer service area until sanitary sewer service is available to that area. It should also be noted that providing water service to any part of the planning area from the cit~ of _Ann Arbor is not 7-1 �feasible for two reasons: 1) the city will only extend water to this area on a short term basis, such as five to ten years; and 2) the Township's water contract with YCUA requires YCUA approval of a connection to a second source of water, such as the city. A request for permission to make such a connection has been denied. As discussed herein, urban development in the planning area requires construction only of the booster station and the 16" main. Three other major improvements in the water system - a 7504000 gallon .elevated storage tank in the northeast · corner of the planning area, a 24" transmission main along Merritt Road, and a 2 million gallon ground storage tank in the vicinity of State and ~i~higan - ·will eventu~lly be required to provide adequate quantities and pressure of water throughout the service area. The need for these improvements is not attributable to development in the planning area; these improvements will be needed even if urban development does not occur in the planning area. Water service might be extended to rural residential developments in the planning area, if necessary for clustering of dwellings for purposes of retaining open space and natural features. Decisions to extend water in these situations will be made on a case by case basis, at the time of development review. Water service cannot be provided by the west pressure district above the 940 foot elevation, because of low water pressure at higher elevations and the pressure range limits in the district. The extreme northwest corner of the planning area is higher than 940 feet; therefore water service cannot be provided to this area by Pittsfield Township out of the west pressure district. This area is therefore designated for rural residential use, with on-site wells and septic tanks/drainfields. 7.03 Storm Drainage - The north part of the planning area drains to the north and east, under the freeway, into the drainage system in and around Briarwood. The remainder of the planning area drains to the south and southeast by several drainage courses, which eventually discharge into the Rouse and Wood Outlet drains, then into the Saline River. These open drainage courses should be used as the principal drainage courses in the planning area. These courses should be retained as primarily natural features, but should be improved where necessary to accommodate drainage flows. Such improvements should supplement and respect the natural character of the drainage corridors. Retention facilities should be provided on individual sites or as common facilities to protect the drainage courses from flooding and sedimentation. . \ ________________ _____ 7-2 ,..,...,.__,,.,.,,,.,,,._,,, �• f I I I I 11 =-:c= t =-i:::!::Q I - - 6 I ~e1. -- s~ l~ serwiu_A~ea.. ' TEf,S EISE . W ... .. . ...... - - ... . r TIT I I. ~ ! I -I I I I 1· I I .! D □ MAP 5 SANITARY SEWER SERVICE PLAN . ,. , .. ,· \ • I i ': '. C �,...,,,, •. f 1 I I t I EISE I ~(L lliiit---~ rr ...J, , -......... -""T.... "IC'".,...--,....., _ __, .....,.... ....._-_-..... I J ' I ::=====:::=:::;:::======== . l~=:::=:::===lt~=::::::::;:::=:::!~~~~2:::ciL53:!l:D;=J:~~J;;;Sia=:: -----ti L □ MAP 6 WATER SERVICE PLAN . . \ . I :_,~J AL- :R~OR ~UN/CIPAL �PART 8 TRANSPORTATION POLICIES 8.01 Road Plan - The plan for roads in the planning area is illustrated on Map 7. The following detailed policies apply. a) Ann Arbor Saline Road - The road will continue to be designated as a major arterial road. The minimum · right of way should be 120 fe~t through the planning area. The road should be widened to four driving lanes, with additional turn lanes provided at major intersections. Access to adjacent ·properties should be limited to intersecting streets, so that a fifth, center turn lane will not be needed for the entire length of the road in the planning area. However, a center turn lane will be required in the segment of the road south of the Waters/Lohr intersection, because the existing lots on the west side of the road already have individual driveway openings on the road. The five lane section should extend through the intersection with the proposed new road south of the shopping center and village center (road B). b) Maple Road - Maple Road should be developed as a major arterial road between Ann Arbor Saline Road and the city of Saline. The road should be paved, two lanes, and should be the primary access between Saline and 194 and Ann Arbor. c) Ellsworth Road - The road should be developed as a major road east from Ann Arbor Saline Road. The road should be paved, two lanes wide; widening to 4 lanes east of the proposed road B to State Road and beyond will eventually be required. d) Lohr Road - Lohr Road should be developed as a secondary arterial south of proposed road B, with a right of way of 120 feet. Between proposed road Band Ann Arbor Saline Road it should be developed as a collector road, with a right of way of 86 feet. The road should be paved, two lanes, with additional lanes at major intersections, as necessary. e) Waters Road - Waters Road should be developed as a secondary arterial west of the realigned intersection at Ann Arbor Saline Road. The right of way should be 120 feet and the road should be paved, two lanes. Turning lanes should be provided at major intersections. f) Waters/Lohr Intersection - The e~~sting intersection S-1 �with Ann Arbor Saline Road . has two major deficiencies in view of the large traffic volumes that are projected for Ann Arbor Saline Road: 1) the roads intersect at a poor angle, in terms of sight lines and ease of turning; and 2) the intersection is located only 400 feet from the south ramps in the 194 interchange. These two conditions will interfere with traffic flow through the interchange area and, more seriously, with turns between the interchange ramps and Ann Arbor Saline Road. The situation can be improved by constructing a new road, identified as road A on map 7, as a relocation of the Waters/Lohr intersection south of the existihg intersection. This plan consists of the following elements. (The concept is illustrated .on map 9.) 1) Construct a new road (A) between Waters and Ann Arbor Saline Roads as a two way public road, intersecting Waters Road opposite the southwest corner of the designated highway commercial area. This road will provide traffic leaving the highway commercial area with access to Ann Arbor Saline Road and the 194 interchange. 2) Waters Road, between Ann Arbor Saline Road and road A, will be converted to one-way west bound traffic flow. The road will be paved, two lanes. 3) Road A will be aligned to the south, to intersect Ann Arbor Saline Road at the northwest corner of of the designated shopping center; will cross the north end of the shopping center site; and will connect with the existing Lohr Road just west of the rental storage area. An alternate alignment, east of Ann Arbor Saline Road, could be south of the east-west segment of Lohr Road, either between the rental storage and office areas, or further south, through the office area. In any case, the location of the intersection with Ann Arbor Saline Road would not change. In these alternates, Lohr Road north of the new east-west alignment could be vacated, except to the extent necessary to provide access to the rental storage area. 4) Existing Lohr Road will be vacated between the connection point with road A and Ann Arbor Saline Road. 5) Road A will provide vehicular access to the proposed shopping center and t!l~ designated highway 8-2 J �commercial area to north from Ann Arbor Saline Road. No other direct access will be permitted on the east side of Ann Arbor Saline Road, between the interchange and proposed road B, except one two-way driveway for the shopping center, if located at suitable distances from the intersections of proposed roads A and B with Ann Arbor Saline Road. The only permitted access to the highway commercial area northeast of the shopping center will be from road A. Similarly, road A and Waters Road will provide access to the village center. Direct access to the village center from the Ann Arbor Saline Road will not be permitted between the interchange and road A. g) h) Proposed Road A - This new road is generally described in item f), preceding. The road should be a public road, with a right of way of 66 feet. Two through lanes should be sufficient, especially east of Ann Arbor Saline Road, although turn lanes might be necessary at major intersections. The road could be extended north as a private drive or public road, to provide the principal access to the highway commercial area, and a second access to the designated office area to the west. Road A, together with its northerly extension, will also provide a vehicular connection among the office and highway commercial areas, the village center, and the shopping center. Proposed Road B - Road B should be developed as a major collector road from its intersection with proposed road C north of Waters Road, in residential component la, and Ellsworth road, east of Lohr Road. The right of way should be 86 feet. Two lanes should be sufficient north of Waters Road; 3 to 4 lanes will be needed in the area between Waters and Ann Arbor Saline Roads, because of the large number . of turns that will likely occur in this area. Four or 5 lanes will eventually be needed between Ann Arbor Saline Road and the shopping center drive opening. Two through lanes should be sufficient east and south to Ellsworth Road, with turn lanes at major intersections. The road is intended to provide the principal access to the shopping center from the residential areas to the south and east. The road is also intended to be the principal access to the village center. North of Waters Road road Bis intended to provide access to the office and medium density residential areas, and a physical separation between these two use areas. The road could someday be extended to Scio Church Road when the area adjacent to the west develops, provided that area develops with residences. 8-3 I �. . i) Proposed Road C - Road C should be developed as a minor collector road in the west part of the planning area. The road is intended to provide access to the residential areas and the public parks. The road should have a right of way of 66 feet and two driving lanes, paved. j) Other Proposed Roads - The other future roads shown on map 7 are intended to illustrate concepts of access to the future residential areas and parks. Each road should be a public road and ~hould have a right of way of 66 feet. k) Road Construction - All roads in the planning area should be constructed to Washtenaw Road Commission standards for urban roads. All roads should have urban sections, with concrete curbs and gutters. The roads should be dedicated to the County Road Commission, except where private roads are indicated as acceptable. 1) Rights of way for roads should be dedicated to the County Road Commission at the time of development of the fronting property, or arrangements in lieu of dedication, acceptable to the Road Commission, should be made. m) All roads in the urban part of the planning area should have street lights in accordance with Pittsfield Township standards. n) Access to properties in the Lohr/Waters intersection area should be restricted as shown on map 9. In general, access to individual properties elsewhere in the planning area should be provided by internal roads, especially in residential developments. Major non-residential developments may have direct access to adjacent roads, if the access points are limited in number and are properly spaced with respect to other drives and road intersections. Public Transportation - Bus service should be extended to the planning area as the area develops. The planning area should be connected with bus routes to the north, on Ann Arbor Saline Road and Eisenhower Parkway, and to the east, on Ellsworth and State Roads. The road system in the planning area, and the internal circulation systems of the shopping center and other major use areas, should be designed to accommodate busses. 8.03 Pedestrian/Bicycle Paths - Paths or sidewalks should be 8-4 �provided along all streets in the urban part of the planning area. Bicycle lanes lanes should be provided on both sides of Ann Arbor Saline Road. Paths should be provided to connect urban residential areas with public parks, the village center, the shopping center, and employment areas. The highway commercial area, the village center, the shopping center, and office areas should be interconnected with paths. . • ______________________________ 8-5 . .-. I , �Sc IO C~L.'12C.t-4 l?D. WAY z.WATEJ25 ~ I.Z.O , 4 z. '2.. 12.0 I 120· 2. = Fl.Vf tAJ'l.eti. Lo. vies 120 1 :: F ~ 4?.0,\)J. . . -. -- -- - -_... _. ~· - ;_ - . ....... ..... ... . /. . " -·.... -.-·. . - - . ._ ,_. __;,__.:_--• • 'I, ·. • --·- .... - ·-- ·.- - ... �Sc t O C~lJl2.C.H gD. I I l I I I l I WATE2S ~ - I 3,200 2,100 I I I l 14,~ R, 100 830 Z,200 �z: .... 0 !;;: uz: 0\ 0 ex: ...J ...J ~ 0.. t 0.. ex: :E OU ...JZ ex: ::c w ~ ~ J ~ a a -- ____J . . ,- - - ....... o ~u .'.' -~-,.~ .. . - _,_ __---•--..--..-·· - --_ _l.:_ .. . ·• . . - -- . --· ----- �PART 9 IMPLEMENTATION POLICIES 9.01 Sanitary Sewer and Water Improvements - The phase 1 sanitary sewer, between the connection at Briarwood ·and the terminus on Ann Arbor Saline Road, including the stubs to the south on Lohr Road and to the northwest, on Waters Road; the 16" water main from the southwest corner of Airport Plaza; and the Platt/Morgan booster station will ·be constructed by the Pittsfield Township Utilities Department. A consortium of property owners that will benefit from these improvements will pay 85 perceni of . the costs ·of constr~ction, and ·the Utilities Department will pay the remaining 15 percent. The Utilities Department will pay the full costs of providing the 750,000 gallon elevated water storage tank, the 2 million gallon ground water storage tank, and the 24" transmission line, since these improvements will benefit all public water users in the Township. All costs of constructing connecting lines from individual properties in the service area to water lines and sanitary sewers will be paid for by developers or owners of those properties. 9.02 Storm Drainage Facilities - Each property, when it develops, will be required to provide drainage facilities, including storm water retention areas, according to Township standards, with all costs thereof to be paid by the developer. Drainage districts will be established to assure that a permanent mechanism exists for maintenance of drainage facilities. Property owners will be encouraged to participate in providing common drainage facilities, especially retention areas. 9.03 Police Protection - Police services will be provided to the planning area by Pittsfield Township, out of the Township's general fund. No new capital facilities will be provided in the planning area. 9.04 Fire Protection - Fire protection will be provided to the planning area, as well as the State Road corridor, by a substation located at the Township Hall. A portion of the old main fire station will be remodeled to house a fire truck and other equipment. A new truck (pumper) will be purchased for stationing at this location. The costs of the new truck and remodeling will be paid by the Township's general fund. "9-1 �It should be noted that this substation is one of two substations that have been planned since the main fire station was moved to the Platt/Michigan location. The State/Ellsworth substation is needed not only to serve the planning area; it is also needed to provide adequate service to existing and future commercial and industrial developments in the State Road corridor. 9.05 Roads - Road i~provements will be provided as follows. a) Ann Arbor Saline Road - Additional right of way will be dedicated by properties upon development. The shopping center should provide a widened surface from the 194 ramps to a point south of road B, with paybacks to be obtained from other frontage properties when they are developed. Widening of the road south of road B will be provided by developers of frontage properties in that area. b) Maple Road - The road will be paved as part of the County Road Commission's road improvement program. Adjacent properties should pay their fair share of the improvement costs at the time of development. c) Ellsworth Road - The road will be paved as part of the Road Commission's road improvement program, with fair share contributions from neighboring properties when they develop. Additional right of way should be obtained by dedication at the time of development. d) Lohr Road - Additional right of way will be obtained by dedication upon development of adjacent properties. Since the road improvements will primarily benefit neighboring properties and not the general public, improvement costs should be paid by the benefiting property owners. A special assessment district could be established for improving Lohr Road. · e) Waters Road - Road improvements should be provided by developers as part of development projects. Payback arrangements could be used. f) Road A - The first stage of road A (east of Saline Ann Arbor Road) should be constructed by the shopping center developer, as the north access drive and service drive for the center. This segment of the road should be constructed to County Road Commission standards for future conversion to a public road. The remaining section of the road, to connect with Lohr Road, should be constructed when the highway commercial area (radio station property) is developed, with 9-2 �the costs to be paid by that developer. If an alternate alignment is used, the costs would be shared by the developers of the highway commercial and office areas. The segment of road A between Ann Arbor Saline and Waters Roads should be constructed at the time that development of the highway commercial area at 194 commences. This will avoid increasing traffic problems at the Lohr/Waters intersection. Therefore, the developer of the highway commercial property should pay the road improvement costs, including right of way acquisition, with payback arrangements with other benefiting property owners. g) The segment of road B between Ann Arbor Saline Road and the entry to the shopping center should be constructed by the shopping center developer, at the time the center is constructed. Construction of the remainder of road B, along the center's frontage, should be guaranteed by the developer of the center, or by the owner of the property from whom the shopping center site was obtained, or a combination of the two. The segment of road B between the shopping center and Lohr Road should be constructed by the developer of the property that it crosses, as part of the first phase of that development. Similarly, the segment of road B between Lohr and Ellsworth Roads should be constructed by the developers of that area. h) Road C - Road C should be constructed by developers as part of the residential developments that it will serve. Similarly, other roads shown on map 7, as well as others that might be needed to serve interior areas, should be provided by developers of the areas served by those roads. 9.06 Street Lighting - Street lighting equipment should be provided by developers as part of development projects. Operation and maintenance costs of the lighting systems should be paid by special assessment districts, established at the time of development. 9.07 Garbage and Refuse Collection - Collection services should be provided by private contractors. 9.08 Parks and Open Space - Open space areas, such as stream corridors, significant fence rows, and woods will be preserved by density transfer and development review (site plan and subdivision plat reviews). Land for neighborhood 9-3 I �parks will be obtained by density transfer, to the extent possible, with public purchase where necessary. Land for the community park will be acquired by public purchase. Development, operation, and maintenance costs of the parks will be paid by the Township's Recreation Department budget. Grant money will be sought for acquisition and development of the proposed park lands. 9.09 Zoning Plan - Special zoning districts should be established for the shopping center and the village center. These districts should link zoning approval to preliminary site plans, and should establish architectural and landscape standards. Each district should require a design review process to assure that the design standards will be met. The PUD process should be used in all parts of the planning area, especially in areas in which open space is to be preserved, density transfer is needed, or mixed uses are proposed. The entry zone should be protected by a special zoning district. The district should establish boundaries of the zone, use and setback regulations, and design criteria. The zone should be applied to the area by Township initiative. Landscaping and other improvements needed to implement the entry zone concept should be provided by developers as part of the adjacent developments. A detailed plan should be prepared for the entry zone. 9-4 �AMENDMENT 16 REVISION TO AMENDMEMT 14 NORTHWEST AREA PLllN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN Adopted by the Pittsfield Township Planning Commission December 3, 1987 CERTIFICATE OF ADOPTION: I hereby certify that the attached amendment to the Comprehensive Plan of Pittsfield Charter Township was adopted by the Planning co-ission of Pittsfield Charter Township, in accordance with Act 168, Public Acts of 1959, as aaended, by unanimous vote (6 yes, 0 no, 1 absent) on Deceaber 3, 1987. eer, Secretary Planning Commission Pittsfield Charter Township �AMENDMENT #6 REVISION TO AMENDMENT 14 NORTHWEST AREA PLAN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP Section 5.01 of the Northwest Area Plan, adopted on February 6, 1986, as Amendment i4 to the Pittsfield Township Comprehensive Plan, is hereby amended by adding the following sentences at the end of the fourth paragraph of this section: "Single family attached dwelling units, at a maximum density of 6 DUs/acre, may be permitted in the portions of residential components 2b and 3b that abut or are close to the village center and the shopping center if such units will have the character of single family dwellings. These units will serve as a transition between the commercial areas and the lower density residential areas further west and south." � 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 Pittsfield-Charter-Twp_Comprehensive-Plan-Amendments_1979-1987 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-1987 Title A name given to the resource Comprehensive Plan Amendments Description An account of the resource The Comprehensive Plan Amendments for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and were adopted from 1979-1987. Subject The topic of the resource Comprehensive plan publications Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/94843bb12261dcd5620fee68c327b491.pdf 0d922cdfa1347743be4e8a476d233920 PDF Text Text IL __ ,- ~ .,1 1 I I if I I J PLAINFIELD TOWNSHIP I I COMPREHENSIVE PLA.N I :I tI II lI,I , I I: I! I I I I I I i i Ii I I II I JULY, 1988 \ i__;_ _,, ; -- I !I! I I �■ ■ FROM THE LIBRARY QFj Planning & Zoning Center, Inc~ ACKNOWLEDGt1ENTS Plainfield Township Board: Beverly R. Rekeny Susan L. r1orrow John Goodspeed David Groenleer t1ary J. tlalkewitz George K. 11eek Ted Vonk - Supervisor Clerk Treasurer Trustee Trustee Trustee Trustee Plainfield Township Planning commission: David Groenleer - Chairman Arthur Spalding Robert Heindricks 11a ry Holmes Sam Kovalak Karl Koster Cathy Vandert1eu1 en Thomas Doyle - Former 11ember Plainfield To1-mship Planning Director: Theodore J. Wilson Planning Consultants: 11i 11 er Associates Larry D. t1iller, P.C.P Mark A. Sisson, Associate Special Thanks: The Plainfield Township Parks and Recreation Committee is acknowledged for their primary role in the preparation of the Parks, Recreation And Open Space component of this Plan. The Grand Rapids consultant, The of the Plainfield cerpts from that Plan. Environs Transportation Study (GRETS) and their WBDC Group were responsible for the preparation Avenue/Northland Drive Corridor Study. Exstudy have been edited and incorporated in this This Project was funded through the Kent Count Community Development Program. i �TABLE OF CONTENTS Fo,~-.Jard ........................................................ 1 v Introduction .................................................... v Chapter I - Description of Plainfield Township ................ I-1 Chapter II - Basic Studies ................................... II-1 Existing Land Use Inventory ............................. II-1 Socio-Economic Characteristics ......................... II-12 Summary Of Existing Conditions And Trends ..•........... II-20 Chapter III - Planning Dimensions .................•......•.. III-1 General Growth Policy .................................. I I I-1 Goal s .................................................. I I I - 2 Population Projections ....................•............ III-4 Land Needs ...............•...........•................. III-6 Chapter IV - General Development Plan .............•.•...•.... IV-1 Residential Land Use Plan ....................•.......... IV-3 Commercial Land Use Plan .............................•. IV-16 Industrial Land Use Plan .........................•..... IV-22 Belmont Special Development Area ....................... IV-27 Chapter V - Connnunity Facilities Plan ......................... V-1 Churches ................................................. V-1 Fire Stations ............................................ V-1 Libraries ................................................ V-3 Refuse Disposal ..•..........•...............•...........• V-4 Educational Facilities ..•..........•............•..•.•... V-5 Chapter VI - Utilities Plan ......•••.••...•...••..•...•...... VI-1 Chapter VII - 11ajor Street Plan ............................. VII-1 ~1ajor Streets .......................................... VII-3 Collector and Local Streets ............................ VII-6 Special Problem Areas ....•..••••....••...•••.•...••.... VII-8 Plainfield Avenue/Northland Drive Corridor •••••....•..• VII-9 Chapter VIII - Parks, Recreation and Open Space Plan ....•.. VIII-1 Analysis of Needs ....•.....•....•....•..•............. VIII-1 Goals and Objectives ••.•..................•..•..•...• VIII-22 Plan Statement ....................................... VIII-26 Program .•.................•••.....•....••..•..•....•. VIII-27 Chapter IX - Implementation •....... y························IX-1 Appendix List Of Maps Map Map Map Map t1ap t1ap Map 11ap Map t1ap 1 - Regional Location ....•...•.....................•....•. I-2 2 - Topography & Soils .................................... I-3 3 - Existing Land Use .......................•.....•..... II-10 4 - Sub-Areas ................•.......................... II-13 5 - Environmental Limitations ........................... II-21 6 - Development Staging .................................. IV-2 7 - Rural Conservation Area .............................. IV-6 8 - Rural Estate Residential Area ........................ IV-7 9 - Low Density Residential Area ......................... IV-9 10 - l1edium Density Residential Area .................... IV-10 �• • • : :: II II • • • • • TABLE OF CONTENTS - CONT . f1ap t·1ap Map t1ap Map Map f1ap flap Map Map 11 12 13 14 15 16 17 18 19 20 - High Density Residential Area ...................... IV-12 Prime Agricultural Area ............................ IV-15 Commercial Land Use Plan ........................... IV-21 Industrial Land Use Plan ................. ·.......... IV-25 Belmont Special Development District ............... IV-29 Community Facilities Plan ............................ V-7 Water And Sewer Utilities ........................... VI-7 Major Street Plan ....•..........•....•............. VII-7 Potential Regional Park Land ..................... VIII-17 Parks, Recreation and Open Space Plan ............ VIII-30 List Of Tables Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table Table 1 - Single Family Residential Zone Land Use Analysis ..• II-2 2 - Agricultural Zone Land Use Analysis •.•............. II-5 3 - Existing Land Use Summary .......................... II-9 4 - Construction Activity ............................. II-11 5 - Value of Construction ............................. II-11 6 - Population Change By Sub-Area ...........•.•....... II-12 7 - Population By Type of Housing •.•.•.........•...... 11-15 8 - Housing Types ..................................... II-15 9 - 1980 Age Group Comparisons ...•••..•.••..•.••...... II-17 10 - Age Group Comparisons By Sub-Area ••........•..••. 11-18 11 - 1970-1980 ~1igration .............................. II-19 12 - Projected Population By Sub-Area .••..•....•.•.••. III-5 13 - Projected Residential Land Needs •.••.••.......•.. 111-6 14 - Projected Land Needs •••..••....•.•..•...•.••..... III-8 15 - Shopping Center Characteristics ...••.........•... IV-16 16 - Desirable Separation of Adjacent Driveways ..•..• VII-11 17 - Facilities Most Used - Facilities Requested •.... VIII-1 18 - Existing And Projected Local Park Land Need •...• VIII-4 List Of Figures Fig. Fig. Fig. Fig. 1 2 3 4 - Land Use Recommendations .•••....•.....•.•......... VII-12 Verner To Grand River ............................. VII-15 Plainfield Ave./East Beltline Intersection ........ VII-17 Proposed Service Drive ............................ VII-20 �PLAINFIELD TOWNSHIP 1988 Cot1PREHENSIVE PLAN FORWARD Michigan law enables the Plainfield Tovmship Planning Commission to adopt and periodically update a basic plan for the development of the Township. The Plan must contain the Planning Commission's recommendations for the physical development of the Township. The 1988 Plan is designed to provide direction for future grm'lth and developr.ient in accordance vdth Township goals and objectives. Future development is intended to be in accordance \lith these goals and plans. Although the Plan is enabled by f1ichigan law, it does not have the force of statutory law or ordinance. It is an official advisory policy statement for encouraging orderly and efficient use of the land for residencP.s, business, industry, community facilities, parks and recreation areas, and for coordinating these uses with each other and vdth the development and use of streets, utilities and other public facilities and services. Once adopted it is the Township's intent to implement the Plan's recommendations until such time that specific modifications or deviations are deemed appropriate and the Plan is ammended as a result of the Tm·mship's on-going long range planning program. \ iv �HJTRODUCTI ON Plainfield Township is one of the fastest grm·ling suburban communities in the Grand Rapids metropolitan area. This has been the case since the mid 1960's. Pl ai nfi el d Township has many attributes and opportunities which wi 11 continue to make the community an attractive and desirable place to live. Hov1ever, due to continued growth the Township is also faced \'tith numerous problems. The responsibility of making various policies and decisions regarding growth and development is therefore an important one. The on-going need for such things as public utilities, new and improved streets, parks and recreational areas and community facilities are generally recognized, but few persons realize the hard work and effort necessary to fulfill these needs. Equally important are the decisions made regarding the various spatial relationships of the major land use types - residential, commercial, industrial, and public. These are important in providing a harmonious pattern of land use and in the economics of providing community services. Attractive and desirable communities are difficult to achieve and even harder to maintain. Conscientious and deliberate long range planning is required. It is this basic premise which has prompted the Plainfield Township Planning Commission to update its 1975 Comprehensive Plan. The Planning Process The planning process can most basically be divided into four major phases, described below. 1. as Understanding the Corrrnunity - Basic Studies The purpose of this phase is to obtain knowledge of the existing situation, of changes that have occurred, trends that gave rise to the present situation and trends that are likely to persist. 2. Planning Dimensions With a clear understanding of existing conditions and trends, planning dimensions setting forth the basic parameters for development of the Comprehensive Plan are enunciated. 3. Plan Formulation Various elements of the Comprehensive Plan are formulated which are designed to guide the community towards its long range goals. 4. Plan Implementation and Maintenance This phase outlines the various controls and programs necessary to implement and maintain the Comprehensive Plan in recognition of fact that the Plan is not an end in itself. V �The plan components or elements include a wide range of subject areas, which have a significant bearing on community growth and development. all of Included in this report are discussions and recommendations regarding the following individual plan components: Demographics Land Use Community Facilities Utilities Transportation Parks and Recreation Each of the above elements was studied and the resultant assumptions and mendations have been incorporated into the overall Comprehensive Plan. \ vi recom- • • • • • • • • • • • • �• • • • I CHAPTER I DESCRIPTION OF PLAINFIELD TOWNSHIP Regional Setting Plainfield Township is located in Kent County on the northern boundary of the city of Grand Rapids. Since the mid 1960's it has been one of the fastest grm·1ing s.uburban communities in the Grand Rapids Metropolitan Area. Climate The climate of Kent County and Plainfield Township is affected by _ three major influences. These include general latitude, the lack of major natural barriers to affect weather patterns and the modifying influence of Lake r1ichigan. These three factors combine to give Plainfield Township and the surrounding areas somewhat cooler su11111ers but milder winters than other areas i'lithin the snowbelt. Historical records show that on an average the area will experience a wide range of temperature extremes along with moderate amounts of precipitation. The average high in January is 30.3 degrees fahrenheit and the average low is 16.0 degrees. In July, average highs and lows are 83.3 and 59.6 degrees respectively. During the winter, nine days with temperatures below zero are expected and during the sunrner, eleven days with temperature of 90 degree or greater are expected. Average annual rainfall amounts are 33 inches and snowfall is 76 inches. The average date of the first killing frost is October 12th, and the average date of the .last frost is April 25th. Thunderstorms occur on average 37 days per year and are most prevalent during June, July and August. Topography and Soils The topography of the Township is generally rolling in nature with pronounced hills being prevalent in the northcentral, northeast and in the southeast areas. Total relief within the Township is over 330 feet from a high point of over 940 feet in the northcentral area to approximately 610 feet along the Grand River. In the southeast relief approaches 220 feet. A significant portion of the Township lies within the floodplain of the Grand River. Map 2 classifies the topography and soils of Plainfield TO\lrnship into four general physiographic districts. Beginning in the southeast and running along the Grand River through the southcentral and southwest portion of the Township are nearly level poorly drained loamy and mucky alluvial floodplain soils. These areas are submarginal for agricultural purposes and because of the flood hazard, are not suited for intensive development. They are 1'iell suited forcertain recreational uses (golfing and open space) and considerable portions are presently utilized for these purposes. The second major physiographic division is characterized as being nearly l e vel 1-1 �! ~- . - - ----- ' ' --- -=+:.------- -------------- II II II LAKE ! -· ;.' ·------ -:' --········ I C.OTTVli..LC ------ ·"--. ·-----·' ,. __ _ '' -------:' I ' I : : II ! 'I ' : -► ' -------- I I f"EWAn;t7 - ---- -- : I MECOSrA -------t··---, -~------;-----o I I I -· ----------{- _______ .., ____ ____ ,-- ----I • _ _ _ .,.,_ _ _ ___, o o ' -------,----- -"H T I :' i ocEANA : I .... . - - - - ' ' I o ' ' : · -- - . -------- ,--: I ,. --------"·' ·----~------' ! ; I ' --•------1..-, I ' I AfONrCA~ : : ,. IONIA . z<( C) :i: u 2 ~ ...J ,ALLEGAl't .. ,I REGIONAL LOCATION MAP PLAINFIELD TOWNSHIP KENT COUNTY, MICHIGAN I- 2 MAP 1 • • �_j "' I • • • • • • • • // // // // / / PLAINFIELD TOWNSHIP TOPOGRAPHY & SOILS GENTLY ROLLING TO VER Y STEEP , ExCESSIV EL Y ORAINED TO WELL D"RAINED , SANDY AND LOAMY SOILS ON MORAINES, OUT WASH PLAINS, AND Till PLAINS NEARLY LEVEL TO GENTLY ROLLING , EXCESSIVELY DRAINED TO POORLY DRAINED , SANDY AND LOAMY SOILS ON OUTWASH PLAINS , TERRACES, AND Till PLAINS MarleMe-Perrinton -Metea association · Gently roll ing to very steep , Oakville -Thetford -Granby association : Nearly level to gently rolling. well drained to poorly drained, sandy soils lormed ,n S<>ndy materia ls well drained , loamy and sandy soils formed 1n loamy, s,lty, and sandy deposits D Chelsea -Plainl1eld -Bo) er association · Gently rolling to very sleep, ucess1vely dra ined to we ll drained , sandy sods formed ,n sandy and loamy materials NEARLY LEVEL , VERY POORLY DRAINED TO SOMEWHAT POORLY DRAINED . MUCKY AND LOAMY SO ILS IN BOGS OR ON FLOOD PLAINS ~ ~ Pla1nfield -Oshtemo-Sp1nks association : Nearly level to gently rolling , excess,vely drJ 1ned and well dra ined , sandy and loamy soils formed 1n sandy and loamy ma terials Marlette-Chelsea -Boyer association : Gently roll1 n;: to very steep, somewhal eicess1ve ly dra ined and well dra ined , loamy and sandy soils formed in loamy and sandy deposits Houghton-Cohoctah Ceresco assoc1allon: Near ly level. somewh<>t poorly dra ined to very poor ly dra ,ned. mL.cky and loamy soil s formed m herbdc.eous organic material or loamy alluvial deposits NEARLY LEVEL TO GENTLY ROLLING, WELL DRAINED TO SOME WHAT POORLY DRA INED, LOAMY AND SANDY SOILS ON TILL PLAINS , OUTWASH PLA INS. ANO MORAINES [Zj llhau -R1mer -Pemn!on association: Nearly level lo gently rolling , well drained to somewhat poorly dra ined, loamy and sandy soils formed 1n loamy, sandy , silty, and clayey deposits £~ MILLER ASSOCIATES MAP 2 W 2~N . MONROE,ROCKFORO,M l 4934 616·866-1183 1987 �II to gently rolling, consisting of outwash plains, till plains and terraces. The largest area is located in the extreme southcentral to southwest portion of the Township. Other areas are found north of the Grand River east and \'lest of the Rogue river and south of the Grand River in the same general area. Soils are excessively drained and well drained sands and loams. Large deposits of gravel are also found in areas of oub-1ash. t1uch of the Tovmships existing residential and commercial development are situated in these areas. The third physiographic division consists of gently rolling to very steep moraines and outwash plains. This division includes most of the Tovmship north of the Grand River, a small portion south of the Grand River in the southcentral region and all of the southeast portion of the Tovmship. It is characterized by knobs and basins and is broken by sharp draws and ravines. Soils are classified as being generally \'/ell drained sandy, silty and loamy soils. Ho111ever, many inclusions of poorly drained soils within drainage courses and depressions which severely limit development. Nonetheless, this district in general provides many extremely attractive homesites and is seeing increased development pressure. It is also generally suited to such forms of recreational development as hiking, cross country skiing, camping and picnicking. The fourth physiographic district is located in the westcentral part of the Township. It is nearly level to gently rolling. It consists of moraines, till plain and outwash plain. Soils include \'/ell drained to poorly drained loams and sands. This area includes the largest remnants of USDA designated "Prime Agricultural Land" and much of it remains under cultivation. Water Resources The \later resources of the community are numerous and varied. The Grand River flows from east to west through the southern one third of the Township. The Rogue River, flows from the north through the northcentral portion of the Township and empties into the Grand River. The Rogue River is a designated "Natural River" (P.A. 231 of 1970). Boating, canoeing and fishing are activities \lell suited to these rivers and their use has increased significantly in recent years. There are also numerous lakes within the Tovm,hip. They include Dean Lake in the south and Little Pine Island, Freska, and Clear Bottom Lakes in the northwest. Versluis Lake, a manmade lake located long the Grand River, serves as the Township's primary water based activity center for public swimming and picnicking. Forest Cover There remain many forested areas in the Township especially in the northwest, northcentral and southeast portions of the community. The higher, \·1ell drained areas consist predominantly of oaks, sugar maple, beach and white pine. Areas of low relief and poor drainage support white pine, aspen, basswood, oaks and llcples. The floodplain areas consist of ash, maple, silver maple and oaks. 1-4 -I I I I I I -~ �• • Preservation of forested area ~Ii thin the Tol'mship shoulrJ be encouraged as they greatly contribute to the aesthetics of the community and have a definite ecological function. Fish and Wildlife A wide variety of wildlife species inhabit the forests, rivers and lakes of Plainfield Tm·mship. In the forest and fields are found v1hitetail deer and many smaller mammals including squirrels, rabbits, raccoons and opossums. Game birds include ducks, grouse and pheasants. In the rivers and lakes are popular game fish such as bass trout, walleye, perch, bluegills and sunfish. Steelhead trout and salmon also migrate up the Grand River and Rogue River in the fall. As a result, the Rogue River sees a tremendous amount of sport fishing activity by fisherman from around the metropolitan area and region. There exists, however, no formal publicly owned access points to the Rogue River within the Township. To gain access, fisherman are required to use the road right-of-ways at three bridge crossings and private lands. An exception to this is the Rogue River Park operated by Kent County. This park has approximately 1000 feet of river frontage but access to the river within the park is very difficult. ■ 1-5 �I I I I I I • • • • • •■ ■ ■ ■ ■ ■ ■ CHAPTER II BASIC STUDIES At the present time relatively large portions of Plainfield Township remain undeveloped. This being the case, the To\'mship has the opportunity to direct future development in a manner that will be desirable and economical to serve with public utilities and community facilities. However, in order to develop a realistic plan for the future development of the community, decision makers must have a clear picture of the conmunity as it is now, for it is on this foundation that future growth will occur. EXISTING LAND USE INVENTORY Plainfield Tm-1nship forms the major focal point for development on the north side of the Grand Rapids Metropolitan area. Awareness of the types and patterns of existing land use is a key factor in assessing the community's character, in identifying problems and opportunities and in establishing future goals and objectives. The following is an inventory of existing land uses in Plainfield Township. Single Family Residential Single family residential land uses have consumed the largest amount of acreage of any of the land uses found in the Township, accounting for over 30 percent of the total. The primary concentration is in the broad band south of the Grand River between Coit Avenue and the East Beltline. This general area accounts for 56 percent of the population residing in single family homes. The second major concentration lies north of the Grand River in the Belmont/Blythfield area. This area, bounded by Samrick Avenue on the west, West River Drive on the south and Northland Drive/Kuttshill on the east accounts for approximately 28 percent. In recent years this area has seen the Township's largest increases in ~·fogle family home development. · A third significant concentration of single family home development lies in the area bounded by Division Avenue, West River Drive and Seven t1ile/Buth Drive. This area along with Comstock Park and large lot developments in the northern one third and southeast corner of the Township account for remaining 16 percent of the Townships single family population. Of the roughly 5700 acres of land devoted to single family use, approximately 3470 acres have developed in areas presently zoned for that use, and 2200 acres have been developed in the agricultural zone. The remainder or approximately 30 acres exist within other zoning districts. There presently exist approximately 7800 acres of land within the R-1 Single Family Residential District. Follo1-1ing is a breakdown of the uses included in this zone. II-1 �T/\BLE 1 R-1 Single Family Residential Zone Land Use Analysis ACRES PERCENT Single Family 3,469 Agricultural 710 Extraction 140 Public-Quasi Public - Outdoor Rec. 730 Commercial 5 Industrial 15 44-. 3 Total Committed 5,069 64-.8 Vacant 2,754 35.2 Total 7,823 100 % USE 9.1 1.8 9.3 .1 .2 The majority of vacant land zoned for single family use south of the Grand River is located between the Grand River and Coit Avenue. Development potential in this area is hampered by the flood plain of the Grand River. There also exist numerous other undeveloped parcels or groups of parcels south of Coit Avenue. They range in size from a few acres to up to 80 acres. While many of these vacant parcels hold potential for future development, limitations such as steep slopes do pose obstacles and will tend to limit their full development potential. The largest single undeveloped area within the single family zone south of the River is found north of Woodworth Avenue. While much of this area is devoted to agricultural and extraction purposes, its future development to residential use appears likely since there are relatively few natural limitations. \ P1ost of the developed areas south of the River have been provided with sewer and or water. With the exception of a small area near Four Mile Road and the East Beltline all of the uncommitted and undeveloped areas appear to be capable of being served with relatively minor expansions to the water and sewer system. The Four 11ile Road/East Beltline area appears to be somewhat limited by a lack of water storage capacity and the absence of major sewage transmission lines. The areas of uncommitted and vacant land north of the Grand River which are presently earmarked for single family development are considerable. T!1e major physical limitations that are seen being imposed on this area are the steep slopes. The soil survey for the area also indicates that the combination of steep slopes, high water tables and porous soils, and in other cases heavy soils make urban densities of residential development without public sewer and or water inadvisable. 11-2 '~ ~ �I I I I I • • • • • • • •■ ■ ■ ■ ■ I Two Family Residential Two family residential uses comprise less than 1 percent of the total residential land area and consist of thirty acres which are committed and 42 acres zoned. The zone is found in four different locations. The first is located along Northland Drive north of Wolverine Blvd, the second is found, south of Airv1ay near Boyd, the third along Mayfield and the fourth at the north~'lest corner of Five Mile Road and the East Beltline. There are approximately 8 acres of vacant two family land with 6.5 acres of this being at the Five f1ile/East Beltline location. Approximately 6 acres of the land zoned for this use now exists as single family. Sewer and or water is available for all of the land presently included in this zoning classification. Multiple Family Residential Multiple family residential land use comprises nearly 5 percent of all residential lands and includes structures having three or more housing units. The R-3, R-4, R-5 and Residential P.U.O.S are included in this classification. In total there are 255 acres of developed multiple family and 375 acres included in the various zones . The highest concentration of multi-family housing is in the Five f1ile Road area bounded by Plainfield Avenue and the East Beltline. Individual complexes include the Rockhill Condominiums, North Valley Condominiums, Northview, Hidden Valley, Pine Ridge, Northwood Hills and Rolling Pines Apartments. Others include the Franklin t1ills Apartments near t1ayfield and Woodworth, the Condominium project off Jericho south of Rockford, and the Cardinal Industries Complex off Division near US-J31. Vacant lands zoned for multi-family use total 100 acres and include: Ten acres adjacent to the Northview Apartments off Sawkaw, t1ile Road. south of Fi~e Approximately 15 acres -0n Northland Drive, south of Kuttshill . 20 acres on Five Mile Road, east of the East Beltline. 54 acres between the Grand River and U.S.-131 from the south Township line to Abrigador in Comstock Park. With the exception of the R-3 zone located on Northland Drive, all of the vacant multiple family lands are included in Planned Unit Developments. Each, with the exception of the land along the Grand River in Comstock Park, are expected to be developed in the near future. The physical constraints imposed by the Grand River's flood hazard area appear to have reduced the viability of developing the 54 acre PUD along the Grand River as originally planned. All of the vacant lands zoned to permit multi-family development are capable of being tied into the public sewer system. Only the R-3 zone located along Northland Drive is without public water. II-3 �Mobile Home Parks Lands devoted to mobile home parks comprise a total of 224 acres and include 7 parks. In the eastern portion of the Township, two parks are located off Chauncey near Cannonsburg Road and t1"10 are off Northland Drive. In the southv,est, one is located on 11ayfield near Plainfield Avenue and one is located on West River Dr. near Wakefield. The Township's largest mobile home park is located on Post Drive just v1est of U.S.-131. A 93 acre mobile home park is now planned directly north of this site on the north side of Post Drive. The total amount of land zoned for mobile home parks is 423 acres. Of the 199 acres zoned but not used, roughly 20 acres is located off Northland Drive and is associated with the existing Woodland Estates Development. Roughly 80 acres of R-6 land is located off Cannonsburg Road near the existing Leisure Village t1obile Home Park. t1uch of this land is presently being used for gravel extraction. The proposed site off Post Drive has received a PUD zoning designation and its near term development appears imminent. At the present time the vacant R-6 zoned land on Northland Drive appears capable of being served with public S61er. Public water is not yet available. Neither utility is within reach of the Cannonsburg Road site. Plans to extend public utilities to the Post Drive site are presently under consideration. Agricultural Land Use There are approximately 2600 acres of land devoted to agricultural use. Most of the actively farmed land is located in the northwest portion of the Tovmship, west of U.S.-131. Less expansive farming activity is still seen north of Belmont, the Kroes/Brewer Avenue area, in the Seven Mile/Cannonsburg Road area, and between Woodworth and Coit in the southwest. Farm types include, field crops and orchards. While most of the agricultural activity taking place is within the existing agricultural zone, considerable ammounts still take place in the less developed areas of the R-l's Residential zone. \ Approximately one half of the ified as prime agricultural land Conservation Service. These general farming areas within the Township's active and fallow farmland is classby the U.S. Department of Agriculture and Soil lands to varying degrees coincide with the four Tovmship as previously described. Agricultural zoning as it presently exists in Plainfield Township is a broad land use classification intended to allow low intensity rural residential development, farming, outdoor recreation and a variety of other compatable uses. It is also intended to serve as a land reserve for those areas not intended for near term development or intense development due to the difficulty and expense of providing urban services. Following is a tabulation showing the various land uses and acreages encompassed within the Agricultural zoning classification. II-4 • • • ~ ~ ~ ~ ~ �• • • • • • •I I I I I I I I I TA!3LE 2 Agri cu ltu ra l Zone Land Use Analysis USE ACRES PERCENT Agriculture 1,976 18.0 Single Family Res. 2,215 20.5 Outdoor Rec. 575 5.2 Landfi 11 250 2.3 Public 225 2.0 Quasi Public 120 1.1 Extraction 135 1.2 Industrial 25 .2 Total Connnitted 5,521 51.1 Open 5,260 48.9 Total 10,811 100 % •~ Il-5 �Industrial Land Use Plainfield Tovmship contains approximately 270 acres of land committed to industrial development. Of this amount lll,5 is actually developed and the remainder is theoretically available for expansions or accessory uses of existing businesses. The majority of the industry is situat2d along West River Drive beginning in Comstock Park and continues intermittently to just east of Samrick Drive. Other areas include the north side of Plainfield Avenue west of Northland Drive, Belmont Avenue south of Ten Mile Road and the Rockford Paper t1ill, south of Rockford on Childsdale. Several light industries are found elsewhere in the Township with several being in the Belmont area on West River and Rogue River Drives. Of the 270 acres of land committed to industrial use, 30 acres is located in areas not presently zoned or planned for industrial use. There are approximately 615 acres of industrially zoned land. Of this amount 238 acres is committed to industry and 65 acres developed for uses other than industrial. These include older residences, retail and office uses and a few farming operations. There remains approximately 310 acres of uncommitted vacant industrially zoned land. The major holdings are located in two planned industrial districts. These include 66 acres on Safety Drive and 32 acres in the P.I.D. off Belmont Avenue south of Ten Mile Road. Other major vacant tracts include 55 acres near the Rockford Paper Mill and 120 acres within the flood plain between West River Drive and the Grand River, north of Abrigador Trail. Scattered parcels ranging in size from 1 to 4 acres and totaling 29 acres are found along West River Drive. There are approximately 5 acres of vacant industrially zoned land on the north side of Plainfield Avenue west of Northland Drive. Approximately 30 percent of the vacant industrial land is within the West river Drive Corridor and is presently capable of being served by public sewer and water. This area holds 10 parcels in the 1 to 4 acre range and the 66 acre parcel off Safety Drive. The vacant land on Plainfield Avenue is also serviceable by these utilities. The property adjoining the Rockford Paper Mill is served by public sewer but must rely on the Rogue River ind wells for its water supply. Neither water nof sewer are available to the developed and undeveloped industrial land on Belmont south of Ten 11ile road. · The approximately 120 acres of industrially zoned land along the Grand River is within reach of existing water and sewer utilities. However, this land lies 1'/ithin the 100 year flood plain of the Grand River and the majority is vlithin the River's flood way zone. The physical limitations and resultant high development cost that the flood hazard zone imposes tend to make this area less attractive for industrial develop~ent than other existing industrially zoned properties. The property adjoining the Rockford Paper Mill is also viewed as being generally undesirable for additional industrial development due to its proximity to the Rogue River and poor highway access. This land is presently targeted for acquisition by Kent County for future park development. II-6 = " "- �I I I I I I I I I I I I I I I I I I • Corrrnercial Land Use There are an e<;timated 335 acres of land devoted to commercial use within the Tovrnship. The major areas of commercial activity are along the Plainfield Avenue Corridor from Four f1ile Road to Airway and from Coit to Northland Drive. This same commercial corridor extends from Pl ai nfi el d Avenue to the Grand River along Northland Drive. Additional areas of commercial activity lie along West River Drive in Comstock Park, as well as near Wakefield and Abrigador Trail. Less significant commercial areas in terms of spatial extent are located in Belmont and on Ten Nile road near U.S.-131. Of the 335 acres of developed commercial land, approximately 50 acres have developed in areas not presently zoned or planned for commercial use. Several of the uses are located in the industrial zone in Comstock Park and along West River Drive. The largest single holding of non-conforming commercial land is the Drive-In-Theater complex off Plainfield Avenue. This complex involves approximately 30 acres and is located within a single family residential district. The Townships Parks and Recreation Plan s11ggests that this site be considered for future community park development. Excluding areas zoned exclusively for office 445 acres of land zoned for commercial use. mercial use and 95 acres are devoted to residential. Roughly 65 acres remain vacant use, there is an estimated total of Of this, 285 acres are put to comother uses, such as extraction and or uncommitted. Of the acreage within the various cof!l11ercial zones that are devoted to uses other than commercial, the majority are used for residential purposes. f1any of these residences are older homes which, over time, can be expected to be adapted or redeveloped to commercial use. The major areas of residential/commercial land use mix include areas along Plainfield Avenue from Coit to Northland Drive, along West River Drive near Wakefield, in Comstock Park, and to lessor degree in Belmont. Several public and quasi public uses such as churches, fire stations and parks are also located within commercial districts. The inventory of vacant commercially zoned land is comprised of approximately 10 acres of highway commercial land in the U.S.-131/Post Drive interchange area, 17 acres at U.S.-131/Ten t1ile Road and 4 acres at the Division St./West River Drive intersection in Comstock Park. Other vacant commercial land includes approximately 6 acres on West River Drive near Wakefield and 25 acres within the Plainfield Avenue/Northland Drive corridor. The majority of vacant land in the Plainfield/Northland Drive corridor lies east of Coit Avenue and coincides with many of the older residential uses presently located in this commercial area. A11 of the existing commercially zoned 1and with the exception of the tlirn northern highway commercial zones have been provided with public sewer and or water. II-7 �-,' Office Land Use Office uses are provided for througllout much of the commercially zoned areas of the Township as well as in exclusive office zones. The office zone consist of approximately 73 acres distributed in several locations throughout the urbanized area of Plainfield Tovmship. They have been established primarily as transitional areas between more intensive commercial uses and residential areas as \t/ell as between heavily traveled arterials and residential areas. Approximately 20 acres of the office zone has been developed and put to office use and 9 acres to residential or other use. There remains approximately 44 acres of vacant office land. The largest parcel of vacant land consist of 32 acres located adjacent to U.S.131 at West River Drive and Wakefield. Other vacant office land is located in two locations off Plainfield Avenue. These include roughly 4 acres adjacent to the Meijers Thrifty Acres store and approximately 4 acres just south of the Rockhill Condominiums. There are approximately 3 acres along Division Avenue in Comstock Park and roughly 5 acres on the East Beltline north of Grand River Drive. With the exception of the East Beltline site, all of the vacant office land is presently serviceable by public water and sewer. Surrmary Table 3, summarizes the existing land uses in Plainfield Township by total acres. Map 3, graphically depicts existing land use. Tables 4 and 5 illustrate the relative magnitude of recent construction activity within the Township. \ II-8 II II II II II II �I I I I I I I I I I I I I I I I I I I PLAINFIELD TOWNSHIP TABLE 3 Existing Land Use Summary USE ACRES PERCENT Open Agri cultura 1 8,792 2,611 42 12.9 Residential One-Family Two-Family Multi-Family Mobile Home Park 6,199 30 27.4 .1 1.2 1.1 5,700 30 255 224 91.1 .5 4.7 3.6 100 % Mixed Commercial Office Industrial Mineral Extraction Sanitary Landfill Public (Exel. Parks) Outdoor Recreation Quasi-Public (Church) TOTAL* * 1.6 335 20 268 1.3 1.7 1.2 356 250 1,063 235 3.4 4.6 1.1 20,800 100 % ** 710 Numbers are approximate. Total does not include \tater bodies but may or may not include highway rights-of-way, which account for approximately 2000 acres. Total area of Township is 22848 acres. ** Total does not equal 100 due to rounding. II-9 �l"""! II II II PLAINFIELD TOWN~HIP EXISTING LAND USE C==1 LOW DENSITY RESIDENTIAL (UP TO 3.5DU/AC) ~ MEDIUM DENSITY RESIDl!NTIAL(3 . 5-6DU/AC) ~MH-MOBILE HOME PARK c:::J HIGH DENSITY RESIDENTIAL (7+DU / AC) ~ MIXED COMMERCIAL l-:•:•:•:-:l OFFICE IIBID INDUSTRIAL c=J OPEN E? AGRICULTURAL ~ b·-P.;~ I OUTDOOR P7,u.iZ;J ~ O RECREATION IC SEMI PUBL / PUBLIC S- SCHOOL ~ EXTRACTION ~ LANDFILL ~MILLER ASSOCIATES f' MAP 3 28 N . MONROE, ROCKFORD, Ml 49J41 616-866-1183 1987 " "II - �I I I I I I I I I I I I I I I I I I - PLA INFIELD TOv/fJSHIP Construction Activity 1980 - 1986 TABLE 4 Type of Bldg. 1980 1 Single Family 95 Two Family 8 8 !1ul ti-Family Mobile Homes N/A Amusement & Rec. Church & Religious Bldgs. 5 Industrial Office, Banks & Professional Bldgs. 2 Service Stations & 0 Auto Garages Public Works & Utilities 0 Store & Other !1ercantile 6 Note: 1981 1982 1983 1984 1985 1986 Total 59 24 26 45 83 2 89 6 116 6 153 26 136 1 5 3 1 1 4 2 8 7 -5 640 70 186 0 6 4 33 2 5 1 7 1 18 3 1 2 21 2 2 36 1 2 1 1 5 Does not include additions to existing structures, private garages and miscellaneous structures. Source: U.S. Dept. of Commerce, U.S. Census Bureau Plainfield Twp. Building Dept. PLAINFIELD TOWNSHIP Value of Construction 1980 - 1986 TABLE 5 Total Permits 1980 1981 1982 1983 1984 1985 1986 Total 1980 - 1986 Total Value 333 311 231 296 336 434 527 $ 8,563,200 $ 9,784,100 $ '1,675,150 $ 7,687,800 $12,831,416 $18,282,388 $23,420,532 2,468 $85,244,586 Note: Includes all new construction, remodeling, additions etc. Source: Plainfield Twp. Building Dept. II-11 �-II SOCIO-ECONffi1IC CHARACTERISTICS To further the understanding of Plainfield Tovmship as it exists today and its future prospects, the fo 11 owing demographic profi 1e has been provided. The analysis has been presented for the community as a whole and for sub-areas to help further distinguish population, economic and social patterns. Sub-areas are delineated on 11ap 4. II Ill Population The 1980 Census recorded a population of 20,611 persons in Plainfield Township. A special census conducted by the Tovmship in 1987 shows an increase of 3,885 persons and a total of 24,496. This in an increase of 18.9 percent. Figures for the Plainfield Township Sub-Areas are shown in the following tab}e. PLAINFIELD TOWNSHIP Population Change by Sub-Area TABLE 6 1970 Total Area Area Area Area #1 #2 #3 #4 Source: 1980 1970-80 # Inc. 1970-80 % Inc. 1987 16,915 20,611 3,696 21.8 3,195 3,123 4,403 6,194 4,252 4,237 4,085 8,037 1,057 1,114 - 318 1,843 33.1 35.7 -7.2 29.7 1970 and 1980 US Census and 1987 Special Census by Plainfield Township \ 1980-87 # Inc. 1980-87 % Inc. 24,496 3,885 18.9 4,800 5,600 4,219 9,889 548 1,363 134 1,852 12.9 32.1 3.3 23.0 Ill Ill Ill Ill 1111 1111 II-12 • • �I I I I I I I I I I I I I I I ~ SUB-AREA +2 .__.,-, I ' "' l I 'n 8-AREA +1 ~J l - ='I .. . II ~ -- ,'--, +4 . PLAINFIELD CHARTER TOWNSHIP H ' ,,, ~ V8 ~ V2 MIL ES SUB-AREAS . - �These figures indicate that the overall grm,,th rate for the Tovmship has been healthy and relatively consistent during the last t\-10 decades v!ith the 1980's showing an increase of 0.5 percent in the average annual rate of growth (2.7 percent vs. 2.2 percent) The figures also indicate that relative growth in the areas south of the river is continuing to be out paced by the grm,th in the north. In the 1970's the annual grov1th rate in the south \'las 1.4 percent compared to 3.4 percent in the north. The present growth rates stand at 2.3 percent per year in the south and 3.2 percent in the north. Further analysis shows that three of the four sub-areas of the Township have actually experienced what can be termed rapid growth rates. The exception is area #3 in the south portion of the Township. During the 1970's this area experienced a population loss. Recent years have, however, shown a reversal of this trend and the population is once again increasing at a slow 0.5 percent annual rate. The highest grm·1th rates for the sub-areas are in areas two and four. Area Two has seen its annual rate of grmtth increase from 3.3 percent in the 1970 s to nearly 4.6 percent in the 1980's. Area four's rate of growth has increased from 3.0 percent to 3.3 percent. A modest decline has been seen in area one where the growth rate no1:1 stands at 1.8 percent as compared to 3.3 percent in the 1970's. 1 In terms of actual numerical increases, population gains north and south of the Grand River have been nearly identical with the southern area still supporting the highest number of people (57 percent). Nonetheless development trends indicate that the percentage of people residing north of the Grand River should be nearly equal to that in the south by the end of the 20 year planning period. Housing Table 7, sho\'Js the estimated number of persons residing in the various housing types represented . in the Township by sub-area. It shows that in 1987 approximately 84 percent of the population resided in single and two-family dv1ellings, 9.5 percent in multi-family dwelling units and 6.4 percent in mobile homes. \ Table n, compares the composition of the types of housing units for the years 1980 and 1987. It shows that during this time period the housing mix for the Township as a whole has remained relatively constant. • • • •II Ill Ill .. 'IIII II II Ill 11111 11111 Ill II-14 • • �I I I I I I I I I I I I I I I I PLAI~FIELD TOWNSHIP Population By Type Of Housing 1987 TABLE 7 Single &Two Family 11ultiFami ly t1obi 1e Home 24,496 20,599 2,332 1,571 4,800 5,600 4,219 9,889 4,093 4,910 3,599 7,997 440 1,892 100 84.1 9.5 Total Area Area Area Area #1 #2 #3 #4 % Of Total 1987 Source: 707 690 174 6.4 1980 U.S. Census & 1987 Plainfield Twp. Special Census PLAINFIELD TOWNSHIP Housing Types 1980 - 1987 TABLE 8 1980 1987 % Inc. % Of Total # # Inc. Single Family (2) 5,398 Two Family (2) 214 t1ulti-Family (2) 995 Mobile Homes (1) 601 75.5 3.0 14.0 8.4 6,038 284 1,181 601 640 70 186 0 11.8 32.7 18.6 0 74.5 3.5 14.6 7.4 Total 100 8,104 896 12.0 100 # (1) Source: 7,150 1980 U.S. Census & Plainfield Twp. Building Inspector (1) 1980 U.S. Census Total Count (2) 1980 U.S. Sample Count II-15 % Of Total �Age Composition As in most areas of the county, the population of Plainfield Tm-1nship is grmJing older. During the 1970's the median age rose from 23.5 years to 28.2. Table 9, illustrates this point and shov,s that v1hile the overall 1980 population was still comprised of a high percentage of adults in the family rearing year, the percentage of preschool and school age children declined considerably and the percentage of middle ciged and senior citizen's rose. Table 10, shm-1s the age breakdown by sub-area. Although current data estimates of the age mix are not available, it is assumed that given the high percentage of population that was in the family forming years in 1980, the Township is now in the midst of a mini baby boom that will serve to temper the increase in the median age through the rest of the 20 year planning period. II II II II 11111 11111 II Migration General migration rates can be determined by taking the 1970 age groups and shifting them ten years. For example, a person in the 20-24 age group in 1970 would be in the 30-40 age group in 1980 if they stayed in Plainfield Tm•mship. The total for each age group shifted ten years can then be compared with the actual numbers for 1980. The difference in these numbers generally represent either a net in-migration or net out-migration as illustrated in Table 11. The results pinpoint the 1980's trend of young families moving into the Township by showing sharp increases in the number of children under 9 years of age as v1ell as for adults in the family forming age bracket of between 25 and 44. The results for Kent County are somev1hat similar. Interestingly, the net increase in the number of adults age 25 to 34 in Plainfield represents nearly one half of the increase in the same age bracket for the entire County. II 1111 I II II 1111 Race Ninety-nine percent of the residents in Plainfield Township in 1980 were of the white race. About seven tenths of a percent were black and the remainder were of Spanish, Asian decent. \ ll-16 " I �I I PLAINFIELD TOWNSHIP 1970 - 1980 Age Group Comparisons I TABLE 9 I I I I I I I I I I I I I Age Groups Plainfield Township 1970 1980 1970 Number 1980 % Number % % % Under 5 1,668 9.8 1,504 7.3 9.1 8.1 5 - 9 2,335 13.8 1,671 8.1 10.6 7.5 10 -14 2,108 12.4 2,053 9.9 11.2 8.3 15 - 19 1,697 10.0 2,251 10.9 10.1 9.9 20 - 24 939 5.5 1,726 8.3 7.9 10.4 25 - 29 1,231 7.2 1,669 8.1 6.5 9.4 30 - 34 1,126 6.6 1,677 8.1 5.3 7.5 35 - 44 2,296 13.5 2,771 13.4 10.9 10.5 45 - 54 1,600 9.4 2,307 11.2 10.6 9.5 55 - 64 1,120 6.6 1,553 7.5 8.3 8.6 782 4.6 1,399 6.8 9.3 10.2 65 - Over Median Age Source: 23.5 28.2 1980 U.S. Census I I - Kent County 11-17 25.8 28.0 �PLAINFIELD TOWNSHIP Age Group Comparisons By Sub Area - 1900 TABLE 10 Age Gr~p_ -I ►-' 0:, 1980 AREA# 1 1980 1970 # % % Under 5 282 5.9 0.5 5 - g 334 7.1 10 - 14 415 15 - 19 1980 # AREA I! 2 1980 1970 1980 # AREA# 3 1900 1970 AREA# 4 1980 % % # 251 6.1 9.3 11.2 279 6.8 13.4 349 441 10.4 · 10.4 4.7 433 10.2 13.6 13.8 729 574 12.2 13.0 45 - 54 478 10.1 55 - 64 370 65 - Over 463 l1edi an Age 31.5 % % 371 8.7 9.3 13.9 368 8.6 8.8 12.9 387 9.1 440 9.3 9.3 20 - 24 272 5.8 25 - 34 642 35 - 44 Source: 1980 U.S. Census 1980 .,, 1970 -- % 597 7.9 9.9 12.6 658 8.7 13.1 8.5 12.4 859 11.4 13.1 479 11.7 9.8 055 11. 3 9.7 6.4 396 9.6 8.3 594 7.8 6.1 17.1 12.1 610 15.1 13.0 1,292 17.1 13.9 539 12.7 12.4 471 11.5 12.7 1,138 15.1 13.7 10.6 425 10.0 11.4 499 12.2 10.7 853 11.3 10.0 7.0 4.5 319 7.5 4.3 389 7.0 3.6 435 5.7 3.5 9.8 8.8 243 5.7 372 9.0 7.6 278 3.8 7.0 ., 26.5 9.1 29.6 26.8 IO �~~~---------------PLAINFIELD TOWNSHIP 1970 - 1980 tligration TABLE 11 PLAINFIELD Age Group 1970 Population Shifted 10 Years 0 - 9 TOWNSHIP KENT 1980 Population Increase Decrease 3,175 + 3,175 1970 Population Shifted 10 Years COUNTY 1980 Population I ncrease Decrease 69,463 + 69, 463 ..... ..... 10 - 14 1,668 2,053 + 385 37,499 3G,756 - 743 ►~ 15 - 19 2,335 2,251 - 84 43,845 43,970 + 125 20 - 24 2,108 1,726 - 382 45,902 46,305 + 403 25 - 34 2,636 3,336 + 700 74,012 75,520 + 1,503 35 - 44 3,357 2,771 + 414 48,767 46,751 - 2, 01G 45 - 54 2,296 2,307 + 11 44,824 4-2, 129 - 2, 695 55 -64 1,600 1,553 - 47 43,843 38,1 98 - 5, 695 65 - Over 1,902 1,399 - 503 72,251 45, 414 - 26,837 16,935 20,611 + 3,676 411,044 444,506 + 33 , 462 I 1.0 Total Source: 1980 U.S. Census �SUMMARY OF EXISTING CONDITIONS AND TRENDS The observations listed below are presented as a broad overvie~, of the conditions, both natural and man made which must be considered in establishing a long range development plan. Based on these factors and limitations as well as other planning dimensions, recommendations relating to the desired long range pl an a re ma de. Environmental Limitations The areas depicted on t1ap 5 are characterized by excessive topographic conditions, flood hazards and high ground water v,hi ch make urban type of development very costly, and in many cases unfeasible. They also represent many of the nautural features contained 1-lithin the Township which give it its unique environmental quality and appearance. Natural Resources 1. The Grand River and Rogue River and their floodplains are valuable assets which are considered irreplacable from an environmental standpoint. In addition, and potentially equally important, they are attributes which, from a community development standpoint, should be protected for their existing and potential value in providing extensive green areas and buffers to development. 2. The northwest portion of the Township with its several inland lakes, together with the topography in several other portions of the Tovmship offer abundant natural, scenic opportunities. 3. The majority of the Townships prime agricultural land has been lost to urban and suburban development. The largest areas of prime agricultural lands not presently experiencing suburban encroachment are in the northwest portion of the Township. Bui 1ding Trends ~ 1. From a numerical standpoint the area south of the Grand River is no longer experiencing the greatest amount of new residential construction. 2. t1ost apartment construction is occurring south of the Grand River. 3. Most new single-family housing is being built north of the Grand River. Land Use Trends 1. The majority of new construction is residential. 2. Over 70 percent of the residential construction is single-family homes. 3. Urban type growth is generally confined to the Belmont area the Grand River west of East Beltline Avenue. II-20 and south of �I I I I I I ·- ,r -- I I I - I I I I I I ~. ~ '"!I PLAINFIELD CHARTER TOWNSHIP I I I I 1/8 112 MILES ENVIRONMENTAL LIMITATIONS AREAS CONTAINING SLOPES OF 18% OR GREATER c=J AREAS OF POTENTIAL FLOOD HAZARD AND/OR HIGH GROUND WATER .....~MILLER ASSOCIATES SOURCE: KENT CO . SOIL SURVEY, 1983 , ISS. 1986 MAP 5 -.,., 2~ N. MONt<OE, ROCKFOl<ll, MI 493~ 616-Boo-lltll 1987 �4. Floodplain areas are remaining relatively undeveloped. 5. Industrial development is occuring but not at the rate being experienced in other sectors of the metropolitan area. 6. There is considerable demand for one acre or larger homesites . Streets and Highways 1. Traffic flow crossings. across the Grand River is impaired due to a lack of bridge 2. The Plainfield Avenue/Northland Drive corridor suffers use and traffic conflicts. 3. Travel from east to west at desirable intervals is interrupted by an incomplete pattern of major streets thus causing increased congestion on those routes which must be used. \ 11-22 from intense land �I I I I I I I I I I I I I I I I I I I CHAPTER III PLANNING DH1ENSIONS Planning dimensions are guidelines which become the basic framework for the development of the Comprehensive Plan. For plans to be ~eaningful and valuable in guiding future growth and development, they must first represent the needs and aspirations of the community's citizenry and, second, they must be realistic and within the community's financial capability. This is assured by the use of planning dimensions which set forth both the qualitative and quantitative requirements of the community for the planning period. Planning dimensions include a General Grm·tth Policy, Goals, Population Projections and an estimate of Future Land Needs. In preparing these Planning Dimensions, the Plainfield Township Planning Commission has relied on several types of information. The Commission has undertaken a number of basic studies which, together, provide a factual background relating to the past and present development of the Township. These studies also are of value in determining the physical limits and opportunities of future development. All of this data is reflected in the following Planning Dimensions. GENERAL GROWTH POLICY It is recognized that Plainfield Township is an integral part of the Grand Rapids f1etropol itan Area. t1any i nterrel ati onships exist and these, most importantly, include land use, transportation, including the freeway system and major highways, recreation and employment centers. Past and future development of the Township has been and wi 11 continue to be greatly influenced by these various relationships. Plainfield Township, therefore, realizes that it cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the metropolitan area. Within this general framework, ho\'tever, the Township also realizes that it is a separate community and is obligated to plan for its future in accordance with the needs and desires of the local residents. The following brief statements form the overall growth policy and are based on recognition of both the Township's areawide responsibilities as \•tell as responsibilities to the residents and landmmers within the Township. * While the Township recognizes the need to accommodate future growth and development, it is not the desire or goal of the Township to encourage development for the sake of development alone. * All future development should be long-range plan for the Township. * All development should consider available services and facilities necessary to assure the continual protection of the public health, safety and welfare of all Township residents. in accordance \'lith the goals and The following specific goals and objectives further define policy of the Township. III-1 the overall growth �GOALS Planning goals are statements that express the community's long-range desires and, therefore, provide direction for planning activity. In the preparation of the Comprehensive Plan, various plan alternatives were evaluated on the basis of ho\'/ well they could contribute to the achiever.ient of thesP. goals. The goals that are considered most important include the following: General To establish a pattern of land uses Hhich will promote the highest degree of health, safety, and general v,elfare for all segments of the community. To preserve and protect the natural resources of the area 11hile maintaining necessary balance between the social and economic needs of the region. the To encourage planned grov,th in order that facilities and utilities may be logically programmed. To promote, develop and maintain a transportation network 1·1hich provides for the safe and convenient movement of people and goods. To maintain the residential character of the community while providing adequate employment, shopping and service opportunities for the residents. To coordinate region. land use decisions with adjacent communities and with the entire To provide a balanced range of housing types while maintaining a relatively lm1density but non-sprawling environment. To maintain and enforce restrictions necessary to insure proper maintenance property values. of To provide a range of high quality and effective public services and facilities for the residents of the Township. To assess the environmental impact of all characteristics of the area. \ developraent based on the physical To maintain the natural beauty of the area by preventing floodplain development and by preserving existing woodland areas to the fullest extent possible. Further, 1-1hile the economic benefits of mineral resources within the Township must be recognized, it is equally important that these areas be properly contoured and readied for a desirable ultimate use once the minerals have been extracted. In addition to the above general goals the following relate specifically to major functional components of the community. the Corrmercial Land Use It is the goal of Plainfield Township III-2 to permit commercial development in �planned, logical areas which are i ntended to primarily serve residents of the surrounding area. It is specifically not the goal of the Township to encourage additional regional shopping f acilities th at would conflict with or duplicate existing regional facilities located along Plainfield Avenue and Northland Drive. It is the goal of Plainfield Township to limit cor.1mercial development to concentrated areas which are best suited to satisfying shopping needs. a fev, It is the goal of Plainfield Tovmship to prevent strip commercial de velopment along major thoroughfares that would conflict with the movement of traffic or other land use. It is the goal of Plainfield Township to provide separation betv,een commercial areas and low density residential uses by permitting transitional uses such as offices and/or higher density residential uses. Industrial Land Uses In Plainfield Township, there are few large undeveloped areas which, or ideal sites for industrial development. I -I I I I I II' II II are prime It is the goal of Plainfield Township to discourage industrial development in certain areas previously planned for industrial development but now considered undesirable for such use and to encourage industrial development in the remaining previously planned, strategic locations. Residential Land Use It is patible limited density the goal of Plainfield To\'mship to continue a residential pattern comwith existing development. Higher density residential uses should be to areas that have been previously planned but not developed for high use and to areas requiring a transitional use. It is the goal of Plainfield Township to ensure that residential uses requiring public utilities are planned and located where these services can be economically and efficiently provided. It is the goal of Plainfield Township to ensure that future residential developments consider the natural 1imitations ,mposed by existing topography, and that filling, grading and erosion are minimized. Transportation It is the goal of Plainfield Township to promote an efficient network of streets consisting of the following elements. 1. Freeways and controlled access arterials providing little or no land access devoted entirely to the task of traffic movement at relatively high speeds. 2. t1ajor arterials designed to serve major traffic movements with a secondary function of providing land access. III-3 �3. t1inor arterials to serve local or shorter distance traffic 1-1ith ciple function of providing local access to major arterials. 4. Collector streets to serve internal traffic movements and land access within specific areas and to connect those areas with arterials. 5. Local streets with the sole function mediately adjacent property. of the providing land access prin- to im- It is the goal of Plainfield T0vmship to ensure the capacity and function of ex- isting arterials and collector streets and to minimize the conflicts between their functions, by regulating land uses, building setbacks anrt driveway openings and 1-1here appropriate by encouraging the development of front or rear access service drives. It is the goal of Plainfield Township to prevent traffic conflicts along proposed new major arterials by promoting controlled access provisions as part of their design. It is the goal of Plainfield Township to discourage extended through traffic movement on local streets by promoting the development of curvilineal and culde-sac streets. Public Facilities It is the goal of Plainfield Township to provide an adequate level of public services and facilities to protect the public health, safety and welfare. An orderly land use pattern will permit the economic and efficient provision of police protection, fire protection and public sewer, water and storm drainage systems. It is the goal of Plainfield Township to make a wide range of leisure tivity centers residents. and recreational facilities available for use time acby Township It is the goal of Plainfield Township to acquire public facility sites for use in advance of actual need to assure that sites will be available as the need for additional facilities arise, and to minimize public expenditures. ~ POPULATION PROJECTIONS Determination of reasonable future population growth is important in a planning program as it provides a general basis for determining land needs for future development and future corrnnunity facility and improvement needs. The 1975 Comprehensive Plan projected that the Township population would be approximately 23,700 persons in 1980, 26,200 in 1987 an~ 27,300 by 1990. The 1987 population based on the recent special census is 24,502. This figure is approximately 7 percent less than projected. This slower rate of growth can be explained by the downturns in the national economy which occurred in the mid seventies and early eighties. The growth rate nm·, being experienced in the Township is, hm·1ever, sharply increased from the average rate of growth witnessed in the last decade. Indications are that this rate of growth is likely to continue over the next few III-4 I I I I �• • • • "I I I I I I I I I I I I - years, and place the Township's projected in the 1975 Plan. 1990 population 1·/ithin close range of that In tracing the historical growth rate of the Township and comparing it with the grm·1th rate of Kent County as a \'/hole, a clear pattern in the relationship between the tv,o populations is evident. This pattern shows that beb,een the years 1960 thru 1987, the population of Plainfield has risen at a higher rate in proportion to that of the County. During this period, Plainfield's share of the total County population increased from 3.2 percent to 5.2 percent. This trend, when plotted, shol'IS remarkable consistency and if projected to the year 2010 would result in a Tovmship population of 7 percent of the County 2010 population. This rate of growth would be equivalent to adding approximately 555 new residents per year, and a 2010 population of 37,300 persons. It is expected that major influences such as the Steelcase expansions and the proposed Southbelt will have the effect of reducing the number of people moving into Plainfield Township that might otherwise do so. Table 12, takes these factors into consideration and indicates a 2010 population of 36,000 people. The projection assumes adding 800 persons per year until 1990 (1985 to 1987 growth rate) and an average of 455 persons per year thereafter. As a benchmark the growth rate projected between 1990 and 2010 v,ould be almost identical to the average historical rate witnessed in years 1970 to 1987. PLAHJFIELD TOI-IIJSHIP Projected Population By Area TABLE 12 1987 1990 1993 1995 2000 2005 2010 Area #1 4,800 5,560 6,310 6,544 7,246 7,948 8,650 Area #2 5,600 6,410 6,732 6,975 7,666 8,358 9,050 Area #3 4,213 4,280 4,403 4,520 4,950 5,343 5,700 Area #4 9,889 10,650 10,834 11,136 11,588 12,076 12,600 24,496 26,900 28,279 29,175 31,450 33,725 36,000 Total Source: t1i 11 er Associates III-5 �I LAND NEEDS Based on the Land Use Survey, approximately 12,000 acres in Plainfield To\'mship are committed to a specific use. Of this amount roughly 2,600 acres are devoted to agriculture and 2,600 acres to a variety of public, semi-public uses and mineral extraction. The balance, 7,400 acres, is devoted to the three development categories of residential, commercial and industrial land use. The combined developed acreage of residential, commercial and industrial land uses for the year 2010 is expected to be approximately 10,700 acres. A breakdown of the projected residential, commercial and industrial land needs is as follows. Residential Land Needs Table 13, illustrates the projected land needs to satisfy an increase of 11,500 persons by the year 2010. The estimates are based on several assumptions which include; 1. That the present mix of the various residential tively constant during the planning period. types vlill remain rela- 2. That persons per household will rise from the present estimate of 3.02 P/H.H. to 3.2 in 1995 and taper off to 2.9 P/H.H. in 2010. 3. That densities per acre for the various housing types will tent with existing densities. remain consis- TABLE 13 Projected Residential Land Needs Dwe 11 i ng Uni ts Single-family (74.5%) 3232 Acres \ 2991 (1.08 DU/AC) Urban ( 89%) 2877 1783 ( 1.6 DU/AC) Rural ( 11%) 355 1208 (.29 DU/AC) Two-family (3.5%) 151 40 (4 DU/AC) Multi-family (14.6 %) 630 84 (7.5 DU/AC) 318 64 (5 DU/AC) 4331 3179 f1obi le Home TOTAL (7.4%) III-6 I I I II I - �• -I I I I I I I Coll'lllercial and Office Land Needs The existing commercial developr.,ent within Plainfield Tmmship presently serves a market area holding approximatley 60,000 people. By the year 2010 this population is expected to increase by roughly 27,000 people, with the majority of that increase being in or closely associated with southern Plainfield Township, Comstock Park and Belmont. This increase in population l~ill result in the need for 80 to 135 additional acres of commercial land, or 3 to 5 acres per 1000 people. Because of its location and where growth is expected to occur, Plainfield Township can expect to see a demand for approximately 75 percent of the total market area's commercial land needs. Plainfield Tovmship should therefore see between 60 and 100 additional acres of land put to commercial use by 2010. The demand for office space within Plainfield Township is difficult to predict. One measure of need is to determine the amount of acreage now devoted to office use on a per capita basis, and simply project future need based on expected population increase. Using this method would result in the need for an additional 9 acres of land. However, given the national and regional trends toward economies based more on personal and professional services, the demand is expected to be some\'1hat greater. Added to this trend are more local influences such as the proposed improvements to the East Beltine betv1een I-96 and Plainfield Avenue which could make the corridor an attractive setting for planned office parks. The occurance of new office complexes already being located along this corridor in Grand Rapids Township give credence to this observation. It is therefore anticipated that if allowed to occur in a planned office park fashion, there could be a demand for approximatley 50 acres of office space. Industrial Land Needs I I I Based on existing trends and population increases in surrounding areas it is estimated that Plainfield Township could accommodate a demand for well over 70 acres of industrial land if this type of activity is promoted. However, because the Township does not have an abundance of raw land considered to be prime for industrial development the demand within the Township is not considered high. Therefore, it is estimated there will be a need to accommodate between 40 and 50 acres of nevi industrial development. I I The amount of land that will be devoted to mineral extraction is difficult to predict. Hm·1ever, based on the existance of desirable sand and gravel deposits within the Township and a high metropolitan demand for these resources, it is expected that additional mining operations will be started to replace some of the operations which overtime vlill become depleted. For the purpose of estimating a projected land allocation for these uses, it is assumed that depleted operations will be converted to an alternative use and that a similar amount of new land area made available for extraction. It is therefore estimated that approximately 350 acres of land will remain devoted to mineral extraction. I - Other Land Needs III-7 �Ill Ill Ill Ill Ill The land needs for the various public and semi-public uses such as schools, community facilities and outdoor recreation are addressed in Chapters V thru VI I I. Sull111ary The following Table summarizes the projected land needs for residential, commercial and industrial uses. Excluded are public, and recreational land needs. the various semi-public TABLE 14 PLAINFIELD CHARTER TOWNSHIP Projected Land Needs* 1987 Acres Developed Residential 6,199 Si ngl e-fami ly 1987 - 2010 Additional Acres Needed 3,179 2,991 5,700 1987 Acres Zoned ~ 19,456 ~ 18,709 Urban (R-1) 3,470 1,783 7,823 Rural (Ag) 2,230 1,208 10,811 30 40 42 • 255 84 375 224 64 423 Two-family Multi-family f1obi 1e Home Cornnercial & Office 355 60 - 100 518 Industrial ** 145 (268) 40 - 50 615 Total ~ ~ 3,329 * Excludes lands devoted to or held for public and semi-public uses such as recreation and landfills and private lands devoted to mineral extraction and sanitary landfill. In 1987 these uses collectivley represented approximately 2,600 acres of developed land. ** It is estimated that of the total amount of committed industrial land acres), 145 acres are developed and the remainder is considered residual, in association with existing establishments. 111-8 ~ (268 held ~ �I I I I I I I I I I I I I I I I I II CHAPTER IV GENERAL DEVELOPMENT PLAN Plan Concepts Research described in previous sections of this report has concluded will not be sufficient growth during the foreseeable future (15 to 20 warrant complete development of the entire Township. Therefore, it sary to determine development priorities for various lands within the that there years) to was necesTownship. A second major concept of the Plan is that ample areas should be proposed for a balanced variety of residential types including rural, rural estate, low, medium and high density. The third major concept of the Plan involves the goal to discourage additional regionally oriented types of land use, while accommodating the demands for additional locally oriented shopping, service and employ~ent opportunities. By limiting new commercial and industrial development to a fev-1 strategically located areas it is envisioned that an overall balance in the orientation of businesses located within the Township can be achieved and future traffic increases and conflicts along arterial streets minimized. Plan Proposals Based on the three major Plan Concepts - coordinated development in certain areas as opposed to scattered development throughout, balanced residential character rather than strictly suburban residential growth, and locally oriented future commercial and industrial growth, the follm'ling maps graphically illustrate the specific orientation and distribution of the various proposed land uses. The General Development Plan depicts both desirable and anticipated locations for general land use categories over the long-range planning period. It is in effect a means of illustrating hov, the community can best be developed to provide harmony between its major functional components of housing, commerce, industry and open space. It is designed to achieve a practical and functional relationship between the various land uses in the hopes of promoting a high standard of livability. Its utility is in its ability to be used as a guide for determining the appropriate locations for new private developments and public facilities and for making public improvements in an economically efficient manner. The following illustrated. text describes and explains the proposals and recommendations Development Staging The demand for additional developable land and utility services within Plainfield Township will continue. Because of this, a majo~ objective of the General Development Plan is to direct development into the areas best able to support it and conversely to deliniate the areas that are not suited for major development within the planning period. To promote the efficient provision of public IV-1 ~ ------ -- services, maintain the rural �-~ ..l!..!J""v""'~)----_;;;;;,_.-1------1 PLAINFIELD TOWNSHIP DEVELOPMENT STAGING PLAN ,,--v·-,,-:-:,···ec;;-w 20 YEAR URBAN GROWTH BOUNDARY {.K,;~i1,~~~ CONSERVANCY AR EA S :s: . ,,, ~ rve- 112 MILES .#,~MILLER ASSOCIATES °W MAP 6 2b I< "40NROE, ROCKfORO,M I ◄ 93 ◄ 616•666•11fj3 19B7 �I I I I I I I I I I I I I I I I I I ~ character and to control sprawl development situations, it is necessary that the highest densities of future development be encouraged to locate within areas already served by utility services or which are capable of being economically served. To that end it is important that the extension of utility services to accommodate new development be incremental and based on demand. Furthermore, in consideration of the anticipated practical limits of utility extenti ons, future hi ghv,ay improvements, existing development patterns, anticipated land needs and the goal to conserve certain natural land eleMents, the Development Staging Plan establishes an urban growth boundary. It epresents the approximate extent to which urban types of services and or development should occur within the planning period. Within this area it is anticipated that sufficient land exists to meet the projected demands for most types of future development. Also included on the Development Staging Plan is the delination of lands which should appropriately be left in a natural or semi-natural state. The conservancy area designation has been given primarily to the floodplains of the Grand and Rogue Rivers. These areas are generally intended to support only the least intensive types of development activity, such as very low density residential, recreation and conservancy uses. RESIDENTIAL LAND USE PLAN Plainfield Township is presently witnessing and has witnessed in the past a healthy rate of residential growth. Based on studies of the local and metropolitan area there is no reason to believe that future growth will be diminished. As Plainfield continues to grow, the greater portion of the developed land \'lill be taken up by residential uses. In itself this fact is an important planning consideration, however, the primary concern must be the realization that the living environment is the real heart of the community, and, therefore, a major basis upon which to formulate major land use decisions. The Residential Land Use Plan is a set of gui-delines which if implemented are capable of producing safe, convenient, and pleasant neighborhoods for the mutual benefit of all Township residents. The Plan is based on the following objectives and influence factors. Objectives 1. To offer a broad range of choice among the living areas; 2. To utilize natural features to create attractive residential areas; 3. To allow the development of different housing types to accommodate varying lifestyles. 4. To assure traffic safety and privacy of residential design of streets that discourage through traffic. 5. To locate residential areas through the areas in such relation to other land use types and IV-3 �community facilities as will best contribute to the overall desirability of the community. 6. To stablilize property values by protecting encroachment of imcompatible land use types. residential areas from the 7. Assure public health and safety by permitting intensive residential growth in only those areas which can be adequately served by either private or public utilities. 8. Provide a variety of lot sizes and shapes to meet the varing desires of all persons in the community. Influence Factors In every community there are various factors that influence and in some instances dictate how land can be developed. In Plainfield To\'mship, these most importantly include the following: Public Utility Systems. As in many rapidly urbanizing areas one of the largest limitations to development is the inadequacy or lack of public utility systems. Soils. Soil characteristics are extremely important when considering residential development. Soils must be capable of supporting urban structures, and in areas where public utilities are not available, they must be conducive to the safe and efficient operation of private utility systems. Plainfield is fortunate in that much of the Township has sandy soil, well suited for the operation of private utility systems. Hm-1ever, because of excessive soil permeability in some areas, local ground water contamination by septic systems is a hazard to be guarded against. Relief. 11uch of the land area in Plainfield is made up of very steep hills and deep river va 11 eys \'thi ch pro vi de many extremely attractive homes i tes. Because of these factors, however, the density of development in much of the Township will be very low. Rivers. Lands in Plainfield Tm-,nship are divided to the north and south by the Grand River and to the east and v,est by the Rogu~ River which create accessibility problems within the Township. There is only one bridge within the To\'mship which provides access across the Grand River. While a need already exists for a second bridge, it will greatly increase as further development occurs north of the river. There are five bridges located within the Township which cross the Rogue River . While there is not an immediate need for a new bridge across the Rogue, east/west circulation could be improved through the extension of House Street to Childsdale Avenue, thereby increasing the utility of the Childsdale Avenue Bridge. Another major development consideration with respect to the rivers is the adjacent floodplains. Although some development presently exists in these areas, it should be limited in the future to uses which are not adversely affected by frequent flooding or ,-,hi ch wi 11 not affect the fl ow of flood waters. IV-4 • • • • • • ~ ~ ~ ~ ~ ~ ~ �I I I I I I I I I -I I I I I - Accessibility: U.S. 131, is the major regional highway serving Township residents. This route provides direct access to the central city as well as to the I-96 freeway. The U.S. 131 freeway extends north through the Township. With respect to residential development, this has greatly reduced commuting time to the central city from residences in the northern portion of the To\'/nship. Future improvements such as the proposed new north-south river crossing leading into the Belmont area and improvements to the East Beltline will have s·milar effects. Following are descriptions and recommended components comprising the Residential Land Use Plan. Rural Conservation Area The rural conservation planning area includes agricultural and major wooded areas lying outside of the urban gro\'/th boundary. Intended land uses are primarily large unplatted residential lots, agricultural uses and private open space. The regulations presently governing the use of this land coincide with the existing Agricultural Zone. However, because much of this area includes lands having steep slopes, wetlands and other environmental limitations and because the economical provision of sewer and water into the area is not foreseen well beyond the end of the planning period, it is recommended that additional measures be enacted to discourage intensive d~velopment. These include a larger minimum lot size requirement such as 2.5 acres and other restrictive platting requirements, such as the existing 200 foot minimum lot frontage requirement. Staging It is recommended that the Zoning Ordinance and Zoning t1ap be ammended early on in the planning period to incorporate the provisions necessary to promote the desired land use pattern and to maintain the character of this area. Rural Estate Residential Area Based on an analysis of areas lying within the urban growth boundary several areas vlithin the Township stand out for their uniqueness in terms of topography, location and the development trends occurring within them. They are characterized by expensive homes on lots larger than one acre. They also in clude areas near utilities and are experiencing growth pressure. Because of the proximity to utilities and growth trends it is not reasonable to assume that they could successfully be excluded from the urban growth boundary for the enti re planning period. On the other hand efforts to ensure their rural and unique environmental qualities are warranted. For these reasons, the Plan proposes the delineation of several Rural Estate Residential Districts which in many \1ays serve as transitional areas between the more traditional low density residential areas and the rural conservation area. For platted lots, a minimum of 40,000 square feet with at least 150 feet of road frontage is recommended to achieve the maximum desired density of one unit per acre. IV - 5 �Y;. • • • • • • • • • • • - ~ "v"J"" Q ,;,... _. J PLAINFIELD TOWNSHIP ~ ~ ~ ~ RURAL CONSERVATION AREA VB 1/2 MILES ~\MILLER ASSOCIATES MAP 7 ~ 28 N. MONROE, ROCKFORO,MI ~934 616-866-1183 1987 ~ ~ �I I I I I I I I I I I I I I I I - PLAINFIELD TOWNSHIP ~ RURAL ESTATE AREA ~· i VB V2 MILES MA p a ~.~MILLER ASSOCIATES W 28 N. MONROE, ROCKFORO,MI 4934 616-866-1183 1987 �Staging It is the recolil1llendation of this Plan that early on in the planning period, the Zoning Ordinance and Map be ammended to incorporate conventional zoning provisions necessary to promote the desired land uses and pattern of development in these areas. Low Density Residential Area The low density residential areas outlined are for the most part inclusive of the area previously planned and zoned for that use. They also include some area presently zoned for agriculture but which could experience development pressure at some point within the 20 year planning period. Most of the areas having severe environmental limitations have been encompassed in the rural estate classification The maximum density of development recommended for the low density residential areas is 3.50 dwelling units per acre. However, public sewer and water utilities are considered necessary to support this density. Therefore if this density is to be achieved, it is recommended that all proposed developments be encouraged to locate in areas where the utilities can be initially provided. If development is to occur in areas where both utilities cannot be provided at the time of development, it is recomnended that housing densities be further limited to ensure an adequate level of public health and water resource protection. It is envisioned that most of the areas planned for low density residential use can be developed using conventional zoning techniques. There are several areas however, that in order to take advantage of topographic conditions or to preserve a woodlot, floodplain or wetland it may be beneficial to utilize planned unit development zoning. By this technique homesites could be clustered or reduced in size in order to preserve various natural features while maintaining overall desired densities. Staging It is recommended that the extension of public ~tilities be systematically programmed based on demand to serve both exi~ting and future low density residential developments. It is further recommended that rezoning of planned low density areas not presently zoned for such use be staged only in conjunction with utility extensions and when an overall need for additional low density land is present. Medium Density Residential Area There are several types of medium density housing that have gained popularity in the Grand Rapids area within the last few years which include the following; 1. Single-family attached homes. 2. Duplexes and four plexes designed to appear like single-family homes. 3. Homes constructed under the zero lot line concept. II ill Ill II II II II II II II "Ill " �I I I I I I ~ ...:::;.,_,ii,:== ~ · fi ~ 1t--t-~~---:--< l'-~-----~~--"""'~-1 ' I I I I I I I I I I I -I - PLAINFIELD TOWNSHIP ----J' LOW DENSITY RESIDEN T IAL AREA ~·i VB V2 MILES 6.~ MILLER ASSOCIATES W MAP 9 28 N WOHNOE, HOCKFOhO,MI 4936lb · bbo-lldl 1987 �- II II II II Ill Ill Ill Ill Ill ' '-Hi"1l'fr!,~~9'11""'"fff---=:....----14-_r--_4--.+-.:~ . Ill Ill Ill Ill PLAINFIELD. TOWNSHIP MEDIUM DENSITY RESIDENTIAL AREA *-MOBILE HOME PARK VB V2 MILES •~~MILLER ASSOCIATES MA p 1 0 W 28 N MONH0E 0 H0CKF0llD,MI 493~ 616··861i·ll13l �i i i i I I I I I I I I I I I I I I - 4. Conventional density. apartments 5. f1obi 1e Home Parks. and condominiums built at a relatively lov, In order to accormnodate a variety of housing types and to maintain a relatively low, overall density of development in most areas, the Plan proposes that these types of housing be permitted as transitional uses separating existing and planned commercial and industrial areas an<i major thoroughfares from low density residences. For the most part, the areas sho\'m on the Plan are those already zoned for such use or which have been previously depicted on the 1975 Plan. It should be noted, however, that this Plan designates considerably fewer acres for these types of uses than depicted on the previous Plan. Lands being allocated are intended to satisfy the anticipated demand while maintaining the present overall mix of housing types. Intended densities are 3.5 to 6 units per acre. Staging With respect to mobile home parks, Plainfield Township has an abundance of existing and approved areas. For this reason the Plan depicts only those areas \'lhich have already received mobile home park zoning status. One exception, and a deviation of this Plan from current zoning is the designation of the roughly 80 acre site on Cannonsburg Road, presently zoned for mobile home park use, to low density residential use. The rational for the promotion of the alternate use is the desire to discourage further inefficient leap frog and sprawl characteristics from occurring in the area. It is felt that the location of an additional development in this area at urban densities would greatly exacerbate these conditions. The follo\.'/ing are also seen as justification for discouraging the medium density residential use of this site. 1. Given the existing character and planned uses of adjacent properties there is little justification for a medium density transitional use to be located on the site. 2. Projections show a need for roughly 65 acres of additional developed acres of mobile home park land by the year 2010. This need can easily be satisfied at the alternative, previously planned and zoned locations, v,hich fro~ a comprehensive planning standpoint are considered better suited for mobile home park development. As eluded to above, the areas depicted on the Plan i1ap for mobile home park use are v,ell suited for this type of housing and their collective acreages are Foreseen to be capable of readily accormnodating the needs ~ttributable to that segment of the local population desiring to live in a mobile home park environment. It is the intent of this Plan to encourage mobile home park development only in those strategic locations illustrated. It is anticipated that both conventional and PUD zoning ~echanisms \till be utilized throughout the plan ning period in the development of the other various IV-11 �• -· I II II II II __J ill ill- Ill Ill Ill I "\ \ --.i-1-----,-----"1,---!-' . ill ill PLAINFIELD TOWNSHIP - HIGH DENSITY RESIDENTIAL AREA VB 1/2 MILES ~~~MILLER ASSOCIATES MA p ill ill ill 11 W 2& N MON.,OE , ROCKFO~O,MI 493.; 616 · 1161o·ll~l 1987 �I i i I I I I I I I I I I I I I I I - medium density housing types. Because of the density factor it is recommended that all medium density housing be served by public se\-1er and water, and that their provision be a condition in the grant of any necessary rezonings. High Density Residential Area Lands designated for high density residential use are intended for condominiums and apartments. Because of their demands on public utilities, police and fire protection and the road system it is recommended that they not exceed 6 to 10 units per acre. The areas depicted include areas already developed for such use, those already zoned but not developed and a few additional areas. Locational parameters include: 1) Proximity to major arteries. 2) Proximity to existing and planned commercial areas. 3) Ability to be served by public water and sewer. 4) Ability to serve as transitional uses between commercial areas and lower density developments as well as a transition from high traffic arterials to low density residential uses. Based on the above factors the Plan designates several new areas to satisfy demand for this type of housing. the Staging The proposed additional areas have been designated as future- high density areas because of their locations with respect to both existing and planned commercial areas and high traffic arterials and/or existing high density uses. For these reasons their suitability for low density housing is seen as being diminished. Nonetheless, it is the intent of this Plan that the necessary rezonings for the additional high density areas be staged only when adequate public utilities can be made available and there is a demonstrated need on a parcel by parcel basis. For these reasons it is further recommended that the planned unit development concept be utilized in obtaining and granting the necessary approvals. Agricultural Land Use The Plan proposes to designate approximately 740 acres in the northwest portion of the Township to an exclusive agricultural district. This area, located in portions of sections 6, 7 and 18 are actively farmed at the present time and consists of soils considered prime for agricultural purposes. Because of their existing use and location these areas are not seen as having tremendous pressure for development. Hov,ever, because of their value as farmland, the Tovmship should take measures to assure their long-range preservation. Enrollment in the Farmland and Open Space Preservation Act and very restrictive lot and platting requirements are ways that the Township could promote this. IV-13 �Staging Because of the limited area and the limited number of property owners involved, it is suggested that unilateral measures by the Township not be attempted but that the desires of the property owners be considered to insure their cooperation. The end result of this effort may be that all, portions, or none of the areas designated on the Plan Map are ultimately included. For those parcels or areas that are not included, the Plan would recommend their inclusion in the Rural Conservation District. For these reasons it is recommended that efforts to preserve the designated prime agricultural lands be made early on in the planning period, in conjuction with the timing of Zoning alTDllendments relating to the Rural Conservation District. • • • • • "- - \ IV-14 - �I I I i I i ·-· I _u I I I I· I I N --lf--e::ir.r-4-7~~~~-'t'S'----=::..--........!!=4---,r---+-~'~ N I I I I I PLAINFIELD TOWNSHIP ~ PRIME AGRICULTURAL AREA l5I I - ~! VB ~ V2 I i MILES ~.~MILLER ASSOCIATES MA p 1 2 -- W 28 N. M0MH0E, II0Cl<F0R0,MI 493,. 616-IH,b·lh.ll 1987 - - - - - -- -- ---- �Cot1MERCIAL LAND USE PLAN One of the greatest problems facing the Tovmship concerns activity and traffic flow. It is this factor which has the greatest effect upon influencing commercial development. Traditionally, business establishments have sought to locate in those areas which have the greatest potential for experiencing a large degree of activity. Since one of the greatest generators of activity is the automobile, commercial development attempts to locate in the areas where the greatest number of people congregate or pass by. Thus, strip commercial and shopping center developments have evolved. Plainfield Township has very high levels of activity in certain areas, and in other areas, very little activity. Commercial development in the Tm·mship is in direct proportion to the level of activity found in the specific area. One of the areas with the highest level of activity is found along Plainfield Avenue in the southern portion of the Township. As one of the major transportation routes of the region, this street has experienced high levels of activity resulting with various types of commercial development ranging from the small individual stores up through the full-scale shopping center. The problems associated with this area vary. Inadequate zoning and regulatory measures in the past have resulted in an unplanned atmosphere because the different centers of activity have been located without respect to each other. Blight, as yet, has not evidenced itself to any great degree; however, this type of development is particularly susceptible to blight; and thus it is apt to occur quite rapidly unless adequate preventive measures are instituted. Conversely, it should also be pointed out, that the sky-rocketing value of commercial property has resulted in the redevelopment of some of the older, less desirable businesses and homes. t1ore of these structures \•!ill be razed in the future as the land is put to a higher and better use. Another major problem of this area, which has presented itself, is too much activity. As traffic and congestion have incr~ased, an unpleasant environment has been created. Commercial development is affected because the amount of activity is no longer conducive to the attraction of shoppers as they find it. increasingly difficult and hazardous to perform the shopping function. It is obvious from the above that Plainfield Township has some problems related to commercial development. The objective of this report is to provide an understanding of existing and potential problems and also to provide a guide for future cor.imercial development 1-1hich will provide residents \'Jith an adequate level of commercial facilities in an environment which is pleasing, healthful and conducive to the overall \'1ell-being of the comr.iunity. Shopping Centers The planned shopping center concept ~as evolved as a natural outgrowth of the mobility of the modern shopper and his desire for convenience. The result is a group of stores functioning as a unit, planned and designed for its specific IV-16 II II II II II II II Ill " 1111 1111 II II Ill �I I I I I I I I I I I I I I I I ~ site, and reflecting its trade area by location, size and type of stores. Offstreet parking is incorporated an an integral part of the unit. The commercial facilities, thus developed can be considered as one land use, in contrast with the miscellaneous string of stores found in commercial areas which "just happened". Two basic type of centers exist - convenience and comparison. The convenience center is designed to provide the day-to-day household needs by offering such goods as groceries, drugs and services while the comparison center offers goods purchased less frequently - for example, apparel, appliances, and furnishings. In addition to these general classifications, shopping centers can categorized into the following basic functional types: be further Neighborhood Shopping Center: Oriented toward the neighborhood, this center provides those convenience goods and services necessary for day-to-day living and serves a trade area equal to approximately one neighborhood. Community Shopping Center: In addition to providing those items offered by the neighborhood center, this facility is expanded to include comparison shopping goods on a limited scale. The trade area is generally composed of several neighborhoods. Regional Shopping Center: This center provides service similar to the community center, but on an enlarged scale. The trade area is generally all or a large portion of the community and may include areas outside of the community proper. TABLE 15 Shopping Center Characteristics Neighborhood Community Size (in acres) Less than 10 10 - 30 30 + f1ajor Tenant Grocery Store Supermarket Jr. Dept. store At least one large dept. store Trade area Variable based on density Several neighborhood Several Communities Parking Ratio 3:1 IV-17 3:1 Regional 3:1 �Planning Principles The following principles should be used to guide shopping center development in order to maximize their benefits and minimize their effects on the Tovmship. 1. The center should be centrally located with respect to its trade area. 2. Ready vehicular access from major streets should be available. streets should not disect the center, if it can be avoided. 3. The design should emphasize the pedestrian's convenience. 4. The center others. 5. The site size should be adequate to provide for possible expansion. 6. The design should create an attractive atmosphere . 7. Vehicular and pedestrian conflicts should be kept to a minimum. 8. Proper buffering should be provided betv1een adj acent uses. These should be a compact unit in which each segment compliments the the fol- Competition: Location and the effect of competing areas upon each other are very important factors in the development of commercial facilities. Therefore, every effort has been made to insure each shopping center an adequate area from which to generate business without adversely affecting other facilities. Design: Nev, centers offer virtually unlimited opportunities to create areas which are efficient and pleasing and which do not contain the mistakes made in earlier developments; hm-1ever, established area~ present different problems. Their redesign is limited by their location and existing site limitations. The rehabilitation of these areas, however, should incorporate many of the elements of a new center such as a pleasant environment, adequate off-street parking, good vehicular and pedestrian circulation patterns, and building modernization. Two distinct fields of action are necessary to provide Plainfield Tovmship with the necessary commercial facilities. First, there are the areas of the community which 1-1i 11 require new shopping centers in accordance \'Ji th the neighborhood plans; secondly, there are the existing shopping centers, several of which are in need of some type of improvement. Before any of this new development or rehabilitation can market necessary to support these areas must be realized. IV-18 be II II Proposals In the determination of specific recommendations for shopping centers, l ovli ng factors were taken into consideration. • • • •II undertaken, the �Existing Shopping and Service Facilities Regional Shopping Center j I I I i I I I I i During the past feH years Plainfield Avenue has been transformed from a highv,ay oriented commercial strip to a regional commercial center. This is due primarily to the construction of North Kent Mall which served as a catalyst to other development. 11 11 Indepth discussion and recommendations relating to the Plainfield Avenue Corridor are included in the transportation element of this Plan. Neighborhood Shopping Centers Only one real neighborhood shopping area now exists in the Township; this is in Comstock Park. This shopping area was developed many years ago as the service center for village residents and persons living in the outlying rural area. There are numerous individual businesses located in this area, the majority of which provide convenience goods such as groceries, drugs, gasoline, and various services such as dry cleaning and beauty and barber shops. To meet changing conditions, various improvements in the business district will be necessary. To attract shoppers, the area will have to be competitive with new modern centers in terms of attractiveness, convenience, and parking. Some of the buildings that were in poor structural condition have been removed; others should be remodeled. New structures should be integrated with existing businesses to provide additional shopper convenience. Because of a variety of factors, much growth can be anticipated in the Belmont Area. As this growth occurs, provision's could be made for the ultimate development of a neighborhood shopping area. A more detailed discussion of this concept is included at the end of this chapter. Plan Recorranendations In an effort to reduce potential land use conflicts as well as to encourage a more desirable land use pattern, the Plan recommends the removal of approximately 5 acres of vacant commercially zoned land in the Post Drive/US-131 area and 5 acres along West River Drive, adjacent to the Brookhaven r1obile Home Park. This will leave approximately 193 acres of existing commercial zoned land available to meet a variety of projected commercial demands. Of this acreage, roughly 100 acres is presently devoted to other uses such as residences and mineral extraction. Assuming that roughly one half (1/2) of the existing acreage now put to these uses become available for redevelopment, the actual available stock of existing zoned commercial land is anticipated to be approximately 130 acres. Based on the previously identified future demand of 60 to 100 acres pected there will be a 2010 reserve of between 30 and 70 acres. IV-19 it is ex- �In order to accommodate and promote desirable neighborhood commercial and office types of development the Plan recommends certain long-range additions and changes to the existing commercial stock. These include: 1. The addition of 5 acres of office land along Plainfield Avenue near Airway to provide a transition between existing commercial establishments and the Rockhill Condominiums. 2. The conversion of approximately 3 to 5 acres of residential land on the west side of the East Beltline at Grand River to office/service uses. It is specifically not recommended that these parcels be put to intensive retail use due to potential traffic conflicts . 3. The addition of approximately 140 acres of land on the east side of the East Beltline, south of Five t1ile Road for office park development. 4. Consideration of long range provisions to accommodate neighborhood shopping and service area development in the Belmont area as discussed at the end of this chapter. Staging With respect to the rezonings of land in the Post Drive/US-131 interchange and the West River Drive area, it is recommended that the Zoning t1ap be amended early on in the planning period to reflect the desired residential uses illustrated on the Residential Plan. It is recommended that rezoning of the lands described by 1 thru 4 above be staged in response to market demands and the availability of the necessary utilities and street improvements. It is anticipated that both conventional and PUD zoning techniques will be utilized in bringing about the programmed changes. \ IV-20 Ill Ill Ill �I I I --· _j I I I I I I I I I I I I I I . PLAINFIELD TOWNSHIP COMMERCIAL LAND USE PLAN GENERAL COMMERCIAL - OFFICE l5l I I ~ -- "" VB ~ V2 MILES ~~ MILLER ASSOCIATES MA p 1 3 W 28 N . MOMHOE , ROCKYORO,MI 493~ 6 16 - 866• 11a1 1987 �INDUSTRIAL LAND USE PLAN Industrial development is necessary in the modern community to help provide a sound and diversified economic base. It has become recognized as an integral element of the community structure and practically every community is seeking industrial development. There are several significant factors, both negative and positive which greatly influence industrial development in Plainfield Township. Accessibility The I-96 freev,ay and US-131 freeway through the Tm·mship provide good accessibility. Utilities At the present time, Plainfield Township is providing a water distribution system and wastewater collection system which serves the urban portions of the Township. Provision of these systems is a major factor Hith respect to industrial development. Land Availability There is more than enough land available in Plainfield Tovmship to anticipated development needs of the next 20 years. satisfy the Suburban Setting In seeking a location, industry is concerned not only with its own particular site needs but also with the general desirability of the entire area. In this respect, Plainfield has much to offer industry. The residential and commercial development that is taking place in the Tovmship would be an asset in any community and such things as the excellent school systems, utility systems, and the natural attractiveness of the area also contribute to the desirability of Plainfield Township. \ Regional Location Plainfield is located in the Grand Rapids l1etropolitan area, the most diversified and stable economies in the state. which has one of Along with the positive factors regarding industrial development, there are also certain limiting factors which must be considered. These most importantly include the following: 1. rluch of the most accessible land in the To\'mship has soil conditions or topographic characteristics unfavorable for industrial develop~ent. Increased development cost would have to be balanced by lov, unimproved land cost. 2. There is rigid competition throughout the metropolitan area for ne\'1 industry. IV-22 attracting • • • • • •Ill Ill Ill 1111 Ill Ill Ill Ill Ill 1111 �I I I I I I I I I I I I I I I I I I I 3. Additional industrial development south of the river would tend to compound existing traffic problems. 4. There is a limited supply of unskilled or low-wage labor that would likely be attracted to the area at competitive wages. Industrial Plan Objectives 1. To accommodate industry by making provisions for strategically located attractive industrial areas which offer a wide variety of sites and which can best satisfy the site requirements of many types of industry. 2. To develop a well-balanced community by accommodating new industry to further diversify and stabilize the economy of the Township. Industrial Development Sites The specific requirements of a site vary somewhat for each particular type of industry; however, the follm-1ing general considerations pertain to practically all types. The site should be: 1. Reasonably level. 2. Flood-free, well-drained, and capable of bearing heavy loads. 3. Accessible to major transportation hi gtw,ays. 4. Free of encumbrances and conflicting easements. 5. Protected by zoning from encroachment of incompatible land use types. 6. Available in parcels large enough for modern, adequate parking facilities and loading areas. 7. Served by or capable of being economically provided with all necessary utilities - most importantly water, wastewater collection, storm drainage, natural gas, telephone, and electric power. 8. Reasonable in price relative to values in the area. 9. Located so that prevailing winds will not carry odor, smoke, etc., to other developed portions of the community. 10. In a location where industrial traffic will not be routed through tial or commercial areas. facilities including rail, air, and horizontal plants with residen- Industrial Areas In Plainfield To\'mship, there are few reasonably large areas which truly stand out as being prime or ideal sites for industrial development. There are several IV-23 �areas, however, now being developed into desirable industrial sites. West River Road Area As shown on map 13, this area generally includes lands along West River Road from the south Township boundary, northeast to Samrick. With respect to vehicular accessibility, this is perhaps the best location in the Township for industry. The freeway interchange at West River Road provides excellent service to this area. It is also advantageous from the standpoint that heavy industrial traffic is not routed through the Township. Another major consideration is that public utilities, particularly water and sanitary sewer, has been provided to much of this area. These services are essential to most types of industrial operations. A major problem in this area, however, is the fact that mL1ch of the land now zoned is low and will require considerable fill to make it suitable for industrial development. Plainfield Avenue - Northland Drive Area This area generally includes lands west of the commercial development along Northland Drive north of Plainfield Avenue. These two major arterial streets provide good accessibility to the area. There is some degree of industrial development in this area at the present time and there appears to be some limited potential for additional industrial uses. Ten f1ile Road - Belmont Avenue - US-131 This area includes the existing Graphic Drive Planned Industrial District. has ideal access to the freeway system and contains over 30 vacant acres. major deficiency is the lack of public sewer and water. It The Childsdale Avenue/Rogue River This area involves land presently owned by/or associated with the Rockford Paper Mill. Because of poor access and its location with respect to the Rogue River and other desirable natural attributes, this area is considered to be a poor site for additional industrial development. \ Plan Recormnendations While intending to accommodate a demand for between 40 to 50 acres of nevi industrial development, the Plan proposes the removal of 120 acres of vacant Grand River Floodplain land from the industrial zone as well as 50 to 60 acres of land in the Childsdale/Rogue River area. It is recommended that these lands be retained in a natural or semi-natural state and put to recreational or open space use. Removal of these lands would leave a balance of roughly 135 acres of land capable of supporting expansions and new industrial enterprises. Staging It is recommended that the rezoning of the identified areas be initiated early on in the planning period. IV-24 �I I I I I I I I I I I I I I I I I I - PLAINFIELD· TOWNSHIP INDUSTRIAL LAND USE PLAN INDUSTRIAL LAND USE ve v2 MILES IU IV'I Ap 14 ~~~MILLER ASSOCIATES w 211N . MONROE,liOCKfORD,M l 49)• 616-866-IIB) 1987 �mont will be the proposed river crossing, 1·1hich is not expected to occur until the end of the 20 year planning period. However, in designating the Belmont SDA v1ell in advance of actual bridge construction, the Tovmship is recognizing the need to implement measures that 1;1ill ensure an appropriate roadv,ay alignment as 1·1ell the availability of lands now seen to be best suited to satisfy the long range shopping and service needs of local and outlying residents. Plan Recommendations 1. An important aspect of the Belmont SDA is the specific Belmont Avenue bypass alignment proposed in the Major Street Plan. This alignment is intended to avoid potential land use/traffic conflicts which would otherwise occur along Belmont Avenue by separating the majority of through traffic from local traffic. This alignment is also intended to promote the creation of a more efficient land use pattern better suited to accommodate the broad range of land uses expected to be attracted to the area. 2. To help satisfy the future demand for additional commercial and service oriented development north of the Grand River, while discouraging strip commercial development along such existing corridors as Belmont Avenue, West River Drive and Northland Drive, a neighborhood shopping center area in Belmont is recommended. It is suggested that this area ultimately consist of approximately 25 acres including approximately 5 acres for office and service uses. Assuming development of the bypass road, the most appropriate location appears to be south of Post Drive, west of the existing Township Offices. 11ajor access would be provided by the proposed bypass. As proposed on the t1ajor Street Plan, it is also recommended that the Tovrnship encourage development of a collector street from Samrick Avenue to Belmont Avenue. This wouldd facilitate local circulation to the commercial center. 3. As the Township's population increases, there is likely to be a demand for additional community and cultural facilities. Because of Belmont's central location and the long range prospects for improved accessibility it is recommended that such facilities be located in Belmont with direct linkage to the existing Township offices. Anticipated long range demands are foreseen to include a branch library, additional administrative offices, maintenance facilities and a multi purpose community building for senior citizens and other group activities. The land needs for these faciljties could total approximately 10 acres. 4. In close proximity to the shopping and service area and as a transition to low density residential uses, it is recommended that sufficient land area be designated to accommodate the need for senior citizen housing and medium density residential uses. 5. The range of uses suggested for ultimate inclusion in the Belmont SDA lend themselves to development under a central theme, involving architecture, pedestrian ways and green space. It is recom~ended that this approach be promoted in an effort to create a unique village identity and a functional and pleasing environment. IV-26 II II II II �I I I I I I I I I I I I I I I I I I I BELMONT SPECIAL DEVELOPMENT AREA Considerable growth can be expected in the general vicinity of Belmont. influence factors include the following: t1ajor 1. The existing trend of residential development River, both east and west of the Rogue River. north of the Grand 2. The undeveloped area is of substantial size and has sandy soils which are conducive to development. 3. Topography of the land is such that it does not impose severe development limitations. 4. Sewer and water utilities are nearby and are available for expansion. 5. A proposed, new highway extending from Plainfield Avenue across the Grand River to Post Drive will improve north south circulation within the Tmmship. This proposal, outlined in the t1ajor Street Plan (Chapter VII), will reduce commuting time and increase through traffic in the Belmont Area. As a result, it is expected that residential developmenu will be accelerated and the demands for commercial development increased. 6. Continued population grm,th and development in the Belmont Area as well as in other parts of the Township is expected to result in the need for the eventual development of a new library and other community and civic facilities such as additional administrative offices and multi-purpose facilities for senior citizens and other group activities. This will have the effect of securing Belmont as the Townships civic and cultural center and add to the areas attractiveness for other types of urban growth. It is obvious from the combination of the above influences that future growth in the Belmont Area requires considerable forethought and advance planning to ensure that the area will develop in a concise, integrated and harmonious fashion. It is also recognized that accommodating the expected growth in a manner which minimizes the problems faced by other urbanized centers will require considerable initiative on the part of the Township and the Kent County Road Commission and the cooperation of property owners and developers. To this end a Special Development Area (SDA) has been outlined and designated which encompasses the immediate vicinity of Belmont. The purpose of this designation is to establish a long range area concept which embodies basic parameters relative to a desired general mix and arrangement of land uses. W1th the exception of the immediate need to establish a specific bypass roadv,ay alignment, as outlined in the t1ajor Street Plan, this component of the Comprehensive plan is not intended to represent a detailed development plan. Rather, it is intended to provide, at an early date, a guide for future decision making and to serve as the basis for the eventual development of more detailed development strategies. It is recognized that a major contributor to the increased urbanization of Bel- IV-27 �Staging Because townships have some1·1hat limited authority to regulate development \'1ithin areas proposed for public acquisition it is essential that the Township and the Kent County Road Commission coordinate the acquisition of the Belmont bypass right-of-way as soon as possible. This will assure that additional private development does not encroach l'lithin the roadway 1 s path, thereby ensuring lower acquisition costs. In the short range, lands not having existing street frontage will require additional local and collector streets to support development. It is reco1m1ended that approval of plats and other major residential developments within the SDA conform with existing zoning and the principles and general layout of streets as contained in the Major Street Plan. Subsequent to the acquisition of the bypass right-of-way by the Kent County Road Commission, and well in advance of actual road\'JaY construction, it is recommended that the Township develop and implement specific zoning regulations and other mechanisms designed to assure the integrated develop~ent of a desired mix of uses. It is also recommended that a detailed Sub-Area Plan encompassing all or portions of the Belmont SDA be developed. Such a plan which identifies the precise location of minor streets, land uses, the arrangement of buildings and open space is enabled by state statute and would have the effect of zoning. Alternatively, there exists some potential that private developers could find merit in proposing commercial development along the proposed bypass route and the construction of segments of the roadway prior to a construction schedule established by the Kent County Road Commission and prior to the implementation of specific regulatory mechanisms by the Township. Should such a situation arise, it is recommended that existing zoning and planned unit development techniques be utilized to assure compliance with the general SDA land use proposals outlined in this Plan. \ IV-28 Ill Ill Ill Ill �--- -----------------> "O :rJ I/ ', ICLRICK DR. RIVER m "O )> a, 0 u, m :: )>s: ~ 0 z C C: 0 u, C I "O :rJ en c,::.z,,-- IZI GCOIIGE ANN :rJ o \ :.-:.-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_- _ - _ - _ - _ - _ - _ - , - - ~ - - - - - - - - - - - - ► r- -< > u, m r z < .,, -I ...... .0 01 V, u, RD. 0 z )> :rJ • 0 )> C: -I m MAKSIMOWSKI ~,._ r- "' 0 ?> I I I I --- ----- - -- ---~r------ - AVc. L-, I , I I I I I L-----' ------------ ------, I I I I 1 I 1 I I I I I I 1----------' ~----- - - - - - - -1- - -,--- - , I 1 I 1 I I I I I L---- L----- l------ I I I I :: I I 11 I --r-- --1 I I ., I r--1 I ,-- - --,-- ' I 1-..._-,-T.!.,-. I t ! t .i , --r I ---t -,---~ I I ,IOAHO I AVE. tit.UC -- ····· .. ·..··- :. lit H~ !:,,, ··- , :~ :,.,_ i :..:::S ,.., I I I --------1I --------,I 7----- -----------m-------,, ~ :r $ V, -t \ �I I I I I I I I I I I I I I I I I I ~ CHAPTER V COMMUNITY FACIL !TIES PLAN Community facilities constitute one of the most important elements of the community. Not only are they essential for the satisfaction of individual and family needs, but these various public and semi-public components comprise and determine, to a large extent, the general environment of the community. Thus, the prov1s1on of adequate of community facilities and services becomes a must in attaining the objectives of Plainfield Township and its residents. CHURCHES Churches play an important role in the community. Not only do they provide space for religious activities, but also for social, cultural and recreational activities as well. In addition, architecturally many churches have established themselves as focal points of the community • . t1any churches exist within Plainfield Township and many more are available within reasonable driving distances. Because of the varied religious interests of the population, no attempt has been made to evaluate the adequacy of services. New church sites, however, deserve evaluation, to ensure sufficient size to adequately provide desired amenities. As an aid to future church developed: development, the follmting principles have been 1. Sites should easily be accessible to the congregation they serve and should be on or near an arterial street. 2. Sites adjacent to, but not within commercial areas are desirable. sites can serve as a buffer use. 3. Corner sites are desirable in order to provide a full view of the and to allow for greatest layout flexibility and traffic access. Such building The size of a church site varies greatly with the location, population served, number of facilities, and extent of activities. In Plainfield Townshi~, the following standards are suggested as basic site size determinants: Site size Parking 3 - acre minimum - 1 space for each 3 seats FIRE STATIONS The level of fire protection service offered by a community is of prime importance to the ordinary citizen, as well as business establishments. Public safety andd \'lelfare are most important. There also is an economic factor in that fire insurance rates are, to some extent, determined by the adequacy of service. V-1 - �The following stations: principles and standards should be utilized in planning for fire Site: As a general rule, the average fire station should have a minimum site A location near, but not directly on, the intersection of major streets is desirable to assure access to all points in the service district. The site should not be at a signalized intersection where vehicle line-up might block egress, nor near railroad crossings 1-1here train passage may block routes. Although the service district is the primary area of coverage, all stations must be capable of serving adjacent districts in order to assist on multiple-alarm fires. sTze of one acre. Service Radius: Optimum standards suggest that fire stations be located within one mile of high value commercial, industrial and institutional areas and within two miles of residential areas. Equally important, hov,ever, in determining fire station locations are barriers that impede quick and efficient response times. In Plainfield Township these barriers include the Grand River, Rogue River, steep topography and the US-131 ExpressHay. Heavy traffic on major arterials such as Plainfield Avenue and Northland Drive can also serve as barriers. Inventory Three fire stations now provide fire Plainfield Tovmship: protection emergency 1. Plainfield Avenue and Five t1ile Road 2. Comstock Park 3. Belmont rescue service to In addition, fire fighting and rescue aid can be obtained from nearby communities under mutual aid. The existing inventory of major fire apparatus includes: 3 Heavy duty pumper trucks 1 65 ft. aerial/pumper combination 3 Light duty pumper trucks \ 1 Tanker 2 Grass fire trucks 1 Rescue squad vehicle New Facilities Because of increased residential growth in the Blythefield Area and the fact that the Rogue River impedes response times from the Belmont Fire Station, a new fire station is recommended to be constructed in the general area of Kuttshill and Childsdale Avenue. It is recommended that the specific site be selected as soon as possible and that construction be completed within three to five years. V-2 �I I I I I I I I I I I I I I I I I I ~ Future Planning The Township is presently in the process of developing a Fire Department !laster Plan which will further delineate the ten year needs of the Township in terms of facilities, manpower and equipment. LIBRARIES Good public libraries rank as an important asset to every community. Besides providing a source for education and information, libraries, particularly in view of increasing leisure time, function as a source of recreation and cultural enrichment. Plainfield Township has, at present, two public libraries \tithin its boundaries; one is located in Comstock Park, and the other is situated on Five Mile Road near Plainfield Avenue. In addition, Krause 11emorial Library in Rockford serves many northern residents of the Tovmsllip and the Township has contributed to its support and expansion. These facilities, as branches of the Kent County Library system, provide Plainfield residents with a vlide range of library services . . As a basis utilized: for determining future needs, the following guides have been Principles 1. Public libraries should be developed separately from those provided by schools because of different requirements and various disadvantages such as location, accessibility, administration, size, function, and psychological barriers. 2. Sufficient land must be provided for the setting of the building, off-street parking, and possible expansion. 3. Libraries should be readily accessible. 4. Sites adjoining, but not a part of, commercial areas are desirable because of similarity in requirements and because of their use as buffering agents. 5. Future advances in communication technology will reduce the need for regional libraries and make smaller brach facilities more desirable. adequate large Standards 1. The site size should not be less than one acre. 2. A minimum population of 15,000 persons is necessary to adequately support a branch 1 i bra ry. Future Needs The Plainfield Library, located on Five Mile Road near Plainfield Avenue serves what is nm-J the major concentration of population in the Township. Erected in V-3 �1978 this library consists of approximately 6,000 square feet. Because the use of this library is great, the need for short range expansion is readily apparent. The Comstock Park Library is located in the extreme southwest corner of the Township. It is estimated that less than 25 percent of this small library's usage is by Plainfield residents, with the majority of usage coming from Alpine Township and the City of Walker residents. To serve a larger segment of Plainfield Tmmship residents the future development of a more centrally located branch facility would appear more effective than expansions to the Comstock Park facility. II II II II Recommendations This Plan recommends that in the short range the Township undertake plans to expand the existing Plainfield Library. Toward the end of the planning period, and as demands north of the Grand River increase, it is recommended that a new branch library located in Belmont, be considered. REFUSE DISPOSAL In the daily life of the community, many forms of refuse are generated. Means for disposal of this refuse must be available for purposes of public health, convenience and esthetics. Plainfield Township residents and businesses now contract with private haulers for the collection of solid waste. Generally, adequate service at reasonable costs has been available through these private haulers. Kent County has the primary governmental responsibility for future solid \'laste planning and management. Through its efforts as well as private enterprise several landfills continue to provide the primary means of disposal. Landfills located in southern Kent County, Ottawa County and t1ontcalm County presently are being utilized for the disposal of refuse generated in Plainfield Township. A major incineration unit relying on refuse to generate steam and electrical power is noH under construction within the City of Grand Rapids to lessen the reliance on landfills. Resource recovery and recycling are other means of dealing with the refuse problem that are being encouraged ir\ the Kent County's Solid Haste 11anagement Plan. It is expected that as the public becomes more aware of the refuse problem, acceptance and use of these alternative disposal methods will become more significant than at present. The Kent County Solid Waste f1anagement Plan also calls for the eventual development of a transfer station to serve northern Kent County residents. This would allow smaller collection vehicles to transfer refuse to larger more efficient trucks to carry the refuse to the major disposal and recycling sites. The closed Ten f1ile Road Landfill site, in Plainfield Township, is under consideration for the location of the transfer station. The ultimate decision on the best location for this facility has not yet been made. Its construction wi 11 be based on future needs and close cooperation between Kent County and several individual communities that would rely on the facility. V-4 II 11 • .. .. • .. 11 II �I I I I I I I I I I I I I I I -II - EDUCATIONAL FACILITIES Plainfield Township is served by four separate school districts. Northview, Comstock Park, Rockford and Kenowa Hills. These include, Future Needs It is estimated that the population of Plainfield Township will increase to approximately 36,000 by 2010. This represents an increase from the present popuJation of roughly 11,000 persons. In response to existing and projected increases in enrollments as well as to replace obsolete structures, the Comstock Park, Northview and Rockford School districts are presently planning for both short-range and long-range construction. t1ost of these new facilities will be located on lands presently ovmed by the school districts or expansions of existing sites. One major expansion now being considered by the Rockford School District entails the acquisition of additional land west of the existing junior high school located on Kroes Street. Another is the eventual construction of a new Comstock Park High School on ex; sting school district property 1ocated on North Di vision Avenue, south of Six Mile Road. Recommendations While the major responsibility for future planning and construction of educational facilities rest with the school districts, it is the recommendation of this Plan that the Township v10rk closely with the various districts to ensure that necessary road and infrastructure improvements necessary to support school facilities are made in a coordinated manner. As the population of Plainfield Tov,nship increases, consideration must be given to the acquisition of sites in advance of the actual time needed for development. This procedure will insure that sites are available when needed at a much lower cost to the taxpayers, not only in monetary values, but also in benefits resulting from advance planning. To assist the school districts, a special provision has been included in the Township's subdivision regulations. If private rlevelopment is proposed in the vicinity of a future mapped school site, the appropriate school board wi 11 be given an opportunity to make arrangements for acquisition of the site. This gives the school boards the opportunity to acquire sites before development occurs and before land prices greatly increase. Lands not n0'1I mmed by the school di stri c-~s but which are presently un<1er consideration for possible acquisition have been mapped in addition to existing school lands. It is important that the Tm,nship and school districts work closely to ensure that future lands that may come under consid1=ration are included in future Comprehensive Plan updates. V-5 �... l -. . - II . . . , .., ' - • •, - L1-~....-~~~--;..--17~fftr====•~-·=r_Jd!:===r~nll I 1J ~~~.+--.a--,J •"': .. I. -I I • -...__, '1 • II ' / ~J l - . 0 • • PLAINFIELD TOWNSHIP COMMUNITY FACILITIES PLAN EXfSTING PROPOSED • A ■ ta II II II Q 6 □ 0 SCHOOL FIRE STATION LIBRARY . COMMUNITY BUILDING N TOWNSHIP OFFICES CEMETERY 64' V8 ~ V2 MILES MAP 1 6 ~at.MILLER ASSOCIATES W 28N MONRO(,ROCKFORO , M I -4934 616-866-118) 1987 �I I I I I I I I I I I I I I I II CHAPTER VI UTILITIES PLAN The utilities of water service, wastewater collection, and storm drainage are prime factors in shaping land development patterns. Because of stringent standards for environmental protection, effective utility syste~s are vital. The three basic goals for a utility system can be stated as follm-1s: 1. To provide maximum protection of the health, fare of the residents served. 2. To provide adequate levels of service to those the service. 3. To equitably distribute from the public system. safety, and general welland areas requiring the costs based upon the benefits received WATER SYSTEM Plainfield Township presently has its own water system with the supply coming from a series of eleven wells located adjacent to the Grand River on both sides of Northland Drive. Originally established in 1964, the water system is designed to ultimately serve the entire Township. Portions of Alpine Township, Grand Rapids Township and a small portion of the City of Walker are also served by the system. These communities are under water service agreements with the Township. The present tlaster Plan for \'later completed in 1986 indicates that while the Hater system is designed to ultimately serve the entire Township, population densities must be great enough to make it feasible for extension of the system. At the present time all of the major developed areas of the Township are being served, with the total number of Township customers placed at roughly 4,000. The total number of customers served by the system including Alpine, Walker and Grand Rapids To\'mship customers is estimated to be approximately 5,400. The Water Plan projects that revenues generated by the system are financing minor controlled expansions without borroving. capable of The present maximum capacity of the water system is 8 million gallons per day. Based on 1986 projections, the rlaster Plan For Water has identified a need to expand the Township's water treatment capacity in the early 1990 1 s and total water plant capacity around the year 2000. These improvements have been anticipated and the Tm·mship has acquired the necessary 1and adjacent to the existing plant to support these expansions. Based on population projections contained within this Comprehensive Plan it is projected that by the year 2010 there will be approximately 9,300 potential residential equivalent customers within the delineated urban growth boundary. It is estimated that provision of public water service to 100 percent of these VI-1 �customers (excluding Alpine, Walker and Grand Rapids Township) would require at least a 45 percent expansion of the water system's capacity. This projection is approximately 15 percent higher than that projected in the t1aster Plan for vlater. It should be pointed out, however, that the Water Plan does not assume 100 percent of the potential custo~ers actually being served. Other major future 1-Jater system improvements outlined in the Water Plan include: Ill Ill Ill 1111 Looping of water lines in the Rogue River-Belmont-Packer Drive area. Looping of water lines in the Seven t1ile-Brev1er, Cannonsburg Drive area. Construction of a pumping station in the Kuttshill Drive-Childsdale area in conjunction with an elevated storage tank in the Kroes Street-Northland Drive area. Development of a watermain loop in the Woodworth Street-Coit Avenue area to the Hunsberger Avenue-Airway Street area. Eventual (20 years) development of an elevated tank in the Little Pine Island Lake area. All of these improvements are intended to be accomplished incrementally on a demand basis. The General Development Plan has taken the Water Plan projections into account when establishing the extent of the projected 20 year urban growth boundary and assumes necessary expansions of the overall systems capacity at approximately midway through the planning period. Problems of Source Recent developments have arisen which put the continued safety and availability of the Township's present water supply in jeopardy. Tests of private wells in the area of the Township's wellfield and test results at four of the Township's wells indicate contamination by a hazardous chemical. The source of the contamination is felt to be from former waste disposal sites located north of Four Mile road near the East Beltline. In depth study of the situation is presently underw\y to determine the extent of the problem and its ultimate ramifications on the Township's \'later system. Depending on the study's findings relating to the expected future extent of contamination, it may be necessary to pursue one or more options to insure an adequate and safe supply. The options include: development of additional well fields; additional treatment at the water pl ant; pretreatment or ground1·1 ater decontamination within the aquifer or other treatment processes; or connection of the system to the Grand Rapids water system. To insure public health, production at the contaminated well sites has been stopped causing an overall reduction in the system's capacity. This could result in temporary \'later shortages during peak demand periods, until alternative sources are brought on line. None-the-less alleviation of the problem is expected to result in considerable added public expense and the possibility of some short range inconvenience to water customers should the situation require individual efforts to reduce water consumption. VI-2 II II II II II �I I I I I I I I I I I I I I I • WASTEWATER COLLECTION SYSTEl1 Overview The waste1<1ater collection system servicing Plainfield Township is referred to as the North Kent Sewage Disposal System. It is operated by the Kent County Department of Public Works and from an engineering standpoint is an extension of a system serving the City of Grand Rapids and numerous other metropolitan area corranunities. Sewage treatment is carried out under service agreements with the City of Grand Rapids at a facility located within the City. In addition to Plainfield Township, other areas sharing common elements of the North Kent System include the City of Rockford, and portions of Alpine, Cannon and Courtland Townships. The original service agreements pertaining to the North Kent System indicate provision of service for a projected population of 50,000 persons in addition to the major industries of Wolverine Worldwide and Rockford Paper Hill. The ultimate service area includes all of Plainfield Township as well as all or portions of the aforementioned cormiunities. The capacity necessary to collect and treat wastewater generated within this service area is assured by service agreements originally effective until the year 2008. The overall capacity of the North Kent Se1<1age Disposal System is intended to accommodate allocated waste flows of up to 18 million gallons per day(t1GD). The original allocations included in the 1975 Plainfield Township Facilities Plan are as follows: Alpine Township Plainfield Township Rockford 2 MGD - 14 t1GD 2 MGD Since that time Cannon Township has purchased some capacity from Plainfield Township, and some of that allocation has subsequently been purchased by Courtland Township. Plainfield's allocation presently stands at approximately 12 MGD. The Plainfield Township Facilities Plan last amended in 1978 made several recommendations for ultimate improvements to the North Kent Disposal System in order to accommodate future needs, up to, and beyond the year 1998. These includ~: 1. The by-passing of pumping stations located at Forest Ridge and Boyd Avenues into 30 and 36 inch intercepter sewers running parallel to the Penn Central Railroad tracks from West River Drive to an existing River crossing at Lamoreaux Drive extended. This improvement has been made and was accomplished by the construction of a 30 inch gravity sewer along the Penn Central Rail line from Belmont Avenue to West River Drive. This resulted in the sewage from the City of Rockford and the northern portion of Plainfield To~mship being directed to the Four t1ile Road/Willm-, Street lift station. Effluent from Cannon Township, Courtland Tmmship and the Blythefield area of Plainfield Continues to be routed through the Forest Ridge and Boyd Avenue pump stations. 2. To accommodate projected 20 year floHs (1998) north of the Grand River, VI-3 �construct a 30 inch relief sewer to augment the existing 30 inch sewer along the Penn Central Railway from West river Ori ve, 5100 feet to the southwest to connect with the existing 3G inch sewer, and; 3. Construct an additional 24 inch relief sewer under the Grand River at Lamoreaux Drive extended to augment the existing 24 inch river crossing, and construct a 36 inch sewer along Willow Drive to the Four t1ile Lift Station to augment the existing 36 inch sewer presently in service. It was projected at the time of the 1978 Facilities Plan Amendment that the existing system, would accommodate demands for 15 to 20 years, placing the need for recommended improvements at around 1993 to 1998. Wastewater Flow Projections The Plainfield Township Facilities Plan, contains a 20 year projection of wastev-1ater flows within the Township. The projections indicate a population equivalent of 30,000 persons generating a maximum flow of 7.8 million gallons per day by 1998. The Plan assumes that this flow \ttould originate within a defined area generally consistent with the urban growth boundary established in this Comprehensive Plan. The Facility Plan projections are based on 75 percent of the flow being generated by residential sources and the balance by commercial and industrial sources. By applying the same methodology to ascertain potential flows within the urban service boundary based on the growth projections of this Comprehensive Plan, the continued applicability of the 1978 Facility Plan's projections and recommendations can be determined. Based on current projections of roughly 9,300 potential customers, or an equivalent population of 32,707 persons for the year 1998, it is estimated that the potential maximum daily flow would be 8 million gallons per day. This compares favorably with the 7.8 t1GD projected in the Facilities Plan. The 2010 estimate for wastewater flow based on a population equivalent of 36,000 persons is 9.3 MGD. The 2010 peak flow projections for the north and south sides of the Grand River are 3.75 and 5.05 MGD resp,ctively. On the north side of the Grand River it is projected that by 1998 there will be a potential population equivalent of 14,000 people generating 2.8 MGD in Plainfield Township. Based on the 1978 Facilities Plan, Alpine, Rockford and Cannon Township will contribute an additional 6.8 MGD. With respect to the recommended downstream improvements, it is nm,, estimated that by 1998 approximately 9 to 10 MGD will reach the river crossing. The present capacity of this segment is placed at 8 t1GD, or 11.52 t1GD if allowed to function at a surcharged rate. The results of these projections tend to confirm the projections and recommendations of the 1978 Facilities Plan and point to the potential need for improvements to the collection system serving the north side of the Grand River within this planning period. VI-4 Ill Ill �I I I I I I I I I I I I I I • Current Problems: One major problem of the waste water collection system is the apparent lack of capacity within gravity portion of the trunkline extending from Belmont to the City of Rockford. Originally designed to accommodate up to 2.5 million gallons per day, this trunkline has experienced chronic problems of sedimentation and scaling which have effectively reduced its capacity by at least 36 percent. With peak flows in excess of 2 million gallons per day entering the system, several over flows have occurred resulting in the discharge of effluent directly into the Rogue River. An engineering study has concluded that removal of .the sediment and scale will increase the capacity to near the design capacity, but that other efforts are needed to eliminate or control the sedimentation problem. Reductions in the rate of infiltration into the system is also recommended. Importantly, the study points out that attempts to restore and maintain the design capacity will not result in the capacity necessary to accommodate additional significant growth in the Rockford area. The study therefore recommends the immediate commencement of efforts to determine a long range solution for sanitary sewer service in the area. While the primary user of the trunkline is presently the City of Rockford, the northeast portion of Plainfield Township is also affected. Until such time that a long range solution is implemented, the ability to incrementally extend sanitary service to affected areas of Plainfield Township does not appear possible. Furthermore, depending on the overall implications of the long range solution implemented, it may be necessary in the future to reassess the long range service boundaries for sanitary service within this area of the Township. It is expected that the implementation of a long range solution such as the construction of a new parallel force main or gravity sewer line will take a minimum of three to five years. Reconmendations: The General Development Plan makes several recommendations with respect to sewer extensions being necessary to support future urban densities of development. It is recommended that the Township Sewer Facility Plan be updated in the near. future to more accurately identify the timing of needed improvements to the systems intercepters and pumping stations. It is also recommended that the Facilities Plan address the staging of minor extensions of the systems. Because the incremental extensions of sanitary sewer into areas that require the service is a significant aspect to the implementation of the General Development Plan, the availability of the historical capacities of the North Kent System allocated to Plainfield Township is important. For this reason Plainfield Township must work closely with the Kent County Department of Public Works and the City of Rockford during the planning and implementation of system improvements northeast of Belmont. It is recommended that any significant deviations from allocated capacities resulting from this process be reviewed by the Planning Commission in terms of the potential effects such deviation might have on the long range implementation of the General Development Plan for the area . VI-5 �II Map 17 illustrates the areas presently served by public sewer and water. STORl1 DRAINAGE The Kent County Drain Commission has the primary responsibility for storm drainage and numerous improvements have been made in the Township in past years. The areawide approach given by the Drain Commission is appropriate to the overall drainage situation due to the common dependency that many communities may have on a single drainage course. Under the current system, however, County involvement is usually geared toward specific improvements to relieve or prevent a particular problem. Ill Ill Ill - 1 It is therefore recommended that the Township pursue the preparation of a long range drainage plan so that improvements can be planned and scheduled well in advance of actual need. Such a plan should consider the reservation of natural drainage courses as drainage easements prior to development. The possibility of using such drainage easements for the added role of open space preservation should also be considered. \ 1111 1111 VI-6 �I I I I I I I I I I I I I I I PLAINFIELD' TOWNSHIP EXISTING WATER AND SEWER UTILITIES AREAS SERVED BY PUBLIC WATER AREAS SERVED BY PUBLIC SEWER AREAS SERVED BY BOTH PUBLIC UTILITIES 20 YEAR URBAN GROWTH BOUNDARY '-- 0 1/ 4 1/B 1/2 MILES ~~MILLER ASSOCIATES MA p 1 7 ''ff 28 N. MONROE, ROCKFORD, Ml 4934 616·B66•11Bl 1987 �I I I I I I I I I I I I I I I -II CHAPTER VI I t~JOR STREET PLAN The street system forms the framevJOrk for grov,th and development of the community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and long-lasting element becomes one of the most dynamic forces of the community. Street Classification The street system serving Plainfield T0vmship can be classified as follo~1s: Freeways and Contrell ed Access Arterials These facilities performs little or no land service function but instead is devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively high speeds. It is characterized by limited access, multi-lane, divided highvrnys. t1aj or Arterials This class of street serves major movements of traffic within or through the area. r1ainly designed to move traffic, the secondary function is to provide land service. t1i nor Arterials This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. Collector Streets These streets serve the internal traffic movement within specific areas and connect those areas 1·tith the major and minor arterial system. Generally, they are not continuous for any great length. The collector street is intended to supply abutting property with the ·same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; hm,ever, these devices would not be as elaborate as those on arterial streets. Local Streets The sole function of these streets is to provide access to immediately adjacent property. They make up the major percentage of the streets of the community, but carry a small proportion of the vehicle-miles of travel. VII-1 �Objective The primary objective of the r1ajor Street Plan for Plainfield Tovmship is to provide a street network 1-1l1ich 11ill encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. Principles The following principles have been used as guides in developing streets. this plan for 1. The street system should be designed so that each segment relates to the total network. 2. A variety of streets, each designed to serve a particular function, be provided. 3. Street design should take advantage of natural features. 4. f1ajor activity centers should be readily accessible. 5. Residential areas should be residential traffic. protected from should the encroachment of non- Problems Plainfield Township is served by several major federal and state transportation arteries including US-131, M-44 (East Beltline/Northland Drive) and Plainfield Avenue. These highways coupled with the Tovmship's location within the Grand Rapi _ds Metropolitan Area and its own commercial attractions, make the Tovmship a "stepping stone" in and out of the more concentrated urban center of Grand Rapids. The Township is also served satisfactorily by a local street network. There are however several problems affecting traffic circulation which if· not addressed will become increasingly more evident. 1. The Grand River and to a lesser degree, the ~ogue River, interrupt the local road network and hamper the convenient fiow of traffic betHeen the sectors of the Township. These barriers can only be crossed at a fev-1 strategic locations. The worst case involves the Grand River where the Northland Drive Bridge serves as the only "direct" link between the northern and southern portions of the Tol'lnship. As the population north and south of the Grand River continues to grow, this is likely to result in inefficiencies and or duplication in the provision of community facilities and services. The problem is expected to be most pronounced when attempting to provide additional police and fire protection as well as certain recreation and cultural facilities such as libraries and community activity centers. 2. The major high1-1ay arteries l'lithin the Township receive a great deal of metropolitan through traffic. As a result of the disruption of the local street net1-1ork by the Grand and Rogue rivers, this through traffic is forced to mix with a high amount of local traffic which must also rely on these roads. This coupled with existing commercial strip development along VII-2 I I I I I I I I �I I I I I I I I I I I I I I I I I - certa in corridors has caused severe t raffic congestion. 3. The topography of the Tovmship also presents problems in certain areas. Excessive slopes ma ke construction of streets possible only afte r considerable expense and difficulty. This i s rea dily evident in several existing streets \\lhich v-J ith their many hills and sharp curves, are neither efficient nor safe from a traffic movement s~andpoint. 4. Uninterrupted travel within the Township in an east-west direction 1 s virtually impossible. This causes inconvenience and a lack of smooth traffic flow. MAJOR STREETS The majority of the proposals contained in this report are concerned mainly with improving circulation. Since many of the streets are already established as to their functions, official designation may help in controlling and guiding future development . With this in mind, the following streets are proposed for .official designation. It is recommended that subdivision control policies and Zoning Ordinance Regulations be specifically tailored to recognized the hierarchy of the street network. Freeways & Controlled Access Arterials 1. US-131 2. Wolverine Blvd. fli nor Arteri a1s 1. 2. 3. 4. Plajor Arterials 5. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. Four 11ile Road (Coit Ave. to Dean Lake) Four Plile Road (West of West River Dr.) Five t1ile Road (West of East Beltline) Lamoreaux Drive Six 11ile Road Seven Mile Road (East of Pine Island) Ten t1ile Road Post Drive West River Drive Coit Avenue Plainfield Avenue Grand River Drive Pine Island Drive Belmont Avenue East Beltline Northland Dr. (south of 7-11ile) Division Ave. (south of 6-Mile) Proposed Jupiter Extension/ Belmont Bypass VII-3 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Four Hile Road (east) Woo~'lorth Street nuth Drive Rogue River Drive Northland Drive (north) Kroes Street Nine Hile Road House/Herrington Ave. (north) Division Ave. (north of Six llile) Samrick Avenue Hunsberger Avenue Kuttshill/Childsdale Proposed House St. east improved Proposed Childsdale extended Proposed Five 11ile Rd. E. extended Collector Streets 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. Wakefield Avenue Hayes Street English Avenue (north) Chandler Dr./Herrington Avenue Packer Drive Jericho Brewer Avenue Kuttshill (Childsdale to Northland Drive) Courtland Drive Chauncey Drive Ain-iay Street Webber Ave./Hordyk Street Proposed Fuller Ave. Extension Proposed Ail'\-1ay Extension Proposed Hayes St. Extension (Samrick to Belmont Bypass) �Proposed Improvements Belmont to Plainfield Avenue: One major improvement intended to alleviate some of the problems inherent to the disrupted local street net\--rnrk is the construction of a bridge crossing west of the existing Northland Drive Bridge. This crossing has been debated for many years and has been included in the tv,o previous !laster Plans dating back to the mid 1960's. It has also been the focus of recent special studies conducted by the Grand Rapids and Environs Transportation Study (GRETS) and a local Citizen Advisory Group. The results of these studies show strong justification to place the crossing at a point that would connect either Hunsberger Avenue or Jupiter Avenue in the south \lith Belmont Avenue in the north. Based on its inclusion in the 1975 f1aster Plan, previous right-of-Hay acquisitions by the Kent County Road Comr.,ission and a more desirable traffic circulation pattern, this Plan proposes that the southern corridor consist of an alignment extending Jupiter Avenue northward roughly mi dv✓ ay bet~·,een Hunsberger and Plainfield Avenue. It is further proposed that the northern corridor approaching the new crossing consist of a ne\'/ bypass roadv✓ ay \11est of Belmont. This roadv1ay would begin at West River Drive and extend northHard to Post Drive. Its construction will have the effects of separating local and through traffic in the areas north of the Grand River, reducing land use/traffic conflicts and could promote a more efficient and desirable long range land use pattern in the Belmont Area. Because this corridor will pass through existing residential areas, it is imperative that the roadvrny be designed to minimize adverse effects on residents and property values. The following design features and associated measures are therefore recommended. 1. Controlled Access: Access should be provided only existing streets and at pre-planned intervals. at intersections with 2. Bouleval"'d or Parkway Cross-Section: Based on traffic volume projections, the roadway may initially be constructed with a two lane cross-section. In anticipation of a long-range need for addi~ional traffic lanes, it is recommended that the initial design include 120 foot right-of-way width with provisions for eventual boulevard construction, rather than the standard four or five lane configuration. 3. Visual and Noise Impacts: To reduce the visual and noise impacts of the roadway it is recommended that the roadway grade be depressed as much as possible relative to surrounding grades. It is also recommended that a minimum of 50 feet be required as the building setback line from the rightof-way. 4. Bikeway: It is suggested that the ultimate design include provisions for the development of a separate bikeway along the entire corridor's length. 5. Buffer Strip: It is recommended that the precise right-of-\1ay be determined as soon as possible. Once established, it is recommended that a program sponsored by the Kent County Road Commission and/or Plainfield Township be implemented to provide tree seedlings to those property ovmers VII-4 -I I I I I I I I I �I I I I I I I I I I I I I I I I - who may \tish to establish a natural buffer on their affected property. If instituted early on, the buffer strip could be \·Jell established by the time of roadvtay construction and help to minimize the potentially adverse effects of the project. It is also considered imperative that additional acquisition of the right-of-\'Jay be completed as soon as possible to insure that development does not encroach within its path. It must be pointed out that in terms of the Northland Drive Bridge, even \lith the construction of the new Jupiter/Belmont corridor long-range service levels at the existing crossing are expected to be marginal at best. Once the bridges' life expectancy has been reached, road,·1ay and bridge expansion v1ould be in order. Alternatively, it is suggested that GRETS, t1DOT and the Kent County Road Commission begin studying the need and feasibility for a new north/south corridor located further to the east, which would more directly tie the increasing residential development in the north east portion of the metropolitan area and with employment centers in the south east. It is expected that even with the proposed Jupiter/Belmont corridor, the convenient flow of local traffic within the western portion of the Township across the Grand River will continue to be impeded. None-the-less projected traffic volumes do not yet justify in-depth consideration for a second westerly river crossing. East Beltline Improvements: One improvement which is much more imminent is the reconstruction of the East Beltline from I-96 south of the ToHnship, to Northland Drive. This improvement will result in a 4 lane boulevard and will help to alleviate existing through traffic congestion from north to south in the southeastern portion of the Township. Reconstruction is expected to be completed in the early 199O's. Five Mile Road Extension: It is proposed that as development pressures increase in the southeast portion of the Township, Five t1ile Road be extended east\lard to Grand River Drive. It is felt that this extension will promote a more orderly development pattern and improve east/west circulation from Grand River Drive to Plainfield Avenue. Additional congestion in the Grand River Drive/East Beltline/Plainfield Avenue intersection area, \thich might othen-1ise occur, could be reduced by this proposal. House Street/Childsdale Avenue: It is proposed that Childsdale Avenue north of the Rogue River Bridge be improved and extended northward to Ten Mile Road. In addition, House Street, east of Belmont Avenue should be improved and extended through to intersect with Childsdale Avenue. If and when the old Penn Central Railroad is abandoned and its right-of-way becomes available, it is proposed that House Street be further extended parallel to the railroad right-of-\'lay to connect with the existing easterly alignment of Childsdale Avenue. This would result in the elimination of the need for the existing railroad bridge. These improvements would improve north/south traffic circulation Hithin the area and promote a more efficient and orderly residential land use pattern on lands betHeen Belmont Avenue and the City of Rockford. In addition, completion of House Street along with the extension of Childsdale would create a VIl-5 �House/Childsdale/Kroes St. corridor providing a needed additional east/west route for traffic circulation in this portion of the Township. It would afford an additional east/v,est crossing of the Rogue River \'lhich is nm-1 only accomplished at three southerly locations and at Ten tlile road in Rockford. Ultimately, the further extension of House Street, eastward within the railroad right-of-way would also enhance circulation. Under this proposal, a portion of existing Childsdale south of the railroad bridge could be abandoned and the remainder converted to an access road serving a future park and the existing paper mill. This realignment would provide a high degree of controlled access for the county park. West River Drive: West River Drive from the US-131 Interchange, to Belmont Avenue is nov, experiencing rapid development and increased traffic volumes. The road\-1ay as nm·t constructed consists of 4 lanes, which are adequate to handle projected uninterrupted traffic volumes. However, because of increased turning movements associated with developing land uses, traffic fl ow and safety are beginning to be impeded. It is recommended that Kent County Road Commission consider providing center left turn lanes at street intersections and in front of the major commercial and industrial activity centers. COLLECTOR & LOCAL STREETS Many collector and local streets will be necessary in the future street system. Their precise alignment cannot nov, be determined and their development rests with the private land developer. Every effort possible, should be directed toward the encouragement of such streets in locations where they can best serve their function and also best relate to the total circulation system. Proposed Improvements Examples of collector street extensions considered most crucial to this plan in bringing about the desired pattern of land development and traffic circulation include: Auburn Avenue North of Woodworth Extension: As res'idential development occurs ,n the area north of Woodworth Avenue, the development of a single through street or at a minimum, interconnected local streets northward to Coit Avenue would be highly beneficial as a means of minimizing future traffic problems on existing streets in the area. Airway Extension: Considered in conjunction \'tith the Auburn Avenue proposal, extension of Airway, west to intersect with Auburn Avenue would help to balance out future traffic increases on segments of existing streets and provide new developments within area, more direct access to the proposed Jupiter Avenue/Belmont Avenue corridor. Belmont Area: As development occurs west of the Village of Belmont, it is recommended that a single through collector street be encouraged to connect Samrick Avenue with the proposed Belmont bypass arterial and on through to Belmont Avenue. This street would be intended to offset future traffic increases on Samrick Avenue and to promote more efficient east/west traffic flow in the Belmont area. VII-6 -I I I I I I -I I I I I I I I �I I I I I I I I I I I I I I PLAINFIELD CHARTER TOWNSHIP I - l5l 0 .,, (;- ■■■ I • ■ ,..,_,_,A - • • • t ••••• ___ ,, __ Controlled Access Arterials Major Arterials Minor Arterials Collector Streets Proposed Major Arterials Proposed Minor Arterials Proposed Collector Streets ~ STREET PLAN MAP 1 8 ~&~M ILLER ASSOCIATES W2BN MONROE,ROCKFORO , M1 4~34 6 16-866 -11 0) 1987 �I I SPECIAL PROBLEM AREAS There are several areas of the Township where there are existing and foreseen problems with the existing street system. It is the general recommendation of this plan that the Township, Kent County Road Commission and t1DOT continue to work closely to address these problems and in anticipation of other on-going roadway maintenance and improvement needs. Rogue River/Kuttshill Intersection: The intersection of Rogue River Drive and Kuttshill Avenue is situated very close to the Rogue River Drive/Uorthland Drive intersection and is seeing increasing amounts of congestion due to increased residential traffic. With little eastbound stacking room between the intersections, the problem is expected to worsen. It is recommended that the Tovmship cooperate with the Kent County Road Commission and MOOT to study and implement the necessary geometric and or signalization improvements. East Beltline/Webber Avenue: This intersection has long been viewed as being in need of correction. It is expected that improvements made as part of the East Beltline corridor improvement project will alleviate this situation as well as other intersections and turning movement problems along the East Beltline from Four tti 1e Road northv1ard. Kroes Street/Northland Drive Intersection: The development of new or expanded school facilities are presently being considered on Kroes and Brewer Streets near the existing Rockford Junior High School. Depending on the type of school or schools constructed, there is potential for a considerable increase in the amount of traffic using this intersection. While the overall capacity of streets in the area can be expected to adequately handle the potential increases, additional school development could result in congestion at this intersection and a left turn hazard should be expected. It is recommended that as additional school facilities are developed, additional turn lanes and traffic controls such as a four-\-1ay stop or signalization during A.t1. and P.rt. peaks be considered. Plainfield Avenue/Northland Drive Corridor: The following discussion and recommendations have been excerpted from a Special Study CQnducted by GRETS. In its edited format it provides a framework for addressing the needs and problems associated with the corridor as well as general guidelines which are applicable elsewhere in the Township. VII-8 II II II I I -I I I I I I I I I �I I I I I I I I I I I I I I -, PLAINFIELD AVENUE/NORTHLAND DRIVE CORRIDOR The magnitude of the traffic/land use problems of the Plainfield Avenue/Northland Drive corridor result in the need for a wide range of solutions. The traffic and land use solutions cannot be separated. Roadway iMprovements will solve some current problems, but unless coordinated with the land use solutions some probl~ms \'Jill re-occur in the future. The key to long lasting improvements to traffic conditions is regulating and controlling land use. Land use patterns should reflect economic and social needs of Plainfield Township, but must be governed by the ability of the corridor to accommodate 1ocal ly generated traffic as well as through traffic. Although some trade-offs cannot be avoided, the following recommendations are intended to maintain a balance of through and local traffic. Street Capacity At the present time, the corridor is designed to accommodate approximately 24,000 vehicles per day. Volumes in many segments of the corridor exceed this limit. (Plainfield from Four !1ile to Jupiter). Working within the right-of-way limits and with minimal changes to the road1trny, street capacity can be increased. Provide additional left-turn lanes. Additional left-turn lanes can be implemented at intersection approaches on Plainfield from Airway to Northland Drive. This vJOuld make the left-turn maneuver in this area easier and safer during peak hours of travel. Prohibit left turns from driveways at major intersections. Prohibiting left-turn ingress/egress of drive\'✓ ays within at least 200 feet of major intersections is recommended by the Federal Hi gh\',ay Administration's "Access flanagement for Streets and Highv1ays 11 • Following this guideline, left-turns in and out should be prohibited on Plainfield Avenue near Four Mile, and Five f1ile intersections. This can be accomplished by closing driveways and or restricting the left-turn maneuver with a channelizing island in the driveway throat. The objective of this technique is to reduce the number of conflict points by limiting crossing conflicts. Provide right-turn shoulder lanes. Vehicles making right turns into abutting drive\-1ays interfere vlith efficient through movement. Where deceleration lanes exist, the approach distances are not sufficient to allow vehicles to exit without slowing and disrupting traffic in the through lane. In order to provide a greater distance for deceleration, additional right-turn shoulders should be provided along the following segments: Plainfield: tlorth 1and: Four f1ile to Jupiter Plainfield to Walnut Park (west side) VII-9 �I II Alternative Access On some segments of the corridor, it is difficult for vehicles to enter or exit abutting drive\'/ays. This situation occurs near high traffic generating uses and \-Jhere traffic volumes are hig h and driveway spacing or location is poor. Such is the case a 1 ong the corridor from Four f1i1 e to Jupiter and on Northland fror.i Plainfield to Halnut Park. It is also difficult for vehicles to exit driveways and merge with the high speed traffic, as on Plainfield from Grand River Drive to Vernor Road. Alternative access to properties in the above mentioned situations should be provided when possible. An access control technique used to provide an alternative access to a development is locating drive\-1ays on collector streets instead of the arterial roadv,ay. This technique is aimed at maintaining average driveway spacing and relieving existing congested driveways. This technique can be applied on Woodfield Court. Frontage or service roads can also provide alternative access by segregating loca 1 traffic from higher speed through traffic and connecting dri ve\'tays of abutting commercial developments. Frontage and service roads help preserve the through character of arterial roadway by allO\·ting land use access while relieving congestion on the roadv,ay. Service roads should be constructed \·there possible in the following areas: Plainfield: North of Four f1ile (east side) to Kool Chevrolet Plainfield: Grand River to Vernor (east and west side) Plainfield/Northland Drive intersection (west side) Northland: Plainfield to Walnut Park (east side) Driveway Spacing Controlling the number, location, and spacing of drive\'1ays is an important access control measure. Driveway spacing is based on several factors, including function of the roadway, road\-1ay speed, and ingress/egress driveway volumes. One objective of driveway spacing is to cl~rly identify 111hich property the drivev,ay is serving. Another is to leave adequate distance for an exiting vehicle to accelerate to the speed of the through traffic stream. Adequate spacing will also decrease the delay time for vehicles entering a drivev1ay. The technique of regulating dri vev,ay spacing reduces frequency of conflict points by separating adjacent basic conflict areas and limiting the number of conflict points a 1ong a roadway. Regulating driveway spacing should be app 1 i ed on the corridor where possible. On Plainfield Avenue from Four f1ile to Five t1ile there is a need for basic drive\'/ay spacing standards. Several drive,,.rnys in this commercial area are too closely spaced (50 to 100 feet). Table 8 lists recommended dri ve\-1ay spacing by road\-1ay speed limit. VII-10 I II I I -I I I I I I I �I I I I I I I I I I I I TABLE 16 Desirable Separation of Adjacent Driveways Roadway Speed r1inimum Spacing (feet) mph mph mph mph 40 mph 45 mph 50 mph 20 25 30 35 Source: 85 105 125 150 185 230 275 Access f1anagement for Streets and Highways, U.S. D0T/FHWA, 1982 While these represent desirable spacing, it is not always possible to follow these guidelines in practice, particularly \·1hen trying to implement access control along a developed street. Since speed limits on the corridor range from 40 mph to 55 mph, drivev,ays should be spaced 185 to 275 feet apart. However, other factors to consider are the width of property frontage and driveway volume. When driveways serve more than 5,000 vehicles per day, an additional driveway is warranted. When frontages are less than 200 feet other measures, such as service drives and shared drivev1ays, must be considered. Land Use An area of critical concern is from Coit Avenue to Northland Drive. All of the property along this area is presently zoned for commercial and industrial use. While the residential uses scattered in this area are not likely to remain, a complete conversion to high traffic generating commercial use is not warranted. Three areas on Figure 1 are designated as having an office/service orientation. Regulating these areas for less intensive development would help reduce overall traffic volumes and reduce turning movements. The segment east of the East Beltline/Plainfield intersection should be carefully managed because of the high traffic volumes and intersection activity present. Developing this area with office/service uses would lessen the intensive activity in this area and provide a land use buffer to residential development south along the East Beltline. Implementation of these recommendations will take time. place soon in specific locations as improvements are made. provements can be expected to take years to implement. Some change can take But other major im- Access Control Regulation There are three key elements to successful access control along Plainfield VII-11 �I I I I I I COIT AVE. .,.,. ••t:o«Y(LOHilllNT •OfF1C1 ,sr•vter 0 .. l(NT&ttON l~L COOOM DOtLCl••11( ORllNT&TtOM ~t---..;.A..;.I_RW_A_Y_D;;..R.;,;•~--1 ~ a: "'0 a: "'Illm · z :, X SMILE RD. a: "' t: II. ,:, WOODWORTH ST. 4 MILE RO. LAND USE RECOMMENDATIONS \ PLAINFIELD AVENUE CORRIDOR STUDY 1-H KENT COUNTY, MICHIGAN SCALE: 1~=2000' THE WBDC ·. CROUP . ·" JANUARY, 1987 ,o.....,_,.,a~tt UN'O"""IA ,.,JJ,...xo MJ(.Nl(.A.... 4'S0) nu"°"' .. FIGURE 1 I �I I I I I I I I I I I I I I I - Avenue. The first element is the formulation of a plan to be used as the guide for reviewing proposed development along the corridor. The more specific the plan, the more enforceable it becomes. The second key is the formulation of enforcement regulations, either in the Zoning Ordinance or a separate access control ordinance. Finally, there must be consistent application by all parties involved in the process. This includes staff, Planning Commission, Zoning Board of Appeals and Township Board. Without consistent and fair application of the Plan and Zoning Ordinance the process of access control cannot succeed. Finally, it is important to note that the control of access is a policy that must be pursued over a long period of time in order to affect changes. This is particularly true in the areas of Plainfield Avenue that are heavily developed. In order to effectively implement a corridor wide improvements along Plainfield Avenue, it is necessary that the Township have the legal and policy documents that set forth both the direction and the specifics of implementation. In addition to the foundation for development controls intended to be laid down within this document, the other primary tools used to accomplish this are the Subdivision Control Ordinance, Zoning Ordinance, Site Plan Review and Special Sub-Area Plans. Subdivision Control and Zoning Ordinances In an attempt to improve the TOl'lnships ability to better control access and reduce driver confusion Plainfield Avenue and other arterials the following recommendations are made which pertain to the existing Subdivision Control and Zoning Ordinances. Subdivision Control Ordinance: Access on state hi gh\'lays restrictive. and county primary roads should be less The provision allowing the Planning Commission to limit access to state highways and county primary roads to one in each 1,320 feet is restrictive and invites appeal or, at least, reluctance to enforce. A lesser requirement may be more easily applied or a more general statement allowing flexibility may be more appropriate. Use of marginal access streets should be specified. The provision requiring marginal access streets is in need of review. At times land requirements added to the cost of construction will create some reluctance to construct marginal access streets. More specific standards relating to the situations in which such a drive would be required, may therefore be appropriate. For example, the Subdivision Ordinance refers to an "arterial" street as the instance when a marginal access drive may be required. The Comprehensive Plan's Arterial Street Plan indicates a number of arterial streets, many of which would not necessarily need these drives. It may be preferable to specify locations or thresholds of present or future traffic as the "trigger" to require service drives. VIl-13 �I I Zoning Ordinance: Delete the 300 foot spacing requirement in the C-1, C-2 and C-3 Districts. The only specific standard pertaining to access control within the Zoning Ordinance is the 300 feet between driveways in the C-1, C-2 and C-3 Districts. In the more heavily developed areas of Plainfield this requirement is difficult, if not impossible, to enforce and invites either lax enforcement or routine granting of variance requests. Therefore this approach, while desirable in theory, is impractical. A lesser requirement or a more discretionary standard, such as that noted in the next recommendation may be more appropriate. Improve site plan review standards and procedures. Another weakness of the existing Zoning Ordinance is the lack of specificity in the site plan review standards. Standards that relate more directly to the impacts that a proposed development may have should be included. For instance, rather than a statement on harmony, safety, or welfare, a standard should relate more directly, among other items, to traffic and circulation, such as: "Drives, Parking, and Circulation: With respect to vehicular and pedestrian circulation, including \'ialkways, interior drives and parking, special attention shall be given to location and number of access points, general interior circulation, separation of pedestrian and vehicular traffic, and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of the proposed buildings and structures and the neighboring properties." It is recommended that site plan review authority be given to the Planning Commission in order to ensure more consistent application of access control policies. Sub-area Access Control Guidelines And Recommendat\ons This section identifies two sub-areas of the Plainfield Avenue/Northland .drive corridor which serve as examples of how access management can be implemented in order to reduce or prevent the traffic/land use conflicts that have previously been discussed. Plainfield Avenue: Grand River Drive to Vernor - Figure 2 This segment has a 1985 estimated traffic volume of 15,000 vehicles per day. By 2010, traffic volumes are projected to be 19,800. The accident rate is 1.65 accidents per one million vehicle miles of travel per year, which is relatively low compared to other segments on the corridor. This is more of an area of probable future development where access control can prevent similar conflicts that occur in other segments of the corridor. This segment of the Plainfield Avenue arterial has a speed limit of 55 mph. With a high speed arterial, severe accidents may occur if access control is not implemented. VII-14 I I ~ ~ II II II II II II ~ ~ ~ �~ --- 11111 '11111111 .... .a~~ ...... ' ',, ~ ,' ' ... ,, I', ■ ',, // -, ~ ' ~. I Q~ /I ,' (!; } ', - ', )' ' / ,I -., ',,!, , • t-' /',~,' ~ Vi• , I , ,, , ,v I ,' ,,◊: -~ /I I , ,' , ,-' ,'~ , , ►f• ~~ I I I . ,I , ,, I I I I I ,I I I ' I I I t ( .... ', I ' .... ,I ', ..,, I ,I I . / KI-J..t.., I I .......... ', 0· . . I I ,, ~ '."' I I • f'...... I ', I I ,'/; I ', w1,..1,.. ' ... , ', I (U~D~ t.P ' '• I I I •,, I I I I I LEGEND I I "·· ......... 0 0 0 0 0 0 0 SHARED DRIVE CLOSE DRIVE -' ' ' ', ' .... -' ' .... SERVICE DRIVE ' .... ' ..,, I I REAR ACCESS ,I •' -. NEW ENTRANCE h /'),, -, . . , REDO INTERSECTION 'd •e ~, I PROHIBIT LEFT TURNS ' ', ', ', .~/0 I FIGURE 2 ~ THE •r-r-:5,·: •-..•::.1 WBDC :f,: 11 • ~ : ~, :t~:• CROUP ~ . 1'"~:~~- �The location of future driveways on this section of Plainfield Avenue should be preplanned on developed as well as undeveloped properties. Where there are undeveloped parcels, planning driveway placement can ensure maximum spacing of approximately 275 feet and prevent potentially hazardous situations while still providing land access to properties. In those areas v,here development has occurred and driveways are in place, relocation or elimination of existing drives is possible. As mentioned earlier, unnecessary and hazardous drives should be removed whenever possible. Widening of driveways or the reconstruction of intersections is recommended when the existing drivev1ay or intersection does not adequately serve the traffic which uses it. This is the case for the driveway at the Grand River Drive/Plainfield intersection serving the Vanderv,erf Die Design and Auto Body Shop. Larger vehicles and trucks (gravel and delivery trucks) use these access points. Therefore, the intersection and driveway should be made \'/ide enough to better serve these vehicles. Such driveways should be 40 to 50 feet in width instead of the 20 to 30 foot width that currently exists. The intersection should also be made more visible from Plainfield Avenue. In situations involving high-volume, high-speed arterials, the construction of frontage or rear service roads should be considered. Frontage and service roads allow for control of access to the arterial and provide for loading and parking off of the high speed roach·rny. Where space and topography permit, it is often feasible to consider the construction of frontage or service roads. This is the case for the undeveloped area from Grand River to Vernor. DeWitt Street can serve as a rear service road for the east side of the segment and would involve minimum construction cost since the roadway already exists. In summary, include: recommendations on Plainfield Avenue from Grand River to Vernor Use of a rear service drive for the east side of the segment (boundaries). Use of a frontage road on the west side of the segment (boundaries). Reconstruction intersection. of the Grand River/Plainfield \ Avenue (west side) Construction of a nev, dri vev1ay on Woodfield Court road for the Auto Body and Vander\lerf Die Design Shops. Consolidation of closely spaced drive\'1ays. Plainfield Avenue/East Beltline/Northland Drive Intersection - Figure 3 The Plainfield Avenue/East Beltline/Northland Drive intersection area is a location where access control is needed. This is an extremely high conflict area, especially on the elbow curve where Plainfield turns into Northland Drive. From Plainfield Avenue to Halnut Park there v,ere 91 accidents from 1981 to 1984. The accident rate is 6.17 \'lhich is extremely high for a stretch of road11ay just under 1/2 mile. There Here 40 accidents on the elbo11 curve alone. VII-16 -I -II ~ ~ • • • • • • " " • �-,.. ,.... J 11111 ~ 11111 11111 1111111 1111111 .. .. ,.. .. ,.. .. .. .. 111111 1111111 I ·•~r.,, ~ a t: J EAST BELTLINE I t1 GJ D INGRESS/ EGRESS I I I I I I I I I I I I ---..,.--L-T-- - -~- 3 I ---1 I I I I ~ I I I I I I I I I I I I I I I I I 1-- • - I: ~ : I I I I I I ARCHER AVE . I : [:] I _. ___________ fJI :I I I I I I I I I I :f-- • I ------~--------- ~1 • r---- : I I ,---- - - - - - -1. - - _.J_ L -t- --7 I I L----- ------ -- ... - SHARED DRIVE 'I -0 I r CLOSE DRIVE )> SERVICE DRIVE .,,z m REAR ACCESS I I I l - - --l 1 LEGEND ' :I I 0 0 0 0 0 0 0 I I r 0 I I I I ---------L I I I L----.----1 NEW ENTRANCE ~ m I . I I I REDO INTERSECTION I I ---¥------------1 ___ _ I PROHIBIT LEFT TURNS @ THE , .. •·. FIGURE 3 WBDC ;e::.:_•9::~, CROUP ~~ ~\~~. �The majority of these accidents v,ere of the rear-end, angle, and drivevrny type. A major cause of the accidents on the elbo1-1 resulted because of poor sightdistance visibility for exiting vehicles. The sight distance should be sufficient to avoid a collision betv,een a vehicle starting from the "stop" position to cross the road\'1ay and a vehicle on the through roadway operating at the design speed and appearing after the crossing movement has started. According to the Institute of Traffic Engineers, the desirable sight distance visibility time for exiting vehicles is 10 seconds, with a minimum time of 7 seconds. The current sight distance visibility time of the elbow is approximately 4 seconds. Since the sight distance requirement cannot be met for exiting vehicles, consolidation of drivev,ays on the elbm·, curve is recommended. The existing rear service road connecting with Plainfield Avenue and Northland Drive can provide access to land uses along this curve after their drive\-1ays are closed. A nev, access driveway by Daane's onto Northland Drive should be constructed to provide more direct routing to this rear access drive. However, due to the proximity of this drive to the signalized intersection it should be restricted to right turn ingress/egress only. Vehicle conflict in the elbow area is also a result of the median crossover and u-turns. The current median cut would not be needed if the drives on the elbow were closed. Reconstructing the southwest end of the median from a semicircular end to a bullet-nose end would provide a better storage for southbound 1eft-turn maneuvers onto Archer street. Federal highway standards recommend a bu11et-nose end design for medians with greater than 4 feet 1-1idth. The current median is approximately 50 feet in width. Consolidation of drive1-1ays along the south portion of Plainfield Avenue from Vernor to Archer should be implemented where existing space is inadequate or the driveway is unnecessary. Access to the Two J's Grocery is undefined; vehicles can enter and exit along approximately 200 feet of frontage. Having undefined access increases the distance for conflicts to occur. Installation of a physical barrier such as plantings or curbs adjacent to the roadHay or shoulder is needed. This technique reduces the total area of conflict and the number of possible conflict points by controlling and defining drivevrny openings. By closing off access from Plainfield Avenue and construction of a single driveway from Archer, driver confusion and possible conflicts can be avoided. \ In summary, recommendations for the Plainfield Avenue/East Beltline/Northland Drive intersection include: Closing of all drives on the elbow. Construction of a new drive from Northland to serve current rear service drives for uses on the elbow (right turn ingress/egress only). Closing off the median cut. Reconstructing S.W. end point of merlian from semi-circular to bullet-nose. Consolidation of drive1·1ays 1-111ere needed. Constructing nev, drive1>1ay off Archer for Two J's Grocery. VII-18 II II II II II II 1111 II Ill II II •Ill • • • • �I I I I I -I I I I I I I I ,' Street signs identifying the intersection of the Plainfield Avenue. rear service drive and Northland Drive Service Drive - Figure 4 Plainfield Charter Township has shown interest in the construction of a service drive along the east side of the East Beltline south of the intersection of the tl-44 connector (Plainfield Avenue) (see Figure 4). This service drive would make it easier for southbound vehicles to gain access from Northland Drive commercial developments to the East Beltline. This service drive, if used by vehicles to gain access to Plainfield Avenue, would possibly cause congestion on the Plainfield Avenue/East Beltline connector and for southbound traffic on the East Beltline. If several vehicles attempt this maneuver at the same time, the connector would fill and waiting vehicles would start a queue on the East Beltl i nes through lane which can cause rear-end type accidents. Angle-type acci dents could also occur at the service drive/East Beltline intersection (if no signal is implemented) when vehicles attempting to travel south on the East Beltline cross the northbound East Beltline through lanes. The t1ichigan Department of Transportation (r!DOT) completed a feasibility study of rl-44 from Plainfield Avenue to Seven llile road in June of 1986. The study investigated potential improvement alternatives. f1DOT 1 s findings revealed that Plainfield Avenue to the south Grand river bridge approach have operational deficiencies associated with lack of roadway capacity and the amount of leftturn movements into commercial outlets. t1DOT s recommendation is to reconstruct the present five-lane roadway to a four-lane boulevard centered along the existing pavement center line. This proposal vrnuld incorporate a 60-foot median with four specifically located directional turns. 1 The recommendation would not greatly add to the capacity of the existing roadway. However, channelizing of left-turning vehicles to specifically designed locations will significantly improve vehicular flow and reduce the accidents experienced in the area. It is recommended that the Township pursue this improvement. The recent construction of a ground loop in the northeast quadrant of the Northland Drive/Cannonsburg intersection which allows north-to1>1estbound 1eft-turn vehicles the opportunity to go \·1est on West River Drive on a straight through movement from Cannonsburg Road will relieve much of the congestion in this area caused by the lack of roadway capacity. Conclusion Sub-Areas shown in Figures occurring throughout the several areas. 2 thru 4 represent several of the problems that are corridor and the recommendations are applicable in Planning is an important first step in implementing the recommendations of this study. It is important that redevelopment of the corridor be based upon comprehensive assessment of problems and needs which exist along the corridor, as \.'Jell as the reality of implementing suggested recommendations. Once the problems and needs have been identified and recommendations stated, a plan and implementation strategy can be formulated. Therefore, in order to assist viith implementation of recommendations of this study, it is recommended that tlDOT include Plainfield Avenue from I-96 to VII-19 �I kl PROPOSED _J o •.,-•i,,O SERVICE DRIVE I ••••••••• ~·················· I I •• •• EAST BELTLINE ~ NORTHLAND DR PLAINFIELD AVE/ EAST BELTLINE r:7 CONNECTOR t.:J nt]• :: ----- : : I □ •I I I I I - ---.- _L_T ___ -~ I ~ ~ t ~ I I I I I I I I I I I f---'1 r- I I I I --i?"i----·1, ki ; 1 ~ ; I ARCHER AVE I I I I I ' I I 8 I I I I ,- --·- J--- I ~_,'i----!1 ,r-1 ! 'I -~-- ____ J_ -- --- --- C:] -----1 g ~---- ------- I ~----l --, I I -----L---.J- I I I L----------- -- ~- 'I I ., .,,,.. ► I I I -- ____________ JI z "",.. ;;; I --- ---------- ------ -. --- --- _L 0 ~ - - - - - - + - - , "' I I L----r---t I I I I I I ~ PROPOSED SERVICE DRIVE (EAST SIDE) EAST BELTLINE SOUTH TO PLAINFIELD INTERSECTION THE · WBDC ~~ ftA'~ CROUP "•7 ~~~ FIGURE 4 .. .. �I I I I I I I I I I I I I I I Northland Drive as one of their corridor studies in the near future. This study should be a catalyst for change and improvement of the corridor, while future planning efforts should promote implementation of the corridor plan. 'I VII-21 �I I I I I I I I I I I I I I I I I - CHAPTER VIII PARKS, RECREATION AND OPEN SPACE PLAN ANALYSIS OF NEEDS Recreational needs vary drastically from one community to another as a result of numerous interrelated factors. These most importantly include such things as density of development, housing types, climate, age structure of the community, existing facilities and availability of school and other public facilities for joint use. In analyzing the recreational needs of the community, the Parks and Recreation Committee looked at all of the above factors in addition to information and input from the following sources: 1. A comparison of the existing system of parks and recreation lands and facilities located within the Township to accepted State Recreation Opportunity Standards and IJational Recreation and Park Association definitions and guidelines. 2. The previous Plainfield Township Parks and Recreation Plan. 3. The Kent County Parks and Recreation and Natura 1 Area r1aster Pl an. 4. The input and recommendations of key individuals charged with administering and coordinating recreation and leisure time activities and programs, throughout the Township and the three school districts serving the Township. These most importantly included the Community Education Directors for the Northview, Rockford and Comstock Park School Districts and the Senior Citizen Coordinators for each school district. 5. Public input from the Kent County Parks and Recreation and Natural Area t1aster Plan Survey and public hearings. The survey conducted in 1985 involving random telephone interview of Kent County residents, is considered generally applicable at the local level as well. The results show the types of facilities most used by County residents as \·tell as those types of additional facilities requested. (Table 17). TABLE 17 Facilities t1ost Used Picnic Areas Softball Fields Playgrounds Hiking/Skiing La\'tn Games Additional Facilities Requested Ball Fields Shelters Playground Equipment S1·/immi ng Aeas Tennis 68% 19% 10% 10% 5% VII 1-1 12% 5% 4% 2% 1% �II 6. As means of relating the Plainfield Township needs to regional and statel'.ri de needs, the 11i chi gan Statewide Comprehensive Outdoor Recreation Plan (SCORP) was utilized. That Plan designates the following types of facilities as being generally deficient in Kent County. - Bicycle Trails Outdoor Ice Rinks Playgrounds Soccer Fields Outdoor Swimming Pools Fishing Access X-Country Ski Trails Hiking Trails Nature Trails Horse Trails Off-Road Vehicle Trails II II II II II II Ill Principles The following principals were used in assessing the existing parks and recreation facilities in addition to accepted State and National Standards. They also formed the basis on which a workable plan for addressing deficiencies and needs was formulated. 1111 Ill Ill 1. Park sites should be readily accessible to the people they are intended to serve. 2. All age groups should be considered in the provision of facilities. 3. Facilities shoulrl provide opportunities for seasons of the year. 4. The school-park concept should be employed whenever possible. 5. The provision of parks should be helpfu' in preserving areas of historic significance or where natural features provide a pleasing or particularly attractive environment. II II II 6. The type and size of recreational facilities should be related the size and age groupings of the population to be served. to II 7. Schools, county parks, state facilities and private facilities should be encouraged and relied upon to satisfy an appropriate level of the overall need . II recreation during all Land Area Needs While numerous national standards have been developed they can only be used as general quidelines. The nichigan Recreation Opportunity Standards (r1ROS) suggest that a minimum of ten (10) acres of "local" park land be provided for each VIII-2 II II II �I I I I I I I I I I I I I I ',' , 1000 persons . Several of the existing parks and recreational facilities within Plainfield Tm·mship are operated by Kent County and the State of t1ichigan. Among these is Donald Lamoreaux Park operated by Kent County. Because of its size (248 acres) and ownership it is designed and intended to serve a regional or metropolitan \~ide population. It has therefore been excluded in the assessment of local needs. Also excluded from the assessment of ''local" needs is the abandoned Fish Hatchery property (40 acres) near Belmont and the roadside park (5 acres) on Northland Drive. For the purpose of this plan the Fish Hatchery site has been classified as regional conservancy and the roadside park as a regional special use. There are also several existing school playgrounds and athletic facilities located in Plainfield Township, however, these sites are only available for nonschool use on a "permission basis" which tends to limit their use for general recreation. Also, the Township is served by three separate school districts and facilities are generally only available for use by members of each respective school district. This further limits their ijVailability for public use. Excluding the above facilities from the initial analysis and then applying the State Standard of 10 acres of local park land for leach 1000 persons results in a projected 2010 need for 360 acres of local park land. This compares to approximately 296 acres presently classified as local park land. An apparent deficiency of 64 acres is therefore projected. The following Table depicts existing and projected local parr. land deficiencies by sub-areas within the Township based on the State Standards and projected populations. AREA ,,.2 AREA fl4 VIII-3 �II PLAINFIELD TOWNSHIP Existing and Projected Total Local Park land Need TABLE 1987 Existing Acres Area #1 * Area #2 Area #3 -- ** < Area #4 77 Need -48 18 2010 1993 Def./Surplus + 29 Existing Need - Def./Surplus Existing 199 63 + 134 199 Need - Def./Surplus 86.5 + 112. 5 - 40.4 56 - 16 40.4 67 - 27 40.4 90.5 10 42 - 32 10 44 - 34 10 57 46.5 98 - 51.5 46.5 108 - 61 46.5 282 + 12 50 47 126 - 79.5 360 - 64 I .i:,. 174 TOTAL 244 - 70 296 296 ,, * Excludes 120 acres of planned park land at the Plainfield landfill site presently unavailable for development but which will be available within the short-range. acres of DNR land classified as Regional Conservancy. ** - - - Also excludes 5 acres of roadside park land and 40 Excludes 248 acres of Regional/Metropolitan park land within the Donald Lamoreaux County Park. - . .. . . . . ,a . . _.. • • • • • . _ . _ _ . _ _ . _ �I I I I I I I I I I I I From a practical standpoint some reduction may be possible as a result of the private, regional and school facilities presently available. A common sense approach is therefore appropriate and the strategies designed to satisfy sub-area land and facility needs will take the existence of these facilities into consideration. Recreational Area ~leeds t1ost generally recreational activities may be categorized into two basic forms: 1. Active Active recreational areas are intended for exertive type sports or play. Necessary features include playground equipment, open areas for organized sports or special provisions for various energetic games. 2. Passive Passive recreation areas are intended for quiet relaxation or recreational activities not requiring intensive exertion . Necessary features include areas of open lawn, shrubbery, trees, benches and special facilities for those sports of a quiet and non-strenuous nature. The following major types of facilities are normally provided to satisfy the two basic types of activities mentioned above. I. II. III. IV. V. VI. VII. I. 11i ni Parks Neighborhood Parks/Playgrounds Community Parks/Playfields Regional/t1etropolitan Parks Linear Parks Special Use Conservancy t1i ni -Parks Service Area - Less than 1/4 ~ile Size - One acre or less Facilities - Specialized facilities that serve a concentrated or limited population or specific group such as tots or senior citizens. Desirable Site Characteristics Within neighborhoods and in close proximity to apartment complexes, townhouse developments or housing for the elderly. There are presently five private developments \'lithi n the Township v1hi ch provide playground, swimming pools, open space and or community buildings to serve specific population groups. These include mobile home parks and apartment complexes. VIII-5 �As the Township is presently zoned, and as the Township's f1aster Plan proposes, areas designated for future high density residential uses are not generally in close proximity to existing public parks. As a result some new high density residential developments are likely to create or exacerbate localized recreational land and facility deficiencies. Through t~e implementation of existing zoning and subdivision regulations, the Township can re qui re new developments to fi 11 at least a portion of recreational needs and deficiencies that the development may create. In the attempt to identify and address these potential deficiencies, Township Officials should evaluate each proposed high density development with respect to the following: 1. Age composition of the development. residents 2. Size of the development. 3. Proximity to existing recreational facilities. 4. The type of facilities in close proximity 5. The recreation development. needs 6. The impact of opportunities. the of the most likely on reside in the to the development. residents development to within existing the proposed recreational Upon completion of this evaluation, the Township should encourage the developers to provide those types of recreational opportunities which have been identified as being deficient as a result of the development and which are best suited to be located within the development under the Mini Park Concept outlined in the previous section. Under this approach, the development of mini parks can be useful in augmenting a balanced network of recreational opportunities in compliance with the seven principles stated above. For single-family housing densities of less than four units per acre, it is generally not necessary to consider the r1ini Par~ Concept due to private yard space and open areas provided in such developments. II. Neighborhood Parks/Playgrounds Service area persons. - 1/4 to 1/2 mile radius to serve a population Size - r1inimurn of 15 acres, 1 to 2 acre/1000 population of 5000 Facilities - Area for intense recreational activities, such as field games, court games, crafts, playground apparatus area, skating, picnicking, wading pools, etc. Desirable Site Characteristics - Suited for intense development. Easily accessible to neighborhood population - geographically centered with safe walking and bike access. VIII-6 Ill Ill Ill Ill Ill • • • •Ill Ill "II II II II II II I �I I I I I I I I I I I I I Existing Facilities - At the present time there are eight parks within the Township classified as neighborhood parks and six school sites also providing neighborhood park utility. By sub-area these include: Sub-Area #1. t1ap Key Size Blythefield Park (Private) Rockford Jr. High School 5.7 Acres (limited utility) 20 Acres+ (limited utility) #17 #22 Sub-Area #2 Belmont Elementary School Assumption School #36 #39 5 Acres+ 5 Acres+ Sub-Area #3 El don Ho 11 ow West Oakview Elementary #5 #34 3 Acres 10 Acres Sub-Area #4 Holtman Park Dean Lake Park Northgate Park Airway Park Plainfield Senior Citizen Center Northville Park (private) Highlands lliddle School East Oakview School #2 #3 #6 #7 2 Acres 1.5 Acres .85 Acres 2 Acres 3.4 27.2 28.8 13.5 #8 #16 #32 #33 Acres Acres Acres Acres Needs and Deficiencies: Using the standard of two acres per 1000 population, the acreage needed for neighborhood parks is presented in the following table. Total Plainfield Township SubArea #1 SubArea #2 SubArea #3 SubArea #4 -, Population 1987 Acres Needed 4,800 9.6 5,600 11.2 4,213 8.4 9,889 19.8 24,496 50.0 Population 1993 Acres Needed 6,310 12.6 6,732 13.4 4,403 9.0 10,834 21.6 28,279 56.5 Population 2010 Acres Needed 8,650 17. 2 9.050 18.0 5,700 11.4 12,600 25.2 36,000 72.0 ~ Existing Acreage Deficiency Excluding schools Including schools 20.7 10.0 13.0 77 .o 120. 7 13. 7 None 18.0 10.0 8.4 None 7.5 tJone 47.6 None VIII-7 �The above figures indicate neighborhood park needs vary within each sub-area of the Township. The following analysis attempts to put these into better perspective. Sub-Area #1 While the Blythefield Park can be classified as a neighborhood park, it is in fact held in private ownership and intended to serve a limited population. While it is well situated to serve its intended population, the need for continued maintenance and facility upgrading is evident. In the same light, the facilities located at Rockford Junior High School also have limited neighborhood utility do to its location, the facilities present and the fact that their use for programmed school activities has priority. As a result, application of the seven previously outlined planning principles results in the need for a new park strategically located to serve growth area within Sub-Area #1. Taking into account the existence of the Rockford- School and Blythefield Park as well as community parks located within the Sub-Area, it is recommended that the park should be in the 10 to 12 acre size range. Suggested locational options include: 1. 2. Develop in conjunction with a new fire station being contemplated in the general area of Kuttshill and Brewer Avenue, or Develop under the school park concept in conjunction with anticipated construction of a new senior high school located west of the existing Rockford Junior High. Other Considerations: Another consideration for addressing neighborhood park needs within the Sub-Area would be the eventual purchase or leasing of the Blythefield Park by the Township. This could help to assure its long term existence and upgrading and augment the neighborhood park concept by formally allowing its use to be available to a larger population. An additional consideration involves the use of reserve Tovmship Cemetery land located on Packer Drive, north of Gold Dust Street. This 3.2 acre parcel has already been utilized for a neighborhood ball field and there remains potential area for playground, tennis court and picnic area development. If formally earmarked for park use, this alternative could be useful in filling short-range localized needs. Implementation would hov,ever result in the need for the Tm·mship to acquire additional lands for cemetery use in an alternate location. Another alternative is the acquisition and park development of vacant lands cated at the extreme east end of Gold Oust Street. lo- Sub-Area #2 Sub-Area #2 presently contains only two school sites containing a total of 10 acres which can be classified as serving neighborhood needs. Each of these has limited utility rlue to programmed school activities. Applying the seven basic principles as well as the NRPA Standards results in identified need for 10 to 18 acres of additional park land. To best serve population centers the need could VI II-8 II II II II II II II II II II II II II II II " "II II �I I I I I I I I I I I I I -, , ,, be satisfied by the purchase of 10 to 12 acres in the Samrick or Buth Drive areas. An additional consideration would be the use of the school park concept to provide playground equipment at the future site of the Comstock Park High School located off Division Avenue, south of Six Mile Road. Sub-Area #3 Sub-Area #3 presently contains approximately 13 acres of neighborhood recreation land, of which only a portion is developed. Nonetheless, community parks (Ambrose) and nearby neighborhood parks in the adjacent Sub-Area #4 along with school facilities appear adequate to serve both short and long-range neighborhood park needs for the eastern portion of the Sub-Area. The most apparent deficiencies exists in the western portion of the Sub-Area and for potential new populations that may occur in the undeveloped lands north of Woodworth Avenue. To satisfy the existing deficiencies in the \'test and longrange needs, the following approach is suggesterl. Short-Range: Encourage and cooperate with the Kent County Parks Commission to install playground equipment within the Lamoreaux Park, near the existing softball diamond. Long-Range: Acquire at least 10 additional acres of land along the Grand River, at the east end of Lamoreaux Park, for eventual neighborhood park development. While neighborhood park facilities could potentially be installed within the existing eastern portion of Lamoreaux Park, the goal of preserving additional floodplain land has merit (see also the discussion of community park needs for the Sub-Area). Sub-Area #4 This Sub-Area presently contains the highest population and the greatest amount of developed neighborhood park land. Hm·1ever, several v,eaknesses were identified within the Sub-Area and are as follows: 1. The majority of neighborhood park facility needs are being met at school sites. These sites have some\1hat limited utility due to the programmed school activities that take place throughout the year. 2. Plainfield Avenue and Five f1ile access. 3. Existing parks are generally poorly located and of to small size to meet the needs of growth areas and the need for major facility expansions. To address acquired in Wabash/Coit could serve (see also Beltline it these needs it is recommended that an additional 10 to 12 acres be the Bonneville/Plainfield Avenue area and a like amount in the Avenue or Rockhill Acres area. Purchase of lands off Coit Avenue the dual function of enhancing and maintaining the floodplain area community park needs). As development occurs east of the East is recommended that land purchase or school park development also be VII 1-9 Road serve as barriers to park �considered in the Five t1ile Road area near or on the land holding. present Northview School III. Community Parks/Playfields Service Area - Several neighborhoods - 1 to 2 mile radius. Size - Minimum of 25 acres, 5 to 8 ~ Acres/1000 population Facilities - Area of diverse environmental quality. t1ay include areas for intense recreational facilities, such as athletic complexes, large swimming pools. t1ay be an area of natural quality for outdoor recreation, such as walking, viewing, sitting, picnicking . Desirable Site Characteristics - f1ay include natural features, such as water bodies and areas suited for intense development. Easily accessible to neighborhood served. Existing Facilities: There are presently 5 developed community parks located in the Township. They have been classified as community parks for reason of their size, facility present, and/or the geographic area for which they serve. In addition several school sites can be classified as a community park although they too have limited utility for use by the general public . The breakdown of these facilities by Sub-Area is as follows: Sub-Area #1 Size Rogue River Park (County) DNR Boat Launch (State) 62.15 Acres 15.0 Acres ttap Key #11 #14 Sub-Area #2 Comstock Park/Rotary Field (School) 10.0 Acres Dwight Lydell Park (County) 40.4 Acres #38 \ #9 Sub-Area #3 Northview High/Hills & Dales Middle School/North Oakvie\'I Complex Ambrose Park (Township) 73.0 /\cres #31 7.0 Acres #4 10.0 Acres #1 Needs and Deficiencies Using the standard of 8 acres per 1000 population the acreages needed for munity parks a re presented as follows: VIII-IO ~ II -I I I Sub-Area #4 Versluis Park (Township) ' "' ' com- I I �I I I I I I I I I I I I I I I ', ' Total Plainfield Township SubArea #1 SubArea #2 SubArea #3 SubArea #4 Population 1987 Acres Needed 4,800 38.4 5,600 45.0 4,213 33.6 9,889 79.1 24,496 195.9 Population 1993 Acres Needed 6,310 50.5 6,732 54.0 4,403 35.0 10,834 86.5 28,279 226.2 Population 2010 Acres fleeded 8,650 69.0 9,050 72.0 5,700 45.0 12,600 100.0 36,000 288.0 77.1 50.4 80.0 10.0 217.5 None None 32.0 22.0 38.0 none 90.0 90.0 70.5 154.0 Existing Acres Deficiency Excluding Schools Including Schools As can be seen from the above Table each of the Sub-Areas with the exception of Sub-Area #1 shows a long-range deficiency in land needed for community parks if you subtract school property. By including school property, areas #2 and #4 sti 11 show a long-range deficiency. Upon further analysis it must be recognized that community parks are intended to serve several neighborhoods and for practical reasons of high mobility among most of Plainfield Township residents, the service radius of these types of parks can be expected to be somewhat greater than the one to two mile radius suggested by the NRPA guidelines. With these factors in mind it is significant that several of the existing community parks have effective service radii which extend well into adjacent Sub-Areas. The recommendations intended to satisfy long-range community park land and facility needs take these factors into account. Sub-Area #1 Sub-Area #1 is presently served by Rogue River Park and the DNR Boat Launch. Also serving portion of the Sub-Area is Versluis Park located in Sub-Area #1. In addition, there is also park land that will become available as a result of the creation of a regional park near the Ten Mile Road Landfill. These parks, if supported by facility improvements and recommended improvements to the neighborhood parks system, should more than satisfy the recreational opportunity needs of the Sub-Area. Sub-Area #2 Application of the NRPA Acreage Stannard to the projected population of Area #2 indicates a slight short-range deficiency and long-range deficiency of 32 acres if one excludes school facilities, 22 acres if school facilities are included. Due to the close proximity of Rogue River Park and the DNR Boat Launch the needs of neighborhoods in the eastern portion of the Sub-Area are presently being met. The needs of persons in the extreme western portion of the Sub-Area are also being met by Dwight Lydell Park in Comstock Park. VI II-11 �" = II I Options to satisfying long-range community park needs for the Sub-Area include: Acquisition of at least 25 acres of Grand River Floodplain Abrigador Trail or as far east as St. Lawrence Street. Land along Acquisition of at least 25 acres in the north1·1est portion of the Tovmship, preferably on or near one of several inland lakes to take advantage of potential water based recreational opportunities. Sub-Area #3 Application of the NRPA Standards to the projected population of Sub-Area #3 indicates a short and long-range need for additional community park areas if school facilities are excluded. From a practical standpoint this is supported by the high level of programmed use that the school faci 1iti es receive. Ho\'1ever, taking into account the fact that the school facilities do have utility to a large portion of the Sub-Area and the existence of the regionally classified Lamoreaux Park off Coit Avenue, it is estimated that an addition of 15 to 25 acres of additional commllnity park land would satisfy long-range needs. To satisfy both short and long-range neerls the following approach is recommended. Acquisition Park, or; of an additional 5 to 10 acres of land adjacent to Ambrose Acquisition of 10 to 15 acres of Grand River Floodplain land off Coit Avenue in conjunction with and in addition to recommended acquisitions to meet the neighborhood park needs, previously identified. It is felt that if appropriately developed, such a park containing at least 20 to 25 acres could adequately meet both neighborhood and community park needs of a major portion of the Sub-Area. As previously indicated, the option of developing park facilities within the eastern portion of Kent County's Lamoreaux Park may a1so ex i st. Sub-Area #4 \ As application of the NRPA Standards indicate there is an apparent shortage of park land with acreages and facilities capable of meeting both short and longrange needs. From a practical standpoint, the numerous neighborhood parks, school facilities and private parks near and within the Sub-Area make shortrange needs less apparent. To address the short and long-range deficiencies in community wide park facilities the following approach is suggested: Short-Range: Continue development of Versluis Park Acquire additional land in the Plainfield Avenue/Bonneville area. The acquisition of 20 to 30 acres in this area (potentially the old drive-in theater complex could be developed to serve both neighborhood park and community park needs). VI 11-12 II II II II ~ ~ • ' 'l l l -, -, �" ",- Long-Range: Acquire additional land north of Coit, within the floodplain to be developed solely as a community park or in conjunction with attempts to fill neighborhood park needs of northcentral portion of the SubArea. Approximately 20 to 30 acres is recommended. Cooperate with the Northview School District to develop at least a portion of the 60 acre school property presently owned off Five t1i 1e Road east of the East Beltline. Using the school park concept this could be developed to serve both neighborhood and community park needs for the eventual residential development expected in the area. Minimum size: 20 acres. Explore the potential for the acquisition of floodplain lands east of Versluis Park along the Grand River for conservancy use and linear park development. IV. Regional/Metropolitan Park Service Area - Several communities. Size - One hour driving time. 200 Acres plus. Facilities - Area of natural or ornamental quality for outdoor recreation such as picnicking, boating, fishing, swimming, camping and trail uses; may include play area. Desirable Characteristics resources. Contiguous to or encompassing natural In addition to the 10 acres of local park land for each 1000 persons, NRPA recommends 5 to 10 acres of regional or metropolitan park for each 1000 persons. Based on the following discussion it can be seen that in terms of land area, Plainfield Tm·mship contains an abundance of this type of park land. Existing Facilities Existing regional park land located in Plainfield Township includes: Donald Lamoreaux Park, containing Avenue in Sub-Area #3 U-tap Key #10) roughly 250 acres, located off Coit A minimum of 200 acres associated with the completed landfill operation located on Ten t1ile Road in the extreme northcentral portion of the Township (t1ap Key #12). Both of these land holdings are in the o\'lnership of Kent County and the combined acreages (450 plus) more than satisfies the 360 acres of regional park land that is suggested to be available for the projected Plainfield Township population. In addition there are numerous other regional type parks within one hour driving time of the Township. VIII-13 �11 11 Opportunities The regional parks situated within the Township offer unique opportunities to the Township in its attempts to provide balanced recreational opportunities for its residents. These include: Cooperating with Kent County for utilization of regional park lands to augment or supplement neighborhood and community park lands. The recommendation to install playground facilities within the Donald Lamoreaux Park to meet a localized neighborhood playground deficiency is one example. The preservation of significant acreages of local environmentally sensitive and unique lands. A major aspect relating to regional park land that must be addressed in this document involves the Ten Mile Road Landfill and land to the southeast along the Rogue River. Under an agreement between the Kent County Department of Public Works and Plainfield Township, approximately 200 acres of land including and adjacent to the actual landfill area has been designated for ultimate park development. Land not devoted to actual fill area approximates 120 acres. This land is to be made available for park development within one year after the cessation of landfill operations. Since operations ceased at the end of 1986, the land is potentially available at the time of this writing. In addition to lands being made available, the agreement also specifies that a minimum of $50,000 generated from landfill revenues be allocated to Plainfield Township for park development and that a matching amount be allocated to the County for the same use. This has resulted in a minimum of $100,000 being made available for development of the park. An alternative to the intensive recreational development of the landfill property as previously planned is now being considered. This would entail the shifting of efforts and allocated funds toward the <\cquisition of adjacent lands located to the southeast. These lands include areas on both sides of the Rogue River in the vicinity of the Rockford Paper t1ill. They include prime areas for fishing and boating access to the Rogue River as well as potential sites for picnicking and playground/playfield development. Areas well suited for nonmotorized trail development are also included. Whi 1e many important detai 1s remain to be \1/orked out and negotiated, the feasibility of pursuing this alternative appears high. Map 19 illustrates the properties that have been identified for potential aquisition should this alternative be pursued. The total amount of land under consideration for acquisition exceeds 300 acres. This Plan fully supports park land development in this general area to the follm·ling as justification. 1. and points The existing Township population, especially persons in the northern sections as well as future populations would benefit from recreational opporVIII-14 II II • • • -1 1 1 1 1 1 �• • " ",- tunities located in the area. Such opportunities should be in the form of playgrounds, playfields, tennis courts, trails, picnicking and a wide-range of passive activities. 2. From an aesthetic and environmental standpoint, much if not most of the lands under study offer unique resources worthy of incorporation into the overall park and open space system and worthy of preservation. 3. The properties under consideration are in close proximity to an expanding metropolitan wide population and in the long term could be of great benefit in satisfying future metropolitan parks and open space needs. V. Linear Parks Service Area Size maximum use. - No applicable standard. - Sufficient width to protect the resource and to provide Desirable Characteristics - Built or natural conditions such as utility rights-of-way, bluff lines, vegetation patterns and roads that link other components of the system or community facilities such as schools, libraries, commercial areas and other park areas. There are several unique characteristics of the Township as well as potential opportunities which point to the desirability if not the long-range need of adding a system of linear parks to the system of parks located in and ultimately planned for the Township. These include: The Old Penn Central Railway enters the Township in Comstock Park in the southwest and exits in the northeast at Rockford. This railway parallels the Grand River for several miles, passes through the Village of Belmont, and separates the Rogue River Park from the DNR Fish Hatchery land northeast of Belmont. It also passes directly through the Rockford Paper f1ill lands nm-1 under consideration for acquisition and future park development. Along most of its path are found valued scenic vistas, wetlands and limited development. While the rail line has been inactive for several years its ultimate use as a rail line is still uncertain. Nonetheless, this rail line is recognized as a potential resource that could in the long-range be wholly or partially developed into a linear park containing non-motorized trails \'lhich connect a series of employment, cultural and recreational VII 1-15 �II 10 Mil ··--IF I: , r" ·········•···················• RD. I •~-'.-:,:-:-:-:,:-:,:-:,;,:,:,:•;-;,;.;,;._.;.,._,;,;-~-;-;-:-:-:.:::::::::::::::::: :-:-:,:•;•:•:•.•:•:•J ,,,,;,;,.;i;f~~-Ti~;t,,~·~·3-1-t·~;Mi:·~;.~ ii; \..J L_ _, ,I, 71 • r--i ~ U~..._1·_ :--,r--ir ~ it Q "· ') \ ... ,t 0 PACKER ..,:l_, ID DR. g . ? . 1r· ., \.... \\ -,:. '' : I \ X u i II: ~ ~ OR. ~~..... r,li tlllO 11 ........... 1 ~) - K E NT COUNTY L A ND S N "'_, ~ t .J u ~ POTENTIAL REGIONAL PARK LAND 1:--'......... -U.~~.r..... ~J.!'f.~.::: ........ i '?T]t'--\ ..... 0 o• Lu......y 1000' ' ~ PRIVATE LANDS ~~'k,~~~~fig~ 1:::!::::]::::::::!1!'! ~!7E7~ ~ l32I lo/& MAP 19 10001 1000' 1 J Prepared by MILLER ASSOC . ~I~I- I- I- I- I_l_l_l_l_l_l_l_l_l_l_l_l_l �".. ",- centers, while in and of itself providing a unique recreational opportunity. The Grand River traverses the southern portion of the Township from east to west. On either side of the river is extensive floodplain that at this point in time is relatively unrleveloped. Some of these floodplain areas are already included within parks, and previous recommendations relative to addressing local park needs point to the desirability of acquiring additional park lands within the rivers floodplain. In addition the goals outlined in the Township's Comprehensive Plan and this Recreation Pl an both elude to the desirability of discouraging intensive floodplain development and preserving it utilitarian and aesthetic qualities. The ultimate develop~ent of linear parks that would connect existing and future park lands located within the floodplain should therefore be considered a logical and desirable component of efforts to achieve those goals. VI. Special Use Recreational Opportunities Special use recreational opportunities include golf courses, nature centers, zoo's, conservatories, downhill ski area, arenas, plazas and squares and a variety of specialized or single purpose recreational activities. Existing Facilities Plainfield Township is fortunate enough to have several special use facilities located within its boundaries, or very nearby. These include several golf courses, the Cannonsburg and Pando Ski areas, private campgrounds etc. These faci 1iti es nm-1 serve and should continue to serve the more obvious speci a1 use needs of the Township. Needs Based on projected populations to the year 2010 and application of NRPA Standards no special use needs have been identified for long-range planning purposes. However based on input received from individuals involved with seninr citizen and community education programs there is an apparent need for indoor activity and meeting room space within the Township. The suggested approach to addressing the short and long-range needs for this type of facility is as follows. Short-Range: Cooperate with the Comstock Park School District, Kent County and Senior Citizen groups for the development of a Community Center/Senior Citizen Center in association with Dwight Lydell Park. Consider Expansions to the existing Senior Citizen Center located on River Drive in Sub-Area #1. Grand Long-Range: Consider additional land acquisition and community center development adjacent to existing Township facilities in Belmont. VI II-17 �i VII. Conservancy Conservancy areas are intended for the protection and management of the natural and cultural environment with recreational use as a secondary objective. There are no set standards to arrive at needs, and the land areas devoted to such use varies depending on the resource being protected. Existing Facilities: The DtJR Fish Hatchery site is the only site presently class1f1ed by the Township as conservancy, although portion of the landfill site, Lamoreaux Park and potentially, the Paper t1ill site could be classified as such. Needs The Township's Comprehensive Plan suggests that the actual fill area of the Ten t1ile Landfill be classified as conservancy since it is apparent that it can be put to no useful purpose in the foreseeable future. It is also recognized that the acquisition of floodplain lands over and above those necessary to satisfy long-range recreational needs is desirable in attempts to protect the resource. Areas given for priority consideration have been previously identified. To further protect identified resources and to ensure desirable open space in areas that are not publically acquired, zoning mechanisms designed to ensure low intensities of use are warranted. Activity Needs The following analysis attempts to identify the facilities that are needed to satisfy existing, short-range and long-range activity needs. These include the need for facilities to accommodate a wide range of basic activities which are presently deficient or unavailable to all or some of Plainfield Township residents. The need to provide facilities capable of satisfying basic recreational activities also lend suppo~t to the land needs previous outlined. Ball Fields There are presently nine improved ball fields within the Township that are located on school or private property. Application of t1ichigan Recreation portunity Standards, the survey of Kent County residents and input from various local school and To\'/nship Officials result in the identification of following needs. Sub-Area Sub-Area Sub-Area Sub-Area Total #1 #2 #3 #4 Existing Faci 1iti es ShortRange Need LongRange Need Total Need 5 1 1 2 2 1 8 1 1 1 1 2 4 5 18 0 9 VIII-18 3 2 5 not Opthe the I I I I I I I I I I I 1 ] 1 l �• ",, Outdoor Basketball Courts There are Township Standards needs are Sub-Area Sub-Area Sub-Area Sub-Area presently only two outdoor basketball courts located within the that are not on school property. Based on application of the MROS and input from Township Officials and citizens, current and projected as follows. #1 #2 #3 #4 Total Existing Facilities ShortRange Need 0 1 1 1 1 1 2 4 1 0 LongRange Need Total Need 2 3 0 2 0 2 1 4 4 10 Tennis Courts There are presently only Four tennis courts available \'lithin the Township for general public use. Based on t1ROS Standard and input from school and elected officials the needs are as follows. Existing Facilities Sub-Area Sub-Area Sub-Area Sub-Area #1 #2 #3 #4 Total Note: 2 2 ShortRange Need LongRange Need Total Need 0 0 0 1 1 1 2 1 3 4 2 3 4 5 3 12 1 1 Existing tennis courts in Sub-Areas #1 and #2 have limited local utility due to their locations and or limited availability for use by the local general population. Needs have been adjusted accordingly. Playgrounds Playgrounds have been indentified as a SCORP deficiency in Kent County. There are presently 8 playgrounds on public lands available to the general public. Several of these are in need of upgrading. Based on the application of t1ROS Standards, locational principles and local input the following needs for new facilities have been identified. VII I-19 �I I Existing Facilities Sub-Area Sub-Area Sub-Area Sub-Area #1 #2 #3 #4 Total ShortRange Need LongRange Need Total Need 2 1 1 4 1 1 1 2 0 1 1 1 3 3 3 7 8 5 3 16 Soccer Fields Soccer fields have been identified as a SCORP deficiency in Kent County. There are presently no soccer fields available for general public use within the Township. Due to its inclusion in several of the local schools physical education programs, soccer has seen an increase in popularity at the local level. It is recommended that at least tv-10 soccer fields be provided v-tithin the Township, with one being north of the Grand River and one south. These fields could be included as part of future community park development and serve the dual role as multi purpose field game areas. I I I I I I I Senior Citizen Activities As previously mentioned facilities available for organized activities to the older residents are in need of expansion. available Winter Activities The unimproved Eldon Hollow Park is the only public land presently available for sledding in the Township and there are no outdoor ice skating rinks. Hiking and Biking Hiking, biking and nature trails are recognized SCORP deficiencies in lent County. As previously eluded to there is a need f~r a system of hiking and bicycle trails within the Tovmship to link the community park system with other recreation areas as well as activity centers within the area. Programmed and Supervised Activities - Administration As a result of the fine spirit of cooperation which exists betv,een Plainfield Township and the three school districts within the Township, many programmed and supervised activities have been made possible to the residents of the community. In an effort to increase support of these programs, to increase the utilization of facilities and to further the coordination of programmed and supervised activities the Parks and Recreation Committee recommends the following. The appointment of a part-time or potentially a full-time Township Parks and Recreation Director to accomplish the following. To administer and expand the Township's role in providing recreational opportunities into a positive recreation program. VI II-20 I I I I I 1 1 1 1 1 �II II II II II II -II Ill ,, , , To coordinate programmed activities which will promote the use of isting and future T01·mship facilities. ex- To work in concert with school officials to build on existing school programmed activities and better coordinate the use of both school and Township facilities. To provide leadership in obtaining the funds to carry and Recreation Plan and program. out the P:1rks To coordinate on-going maintenance and improvement programs. To serve as liaison betv,een the Parks Committee, Tovmship Board, Planning Commission, Kent County Parks Commission and citizen groups. Deficiencies at Existing Parks Based on the review of existing park areas and facilities by the consultant and the Recreation Committee the following items have been observed and identified as needed improvements at existing Township parks. Versluis Park: This park serves a much broader population than Plainfield Township. Because of its water base recreation orientation, assists in filling an identified SCORP deficiency. There is a need to develop a revised 11aster Plan for the complete future development of the park in phases. Pressing needs include: Ne1·1 Bathroom/Bathhouse Facilities Volley Ball Courts Tennis Courts Outdoor Basketball Courts Additions to the Picnic Shelter Additional Parking (Paved) Fitness Course Stations need maintenance Senior Citizen Center: Playground equipment is minimal and the basketball repair. court is in need of Airway Park : The parking lot presently is unpaved and provides space for only 25 vehicles. Citizen complaints about overflow parking occurring along the sides of nearby residential streets have resulted. Adc!ftion of on-site parking should be explored. Playground equipment is also in need of expansion. Holtman Park: The site is presently under utilized and playground equipment should be exVIII-21 �panded to satisfy the needs of additional age groups. Ambrose Park: There is minimal on-site parking now available. Additional game areas to satisfy needs of older age groups should be added, ie. shuffle board, badminton etc. There are presently no bathroom facilities located at the park. Rogue River Park: There are presently no bathroom facilities, facilities oriented toward older age groups and minimal picnicking facilities at this county park. To better serve community needs, construction of bathrooms, picnic shelter, horseshoe pits and shuffle board courts at this park, should be considered . GOALS AND OBJECTIVES The following goals and objectives are intended to provide a policy framework for future decisions, plans and implementation efforts concerning parks and recreation activities and facilities in Plainfield Township. Goals 1. To provide adequate year-round recreational facilities to meet the and future needs for all age groups of Plainfield Township. 2. To preserve floodplain areas of the Grand River and the Rogue river from development for the benefit and enjoyment of present and future generations. 3. To promote urban design and beautification as elements of park and recreation development including coordination of park and school development. 4. To create a community atmosphere in which people can live, work, and relax. 5. To work towards fully developing and improvihg existing neighborhood and community parks as well as landfill related properties in order to address identified short-range facility needs for ball fields, basketball courts, tennis courts etc. 6. Provide necessary support facilities such as drinking fountains restrooms and adequate parking to ensure user safety and convenience. 7. Encourage the maximum use of all facilities by ensuring appr-opriate operation and maintenance. 8. Encourage the development of private recreation facilities to help satisfy the needs of Township residents. 9. To continually work with other agencies, user groups and individuals to establish priorities for specific needed facilities. VI II-22 present staff, II • • • • • • • • • • • • • • �" ""-, , , 10. To acquire additional lands to satisfy short-range needs and additional lands in advance of actual long-range needs to help minimize overall costs. 11. To explore and implement measures that would make the system at least partially self supporting. 12. Work tov,ard the National Standard of providing 6.5 to 10.5 acres developed local recreation land for each 1,000 persons in the Tovmship. of Objectives 1. Reviev-1 existing Zoning and Subdivision Regulations to ensure the adequacy of provisions encouraging floodplain preservation and private development of mini parks with high density developments. If necessary, implement policy changes and consistently apply them. 1·1ajor recommendations relative to floodplain preservation include: a) Rezone vacant industrially zoned lands within the Grand River floodplain along West River Drive to Rural Conservation to promote less intensive development. b) Designate the entire Grand River floodplain area as containing potential sites for public acquisition, thus making lands eligable for consideration under the provisions of Section 4.81 of the existing Township Subdivision Ordinance. 2. tlake or encourage identified improvements to existing Township f aci 1iti es. 3. Develop Master Improvement Plans for each existing Township park. 4. Acquire approximately 10 to 12 acres of land in sub-Area #1, for neighborhood park development in accordance with existing and projected locational and population demands, and work with Rockford Schools to develop school park concept at proposed new high school. 5. 11onitor the need and desirability for the ultimate acquisition of the Blythefield Park in Sub-Area #1 to ensure its long-range use as a neighborhood park. 6. Cooperate vlith and encourage the County to develop additional playground, picnic game and support facilities at Rogue River Park. 7. Acquire 10 to 12 acres of land in Sub-Area #2 for neighborhood park development in accordance with existing and projected locational and population demands. 8. Acquire an additional 20 to 25 acres of land in Sub-Area #2 for purposes of community park development either along the Grand River or in the extreme northwest area to help satisfy future water base recreational needs of the com111uni ty and to preserve 1-1ater related resources. VII I-23 and County �9. Cooperate with the Comstock Park School District and local organizations to encourage the development of the school park concept on land in the Division Avenue/Six Mile Road to help satisfy the neighborhood playground and community playfield needs of the area. 10. Cooperate with, and encourage the County to develop additional playground facilities at the Donald Lamoreaux Park in order to correct obvious deficiencies in the area. 11. Acquire 5 to 10 acres of additional land west of Ambrose Community Park to help satisfy the need for additional tennis courts, playfield, game areas, parking and other support facilities or; 12. Acquire 20 to 25 acres of land along Coit Avenue east of Donald Lamoreaux Park to help satisfy 1ong-range neighborhood and cor:imuni ty park needs as well as to preserve floodplain areas. 13. Acquire land in Sub-Area #4 east of Versluis Park, in the Bonneville and Plainfield Avenue areas as well as the Rockhill and on Coit Avenue/Wabash areas for neighborhood and community parks and floodplain conservancy. 14. Develop playgrounds and playfields within the school park concept on school property off Five Mile Road east of the East Beltline in Sub-Area #4 to satisfy future neighborhood and community park needs. 15. To encourage the desired utility and conservancy of the resources, the Planning Commission and Tovmship Board should actively encourage the dedication of floodplain areas as open space and or recreation land within major new developments along the Grand and Rogue Rivers. 16. Encourage, seek and develop a system of linear parks for non-motorized trail use that will ultimately link major recreational open space and activity centers of the Township. 17. Support the development of bicycle trails consistent with plans prepared by the West 11ichigan Regional Planning Commission and the Kent County Parks Commission. 18. Work with the Kent County Department of Public\Uorks and County Parks Commission to develop existing landfill related lands and or acquire additional lands in the Childsdale area for the development of a community/regional park and to develop a rlaster Plan for such a facility's ultimate development. 19. Appoint a part-time and ultimately full-time Parks and Recreation Director to administer, promote, coordinate Township efforts. 20. Institute mechanisms, such as user fees at Versluis Park to the Parks and Recreation System. 21. Institute supervised programmed uses of Township pl ayfi el ds and courts to help promote their use and generate self -supporting revenues. 22. Work with and encourage the school system to augment and coordinate VII I-24 help support super- • • • • • • • • • • • • • • • •II II II �-, -, , , , , vised recreation programs, for all ages, during all seasons. 23. Work with the County, School Systems and senior citizen groups to ensure development of additional indoor activity space for programmed leisure time activities. 24. Continue to monitor and study the need for a new community center consisting of an auditorium, s\'1imming pool and indoor activity area to be ultimately developed in the Belmont area. 25. Implement a program of systematic community and user surveys to help establish future short and long-range priorities and needs. Park and Recreation Funding - Approaches Pl ai nfi el d Tovmship Parks a re currently financed through the Tovmship 's General Fund, donations and grants from various state and federal sources. The Township Board has increased its support of the parks system, school programmed activities and senior citizen programs from $6,734 in 1983 to over $117,000 in 1988. t1ajor expenditures for land acquisitions and capital development has historically been handled through special appropriations and grants. Considering current economic conditions it is unlikely that these financial sources can continually be relied upon to support the identified short and longrange needs of the Parks and Recreation System. It is therefore recommended that the Township explore supplemental and alternative methods of financing. Some of these methods include: Resident Resources Plainfield Township has a number of families and businesses which have prospered and who contribute substantially to local or metropolitan civic causes. It is the observation of the Recreation Committee that regular fund drives and periodic solicitation of gifts through trust, foundations and donations could be more fully realized for recreational developments. Cooperative Projects The plan identifies several deficiencies that could be satisfied on existing Kent County park land or school property. The Toi,,mship should v,ork closely v,ith Kent County and the various school districts to cooperatively develop facilities on shared financial basis. Speci a1 Mil 1 age While the success of a special millage may be questionable should be considered as one possible funding alternative. VII I-25 ' at this time, it �Concessions Concessions arrangements with a food vendors or private boat rental business at Versluis Park could be used to add facilities and opportunities and create operational revenues. PLAN STATEMENT In accordance with stated goals and objectives and in response to the needs and deficiencies that have been previously identified, the follovling recommendations are being made for the future direction of the Plainfield Township Parks and Recreation Program. 1. Continue the development of existing neighborhood and community parks so that the broadest range of recreational opportunities may be accessible within the short-range. 2. Acquire identified additional lands for future park use and development in order to provide recreational opportunities conveniently accessible to all areas of the Township. Priority should be given in those Sub-Areas having the greatest existing need. 3. An active effort should be maintained to \·mrk with the County and school districts in order to meet localized needs, and reduce development costs. 4. Actively encourage private mini park development and the dedication of land for floodplain preservation and park development in major developments occurring near or within the Grand and Rogue River Floodplains. 5. Incorporate parks and recreation priorities into the Townships Annual Capital Improvements Budget. 6. Create a Parks and Recreation Department with part-time and eventually full-time director to administer existing parts and recreation activities and programs, develop new programs, provide staff resources for parks planning and to organize and seek alternative funding mechanisms. 7. Support and assist the Kent County Parks Commission in expanded county park system. 8. The intensity of p~rk development should vary, depending on the environmental characteristics of the site and local recreational needs. Less fragile sites within populated areas should be utilized to their maximum extent for active recreation. 9. A total use plan should be developed for each existing future park analyzing local area and Township wide needs in relation to the parks location and physical characteristics. 10. Alternate funding sources should be VI II-26 pursued on development of an an on-going basis for ·• • • • • • • • • • • • •II • • • • �developments and improvements in order to satisfy identified in this plan. These should include: the recreation needs a. Contributions to a matching fund proposed in the Kent County Parks and Recreation and Natural Areas Plan designed to act as an incentive for combine Tm-ms hip/County improvements and acquisitions. b. Foundations: Private foundations may be willing to supply funding for new projects. These should be solicited early on in the planning stages of each new project. c. Grants: Every effort should be made to seek out and obtain grants from various state and federal sources to fund total or partial projects. d. Concessions: Concessions arrangements should be explored as an opportunity for supplying addition revenue. e. Special 11illage: In the long-range this method of funding should be seriously considered for such projects as senior citizen center expansions and community center development. PROGRAM In order to provide a long-range perspective of the activities which are anticipated over the next several years development and acquisition programs schedules have been prepared. These schedules outline the proposed projects, priorities, cost estinates, expected funding sources, location, and time frame. The schedules are intended to be used only as guides because the factors on which the programs are based are not always predictable - population grm·1th varies, priorities change, and costs increase. Priorities were assigned on the basis of observed community need, number of persons benefited, project location, per capita cost, and consistency with stated goals and objectives. A periodic review of the "Program Schedule" is essential to ensure its relevance to the needs of the community. The meeting or target dates is dependent upon the availability of funding. VII I-27 �Development Program Short-Range Pri Orl ty Completion Date -I Est. Cost &Anticipated Funding Sources Location 1. 1989 Develop plans and construct bathrooms/bathhouse, install volley ball nets Versluis Park $25,000 ($12,500 local $12,500 LWCF or tlNRTF) 2. 1988 Playground Facilities Senior Citizen Center Park $3,500 (Local) 3. 1988 Install playground equipment Lamoreaux $3,500 (1ocal ) 4. 1989 Repair basketball courts Senior Citizen Center Park $750 5. 1990 Develop first phase of landfill park or purchase additional lands North part of Sub-Area #1 $250,000 ($50,000 local $50,000 County $150,000 LWCF or MNRTF) 6. 1990 Construct 2 tennis courts, 1 basketball court and expand picnic shelter Versluis Park $46,000 ($23,000 local, $23,000 LWCF or f!NRTF) 7. 1990-1992 Acquire 10-25 acres & construct neighborhood park Sub-Area #4 $65,000 ($25,000 local, $10,000 Fund Drives, $30,000 LWCF or MNRTF) 8. 1991 Expand parking & install playground equipment Ain-1ay Park $23,500 (local and CDBG $30,000) 9. 1992 Improve playground equipment Holtman Park $3,500 10. 1993 Add ball field~& bathrooms Landi 11 or Paper rti 11 Location $60,000 (local, County and LWCF or 11NRTF) 11. 1993-1994 Acquire land, construct restrooms &parking, tennis court, ballfiel d Ambrose Park or acquired floodplain land east of Lamoreaux Park $59,000 (29,000 local &CDBG $35,000 LWCF or r1NRTF) < N Imp_rovement CX) (1oca 1 ) Lon9_-Range Set priorities for development of ne1·1 parks and facilities under a balanced approach based on localized needs and as land and funds become available. / (50% local/SO% County) �.,._,__,., ••• - ,_ ____ _ Acquisition Program Priority -< location Cost & Funding Sources Target Date 1. Acquire Rockford Paper Mill Lands Sub-Area #1 $250,000 ($50,000 Twp. $50,000 County $150,000 f1NRTF or LWCF) 1989 - 1990 2. Acquire 10 to 12 acres for neighborhood park/fire station Sub-Area #1 $20,000 (local & CDBG) 1988 - 1990 3. Acquire 10 to 25 acres for neighborhood/community park in Plainfield or Rockhill Acres Sub-Area #4 $30,000-45,000 (local & LWCF or MNRTF) 1990 - 1992 4. Acquire 10 to 12 acres for neighborhood park Sub-Area #2 $25,000 (local & LWCF or MNRTF) 1992 - 1993 5. Acquire 10 to 30 acres for park & conservancy Sub-Area #4 $35,000 ( 1oca l & LWCF or t1NRTF) 1993 - 1995 6. Acquire 5 to 10 acres west of Ambrose Park or Sub-Area #3 $10,000 to $20,000 (1/2 local, 1/2 LWCF 1997 - 1998 Acquire 20 to 25 acres for for park & conservancy Sub-Area #3 $30,000 ( 1oca 1 , county & LWCF or 11NRTF) 1996 - 1998 Acquire 20 to 25 acres for park & conservancy Sub-Area #2 $35,000 ( l oca 1 & LWCF or t111NRTF) 2000 I N \0 7. or f1NRTF) �l ! "l>==d.baa.:~=~~=11"==;; . - ~¥. ~ .~ •# ••v· ~ >-- - 'I . ~ ,. PARKS , RECREATION & OPEN SPACE PLAN PLAINFIELD CHARTER TOWNSHIP EXISTING FUTURE AOUISITION & DEVELOPMENT. COMMUNITY PARKS & PLAYFIELDS A r:) SCHOOL-PARKS ~ NEIGHBORHOOD PARKS & PLAYGROUNDS l;;@,nwd REGIONAL PARKS SEMI PUBLIC & PRIVATE RECREATION NA OPEN SPACE & CONSERVANCY IIUIIIIIIII NON-MOTORIZED TRAILS ~ ---~ MILLER ASSOCIATE S W 'TARGETED AREAS MAP 20 2 8 N. MONROE, ROCKFORD , MI 4934 616-866-118 3 1987 �CHAPTER IX IMPLEMENTATION Updating of the Comprehensive Plan provides a direction for future growth and development in accordance vlith Township goals and objectives. Accommodation of the anticipated population growth over the next twenty years, will require substantial investment from both the public and private sectors. It is important that this investment be made wisely and that the results are consistent with Township goals. While the Township Planning Commission does not have the total responsibility for plan implementation it must assume a leadership role to assure the Plans success. And while the recommendations in this Plan are advisory, it is intended that its proposals will form an acceptable framework for decision making. Implementation of components: this Plan will use require a combination 1. Acceptance and making tool. 2. Commitment of resources in accordance with 3. Community understanding and acceptance. of three basic of the Plan by the Township Board as a decision plan proposals. The Comprehensive Plan cannot serve its intended purpose unless it is implemented as part of an overall action plan. The follm-.,ing action plan elements are listed as the primary means of plan implementation. A vital step toward implementing the Plan is official recognition of the Plan and its proposals by the To\'mship Board, Planning commission, and general citizenry. Plan implementation will require community understanding and support and, thus, should be given wide exposure and continuing public and governmental review and evaluation. Zoning Controls By contrast to the general policies of a land use plan, a zoning ordinance and map are specific, and offer an important means of guiding land development. Subsequent to the adoption of this Comprehensive Plan, the Township Planning Commission should review and make any necessary revisions to the zoning regulations to ensure that recommendations of the Plan are instituted. Subdivision Controls New subdivisions should be contained primarily within areas designated for ban development in this Plan. ur- Subdivision regulations should include design criteria, development requirements, and performance standards. A review of the current subdivision regulations should be undertaken and the necessary provisions should be added to IX-1 �supplement Township zoning regulations and Plan proposals. Building And Housing Codes Codes regulating the construction and maintenance of housing units are important to the preservation of an attractive community. The Tovmship bui 1ding codes should reflect the continuing advances in building technology and maintain high standards for building design and construction. Public Facility And Infrastructure Plans The Comprehensive Plan is not intended to provide the level of detailed planning and engineering that is required to implement necessary public improvements. Instead it is intended to give general direction as to how these improvements should be made in an orderly and efficient manner, taking into consideration the long range goals and needs of the community. It is recommended that the Township undertake the necessary studies to develop or update detailed Facility And Infrastructure Plans in light of current needs and deficiencies and the proposals of this Plan. The list of such studies presently needed include long range facility plans for libraries, administrative offices, other community buildings and protective services, updated plans for sewer, water and drainage and detailed future development plans for the in dividual existing and proposed parks outlined in the Parks and Recreation Plan. Capital Improvements Program (CIP} Capital improvements programming is the process of allocating community financial resources for costly public improvements under a priority identification system. Implementation of the major Plan proposals is intimately related to placement of priorities for major utilities and facilities, which are essential preconditions for a quality community environment. CIP procedures are not only necessary at the Township level, but should be conducted on an intergovernmental basis as well. Capital improvements programming is the first step in a comprehensive management system designed to relate priorities and programs to community goals and objectives. \ Grant Programs Appropriate administrative attention is required in order to ensure a flow of eligible dollars into public facilities and services for the Township. Water and sewer, parks, transportation, housing, etc. are vital areas which must be monitored closely. The availability of revenue sharing and Community Development funds necessitates a planning/management system attuned to priority determination and program evaluation in order that the additional dollars may flm·t back to Plainfield Township on a continuing basis. Continuing Planning In order ensure continual implementation of the Comprehensive Plan, a continuing IX-2 I I I I I I I I I I I I I I I I I I I �planning process should be maintained. provide for the follm-1ing: The elements of such a process should 1. Monitoring: The maintenance of basic socioeconomic planning data on a current basis. 2. Re-evaluation: Periodic review, reappraisal, and modification of the plan to make it fully reflective of changes in the community and the surrounding area. 3. Assistance: The prov1s1on of planning data and technical services to commun, ty policy-makers, developers, and lay citizens. The preparation of a Plan is only a corner-stone in a continuous process and not an end result. Public Information Public understanding and discussion of major policy questions and proposals is essential so that the Plan may receive maximum public acceptance. Because the Planning Commission and the Comprehensive Plan are purely advisory in their approach to community development, education of the public regarding planning is required. This education must be based on a flow of information and dialogue on major issues. In order to increase public acceptance of the Plan and in turn, put into the planning process, several methods may be employed: gain public in- 1. To establish and maintain contact with the general public and with civic and service organizations in the Township. 2. To utilize the mass media development objectives. to advance the Township's planning and Plan Review It is important to remember that this Plan is not a static document. It should be continually utilized to guide the Township's growth. The Planning Commission should monitor changes in conditions or advances in planning technology and periodically review and update the Plan to take advantage of these factors. It is recommended that five year updates be undertaken but that as a minimum, they be timed to coincide with the release of decennial U.S. Census data. This will allow the utilization of highly detailed and up to date demographic information as accurate benchmarks in monitoring and projecting community growth and change. The recommended schedule for completion of updates v1ithin the 20 year planning period is as follows: 1993 1998 2003 2008 IX-3 �' - .. __./ ROAD I I .. TOWNSHIP OMPREHENSIVE PLAN PLAINFIELD KENT COUNTY, TOWNSHIP MICHIGAN 0 3000' 500' O 660' 1500' 2640' .it~~ MILLER ASSOCIATES 100' 1320' SCALE : I" = 1500' 5280' ,r 21 N. MONROE ROCKFORD, Ml 49341 APPROVED : JULY, 1988 � 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 Plainfield-Twp_Comprehensive-Plan_1988 Creator An entity primarily responsible for making the resource Plainfield Township Planning Commission, Plainfield Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-07 Title A name given to the resource Plainfield Township Comprehensive Plan Description An account of the resource The Plainfield Township Comprehensive Plan was prepared by the Plainfield Township Planning Commission with the assistance of Miller Associates in July 1988. Contributor An entity responsible for making contributions to the resource Miller Associates (consultant) Subject The topic of the resource Comprehensive plan publications Plainfield 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/4bfb7e7df68cecd6b65f30a44aa2abe0.pdf f8766a95f3d549a4533925c37fe32947 PDF Text Text ��Acknowledgments City Commission Plan Commission Dennis Cowan, Mayor Michael Andrzejak Marie L. Donigan Laura J. Harrison Thomas E. Kuhn Ilene M. Lanfear Peter H. Webster Dennis Cowan, Mayor Edward Anderson James Boismier Jim Farhat George Gomez Laura J. Harrison Sara Hofman MikeKondek Christopher Lee Steering Committee City Staff Michael Andrzejak* James Boismier* Susan Carter Dennis Cowan Jim Domanski* Kathleen Klein Thomas Kuhn Ilene Lanfear Jeanne Sarnacki* James Schneider Robert Stocker Pete Webster* Richard R. Beltz, Planning Director Mardy Hamilton, Planner Timothy Thwing, Deputy Director Assisted By Carlisle/Wortman Associates, Inc. 605 S. Main Street, Suite 1 Ann Arbor, MI 48104 *denotes alternate Adopted by Plan Commission: August 24, 1999 ��Table Of Contents Introduction What is planning?............................................................................................ How is the City authorized to plan?.................................................................. Why plan for Royal Oak?................................................................................ What process has been followed?..................................................................... How is the Master Plan different from Zoning?................................................ How has the community been involved?.......................................................... Who is responsible for Planning and Zoning?.................................................. 1 l l 2 3 3 3 Goals, Objectives, and Strategies Neighborhood Preservation and Residential Land Use..................................... Historic Resources ... .. ........... .. .... .......... .... .. ........ ............... .. .. ... .... ................... Downtown ..... .. .................. ....................... .. .. . ... .... .. . .. . ... ... ................. ... .. .. ... .... Commercial Corridors ....................... ................. .. ......... ... .. .. . .. .. .. ............. ... .. .. Woodward Corridor......................................................................................... Transportation/Circulation............................................................................... Parks/Recreational Resources ............................. .. .............. ........ ............... ....... Community Resources and Facilities................................................................ 5 9 I0 14 17 21 23 26 Land Use Plan Residential....................................................................................................... Mixed Use....................................................................................................... Commercial and Industrial............................................................................... Parks and Open Space .. .... ........ ... .. ......... .. ..... ... .... .... ... .. ... . ... ...... ........... ..... .. .. . Pub Iic/Insti tutional .......... ................. ..................................................... .. ......... 29 33 34 35 35 Implementation Zoning Requirements...................................................................................... Zoning Map Adjustments................................................................................ Zoning Ordinance Amendments...................................................................... Neighborhood Preservation............................................................................. Areas Adjacent to the Central Business District................................................. Downtown Development.................................................................................. Commercial Entry Corridors............................................................................ Woodward Corridor......................................................................................... Historic Preservation........................................................................................ Cultural Resources........................................................................................... Aging Population ........................................................................................ ... Capital Improvements Program........................................................................ Plan Education .. .. .. ........... .. ... .. .. .. ... .. ... ... .... ........ ..... ... ...... .... .. .. .. .. .... ........ .... .. . Plan Updates.................................................................................................... City of Royal Oak Master Plan - Table of Contents 36 36 36 37 38 40 41 41 41 41 42 42 42 42 �Table Of Contents continued Background Studies _ _ ____ Regional and Metropolitan Setting ............................. .,,. ............... "., ....... ,... "" - 4JPast Planning Efforts....................................................................................... 43 Population Trends and Projections................................................................... 45 Population and Housing Characteristics ..... ............. ....... .... ... ........... ... ............. 48 Economic Base................................................................................................ 55 Community Facilities....................................................................................... 5 8 Transportation................................................................................................. 60 Existing Land Use........................................................................................... 64 Existing Land Use Map 1................................................................................. 66 Existing Land Use Map II................................................................................ 67 Sub-area Map ................................................................................................. 69 Summary of Implications for Planning............................................................ 72 Visioning and Public Participation ~1 ~::i~i~~ntiii~~~~·~·p·~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Concept Plan Workshops ............... ... .......... ................. ........ .. ... ... .... ...... ........ .. 7 8 Appendix I • Visioning Statements Appendix II • Master Plan Meetings: Plan Commission and Steering Committee List of Tables I 2 3 4 5 6 Racial Composition in Royal Oak........................................................... Residential Construction Permits Issues: 1980-1997 - Royal Oak.................. Royal Oak Employers........................................................................... Roadway Segments Under County Jurisdiction - Royal Oak......................... Royal Oak Visioning Workshops............................................................ Summary of Subarea Issues.................................................................... 50 54 57 60 75 75 List of Figures 1 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 Royal Oak .. .. . . . .. . . . . . .. . . . . . . . . . . . . . . . . . .. . . . ... . . . . . . . . . . . ... . . . ... .. . . . . . . . . . ..... .. . . . .. ... .. . Population and Households: 1970-1998 - Royal Oak................................... Population and-Household Projections 1990-2020- Royal Oak.................... Population: 1990-1995 - Royal Oak and Surrounding Communities.............. Household Size: I 970-1995 - Royal Oak.................................................. Household Size: 1990-1995 - Royal Oak and Surrounding Communities........ Projected Persons Per Household: 1990-2020 - Royal Oak........................... Age Distribution 1990........ .... . ... ...... .... .. .... .. .. ...... .. .. .. .... .. .. ... ... .. .. .. .. .. .. Median Age: I 980-1990 - Royal Oak and Surrounding Communities............. Educational Attainment I 990 - Royal Oak and Surrounding Communities..... Median Household Income: 1995 - Royal Oak and Surrounding Communities Average Housing Value: 1995 - Royal Oak and Surrounding Communities..... Year Housing Built in Royal Oak............................................................ Residential Construction Permits Issued: 1992-1997 - Royal Oak.................. State Equalized Value: 1990-1995 - Royal Oak.......................................... Royal Oak State Equalized Value: 1995.................................................... Population By Industry: 1990 - Royal Oak................................................ Existing Land Use: 1998 - Royal Oak...................................................... 43 45 46 47 48 49 49 50 51 51 52 53 53 54 55 56 57 65 Appendix III • Resolution of Master Plan Adoption City of RoyaJ Oak Master Plan - Table of Contents ----------------------ii �Introduction ��Introduction ____ WhatJs__planning? _ Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved: • • • • Identification of the problem or issue Setting of goals to be achieved Formulation of alternative solutions and evaluation of impacts Developing a plan of action How is the City authorized to plan? The City of Royal Oak derives its authority to prepare a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. The Act states: Section 6. The commission shall make and adopt a master plan for the physical development of the municipality, including any areas outside of its boundaries which, in the commission's judgment, bear relation to the planning of the municipality. The plan, with the accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, and extent of streets, viaducts, subways, bridges, waterways, flood plains, water fronts, boulevards, parkways, playgrounds and open spaces, the general location of public buildings and other public property, and the general location and extent of public utilities and terminals, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes ... The commission from time to time may amend, extend, or add to the plan. Why plan for Royal Oak? As the year 2000 rapidly approaches, there is a strong need to evaluate the physical development of the City. The current Master Plan was adopted in 1968 and has not undergone a major revision. Despite a perception that the City is fully developed, significant changes have occurred in thirty years: City of Royal Oak Master Plan - ln1roduction �• The construction of 1-696 has provided a conduit for metropolitan traffic at the front door of Royal Oak • Downtown has been transformed into a mixed use retail, service and entertainment district --• -New-housing-has been built in-response-to a-desirabie-residential-environment-(a-rotal-- - · of 772 new dwellings since 1980, the majority of which has been owner occupied condominiums in multi-family complexes ranging from 3 to 124 units). What process has been followed? The City's response to these changes has been to undertake a systematic process which involves analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. The following flow chart depicts the Master Plan process as a whole, and at what points public input is obtained. - Background Studies Conduct Subarea Visioning (public workshops) Draft Concept Plans and Master Plan Evaluate Draft and Revise Plans (public worksho s Draft Recommended Concept Plans and Master Plan Conduct Public Hearing Adopt Plan The revised Master Plan has the following characteristics: D It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community. City of Royal Oak Master Plan - Introduction -----------------------2 �0 It provides a long range viewpoint. The Master Plan will depict land use and community development within a time frame of 20 years. 0 It is comprehensive, covering the entire City and all the components that affect its physical makeup. 0 It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. How is the Master Plan different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long range policy guide for the physical arrangement and appearance of the City. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory Ordinances, investing in public capital improvements, and guiding private land use decisions. How has the community been involved? The master planning program has relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, City staff, City Commissioners, and Plan Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the City. The public input process is described more fully in the Section entitled "Visioning and Public Participation." Who is responsible for Planning and Zoning? The City of Royal Oak has a number of bodies that are actively involved in the planning and zoning decision-making process: • City Commission - The City Commission is the chief governing body of the City. By Michigan Statute, the City Commission approves rezoning requests, zoning and text amendments, and subdivision plats. • Plan Commission - The Mayor and one City Commissioner serve on the Plan Commission as required by the State Law Option adopted by the City. Six of the nine Plan Commission members are appointed by the Mayor and approved by the City Commission. Pursuant to City Ordinance, the remaining Plan Commission member is nominated by the City of Royal Oak School Board of Education. The Plan Commission is the principal recommending body to the City Commission on matters pertaining to the planning and development of the community. The Plan Commission approves site plans and special land uses and makes recommendations to the City on rezoning requests, zoning text amendments, and subdivision plats. Michigan statues require a Plan Commission to prepare and adopt a Master Plan. • Zoning Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when practical difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. City of Royal Oak Master Plan - Introduction ----------------------3 ��Goals, Objectives, and Strategies ��Goals, Objectives, and Strategies This portion of the Master Plan identifies goals, objectives, and strategies for the City, thereby setting forth the basis for action. The identification of community visions will be the motivating force behind change. But more must be done to transform the vision into action. While vision statements are broad expressions of a desire for the future, goals, objectives and strategies progressively provide structure for future action. Goals represent a desired outcome, objectives provide more specific direction, and the strategies are actions aimed at achieving particular objectives. Goals, objectives and strategies are organized according to the predominant issues/topics identified in the previous section and are described in the following pages: o Neighborhood Preservation and Residential Land Use □ Historic Resources □ Downtown □ Commercial Corridors □ Woodward Corridor o Transportation/Circulation □ Parks/Recreational Resources □ Community Resources and Facilities City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - ' - I �Neighborhood Preservation and Residential Land Use RATIONALE Neighborhood viability is one of the foundations of any community. Royal Oak has enjoyed substantial investment in its existing neighborhoods by both individuals and families expecting stable residential environments. Land use decisions must be balanced with and support the interests of existing neighborhoods, while still supporting housing opportunities to both new residents and residents who wish to remain in Royal Oak as their needs change. OBJECTIVE 1.1 Preserve, maintain and enhance the character of existing neighborhoods. STRATEGIES a. Establish clear and understandable boundaries on the Land Use Plan between established neighborhoods and non-residential areas. b. Support residential projects within neighborhoods that arc compatible with existing density and architectural character by such methods as: density based on the average density of the existing neighborhood; setbacks which are comparable to the balance of the neighborhood; spacing patterns of buildings from the street view consistent with the balance of the neighborhood: location of garages limited to rear yards or side yards. c. Ensure that the sizes of any divided lots are compatible with existing neighborhood lots but not less than the minimum city code standard. d. Promote distinct neighborhoods organized around neighborhood parks, schools, and shopping. e. Implement overlay zoning techniques to address the areas in proximity to the downtown (see Implementation). City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 5 �OBJECTIVE 1.2 Enhance the ph~sical BJJJJBBlll~~ the~ e~c~onDmic_llalue_of_existing._ _ neighborhoods. STRATEGIES a. Establish design guidelines for new residential development and rehabilitation of existing residences which are compatible with existing conditions (density, setbacks, building spacings and rear and side garage locations.) b. Provide code enforcement of all residential properties. c. Explore the establishment of a neighborhood identification system such as unified street signs, entryway signs, and landscaping. d. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings, neighborhood gardens. and sidewalk improvements. A •' ' <'ttof'tvxQ Maint~in Com~ri:tw ~~ Compatlble Slngle-Famlly Residential Development City of Royal Oak Master Plan - Goals, Obiectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - - ( ) �OBJECTIVE 1.3 Ensure that multi-family development/redevelopment is compatible with the ------~s~u=r.=ro=u=n=amg neighborhood charactenstics. STRATEGIES a. Limit height of buildings to no more than two and one-half stories, taking into consideration the height of surrounding established neighboring buildings. b. Require setbacks that arc consistent with neighboring buildings. c. Set a reasonable maximum lot coverage. d. Establish design components, which respect the existing architectural character of the neighborhoods. e. Limit garage locations to rear and side yards. f Support strict code enforcemenl of rental, residential and commercial properties. City of Royal Oak Masler Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 7 �OBJECTIVE 1.4 Promote safety and security through the management of traffic volumes and speeds which are detrimental to residential neighborhoods. STRATEGIES a. Evaluate methods which slow down and discourage cut-through traffic but maintain continuous access for residents, fire, police and emergency personnel. b. Evaluate feasibility of closing streets in proximity to areas which promote cut-through traffic (i.e. Woodward Corridor Study). OBJECTIVE 1.5 Promote a "Walkable Community" environment that will facilitate pedestrian and bicyclist use. STRATEGIES a. Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. b. Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the Central Business District (CBD). c. Continue to support the City's maintenance plan for cxisling and new sidewalks. d. Discourage the use of drive-through traffic and multiple curb cuts that arc a detriment to pedestrian oriented environment. e. Continue to work with railroads to provide safer crossings. f. Minimize the amount and speed or traffic through neighborhoods by using "traffic calming'' devices. g. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings. neighborhood gardens and sidewalk improvements. City of Royal Oak Master Plan - Goats, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - ~ 8 �Historic Resources RATIONALE The City has many significant historic structures both in the downtown and in neighborhoods. Preservation efforts such as rehabilitation and adaptive reuse will contribute to the City's historic character and the community at large. OBJECTIVE 2.1 Recognize and promote the community's historic resources. STRATEGIES a. Study the community-wide inventory which idenlilies historically significant and contributing structures. b. Support educational efforts to publicize historic structures and their importance to the fabric of the community. c. Encourage voluntary participation in a program of identification and formal recognition of restored homes and other structures in acknowledged historical nreas. OBJECTIVE 2.2 Encourage the maintenance and rehabilitation of historic structures and neighborhoods. STRATEGIES a. Investigate potential incentives which will maintain the use of historic structures within neighborhoods as single family residences. b. Where there are concentrations of historic strncturcs. ensure that new development is compatible with the existing historic character of the area. Encourage an architectural theme which complements existing historic stmctmes. Cily of Royal Oak Master Plan• Goals, Objectives, and Strateg'ies - ~ - - - - - - - - - - - - - - - - - - 9 �Downtown RATIONALE The future for downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of it's past creates the foundation for change and enhancement. A vital mix of activities, along with a freedom of expression, will continue to give Royal Oak it's special flair and appeal as a shopping, entertainment, and living experience. OBJECTIVE 3.1 Enhance the physical appearance of the downtown. STRATEGIES a. Develop design guidelines and provide assistance Lo enhance our vibrant urban environment with specific consideration for building height. sly le. setbacks. signage and sl rcetscape design. b. Continue 10 improve public and private signage. and lighting. downtown. c. Upgrade parking and parking lots with improved safe lighting. signage and incorporate separation by landscaping and decorative screening measures that ensure compatibility with neighboring residential areas where applicable. d. Suppo11 strict code enforcemcn1 of commercial. residential and rental properties. OBJECTIVE 3.2 Enhance the mixed use environment downtown with emphasis on expanded retail, office, entertainment and housing compatible with neighboring residential areas. STRATEGIES a. Encourage an expanded retail environment in the core of downtown, including, but not only, mixed-use retail options combined with office and upper lc,·cl residential uses. b. Encourage small to medium development projects within the downtown. c. Encourage the relocation of uses not dependent on a downtown locaiion and allow conversion to uses which are complementary lo and compatible with a downtown environment. d. Encourage mixed use multi-level parking strncturcs which provide the opportunity for retail and office ground floor and parking on upper floors. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 1 0 �e. Create a central business overlay district which will pcrmil increased building height for projects that include the following: exemplary architectural and site design features: - ·· an appropriate mix oftcrniL office midupper lh'Cl l'csidentfaluses: provide increased off-street parking; incorporate landscaping and/or decorative screening measures that ensure compatibility with neighboring residential areas. OBJECTIVE 3.3 Provide design guidelines tor treatment of buffers to create a smooth transition between residential areas and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods through the use of walls. fences and/or landscaping. Provide separation as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize dismptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffer should consist of a landscape area along the rcsidenlial boundary. with a decorative screen wall along the non-residential side of said bulTcr. Landscape area should be planted with trees and shrnbs to visually screen non-residential areas and provide an atlractive boundary that encourages continued investment in the adjacent residential properly. Buffer and screening should be scaled in accordance with the scale of the non-residential use. b. Establish alternative design treatments of existing alleys typically located between residential and commercial/office uses. Attempt to create more space for screening of auto service. parking areas. and storage areas through lhe use of fences. walls, and/or landscaping. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. OBJECTIVE 3.4 Promote a pedestrian friendly environment. STRATEGIES a. Increase pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps al key locations. City of Royal Oak Master Plan• Goals, Objecf1ves, and Strategies - - - - - - - - - - - - - - - - - - - - 1 1 �b. Provide continuous sidewalks linking neighborhoods. schools, community facilities, and the Central Business District. c. Discourage uses that are a detriment lo pedestrian oriented environment such as drive-throughs and uses, which require multiple curb cuts. d. Continue to support the City's mainlenancc plan for new and existing sidewalks. e. Continue to work with the railroads to provide safer crossings. Alternatlve Design Treatments for Alleys City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 2 �OBJECTIVE 3.5 Create new and enhance existing public spaces. STRATEGIES a. Reorganize the Civic Center (City Hall/1:.ibrary) as a ·community· focal point around an open space/plaza used for outdoor concerts. community events and informal gatherings. b. Expand Farmers Market to its follcst potential by attracting uses which serve as a destination point and one of the City's gateways while also improving the linkages between the Farmers Market and Downtown. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 3 �Commercial Corridors RATIONALE Varied in terms of use, the appearance of impression on both the casual visitor and the community, uncoordinated mix of uses, a predominance of paved surfaces and absence corridors that are visually unattractive. the major commercial corridors leaves a lasting residents. The lack of defined entryways into the multitude of curb cuts, proliferation of signs, of landscaping all contribute to portions of many OBJECTIVE 4.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods lhrough the use of dccorati\'e landscaping. Provide sufficicnl setback as well as an auractivc physical barrier bclwcen the residential and non-residential uses as necessary 10 minimize dismpti\·c light. noise. odor. dust, unsightly appearances and inlrnsivc ac1ivi1y rclali\"e to the residential environment. Buffer should consist of a landscape area along the residential boundary, with a decorative wall along the non-residential side or said bufTer. Landscape area should be planlcd with trees. flowers. grasses, and shrubs to visually screen non-residential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffer dimension should be larger and the screening more intensive when the nature and/or scale of the non-residential use is more intensive than the residential use. b. Establish alternative design treatments of existing alleys lypically located between residential and commercial/office uses. Attempt to creale more space for screening of auto service. parking areas, and storage areas through the use of decorative screening and/or landscape materials. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. City of Royal Oak Master Plan• Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ! 4 �OBJECTIVE 4.2 Improve the visual appearance of the commercial corridors. STRATEGIES a. Support land use decisions that enhance the economic. acslhetic and functional qualities of each corridor which do not dc1racl from neighboring residential areas. and which are of compatible design. scale. and use 10 the neighboring residential areas. b. Develop stronger buffer standards between the right-of-way and parking areas through the use of decorative screening and landscaping materials. c. Reduce the number of curb cuts along the corridors. d. Encourage consolidated parking at side or rear of buildings. while ensuring continuous screening between commercial and adjacent residential areas. e. Develop streetscape amenities unique to each corridor with the use of consis1ent paving, furniture, landscaping. lighting. and signagc. f. Continue the facade/building line nor\h and south or downtown along Main Street to better integrate with the downtown and to create an entryway into the City. g. Continue efforts to improve signage along commercial corridors and to reduce the number of nonconforming signs. Use of Buffers: Walls and Landscaping City of Royal Oak Master Plan - Goals. Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 5 �OBJECTIVE 4.3 Provide linkages between various community elements through enhanced corridors. STRATEGIES a. Identify and enhance major entryways/galeways into the City through !he use of landscaping and identification signs such as Main St./ 1-696, Woodward Ave.fl l Mile Rd .. Woodward Ave./12 Mile Rd .. and 11 Mile Rd./1-75. b. Encourage the use of corridors as linkages such as 11 Mile Road linking Woodward Ave. to civic areas downtown. and Main St. linking I-696 and downtown. Use of Overpass as Entry Sign re City of Royal Oak Master Plan - Goals, Obiectives, and Strateg"ies - - - - - - ~ - - - - - - - - - - - ! 6 �Woodward Corridor RATIONALE The economic health and physical improvement of the Woodward Corridor are vital not only to the City of Royal Oak but the entire area traversed by Woodward Avenue. While some improvements have occurred to individual properties, comprehensive strategies, such as the ones embodied in the Woodward Avenue Corridor Study, need to be actively pursued. OBJECTIVE 5.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods through the use of dccorali\'C landscape materials. Provide setback as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and inlmsive activity relative to the residential environment. Buffer should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side or said buffer. Landscape area should be planted with trees and shrubs to visually screen non-residential areas and provide an allrnctive boundary that encourages continued investment in the adjacent residential proper!~·. Buffer and screening should be scaled in accordance with the scale of the non-residential use. b. Establish alternative design treatments of existing alleys typically located between residential and commercial/office uses. Attempt to create more space for screening of auto scrYice. parking areas. and storage areas through the use of fences. walls. and/or landscaping. Use alleys as second access 10 buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. City of Royal Oak Master Plan - Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ! 7 �OBJECTIVE 5.2 Improve and maintain the overall appearance of buildings and streetscape. STRATEGIES a. Utilize streetscape elements such as lighting. landscaping. furniture and signage to help visually unify areas and improve the pedestrian environment along the corridor. b. Improve the appearance of strip buildings that have multiple tenants by unifying the individual storefronts through similar use of material. color. signagc. lighting. etc .. and encourage proper maintenance of said corridor prope11ies. c. Develop treatmenls for rear building elevation thal improYc the appearance of entrance and service areas. d. Preserve. establish. and re-establish street trees and related landscape components in the corridor. OBJECTIVE 5.3 Provide sufficient, accessible, and attractive parking conditions for businesses along Woodward. STRATEGIES a. Investigate methods of reorganizing existing parking areas their appearance. b. Screen adjacent residential neighborhoods from parking areas located behind businesses. c. Investigate opportunities to increase parking through the removal of existing commercial buildings. d. Consider the purchase of homes adjacent lo the corridor for the provision of off street parking where appropriate. 10 increase their efficiency and improve City or Royal Oak Master Plan• Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - - ! 8 �OBJECTIVE 5.4 Create a corridor that is distinctive, visually rich and well organized. STRATEGIES a. Develop a significant. unique, overriding design concept that reflects the importance of Woodward to the community, county and state. b. Identify historic places. buildings. stmctures. locations and events important to Woodward and highlight lhem as features for the corridor. c. Identify opportunities for "corridor scaled" public art/clc111cn1s and public spaces at key locations along the corridor. d. Identify individual communities and districts through the use of"gateways" and "landmarks." e. Maintain and enhance esisting open space and investigate opportunities for additional open space on or adjacent to the corridor. OBJECTIVE 5.5 Improve safety and control of traffic speed and congestion. STRATEGIES a. Consolidate and reduce the number of ingress/egress points along Woodward while maintaining sufficient access to business parking. b. Reduce conflict points between pedestrian and vehicular circulation. c. Investigate signalization and traffic engineering methods such as 1\/HS {Intelligent Vehicle Highway Systems) that can improve safety and reduce traffic congestion. OBJECTIVE 5.6 Encourage multi-modal use of the corridor. STRATEGIES a. Facilitate pedestrian movement between the easl and wesl sides of Woodward through development/redevelopment of the corridor. b. Incorporate a bicycle path network along or in areas adjacent existing commlmity bike path systems. c. Develop a network of c.xisling and future parks and recreation facilities for lhe corridor and surrounding area. d. Encourage public transit s~·s\cms that support redevelopment of the corridor. 10 the corridor. with connections to City of Royal Oak Master Plan - Goals, Objectives. and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ) 9 �OBJECTIVE 5. 7 Maintain a healthy and vibrant retail and institutional mix that allows Woodward to be a sought after business address and phase out over time uses or buildings that have a negative impact on the corridor. STRATEGIES a. Promote uses and activilics that maintain or increase the commercial tax base. b. Identify negative or inappropriate uses along the corridor. c. Identify buildings or sites with outmoded site charactcrislics and recommend creative redevelopment concepts for undemtilized properties along the corridor. d. Develop recommendations for the reuse of such parcels. e. Investigate financing options for the redevelopment of such si1cs. City of Royal Oak Master Plan - Goals, Obieclives, and Strategies - - - - - - - - - - - - - - - - - - 2 0 �Transportation/Circulation RATIONALE An efficient and safe transportation system is vital to the quality of life in the City of Royal Oak for both residents and businesses. OBJECTIVE 6.1 Ensure that the roadway system is sate, efficient and adequate to meet the needs of City residents and businesses. STRATEGIES a. Establish a priority sys1em of street improvements. which improve traffic flow and safety, relieve congestion and are coordinated wilh commercial corridor improvements. b. Promote safety improvements at problematic interscclions. c. Limit the numbers of egress/ingress access and service drives and encourage shared drives along major corridors. OBJECTIVE 6.2 Promote a "Walkable Community" environment that will facilitate pedestrian and bicyclist use. STRATEGIES a. Enhance pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps al kc~· locations. b. Provide and maintain conlinuous sidewalks linking neighborhoods. schools, community facilities, and the Central Business District. c. Discourage the use of drive-through traffic and multiple curb cuts tlrnt arc a detriment to pedestrian oriented environment. d. Continue to support the City's maintenance plan for e:-,,:isting and new sidewalks. e. Continue to work with railroads to provide safer crossings. f. Minimize the amomll and speed of traffic through neighborhoods by using "traffic calming" devices. City of Royal Oak Master Plan - Goals, Obiectives, and Strategies - - - - - - - - - - - - - - - - - - . 2 l �g. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings. neighborhood gardens and sidewalk improvements. OBJECTIVE 6.3 Promote non-motorized transportation and use of public transit. STRATEGIES a. Encourage pedestrian orientation and provide safe pedestrian linkages through sidewalks between neighborhoods, parks, schools and commercial areas. b. Increase opportunities· for biking within the City by developing a bicycle master plan with designated bike routes and appropriate connections. City of Royal Oak Master Plan. Goals, Objecrives, and Strategies - - - - - - - - - - - - - - - - - - - - 2 2 �Parks/Recreational Resources RATIONALE The desirability of Royal Oak as a residential community is enhanced by its excellent parks and recreational facilities. Parks and recreation services contribute to the economic and social well being of the community. Increased demands will be placed on parks and recreation services as population and resident expectations increase. OBJECTIVE 7.1 Provide recreation land in the form of community parks, neighborhood parks and mini-parks, which is convenient and accessible to all residents. STRATEGIES a. Provide balanced geographical distribution of parks. b. Provide neighborhood park or mini-park facilities whcre\"er ,l\'ailablc in dc11cient areas. c. Encourage new developmcnl and existing projects. where applicable, to reserve park and open space. OBJECTIVE 7.2 Provide fields and facilities that meet the community wide recreation needs of Royal Oak residents. STRATEGIES a. Provide high quality recreation fields and facilities for organized team play at community parks. b. Organize a steering comminee to investigate the feasibility of developing an outdoor City-owned swimming facility with a range of amenities including outdoor shallow depth areas and ancillary facilities. c. Expand promotion of current swimming programs held al school facilities. Coordinate with School District to consider expansion of swimming programs. City of Royal Oak Master Plan - Goals, Object'1ves, and Strategies - - - - - - - - - - - - - - - - - - . 2 3 �OBJECTIVE 7.3 Provide, promote, and encourage the establishment and maintenance of nonmotorized trails. STRATEGIES a. Create a multi-purpose pathway system in several parks throughout the City that can be used for walking, jogging, rollerblading. rollerboarding, etc. and other pedestrian activities. OBJECTIVE 7.4 Eliminate existing barriers to recreation facilities and programs by creating barrier-free facilities and adopting a policy of "inclusive recreation." STRATEGIES a. Provide recreation and leisure opportunities lo all rcsidc111s. b. Ensure that each play selling and activity area is accessible. that accessible play components are placed wherever possible, and that similar play opportunities arc provided to citizens with disabilities. c. Improve accessible routes of travel. connecting parking areas. drop off points, and provide safe access to activity areas and accessible c1ctivities. d. Provide a means of getting on and off the equipment for children with a range of mobility impairments. e. Ensure that landscape areas. gardens. picnic areas. parking areas. park facilities. and significant natural features are accessible. f. Encourage consultalion between operator. manufacturer or designer. and people with and without disabilities who reside in the community. c·I1y or Royal Oak Master Plan - Goals. Obiectives, and Strategies - - - - - - - - - - - - - - - - - - - 2 4 �OBJECTIVE 7.5 Increase parking capacity of parks. STRATEGIES a. Review current parks for parking deficiencies and establish a plan of long•terrn goals to rectify these deficiencies. C"ily of Royal Oak Master Plan • Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - . 2 S �Community Resources and Facilities RATIONALE Providing basic facilities and services is an essential role of local government. However, well planned and strategically located community facilities can contribute to the advancement of other community goals. As with other public services, demand for improved community facilities will increase as community expectations increase. OBJECTIVE 8. 1 Provide Master Plan goals for consideration in the planning, programming, construction, and maintenance of community facilities. STRATEGIES a. Incorporate cvnlrnl!ion of Master Plan goals in the prcparntion of a future City Capitnl Improvemelll Plan. b. Encourage dialog regarding planning wilh other governmental units and neighboring cities. OBJECTIVE 8.2 Develop new or improve upon existing community facilities that contribute to the community visions embodied in the Master Plan. STRATEGIES a. Continue developing the downtown civic plaza as a focal point for public services and gatherings. b. Maintain and improve Farmers Market. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - 2 6 �OBJECTIVE 8.3 Increase awareness of Royal Oak's rich cultural and artistic heritage; celebrate and expand cultural expression; and encourage cultural institutions to develop and grow. STRATEGIES a. Promote Royal Oak's ans and cultural institutions and programs .. b. Promote Royal Oak's ans. architecture and cultural assets to advance Royal Oak as a community and tourist destination. OBJECTIVE 8.4 Encourage understanding and support for the unique needs of our aging population and the value they provide to our entire community. STRATEGIES a. Support the voluntary choice of older residents who wish to remain in their homes. b. Encourage projects that address the services and housing needs or our aging population. c. Encourage design standards that accommodate the special needs of these residents. d. Encourage consideration of the needs of our aging population in making decisions regarding Royal Oak's civic. cultural and recreational services. e. Support the review of current housing options for our aging population. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - ~ . 2 7 �Land Use Plan ��Land Use Plan The Land Use Plan Map presented on the following pages illustrates the proposed physical arrangements of land use for the City of Royal Oak. The Land Use Plan serves to translate community goals into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning planning analysis, and the desires of the residents of the City of Royal Oak as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the City regarding current issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, while fostering economic development and redevelopment where needed. The land use plan is based upon comments and opinions gathered during the planning process including numerous meetings with the Steering Committee and City staff, and the public input obtained from the visioning workshops. To this extent, it reflects general policy toward development and redevelopment within the City. The land use plan is based on equal consideration of a number of factors. These factors include: • Citizen opinion and input • Economic outlooks • Existing land use • Socio-economic considerations • Existing zoning • Traffic and circulation • Existing plans • Utilities • Population projections and characteristics • Compatible uses • Community facilities and parks • Community goals, objectives, and strategies The proposed land use categories were developed in an effort to create a long term plan for the development and redevelopment of the City of Royal Oak. These classifications and their general location are described in more detail below: Residential Low Density Single Family Residential Low Density Single Family Residential provides for single family detached dwellings on individual lots requiring a minimum of 13,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of lower-density, single family detached dwellings, along with other related facilities such as parks and schools. There are only a few areas of low density single family residential in the City including the south side of Fourteen Mile east of Rochester Road, the Lakeside Drive neighborhood between Main Street and Rochester Highway, the Vinsetta Park neighborhood south of Twelve Mile between Woodward and the Railroad, and north of Thirteen Mile between Main Street and Quickstad Park. City of Royal Oak Master Plan - Land Use Plan ----------------------29 ��Future Land Use Plan City of Royal Oak, Michig=an.;_, LEGEND ~ Single Fam,ly Resldenual • low Density North Portion of City Jul~ 15, 111119 r t]i - Single Family Resldonllal - Medium Density Single Femlly Residential· Allached • Detadled Mullfple Family Resldenllal Mixed Use • ResldonllaVOfnoo/CommerciaJ Mixed Use - ResldontioVOffice/lnstitullonal General C<>mmerclol Central Business Dlsltlcl Industrial Publlc/lnslltull01181 Pallcs and Open Space - ,• I - ! t �Future Land Use Plan City of Royal Oak, Michigan South Portion of City M,15.11199 LEGEND Slogie Family Resldenlial • low Oans.ty Single Family Residential . Medium Density Single Family ResfdenuaJ • Attached • OelaChec! Mulllple Famlly Resldentlal Mixed Uso • ResidentlaVOfflcetCommerclal Mixed Use • ResidentiaVOffice/lnsti!UIJonal General Commerciol Central 8uslnoss Disrncc lnduslrlal Publicilns1,tutoonaJ - Parks and Open Space �Medium Density Single Family Residential Medium Density Single Family Residential provides for single family detached dwelling requiring a minimum of 5,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of medium-density, single family detached dwellings, along with other related facilities such as parks and schools. Aside from the neighborhoods identified above as Low Density Single Family, the remaining single family detached neighborhoods in Royal Oak are comprised of medium density single family residential housing. These existing medium density single family residential neighborhoods include but are not limited to Arlington Park, Beverly Hills, the northern portion of Vinsetta Park, Forest Heights, Kensington-Highland, Lawson Park, Marks Park, Maudlin Park, Maxwell Park, Memorial Park, North Shrine Area, Connecticut Street Area, Oak Run, Oakview, Quickstad Park, Southpointe, Starr Park, Sullivan Park, and Wendland Park. Attached/Detached Single Family Residential Attached/Detached Single Family Residential provides for single family attached and detached dwellings requiring a minimum of 4,000 to 5,000 square feet of site area provided for each dwelling. This category is intended to provide a transitional residential designation between single family residential as described above and more intense land uses such as office, commercial, or multiple family residential, and to allow a mix of housing types, including both attached and detached residential developments. There are existing areas in the City developed at this density including the duplexes between Webster and Glenwood east of the Railroad, on the west side of Campbell Road, on the east side of Rochester Road, and on both sides of Fourth Street. This designation can accommodate a wide variety of single family developments. Multiple Family Residential Multiple Family Residential is intended to provide for multiple family dwelling units requiring a minimum of 2,400 to 4,800 square feet of site area provided for each dwelling depending on the number of bedrooms in each dwelling unit. This designation to allow a higher density residential environment such as apartments, condominiums, and tow_nhouses. High density residential can generate significant amount of traffic and therefore should be directly adjacent to a major thoroughfare. There are many areas of existing multiple family residential uses throughout the City, the largest being the Coventry Parkhomes Condominiums development in the northern portion of the City, and the new developments along I-696 along the southern border of the City including Main Street Square development and the Maryland Club development. Small pockets of other multiple family uses exist throughout the City. Both single and two family residential uses are permitted in this district. High density residential serves as a transition between non-residential districts and lower density residential uses and should be developed at a density no greater than nine to eighteen units an acre or 2,400 to 4,800 square feet of lot area per unit. No new areas of multiple family residential have been designated in the City. City of Royal Oak Master Plan - Land Use Plan �Mixed Use Two categories of mixed use are provided, each with a different emphasis. The mixed use designation is intended to provide for a dynamic environment of compatible uses. This designation will provide for a transition between more intensely developed commercial areas and residential areas and/or between busy thoroughfares and residential areas. Mixed Residential/Office /Public/Institutional Mixed Residential/Office/Public/Institution is intended to provide for a mixture of residential, public/institutional uses, professional office, general office, and business and personal service uses, but would not include retail commercial uses. Such uses may be located in combination with one another within a single building. Upper floor residential would be encouraged. This land use designation is designed to maintain and promote the flexible redevelopment of certain areas of the City with a mixture of residential, public/institutional and office uses. Areas of mixed residential/office uses are proposed for the south of Downtown on the east side of the Railroad, portions along Woodward Avenue, and areas along major roadways such as the north side of Thirteen Mile between Woodward and Greenfield Road. There are additional small pockets located on the northwest corner of I-75 and Fourth Street, the northeast corner of Normandy and Crooks Roads, and the west side of Crooks just north of Poplar Street. Office uses allowed would be those compatible with residential uses. It is proposed that the City consider a new mixed residential/office zoning district which would allow single family and attached/detached residential housing as permitted uses, while multiplefamily, schools, churches, day care and office uses would be allowed as special uses. This mixed residential classification may also provide locations for smaller scale senior housing developments that are compatible with adjacent neighborhoods. The intensity of the residential and office uses allowed would depend upon site characteristics. Upper floor residential would be encouraged. Mixed Residential/Office/Commercial Mixed Residential/Office/Commercial is intended to provide for a mixture of residential, office, and lower intensity commercial uses. This designation allows for any combination of residential, office or local commercial use. Upper floor residential above retail or office would be encouraged. This land use designation is also designed to maintain and promote the flexible redevelopment of certain areas of the City. The emphasis of this designation is a combination of residential, office, and local commercial uses. Mixed residential/office/commercial use areas are proposed for areas adjacent to the Central Business District, such as south of Downtown along Main Street including the hotel development area along I-696, the area between Main Street and the Railroad south of Lincoln, the area surrounding Oakland Community College south of Lincoln, and the Fourth Street area to Alexander Street. Additional areas of the mixed residential/office/commercial designation are located along commercial corridors such as portions of Woodward Avenue south of Lincoln Avenue, the west side of North Main Street south of Twelve Mile Road, the west side of Campbell Street between Bellaire and Gardenia Streets, the northwest corner of Twelve Mile and Crooks Roads, the southwest City of Royal Oak Master Plan - Land Use Plan ---------------------33 �corner of Thirteen Mile and Woodward Avenue, the south side of Thirteen Mile between Beaumont Hospital and Greenfield Road, and areas along Rochester Highway near Thirteen Mile Road. It is proposed that the City consider a new mixed-use residential/office/commercial zoning district which would allow residential uses as permitted uses, while office schools, churches, day and local commercial uses would be allowed as a special use based upon site specific conditions. This mixed-use residential classification may also provide locations for senior housing developments such as independent living, assisted living and congregate care. Upper-floor residential in combination with non-residential uses would be encouraged. Commercial and Industrial General Commercial General Commercial is intended to provide suitable locations for general retail and service establishments. These types of commercial uses are generally developed along major roads. Uses typically found include larger supermarkets, discount stores, department stores, appliance and furniture stores, and specialty shops. These types of land uses rely on a market area much larger than that of the local commercial areas and can provide either convenience and/or comparison goods. General Commercial may take the form of either a shopping center or groups of buildings sharing common access, architectural style and design elements. The General Commercial designation also includes special retail and service uses, such as garden sales, building supplies, and auto dealerships. General commercial land uses are restricted to primarily the Woodward Avenue corridor, with an additional area in the northwest portion of the City north of Meijer Drive, and between Coolidge Highway and the Railroad north of the industrial area along Fourteen Mile Road. Central Business District Central Business District is exclusive to the commercial center of the City of Royal Oak. This designation is intended to promote the center of the City as a special business area offering a range of convenient commercial, specialty shops, personal services, housing, restaurants, business, governmental, office, and banking uses. The Central Business District is exclusive to the commercial center of the City of Royal Oak which is the area between West Street, Eleven Mile Road, Troy Street and Lincoln Avenue with an additional area extending east to Knowles Street and north of Fourth Street. The CBD designation is designed to provide for pedestrian accessible mixed uses consisting of a variety of retail, banking, office, residential, civic, and service uses in the Downtown area. It should provide for the comparison shopping, entertainment, convenience, cultural, and service needs for the entire City of Royal Oak area. This district includes and promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. Automotive related services and other uses which tend to interfere with the continuity of retail frontage and hinder pedestrian circulation are discouraged. City of Royal Oak Master Plan - Land Use Plan ---------------------34 �Industrial Industrial uses are considered warehousing, research, designing and manufacturing. Such uses are intended to be enclosed within a building and external effects are not to be experienced beyond their property boundaries. Outdoor storage is intended to be minimal. Such areas should be located on roads capable of adequately accommodating necessary truck traffic, and should be isolated from residential areas. The industrial designation is designed to primarily accommodate warehousing, research, laboratory, and light manufacturing whose external and physical effects are restricted to the immediate area having only a minimal effect on surrounding districts. Outdoor storage is intended to be minimal. This category is also designed to provide, by special use approval, locations for general industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems or similar characteristics. These uses would require service by large trucks. All industrial uses should be adequately screened from adjacent residential uses. The areas planned for industrial include the area east of Delemere Boulevard south of Fourteen Mile, the areas south of Bellaire Street east of Campbell, the area between Twelve Mile and Bellaire Street, and the area west of Delemere Boulevard and north of Fourteen Mile Road. Parks and Open Space Parks and Open Space is intended to provide public and private parks, recreation and open space systems. This classification includes existing parks as specified in the City's 1999 Parks and Recreation Master Pian located throughout the City, as well as the City cemetery. Public/Institutional Areas designated as Public/Institutional land uses are intended to accommodate such activities as governmental and public buildings, schools, and churches. This designation includes government service buildings such as City Hali, Farmers Market, library, etc .. It also includes elementary, middle, and high schools, Oakland Community College, and Beaumont Hospital. City of Royal Oak Master Plan - Land Use Plan �Implementation ��Implementation The Master Plan is a statement of goals and strategies designed to plan for preservation, growth and redevelopment. The Plan forms the policy basis for the more technical and specific implementation measures that will follow after adoption of the Plan. The Plan will have little effect upon future planning unless adequate implementation programs are established. This section identifies actions and programs which will be useful if the plan is to be followed. Zoning Requirements Zoning is the development control that is most closely associated with implementation of the Master Plan. Originally zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes which include: • To promote orderly growth, preservation and redevelopment in a manner consistent with land use policies and the Master Plan. • To promote attractiveness in the City's physical environment. • To accommodate special, complex or unique situations through such mechanisms as planned unit developments, overlay districts, or special use permits. • To promote the proper relationship between potentially conflicting land uses (i.e. industrial uses adjacent to residential areas). • To preserve and protect existing land uses, where appropriate . • To promote the positive redevelopment of underutilized areas of the City . The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the City. Rather, the Master Plan must be regarded as a statement of planning policy and zoning should be used to assist in implementing that policy. Zoning Map Adjustments Certain areas of the City have been designated for a land use classification in the Master Plan which may conflict with either existing zoning or existing land uses. The Master Plan recommendations will provide guidance as to the proper zoning. The Plan Commission and City Commission will further study and make decisions in regards to which areas warrant City initiated rezoning. Zoning Ordinance Amendments The zoning ordinance text and the zoning map have undergone over 240 collective amendments since their original adoption in 1957. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 6 �This is not an unusual situation. Ordinances are not static documents and, therefore, should be prudently modified to reflect changes in community needs, conditions, and/or City policy. Unfortunately, isolated text changes often are made without fully assessing their relationship to other critical portions of the text. The end result is troublesome regulatory gaps, or worse, conflicting regulations. An initial review of the current zoning ordinance has identified the need to address the following specific issues: • improved alphabetical subject index and comprehensive table of contents with articles, sections, and sub-sections; • consolidation of requirements into logical functional area; • streamlined district regulations, including elimination of unnecessary repetition; • presenting information in schedule and/or chart form whenever possible, and utilizing graphics to illuminate critical points; • review of zoning districts to evaluate pertinent differences between districts; • give consideration to elimination of some district and to the addition of others, as may be desirable; • incorporate techniques such as overlay districts to address specific conditions; • updating of performance/protection and design standards, including formulation of an environmental provisions section as a means of consolidating these types of requirements; • updating of all design standards (parking, landscape, buffering/screening, setbacks, signs, etc.) to reflect current planning practices; • improved site plan review process, including clear, concise information to be submitted for review, expansion of review standards, and consideration of an administrative review process for minor site plan amendments; • improved special land use review process, including succinct identification of objectives, provision of clear, concise standards designed to meet objectives, and review/amendment of approval process, if desirable. Neighborhood Preservation The residents in Royal Oak take great pride in their neighborhoods. The integrity of many areas has been threatened by past zoning and development practices that have resulted in projects that some consider to be incompatible with existing neighborhoods. New development projects, if not properly done, can have a dramatic impact on the character and viability of existing neighborhoods. However, other action such as the division of platted lots into smaller lots and the granting of variances, provide more subtle but lasting change within a given area. Finally, the consistent enforcement of regulatory codes and Ordinances can have a long term positive effect on neighborhoods. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 7 �A senes of steps can be taken which involve both regulatory and administrative measures: • Adopt Neighborhood Design Standards - Many of the controversies that have arisen in Royal Oak have been as a result of new residential design which is incompatible with the scale, density and character of existing neighborhoods. By incorporating neighborhood design standards within the Zoning Ordinance, the existing character of neighborhoods can be better maintained to prevent new developments and additions to existing structures which are incompatible. The intent of the design guidelines is to ensure building designs are compatible with the characteristics of the neighborhood in terms of scale, mass, building patterns, facade articulation, and incorporating design elements of prevalent neighborhood architectural style; and that building additions are compatible with the principal structure. This will allow for modern design and modern interpretation of neighborhood architectural styles. • Increase Housing and Property Maintenance Code Enforcement - Evident through the Visioning Workshops and Concept Plan review process was the desire from a broad spectrum of the community for the City to increase enforcement efforts. While it would be expedient to target only rental properties, a credible and equitable effort would have all properties abide by minimum standards. Stepping up housing and property maintenance enforcement will involve the evaluation of existing codes to determine necessary revisions. Furthermore, additional staff will be necessary to increase enforcement efforts. • Review of Lot Division/Combination Requirements - Lot size compatibility with existing neighborhood standards can be incorporated in the Zoning Ordinance. Procedures outlining a compatibility determination process will ensure that lot divisions do not create incompatible building sites. Areas Adjacent to the Central Business District Many issues associated with the Master Plan involved the residential area adjacent to the downtown. Generally, a new viability of existing single family residential neighborhoods has taken place. In the past, the multiple family use authorization adjacent to the Central Business District arose out of era in which the viability of single family residential uses adjacent to and in close proximity of the Central Business District was in serious question. A significant and material change of circumstances then took place, namely: • The location of Royal Oak as a focal point within the Southeast Michigan area was provided with accessibility, and thus became functional with the construction of 1-696. City of Royal Oak Master Plan• Implementation - - - - - - - - - - - - - - - - - - - - - 3 8 �• A revitalization of the Central Business District created a dramatic change in the character of the downtown area, and, consequently, a change in the relationship with the surrounding residential area. • A new and substantial demand and viability for the existing single family uses has been established, bringing about a renewal and regeneration of the life of the City. Allowing the expansion of Existing Two-Family and/or Multiple Family Uses within what remains as predominantly single-family residential neighborhoods will undermine the new viability, and, thus, frustrate the re-establishment of the City as a mature community area which has been able to make meaningful progress toward renewal and regeneration. Moreover, expansion of Existing Two-Family and/or Multiple Family Uses may result in the destruction of the neighborhoods in which they are situated, and, thus, result in a long-term blighting effect. It has been determined that, as a matter of policy, the Existing Two-Family and Multifamily Uses within the predominantly single family area of the City adjacent to the Central Business District should be permitted to exist as special land uses, although it must be recognized that an authorization for additional Existing Two-Family and Multifamily Uses within such area would be detrimental and destructive of the neighborhoods. Definitions To better describe land use and land use changes in these supplemental areas, the following definitions are provided: Existing Two-Family and/or Multiple Family Uses shall be those two-family and multi-family uses that meet the following two criteria: I. An occupancy permit has been issued for the residences within the structure. 2. A license has been issued for more than one residence within the structure under the City's Landlord Tenant Ordinance. Material Modification shall mean a modification that results in any one or more of the following: 1. An increase of density; 2. A modification of the exterior appearance of the structure; and/or 3. A modification that will have some other demonstrable adverse impact upon one or more single family residential users in the neighborhood. Establishment of Overlay District A Single Family Residential Overlay District situated adjacent to the Central Business District should be established, consisting of the area shown on the Single Family Overlay Map. Within such Overlay District special regulations should be established relative to the Existing Two-Family and/or Multiple Family Uses and the Existing Commercial Uses fronting on N. Washington Avenue. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 9 �Existing Two-Family and/or Multiple Family Uses By means established in the Zoning Ordinance, Existing Two-Family and/or Multiple Family Uses within the Single Family Residential Overlay District should be granted the status of being uses which conform with the use, setback and density provisions of the Zoning Ordinance, and, therefore, should not become burdened with customary "nonconforming use" status, i.e., destruction by act of God should not prohibit reconstruction of the same use with the same setback and density provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and Material Modifications should conform with construction codes and all other ordinance requirements of the City with the exception of the use and setback restrictions of the Zoning Ordinance specifying single family residential use. Properties within the Single Family Residential Overlay District that do not have Existing Two-Family and/or Multiple Family Uses should not, as part of the amendment of the zoning ordinance, be granted the status of being uses which conform with the use and density provisions of the Zoning Ordinance. Existing Commercial Uses By means established in the Zoning Ordinance, existing commercial uses fronting on N. Washington Avenue within the Single Family Residential Overlay District should, for a limited period of time, be permitted to apply for the status of being uses which conform with the use, setback and parking provisions of the Zoning Ordinance, and, therefore, should not become burdened with customary "nonconfo1ming use" status, i.e., destruction by act of God should not prohibit reconstruction of the same use with the same setback and parking, provided that building and safety codes are met. However, a grant of conforming status should be subject to the condition that all additions and Material Modifications should conform with construction codes and all other ordinance requirements of the City with the exception of the use and setback restrictions of the Zoning Ordinance specifying single family residential use. Mixed Use • Residential/Office Service/Professional Office Area It is recognized that, within the Mixed Use-Residential/Office Service/Professional Office area, all land may not be immediately rezoned in conformance with this Master Plan designation. However, as a long-term goal, it is the intent of the City to achieve uniform conformance of the property within the area. Downtown Development Any community that strives for improvement must have a strong relationship between City officials and various business development organizations (i.e. Downtown Development Authority and Chamber). Important issues related to the retail mix, parking, need for civic plaza space, relationship to Farmers Market, and the relationship between downtown and the neighborhoods were raised throughout the Master Plan process. As a result, important discussions were initiated between City officials and business leaders. An ongoing process will help ensure implementation of the key concepts of this Plan. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - - - - - s O �Commercial Entry Corridors Throughout the Visioning Workshops strong preference was expressed about improving the image and identity of the City's main corridors. Stronger linkages need to be developed between 1-696 and downtown and Woodward and downtown. The City should undertake a study of the Main Street, Eleven Mile, and Twelve Mile entry corridors which would outline long range strategies for traffic management as well as visual components such as parking setbacks, landscaping and signage. In addition to visual improvements within key corridors, review of amendments to the zoning ordinance in the commercial zoning districts should address the following policies: • a stronger buffer between the public right-of-way and required on site parking areas • reduce the number of curb cuts along the major commercial corridors • greater amounts of landscape material be provided for new commercial development along the major corridors • the character and importance of entry corridors Woodward Corridor The Woodward Corridor provides a vital economic and transportation corridor within the community. Extensive study in the form of the Woodward Avenue Corridor Study has already been completed. No further study is recommended. The Woodward business community and City officials should discuss implementation of the Woodward Plan with specific emphasis on demonstration projects that will improve parking, manage access, and enhance buffering between commercial uses and the adjacent neighborhoods. Historic Preservation Strong preference for identifying and preserving historic structures has been expressed by residents. However, a plan for preserving historic structures should be supported by the preparation of a detailed inventory currently underway. Efforts to identify both significant historic structures and neighborhoods should be pursued in the context of a historic preservation master plan. Cultural Resources The words "culture" and "cultural" are defined as the collective, shared history of thought and work of the people who have made Royal Oak what it is today and what it seeks to be tomorrow-a complex and fascinating blend of people, experiences and heritages. The collective culture of Royal Oak consists of the visual, performing, literary and media arts, science and technology, humanities, architecture, customs and other means of expression. It is the goal of the City to ensure that Royal Oak's Cultural Institutions are an integral part of the Master Plan consideration and to support arts and cultural organizations that seek funding from State and Federal agencies. It is the responsibility of the arts and City of Royal Oak Master Plan - Implementation ----------------------4 �cultural organizations to share in the effort for ensuring that the cultural needs of our citizens are included in the Master Plan and to seek opportunities to assist the City in accomplishing the Goals of the plan. Aging Population We recommend that the Royal Oak Senior Citizen Advisory Committee continue its history of advocacy and play a leadership role in the development of a Senior Master Plan Committee. This committee will review community based housing options which encourages "housing in place" and make recommendations for consideration, approval and implementation within Royal Oak. An evaluation of the need to expand and/or modify staffing and new services to Royal Oak's aging population should also be considered. Capital Improvements Program Capital improvements programs consider the funding and timing of all municipally related capital needs including such items as roadways, utilities, parks and recreation, and major public building expansions/improvements. Yearly ongoing review provides the opportunity to keep the plan up to date and add new projects. Efforts should be made to coordinate capital improvement plans with the Master Plan to help identify priorities for needed improvements. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Plan Updates The Plan should not become a static document. The City Plan Commission should attempt to re-evaluate and update portions of it on a periodic basis. The land use portion should be reviewed annually and updated at least once every three to five years. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - - - - 4 2 ��Background Studies ��Background Studies Regional and Metropolitan Setting The City of Royal Oak is located approximately two and one half miles north of Detroit. First laid out in 1838, Royal Oak was a typical railroad town located halfway between Pontiac and Detroit. Its location along Woodward Avenue contributed to the early growth of the city. A unique feature about Royal Oak in comparison to other Detroit suburbs is that it is a self-contained community with its own downtown and residential neighborhoods. The City is now described as having: a vibrant downtown and commercial districts; mature, established neighborhoods; a significant number of historic structures located within both neighborhoods and commercial districts; and, an exemplary system of community and neighborhood parks. The map below illustrates the location of Royal Oak in relation to surrounding communities. Figure 1 Royal Oak 14 Mile R.d. 13 Mile Rd. ISON K!!lOKI'S 12 Mile Rd. 11 Mile Rd. IO Mile Rd. Implications for Planning: • Consideration of what is occmTing in adjacent communities is integral to the planning process; • Coordination should occur with adjacent communities to benefit the entire area. Past Planning Efforts The City of Royal Oak has initiated various planning efforts in the past. The Master Plan adopted in 1968 has been amended 6 times. The latest amendment occurred in 1996. The following list indicates other significant planning efforts and studies that have occurred in the past which have City of Royal Oak Master Plan - Background Stud·1es --~----------------43 �been made available to Steering Committee and Plan Commission members during the Master Plan process: □ General Development Plan (Master Plan): 1968 The General Development Plan was adopted in 1968 to coordinate and guide decisions regarding the physical development of the community. The 1968 Plan calls for low density residential at 6-8 dwelling units per acre, medium density residential at 14-18 dwelling units per acre, and high density at 20-25 dwelling units per acre. □ Strategy for Improving the Eleven Mile Road Corridor: 1989 This plan examined the land uses and conditions of the Eleven Mile Road Corridor between Troy and Campbell Streets. Recommendations included 14 programs and strategies to improve the physical appearance and enhance the commercial vitality of the commercial corridor. □ Parks and Recreation Master Plan: 1999 The scope of this plan included an analysis of all existing City-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the DNR requires a community to have an up-to-date Recreation Plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five year period. □ Downtown Royal Oak Master Plan: 1994 This document was a plan prepared for the Downtown Development Authority (ODA) to assist the Board in planning activities for the future. It contains strategies for the following issues: market growth, land use and development, urban design enrichment, and cooperative downtown management. A Vision for the future was achieved from interviews, an interactive workshop, and observation and research. □ Downtown Parking Study and Master Plan: 1995 This study researched the existing parking situation in the downtown area and made recommendations for improvement or expansion of: parking operations, valet service, signage, trolley, marketing, additional parking, and financing. □ Woodward Avenue Corridor Study: 1995 This study was a cooperative effort between the six communities along Woodward Avenue from Eight Mile Road to Quarton Road, and Oakland County. The following topics were covered, each with extensive recommendations: the median, open space, buildings and parking, districts and gateways, signs, transportation, financing improvements, history, market potential, creation of the Woodward Avenue Action Association (WA3), and promoting the corridor. Implications for Planning: • Past plans should be utilized in all current and future planning efforts; • The City should update and re-evaluate the City Master Plan on an ongoing basis City of Royal Oak Master Plan • Background Studies -------------------44 �Population Trends and Projections Historical Trends The City of Royal Oak has historically been moderately sized. The population peaked in the year 1970 with 86,238 people, and has decreased to 64,635 people (SEMCOG estimate) in 1998. Although the population has declined by 25% since 1970, the number of households has increased slowly, indicative of a smaller number of people per household, and reflecting the additional housing built in the City since 1970. The following graph depicts the population trends for the City of Royal Oak from 1970 to 1990, and the SEMCOG population estimates for 1995 and 1998. Figure 2 Population And Households: 1970-1998 Ro al Oak 90,000 80,000 llllillll!III Population 34,000 -•-Households 32,000 70,000 z 60,000 30,000 VJ ....0 E-- 50,000 28,000 ...:l < 40,000 26,000 C. 30,000 ;:, 0 C. 24,000 20,000 10,000 Q ...:l 0 ::c: r;i;l l"J) ;:, 0 ::c: 22,000 0 20,000 1998 1970 1980 1995 1990 SOURCE: U.S. Census, 1990, and SEMCOG "Population and Housing Estimates 1995-1998" Projections Population for the City of Royal Oak is projected to decrease slightly (2%) between 1990 and 2005, and then projected to rise slowly to 65,544 by the year 2020. Projections are based on a variety of inputs including demographic and housing data and regional and historical trends. The number of households is projected to steadily increase (5.8%) by the year 2020. City of Royal Oak Master Plan - Backgrourd Slu:f1es -------------------5 �The following graph depicts population projections for the City as estimated by the Southeastern Michigan Council of Governments (SEMCOG) to the year 2020. Also shown is the number of households projected. Figure 3 Population And Household Pro·ections: 1990-2020 Ro al Oak 66,000 -•-Projected Households 65,500 z 0 33,500 mSI Projected Population 65,544 32,500 65,000 31,500 0 < ..J 64,500 30,500 0 = ~ r.r:, Q. Q. Q ..J [-, 0 r.r:, 0 64,000 29,500 0 63,500 28,500 = 63,000 27,500 1990 1995 2000 2005 2010 2015 2020 SOURCE: SEMCOG "1997 Regional Forecast" Population Comparisons Population changes between 1990 and 1995 have been small for Royal Oak and surrounding communities. Royal Oak and Berkley both experienced a slight decrease in population. while Birmingham and Clawson experienced slight increases. These slight changes are reflective of the fact that all of these communities are relatively built out in comparison to other more rural communities in Oakland County, and have rather stable population bases. City of Royal Oak Master Plan - Background Studies - - - - - - - - - - - - - - - - - - - 4 6 �The following graph compares 1990 and 1995 population figures for Royal Oak and surrounding communities Figure 4 Population: 1990-1995 Ro al Oak And Surroundin 90,000 z .. 80,000 70,000 ?-I 60,000 50,000 ~ 40,000 i:i.. 30,000 i:i.. 20,000 0 < ;;i 0 , . . , .. ,nru Communities 1 ■ n, •• u.,h ............. ........... ....... ,p•••nHI UIU . . . . . . . . . . . . . . . ,, ...........................' " ' " . . . . . .h ............H ..... ' u.-••i l 511115i5...,...._---~---......i ml 1990 llil 1995 n•~•••n• 11 • •n ■ -T'louuu ,,.,.,, •••••,, •••• .,,, ,. , .u ........ u•n .. n.--.~•••rnnHnnnn rn-n.u.-,n-.--...--.-unnTll>Til ..---~------------~ ; ' 10,000 0 Royal Oak Berkley Birmingham Clawson SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995" Implications for Planning: • The City can expect a relatively stable population base in the future City of Royal Oak Master Plan • Background Studies --------------------7 �Population and Housing Characteristics Household Size Household size has decreased from 3.09 persons per household in 1970 to 2.26 persons per household estimated by SEMCOG for 1995. The largest decrease occurred between 1970 and 1980, where the household size decreased by 19%. This compares with an 8.4% decrease between 1980 and 1990. Overall, this is consistent with state and national trends of decreasing household size. The following graph depicts the changes in household size from 1970 to 1995. Figure 5 Household Size: 1970-1995 Ro al Oak 3.25 l .3.09 3.00 i:i:: fi: 9 rJ} 2.75 0 Z :C: 2.50 01:;i;l rJ} rJ} : 5 2.25 c.. :c: 2.00 1.75 - t - - - - - - - - - 1 - - - - - - - - - + - - - - - - - - - - 1 1970 1995 1990 1980 SOURCE: U.S. Census, 1990 and Oakland County Community Profiles, 1996 Royal Oak has a smaller household size than Berkley, Clawson, and Oakland County as a whole. Surrounding communities have also experienced a decrease in household size since 1990, as typical of the more mature communities. Household size for the County as a whole has increased, indicative of all of the new development occurring in the northern and western suburbs, and the increasing number of families with children locating in these areas. City of Royal Oak Master Plan - Background Stud·1es -------------------48 �The following chart shows the changes in household sizes for Royal Oak and surrounding communities between 1990 and 1995 (SEMCOG estimate). Figure 6 Household Size: 1990-1995 Ro al Oak And Surroundin Communities Royal Oak Berkley Birmingham Clawson Oakland County SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995" Household size for Royal Oak is expected to continualJy decrease, with a projected 2.17 persons per household by the year 2020 (a 13% decrease since 1980, and a 30% decrease since 1970). This trend is consistent with the national trend of decreasing household size as families wait longer to have children, are having fewer children in general, and single parent families increase. The following graph depicts the projected household size for Royal Oak. Figure 7 Projected Persons Per Household: 1990-2020 Ro al Oak 2.50 i:c: ~Q IAverage Persons Per 2.40 2.29 Cl..~ rr, 0 2.30 0~ V) V) 2.20 • ~o Cl.. :x: 2.10 -- z :x: Household in 1980: 2.5 '),.27 --._ 2.23 2.:.21 2.19 2_.,18 i:c: ~ I 2.1 I 2.00 I ' I 2005 2010 I 1990 1995 2000 2015 2020 YEAR SOURCE: U.S. Census, 1990 and SEMCOG "1997 Regional Forecast" City of Royal Oak Master Plan • Background Stucfles ---------------------9 �Gender, Race, and Age Composition As of the 1990 Census, 4 7% of the population of Royal Oak is male, and 53% is female. Racial composition is predominantly white, as depicted in the following table. Table 1 R ac1a . IC ompos110n T n Rova IOak POPULATION BY RACE PERCENT% White 97.1% Black 0.5% Asian 1.1% Hispanic 1.1% Other 0.2% SOURCE: U.S. Census, 1990 In comparison to Oakland County as a whole, the County has more residents under the age of 17, and Royal Oak has more residents over 45 years of age. This is indicative of an aging population in addition to a majority of households without children, a trend projected to continue to increase over time. Age distribution in Royal Oak is depicted in the following graph. Figure 8 Age Distribution 1990 Ro al Oak Under5 6.8% 65 and older 15.7% 5 to 17 13.9% 18 to 24 45 to 64 17.7% 7.8% SOURCE: SEMCOG "Community Profile", 1997 The median age of Royal Oak residents has increased from 1980 to 1990 by 6 %. The City has a number of residents over the age of 65 which contributes to a higher median age. Surrounding communities have also experienced an increase in median age. As the "baby boomer" generation continues to age, median age will steadily rise. City of Royal Oak Master Plan • Background Studies -------------------50 �The following chart depicts the median age of Royal Oak residents in comparison to adjacent communities. Figure 9 Median Age: 1980-1990 Ro al Oak And Surroundin Communities Royal Oak 37. Birmingham Oakland County 0 5 10 15 20 25 35 30 40 MEDIAN AGE {YEARS) SOURCE: SEMCOG "Community Profile" Educational Achievement Royal Oak has a well-educated population with 28.4% of the population having at least a bachelors degree or higher. The following graph depicts educational attainment levels for Royal Oak residents in comparisons to surrounding communities. Figure 1O Educational Attainment 1990 Ro al Oak And Surroundin Communities ■ Clawson CJ Binningham □ Berkley [:I Royal Oak 36.6 0% 5% 10% 15% 20% 25% 30% 35% 40% SOURCE: SEMCOG "Community Profile" City of Royal Oak Master Plan • Background Stud"1es --------------------51 �Income The median household income in Royal Oak in 1995 was estimated by Oakland County to be $55, 534. This was higher than the neighboring communities of Berkley or Clawson, as well as Oakland County as a whole, but lower than that of Birmingham. Median per capita income in 1997 was estimated at $20,122, an increase from the 1990 level of $18,065. The 1997 per capita income is comparable with the average for Oakland County. The following graph depicts median household income for Royal Oak and surrounding communities. Figure 11 Median Household Income: 1995 Ro al Oak And Surroundin Communities Birmingham Clawson Oakland County ' $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 SOURCE: Oakland County "Community Profile" Housing Value Although dated, the 1990 Census revealed that the majority of the housing in Royal Oak (72%) was valued in the $50,000 to $99,000 range, with 17% valued over $100,000, and 11 % valued less than $49,999. The I 990 median value was $74,900. Since 1990, housing values have increased. The 1995 average housing cost in Royal Oak was $102,517 (Oakland County Community Profile, 1996). Average housing costs in Royal Oak rank above those in Berkley and Clawson, but below Birmingham and Oakland County as a whole. City of Royal Oak Master Plan • Backgroura.l Studies -~-----------------52 �Housing values for Royal Oak and surrounding communities are depicted in the following graph. Figure 12 Average Housing Value: 1995 Ro al Oak And Surroundin Communities $194,456 $200,000 $180,000 $160,000 $140,000 $102,517 $120,000 w $100,000 < $80,000 ~ $60,000 < $40,000 a $94,566 i::i::: $20,000 $0 Royal Oak Berkley Birmingham Clawson Oakland County SOURCE: Oakland County "Community Profile" Housing Characteristics Based upon 1990 Census data, the largest percentage (35.7%) of housing in the City was constructed between 1950 and 1959. However, a large percentage of housing (39.6%) was constructed prior to 1949. These figures are indicative of an older suburb, where much of the housing was built prior to World War II. Mature trees in most of the neighborhoods reflect the older nature of these neighborhoods with distinct architecture and a variety of housing styles. The following chatt reveals when housing was built in the City of Royal Oak by decade. Figure 13 Year Housin Built In Ro al Oak 1970 to 1979 6.5% 1980 to 1990 2.7% 1939 or earlier 18.7% 1960to 1969 15.5% 1940 to 1949 20.9% 35.7% SOURCE: U.S. Census, 1990 City of Royal Oak Master Plan • Background Studies -----~-------------53 �Residential Construction Redevelopment of areas of the City into higher density housing has been a common occurrence over the last 5 years, indicative of the high quality of life the City has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owner-occupied condominium developments. The following graph depicts building permit activity for development of single and two family housing, multi-family housing, and demolitions. Figure 14 Residential Construction Permits Issued: 1992-1997 Ro al Oak ,.,,.;,,,+,...,;Single/fwo-family ·· · Units --0--Multiple-family units 140 120 100 -l1-Demolished Units - ~ - --·····~-·--·- 80 60 · 40 20 0 - - - - - - - - - - - -■ I AJ)dlon!Y .... : . :1 1997 data through ~~:...=:!!:.::..:=-:~~==!!=.~=-=~~~;.a\( 1992 1993 1994 YEAR 1995 1996 1997 SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1992-1997 The net gain of housing units from 1980 to 1990 was 196 units, compared to 383 new units from 1990-1997 which is nearly twice as many units over a smaller time period. However, more demolitions occurred between 1980 and 1990 than between 1990 and 1997. The following graph depicts residential construction trends since 1970. Table 2 Residential Construction Permits Issued: 1980-1997 Roya I Ok a 1980-1990 1990-1997 SINGLE FAMILY 171 128 TWO-FAMILY 76 4 MDL TI-FAMILY 88 305 DEMOLITIONS 139 54 SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1980-1997 City of Royal Oak Master Plan. Background Studies -------------------54 �Implications for Planning: • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City; • An aging population will increase the demand for senior housing and services; • The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures. Economic Base Regional Influences Royal Oak is within a short distance to major regional job and trade centers located in Detroit, Southfield, and Troy. As job growth in these areas continues, Royal Oak's central location and high quality of life will continue to attract new residents. Tax Base Residential property has continued to be the largest tax generator for the City of Royal Oak, indicative of the large number and quality of neighborhoods in the City. Commercial and Industrial SEV's (State Equalized Value) have remained relatively stable after a slight increase in 1991. Although the Residential SEV experienced a slight decline between 1990 and 1992, it increased steadily from 1992 to 1995. The following chart shows the SEV between 1990 and 1995. Figure 15 State Equalized Value: 1990-1995 Ro al Oak $ I ,000,000, 000 $900,000,000 $800,000,000 $700,000,000 - $600,000,000 - ..,_.......,..,RESIDENTIAL COMMERCIAL $500,000,000 $400,000,000 $300,000,000 $200,000,000 $ I00,000,000 $- ---INDUSTRIAL -- . - -- - - - - -- -- - - .. - ----~===~=~=======~::::t 1- 1990 1991 1992 1993 1994 1995 YEAR SOURCE: Oakland County Planning and Development City of Royal Oak Master Plan - Backgrourd Stud'1es -------------------55 �The following chart shows how the SEY is distributed amongst residential, commercial, and industrial lands. Figure 16 Royal Oak State Equalized Value: 1995 Commercial 22% Industrial 3% SOURCE: Oakland County Planning and Development Commercial Base The commercial base in Royal Oak is the largest category in terms of tax base after residential land use. Commercial uses are located predominately along Woodward Avenue and in the downtown area, with small pockets along Mile Roads and intersections. There are five major office buildings on Woodward which comprise 140,000 square feet of office space, and range in rents from $12.50 to $18.50 a square foot according to the Woodward Avenue Corridor Study Market Analysis. Two large retail centers located along Woodward are the Northwood Center which contains 214,675 square feet of space, and the Beaumont Center which contains 150,000 square feet of space. The downtown contains approximately 325,000 to 375,000 square feet of retail space according to the Downtown Royal Oak Master Plan, with rents ranging from $8 to $17 a square foot. The health of these commercial areas has a direct impact on the entire City as they provide a significant portion of the tax base. Industrial Areas There are three general industrial areas in the City of Royal Oak. The largest area is located on the east side of Coolidge, north of Normandy. A smaller industrial area is located at the southeast corner of Campbell and Bellaire, and lastly, there are a few remaining industrial uses along the railroad between Lincoln and I-696. Employers Beaumont Hospital is the largest employer in the City of Royal Oak, employing 8,100 workers. City of Royal Oak Master Plan • Background Studies --------------------56 �Major employers in Royal Oak are listed in the following table. Table 3 Rova IO ak Employers FIRMS #EMPLOYED William Beaumont Hospital 8,100 Royal Oak Schools I ,I 00 National City Bank *844 Meijer Inc. 835 Consumers Energy 615 City of Royal Oak 391 Masco Tech Forming Technologies, Inc. 340 SOURCE: Oakland County Planning and Development *Due to buyout of First of America, this figure could not be verified. Employment In 1990, 35,027 residents were employed, or 53.5% of the population. Mean travel time to work is approximately 20 minutes for Royal Oak residents, meaning most residents are employed irt close proximity to their homes. The majority of Royal Oak residents (74%) are in the Finance/Business, Wholesale/Retail, and Manufacturing type of industries. The following graph depicts job sectors for Royal Oak residents. Figure 17 Population By Industry: 1990 Royal Oak Construction 5% Manufacturing 21% Communications, Utilities - 3% Health, Education, Public Admin. - 7% Wholesale/ Retail - 25% Entertainment, Recreation - 8% Transportation Finance, Business, Other 28% 3% SOURCE: SEMCOG on-line "Community Profile", www.semcog.org Implications for Planning: • A strong, stable residential base is vital to the City; • Large employers in the City should be encouraged to stay to provide jobs for residents; • The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the City. City of Royal Oak Master Plan - Background Studies ---------------------57 �Community Facilities Recreation and Public Service The City Department of Recreation and Public Service is responsible for Parks, the Library, and the Senior/Community center. The department offers a comprehensive program for youth, adult, and senior activities. There are 50 parks in the City of Royal Oak. The City has a variety of MiniParks, Neighborhood Parks, and Community Parks. Facilities include a golf course, driving range, softball fields, an ice rink, and others. Parks provide a range of activities including both passive and active parks. The 1999 Parks and Recreation Master Plan included goals addressing needs for programs, recreation lands, administration and organization, and facilities. The Plan also established a five year Action Plan for programs and facilities improvements. The Senior/Community Center is located in the northern section of the City on Marais Street where a variety of programs and activities are offered for youth, adult, and seniors. Senior support services include ROSES, Royal Oak Senior Emergency Services which offers a variety of support services to residents 60 years of age and older. These services include home repairs, chores, and personal home care. Outreach and other support services such as the Alzheimer Support Group are also offered. The City of Royal Oak has a library which is under the jurisdiction of the City in the Recreation and Public Service Department. The Library is located downtown in the Civic Center area and offers a variety of programs and services including classes and special programs such as a Summer Reading program and the Poet in Residence program. Royal Oak Neighborhood Schools The School District of the City of Royal Oak has approximately 7,100 students, and 1,100 full time staff. The District includes all of the City of Royal Oak, and small portions of Huntington Woods, Clawson, and Berkley. Due to decreasing enrollment, redistricting started the 1998 school year. Redistricting resulted in the following mix of schools: ten elementary schools, two middle schools, and two high schools. The high schools will not have districts, rather will run on an open enrollment policy. Additionally, a vocational school operated by the Oak.land Tech Center School District is located in the north part of the City. Oakland Community College The Oakland Community College system comprises five campuses throughout Oakland County and is the largest community college in the state. The Royal Oak campus, located at the northeast corner of Washington and Lincoln, contains four buildings totaling approximately 164,000 square feet and a parking structure, all of which comprise the entire block. The college has been in Royal Oak since 1971. The Royal Oak campus is combined with the Southfield Campus in terms of administration and programming and serves approximately 7,000 students. The majority of students come from Royal Oak, Ferndale, and Madison Heights. A recent Master Plan for the college calls for the expansion of the campus to allow for additional classroom and counseling space. Any expansion would take place adjacent to the existing campus. Police The City Police station is located downtown in the Civic Center. The department has 97 employees and performs a variety of functions and programs. Divisions include Traffic Safety, Traffic Enforcement, Parking Enforcement, Traffic Education, Traffic Engineering, Traffic City of Royal Oak Master Plan - Background Studies --------------------58 �Accident Investigation, and Criminal Investigation. The department, in conjunction with the Royal Oak School District runs the THINK Program (Teaching, Helping, Involving, Nurturing, Kids) which sponsors substance abuse education classes in elementary and middle schools. The police department has three crime prevention programs run through the Crime Prevention Section: 1) Neighborhood Watch, 2) Business Watch, and 3) School Crime Prevention. In addition to the employed officers, the City has an Auxiliary Police Force. Members of the auxiliary force are trained and uniformed volunteers from the community who help patrol neighborhoods and business districts and report on suspicious circumstances. The force also provides additional support for emergency calls, and traffic control at accidents. Fire The City has the following three active fire stations: the main station at Sixth Street and Troy Street in the downtown, 13 Mile Road and Woodward Avenue, and 13 Mile Road and Rochester Road. There are 71 active members who, in addition to fire protection also provide Emergency Medical Services (EMS) and ambulance transport services. The Fire Department also conducts Public Fire Education with school children and seniors. The average response time in the City for emergency calls is approximately 2.8 minutes. The department is an active member of the Oakway Mutual Aid Pact including Ferndale, Birmingham, Madison Heights, Pontiac, Southfield, Bloomfield Township, and West Bloomfield Township. The pact has an agreement to assist in times of extraordinary need. The Pact also shares the "Raz-Mat" team for hazardous materials response and shares a vehicle equipped to address emergencies involving hazardous materials. Public Services Water service is through the Southeast Oakland County Water Authority (SOCWA), which purchases water from the City of Detroit. The Authority has water mains at several locations throughout the City where the City taps into and is metered. Royal Oak is one of ten nearby paiticipating communities in the Authority. Sanitary sewer and storm sewer utilizes the Oakland County Drain Commission drains which is then treated in Detroit at the treatment plant. The majority of the City has combined sewer and storm drains. Currently the 12 Towns Drain Improvement Project is underway, as directed by the Drain Commissioner, to improve capacity in the north arm of the drain system. The City performs maintenance on all drains, and the Engineering Department is responsible for new or replacement projects, while the City's Department of Public Works pe1forms minor repairs. The City also participates in the Southeast Oakland County Resource Recovery Authority (SOCRRA) for refuse and curbside recycling service. There is, however, a separate millage for refuse pick-up. Yard waste removal is available for a small fee. Royal Oak is one of 14 nearby communities who participates. Implications for Planning: • Residents will continue to expect the high quality of City services and programs currently provided; • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. City of Royal Oak Master Plan• Background Studies --------------------59 �Transportation Being an older community, Royal Oak has a well established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MOOT) and the Oakland County Road Commission utilize the classification system to determine the order in which improvement projects should be completed. Map 1 illustrates the functional classification system for various streets within Royal Oak. The following is a description of the different roadway classifications: Principal Arterials - Interstate/Non Interstate These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distance, and to provide through-travel movements. Minor Arterials Minor arterials include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major aiterial. Urban Collectors There are two types of collectors: major and minor. Major collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets The remainder of the streets within the City provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other lands uses or arterials. City Roadway Improvement Programs The City maintains and repairs all roads in Royal Oak, coordinated by the Departments of Transportation and Public Services. There are, however, roadways that are under County jurisdiction that the City is reimbursed to maintain as listed in the following table: Table 4 Roadway Segments Under County Jurisdiction R ova I O a k Roadway From: To: Coolidge Highway Woodward Avenue Fourteen Mile Eleven Mile Road Rochester Road Campbell Road Twelve Mile Road Campbell Road Stevenson Highway Fourteen Mile Road Rochester Road Campbell Road Greenfield Road Webster Road Fourteen Mile Road City of Royal Oak Master Plan - Background Studies --------------------60 �Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. According to the City of Royal Oak Downtown Parking Study and Master Plan report, there are 4,656 total parking spaces in the downtown area: 566 on-street parking spaces and 4,090 off-street parking spaces. The City controls 2,010 of the off-street parking spaces, and the remainder are privately managed and owned. The on-street parking provided allows for a variety of length of stay with I hour, 2 hour and IO hour meter parking. The study concluded that occupancy rates are highest between the hours of 8:00 pm and 10:00 pm, reflecting the position of the downtown as an entertainment and restaurant district with strong night-time activity. City of Royal Oak Master Plan - Background Studies --------------------61 �- _J I (t w > w rn u. 0 ' ,! nu.,:-ir• e ~ LEGEND Ii I Principal Arterial - Interstate Other Principal Arterial - Non-Interstate Minor Arterial Urban Collector Map 1 Roadway Functlonal Classlflcatlons Royal Oak, Michigan Soutca,, Michigan Dep81tment ot Tran8pottatlon Cerlish, I Wortman Associates, Inc. Coroomnlly Planners end Land•cape Archlteols Ann Arbor, Mlohlgen �Transit Royal Oak residents have a variety of u·ansit opportunities provided by SMART (Suburban Mobility Authority for Regional Transportation} which has a service hub in downtown Royal Oak. SMART transit opportunities include fixed route service to Detroit and nearby suburbs, park and ride facilities, and Community Transit services, which provides curb to curb transit services within a six mile radius of Royal Oak. Community Transit charges seniors and handicapped customers $1 a ride, and all others pay $2. The service uses large vans which hold up to 18 people. Advance scheduling is required except for common destination points. Also coordinated with SMART is Greyhound Bus Service and taxi-cab service. Amtrak service is also provided. Airports Royal Oak is conveniently located in close proximity to three major airports: Detroit Metropolitan Airport, Detroit City Airport, and Oakland County International Airport. Non Motorized Transportation Many people have chosen to live in Royal Oak because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are traditional City sidewalks. Lacking is a well-identified bikeway system providing designated linkages between neighborhoods and key community facilities. Royal Oak is designated, however, in the Southeast Michigan Greenways Concept Plan as having potential for pedestrian and bike paths which connect to the larger Oakland County System. 00 Implications for Planning: • Ongoing maintenance of existing City roadways is imperative; • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods; • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City; • Ensure adequate parking is provided to meet the growing demand. City of Royal Oak Master Plan - Background Studies --------------------63 �Existing Land Use Royal Oak was once a part of Royal Oak Township and is now defined by an assortment of mile roads, half mile roads and freeways. The municipalities of Royal Oak, Oak Park, Royal Oak Township, Huntington Woods, Ferndale, Berkley, Hazel Park, Madison Heights and part of Clawson all occupy the land which was once Royal Oak Township. Of this collection of communities, Royal Oak is by far the largest, occupying over 12 square miles of the 36 square mile area. The majority of the City is located east of Woodward Avenue. I-696 serves as a southern boundary and I-75 serves as much of the boundary to the east. The north boundary is roughly defined by Fourteen Mile Road but jogs both north and south in some places to the nearest half mile roads. Existing Land Use Definitions and Descriptions Existing land uses were mapped through a combination of reviewing existing land use maps prepared by Oakland County, current aerial photography and quarter section mapping available from the City. Since all current resources were both dated and/or inaccurate, field verification by both the consultant and City staff were necessary. Maps on the following page illustrate existing land use patterns for the northern and southern portions of the City. Existing land uses in the City are defined and generally described below. Figure 19 illustrates the distribution of Existing Land Use within the City. More detailed descriptions of land use characteristics by Subarea are found in the next section. Single Family Residential - Single family detached dwellings located on individual lots. Single Family Residential is the largest existing land use category in the City. Single Family Residential uses are located throughout the City. Two Family Residential - Buildings which contain two attached dwellings (also called duplexes). Two Family Residential uses exist in both scattered patterns throughout the City and in concentrated areas such as the north side of Fourth Street east of downtown, and the west side of Campbell north of Twelve Mile. Multiple Family Residential - Buildings which contain three or more attached units which are occupied as either apartments (rental units) or condominiums (owner occupied). Multiple Family Residential uses exist in scattered areas within the southern neighborhoods of the City, around the outskirts of downtown, in concentrated areas such as south of downtown west of Main Street, in the northern part of the City north of Fourteen Mile Road, and along Coolidge Highway east of Beaumont Hospital. Commercial - Includes uses such as retail, service, restaurant, office, and entertainment facilities located in small or large commercial areas. Commercial uses are located largely in the downtown, along Woodward Avenue, and along other commercial corridors such as Eleven Mile Road, Rochester Highway, and North Main Street. Restricted Parking - Parking lots which are accessory to a commercial or industrial use and are located on a separate residentially zoned and adjacent parcel. Restricted Parking areas are located predominantly along Woodward Avenue behind the commercial frontage. Industrial - Uses include warehousing, storage, research, laboratory, manufacturing, processing, and fabrication. Industrial uses in the City are concentrated into three areas including East of Coolidge Highway north of Thirteen Mile Road, the southeast corner of Campbell Avenue and Bellaire Avenue, and in the southern portion of the City along the railroad tracks south of Lincoln Avenue. City of Royal Oak Master Plan. Background Studies �Institutional - Uses include public buildings and parking lots, hospitals, schools, cemeteries, and churches. Institutional uses are located throughout the City such as Beaumont Hospital, schools, and cemeteries, and in the downtown such as City Hall, the Farmers Market, and Library. Parks and Recreation - Includes public and private parks, recreational facilities, and open space systems. Parks and Recreation uses are located throughout the City both in the form of small scattered neighborhood parks, and larger City-wide parks and facilities such as the Royal Oak Golf Club. Vacant - Parcels that are undeveloped and/or unused. There are very few vacant parcels remaining in the City. Two larger vacant parcels located in the southern portion of the City include the parcel east of the railroad north of I-696, and the area at the northeast corner of Main Street and 1-696. Transportation, Utilities, and Communications - Areas utilized for the provision of essential services such as gas, electricity, and telecommunications. There are only a few areas of Transportation, Utilities, and Communications in the City. Notable areas include the southeast corner of Fourteen Mile Road and Coolidge Highway, the east side of Troy Street between Lincoln A venue and Seventh Street, and some scattered locations along the railroad, Figure 1B Existing Land Use: 199B Royal Oak Parks and Transportation ... 1% Institutional 10% Two-Family - I% Single-Family 62% SOURCE: Carlisle/Wortman Associates, Inc. City of Royal Oak Master Plan - Background Studies --------------------65 ��Associates. Inc. pe Architects C.r1'5ht~;rtman PlaMeni and Landsca ~ = r. MJchlgan �Existing Land Use City of Royal Oak, Michigan South Portion of City July 15, 1999 Lf:GEND - - Singlo Family Two-Family Rosidenrlal Multlple Famlly Rosidontlal Commercial lnduslrial lnsUlullonal Parl<s and R8Clealaon TransP0<1alJon. UllUtiet & Communlcallon Resltlcted Parking Vacan1 c.wu..w---.....in.. --.Michlg, n Community Pttnntra artd l..lndsca,,. .Afchlloc,a �Subarea Existing Land Use Descriptions For purposes of organizing workshops and analyzing areas, the City was divided into seven planning subareas, as depicted by Map 3. A brief description of the location, land uses, and major landmarks are included in the Subarea land use descriptions below. Subarea 1 Subarea I is the smallest of all the subareas and is located in the northern portion of the City, bounded by Clawson to the east, Troy to the north, Birmingham to the west, and Normandy Road to the south. This portion was annexed into the city in the l 920's. Single family neighborhoods contain post-war cape cods and ranches. New residential development in this Subarea has been the 18 unit Cummingston Court Condominiums along Parmenter Boulevard. There is a large residential development called Coventry Parkhomes located along the west side of Crooks Road north of Fomteen Mile Road which contains attached condominium units. Industrial and intense commercial (Meijer's) uses are located along the railroad, while the east side is predominately residential. Light commercial uses are located along Fourteen Mile Road, and there is a commercial node at the Fourteen Mile Road and Crooks Road intersection. Landmarks include the large wooded Cummingston Park along the northern boundary of Royal Oak, the Normandy Oaks Golf Course, and the Railroad. Subarea 2 This Subarea is located in the northwest portion of City, bounded by Birmingham to the north, Beverly Hills and Greenfield Road to the west, Berkley and Twelve Mile Road to the south, and the railroad tracks to the east. This area was annexed into the City in the 1920's. The neighborhoods are varied architecturally including the Beverly Hills area on the west side of Woodward Avenue which was built in the 1930's and 1940's. This area includes Colonial Revival and ranch styles. A portion of the Vinsetta Park neighborhood is located in the southern section of Subarea 2. The remaining neighborhoods are generally post-war cape cods and ranches. The land use patterns in Subarea 2 are predominantly single family, with commercial and office uses along Woodward Avenue and Thirteen Mile Road, and multiple family uses along the Coolidge Highway, Thirteen Mile Road, Fourteen Mile Road, and Greenfield Road. There is one industrial area between the railroad and Coolidge Highway, north of Normandy Road. Beaumont Hospital is located on the south side of Thirteen Mile Road west of Woodward Avenue. Landmarks include the Royal Oak Golf Club, Memorial Park, and the Fire Station on Thirteen Mile Road. Subarea 3 Subarea 3 is located in the northern portion of the City and is bounded by Normandy Road and Clawson to the North, Main Street to the east, the railroad tracks to the west, and Twelve Mile Road to the south. This area was annexed into the City in the l 920's. Neighborhoods are predominantly comprised of post-war houses such as cape cods and ranches. The Subarea is predominantly single family residential with two areas of duplexes south of Thirteen Mile Road, east of the railroad tracks, and north of Webster Road. Multiple family residential located uses are located along Normandy Road and the railroad, across Crooks Road from Kimball High School, along Thirteen Mile Road, along Webster Road, and other pockets in the southern section of the subarea. Commercial uses exist along Crooks Road at Thirteen Mile Road, at Webster Road, and near Twelve Mile Road, and at the intersection of Main Street and Twelve Mile Road. New residential development has been limited to the 12 unit Oak Shade condominium project along Crooks Road. Landmarks include Kimball High School, the Senior/Community Center, Quickstad Park, Worden Park, and Starr Park. City of Royal Oak Master Plan - Background Studies --------------------68 �Map 3 SUB-AREA MAP COMPREHENSIVE MASTER PLAN Royal Oak, Michigan CMIIII/WorttN.n ANocll.tn. tna-. COmmlnty Plomoro and L•ndo- ..__ _ AMAlt>or,McNgaft �Subarea 4 Subarea 4 is located in the northeast portion of the City and is bounded by Madison Heights to the east, Clawson to the north, Main Street to the west, and Twelve Mile Road to the south. This portion of the City was annexed in the late l 920's, with the small area east of Campbell Road being annexed in the 1950s. With the exception of the Lakeside Drive area which contains older large scale homes from the 1920's, the remaining neighborhoods are predominately post-war cape cods and ranches. Land uses are predominately single family. There are duplexes along Campbell Road adjacent to Madison Heights, and scattered multiple family projects along Rochester Road and Main Street. Commercial uses are located along Main Street and along Rochester Road, and at the corner of Twelve Mile Road and Campbell Road. The small pocket on the east side of Campbell Road contains a school, park, and commercial and industrial uses. Landmarks include the Red Run Golf Club, Wagner Park, and the Fire Station along Rochester Road. Subarea 5 Subarea 5 is located between the downtown to the east, Woodward Avenue to the west, 1-696 to the south, and Twelve Mile Road to the north. A small portion of Subarea 5 is located across Woodward Avenue directly north of the Detroit Zoo, although this small area is virtually indistinguishable from surrounding Huntington Woods. The area of the City which encompasses Subarea 5 was annexed by 1922 and serves as a gateway to the City of Royal Oak. Architectural styles are varied with some older neighborhoods built in the 1910's and 1920's containing larger scale Colonial Revival, English Tudor Revival, and Dutch Colonial. These areas are located along Hendrie Boulevard and in the Vinsetta Park area. Remaining architecture in Subarea 5 can be described as predominately Arts and Crafts, early 20th Century Bungalows, American Foursquares, and building styles taken from the Sears and Roebuck catalog. Identifiable landmarks and points of interest in Subarea 5 include the Detroit Zoo at the southern portion at 1-696, the Grand Trunk Railroad which bisects the northern neighborhoods, the Woodward Avenue Corridor, the Royal Oak YMCA, Dondero High School, Meininger Park, and the Royal Oak Women's Club, built in 1839, the City's oldest structure. New housing has mainly consisted of the 14 unit Washington Place condominiums located across from Dondero High School. The portion of Woodward Avenue located in Subarea 5 consists mainly of commercial, office, and multiple family uses. Both Eleven Mile Road and Washington Street (south of the downtown) provide a mix of small commercial, office, services, and small scale multiple-family uses. The commercial uses along Main Street north of downtown are characterized by more intense commercial uses such as automobile dealerships and repair. The remaining area is single family in nature with scattered multiple family uses. Subarea 6 The location of Subarea 6 generally coincides with existing Downtown Development Authority boundaries with the exception of the northern boundary, which extends north to Oakland, University, and Pingree Avenues respectively, and the west side of the southern portion of Main Street, which is included in Subarea 6. The area which is now the downtown core was the origin of the City and was established in 1836. Several historic structures are located in the downtown area. Land uses are predominantly commercial and office in nature, with scattered multiple family and institutional uses such as churches. Two high-rise senior housing complexes are located just east of downtown and residential uses are located north of Eleven Mile Road and east of Main Street. City of Royal Oak Master Plan - Background Sh.dies �The Civic Center area includes Farmers Market, City Hall, the Library, and the Police Station. Oakland Community College is located along Lincoln Street on the west side of downtown. Overall, downtown has a unique character with many restaurants, night spots and galleries. The southern node of Subarea 6 includes the newly developed Main Street Square townhouse development, and the recently approved but not yet built mixed use development. Subarea 7 Subarea 7 is located in the southeast portion of the City and is bounded by 1-696 to the south, I-75 and Madison Heights to the east, the downtown to the west, and Twelve Mile Road to the north. The western portion of Subarea 7 was annexed into the city in the 1920's, with the remaining area annexed in the 1940's. The architectural styles of the western portion includes predominantly Arts and Crafts, Sears Roebuck, Bungalows and American Foursquares. The eastern area is predominately post-war architecture which includes cape cods and ranches. New development has been concentrated in the southern portion of Subarea 7, such as the Maryland Club Condominiums, but also small scale condominium projects have been built throughout the Subarea. Land uses are generally categorized as varied commercial, office, and industrial uses along the western border adjacent to downtown, commercial and multiple-family uses along Eleven Mile Road, Campbell Road, Fourth Street, and Lincoln Avenue. One large vacant parcel is located east of the railroad in the southern portion of the subarea. A predominately industrial area is located in the northeast comer of the subarea between Campbell Road, Gardenia Avenue, 1-75, and Twelve Mile Road. The remaining area is single family in nature with scattered multiple and two-family developments, and various institutional uses such as churches and schools. Major landmarks include the Royal Oak, Oakview, and St. Mary's cemeteries. Implications for Planning: • As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue; • The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts. City of Royal Oak Master Plan - Background Studies --------------------71 �Summary of Implications for Planning The following is a summary of the implications for planning from all of the various background studies which were conducted including Population, Housing, Economic Base, Community Facilities, Transportation, and Existing Land Use: • Consideration of what is occmring in adjacent communities is integral to the planning process. • Coordination should occur with adjacent communities to benefit the entire area. • Past plans should be reviewed in all current and future planning efforts. • The City should update and reevaluate the Master Plan on an ongoing basis. • The City will evaluate the implementation of and adherence to the current Master Plan on an ongoing basis. • The City can expect a relatively stable population base in the future. • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City. • An aging population will increase the demand for senior housing and services. • The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures. • A strong, stable residential base is vital to the City. • Large employers in the City should be encouraged to stay to provide jobs for residents. • The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas is vital to the future of the City. • Residents will continue to expect the high quality of City services and programs currently provided. • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. • Ongoing maintenance of existing City roadways is imperative • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City. • Ensure adequate parking is provided to meet the growing demand. • As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue. • The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts. City of Royal Oak Master Plan - Background Studies --------------------72 ��Visioning and Public Participation ��Visioning and Public Participation Visioning Workshops A series of town meetings were conducted as the first step in the public input phase of the City of Royal Oak's Master Plan update effort. For planning purposes, the City was divided into seven planning subareas. A workshop was conducted for each subarea. The primary focus of each workshop was to gain an understanding of the issues pertinent to that subarea. In conducting the town meetings, a technique called "Visioning" was used. The visioning process provide a vehicle for people of diverse viewpoints to identify the common dreams and desired future for their community. Each workshop entailed identifying vision statements via a brainstorming process based upon the following principles: □ Visions should generate new and bold ideas for the future D All ideas and visions are welcome D No ideas or visions will be criticized D Participation from all is encouraged A common format was followed at each workshop. Central to the process was small group discussions. Workshop participants were divided into small groups and, with the help of a trained volunteer facilitator, generated lists of visions statements which reflected individual ideas. Topics covered by the small groups included: • • • Housing and Neighborhood Preservation, Commercial, Office, and Industrial land use, and Community Services, Recreation, and Transportation. Topics were somewhat altered for the Downtown visioning workshop. After all statements were recorded, the small groups voted on which statements were "priority" vision statements. This step facilitated both the prioritization of issues, as well as built consensus amongst participants. The facilitator recorded all statements and votes. Each small group then presented its "priority" vision statements to the large group, and again the large group voted on the statements producing "top priority" visions for that particular workshop. The following table gives the details regarding each workshop including date, location, and attendance. Nearly 200 people attended the workshops. City of Royal Oak Master Plan - Visioning and Public Participa1ion -----------------73 �Table 5 Ro ya I Oak v·1s1onmg Wors k h01 )S Subarea Date Location Participants 5 June 17, 1997 Dondero High School 68 7 October 8, 1997 Dondero High School 32 4 October 29, 1997 Kimball High School 16 3 November 12, 1997 Kimball High School 10 1 and 2 December 10, 1997 Kimball High School 12 6 January 14, 1998 Royal Oak Women's Club 60 Priority Visions Several predominant themes arose from the visioning workshops. In general, those themes focused on the following elements: D D D D D D D Neighborhood preservation Areas around the Downtown Commercial corridor improvements along major roadways Woodward Avenue improvements Downtown Community Facilities Transportation The results of each workshop are discussed in detail by Subarea in the balance of this section. However, the following table summarizes the predominant themes expressed in each subarea. Table 6 ummary of S ubarea ssues SUBAREA ISSUES Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 s Neighborhood Preservation v' Historic Resources v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' Relationship to Downtown Appearance/Image v' Transportation/Circulation Commercial Corridor Woodward Avenue v' v' v' v' v' v' v' v' The following identifies the priorities expressed at each of the Visioning Workshops. Although the majority of issues which arose related to the Subarea in which the workshop was conducted, several issues which were of city-wide significance arose and are listed separately. A complete documentation of all vision statements are contained in Appendix 1 for each Subarea workshop, and are organized both by small group and by topic. City of Royal Oak Master Plan - Visioning and Public Partleipation ----------------74 �Subareas 1 and 2 I) Protect single family neighborhoods with use of buffering, only small scale multiplejamily, and prevention of commercial encroachment 2) Improve Woodward Avenue corridor addressing appearance, quality of businesses, parking, pedestrian access, etc. Subarea 3 I) Maintain existing character of single family neighborhoods 2) Protect historic resources and maintain trees and open space 3) Promote residential scale and character of commercial areas adjacent to neighborhoods Subarea 4 I) Protect character of residential neighborhoods and encourage single family housing 2) Restrict cut-through traffic through neighborhoods 3) Maintain parks as natural areas Subarea 5 I) Promote historic neighborhood identification and develop design and density standards for new development 2) Encourage consistency between existing land use and zoning 3) Reduce cut-through traffic in residential neighborhoods 4) Ensure buffers and transitional uses between commercial areas and neighborhoods 5 Improve Eleven Mile corridor with regards to facades, landscaping, signage, parking, and code etiforcement Subarea 6 (Downtown) I) Promote a mix of land uses downtown including high density housing, office space, and a retail and service mix that meets day to day needs of residents 2) Encourage preservation of historic structures and promote urban character 3) Consider a cultural facility/center and enhance the civic center area 4) Parking should be consolidated into mixed-use multi-level structures 5) Consider expansion of the Downtown Development Authority south of Lincoln A venue Subarea 7 I) Preserve integrity of single family neighborhoods City of Royal Oak Master Plan - Visioning and Public Participation ------------------75 �2) Ensure buffers between commercial areas and neighborhoods 3) Improve appearance (landscaping, screening, signage) of Eleven Mile Road corridor and other commercial, office, and industrial areas In all of the Workshops, a number of visions were expressed that went beyond the boundaries of the particular Subarea. The following statements of City-wide significance were expressed: Community Facilities I) Improve and maintain parks 2) Consider a community recreation center with a swimming pool, tennis courts, skate board and roller rink, and ice rink 3) Provide programs for adolescents and young adults 4) Develop strategy for school building re-use 5) Consider a cultural facility/center and enhance the civic center area 6) Reorganize civic center and promote as a focal point 7) Expand Farmers Market complex Transportation 1) Increase opportunities for walking, hiking, biking, and rollerblade trails 2) Restrict cut-through traffic in single family neighborhoods 3) Promote non-motorized transportation 4) Consider city-wide public transportation system 5) Bwy railroad below grade and reclaim land for development 6) Promote pedestrian walkways downtown City of Royal Oak Master Plan - Visioning and Public Participation ------------------76 �Concept Plan Workshops Following completion of the Visioning Workshops, Concept Plans were formulated for each Planning Subarea. The purpose of the Concept Plan was to illustrate the common themes which emerged from the Visioning Workshops and provide a vehicle for discussion with the Steering Committee and the public in following workshops. The Concept Plans contained the overall key concepts plan for Royal Oak as well as more detailed Land Use Concept Plans for each Subarea. While the overall plan identified and illustrated the key concepts for the entire City in a generalized fashion, the subarea concepts provided and illustrated more specific recommendations. Key concepts and specific recommendations were derived directly from the Visioning Workshops as well as analysis of existing land use patterns and other physical conditions. Particular attention was given to areas where there are conflicts between current zoning and existing land use (i.e., single family dwellings zoned for multiple family). Key concepts were identified for the following areas: • • • • • • residential neighborhoods major corridors that are primarily commercial in nature Woodward Avenue corridor area downtown area areas where existing land uses are to be maintained, and opportunities/enhancement areas, selected target areas designated for redevelopment and/or enhancement. The subarea concept plan narratives followed a similar format for each subarea with a brief description of the area giving location, neighborhood character, major existing land uses, and subarea landmarks. Second, issues emerging from the visioning workshops and from further analysis were identified. Finally, the subarea land use concept plan illustrated specific recommendations for future land use. The Concept Plans were reviewed by the Steering Committee prior to the scheduling of the public workshops. The purpose of the workshops was to present Concept Plans to the public and receive their input on the general content and direction. In an effort to bring continuity to the planning process, concept plans for the entire City and each subarea were presented. Two workshops were held. The first workshop was conducted at Kimball High School on May 21, 1998 and was attended by 9 people. The second workshop was conducted on June 2, 1998 at the Baldwin Theater and was attended by 63 people. City of Royal Oak Master Plan - Visioning and Public Partlcipation ��Appendix I Visioning Statements ��Appendix I The following appendix contains verbatim listings of vision statements from each Subarea Workshop. Only the priority visions statements which were presented by the small groups to the large group are presented. Visions are listed by Subarea, and are organized in two ways: by small group, and by topic. The number of large groups votes are given for each vision statement. Vision Statements by Group - Subareas 1 and 2 Group 1 Visions Vote 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 6 1.2 Increase Woodward parking by removing commercial buildings 9 1.3 Buffering between residential and more intense uses: I 0-15' landscaped 5 1.4 Increase Woodward parking by removing housing 9 1.5 Eliminate "seedy" businesses (e.g. motels) 5 1.6 Reduce sign clutter increase uniformity on Woodward 9 1.7 Add transit up Woodward ... a tram? 6 Group 2 Visions Vote 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 8 2.2 Maintain our school property 5 2.3 Fewer (maybe none) motels in Royal Oak 2.4 Improve and maintain our neighborhood parks 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, ark.in Group 3 Visions 3.1 "Westborn" style use closing streets fonning cul-de-sacs to separate business from residential, use 1/2 walls, landscaping 6 Il Vote 11 3.2 More consideration of parking needs of businesses/business owners 9 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business ''park-like settings" 9 3.4 Use of "small scale" multiple family, creates intimacy/friendly setting 7 3.5 Commercial/Industrial/Office= Moratorium on fast-food/carry out due to traffic considerations 5 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - �Vision Statements by Topic- Subareas 1 and 2 Neighborhood Related Visions 3.l "Westborn" style, use closing streets and forming cul-de-sacs to separate business from residential, use 1/2 walls, landscaping Vote 11 3.4 Use of "small scale" multiple family, creates intimacy/friendly setting 7 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 6 1.3 Buffering between residential and more intense uses: 10-15' landscaped 5 Woodward Ave. Related Visions 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking Vote 11 1.6 Reduce sign clutter increase unifonnity on Woodward 9 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business "park-like settings" 9 1.4 Increase Woodward parking by removing housing 9 1.2 Increase Woodward parking by removing commercial buildings 9 1.7 Add transit up Woodward ... a tram? 6 Commercial/Industrial/Office Related Visions Vote 3.2 More consideration of parking needs of businesses/business owners 9 1.5 Eliminate "seedy" businesses (e.g. motels) 5 3.5 Moratorium on fast-food/carry out due to traffic considerations 5 2.3 Fewer (maybe none) motels in Royal Oak Community Services Related Visions Vote 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 8 2.4 Improve and maintain our neighborhood parks 6 2.2 Maintain our school property 5 City of Royal Oak Master Plan -Appendix 1--------------------------2 �Vision Statements by Group R Subarea 3 Group 1 Visions Vote 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. l.2 Identify City (school district) goals for current public areas, school district buildings and properties in Kimball area. 7 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 5 1.4 Stress enforcement of codes both to rental and owner occupied properties. 2 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.7 Maintain current number of parks. 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 1.9 Improve drainage and walking/riding facility in park areas. 0 Group 2 Visions Vote 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. 8 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.3 Code enforcement: • signage (commercial) • outdoor display area lighting maintenance - neatness of structures • notification area expanded (beyond 300 feet) 5 2.4 Need to combine city, school, and community when discussing school closings or utilization of public facilities. 4 2.5 Maintain resources: trees greens paces historical sites 8 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - 3 �Vision Statements by Topic - Subarea 3 Neighborhood/Transitional Areas Related Visions Vote 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 5 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 Commercial/Office/Industrial Related Visions 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. Vote 8 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. Parks and Community Services Related Visions Vote 2.5 Maintain resources: • trees greens paces historical sites 8 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in Kimball area. 7 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.4 Need to combine city, school, and community when discussing school closings or utilization of public facilities. 4 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1. 7 Maintain current number of parks. 1.9 Improve drainage and walking/riding facility in park areas. City Image/Appearance Related Visions 2.3 Code enforcement: • signage (commercial) • outdoor display area • lighting • maintenance - neatness of structures • notification area expanded (beyond 300 feet) I .4 Stress enforcement of codes both to rental and owner occupied properties. City of Royal Oak Master Plan -Appendix 0 Vote 5 2 1--------------------------4 �Vision Statements by Group - Subarea 4 Group 1 Visions Vote 1.2 More Community Center needs: busses, north center and south center 9 1.3 Mass transportation plan 9 1.4 Specifically plan where single family houses and condos/appartments should be located within neighborhoods (no strip malls) 7 J.5 Berm to keep Foodland shoppers out of nearby neighborhood 6 Group 2 Visions 2.1 Protect Royal Oak from strip malls--"We don't need them" 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Vote 10 4 2.3 Restrict commercial traffic flows into residential neighborhoods 12 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 5 2.5 More supervised recreation facilities for everyone--community swimming pools Group 3 Visions 10 Vote 3.1 Encourage single-family housing 14 3.2 Keep parks natural - don't be trendy, don't over specialize. Maintain them. 14 3.3 Fix existing roads and sidewalks 3.4 Consistency of contiguous land uses - no mixing 3.5 A city with high appearance standards which all work to maintain Group 4 Visions 4.1 Protect character of our residential neighborhoods 9 3 11 Vote 15 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4 4.3 Facilitate non-motorized traffic 4 4.4 Improve utilization and appearance of parks 4.5 Redevelop commercial and industrial to residential 4.6 Encourage diversity ofCBD by terminating parking subsidy for sellers of alcohol 7 City of Royal Oak Master Plan -Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 5 �Vision Statements by Topic - Subarea 4 Neighborhood Related Visions Vote 4. l Protect character of our residential neighborhoods 15 3.1 Encourage single-family housing 14 1.4 Specifically plan where single family houses and condos/appartments should be located within neighborhoods (no strip malls) 7 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 5 Transitional Areas Related Visions Vote l .5 Berm to keep Foodland shoppers out of nearby neighborhood 6 3.4 Consistency of contiguous land uses - no mixing 3 4.5 Redevelop commercial and industrial to residential Transportation Related Visions 2.3 Restrict commercial traffic flows into residential neighborhoods Vote 12 1.3 Mass transportation plan 9 3.3 Fix existing roads and sidewalks 9 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 5 4.3 Facilitate non-motorized traffic 4 Parks and Community Services Related Visions Vote 3.2 Keep parks natural - don't be trendy, don't over specialize. Maintain them. 14 2.5 More supervised recreation facilities for everyone--community swimming pools 10 1.2 More Community Center needs: busses, north center and south center 9 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 5 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4 City of Royal Oak Master Plan -Appendix 1------------------------6 �Vision Statements by Topic - Subarea 4 City Image/Appearance Related Visions 3.5 A city with high appearance standards which all work to maintain 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Commercial Land Use Related Visions 2.1 Protect Royal Oak from strip malls--"We don't need them" 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol City of Royal Oak Master Plan -Appendix Vote 11 4 Vote 10 7 1------------------------7 �Vision Statements by Group - Subarea 5 Group 1 Visions l.l Loft Apartments/Condo/Businesses - Development Vote 22 l .2 Elected Officials to set policy and let staff run it 6 l.3 Promote a mass transit subway; trolley; integrate all transportation 6 I .4 Planning areas to have neighborhood retail within walking distance 0 l .5 Create zoning to help corridor business flourish 0 Group 2 Visions 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods Vote 11 2.2 Preserve the neighborhood with regard to multi/single/two party homes 4 2.3 Green space 4 2.4 Preserve historical character 3 2.5 Greatly increased free parking 3 2.6 Retail - support incentives from a proactive City government Group 3 Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. Vote 18 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3 .4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 7 3.5 All utilities underground 4 Group 4 Visions 9 6 Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, stricter code enforcement on commercial and apartment exteriors (Citywide) 22 4.2 Bike/running/rollerblading paths in parks, rollerblade rink II 4.3 Limiting multi-family housing in residential neighborhoods 4.4 Woodward/I I Mile Roads, locations where business meets residential, setbacks, improved parking, appearances, etc. 10 4.5 SEMCOG regional transportation system; railroad below street level in Downtown 2 0 City of Royal Oak Master Plan-Appendix 1 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 8 �Vision Statements by Group - Subarea 5 Group 5 Visions 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use, Better public transportation within the City and intra-City (bus, trolley, and light rail) 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.3 Maintain neighborhood occupant diversity Vote 22 3 2 5.4 Conformity with Woodward commercial architectural design 5.5 Hiking/biking paths 5.6 Downtown landscaping (planters) 5.7 No encroachment by Commercial/Industrial on Residential 0 5.8 Incentive for conformity with signage to regulations 0 Group 6 Visions Vote 6.1 "CBD" - expansion with guidelines - possibly to South or any other place within reason 9 6.2 Create recreational "Bike Path" 6 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 6.4 Within transition areas - between business and neighborhood - "buffer zones." (create continuity) 0 6.5 Keep a variety of businesses in town 0 Group 7 Visions 7.1 Expand and improve Farmer's Market area to create a "Commons" or Town Center - incorporate City Hall, Court House and Library 7.2 No condos on streets zoned single family 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space Vote 20 13 12 7.4 Improve 11 Mile road and businesses appearance 6 7.5 Quality new construction carefully planned with neighborhood input 5 Group 8 Visions Vote 8.1 Reduce through-traffic in residential neighborhoods 13 8.2 Establish City-wide public transportation system 10 8.3 Address parking in downtown area (congestion/density) 6 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 2 8.5 Balance future development between uses (retail, office, restaurants, etc.) 2 City of Royal Oak Master Plan -Appendix 1 , - - - - - - - - - - - - - - - - - - - - - - - - - - 9 �Vision Statements by Topic - Subarea 5 Neighborhood Related Visions Vote 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 18 7.2 No condos on streets zoned single family 13 8. l Reduce through-traffic in residential neighborhoods 13 4.3 Limiting multi-family housing in residential neighborhoods 10 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual *16 use 7.5 Quality new construction carefully planned with neighborhood input 5 2.2 Preserve the neighborhood with regard to multi/single/two party homes 4 2.4 Preserve historical character 3 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 2 5.3 Maintain neighborhood occupant diversity 2 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 1.4 Planning areas to have neighborhood retail within walking distance 0 5.7 No encroachment by Commercial/Industrial on Residential 0 Transitional Areas Related Visions 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space Vote 12 2. l Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 6.4 Within transition areas - between business and neighborhood - "buffer zones." (create continuit City of Royal Oak Master Plan -Appendix 0 J-------------------------10 �Vision Statements by Topic - Subarea 5 Downtown Related Visions Vote 1.1 Loft Apartments/Condo/Businesses - Development 22 7.1 Expand and improve Farmer's Market area to create a "Commons" or Town Center - incorporate City Hall, Court House and Library 20 6.1 "CBD" - expansion with guidelines - possibly to South or any other place within reason 9 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 7 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main SL) 6 8.3 Address parking in downtown area (congestion/density) 6 2.5 Greatly increased free parking 3 8.5 Balance future development between uses (retail, office, restaurants, etc.) 2 5.6 Downtown landscaping (planters) 6.5 Keep a variety of businesses in town Commercial Corridor (11 Mile, Woodward) Related Visions 0 Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, stricter code enforcement on commercial and apartment exteriors (Citywide) 22 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 9 7.4 Improve 11 Mile road and businesses appearance 6 4.4 Woodward/11 Mile Roads, locations where business meets residential, setbacks, improved parking, appearances, etc. 2 5.4 Conformity with Woodward commercial architectural design 2.6 Retail - support incentives from a proactive City government 1.5 Create zoning to help corridor business flourish 0 5.8 Incentive for conformity with signage to regulations 0 Recreation Related Visions 4.2 Bike/running/rollerblading paths in parks, rollerblade rink Vote 11 6.2 Create recreational "Bike Path" 6 2.3 Green space 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 4 3 5.5 Hiking/biking paths City of Royal Oak Master Plan -Appendix 1-------------------------11 �Vision Statements by Topic .. Subarea 5 Transportation Related Visions 8.2 Establish City-wide public transportation system 1.3 Promote a mass transit subway; trolley; integrate all transportation 5.1 Better public transportation within the City and intra-City (bus, trolley, and light rail) 4.5 SEMCOG regional transportation system; railroad below street level in Downtown Vote 10 6 *6 0 Vote Miscellaneous Visions 1.2 Elected Officials to set policy and let staff run it 6 3.5 All utilities underground 4 *Group 5, Statement #I had three elements to it, but participants voted for it as a whole. 22 votes were given to the entire grouping of statements, so when statements were organized by topic, points were broken down accordingly. City of Royal Oak Master Plan -Appendix 1------------------------12 �Vision Statements by Group - Subarea 6 (Downtown) Group 1 Visions Vote 1.1 Make paths from parking lot to the retail/entertainment areas an "adventure" 7 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas station.) 0 1.3 Expand DDA area to further south of Lincoln 25 1.4 Change 11 Mile Road to an "Old Town" area 8 1.5 More "green spaces", "larger squares", and pedestrian mall Group 2 Visions 10 Vote 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 2.2 Utilize corridor between downtown and I-696 5 2.3 Retail mix commercial office space and service related business 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 2.5 Establish graduated building heights from residential peaking toward downtown Group 3 Visions 22 4 )9 Vote 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 3.2 Provide integrated parking capability 0 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 3.5 Central community plaza with swimming pool, skate board 1/2 pipe, outdoor ice rink and ci vie/athletic accommodations Group 4 Visions 22 Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also for retail, etc. Generally use of decks 28 4.2 Farmer's Market - Revamp/clean up parking area, improve appearance. Increase use of activity - perhaps auction extravaganza - weekdays. 15 4.3 Downtown• Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more pedestrian friendly 11 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this will act as a transition to residential 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 1 3 �Vision Statements by Group - Subarea 6 (Downtown) Group 5 Visions 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan Vote 12 5.2 Taller facilities/higher density of housing close to downtown 5.3 Downtown "central" park 3 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 26 5.5 Develop linear corridor to 1-696. Main and Washington 14 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service Group 6 Visions 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character - not suburban Vote 32 6.2 Attract higher income residents 5 6.3 Must have land use mix - not all bars/restaurants 0 6.4 Railroad - elevate or bury for safety and reclaimed real estate Group 7 Visions 21 Vote 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 7.3 Encourage higher density housing in downtown lofts 36 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 7.5 Reorganize civic center area 12 7.6 Promote intensively pedestrian and slightly off-beat atmosphere 11 Group 8 Visions Vote 8.1 Redefine/expand CBD boundaries 14 8.2 Develop cultural/civic/auditorium/amphitheater center 15 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 8.5 Railroads underground 8.6 Preserve historical buildings City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 4 �Vision Statements by Topic - Subarea 6 (Downtown) Housing Related Visions Vote 7 .3 Encourage higher density housing in downtown lofts 36 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 12 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 6.2 Attract higher income residents 5 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 4 5.2 Taller facilities/higher density of housing close to downtown Land Use Mix Related Visions Vote 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 2.3 Retail mix commercial office space and service related business 22 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this will act as a transition to residential 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas station.) 0 6.3 Must have land use mix - not all bars/restaurants 0 Design/Appearance Related Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character - not suburban 32 2.5 Establish graduated building heights from residential peaking toward downtown 19 1.5 More "green spaces", "larger squares", and pedestrian mall 10 1.4 Change 11 Mile Road to an "Old Town" area 8 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 5.3 Downtown "central" park 3 8.6 Preserve historical buildings 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 5 �Vision Statements by Topic - Subarea 6 (Downtown) Civic/Cultural Center Related Visions Vote 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 3.5 Central community plaza with swimming pool, skate board 1/2 pipe, outdoor ice rink and civic/athletic accommodations 26 8.2 Develop cultural/civic/auditorium/amphitheater center 4.2 Farmer's Market - Revamp/clean up parking area, improve appearance. Increase use of activity - perhaps auction extravaganza - weekdays. 15 7.5 Reorganize civic center area 12 Transportation/Parking/Pedestrian Related Visions 22 15 Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also for retail, etc. Generally use of decks 28 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.6 Promote intensively pedestrian and slightly off-beat atmosphere ll 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more pedestrian friendly 11 1.1 Make paths from parking lot to the retail/entertainment areas an "adventure" 7 8.5 Railroads underground 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service 3.2 Provide integrated parking capability Downtown Expansion Related Visions 0 Vote 1.3 Expand DDA area to further south of Lincoln 25 5.5 Develop linear corridor to 1-696 - Main and Washington 14 8.1 Redefine/expand CBD boundaries 14 2.2 Utilize corridor between downtown and 1-696 5 City of Royal Oak Master Plan-Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 6 �Vision Statements by Group - Subarea 7 Group 1 Visions Vote 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 38 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 18 1.3 Restrict "overbuilding" in relation to lot size (no small box houses) 8 l .4 11 Mile Rd. - develop a beautification "theme"/streetscape wider street 8 1.5 More "green space" 7 Group 2 Visions Vote 2. I Stricter code enforcement on owner occupied & rental residential properties 13 2.2 Create more programs for adolescents, young adults, i.e. roller blading, skateboarding, hiking and biking trails 17 2.3 No more condo clusters in south end of town 19 2.4 Create buffers between residential & commercial/industrial IO 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 12 Group 3 Visions 3.1 Single family zoning in neighborhoods, less density in multiple complexes Vote 5 3.2 Streetscape on 11 mile/main more welcoming. Have combination of 1st floor retail/office, upper floors residential Il 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 12 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Group 4 Visions 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 4.2 Remove parking meters 7 II Vote 2 17 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 5 4.4 Improve public transportation by using smaller van-type units to various business areas 2 4.5 Add Park & Ride areas from downtown to Woodward Corridor 3 City of Royal Oak Master Plan -Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 7 �Vision Statements by Group M Subarea 7 Group 5 Visions Vote 5.1 Appropriate placement of condos with regard to ingress and egress of traffic 5.2 Preservation of single family neighborhoods 6 5.3 Mixed use development (offices and residential) in same building 15 5.4 Better managed parking in City, including free parking in downtown 14 5.5 Expand use of Farmers Market as a community center 14 Group 6 Visions Vote 6.1 Maintain residential density 8 6.2 Transition areas = green areas 7 6.3 Traffic control 5 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 11 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 10 City of Royal Oak Master Plan• Appendix l - - - - - - - - - - - - - - - - - - - - - - - - - 1 8 �Vision Statements by Topic - Subarea 7 Neighborhood Related Statements Vote 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 38 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 18 2.1 Stricter code enforcement on owner occupied & rental residential properties 13 6.1 Maintain residential density 8 5.2 Preservation of single family neighborhoods 6 3.1 Single family zoning in neighborhoods, less density in multiple complexes 5 Transitional Areas Related Statements Vote 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 11 2.4 Create buffers between residential & commercial/industrial IO 6.2 Transition areas= green areas 7 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 5 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 2 Transportation/Parking Related Statements Vote 4.2 Remove parking meters 17 5.4 Better managed parking in City, including free parking in downtown 14 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 10 6.3 Traffic control 5 4.5 Add Park & Ride areas from downtown to Woodward Corridor 3 4.4 Improve public transportation by using smaller van-type units to various business areas 2 5.1 Appropriate placement of condos with regard to ingress and egress of traffic Community Services Related Statements Vote 2.2 Create more programs for adolescents, young adults, i.e. roller blading, skateboarding, hiking and biking trails 17 5.5 Expand use of Farmers Market as a community center 14 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public ]l City of Royal Oak Master Plan - Appendix 1 - - - - - - - - - - - - - - - - - - - - - - ~ - - 1 9 �Vision Statements by Topic - Subarea 7 City Image Related Statements Vote 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 12 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 12 3.2 Streetscape on 11 mile/main more welcoming. Have combination of 1st floor retail/office, upper floors residential 11 1.3 Restrict "overbuilding" in relation to lot size (no small box houses) 8 1.4 11 Mile Rd. - develop a beautification "theme"/streetscape wider street 8 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 7 1.5 More "green space" 7 Miscellaneous Statements Vote 2.3 No more condo clusters in south end of town 19 5.3 Mixed use development (offices and residential) in same building IS City of Royal Oak Master Plan -Appendix 1 1 - - - - - - - - - - - - - - - - - - - - - - - - 2 0 �Appendix II Master Plan Meetings: Plan Commission and Steering Committee ��Master Plan Steering Committee Meetings 1997-1999 5-1-97 Planning Dept. Conference Room Re ular 6-5-97 Senior/Community Center Regular 6-17-97 Dondero High School Visioning Workshop 7-3-97 Senior/Community Center Regular 8-7-97 Senior/Community Center Regular 8-26-97 Senior/Community Center Regular 9-16-97 Dondero High School Town Meeting Follow-Up 10-2-97 Senior/Community Center Regular 10-8-97 Dondero High School Visioning Workshop 10-29-97 Kimball High School Visioning Workshop 11-6-97 Senior/Community Center Regular 11-12-97 l<imball High School Visioning Workshop 12-10-97 Kimball High School Visioning Workshop 1-14-98 Royal Oak Women's Club Visioning Workshop 2-5-98 Senior/Community Center Regular 3-5-98 Senior/Community Center Regular 3-23-98 Senior/Communit Center Re ular 4-2-98 Senior/Community Center Re ular 4-30-98 Senior/Communit S ecial 5-21-98 l(imball High School Town Meeting 6-2-98 Baldwin Theater Town Meeting 6-18-98 Senior/Community Center Regular 9-3-98 Senior/Community Center Regular 9-16-98 Library Auditorium Neighborhood Review 9-23-98 Library Auditorium Neighborhood Review Center �Master Plan Steering Committee Meetings 1997-1999 10-1-98 Senior/Communit Center Regular 10-20-98 Oakland Comm. College Theater Public Hearing 11-5-98 Senior/Community Center Regular 12-1-98 Senior/Community Center Regular 1-13-99 Cancelled due to weather Cancelled due to weather 1-20-99 Senior/Community Center Regular 2-4-99 Senior/Community Center Regular 2-24-99 Senior/Community Center 3-11-99 Library Auditorium Regular Public Comment Closed Session 3-24-99 Baldwin Theater Public Hearing 3-31-99 Senior/Community Center Regular 7-14-99 �PLAN COMMISSION MASTER PLAN SCHEDULE Meetin Saturda March 27 Senior Center 9:30 a.m. Meeting Saturday April 17 Senior Center 9:30 a.m. Meetin Monda April 26 Meeting Room #205 6:30 .m. Meetin Tuesda Ma 4 Senior Center #3 6:30 p.m. Meeting Monday May 10 Senior Center 6:30 p.m. Meeting Tuesday May 11 Commission Room 6:00 p.m. Meeting Wednesday Ma 26 Senior Center 6:30 p.m. Meeting Tuesday June 1 Senior Center #3 6:30 .m. Public Hearin Tuesda June 8 Dondero Commons 7:00 p.m. Meetin Wednesday June 23 Senior Center 6:30 p.m. Meeting Wednesday July 7 Senior Center 6:30 p.m. Meetin Tuesda Jul 13 Commission Room 6:30 Public Hearin Tuesda August 10 Dondero High School 7:30 .m. Meeting Tuesda August 24 Senior Center 6:30 p.m. .m. ��Appendix III Resolution of Master Plan Adoption ��RESOLUTION OF MASTER PLAN ADOPTION WHEREAS the Master Plan for the City ofRoyal Oak was adopted at a Special Meeting ofthe Plan Commission, held on August 24, 1999: I I 1 COMMISSIONERS PRESENT: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Ms. Harrison, Mr. Lee, Mr. Gomez, Mr.Kondek COMMISSIONERS ABSENT: Ms.Hofman WHEREAS the City of Royal Oak Plan Commission recognizes the need to fonnulate and adopt a Master Plan, including establishment and support ofa Land Use Plan as described in this document; and I' 11 1 WHEREAS preparation ofthe Master Plan included 35 public meetings, workshops and hearings held by the Master Plan Steering Committee and 14 public meetings and hearings held by the Plan Commission; and WHEREAS the Master Plan Steering Committee and the Plan Commission were assisted by the City of Royal Oak Planning Department and Carlisle/Wortman Associates, Inc., in the preparation of the Master Plan; NOW, TIIBREFORE, BE IT RESOLVED THAT: 1. The City of Royal Oak Plan Commission hereby adopts the Master Plan, dated August 1999, With amendments approved thereto, including the Future Land UsePlanMaps, dated July 15, 1999; and 2. A certified copy of the Master Plan be forwarded to the Oakland County Register of Deeds for filing; and 3. All resolutions and parts ofresolutions, insofar as they conflict with the provisions ofthis resolution be and the same, hereby are rescinded. �AYES: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Mr. Gomez, Mr.Kondek NAYS: Ms. Hamson, Mr. Lee RESOLUTION DECLARED ADOPIBD, this 24th day of August 1999. 1/uitiA1)JJ;afJ-yuj,t Michael Kondek, Chairman Royal Oak Plan Commission City of -,P � 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 Royal-Oak_Master-Plan_1999 Creator An entity primarily responsible for making the resource Plan Commission, City of Royal Oak, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1999-08-24 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Royal Oak was prepared by the city's Plan Commission and was approvedd by the commission on August 24, 1999. Subject The topic of the resource Master plan reports Royal Oak (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/cc3dd5eda9e906299acdc5918e0523dd.pdf 55ee1c98913f93f455097157dcbe69e7 PDF Text Text SANILAC COUNTY PLAN for PLANNING Prepared by Planning & Zoning Center, Inc. 715 N. Cedar St. Lansing Ml 48906 517/886-0555 FAX: 517/886-0564 www.pzcenter.com June 2000 �TABLE OF CONTENTS Introduction ....................................................................................................................... 1 Trends & Conditions ........................................................................................................ 4 Regional Setting and Context ................................................. ...... .. ............ ......... .... .... 4 Population Growth and Building Trends .................................................................... 1O Property Division and Farmland Loss Trends Within Sanilac County ........................ 16 Employment .............................................................................................................. 21 Problems Facing Sanilac County ............................................................................... 25 Opportunities Facing Sanilac County ........................................................................ 26 Observations on the Existing Planning and Zoning Program .................................... 27 Charting a Course of Action .......................................................................................... 33 Conclusions and Recommendations ......................................................................... 33 Recommended Work Program ...................................................................................... 37 Appendices A. Sanilac County 1997 Census of Agriculture Data B. Sanilac County Tourism Data C. Local Leaders Survey Sanilac County Plan for Planning June 16, 2000 i �LIST OF MAPS Map Map Map Map Map Map Page 1: Sanilqc County ... ................... ... ...... ... ..... .......... .... .. ..... ........ ..... ...... ... .... ..... .... ..... 5 2: Speaker Township, 1964 Plat Map ....... ..... .. ....... ...... .... .. .. ....... ....... ................ ... 17 3: Speaker Township , 1996 Plat Map .......... .... ... .. ... .... .. .. .. ...... .. .... ..... ........ .... .. ..... 18 4 : Important Agricultural Counties, 1992 .. .... ..... ... ........... .... .. ..... ...... ...... ... ........ .... 20 5: Sanilac County Communities with Master Plans ... ..... .... ... .. ......... .. ...... .... ..... .... 30 6: Sanilac County Communities with Zoning Ordinances ... ... ........ .. .. .... ... .... ..... .... 31 LIST OF TABLES • Table 1: Sanilac County, City, Village & Township Populations .. ......... ............ ..... .. ..... . 6 Table 2: Land Use and Land Cover in Sanilac County ....... ..... .. ..... .. ..... ....... ......... ... ..... 9 Table 3: Sanilac County and Surrounding Counties Population Change 1980-1998 ...... ... ..... ..... ......... ........ ..... ... .... ..... ....... ...... .... 10 Table 4: Sanilac County and Surrounding Counties Population Change With Projections .. .. .. .... .. .... ... ... .. .................. ..... ...... ...... .. 11 Table 5: Single Family Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census , 1980-1998 ....... ... ... .. .......... .... ... ... ... ... 13 Table 6: Multi-Family Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1998 ............ ... .. .. .... ... .... .... .. ..... 13 Table 7: Industrial Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1995 .... ........... .......... .. ...... ....... . 13 Table 8: Commercial Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1995 ........................... ........... ... 13 Table 9: County Building Activity 1991 to Present.. .. .......... .. ... .......... ......... ... .... .... ..... . 15 Table 10: Sanilac County Single Family Building Permits ... ... ............................ .. .... .... . 15 Table 11: Sanilac County Commercial Building Permits .. .. .... ..... ................ ... .. ... .. .. ....... 15 Table 12: Sanilac County Acres of Farmland 1982-1997 ........ ..... .......... ....... ................ 16 Table 13: Sanilac County State Equalized Valuation ... .. ........... ... .. ......... .. .. .... .. .... ..... ... 20 Table 14: Sanilac County Labor Force, Employment and Unemployment ...... ... ... ... ..... 22 Table 15: Sanilac County Employment & Wage by Quarter 1992-97 .... ... ..... ... ........ ... .. 23 Table 16: Sanilac County Employment & Wages by Industry Division 1992-96 .. ....... ... 24 Table 17: Sanilac County Communities Master Planning and Zoning ........................ ... 29 Sanilac County Plan for Planning June 16, 2000 ii �LIST OF FIGURES Figure Figure Figure Figure 1: 2: 3: 4: Figure 5: Figure 6: Page Sanjlac County Land Use/Cover 1978 ... ....... .. .... .... .... ....... ............. .. ..... ... .... .. 8 Sanilac County Population Projection .... .... .................... .. ... ..... ..... ..... ...... ..... 11 Michigan Population Growth and Farmland Acreage, 1900-2012 ...... ........... 19 Sanilac County Labor Force, Employment and Unemployment Comparisons .... .. ... ... ...... ... .... ... .. .... .. ... ... ............ .. .... ............ 22 Sanilac County Unemployment Comparison1970-1998 ... .... .. .... .... ..... ... ..... .. 24 Overlaying Capability of Maps in GIS ..... ... ... ..... .. ... .... ......... .... .. .... ... ..... ........ 34 • Sanilac County Plan for Planning June 16, 2000 iii �INTRODUCTION WHAT IS A Pt.AN FOR PLANNING? A plan for planning is a document, which assesses the current status of planning and land regulations in a community. It results in the identification of problems and emerging opportunities. It presents a proposed course of action to update local plans and development regulations. An assessment of the current status of planning and land regulations in a community is a critical first step in determining strategic actions to solve land use and growth management problems and in seizing emerging opportunities in a prioritized manner. Once a consensus on strategic actions is achieved, the County can proceed with a specific and phased work program to implement those actions. • The Sanilac County Plan for Planning was prepared by the Planning & Zoning Center, Inc. for the purpose of identifying a recommended course of action that could be taken by the County to improve its planning program, and to place the County in a more proactive position where it can actively shape its future character and quality of life instead of merely reacting to changes. The Plan for Planning is founded upon the professional judgment of senior PZC staff, information that was furnished to PZC through discussions with local and County leaders and officials , opinion surveys, and information contained in various documents supplied by the County. The current County General Development Plan was prepared for the County Planning Commission in 1974. It has never been updated. While it studied many elements dealing with land development within the County, it is too outdated to have any utility today as a planning tool to guide future development. What is needed is a new County General Development Plan that proactively seeks to guide future change. It should be prepared with the active participation of local governments in Sanilac County as well as with broad public input. It needs to integrate economic development with protection of sensitive natural features as well as include a special focus on changes in agriculture in Sanilac County. It should clearly identify the present and future role of a County Planning Office, the County Planning Commission, the County Board of Commissioners and the emerging County Economic Development Corporation . The role of these bodies needs to be clear and should not overlap local planning and zoning boards, or local elected officials with regard to activities to guide future growth in Sanilac County. However, the challenge of updating a twenty-six year old plan with limited available resources requires a phased work program that logically builds to achievement of a new plan one step at a time. As this report notes, Sanilac County may not experience large population growth over the next twenty years (compared to other counties to its south). However, Sanilac County Plan for Planning June 16, 2000 1 �where population and related land use changes take place will greatly determine the future character and quality of life in the County. An enormous opportunity exists to guide that growth with a new County General Development Plan. The alternative is to react to new development proposals , watch the rural character of the County ch'ange irrevocably, and watch the further decline of the agricultural economic base. If the County does not try to address these problems, they will leave them for the next generation in Sanilac County. However, there will be fewer options and perhaps less resources available at that time. In February and March 2000, PZC conducted a survey to determine which communities within Sanilac County had a master plan and/or zoning ordinance and the years they were adopted. Twenty-eight townships, villages and cities responded out of the thirty-nine surveyed . Seventeen communities of the twentyseven responded that they had adopted master plans. However, of the seventeen jurisdictions with master plans , at least ten communities had plans that were over ten years old. Generally a community should thoroughly review and update a plan at least once every five years or it will be out-of-date. Six communities have adopted or updated land use plans in the last decade and eight have master plan updates in progress. This suggests the time is ripe to prepare a new County General Development Plan that can both draw upon local plans and deal with myriad issues of greater than local concern. A major County effort now will benefit all local governments which have not yet updated plans and give sharper focus to the next round of plan updates in those jurisdictions with recent plans. Some • • • • • of the critical issues facing Sanilac County include: Its future character The implications of continued population increases The implications of uncoordinated local planning and zoning on long term economic development and environmental protection The public service and financial cost implications of an increasing population in some areas, uncoordinated and scattered new development (i.e., sewer, water, streets, and roads) The implications of scattered growth on agricultural production. This Plan for Planning proposes a process for preparing a new County Comprehensive Plan and related tasks. The format of the Plan for Planning consists of three sections as follows: • Trends and Conditions: This section summarizes the critical analysis issues, which led to and support the conclusions and recommendations contained in the section titled "Charting a Course of Action". • Charting a Course of Action: This section presents conclusions and recommendations evolving from the Plan for Planning analysis and outlines a strategy to create a more effective and proactive County planning program. Sanilac County Plan for Planning June 16, 2000 2 �• Work Program: This section presents a step-by-step work program to assist the County in implementing the recommendations discussed in the section titled "Charting a Course of Action". The intent of tl'le Sanilac County Plan for Planning is to establish a specific plan of action, upon which consensus is strong to improve the existing planning program in a realistic and prioritized fashion. Sanilac County Plan for Planning June 16, 2000 3 �This section focuses on those trends and conditions, which have particular significance upon physical planning in Sanilac County. Specific issues include the regional setting and context, population change and associated affects on the land, perceived problems and opportunities facing the County, and observations regarding current planning activities within the County. REGIONAL SETTING AND CONTEXT Sanilac County had an estimated 1998 population of 42,975, according to the U.S. Census Bureau. This is an increase of 3,047 persons or 7.63% from 1990. Sanilac County is located in the thumb area of the lower peninsula of Michigan. It is bounded by Lake Huron on the east, Huron County to the north, Tuscola and Lapeer Counties on the west and St. Clair County on the south (see Map 1 ). Sanilac County is within easy commuting distance of Port Huron, Flint and Saginaw. Residents of Sanilac County enjoy a rural setting and 40.5 miles of Lake Huron shoreline. Sanilac County is one of the largest counties in the state with a total size of 951 square miles. It has 26 townships, 10 more than the average Michigan County. There are four cities and nine villages within Sanilac County. The largest city within the County is Sandusky with an estimated population of 2,533 in 1998. Croswell is the second largest city with an estimated population of 2,246. Population of townships varies with the largest in 1998 being Worth at 3,467 and the smallest being Wheatland at 566. Deckerville had the largest estimated population of the nine villages in Sanilac County in 1998 at 1,078 people and Melvin had the smallest with 152 (see Table 1 ). With the exception of Marlette, all of the Sanilac County cities, villages and townships were estimated to have experienced increased populations from 1990 to 1998. Sanilac County Plan for Planning June 16, 2000 4 �MAP 1 SANILAC COUNTY • HURON COUNTY Sanilac Petroglyphs Minden ■ Sanilac State Game Area Forestville MINDEN TOWNSHIP DELAWARE TOWNSHIP LAKE HURON Minden City State Game Area Cass City State Game Area TUSCOLA COUNTY MARION TOWNSHI EVERAR GREEN TOW TOWNSHIP WHEATLAND TOWNSHIP Deckerville LAMOTTE TOWNSHIP CUSTER TOWNSHIP FORESTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP MARLETTE TOWNSHIP Marlette ...J__~_ _j__k_""T___ L_______ FLYNN TOWNSHIP LAPEER COUNTY ....L...,._,__...__ 1 ELK TOWNSHIP ■ Melvin BUEL TOWNSHIP LEXINGTON TOWNSHIP 1 Croswell FREMONT TOWNSHIP WORTH TOWNSHIP ST. CLAIR COUNTY tNorth Sanilac County Plan for Planning June 16, 2000 5 �MAP1 SANILAC COUNTY HURON COUNTY Sanilac Petroglyphs Sanilac State Game Area Minden ■ a □ MINDEN TOWNSHIP b. REENLEA WNSHIP DELAWARE TOWNSHIP LAKE HURON Minden City State Game Area Cass City State Game Area TUSCOLA COUNTY Forestville MARION TOWNSHI EVERAR GREEN TOW TOWNSHIP WHEATLAND TOWNSHIP Deckerville LAMOTTE TOWNSHIP CUSTER TOWNSHIP FORESTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP Port 46 MARLETTE TOWNSHIP Marlette .-l----:---.-_j_-~_ 1 FLYNN TOWNSHIP _ L . __ _ _ BUEL TOWNSHIP 1 -1-.,_,___,._l\ LEXINGTON TOWNSHIP Croswell LAPEER COUNTY ■ Melvin FREMONT TOWNSHIP WORTH TOWNSHIP ST. CLAIR COUNTY t North Sanilac County Plan for Planning June 16, 2000 5 �TABLE 1 SANILAC COUNTY, CITY, VILLAGE & TOWNSHIP POPULATIONS Total Change Total% Change City & VIiiages Applegate Brown City Carsonville Croswell Deckerville Forestville Lexington Mariette Melvin Minden Peck Port Sanilac Sandusky City & Village Sub-Total • • 1980* 1990 1995.. 1996.. 1997.. 1998.. 1990-98 1990-98 j£J~~~t~i~~lffi 297 311 314 3 15 317 20 6.73% 1,158 1,235 1,300 1,306 1,31 1 @ltwli~ 1,289 76 6.15% 583 610 615 619 62 1 38 6.52% 2,073 2,174 2 ,225 2,239 2,242 2,246 72 3.31 % Iii 1,015 1,058 1,067 1,073 1,078 63 6.21 % 153 159 160 161 162 9 5.88% 779 1,924 880 896 902 905 126 16.17% 1,930 1,931 1,925 1,918 -6 -0.31 % ~::::;:;~;~\~1:::11::11 148 150 150 152 152 4 2.70% 233 238 241 240 239 6 2 .58% 558 582 587 590 593 35 6.27% 656 677 683 684 686 30 4.57% 1,761 i!l!!!!l!iiil1 2,403 2,498 2 ,517 2,527 2 ,533 130 5.41 % 12,158 12,607 12,700 12,736 12,761 603 4.96% • U.S. Census totals . Population of villages not included in 1980 totals in top table are included w~ hin Township totals below. - U.S. Census estimates. Populations of cities & v~lages separated from Township population. NOTE: Cities separated from Township populations in all cases. Total Change 1990-98 1995.. 1996.. 1997.. 1998.. Townships 1990 1980* Total% Change 1990-98 Argyle Austin Bridgehampton Buel Custer Delaware Elk Elmer Evergreen Flynn Forester Fremont Greenleaf Lamotte Lexington Maple Valley Marion Mariette Minden Moore Sanilac Speaker Washington Watertown Wheatland Worth Townshie Sub-Total Total: Cities, Villages and Townships 2 ,216 912 820 874 886 896 904 84 10.24% 802 974 890 1,122 1,071 1,535 639 681 691 698 705 66 10.33% 676 731 741 750 756 80 11 .83% 844 899 912 922 93 1 87 10.31 % 1,018 1,085 1,100 1,112 1, 122 104 10.22% 808 861 873 883 89 1 83 10.27% 907 967 980 991 1,000 93 10.25% 829 774 825 836 846 853 79 10.21 % 1,042 907 967 980 991 1,000 93 10.25% 963 914 982 984 983 981 67 7.33% 958 919 979 993 1,004 1,0 12 93 10.12% 847 787 839 850 860 868 81 10.29% 746 667 711 721 729 735 68 10.19% 1,065 949 958 960 959 956 7 0.74% 2,958 2,249 2,396 2,429 2,456 2,478 229 10.18% 1,009 1,022 1,089 1,104 1,1 17 1,127 105 10.27% 1,741 816 870 882 892 900 84 10.29% 1,999 1,910 1,935 1,939 1,937 1,932 22 1.15% 710 437 466 472 477 482 45 10.30% 1,318 1,238 1,256 1,258 1,257 1,254 16 1.29% 2 ,284 1,706 1,818 1,844 1,864 1,881 175 10.26% 1,265 1,023 1,090 1,106 1,118 1,129 106 10.36% 1,525 846 891 903 9 13 922 76 8.98% 1,346 1,235 1,316 1,335 1,349 1,362 127 10.28% 582 513 547 554 560 566 53 10.33% 3,058 3,146 3,350 3,402 3,436 3,467 321 10.20% 40,789 27,770 39,928 29,383 41,990 29,735 42,435 30,000 42,736 30 ,214 42,975 2,444 3,047 7.63% Sanilac County Plan for Planning June 16, 2000 6 �Seasonal populations for Sanilac County increased from 1980 to 1990 by 21 %. In 1990, the U.S. Census reported that the County reported 3,432 second homes, which ranks 25 th in the State. In 1980 2,842 second homes were reported in the County. Neighboring Huron County had the most within the region and ranked 8th in the State. St. Clair, Lapeer and Tuscola Counties trailed Sanilac County ranking 481\ 69 th and 70 th respectively. There are several state highways that bisect Sanilac County and provide access to the surrounding counties (see Map 1). M-53 provides access from the Detroit area and 1-69. This route also connects to Bad Axe and the northern part of Huron County. M-46 provides access to the city of Sandusky and a connection to Lake Huron . M-25 extends along the lakeshore south to Port Huron. M-19 is another north-south connector through the County that also provides access to Sandusky. M-90 runs through the southern portion of the County and connects the lakeshore with Lapeer County. With the exception of M-25, this road network principally serves the indigenous population of the County and trade. Sanilac County is not between major destination locations, thus most traffic is local traffic. However, a growing number of residents work outside the County, so it is beginning to take on the character of a rural bedroom community providing workers in abutting counties (and sometimes employment centers even farther away). Economy Sanilac County is known principally as an agricultural County. There were 1,448 farms and 429,706 acres of farmland identified in the 1997 U.S. Agricultural Census. The County is ranked 1st in agricultural production land of all 83 counties in Michigan . The total agricultural product was $132 million in 1997. There were 898 full time and 550 part time farmers in the County in 1997 (see Appendix A). The largest full-time employment in the County is in the manufacturing sector at 4,883 persons in 1996. This is followed by services employment at 1,974 persons and there were 1,878 persons employed in retail trades in 1996. According to the State of Michigan MESC website, employment in the County grew by 30 .8% between 1992 and 1996. Tourism & Recreation Sanilac County ranks fourth in Michigan with 1,007 miles of rivers and streams through the County. However, it ranks last among other Michigan counties in number of inland lakes. The County ranks 20 th in the State in public golf holes per 1,000 residents. Sanilac County offers 2.56 holes per thousand residents . Appendix B displays other tourism related rankings for Sanilac County. There are 238 acres of recreation land in Sanilac County dedicated to enhancing the quality of life for residents and attracting visitors to the County. According to the 1995 Sanilac County Recreation Plan , the County passed a 4-year park Sanilac County Plan for Planning June 16, 2000 7 �millage for $600,000 . These funds were committed to improvements within the park system, in order for it to become self-sustaining. With the park millage, several improvements were scheduled to all four parks, concentrating on increasing the number of campsites available and improving park amenities. The County p~rk system includes four parks: three of the four are adjacent to Lake Huron spread out along the M-25 corridor, including Forester Park (located near the village of Forester), Lexington Park (a few miles north of Lexington village) and Delaware Park (located in Delaware Township). Evergreen Park is located in Evergreen Township on the Cass River, adjacent to M-53. The Minden City State Game Area , Sanilac State Game Area, Cass City State Game Area and Sanilac Petroglyphs (ancient rock carvings) are additional recreation areas that are all located in the northwest part of the County. Figure 1 Sanilac County Land Use/Cover 1978 Wetlands 4 .26% Residential 1.98% Transportation 0.03% Communication & Utilities 0.03% Industrial 0.15% - Open Land, Shrub & Herbaceous 5.70% Agricu lture 78.00% Sanilac County Plan for Planning June 16, 2000 8 ~ Institutional 0.07% �Land Use and Land Cover in Sanilac County Sanilac County specializes in agriculture and has an impressive amount of prime agricultural land . Seventy-eight percent of the County in 1978 was agricultural compared to about thirty percent in Michigan as a whole (see Table 2). Other land uses and land cover in Sanilac County are upland and lowland forest, wetlands, open land and residential lands. (see Figure 1) Table 2 Land Use and Land Cover in Sanilac County 1978 Sanilac Sanilac Michigan Michigan County County % Acreage % Acreage 12,217 Residential 1.98 4.02 1,495,065 Commercial 0.09 555 0.32 119,010 Industrial 0.15 926 0.36 133,886 Institutional 432 0.07 0.28 104,134 185 Transportation 0.03 0.36 133,886 Communication 0.03 185 0.13 48,348 and Utilities 6,170 0.38 Extractive & Wells 1.0 141,325 0.13 802 0.37 137,605 Outdoor Recreation 247 0.06 22,314 Cemeteries 0.04 78.00 481,288 29.33 10,908,023 Agriculture 35,171 8.05 2,993,849 Open Land, Scrub 5.70 & Herbaceous 33,381 37.19 13,831,210 5.41 Upland Forest 19,005 11 .59 4,310,399 3.08 Lowland Forest 185 2.25 836,790 Water 0.03 26,286 5.2 1,933,915 Wetlands 4.26 0.00 0 0.13 48,348 Beach, Riverbank, Rock or Sand* 617,035 37,198,107 Total Area in Acres Source: MDNR MIRIS *Note: DNR determined too small to actually tabulate so listed as zero . Sanilac County Plan for Planning June 16, 2000 g �POPULATION GROWTH AND BUILDING TRENDS According to the U.S. Census Bureau, Sanilac's population is expected to show a growth in the 2000 Census . The estimated population in 1998 reflected a growth of 7.6j% , or over 3,000 persons since 1990 (see Table 3). The Census Bureau also predicts that all of Sanilac's neighboring counties will be on the increase in the 2000 Census. After declining in population from 1980 to 1990 both Sanilac and Huron counties were estimated to increase in population from 1990 to 1998. Table 3 SANILAC COUNTY AND SURROUNDING COUNTIES POPULATION CHANGE 1980-1998 Huron County Lapeer County St. Clair County Sanilac County Tuscola County 1980 1990 1998* 36 ,459 34,951 35,303 70,038 74,768 88,270 138,802 145,607 159,769 40,789 39,928 42,975 56,961 55,498 58,181 Total Change 1990-98 352 13,502 14,162 3,047 2,683 % Change 1990-98 1.01% 18.06% 9.73% 7.63% 4 .83% Source: www.census.gov, *Esti mated by US Census Bureau Counties surrounding Sanilac, especially Lapeer and St. Clair Counties, have grown at startling rates over the past twenty years. These counties are directly influenced by growth from the Detroit Metropolitan Area. It is interesting to note however, that Sanilac County's growth rate from 1990-98 of 7.63% is third highest out of this comparison group of counties. Sanilac's growth is estimated to be higher than neighboring counties of Tuscola and Huron Counties. This is particularly noteworthy because Tuscola and Huron are closer to the Flint and Saginaw Metropolitan Areas and presumably should experience growth sooner than Sanilac County. The projections of the Michigan Department of Management and Budget (DMB) done in 1994 indicate that the County population will increase ten percent by 2020 to 44 ,104 persons (see Table 4). This is 4,176 persons more than the 1990 population of 39,928. The DMB projects population losses for the neighboring counties of Tuscola and Huron. A straight-line projection from 1980 through 1998 (see Figure 2) indicates that the County may grow to 44,561 , or nine percent by the year 2020. However, if the period 1990 through 1998 is used, then the projected population is 46,255 or 16% by 2020. When the 2000 Census data is released in 2001 , Sanilac County could use that information to obtain a more accurate depiction of future growth through 2020 . Sanilac County Plan for Planning June 16, 2000 10 �1) D D Table 4 SANILAC COUNTY AND SURROUNDING COUNTIES POPULATION CHANGE WITH PROJECTIONS (/) Ill Huron County Lapeer County St. Clair County Sanilac County Tuscola County 1980 1990 1998 36,459 70,038 138,802 40,789 56,961 34,951 74,768 145,607 39,928 55,498 35,303 88,270 159,769 42,975 58,181 Population Projection 2020 DMB* 29,178 108,696 187,009 44,104 54,553 Percent Straight Percent Straight Line Lina Change, Change 1990Projection Straight Projection (1980-1998) Line 1980-(1990-1998) 2020 2020·• 2020** 2020 DMB -5% 35,659 -17% 34,751 42% 104,210 45% 99,221 171,455 24% 28% 175,308 10% 44,561 9% 46,255 -2% 3% 58,840 60,994 :::i ~ C) () '-- 0 C: C: :::i :::i Ct)~ Source: www.census.gov for 1980, 1990 and 1998 population by County "Michigan Department of Management and Budget, Office of State Demographer, Preliminary Projections, 1994 **Planning and Zoning Center, Inc, Straight Line Projections 1980 to 1998 ~ ;;; 1J -'-.. Q) N:J Figure 2 ga--.o' ~ s· CQ Sanilac County Population Projection :::i :::i 55.000 - , - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , so,ooo ./ I . .! 0 l ! 45,000 .D § z 40,000 -- ,.,- -t----,-------,------.-----.------..---~.-------.------.-----.--------l 1975 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 35,000 ♦ US Census 1980 - 1998 -Projection 1980-1998 - Projected 1990-1 998 Percent Change Straight tine 19902020 2% 39% 20% 16% 10% �Building Trends in Sanilac County and Neighboring Counties Recent increases in the number of residential building permits suggest significant growth in some townships. These are mostly new homes for persons seeking rural lifestyles. New housing construction may continue even if the total population does not increase. This is evident from comparing 1980 and 1990 Census figures and recent building permit activity. In 1980, 100 permits were issued for new single-family home construction excluding mobile homes, compared to 229 in 1998 (see Table 5). Aggregating all of the single family and multi-family homes built from 1980 to 1998 yields 3,451 homes. When comparing the number of homes built to the population growth for that same period (which was 3,047 persons) there seems to be an oversupply of housing. Those who only live seasonally within the County are a part of this oversupply. The rest is due to continued declines in the average number of persons per household , a state and national trend . The data in Tables 5 & 6 do not include new mobile home units erected on a site. Lapeer and St. Clair counties lead in residential, commercial and industrial building permits within the region. See Tables 6 through 8, which represent multi-family residential, commercial and industrial permits in Sanilac County and other nearby counties. Noticeable among these data sets is that Sanilac County building permits for industrial facilities have lagged behind other counties in the region, from 1980 through 1995, with only an average of one facility permit per year. Commercial facilities were also the lowest in the region over the same time period, with an average of eleven per year. Sanilac County Plan for Planning June 16, 2000 12 �Table 5 SINGLE FAMILY BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1998 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1981 1980 107 270 NIA 100 114 1982 97 145 165 78 80 1983 68 80 123 108 151 51 NIA 84 55 90 1984 90 195 216 1985 1986 86 253 112 NIA 72 91 81 92 364 371 83 98 1988 1987 97 389 545 171 107 1989 1990 97 115 114 403 492 461 591 754 768 189 'J:27 80 189 105 100 1991 1993 1992 1994 1995 199e 150 529 791 191 512 851 112 510 973 168 178 568 556 NIA 202 126 469 762 962 918 213 202 213 198 2111 126 176 151 159 157 164 139 416 Total 198~8 1998 1997 AveRat.tY•• 19~8 125 237 603 2372 7366 854 229 9644 2972 643 203 172 1sa 2264 119 388 158 Source: Michigan State Housing Development AU1hority Table II MULTI-FAMILY BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1998 (/) Ill ::i :::::.: Ill () t... () C: ::i 0 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 0 54 1982 1983 1984 4 16 72 113 16 2 36 39 5 7 NIA 9 1993 1994 5 0 9 25 2 50 42 n 26 87 28 48 8 18 8 3 2 54 36 8 34 27 34 0 2 36 18 0 2 6 10 4 15 0 3 1995 0 5 18 0 6 1996 2 2 18 0 1 1997 6 7 27 0 1 Table 7 INDUSTRIAL BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1995 I'\.) Q) IUU:U COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1980 1981 1982 1983 1984 3 1 2 5 7 8 8 8 3 3 3 NIA NIA NIA NIA NIA NIA 2 1 2 0 2 1 8 1 5 3 1 2 3 1985 1986 1987 1988 4 4 2 10 19 14 20 9 19 0 1 2 5 0 4 1989 1990 1991 1992 1 0 0 3 7 8 9 5 12 10 NIA 8 0 1 4 0 1 4 6 4 1993 1994 4 7 19 0 5 1 6 9 1 1 I\Y .. 1995 1980-95 1980-95 45 3 0 15 8 128 29 135 15 0 17 1 0 50 3 Source: Michigan State Housing Development Author~y Table 8 COMMERCIAL BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1995 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1980 15 25 1981 13 10 NIA 17 NIA 9 12 8 1982 1983 1984 54 23 6 7 42 14 NIA 10 5 1985 8 14 NIA 15 NIA NIA 11 8 7 3 6 Source: Michigan State Housing Development Authority 1987 1988 7 20 21 22 21 48 38 23 20 15 13 13 6 27 33 1986 1989 1990 30 16 27 8 18 12 55 63 7 19 1991 1992 12 4 13 7 NIA 40 .. 1993 1994 7 16 34 5 17 36 34 0 4 4 15 18 9 8 Total 198~8 1998 Source: Michigan State Housing Development Authority a ::i aa..., o' ~ ::i ::i s· (Q 1989 1990 1991 1992 1985 1986 1987 1988 3 60 64 13 53 4 36 29 189 12 2 24 152 104 96 3 NIA 39 NIA 10 86 93 32 34 NIA 57 § m~II ............ w _O)] 1981 1980 , ......, ~·~ 1995 1980-95 1980-95 5 242 15 14 341 21 36 317 35 0 168 11 7 201 13 0 0 8 0 0 Ave Rate/Year 1980-98 490 747 410 26 39 27 479 25 270 14 �See Tables 9 through 11 for a comparison of the U.S . Census data and the County's own building permit data. Because of a fire in 1991 , County data was only available after 1991. Table 9 shows the County's record of mobile home permits issued, which is not available in the U.S. Census data. Tables 10 & 11 reveal some inconsistencies between U.S . Census data and the County data, particularly on commercial permit reporting . In order to properly monitor and project future building and land use trends , it is critical that building permit data be very complete, accurate and readily accessible. It should also be stored and mapped by address and year issued . Duplicates need to be stored in a different location to prevent loss by fire . If the rate of single-family residential building permits recorded by the County between 1991 and 1998 were to continue to 2020 (187 per year). There would be 3,740 new units between 2000 and 2020 . This would represent 10,098 new residents at 2.7 persons per unit (1990 rate). This is substantially more than the projections illustrated on Table 4. While part of the new unit would be seasonal housing , it is not enough to explain the difference in trends. An accurate 2000 Census is necessary to fully understand what is happening . The bottom line is, as long as the economy continues to remain strong and gasoline prices remain relatively low, Sanilac County will continue to grow. The question is will farmers start to grow houses, or will they continue to grow corn , soybeans and beets? Sanilac County Plan for Planning June 16, 2000 14 �Table9 COUNTY-WIDE BUILDING ACTIVITY 1991 TO PRESENT RESIDENTIAL MOBILE HOMES COMMERCIAL SINGLE FAMILY YEAR 71* 1991 168 1992 165 1993 188 1994 1995 215 282 1996 213 1997 1998 261 1999 259 • County data prior to 1991 lost in a fire. Source: Sanilac County ~ ::, ~ NIA NIA 18 95 81 106 20 20 67 72 50 84 66 32 31 39 15 24 sta 7:c:/excel/sanilac/gaphs.xts () Table 10 SANILAC COUNTY SINGLE FAMILY BUILDING PERMITS ISSUED IN MICHIGAN c.... () C: 0 ::, C: Cl) ::, -.lo.-.\.~ u, _O) "'tl N Ql a::, a o' a-., "'tl iii" ::, ::, Comparison of U.S. Census Data with County Data 1992 1991 County Data 71' U.S. Census Data 202 Source: Sanilac County & MSHDA • County data prior to 1991 lost in a fire. 168 213 s· 1993 1994 1995 1996 1997 1998 Total 1991-98 Ave. Rate/Yr. 1991-98 165 202 188 213 215 198 282 216 213 203 261 229 1492 1676 187 210 Table 11 SANILAC COUNTY COMMERCIAL BUILDING PERMITS ISSUED IN MICHIGAN (Q Comparison of U.S. Census Data with County Data 1992 1993 County Data 18 U.S. Census Data 0 Source: Sanilac County & MSHDA • County data prior to 1991 lost in a fire. 1994 1995 1996 1997 1998 Total 1992-98 Ave. Rate/Yr. 1992-98 20 20 39 0 0 15 0 175 12 25 4 32 4 31 4 2 �PROPERTY DIVISION AND FARMLAND LOSS TRENDS WITHIN SANILAC COUNTY In the early 1goos, Sanilac County consisted primarily of large tracts of property, usually ranging in size from 160 to 240 acres. Between 1900 and 1964, the division of rural farms into smaller units of land, particularly less than 40 acres in size, was limited. Small lot creation was generally limited to properties which paralleled a major highway or bordered a village or city. Between 1964 and 1996 however, a variation in this historical pattern of land division occurred. Speaker Township is provided as an example of the land division that has been typical over the past twenty-five years (see Maps 2, and 3). The number of individual parcels increased significantly over this period . Urban sprawl is the label usually given to this phenomenon of large lot rural residential development. Many of these individual parcels are not yet developed, so the true impact of property division that has already taken place is not immediately evident on the landscape. This pattern of land fragmentation exists at varying degrees throughout the County. It was facilitated by the state Subdivision Control Act (now Land Division Act) and by local zoning. A gradual increase of population on large lots outside cities and villages has become the dominant form of new development within Sanilac County and its pace is likely to increase in the future. Scattered large lot development within agricultural areas can have significant impacts on the County over time and it is a key issue which needs to be addressed as part of the process of developing any new County Plan. Michigan farmland has declined steadily since 1920 as its population rose (see Figure 3). Rates of loss over the past 20 years are about 10 acres per hour. Farmland in Sanilac County has declined 14,588 acres from 1982 to 1997 (see Table 12). The average age of farmers in Sanilac County in 1997 was 52.8. The statewide average was 53.3. Similar to other areas in the state, Sanilac County land may be at risk of conversion out of agriculture as these farmers act on retirement options. Table 12 5 ani·1 ac C ounty t A cres ofF arm an d 1982 1997 Acres of Farms Acres Lost 1982 444,294 -13,095 1987 431,199 13,208 1992 444,407 -14,701 1997 429,706 -14 ,588 Chanqe 82-97 - Source: U.S. Census of Agriculture Sanilac County Plan for Planning June 16, 2000 16 �• Map 2 Speaker Township, 1964 Plat Map SPEAKER SNCRtl'JAN LINC e o'7ara 1 h~:,j -'0 -.T Joe Brvc~ , ., , T 9 N~R.14 E. 7 I.J I ~Warv1n • t• , I .._ ftr'I, ~ ,,B,,-<.,1CC ~' / J4 I v~,,..a,. ;-.,',e • ~ Mr-s Char/ ~.s Cor.( z.4~P.S ; "" Sanilac County Plan for Planning June 16. 2000 17 �Map3 Speaker Township, 1996 Plat Map SPEAKER T 9 N:-R. 14 E. Cl) 0 0 0 C) Ill .,,0 . 0 Cl) 0 ...8 Ill 0 0 0 cD Ill 8 .,.,, Ill 0 0 0 "' 1200W eoow 400E Sanilac County Plan for Planning June 16, 2000 18 0 !,()()[ IOOOE �Figure 3 MICHIGAN POPULATION GROWTH AND FARMLAND ACREAGE, 1900-2012 20 ~ - - - - - - - - - - - - - - - - - - - - - - - - - , 18 c:=J Farmland Acreage 16 -Total Population 'in g 14 ! 12 -8 10 :i 8 ~ {=. 6 I E 4 2 o W2:.J.-+-...11±J........,_L:::.L--i:J.iil-+-....i..:..;.:J.....+_.w=--t--1=-+--=..........,--'-'=--+-='--1 1900 1920 1940 1954 1964 1974 1982 1992 • 2002 • 2012 • Projected Source: U.S. Bureau of the Census • A significant percentage (90-95%) of Sanilac County soils are classified as "prime" or "unique" for agriculture by the Soil Conservation Service. A recent report by the Michigan Society of Planning Officials indicates that Sanilac County is one of Michigan's most important agricultural counties (see Map 4). The County's agricultural sales are ranked fourth in the state at $132 million. Dairy farming is a prime source of agriculture revenue for Sanilac County. In 1997, it had the biggest population of milk cows in the state at 22,294 and is ranked third in the nation. There were 254,398 acres of farmland in Sanilac County enrolled in the P.A. 116 Farmland and Open Space Preservation program in April of 2000. That is 59% of all farmland in the County . • Sanilac County Plan for Planning June 16, 2000 19 �State Equalized Valuation (SEV) Table Table 13 depicts the trend in Sanilac County of sh ifting agricultural lands into residential properties. The SEV totals in 1989 show roughly 40% of the SEV in Sanilac County was agricultural and nearly 50% was residential. By 1999, the valuation of ag ricultural properties went down to 34% and residential went up to 57% . Nearly all the rise in residential valuation came at the expense of agricultural land . During the same period, commercial and industrial valuation fell slightly by 0.63% and 0.53% respectively. Table 13 Sanilac County State Equalized Valuation Classification Agricu ltural $188 ,398 ,352 ¾ of Total ¾ of Total 40 .1 7% $238,401 ,622 34 .80% $377 ,768 ,372 34 .38% 34,683,037 7.40% 45 ,322 ,354 6.62% 74,431 ,155 6.77% Industrial 10,429,307 2.22 % 12,157,783 1.77% 18,554,800 1.69% 232,868,951 49 .65% 384 ,900,252 56 .19% 626 ,250,390 56 .99% Timber Cutover 2,597 ,100 0.55% 4,115,442 0.60% 984,540 0.09% Developmental N/C N/C 103,200 0.02% 845,600 0.08% Total Real Property $468 ,976,747 $685,000 ,653 Source : Michigan Department of Treasury , State Tax Commission sta7:/c:/winword/excel/saniladsev.doc Map4 ~ Important Agricultural Counties , 1992 I - ~';Y:!:°:~aJ~:nion ~ ';:,':!:"' ~ ~:e':=: - ::ilQu:: • 1999 Commercial Residential • 1994 % of Total 1989 = ~ndcounry sign,ficant lru« 1 1: rm~ C:°""'' Source US Bur•31.; ol Ille Census. C.,,.sus of Agrle utru,.. Sanilac County Plan for Planning June 16, 2000 20 $1,098,834,857 �EMPLOYMENT Overall emploY,ment change in Sanilac County has been positive in the period from 1970 to 1998, rising from 12,950 to 19,700 (see Table 14). Despite declines in the 1980's, the labor force and total employment grew steadily (see Figure 4). Total employment in Sanilac County increased over the past eight years by approximately 17% or 2,850 jobs. Michigan, overall, had an 18 percent increase in total employment during the same period . The labor force grew by approximately 10%. Over the past decade, jobs have increased in Sanilac County by healthy rates, from 1992 to 1996, monthly employment increased from roughly 8,000 to approximately 11,000. Wages have also been on the increase during this period (see Table 15). According to MESC employment by sector data for Sanilac County indicate that the largest growth in the number of jobs within a particular sector was manufacturing with a 34% increase and 1,200 jobs in the years 1992 through 1996. The total change in employment over this five-year period indicates a growth of about 30% or 2,463 jobs (see Table 16). In this time period, employment was growing much faster than the eight year time period from 1990 to 1998 which was previously noted to be 17%. • • Unemployment rates for the County have been more favorable in recent years, following a statewide trend of improvement. In 1980, unemployment peaked in the County at an annual average rate of 18.6. The average for 1998 was 5.5, down from 11.1 in 1990 (see Figure 5). This average was higher than other counties surrounding Sanilac, but only by a few tenths of a percent. Sanilac County Plan for Planning June 16, 2000 21 �Table 14 SANILAC COUNTY LABOR FORCE, EMPLOYMENT & UNEMPLOYMENT 1970-1998 (/) (l) :::i ~ () c....~ c:: c:: :::i (t) :::i .... "< .O> lJ I\.) ..... I\.) l\.)Q) Jan 1970 Labor Force 13100 Employment 12450 Unemployment 650 Rate 5 1980 Labor Force 15250 Employment 12600 Unemployment 2675 Rate 17.5 1990 Labor Force 18900 Employment 16425 Unemployment 2475 Rate 13.1 1998 Labor Force 2on5 Employment 19150 Unemployment 1625 Rate 7.8 Source: www.web.mesc.state.mi.us/ sta 7 :c:/excel/sanilac/gaphs.xls Feb 13125 12400 725 5.5 15250 12225 3025 19.8 18925 15850 3075 16.3 20750 19200 1550 7.4 ADrll March 13075 12200 875 6 .7 15275 12300 2975 19.5 18875 16050 2825 15 20550 19075 1475 7 .2 13925 12325 1600 11.5 16000 12525 3475 21.7 18800 16375 2425 12.9 20200 19225 975 4.9 May 14025 12650 1375 9.8 16700 13125 3575 21.4 19000 17075 1900 10 20975 20150 825 June 14525 13175 1350 9.3 16900 13375 3525 20.9 19400 17500 1900 9.8 21250 20325 925 4.4 4 o:::i 0 o' July Aug Sept 15350 13825 1525 9.9 17225 13650 3575 20.7 19675 17625 2075 10.5 21075 19575 1500 7.2 16350 15000 1350 8.3 17200 14525 2675 15.5 19750 18100 1650 14700 13625 1075 7 .3 16425 13725 2675 16.3 18925 17275 1650 8.7 20600 19750 850 4.1 8 .4 21100 20075 1000 4.8 Oct 14325 12950 1375 9.6 16375 13925 2475 15 18700 17200 1500 8 21175 20275 900 4.2 s· (Q 10.4 20875 19950 925 4.4 20000 . . °g- 15000 0.. 0 ~ .0 § 10000 z - 0 ~ 1970 -+-Labor Force • 1990 1980 - - - Employmenl • 1998 ........ unemptoymenl 1900 10.6 2100 11 .1 20850 19700 1175 5.6 20850 19700 1150 5.5 14250 12350 25000 5000 · 16225 13200 3025 18.6 18950 16850 13925 12300 1625 11 .7 15950 13225 2725 17 18500 16575 1925 Sanilac County Labor Force, Employment & Unemployment Comparisons ~ :::i :::i 13.3 16025 13100 2925 18.3 18050 16125 Dec Figure 4 0.., 1900 AMUal Ave. 14225 12950 1275 Nov ~ Total Change % Change 9 250 1750 9.6 2725 3650 -925 -7.5 1900 2850 -950 -5.6 1.93% 137.25% 106.67% 16.80% 27.65% -30.58% -40.32% 10.03% 16.91% -45.24% -50.45% �Table 15 SANILAC COUNTY Year 1992 1993 1994 (/) Q) ::J ~ ("') () 1995 c..... 0 C: C: ::J ::J (b ~ ""Cl I\.) .... ..,._, ' ' •0) Q) I\.) 1996 ::J g o' a-. ~ ::J ::J 1997 Reporting UnllB Quarter 1ST 755 2ND 752 3RD 752 4TH 774 1ST 801 2ND 811 3RD 810 4TH 808 1ST 812 2ND 821 3RD 831 4TH 646 1ST 873 2ND 879 3RD 891 4TH 903 1ST 904 2ND 914 3RD 909 4TH 908 1ST 905 2ND 914 Total Change In Rep. Units EMPLOYMENT & WAGE BY QUARTER 1992-1997 Total Change In Monthly Weekly Employ Change In % Ave. Weekly Wage. o/o Change ment Mon. Emp. Change Wage @illit&tt~;:~ftJt@iliWlliitMill -3 0 22 27 10 -1 -2 4 9 10 15 27 6 12 12 1 10 .5 •1 .3 9 -0.4% 0.0% 2.9% 3.5% 1.2% -0.1% ·0.2% 0.5% 1.1% 1.2% 1.8% 3.2% 0.7% 1.4% 1.3% 0.1% 1.1% ·0.5% ·0.1% -0.3% 1.0% s· (Q This data represents the complete count of employm ent and wages for workers covered by M1ch1gan Insurance programs available as of Feb. 2000. Source: www .web.mesc.state.mi.us/ bta7:c.lttxcttl/saniloc/gaphs xis 7,370 8,106 8,397 8,110 7,864 8,767 9,273 8,817 8,371 8,826 9,704 9,615 9,489 9,664 10,420 10,412 9,781 10,462 10,914 10,679 10,816 11 ,300 ~tffi&l@t~~;fu@J.JJ~ 736 291 -287 -246 903 506 ·456 -446 455 878 -89 -126 195 736 -8 -631 681 452 ·235 137 484 10.0% 3.6% -3.4% -3.0% 11 .5% 5.8% ·4.9% -5.1% 5.4% 9.9% ·0.9% ·1 .3% 2.1% 7.6% ·0.1% -6.1% 7.0% 4.3% ·2.2% 1.3% 4.5% 327.25 341 .34 341 .18 389.26 334.83 363.71 357.15 415.88 365.18 378,34 389.44 404.91 376.19 380.64 383.9 420.25 389.38 401.58 393.88 459.72 403.91 402.08 %ChMge 1@1~Wtilllft~iillili~~lli01Jimd 14.09 -0.16 48.08 -54.43 28.88 -6.56 58.73 ·50.7 13.16 11 .1 15.47 -28.72 4.65 3.06 36.35 -30.87 12.2 -7.7 65.64 -55.81 · 1.83 4.3% 0.0% 14.1% ·14.0% 8.6% ·1 .8% 16.4% ·12.2% 3.6% 2.9% 4.0% -7.1% 1.2% 0.8% 9.5% -7.3% 3.1% -1 .9% 16.7% · 12.1% -0.5% Total Quwterly Wages a1,354,ose 35,969,733 37,244,044 41,039,430 34,230,826 41,452,573 43,053,928 47,668,854 39,740,461 43,410,305 49,129,072 50,611,761 46,405,335 47,944,951 52,002,789 56,883,351 49,510,587 54,617,158 55,864,830 63,822,107 56,793,193 59,065,736 Total Change In Quarterly % Wages Change mi?P►Mt~ild 4,615,675 1,274,311 3,795 ,386 -6,808,604 7,221 ,747 1,601 ,355 4,614,926 -7,928,393 3,669,844 5,718,767 1,482,689 -4,206,426 1,539,616 4,057,838 4,880,562 -7,372,764 5,106,571 1,267,672 7,937,277 -7,028,914 2,272,543 14.7% 3.5% 10.2% ·16.6% 21 .1% 3.9% 10.7% ·16.6% 9.2% 13.2% 3.0% ·8.3% 3.3% 8.5% 9.4% · 13.0% 10.3% 2.3% 14.2% -11 .0% 4.0% �1992 Table 16 SANILAC COUNTY EMPLOYMENT & WAGES BY INDUSTRY DIVISION 1992-1996 1993 1994 1995 1996 1992-1996 Total (/) Q) :::i ::::; tll () c.... (') C: :::i 0 § Agriculb.Jre, Forestry & Fishing Mining Construction Manufacturing Transportation & Public Utilities Wholesale Trade Retail Trade Finance, Insurance & Real Estate Services Total Monthly Employment Total Wases Monthly Employment Annual Monthly Monthly Employ- Total Annual Employ- Total Annual ment ment Wases Wases Total Annual Wases 169 113 322 3,622 2,997,166 2,314,073 5,846,383 78,928,631 201 117 336 4,001 3,107,857 2,372,002 6,466,872 91,172,313 187 113 338 4,251 3,294,707 2,481,452 7,348,407 99,031,298 196 125 355 4,720 3,564,026 2,876,369 6,785,514 111,131,175 142 336 1,531 3,TT9,154 6,149,056 17,831,451 207 347 1,610 7,447,327 6,814,286 19,055,143 226 382 1,645 9,063,623 7,627,622 20,641,996 227 365 1,TT4 8,723,362 7,952,623 23,247,339 309 1,453 7,996 5,398,660 22,362,651 14,507,225 315 1,548 8,680 5,504,438 24,385,944 166,406,181 374 1,614 9,129 7,381,651 26,020,841 182,891,600 386 1,855 10,001 7,476,054 31,479,964 203,256,426 Total Annual Wases Change Employment %Change In Em~-ment 3,614,255 2,927,980 8,134,0TT 122,069,856 26 16 64 1,261 15.38% 14.16% 19.88% 34.82% 93 1,878 9,444,190 8,805,912 25,380,613 50 347 65.49% 14.88% 22.66% 393 1,974 10,459 7,818,131 35,639,766 223,834,682 84 521 2,463 Monthly Employment 195 129 386 4,883 235 386 Cl)~ ~!ill Source: www.web.mesc.state .mi.us/ sta 7 :c:/exceVsanilac/graphs.xls o' Agure 5 C) C)"" Sanilac County Unemployment Rate Comparison 1970-1998 r1 (Q 20 18 16 14 12 10 8 ,_ -6 4 2 0 1980 1970 I 1990 -UNEMPLOYMENT RAT_E, ~ ·- l 1998 27.18% 35.86% 30.80% �PROBLEMS FACING SANILAC COUNTY A number of significant problems facing the County have been identified by County and lo'cal government officials at a forum on February 151\ 2000 and by 28 County leaders who responded to a leadership survey sent to members of the County Planning Commission , County Board of Commissioners, Economic Development Corporation , local officials and members of key stakeholder groups. Key problems are listed below in no particular order. A complete list of all responses is found in Appendix C. MAJOR THREATS OR EXISTING PROBLEMS AS RELATED TO LAND USE, ECONOMIC DEVELOPMENT, ENVIRONMENTAL PROTECTION, PUBLIC SERVICES AND/OR RELATED ISSUES. Key topic areas(* means was very frequently listed): • Agricultural land lost for residential development* • Need for farmland preservation: growth is threatening long term agriculture* • Need to better manage the growth pattern* • Inadequately or uncontrolled growth* • Lack of comprehensive plan for land use to guide growth.* • Lack of plans for environment, agriculture and economic development* • Perceived lack of coordination and communication between units of government* • Lack of money to make or implement plans* • Drinking water quality and supply, along shoreline especially* • Waste management (generation, to disposal, to recycling)* • Road and bridge condition and maintenance* • Attracting new business and industry to the area (for better paying jobs with benefits)* • Social issues: low incomes, crime, more dedication needed for K-12 education* • Lack of secondary education locally* • Lack of telecommunication • Lack of daily newspaper • Not much of an opportunity for culture • No easy access to interstate • Lack of access to health care options • Lack of senior housing options • Price of land makes affordable housing difficult • Lack of quality recreation opportunities • Sewage levels too high, soils won 't perk • Not a significant tax base. Sanilac County Plan for Planning June 16, 2000 25 �OPPORTUNITIES FACING SANILAC COUNTY Though the County is faced with a number of significant problems in regard to its existing and future character, there are a number of opportunities and assets which also exist. The following examples are derived from the leadership leader brainstorming on February 151\ 2000 and the survey. The complete list is found in Appendix C. MAJOR OPPORTUNITIES FACING SANILAC COUNTY. • Great recreation facilities and opportunities* • Underdeveloped tourism with potential* • Miles of Lake Huron shoreline* • Access on five state highways* • Small town atmosphere* • Good quality of life; quiet communities* • Open space, fresh air* • Farmland base, #1 dairy in state, #3 in nation, link to world economy* • Agricultural raw material (commodities) that has potential to be processed here* • Low cost land, available for development* • Workforce with good work ethic* • Has Renaissance Zone status for assisted living for seniors • Existing material recovery facility to build on • Diverse employment base which weathers economic storms • Less crime • Petroglyphs and Minden Bog • Hunting and fishing • Cooperative spirit: ability to cooperate at intergovernmental level • Formation of Economic Development Corporation within the coming year • Low-density environment • Manufacturing • Productive farmers . Sanilac County Plan for Planning June 16, 2000 26 �OBSERVATIONS ON THE COUNTY'S EXISTING PLANNING PROGRAM • A General Development Plan (also known as Comprehensive or Master Plan) is the foundation for a community's planning and zoning program. A General Development Plan identifies the intended future character of the community regarding future land use patterns , public services, preservation of open spaces and natural resources, and related considerations. A General Development Plan is a policy document intended to provide strategic planning policies to enable a community to shape its own future and guide its destiny. Section 4 of the County Planning Act (P .A. 282 of 1945) requires a County Planning Commission to create a Plan. Sanilac County last adopted a General Development Plan in 1974. The basic rule of thumb is that a Plan should be thoroughly reviewed and updated at least once every five years. By that rule , the County is 21 years overdue for an update. Many local governments in the county also lack a Master Plan, or have one which is quite old (see Table 17). Sanilac County has been behind in land use planning, mapping, and data collection for many years. Focus 2000 was a strategic planning process started in 1992 that formulated task forces to investigate planning for education, transportation, tourism, etc. The plan addressed immediate concerns for the County but did not set up or suggest a long term planning process and vision for the County. The Government Committee within the Focus 2000 process did recommend that a County Plan should be created and that it should outline a County Zoning Ordinance as a basis for standard zoning enforcement. In order for Sanilac County to meet the problems previously identified, seize the opportunities available, better operate regionally and plan for its future rather than simply letting it happen, it should address many serious unmet planning needs. For example: • County General Development Plan is 26 years old and not used • Most of the local units of government in the County do not have a Master Plan--the larger ones are updating now or did recently without the benefit of a "big picture" (County-wide) view (see Map 5) • Most of the Zoning Ordinances in the County are old and in need of updating (see Map 6) • No County-wide GIS work has been done, there are only hand generated maps and a general lack of data • There is no common vision or County-wide policy plan to guide land use and infrastructure decisions among County and local governments • There is a lack of coordination between units of government on planning and zoning • There has been little opportunity for broad-based public input on planning issues Sanilac County Plan for Planning June 16, 2000 27 �• • • Decision-making on land use issues is reactive (not proactive) There is a lack of professional planning assistance from the County to local governments (as there is in adjacent counties, but local governments haven 't expected that of County) Few' County funds have been made available to improve planning in the County and a significant multi-year effort is needed . Yet, there are funds for planning being raised and spent within local jurisdictions (see Table 17). However, without a County General Development Plan in place , local governments typically plan as if each is an island unto itself (without regard for impacts on its neighbors). There is no common vision for the future . The most significant opportunities for cost savings with coordinated County-local planning efforts include: 1. Common and current data base 2. Common format for and a complete set of current maps 3. Common vision of future 4. Common planning principles and development guidelines used in plans 5. Common zoning and subdivision regulations (based on the same model) 6. Wiser public facility decisions and a common format for capital improvement programming 7. Get everyone using common software and hardware (for GIS, data base management, spreadsheets and even word processing), makes sharing of information easier, less costly and more efficient. 8. Fewer revision costs due to land use conflicts at borders which are prevented "up front". A new County General Development Plan will have eight major uses: 1. Present a common vision of the future that is citizen based 2. Guide County Planning Commission in review of Township rezonings , Master Plans plus new Zoning Ordinance adoptions 3. Guide in CIP preparation plus implementation (infrastructure) 4. Guide in private sector land development decisions 5. Guide in economic development investments 6. Guide in preparation of other County plans: recreation , sewer/water, etc. 7. Guide development of local Master Plans 8. Assist in grant applications for federal or state funding assistance with infrastructure or economic development initiatives. Sanilac County Plan for Planning June 16, 2000 28 �TABLE17 SANILAC COUNTY COMMUNITIES MASTER PLANNING AND ZONING Community Appleaate Arav1e Austin Bridaehampton Brown Citv Buel Ca rsonville Croswell Custer Deckerville Delaware Elk Elmer Evergreen Flvnn Forester Forestville Fremont Greenleaf Lamotte Lexinaton Lexinaton Maple Valley Marion Mar1ette Mar1ette Melvin Minden Minden Moore Peck Port Sanilac Sanduskv Sanilac Sanilac Speaker Washington Watertown Wheatland Worth Type of Community Vi llaae Township Township Township Citv Township Citv Citv Township Vi llage Township Township Townshio Township Township Townshio Villaqe Township Township Township Township Villaae Township Township Citv Township Villaqe Villaae Townshio Township Villaae Villaae Citv Countv TownshiP Township Township Township Township Township Master Plan Yes Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes No No No Year Master Plan Adopted 1986 1998 1990? 1976 1990 1986 1993 1963 1983 Year Master Plan Updated Update In Progress No No No No No No Zoning Ordinance Yes Yes Yes Yes Yes Yes Yes will be 2000 Yes No Yes Yes Yes Yes No No Yes No No Yes Yes Ye s Yes Yes No Yes 1983 1995 1970's W,f=J,f,ttt 'H'fH~/JifiH: =,=t=ltlllll !tl'ti ,{iii)';()' =',f)ii='ifi:i:,;::,;, {,:,Hi:\{){;{)',':(,},{,(,':{){;{ {:{,{:','W){) No No Yes Yes 1995 Yes 1992 Yes Yes Yes 1985 Yes Ye s No No Yes Yes No Yes Yes 1974 Yes Yes No No Yes No Yes No No Yes No Yes Yes 1985 No Ye s Yes No Yes 1997 Ye s 1987 Yes No Yes Yes No Yes No Yes No No Yes No Yes Yes Yes Yes No No Yes Yes 1998 Yes -~€®A~in~-£~i=1° Year Zoning Ord . Adopted 1986 1998 1989 1973 1996 1986 1983 1968 1984 1981 1992 1982 1995 Year Zoning Ord. Updated 1993 1998 Yes Yes No 1990's No Yes Yes No No 1997 1976 :ii i,;,;,::;,:,:,:::::::::,:::::::::::,:,;,:::,: ,;,:::,:,;,:,:,:,:,;,;,;,:;,;,;:;:;,i::; ,;,:,:,:::,:,;,;,(,:,:,:,:,:,:,:,:,:;:,:,:.: 1988 1994 1993 1972 1970 1996 1994 1982 No Yes No No No 1975 1997 1985 198? 1990 1972 1980 1991 No No Yes Yes No 1995 1996 1990's Italics indicates data from 1994 MSPO statewide suNey because the municipality did not respond to the PZC suNey. sla7:c :/exceVsanilac/masplan.xls 6-16-00 Sanilac County Plan for Plann ing June 16, 2000 29 Update In Progress No No No Yes Yes No Yes No Yes Yes �Maps Sanilac County Communities with Master Plans HURON COUNTY Minden■ Forestville DELAWARE TOWNSHIP MARION TOWNSHI EVERGREEN T OWNSHIP FORESTER TOWNSHIP Deckerville LAMOTTE TOWNSHIP TUSCOLA COUNTY LAKE HURON * 1976 CUSTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP 1983 Port 1993 ·11 e Carsonv1 Sanilac 1997 1995 FLYNN TOWNSHIP 19 ELK TOWNSHIP BUEL TOWNSHIP 1986 LEXINGTON TOWNSHIP 1995 Croswell 1983 LAPEER COUNTY ■ Melvin WORTH TOWNSHIP 1998 ST. CLAIR COUNTY tNorth D FREMONT TOWNSHIP State Game Areas or Archaeologic Sites Communities with Master Plans 1986 * Year Master Plan adopted Update in progress Numbers in Italics Indicate data from MSPO 1994 Statewide Survey because the community did not respond to the year 2000 survey. Two communities did not respond in 2000 and there was no MSPO data available. These were Fremont and Greenleaf Townships. Sanilac County Plan for Planning June 16, 2000 30 �Map6 Sanilac County Communities with Zoning Ordinances HURON COUNTY Minden■ Forestville MINDEN TOWNSHIP DELAWARE TOWNSHIP 1975 1992 MARION TOWNSHIP EVERA GREEN T WNSHIP FORESTER TOWNSHIP 1970 1990's * 1996 LAMOTTE TOWNSHIP TUSCOLA COUNTY LAKE HURON * CUSTER TOWNSHIP 1988 1998 * 1997 Deckerville 1976 1981 1973 * BRIDGEHAMPTON TOWNSHIP Port 1993. Carsonville Sanilac 198? * MARLETTE TOWNSHIP 1994 ELMER WA TOWNSHIP TO 1995* 1991 Marlette 1996 FLYNN TOWNSHIP BUEL TOWNSHIP 1986 1997 LEXINGTON TOWNSHIP 1994 Croswell 1968 LAPEER COUNTY ■ Melvin FREMONT TOWNSHIP * WORTH TOWNSHIP 1982 ST. CLAIR COUNTY tNorth D State Game Areas or Archaeologic Sites Communities with Zoning Ordinance 1986 * Year Zoning Ordinance adopted or updated Update in progress Numbers in italics indicate data from MSPO 1994 Statewide Survey because the community did not respond to the year 2000 survey. Two communities did not respond in 2000 and there was no MSPO data available. These were Fremont and Greenleaf Townships. Sanilac County Plan for Planning June 16, 2000 31 �In addition, a broad range of County produced GIS maps and services will be useful for: • County and local planning • County and local development review • • Private sector land development • Future economic development. Some revenue is likely to be generated by GIS services, but it is not likely to be enough to cover the cost of establishing the service . This issue is not simply whether or not to act, or whether to act only if a source of money is found, there are consequences of not acting (and not to act is to act). • Current trends will continue into the future--including sign ificant loss of rural character to the landscape • There will be more loss of the agricultural base of the County • There will be more missed opportunities for integrated and coordinated planning in the County • There will be more missed opportunities for cost sharing in the County • Infrastructure decisions will continue to be uncoordinated and sometimes money will be spent twice • There will continue to be a lack of a clear vision for the future of the County • Local communities within Sanilac will be planning without the benefit of a unifying vision, therefore local plans may not address the following: o Unlikely to address issues that are of greater than local concern o Unlikely to include strategies to achieve broader, County-wide economic development and/or environmental protection issues o Unlikely to result in a County-wide land use pattern that achieves broader quality of life concerns. • Sanilac will fall further behind neighboring counties in terms of its ability to proactively guide growth. (St. Clair: new plan, GIS; Tuscola : new plan, GIS; Huron: GIS; Lapeer: new plan to start soon.) • Perhaps most important, significant public service costs will continue to be deferred to the next generation . Do the citizens of Sanilac County want the negative impacts of the current land use pattern to be passed on to their children and their children 's children? (These are costs for road and drain improvements, new schools, public water and sewer systems that will be enormous because the population to be served is spread all over the country-side rather than concentrated in or near cities and villages where it can be economically served). Sanilac County Plan for Planning June 16, 2000 32 �Based upon the previous discussion of the current trends and conditions in the County, including the status of its current planning program , a direction begins to evolve as to the broad and specific initiatives Sanilac County should pursue to both purposefully and strategically guide the County into the future. These initiatives are aimed at moving the County into a ''proactive" stature in regard to guiding the future character of and quality of life in the County and includes both broad based planning initiatives and specific work plan strategies. It also seeks to ensure that planning is well integrated and coordinated throughout the County. CONCLUSIONS AND RECOMMENDATIONS The following list of conclusions and recommendations were made in response to concerns and opportunities mentioned at the joint meeting on February 15th , 2000, identified in the leadership surveys and in the foregoing analysis. 1. The lack of a complete map set and common County database useful to all jurisdictions and public agencies on land use, environmental and economic development issues is hampering the County's (and local governments? ability to guide future growth. While the County has some of the basic maps typically needed for land use and infrastructure planning, none are in digital form . This fact greatly restricts their utility for county-wide or local planning. Many counties in Michigan are moving to digital mapping using computerized geographic information systems (GIS). Many of the data trends discussed in the prior section can be best observed spatially and GIS allows communities to look at trends visually and better understand the potential effects of their land use decisions. Computerized mapping allows for much more flexibility in map outputs--including various sizes from 8½" x 11 " to 36" x 48" plots, in color or black and white. GIS allows easier data updating and amazing analysis capability when it comes to Sanilac County Plan for Planning June 16, 2000 33 �overlaying information related to the same geographic area (see Figure 6). While the cost of inputting data into a GIS system initially often exceeds other hand operations, the long-term benefits far outweigh up-front costs . In addition, there is more and more digital data becoming available that can be readily used if the County had a,GIS. For example , considerable demographic and economic data is available in digital form (see December 1992 special issue of PZN). Soils, topographic and 1978 land use/land cover data are available for the entire county. Without a full set of basic maps at a uniform scale, it is very difficult to undertake quality county-wide planning. Sanilac County is at a distinct disadvantage compared to other neighboring counties in this regard. GROUNDWATER VULNERABILITY Figure 6 BASE MAP Overlaying capability of maps in a GIS. While it is desirable to have all basic data in digital form and mapped at a common scale on a GIS system, obviously land use planning can be performed without a computer system in place - it is just more difficult and less flexible. However, it is often better to begin little by little than not to begin at all. Thus, if monetary resources for a full-blown GIS were not available, GIS work could still begin on an incremental basis. Also, there are many private sector firms available to do the work if the County should decide not to establish its own GIS program internally. Another option would be for the County to partner with another nearby County, such as Huron or St. Clair, with a GIS system already in place. The "I" in GIS stands for information. The first step to establishing a computerized mapping program is to assemble existing data about the COUNTY Sanilac County Plan for Planning June 16, 2000 34 �that is desirable to be mapped for analysis. There is an enormous database that can be assembled from existing sources including: Census, DNR (MIRIS)1, Natural Resources Conservation Service , County Equalization Department, etc. Much of it is already in digital form. Other pieces will require considerable time to gather and/or (Jpdate for inclusion (such as parcel specific data). However, this should be a high priority activity. Quality decisions can best be assured with quality data. 2. A continuous, coordinated, and cooperative planning process involving all local governments and other County agencies along with the County Planning Commission should be created. It should begin with agreement on a Work Program and end with the preparation of a new County General Development Plan. Once complete, the Plan must be updated on a regular basis. The County Planning Commission can initiate this effort with financial support from the County Board of Commissioners and initial professional planning consultant assistance during the Plan preparation. However, to be sustained after a Plan is complete requires the efforts of a full-time County planner. If energy and resources are not put into continuing the effort, it will simply be a Plan that sits on a shelf-like the last one. 3. The County Planning Commission should prepare a new General Development Plan with broad public and stakeholder input and the active involvement of local governments in the County. The County Planning Commission should seek public input through the most economic combination of the following techniques: • Surveys • Focus groups • Citizen visioning • Goal setting • Advisory groups • Development of a direct line of communication with all local units of government in the County. 1 MIRIS contact person Mike Donovan (517 ) 335-3445 has many maps of Sanilac County available for a specific fee . Data indudes base maps, land use/land cover, digital elevation , etc. Sanilac County Plan for Planning June 16, 2000 35 �Recommendations Based on the foregoing analysis , it is recommended that the following actions be initiated in Sanilac County by the County Planning Commission and Board of Commissioners: 1. Commitment to development of a computerized GIS system. Consideration should be given to having this started by a consultant so that a large volume of data can be quickly digitized and entered into the system. If the County does not follow through on acquiring standardized maps on a timely basis , any timeline for development of a new County General Development Plan could be thrown off. The County has several options to acquire GIS technical assistance: through a GIS consultant, by contracting with a nearby County with GIS capability or by creating a GIS position within the County. 2. Commitment to creation of a new County General Development Plan for Sanilac County. The Plan should be done with consultant assistance but will take significant effort on the part of the County Planning Commission, particularly with no full-time County planning staff. Because the current County Plan is so out-of-date and there is no current funding in place for a planning program, there will need to be a significant effort by the County Planning Commission before a consultant could be hired for the new Plan . 3. Commitment to creation of the position of County Planning Director and hiring a qualified person to fill the job, at the end of the County General Development Plan process. If funding is not allocated for a planner another County staff person would need to be made responsible for the Plan and for storage of all planning documents. 4. Commitment to broad public and stakeholder input and intergovernmental cooperation for all the above tasks and for ongoing efficiency and effectiveness in planning and infrastructure. Without broad public input and intergovernmental cooperation, the jurisdictions within the County will continue to pull in their own directions and no common vision of the future will ever be achieved . Sanilac County Plan for Planning June 16, 2000 36 �Continuing on the recommendations made in the last segment of the report, the work program is designed to give a better outline of phases and tasks associated with the recommendations. The proposed Work Program for Sanilac County consists of four principal phases with many separate tasks in each. Phase One Agreement to Work Program (target 6 months to complete) This first phase is designed to get the County more organized for the multi-year project that they will be taking on. The County needs to seriously examine options for funding and resources for planning and GIS work. The creation of a GIS system also needs to be organized in this early phase, whether created in house, in conjunction with neighboring counties or through consultants. Task One The first phase of this process needs to begin acquiring and allocating funding/resources for a continuing Sanilac County planning program. The following list represents potential resources for equipment, software and staff assistance and/or funding for the planning process: • County general fund (the way the bulk of most counties fund their county planning programs) • Local units of government provide some funds through cost sharing • DEQ Coastal Zone Management program (planning related to shoreline environmental protection)--may or may not qualify • MSU students/interns • Volunteers • Local agencies (NRCS , Drain Commission, Road Commission, MSU Extension) • Michigan Coordinated Planning Act (proposed act that may allow for funding of a County Plan, but has not been finalized yet. GIS work is unlikely to be covered.) Sanilac County Plan for Planning June 16, 2000 37 �The County should acknowledge that the coordination of all of these resources ahead of time would be the best for the most seamless process possible. A coordinating person on the County staff or Planning Commission should be responsible for this task, if funding is not available immediately to hire full-time planning staff. • Task Two The second task within this phase includes the creation of a GIS system (through coordination with other County governments, hiring a contractor or qualified staff.) The County has to choose from the following options : • Hire Center for Remote Sensing at MSU (or the comparable facilities at EMU , CMU or WMU) • Hire a scanning/digitizing company • Partner with a local County (St. Clair or Huron ) • Create a GIS workstation within Sanilac County. Hiring a full-time staff person is the best option if all the County departments commit to its use. But if funding is limited the County should try to start on as many of the GIS mapping tasks they can, even on an incremental basis . The most expensive and most useful in the long term is parcel mapping. However, this should be done in conjunction with a county-wide remonumentation process (for which there are some state funds on a competitive process). Phase Two: Data and Mapping (Approximate duration: 12-18 months) Task One: Collection of Data (Approximate duration:6 months) All easily available existing information in digital, paper and map form from State and local sources would be gathered and organized for easy retrieval by a planning consultant or future GIS director. The data sources and methods of data storage would need to be clearly specified. Analysis of the key demographic, economic and land use information would be performed with assistance from a planning consultant. Key trends and conditions would be included in the form of a chapter to become a part of the County General Development Plan. An inventory of uncollected, but desirable data and maps would be prepared. The protocol for a land use inventory of every parcel in the County would be prepared by the planning consultant. Once approved by the Planning Commission , it would be distributed to all local units of government in the County and they would be encouraged to use it if they performed, or contracted for any planning work. It would also be used by the County as funds became available. Sanilac County Plan for Pla nning June 16, 2000 38 �The following types of data are desirable to collect for all land area and jurisdictions in the County (see also the MSPO publication, Workbook for Preparing or Updating a Master Plan): • Existing land use (at the parcel level), by jurisdiction • Environmental/natural resources inventory: including topography, drainage, soils, flood plains , wetlands, areas vulnerable to ground water contamination • Housing type and condition • Transportation and circulation : streets and roads • Community facilities inventory • Utilities (public sewer and water) • Fire and police services • Solid waste disposal facilities • Other publicly owned land and services • Economic information, by population and business activity • Census data • Plans and zoning for all jurisdictions • Relevant social/cultural information, including historical considerations and features • Existing zoning • P.A. 116 lands. The County Planning Commission should complete gathering a current version of all local Master Plans and Zoning Ordinances within the County and thereafter keep such files up to date. The planning consultant or GIS director would then prepare a composite future land use map and composite zoning map of all local plans and zoning ordinances on a common scale. Common land use categories and density ranges will need to be established. This information would be used to determine the degree of land use compatibility between local plans and zoning ordinances, the differences between planned and zoned density and the reasonableness (from a County-wide perspective) of current local planning and zoning. A buildout analysis would also be performed by the planning consultant or GIS director and the results included in a brief report. The County Planning Commission would also distribute a base map and directions (prepared with assistance from the Consultant) to each local planning commission/zoning board and ask them to identify and describe on the map, key land use issues/problems/opportunities within their community as well as others elsewhere in the County. These would be analyzed and documented in a brief report by the Planning Consultant. If the data is available, a "measles map" should be prepared . This is a map showing the specific location of every new house built in the County over the past decade. These maps clearly show the trend in land use and illustrate the change in rural character taking place. Sanilac County Plan for Planning June 16, 2000 39 �Task Two: Basic Map Information (Approximately 12 months) The geographic location of all the information listed under Task 1 should be gathered , stored in digital format and mapped as part of a computerized GIS. At the completio r'l of the planning process, there should be a complete set of display sized maps on mylar of every relevant map in the County General Development Plan . In addition , report-sized maps and display-sized color maps should also be prepared for each of the following: • Base map • Right-of-way base map • Lot line base map • Topography • Floodplains • Hydric Soils • Wetlands • Woodlands • Soils with limitations for septics • Soils with limitations for basements • Water systems • Sewer systems • Road classifications • Drains • Public facilities (location and type) • Park and recreation facilities (location and type) • Groundwater vulnerability • Land cover/use • Land use by parcel map for all jurisdictions • Planned land use map for all jurisdictions (that have adopted plans) • Composite zoning map for all jurisdictions • Most suitable soils for development • Future land use map (to be completed as part of the County General Development Plan) Phase Three: Public Input (Approximate duration: 6 months) This phase would involve the public in the development of vision and goals for the new County General Development Plan. This work would be performed by a planning consultant. A local government advisory committee should also be formed with a representative of all units of local government in the County. It should be active in the Phase Three and Phase Four activities. Task One: Visioning A series of Town Meetings could be conducted for identifying the aspirations of citizens and local government officials regarding the future of Sanilac County. Using futuring or visioning methodology, County residents would identify images of the future as they wish it to be . These images would be combined with the Sanilac County Plan for Planning June 16, 2000 40 �results of previously generated materials (including the written leadership opinion surveys of key issues and opportunities gathered as part of the Plan for Planning, other focus group input, surveys, and possible advisory group input) to develop a written statement describing a common vision of the future. The consultant wo~ld assemble and analyze the visioning input and draft the common vision statement. Task Two: Goals and Objectives Goals, objectives and policies would be prepared in draft form by the planning consultant to refine the common vision developed in Task 1 of Phase 3. They would be the foundation of the County General Development Plan. After refinement by the County Planning Commission, the draft goals, objectives and policies would be presented to the public at a second series of Town Meetings conducted with assistance from the consultant. At these meetings, both short and long-term actions to improve the physical and economic stability of the County as well as to improve other essential components of quality of life would be brainstormed by participants. Task Three: Alternative Analysis During this task, key planning principles would be approved by the County Planning Commission and at least three future land use alternatives would be considered: the future if current trends continued, the future if existing zoning were implemented as it exists, and the future if the vision created in Task One of Phase Three were implemented. Formal public consideration of these alternatives would be achieved through another series of Town Meetings. Phase Four: Plan Preparation (Approximate duration: 6 months) The final phase would include the draft plan preparation, which would involve the consultant utilizing the data gathered within the second phase of the process and molding it with public comment from phase three. One of the alternatives, or a new alternative based on elements of the others would be used as the basis for the future land use map. Strategies to implement the vision and the map would be developed along with clear policies to guide future decisions. Task One: Draft Plan A draft of the Plan based upon the outcome of the previous tasks would be developed for review and refinement by the County Planning Commission, local jurisdictions, and the public. Task Two: Public Reaction Town Meetings would be held to introduce the draft Plan. After refinements were made, a public hearing on the draft County General Development Plan would be conducted by the County Planning Commission. Sanilac County Plan for Planning June 16, 2000 41 �Task Three: Revision Depending on public comment the draft County General Development Plan may need revisions to take into account final concerns and information. Task Four: Attoption Adoption of the Plan by the County Planning Commission and formal acceptance of it by the County Board. Task Five: Assurance of the Continuation of the Sanilac County Planning Program As work on the County General Development Plan draws to a close (if it hasn't been done earlier), the role, function, physical space needs of and job description for a County Planning Director would be prepared by the County Administrator and Planning Consultant. A budget for the County Planning Director's salary would also be prepared and submitted to the County Board of Commissioners for approval after receiving comments on the proposal from the County Planning Commission. A significant part of the job could include performing or coordinating the performance of GIS services in the County. The County Planning Director will supplement prior data gathering and analysis of specific information related to completing at least the following additional plan elements if so charged to do so by the County Planning Commission: • Detailed Transportation Plan • Detailed Public Facilities and Infrastructure Plan • Detailed Agriculture and Open Space Preservation Plan (if needed) • Detailed Housing Plan • Detailed Economic Development Plan (if not done by the EDC) • Detailed Parks and Recreation Plan (if needed). In addition, development of a County-wide capital improvement program, model zoning regulation and model development guidelines would also likely be responsibilities of the County Planning Director. If funding could not be identified for the position of County Planning Director, minimally the County should identify a place for the entire new County planning maps and records to be stored within the County offices. A County staff person needs to become responsible for these documents and be the contact person for planning related questions. It would probably be the person responsible for maintaining GIS data and maps. NOTE: A sample RFP will be prepared for securing GIS and planning consultant services once a decision on the recommendations of this Plan for Planning has been made. Sta 7\winword\sanilac\sanfinal.doc 6-16-00 MM Sanilac County Plan for Planning June 16, 2000 42 �Appendix A Sanilac County Plan for Planning June 16, 2000 1 �Agriculture Census for Sanilac County, Michigan http://govinfo.lihr.uy.orst.edu/cgi-bin/ag-list?O 1-151.mi.: Agriculture Census for Sanilac County, Michigan Table 1. County Summary Highlights ! __._,__ Get the above selected report ❖-•--,·=-·-, l w_•_-,,»x-,·•»».••.->.•·•.' ··,·"""·•~ ······························· 1 Enter keyword to search for a report item: ; [ A~riculture Census - Michi~an Home Page I ( Download Data l 1997 CENSUS OF AGRICULTURE Sanilac County, Michigan Table 1. County Summary Highlights -----[1997]-------[1992]-------[1987)---------------------------------------1448 429706 297 150 400889 1379 92024 42 269 525 377 150 85 1365 380837 1182 334433 35 3614 132513 91514 75027 57486 302 108 160 190 184 166 338 102825 1433 444407 310 1559 431199 277 (N) (N) 275080 863 74240 39 234 501 213511 764 60821 63 225 562 477 161 413 157 89 1365 404349 1286 334227 31 3232 116977 81631 53356 63620 225 144 130 243 192 170 329 94707 71 1488 390529 1440 303733 39 1997 97533 62561 40886 56647 216 162 209 281 207 191 293 79886 Farms (number) Land in farms (acres) Land in farms - average size of farm (acres) Land in farms - median size of farm (acres) Estimated market value of land and buildings Estimated market value of land and buildings Estimated market value of all machinery/equi Farms by size: 1 to 9 acres Farms by size: 10 to 49 acres Farms by size: 50 to 179 acres Farms by size: 18 0 to 499 acres Farms by size: 500 to 999 acres Farms by size: 1,000 acres or more Total cropland ( farms ) Total cropland (acres ) Total cropland, harvested cropland ( farms ) Total cropland, harvested cropland (ac res ) Irrigated land (farms l Irrigated land (acres ) Market value of agricultural products sold ( Market value o f agricultural products sold, Market value of ag prod sold -crops,incl nurs Market value of ag products sold - livestock Farms by va lue of sales: Less than $2,500 Farms by value of sales: $2 ,500 to $4,999 Farms by value of sales: $5,000 to $9,999 Farms by value of sa _e s : $10,000 to $24,995 Farms by value of sales: $25 , 000 to $49,995 Farms by va l ue of sa:es : $50,000 to $99,995 Farms by va l ue of sales : $100 , 000 or more Total f arm productio~ expenses@l ($ 1,00 0) �Agriculture Census for Sanilac County. Michigan 71061 1447 26873 18571 898 550 686 442 659 59423 184 2733 310 22294 641 21931 74 10339 61 18555 22 567 54 2113 11 919 669 90245 10394096 http://govinfo.libraiy.orst.edu/cgi-bin/ag-list?O 1-151.mi.: 66044 1434 22547 15723 1003 430 603 389 677 63518 163 2271 374 25424 658 28613 137 14006 125 20201 31 866 54 (D) 7 (D) 718 102227 9395093 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 472 31433 1808861 770 45662 2539428 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 638 103213 3666136 17 6 19103 286008 (N) (N) (N) 62 6 69673 1739077 274 22393 225695 (N) (N) 51242 1559 16947 10871 1086 473 689 440 772 65275 159 1904 430 25571 748 26736 139 17321 125 22276 29 612 71 24264 17 2283 988 85554 8899671 (N) (N) (N) (N) (N) (N) 314 13372 650520 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 458 38961 1375576 314 25618 346994 (N) (N) Total farm production expenses@l, average pe Net cash return from agricultural sales for Net cash return from agricultural sales for Net cash return from ag sales for fm unit (s Operators by principal occupation: Farming Operators by principal occupation: Other Operators by days worked off farm: Any Operators by days worked off farm: 200 days Livestock and poultry: Cattle and calves ir. Livestock and poultry: Cattle and calves ir. Beef cows (farms) Beef cows (number) Milk cows (farms) Milk cows (number) Cattle and calves sold (farms) Cattle and calves sold (number) Hogs and pigs inventory (farms) Hogs and pigs inventory (number) Hogs and pigs sold (farms) Hogs and pigs sold (number) Sheep and lambs inventory (farms) Sheep and lambs inventory (number) Layers and pullets 13 weeks old and older ir. Layers and pullets 13 weeks old and older ir. Broilers and other meat-type chickens sold ( Broilers and other meat-type chickens sold ( Corn for grain or seed (farms) Corn for grain or seed (acres) Corn for grain or seed (bushels) Corn for silage or green chop (farms) Corn for silage or green chop (acres) Corn for silage or green chop (tons, green) Sorghum for grain or seed (farms) Sorghum for grain or seed (acres) Sorghum for grain or seed (bushels) Wheat for grain (farms) Wheat for grain (acres) Wheat for grain (bushels) Barley for grain (farms) Barley for grain (acres) Barley for grain (bushels) Oats for grain (farms) Oats for grain (acres) Oats for grain (bushels) Rice (farms) Rice (acres) Rice (hundredweight) Sunflower seed (farms Sunflower seed (acres Sunflower seed (poundsJ Cot ton (farms) Cotton (acres) Cotton (bales) Tobacco (farms) Tobacco (acres) Tobacco (pounds) Soybeans for beans (farms) Soybeans for beans (acres ) Soybeans for beans (bushe ls) Dry edible beans, excluding dry limas (farms Dry edible beans, excluding dry limas (acres Dry edible beans, exc:uding dry limas (hundr Potatoes, excluding s·,1eetpotatoes (farms) Potatoes, excluding s~eetpotatoes (acres) �Agriculture Census for Sanilac Cowity, Michlgan (Nl (N) (Nl (Nl (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (Nl (N) (N) (N) (N) (N) (N) (N) 744 54697 154177 28 1238 23 388 (D) (B) (X) (Z) (N) (H) (L) (S) hnp .,/~,winfo.lil,r.u-y.urst.edu/cgi-bin/ag-lis1:01-151.m :. (N) (N) (N) (N) (N) (N) (N) 750 56249 169756 17 418 21 449 (N) (N) (N) (N) (N) 966 77622 198194 27 601 28 329 Potatoes, excluding s·.,eetpotatoes (hundredwe Sugar beets fer sugar 1farms l Sugar beets for sugar 1acres l Sugar beets for suga= 1tons l Sugarcane for sugar , :arms ! Sugarcane for sugar 1acres l Sugarcane for sugar 1tons) Pineapples harvested 1farmsl Pineapples harvested 1acresl Pineapples har~ested . ~ons l Peanuts for nuts ( farms ) Peanuts for ntts , acres ! Peanuts for nuts l pcunds l Hay-alfalfa,other tarne,small grain,wild,gras Hay-alfalfa,other ta.~e,small grain,wild,gras Hay-alfal,oth tame,small grain,wild,grass si Vegetables harvested tor sale ( see text) ( fa Vegetables harvested for sale ( see text) (ac Land in orchards (farms) Land in orchards (acres) Withheld to avoid disclosing data for indiv~dua l farms. Data not available due to brackets. Not applicable. Less than half of the unit shown. Not available. Standard error or relative standard error o: est~~ate is greater than or equal to 99.95 percent. Standard error or relative standard error of estimate is less than 0.05 percent. Withheld because estimate did not meet publication standards on the basis of either the response rate or a consistency review. �Appendix B Sanilac County Plan for Planning June 16, 2000 2 �SANILAC COUNTY TOURISM PROFILE Prepared by Daniel M. Spencer, Dae-Kwan Kim, and Philip J. Alexander - October 1998 MSU Extension has prepared this profile to help developers , tourism professionals, public officials, and others make informed decisions regarding the travel and tourism industry in Sanilac County. All statistics pertain to Sanilac County unless otherwise noted, and are the most current available. Further assistance is available from the Travel, Tourism, and Recreation Resource Center at Michigan State University (517/353-0793) or the MSU Extension office in Sanilac County (810/648-2515). TRENDS IN STATE OF MICHIGAN LODGING USE TAX COLLECTIONS FOR SANILAC COUNTY 30,000 25,000 Raw data (not adjusted for inflation) Average annual change = -4.3% ~ . . ..... 20,000 ~ ~ 0 -. - 15,000 ••• •■ 0 • 10.000 Data ad justed for inflation Average annual change = -9.6% ..... . ... .. --- --- -I ... . 5,000 0 + - -- -- - . - -- . - -- - --,-----,-- --r------,. - - ---r---,--- - - , 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 NOTE: The lodging use tax is a state tax on the rental of a guest-room or cabin . To ensure comparability of statistics over the entire 10-year period shown, tax collections after May 1, 1994, when the tax rate increased from 4% to 6%, were adjusted so that they equaled what they would have been at the 4% rate . The comparable statewide average annual change figures are 6.3% in the case of raw data and 0.4% in the case of adjusted data . SOURCE: Michigan Department of Treasury, Systems Division . �ESTIMATED MARKET SHARE, TRIP VOLUME, AND EXPENDITURES BY TOURISTS IN SANILAC AND NEIGHBORING COUNTIES, 1996 - COUNTY OF MAIN DESTINATION , ESTIMATED MARKET SHARE ESTIMATED NO. PLEASURE TRIP-NIGHTS ESTIMATED DIRECT EXPENDITURES Huron 0.8% 777,100 $42,216,000 Lapeer 0.4% 354,600 $19,264,000 Saint Clair 1.3% 1,204,200 $65,420,000 Sanilac 0.2% 152,000 $8,260,000 Tuscola 0.2% 141 ,100 $7,663,000 NOTE: Estimates are based on results from a telephone survey being conducted by the Travel, Tourism, and Recreation Resource Center at Michigan State University. "Pleasure trips" are overnight or day trips to places at least 50 miles from respondents' homes that were made for enjoyment, including vacations, weekend getaways, shopping trips, and trips to visit friends and relatives. The study region consists of Illinois, Indiana, Michigan, Minnesota, Ohio, Wisconsin, and Ontario. "Market share" is the percentage of pleasure trips to Michigan that originated from this region and had a given county as its main destination. Estimated pleasure trip-nights are the product of these percentages and a survey-based estimate of 93.8 million pleasure trip-nights In Michigan in 1996. Direct expenditures are the product of these percentages and a survey-based estimate of $5.1 billion in direct pleasure trip expenditures in Michigan in 1996. Estimates do not include pleasure trip-nights or expenditures of travelers who resided outside the study region or who merely passed through a county. Estimates are preliminary and subject to revision as additional data become available. They should be used judiciously since they are in some cases based on small samples for a given county. SEASONALITY IN ECONOMIC ACTIVITY State of Michigan Lodging Use Tax Collections for Sanilac County, 1995 State of Michigan Sales Tax Collections of Family Restaurants and Cafeterias for Sanilac County, 1995 7,000 50,000 45,000 6,000 40,000 5,000 i 35,000 30,000 4,000 I!! ~ 25,000 ;g 3,000 2,000 20,000 15 .000 10,000 1,000 5,000 S~C{-9IJ!ic~n ife'partfAent -llf'tre'tl~rf.UG SEP OCT INDICATOR OF TRAVEL ACTIVITY FOR SANILAC COUNTY Unadjusted (6 %) State of Michigan lodging use tax collections (1995) .... ... ..... ...... .. ..... . $27,376 NOV DEC �RECREATION AND TRAVEL RESOURCES NATURAL RESOURCES RECREATION AND TRAVEL FACILITIES No. land acres in county (1989) ............................................... .. .. . No. water acres in county (1989) ......... .... ...... .............................. . 617,216 0 617,216 No. public access sites ( 1990) .. ... ......... .. ................. ... No. recreational harbors on the Great Lakes (1990) .. . No. Great Lake marinas (1994) ... ...... ... .... ..... .. ...... .... . 0 No. Great Lake marina slips (1994) ............... ............ . No. licensed charter boats (1996) ......... .... .... .... ........ . 2 3 268 8 No. 9-hole golf courses ( 1995) ......... .... ............... .. ..... . No. 18-hole golf courses ( 1995) ................. ...... ...... .. .. . 4 Combined acres of natural or artificial lakes and ponds (1991) ... .. 0 0 238 3 8,223 0 0 8,464 79,900 0 44.8 41 1,007 0 0 204 Total no. acres of legislatively protected sand dunes (1989) ....... . 0 Total no. acres in county { 1989) ............... ... ....... ...... ... ... ....... ... No. acres of public recreation land (1990) National parks/lakeshores .................. ... .. ...... .......... ... ..... ..... .... National wildlife refuges ............. ......... .......... .. .... . ...... ...... ..... .. . National forests ......................, ... ... .............................. ..... .. ... .. State parks and recreation areas .. ... ..... ....... ................... ......... . State boating and fish ing si tes ............. ...... ....... ........ .... ....... .. ... State game/wildlife areas ........ ................ ............................. ... . State forests ... ..... .... ......................... ... ......... .... ... ..... ....... .. ... .... Other areas .................. ....... ...... ...................................... ... ... . . Total .................... ........................... ................ .... ..... ........ .... No. acres of publicly or privately owned forest land {1994) .. ... .... .. Total no. acres of designa ted state or federal wilderness (1990) .. Average no. inches of snowfall (1981 /82-1990/91) ....... ... ........ ..... No. miles of Great Lake sh orel ine ... ............ ..... .... ............. .......... . Total no. miles of rivers and streams .. ...... .. .. .. ........... .............. .... . No. miles of state or federal wi ld/scenidnatural river (1990) .... .... . No. inland lakes > 50 acres in size .... ............................... .... ... .... . No. agricultural markets.wineries/u-picks (1993) ..... .. . No. miles of designated scenic highway (1990) ........ .. No. owned second homes (1990) .... ........ ........ ........ .. . No. licensed food service establishments (1995) Table service .............. ......... ..... ... ..... .. .. ...... .. ......... . Fast food ....... ... ......... ......... , ............. .................. .. . Cafeteria ......... ..... , ........ .......... , .... , ........... ... , ....... ,.. . 4 4 8 35.9 3,432 80 24 Bar only .............................. .... .. ... ..... .. ...... .... .. ... .. .. . Other ... ...... .. .. ....... ....................... ... .. , .... ,.... ........ .. . . 21 10 48 Total .. ................ ... .... ..... .... .. ........ ...... ..... ....... ... . 183 No. boat liveries (1990) .. ... ..... .... ...... ..... ... ..... ...... .. ... .. No. miles of hiking/skiing/min . biking trail (1994) ..... ... 1 6 0 1 No. miles of designated off-road vehide trail (1992) .. . 0 No. museums (1990) ... ................... .. .. .... .......... .. . No. historical attractions open to the public . . . . . . . . . .. ... . No. miles of interstate highway (1990) .... .. ... ...... ... ...... O 0.0 No. watercraft for rent (1990) ....... ........... ..... .... .......... . No. miles of state-funded snowmobile trail (1990) ..... . 1 PRINCIPAL ATTRACTIONS AND EVENTS Cass City, Miden City, and Sanilac State Game Areas ; Sanilac Petroglyphs and Historic State Park; Sanilac Historical Museum; Port Sanilac Lighthouse; Barn Theatre, Port Sanilac; eight public golf courses ; 8,464 acres of public recreation land; boating resources (41 miles of Lake Huron shoreline, 1,007 miles of rivers and streams, 4 public access sites). Croswell Fair (mid July); Art in the Park on the Hill, Port Sanilac (early July); Port Sanilac Summerfest (late July); Snover Homecoming (mid July); Brown City Days (early June); Marlette Country Fair Days (mid July); Sanilac County 4-H Fair (early August); Sandusky County Christmas Lighted Farm Implement Parade (first Friday in December); Michigan Thumb Festival , Sandusky (last full weekend in June); Deckerville Homecoming (early August); Croswell Pioneer Days (mid June). NO. COMMERCIAL LODGING ESTABLISHMENTS, 1990 NO. GUEST-ROOMS IN COMMERCIAL LODGING ESTABLISHMENTS, 1990 BED& BREAKFAST 7 (24'1,) BED& BREAKFAST 26(8¾) CABIN/COTT AGE/ CONDO RENT AL CABIN/COTT AGE/ CONDO RENTAL 4(14¾) NO. CAMPSITES, 1990 NO. CAMPGROUNDS, 1990 ....... ........ .••....... .......... .......... •••....... .•••....... •••••...... •........... ••......... ..........• ........... •.•......... ••........•.. ............•• COMMERCIAL 4 {57o/,) HOTEUMOTEU LOOGE/HISTORJC INN 241 (77%) 47(15¾) ~;.;m:··· '{:::::::::::: LOCAL GOVERNMENT LOCAL GOVERNMENT 359 (48%) 2 (29'/,) NONPROFIT 1 (14%) COMMERCIAL 305 <•2¾) ................ ............. .. ............. ............. ........... . ........... ... ................... .............. ............. .............. ♦♦-♦- ♦♦♦♦♦♦♦♦ ♦♦♦♦♦♦♦♦♦♦ ♦♦♦♦♦♦♦♦ NONPROFIT 70(10%) �RANK IN RELATION TO OTHER MICHIGAN COUNTIES - - Date of Data rotal no. miles of rivers and stre~:~a.~'.~ ...... ........................................ . Value County's Rank Range of Ranks Statewide 1944 1007 4 1-77 No. natural heritage sites .................... .. ............. ... ............... .. ..... ....... .. 1990 0 7 1-7 No . historical attractions open to the public ........................................ .. 1990 0 9 1-9 No . museums ............................ ~........................... .. .. ........ ................ .. 1990 1 13 1-14 No . licensed charter boats .......................................................... ...... .. . 1996 8 15 1-22 Total no. public golf course holes per 1,000 residents .......................... . 1995 2.56 20 1-74 No . lifts or tows at downhill ski areas ........................................ .. ........ . 1990 0 20 1-20 No . miles of Great Lake shoreline ............................ ........ ............ .. ..... . n.d. 40.5 23 1-38 No. miles of designated scen ic highway ... .. .............. .. .. .... .... ..... .......... . 1990 35.9 25 1-35 No . owned second homes ........ .... ........ ...... .. ... ... ............. ... ....... .... ... ... . 1990 3,432 25 1-83 No . Great Lake marina slips per 1,000 residents ........... ................... ... . 1994 6.43 29 1-41 No . agricultural markets/wineries/u-picks per 1,000 residents .............. . 1993 0.1 9 33 1-48 No . eating and drinking places per 1,000 residents .... .. .. ..... ......... ... ..... . 1995 4.34 34 1-74 No. miles of designated off-road vehicle trail .......................... ..... .. ... .. .. 1992 0.0 38 1-38 No. miles of state or federal wild/scenic/natural river ............ ....... .... ..... . 1990 0.0 39 1-39 Estimated population ..... ........................................ ...... ..... ................. . 1995 42,203 39 1-83 No . miles of state-funded snowmobile trail ............... .. .... ... ...... ......... .... 1990 0.0 47 1-47 No. designated campsites .. ... ... ... ........... ........ ..... .............. .... ......... ..... . 1990 734 51 1-81 Total no. units in commercial lodging establishments ..................... ..... . 1990 314 58 1-82 Average no. inches of snowfall (1981 /82-1990/91) .... ... ..... ........ ..... .... . Avg. 44.8 58 1-82 No. acres of publicly or privately owned forest land .......... ..... ...... ...... ... 1994 79 ,900 62 1-82 No . acres of public recreation land ...... ...... .. ................ .... .. ....... .. ..... ... . 1990 8,464 63 1-83 No . licensed rental watercraft per 1,000 residents ... ............................ . 1990 0.15 73 1-76 Estimated direct pleasure trip expenditures ..... ... .. ......... ...... ......... ..... ... . 1996 $8,260,000 76 1-83 No . miles of designated hiking/skiing/mtn . biking trail .... ................. .... . 1994 1.00 78 1-79 No . public access sites ................................................. ........ ... ............ . 1990 4 78 1-83 Combined area of natural or artificial lakes and ponds ....................... ... 1991 204 83 1-83 NOTE: This table is intended to provide an indication of the county's competitive advantages and disadvantages. Many types of tourism facilities are patronized by local residents as well as tourists. The number of such facilities in a given county is therefore a function of the county's population as well as its popularity as a tourist destination. To provide a meaningful indication of popularity in such cases, counts of facilities are presented as number of facilities per 1,000 residents. "Natural heritage sites" are scenic vistas, unique geological features, significant wildlife observation areas, or major waterfalls. Range of ranks statewide is not always 1-83 due to ties. SOURCES OF STATISTICS IN THIS PUBLICATION U.S. Bureau of the Census; Michigan Departments of Agriculture, Natural Resources, Public Health , Transportation , and Treasury; Travel, Tourism, and Recreation Resource Center at Michigan State University. RESOURCES FOR FURTHER ASSISTANCE • • • • • Greater Croswell-Lexington Chamber of Commerce: 79 North Howard, Croswell, Ml 48422-0142. Marlette Area Chamber of Commerce: P.O. Box 222, Marlette, Ml 48453. Sandusky Chamber of Commerce: P.O. Box 306 , Sandusky, Ml 48471-0306. (810) 648-9648. Travel Michigan : P.O. Box 30226, Lansing, Ml 48909 . (517) 373-0670. Web site: http://www.Michigan .org/ Travel , Tourism, and Recreation Resource Center, Michigan State University: 172 Natural Resources Building, East Lansing, Ml 48824-1222. Phone: (517) 353-0793. Fax: (517) 432-2296. E-mail : dholecek@pilot.msu.edu Web site: http://www.tourism .msu .edu/ fAlh ~ . Travel, Tourism, and Recreation Resource Center Michigan State University • ounty tourism profile s are a program of MSU Extension's Tourism Area of Expertise Team . Information about the Team and its programs may be found on the World Wide Web at "http://www.tourism.msu.edu/". Tourism profiles for each Michigan county, as well as explanations of technical terms and procedures, may be obtained from this same Web site. �APPENDIX C SANILAC COUNTY SURVEY OF LOCAL LEADERS February - March 2000 27 respondents • OCCUPATION: Business Manager Dairy Farmer (2) Farmer (6) Construction Nurse Retired (5) Administrator (5) Insurance Sales City Manager (2) Postal Worker Teacher (2) NUMBER OF YEARS LIVED IN AREA: Average=36.4 yrs. 27 YEAR ROUND RESIDENT 0 SEASONAL RESIDENT YEARS SERVED AS: ELECTED OFFICIAL 21 with avg. service 12.3 yrs . PLANNING COMMISSIONER 6 with avg. service 2.6 yrs. ZONING BOARD OF APPEALS 4 with avg. service 2. 75 yrs. YEARS SERVICE ON OTHER LOCAL ORGANIZATIONS Organization Farm Bureau MSU Extension County Board EDC Brownfield Board Sanilac County MTA School Board Michigan Association of Township Supervisors Sanilac County Supervisors Association Sanilac County Cons. Dept. Board of Review Church Board DOA Chamber Lions Club Park Commission American Legion Sanilac County Plan for Planning June 16, 2000 4 �Sanilac County Corrections Board 4-H Emergency Management Fire Department Health Center Boarp Girl Scouts Community School Committee Immunization Task Force HIV Prevention Task Force Sugar Beet Association Camp Board Kiwanis Solid Waste Committee Landfill Advisory Committee 1. WHAT DO YOU SEE AS THE MAJOR THREATS/EXISTING PROBLEMS AS RELATED TO LAND USE, ECONOMIC DEVELOPMENT, PUBLIC SERVICES AND/OR RELATED ISSUES FACING SANILAC COUNTY? • • • • • • • • • • • • • • • • • • • • • • • • • • • • No area-wide comprehensive plan for land use Non-responsive County health department in past years Seemingly non-active emergency management team (no table-tops, functional drills in this County. If you're not exercising your plan, you don't have one) No plans for rivers and how to improve them No solid waste long-range plan Farmland lost to housing Landfill - outside County trash Increase in population, homes are more concentrated Agricultural base being depleted, shifting to residential Few local jobs, people have to travel some distances to work Mega-farms Haphazard development and land use because of the lack of County Master Plan High quality agricultural land (probably the best in the state) is being taken over for residential and commercial use Lack of commercial transportation systems No Master Plan - for County and/or townships Prime farmland being cut up for residential, commercial and industrial Land is being wasted when it is divided up into bowling alley strips - long and narrow No process in place to bring in future development No communication between County and townships Urban sprawl Lack of cooperation on County board To much good agricultural land being developed for other uses Land splits - too many mobile homes allowed Lack of a unified E. D. front. Attempting to begin this organization now Headlee amendment for small villages restricting financing Water levels in the lake People outside Sanilac County buying property and wanting to do as they desire Not enough workers to justify economic development Sanilac County Plan for Planning June 16, 2000 5 �• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Shortage of water in many areas Water availability/contaminates (Radon/Arsenic) Transportation - access to interstate highway Lack of post-secondary education locally Lack of high. bandwidth/high speed telecommunications Land being split up Realtor investors buying up farms to divide No more landfills because we are in Great Lake territory Don't contaminate any more of our water Lack of adequate water supply limits expansion Larger cities compete with smaller villages for new businesses (within and outside of County) Disinterest from state government in small villages Lack of state support to attract new industry to area Very high unemployment drives prospective business owners away Farmland seems in abundance and people in general don't seem concerned about seeing it paved over. Custer Twp. has the most class one land in Sanilac County and is the most productive and should be preserved for food production but we just received another annexation petition this week to take ag. land out of production. It would make for better economics to develop south of Sandusky where it is more sandy and not good production soil. Planning is critical Sewers and water are important as a whole, and are really costly to develop for the smaller municipalities and they are badly needed. Loss of farmland to residential Increased housing/reduced farmland Waste disposal Roads Planning for growth in a pro-active way Lack of infrastructure Encroaching on agricultural property Money available to purchase added infrastructure Urban sprawl Coordination of planning Unplanned development Rural area located away from any nearby interstate makes economic development more difficult Too much ag land taken out of production for residential and commercial use. All communities are not experiencing high growth rates. Personal income in this area is very low. This has an influence on economic growth. Under economic development--too many restrictions in some of the more rural areas of County Loss of prime farmland to urban sprawl Aging infrastructure of cities Lack of post-secondary educational institutions in the County Determination of downtown districts Low wage scale locally causing many of our residents to commute. Sanilac County Plan for Planning June 16, 2000 6 �2. WHAT DO YOU SEE AS THE MAJOR OPPORTUNITIES FACING SANILAC COUNTY (AGAIN RELATED TO LAND USE, ECONOMIC DEVELOPMENT, PUBLIC SERVICES, AND/OR RELATED ISSUES)? • • • • • • • • • • • • • • - • • • • • • • • • • • • • • • • • • • • • Land - lots of it - and relative low cost High unemployment for new factories Pockets of very professional public safety agencies Good roads (for the most part) Agriculture is still a major economic occupation Recreation - along lakeshore Manufacturing Quiet communities Temperate climate, lack of pollution, reasonably good schools, and career center Sanilac County is not densely populated and has much undeveloped land area, which greatly aids the planning process Adjoins a major water source--lake Huron. Many development possibilities are generated by proximity to water The population is diverse and hard working; with few of the major problems facing more congested areas Better than average level and quality of health care available in Sanilac County Opportunity for shopping Fair level of employment opportunity for residents Small town atmosphere 36 miles of shoreline - two beautiful marinas (Lexington and Port Sanilac) with walkout fishing piers (Great Fall Salmon) Five Michigan highways for easy accessibility (M-19, 25, 46, 53 90) Trailer parks for weekends and/or season use Installation of water and sewer lines. Installation starting south and coming north. Worth and Lexington complete. Lexington to Port Sanilac in process. Recreational land uses Good agricultural base Employment New business Tax base not significant to install water and sewers to draw industry or businesses We still have the opportunity to keep Sanilac County a major agricultural area Recreation facilities Open space Just do a better job with the opportunities we have taken in transportation, health, etc . State should step up studies relating to bringing water and services to thumb area Help with improving traffic flow across Port Huron and up to the thumb Develop major marketing plan for Lake Huron scenic routes The major opportunity that I see is that north of M-46 we have sparcely populated townships, with productive soil that should be utilized for production agriculture. South of M-46 is already being heavily developed, but without an actual plan and more public services needed. Work on a water inlet from Lake Huron for the whole County to use as the ground water is not perfect - the cancer rate is very high in the County. Sanilac County Plan for Planning June 16, 2000 7 �• • • • • • • • • • • • • • • • • • • • • 3. More economic development for ag. related products would create value added . Rural setting for family living Business With a large agricultural base Sanilac County has opportunities for value added co-ops as this is a wave of the future for agriculture and would bring jobs to the County. With a large shoreline Lake Huron tourism and recreation have opportunities . Good work ethic in County Land available to develop State highways run through area Not too far off M-53 corridor for businesses that use it as a main truckline Available land Low taxes Brownfield development authority to reclaim contaminated sites Ethanol plant Productive and efficient farmers Providing opportunity for economic development Control the loss of valuable farmland (it is being lost at too high a rate) Some municipal controls must be in place to control orderly growth- more for some communities than others The location in the County makes a big difference on what the controls need to be . Controls need to be developed on a local level to best serve local needs. WHAT SPECIFIC PROJECTS OR ACTION STRATEGIES DO YOU MOST WANT TO SEE EMERGE FROM THE COUNTY'S EFFORT TO CREATE A PLAN FOR PLANNING? • • • • • • • • • • • • • • • • • • County-wide land use plan Control of farmland County-wide road plan County-wide emergency management team County-wide rivers plan County-wide solid waste plan Attract new industry to create better jobs Organized growth Farmland protection Regulation of high density living areas Plan to provide Police, Fire and Ambulance protection for high density areas Controls for exotic animals Farmland preservation Agricultural security areas Agricultural zoning and taxing Industries which will add value to raw agricultural products Sanilac County is growing in population and will grow logically according to a developed Master Plan. If no Master Plan is developed and approved, it will grow haphazardly. I think a plan should be developed as expeditiously as possible, and should be periodically updated. Strategy: Seek out and appoint interested, knowledgeable citizens County-wide who are willing to devote the time and effort necessary to the development of a master plan. Sanilac County Plan for Planning June 16, 2000 8 �• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Seek help from a consulting firm with wide experience in developing master plans . Attend seminars sponsored by such organizations as the Michigan Municipal League and Universities. Completion of water and sewer lines along M-25 lmprovement •of M-25 and M-53 to allow better travel conditions for farmers to get their product to market. This is also allow more visitors to enter our County With the approval of the Brownfield Commission I would like to see something in place to make the commercial and industrial people aware of this so they will give Sanilac County future considerations . The Planning Commission and the Economic Development Corp either work together or be combined to set up a committee to advertise our area to bring in new development. Designation of areas that are prime farm lands and a process put into place to make sure that these lands remain farm land Farmland preservation Growth opportunities Work closely with ag business and farmers More uniform approaches to zoning problems - maybe divide the County into several areas Increase degree of coordination and cooperation between and among village, city, township and County governments Increase pressure on state for more access to interstate highway system To try and keep farms in operations Try and entice more small industry to come in Aid the coast region in their effort to bring potable water to the area Bring governments of all villages & cities together to brainstorm ideas Become pro-active in bringing new ideas to small communities Land area's set aside for farming Tax base sharing with cities and townships Higher paying jobs and opportunities for our young people Everyone working together for the betterment of all the people of Sanilac County . Sharing of sewer and water The first action strategic as I see it would be to recruit qualified people with a desire to want to put a lot of time and thought into planning for growth in our County. Then strive to put a plan together that is workable. More jobs that are good paying, steady work and offer benefits like health insurance, retirement plan and paid vacation days. Diversity of jobs available Promote agricultural base businesses Coordination of plans Zoning of economic development Limitations to urban sprawl. Group housing starts to areas that have services Leave farmland as farmland Encourage tourism Outlet mall or major shopping within County Allow local flexibility An effort to save as much farmland as possible: agriculture is #1 in Sanilac County as for economic importance . Sanilac County Plan for Planning June 16, 2000 9 � 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 Sanilac-County_Plan-for-Planning_2000 Creator An entity primarily responsible for making the resource Planning & Zoning Center, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2000-06 Title A name given to the resource Sanilac County Plan for Planning Description An account of the resource The Sanilac County Plan for Planning was prepared by the Planning & Zoning Center, Inc. in June 2000. Subject The topic of the resource Municipal records Sanilac County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8760cac28faff6addfb68a25f686de21.pdf e44059b57a5e4998ccf227f564969e85 PDF Text Text Lakes to Land Regional Initiative Uni q u e Re g i o n . Uni q u e Co m m u n i t i e s . S h a r e d Vi s i o n Arcadia Township Master Plan Ad o p t e d S e p t e m b e r 3, 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �ARCADIA TOWNSHIP MASTER PLAN SEPTEMBER 2014 ACKNOWLEDGEMENTS Township Board ALLIANCE FORlf' EcoNOMIC SucoEss Doug Carter Supervisor Ken Messer Treasurer B R (I) Beckett&Raeder Patrice Wisner Clerk Greg Wisner Trustee Michael Cederholm Trustee Planning Commission Brad Hopwood Planning Commission Chair Lakes to Land Leadership Team Co-Chair John Sievert Planning Commission Vice Chair Greg Wisner CHARLES STEWART MOTT FOUNDATION Planning Commission Secretary Lakes to Land Leadership Team Representative Kirk Urban Planning Commissioner Chip May ROTARY CHARITIES ----<~®-- of TRAVERSE CITY Planning Commissioner Tamara Buswinka Zoning Administrator �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Arcadia Township People and Land Expectations P-1 People and Places P-11 Infrastructure P-23 Land P-31 Action Plan P-51 Appendix A liii Appendix B lxvii Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Glossary Sources APA - American Planning Association Planner’s Dictionary EPA - Environmental Protection Agency MI NREPA - Michigan Natural Resources and Environmental Protection Act B&R - Beckett & Raeder, Inc. Blight Unsightly condition including the accumulation of debris, litter, rubbish, or rubble; fences characterized by holes, breaks, rot, crumbling, cracking, peeling, or rusting; landscaping that is dead, characterized by uncontrolled growth or lack of maintenance, or damaged; and any other similar conditions of disrepair and deterioration regardless of the condition of other properties in the neighborhood. (Lincoln, Nebr., APA) Buffer (also screening) A strip of land, fence, or border of trees, etc., between one use and another, which may or may not have trees and shrubs planted for screening purposes, designed to set apart one use area from another. An appropriate buffer may vary depending on uses, districts, size, etc., and shall be determined by the [appropriate local board]. (Pomfret Township, N.Y., APA) An area of land, including landscaping, berms, walls, fences, and building setbacks, that is located between land uses of different character and is intended to mitigate negative impacts of the more intense use on a residential or vacant parcel. (Dona Ana County, N.Mex., APA) A strip of land with natural or planted vegetation located between a structure and a side or rear property line intended to separate and partially obstruct the view of two adjacent land uses or properties from one another. A buffer area may include any required screening for the site. (Charlotte, N.C., APA) Open spaces, landscaped areas, fences, walls, berms, or any combination thereof used to physically and visually separate one use or property from another in order to mitigate the impacts of noise, light, or other nuisance. (Clarkdale, Ariz., APA) Man-made or natural vegetated area with plantings to protect adjacent permitted residential uses from noise, odor, dust, fumes, glare, or unsightly storage of materials in commercial or industrial districts. (Rock Hall, Md., APA) Buffer zone (also transitional zone): Districts established at or adjoining commercial-residential district boundaries to mitigate potential frictions between uses or characteristics of use. Such district regulations may provide for transitional uses, yards, heights, off-street parking, lighting, signs, buffering, or screening. (Miami, Fla, APA.) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Cottage Industry (also home-based business; home occupation) A small, individual-owned business or concern that functions without altering the residential character of the neighborhood, and which does not create any negative impacts on the public health, safety, and general welfare of the adjacent property owners. (Dona Ana County, N.Mex, APA.) A business in a residential area conducted primarily by the residents of the property manufacturing artistic, handicraft, and other craft items. (Monterey County, Calif., APA) A processing, assembling, packaging, or storage industry, generally employing fewer than 20 persons, conducted wholly within an enclosed building located on a site isolated from other such uses, generating low traffic volumes and with little or no noise, smoke, odor, dust, glare, or vibration detectable at any property line. (Multnomah County, Ore., APA) A use conducted for the generation of revenue entirely within a dwelling, or in an accessory structure located on the same lot or tract as a dwelling, which complies with the requirements of [local code]. The use must: be clearly incidental and secondary to the use of the property for residential purposes; not change the character of the structure or area; or have any exterior evidence of the workshop. Home workshops are intended to be limited to low intensity uses that produce or repair a product, but can be operated in such a way that they do not adversely affect adjacent properties. (Fort Wayne, Ind., APA) Conservation Easements A nonpossessory interest in real property imposing limitations or affirmative obligations, the purposes of which include retaining or protecting natural, scenic, or open space values of real property; assuring its availability for agricultural, forest, recreational, or open space use; protecting natural resources; or maintaining air or water quality. (Muskegon, Mich., APA) A nonpossessory interest in land that restricts the manner in which the land may be developed in an effort to conserve natural resources for future use. (Rock Hall, Md., APA) Anonpossessory interest of a holder in real property imposing limitations or affirmative obligations for conservation purposes or to preserve the historical, architectural, archaeological, or cultural aspects of real property. (Concord, N.C., APA) An easement intended to protect, preserve, and conserve a natural feature, which shall prohibit the construction of any buildings or structures within the easement and shall prohibit the removal of all vegetation, except that which is necessary for protecting the public health and safety and/or according to an approved forest management plan, where required. (Wayne County, Ohio, APA) Dark Sky Provisions An ordinance or portion thereof designed to protect and promote the public health, safety and welfare, the quality of life, and the ability to view the night sky, by establishing regulations and a process of review for exterior lighting. (Ketchum, Idaho, B&R) Existing Land Use Map A map depicting the use of each parcel at the time of the writing of a master plan. (B&R) Future Land Use Map A map depicting the intended land use in each area of a jurisdiction. (B&R) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Impervious Surface Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, graveled areas, sidewalks, and paved recreation areas. (Lake County, Ill., APA) Any nonvertical surface artificially covered or hardened so as to prevent or impede the percolation of water into the soil mantle, including but not limited to roof tops excepting eaves, swimming pools, paved or graveled roads, and walkways or parking areas and excluding landscaping, surface water retention/detention facilities, access easements serving neighboring property, and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of [county] requirements to site features over which the applicant has no control. (King County, Wash., APA) Any material that substantially reduces or prevents the infiltration of stormwater into previously undeveloped land. “Impervious area” shall include graveled driveways and parking areas. (Sandy, Ore., APA) A surface consisting of asphalt, concrete, roofing material, brick, paving block, plastic, or other similar material which does not readily absorb water. (Bayfield County, Wisc., APA) Any material which prevents, impedes, or slows infiltration or absorption of storm water directly into the ground at the rate of absorption of vegetation-bearing soils, including building, asphalt, concrete, gravel, and other surfaces. (Traverse City, Mich., APA) Low Impact Development An approach to land development (or re-development) that works with nature to manage stormwater as close to its source as possible. (EPA) Open Space land free of human structures, including non-permeable surface coverings to be used for parking. Open space may be privately owned and used for agriculture, forestry, or other commercial, recreational or aesthetic purposes. Open space may also be publicly owned land for parks or resource preservation. (EPA) Overlay zoning district An area where certain additional requirements are superimposed upon a base zoning district or underlying district and where the requirements of the base or underlying district may or may not be altered. (Milwaukee, Wisc., APA) A special district or zone which addresses special land use circumstances or environmental safeguards and is superimposed over the underlying existing zoning districts. Permitted uses in the underlying zoning district shall continue subject to compliance with the regulations of the overlay zone or district. (Merrimack, N.H., APA) A zoning district to be mapped as an overlay to a use district and which modifies or supplements the regulations of the general district in recognition of distinguishing circumstances such as historic preservation, wellhead protection, floodplain or unit development while maintaining the character and purposes of the general use district area over which it is superimposed. (Lancaster, Ohio, APA) Provides for the possibility of superimposing certain additional requirements upon a basic use zoning district without disturbing the requirements of the basic use district. In the instance of conflicting requirements, the stricter of the conflicting requirement shall apply. (Racine County, Wisc., APA) A district established by ordinance to prescribe special regulations to be applied to a site in combination with the underlying or base district. (Blacksburg, Va., APA) Zoning districts that extend on top of more than one base zoning district and are intended to protect certain critical �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � features and resources. Where the standards of the overlay and base zoning district are different, the more restrictive standards shall apply. (Hilton Head, S.C., APA) Screening (also berm; buffer; fence; visual obstruction) (1) A method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation; and (2) the removal of relatively coarse floating or suspended solids by straining through racks or screens. (Siskiyou County, Calif., APA) A method of visually shielding or obscuring an abutting or nearby use or structure from another by fencing, walls, berms, or densely planted vegetation. (Clarkdale, Ariz., APA) The treatment created with landscaping or a decorative two-dimensional structure to visually conceal an area or on-site utilitarian use that is considered unattractive. (Burien, Wash., APA) Sedimentation Control Ordinance An ordinance or portion thereof designed to manage the effects solid particulate matter, including both mineral and organic matter, that is in suspension in water, is being transported, or has been removed from its site of origin by the actions of wind, water, or gravity and has been deposited elsewhere. (MI NREPA part 91) Sense of Place (also community character; community of place) The constructed and natural landmarks and social and economic surroundings that cause someone to identify with a particular place or community. (Wisconsin Department of Natural Resources, APA) The characteristics of a location that make it readily recognizable as being unique and different from its surroundings and that provides a feeling of belonging to or being identified with that particular place. (Scottsdale, Ariz., APA) Environmentally Sensitive Areas Environmentally sensitive areas include important natural resources such as sensitive topographic features (i.e. steep slopes (>15%)), geologic/geomorphic formations, sinkholes and karst terrain; scenic vistas/overlooks/lookouts; and public and private forest and woodlands. These areas also include wildlife management areas/natural areas designated for the protection of wild animals, within which hunting and fishing are either prohibited or strictly controlled. Identification of environmentally sensitive areas in your community can assist the community protect these important resources. (EPA) Setback (also lot definitions) The minimum distance by which any building or structure must be separated from a street right-of-way or lot line. (Blacksburg, Va., APA) The required distance between every structure and the lot lines of the lot on which it is located. (Doylestown, Ohio, APA) The distance between a street line and the front building line of a principal building or structure, projected to the side lines of the lot and including driveways and parking areas, except where otherwise restricted by this ordinance. (Duluth, Ga., APA) Erosion The removal of soil through the actions of water or wind. (APA) The detachment and movement of soil or rock fragments, or the wearing away of the land surface by water, wind, ice, and gravity. (Champaign, Ill., APA) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i The general process by which soils are removed by flowing surface or subsurface water or by wind. (St. Paul, Minn., APA) The process by which soil particles are mobilized and transported by natural agents such as wind, rainsplash, frost action, or surface water flow. (Burien, Wash., APA) Detachment and movement of soil, rock fragments, refuse, or any other material, organic or inorganic. (Sandy, Ore., APA) The detachment and movement of soil, sediment, or rock fragments by water, wind, ice, or gravity. (Cudahy, Wisc., APA) The wearing away of the ground surface as a result of the movement of wind, water, ice, and/or land disturbance activities. (Minneapolis, Minn., APA) The wearing away of land by the action of wind, water, gravity or a combination thereof. (Grand Traverse County, Mich., APA) Stormwater Management (also drainage) Any stormwater management technique, apparatus, or facility that controls or manages the path, storage, or rate of release of stormwater runoff. Such facilities may include storm sewers, retention or detention basins, drainage channels, drainage swales, inlet or outlet structures, or other similar facilities. (Champaign, Ill., APA) The collecting, conveyance, channeling, holding, retaining, detaining, infiltrating, diverting, treating, or filtering of surface water, ground water, and/or runoff, together with applicable managerial (nonstructural) measures. (Redmond, Wash., APA) The system, or combination of systems, designed to treat stormwater, or collect, convey, channel, hold, inhibit, or divert the movement of stormwater on, through, and from a site. (Temple Terrace, Fla., APA) Vegetative Buffer (also riparian) An area extending landward from the ordinary high-water mark of a lake or stream and/or from the edge of wetland that provides adequate soil conditions and native vegetation for the performance of the basic functional properties of a stream corridor and other hydrologically related critical areas. . . .(Yakima County, Wash., APA) Viewshed The area within view from a defined observation point. (California Planning Roundtable, APA) A visually sensitive area that is visible from a defined observation point. (Loveland, Colo., APA) Zoning District (also base zoning district; land-use classification) A section of the city in which zoning regulations and standards are uniform. (Wood River, Ill., APA) Any district delineated on the official zoning district map under the terms and provisions of this code or which may hereinafter be created subsequent to the enactment of this code for which regulations governing the area, height, use of buildings, or use of land, and other regulations relating to development or maintenance of existing uses or structures, are uniform. (Hedwig Village, Tex., APA) An area or areas within the limits of the city for which the regulations and requirements governing use, lot, and size of building and premises are uniform. (Hopkins, Minn., APA) Any section, sections, or divisions of the city of which the regulations governing the use of land, density, bulk, height, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i and coverage of buildings and other structures are uniform. (Cabot, Ark., APA) A land use area or zone established by this title for the designated intent. (Sandy, Ore., APA) A designated area of the territory of the city within which certain uniform zoning regulations and requirements, or various combinations thereof, apply as set forth in this title. (Santa Rosa, Calif., APA) A part, zone, or geographic area within the city or under its extraterritorial jurisdiction within which certain zoning or development regulations apply. (North Liberty, Iowa, APA) A portion of the city within which certain uses of land and buildings are permitted, and certain other uses of land and buildings are prohibited, or within which certain yards and other open spaces are required, or within which certain lot areas are established, or within which certain height limits are required for buildings, or within which a combination of such aforesaid regulations are applied, all as set forth and specified in this title, or any of the districts with which any combining regulations are combined. (Richland, Wash., APA) Zoning Map (also official map) A map that graphically shows all zoning district boundaries and classifications within the city, as contained within the zoning code, which is signed by the community development director and on file in the planning department. (Escondido, Calif., APA) The map adopted as an ordinance by the municipality that delineates the extent of each district or zone established in the zoning ordinance. (Grand Forks, N.Dak., APA) The map or maps that are a part of this zoning code and that delineate the boundaries of all mapped zoning districts within the physical boundary of the city. (Newport, R.I., APA) The map and any amendments thereto designating the zoning districts, incorporated into this ordinance by reference. (Wood River, Ill., APA) The map delineating the boundaries of zones which, along with the zoning text, comprises the zoning ordinance. (North Liberty, Iowa, APA ) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the 1.8 Manistee Historic Salt and Logging Operations . . ,-~ L - •.' .. L .. . Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Ho mestead livp. Beulah Elberta L e k a M ic g hi I Benzonia ·-·--------~- an BENZIE CO. Frankfort 1 GRAND TRAVERSE CO. Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i--- ----- -7- Platt Lake I - : 'I' Colfax 1\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Springdale 'l\vp. Cleon 'l\,•p. Bear Lake - - - - - - - - - -1. Bear Lake Maple Gi-ove 1\vp. Onekama M~1ill~ 'fwp, Llcar Lake 'J\vp. Kaleva Portage Lake Brown Twp. l I Dkkso n 1\vp. I I ' I I Manistee --- --- --- --- --f-- -- ------ ------ -- -- -- -- -- -- -- -- -- -- - Eastlake Norman 'l\vp, Suunach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND MANISTEE CO. LAKE CO. 0 Area of Influence J 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library ---. Area of Influence "---- Participating Communities ,I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement a Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 B R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary 8 R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R ; Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 6 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R Beckett&Ra~der �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse B R I Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MAN ISTO: 0 T\ '1A~TER l'LAS 2008 Adopl~d JanuorJ' 10.10,19 A Manistee County UUUf.. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... Uniq,,t°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i at i v e Arcadia Township People and Land Adopted September 3, 2014 �Figures, Maps, Tables Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by 4.1: Nonmotorized transportation map P-5 friendship no inhabiting. Goodnessdashboard doubtful material has denoting suitable she two. Dear 4.2 Demographic P-12 4.3: Number of workers by income P-14 mean she way and poor bred they come. He otherwise me incommode 4.4: Net Worth 4.5: Non-retail earnings vs. retail etc. earnings 4.6: Retail marketplace summary 4.7: Arcadia “workshed” 4.8: Arcadia Bluffs Golf Course (left), Sunset Station (right) 4.9: Building M-22. Photo: Arcadia Area Historical Society 4.10: Road conditions 4.11: Recreational trails 4.12: Renewable energy potential 4.13: Proposed Merit fiber-optic network 4.14: Broadband service inventory 4.15: Land dashboard 4.16: Natural Features map 4.17: Existing land use chart and map 4.18: Density-based zoning 4.19: Deed restrictions vs. zoning 4.20: Future land use map 4.21: Zoning chart 4.22: Action plan P-15 P-16 P-17 P-19 P-20 P-23 P-24 P-25 P-27 P-28 P-29 P-32 P-33 P-34 P-37 P-40 P-42 P-48 P-51 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 Expectations In terms of both actual numbers and proportion of residents, the Visioning Session in Arcadia Township had the strongest turnout of any Lakes to Land community. What’s more, the over 100 citizens in attendance spoke in unconventional unison: by margins of three to one, they were proud of the Pleasant Valley Community Center, insisted on better harbor dredging, and pointed to lack of money as the single biggest obstacle to their goals. Not at all shy about creative problem solving, Arcadians proposed a wide range of methods to achieve funding for their goals that included grants, fees, donations, projectspecific fundraisers, and tax assessments. They were also well-versed in governmental units at every level, from broad suggestions to appeal to the Michigan Department of Transportation for help revitalizing the M-22 streetscape to the specific directive to examine the potential for a public sewer system in the township. Should direct appeal by already-interested citizens fail to garner the response they were hoping for, vision session attendees were ready to recruit backup by encouraging seasonal residents to become Michigan residents in order to vote and offering to launch massive letter campaigns to politicians. Collaboration figured largely in Arcadians’ preferred future. Asked who should be “in the sandbox” to help achieve their goals, their unified voices suddenly thinned in equal support for Camp Arcadia, the Grand Traverse Regional Land Conservancy, the Lions’ Club, PVCC, the business community, and the township board and planning commission. They felt they could join forces with other Lake Michigan communities in need of dredging help and also connect with boating clubs to promote the need for it. To achieve better connectivity among nonmotorized trails, vision session participants recommended both reaching out to hiking and biking clubs and making physical connections with existing trails. Geologists, biologists, and birders could be enlisted to support and shape efforts to develop ecotourism in the community. The following pages present “Cornerstones,” or goals formulated by the Arcadia Township Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 Cornerstone Continue to provide support for Arcadia Township’s four-season harbor with sufficient amenities to service multiple users and types of uses. Arcadia Harbor is a vital resource serving multiple purposes to the residents of Arcadia as well as the region and the state. It is one of 16 Great Lakes shallow draft recreational harbors classified as a Harbor of Refuge by the US Army Corps of Engineers’ Great Lakes Navigational System, providing boaters with safe haven during foul weather and offering safe, high-quality public facilities to seasonal boaters. The harbor contains a 1,100-foot federallymaintained channel, with a dredged depth of 9 feet, between Lake Michigan and Lake Arcadia, and it includes a 2,400-foot maintained pier. Shallow-draft harbors in Michigan become blocked by sediment accumulations, a problem worsened by low lake levels in recent years. The local community has established significant infrastructure around the harbor facilities which generates income from harbor users and visitors to the area. Arcadia Township owns and maintains Arcadia Veterans Memorial Marina. Marina amenities include water, electricity, free wireless internet access, restrooms, showers, gasoline, diesel, pump-out, ice, boat launch, long term parking, dog run, 24-hour security, playground/park, grills, picnic tables and laundry. There are 17 season slips and 17 transient slips. Regionally, and within Arcadia, residents utilize the harbor for recreational boating, fishing, swimming, canoeing, kayaking, ice fishing, and ice boating. Shallow draft harbors also provide a spur for economic growth in the form of upscale housing and marinas, along with the attendant businesses they bring. Recreational harbors are a key element of these developments, drawing boat owners, their guests, and transient boaters from other harbors, as well as lending their ambience to help create the special atmosphere that is part of the draw of a lakefront community. The harbor is an important economic incubator as patrons of the harbor are likely to shop locally, dine at local restaurants, and stay at local lodging establishments. The most prevalent boat size on the Great Lakes is between 16 and 20 feet in length, representing about 28% of the Great Lakes’ recreational fleet; the most popular type of boat is the 16- to 24-foot fiberglass runabout. As discussed in Tab 2, Great Lakes boat owners spend an average of $3,600 per year on their boats. This includes $1,400 on craft-related expenses (equipment, repairs, insurance, slip fees) and $2,200 on trip-related expenses (gas and oil, food and refreshments, onshore entertainment, lodging) spread out over an average of 23 boating days per season. These averages are heavily weighted toward the high percentage of mostly smaller watercraft. Owners of larger boats spend considerably more, up to $20,000 per year for boats 41 feet and more. Average spending per boat day on trips varies from $76 for boats less than 16 feet in length to $275 per day for boats larger than 40 feet. The greatest trip expenses are for boat fuel (22%), restaurants and bars (17%) and groceries (14%). The majority of annual craft expenses are for equipment (39%), maintenance and repair (29%) and insurance (14%). Owners of registered watercraft in Great Lakes states spent $9.9 billion on boating trips in 2003 and $5.7 billion on craft expenses, for a total of almost $16 billion. The direct effects on a community fortunate enough to have a boating harbor include economic activity in businesses selling goods and services directly to boaters and property values up to 30% higher than communities without Lake Michigan access. Secondary benefits include indirect effects on related industries and induced benefits from household spending of income earned directly or indirectly from boaters. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 All activities associated with the Arcadia Harbor rely on the integrity of harbor. This can be measured by many factors, including the health of the Arcadia Watershed and the ability to enter and exit Lake Arcadia through the channel safely and un-encroached by the buildup of sand. Arcadians have worked diligently to maintain their harbor, addressing a number of issues and undertaking planning efforts to build the harbor infrastructure and facilities. The recreational and economic efforts undertaken and additional proposed plans for the waterfront along Lake Arcadia are directly influenced by and dependent on a fully operational four-season harbor. These efforts include improvements at Grebe Park, Arcadia Veterans Memorial Marina, and Arcadia Sunset Station and Beach Natural Area are part of a larger area master plan and community partners agreement between Arcadia Township, Grand Traverse Regional Land Conservancy, Pleasant Valley Community Center, Manistee Community Foundation, the Alliance for Economic Success, and others in a collaborative initiative to create nature-based recreational opportunities for the residents and visitors of Arcadia. However, residents are faced with a number of issues that impede the consistent use of the harbor in all aspects that are sought. Additional work is needed to address the most fundamental aspect of the harbor operations: keeping the channel open for ingress and egress to Lake Michigan by removing the buildup of sand that accumulates yearly. Arcadia Harbor requires annual maintenance dredging of approximately 5,000 cubic yards; it was dredged in 2010 using Michigan regional dredging provision funding and currently requires yearly dredging. Not maintaining Arcadia Harbor would have many negative consequences, including devastation of the local economy, loss of local jobs, loss of destination for many transient boaters that launch their boats in Arcadia and fill the marinas, and loss of recreational and charter fishing in the area, resulting in a plummet in property values (US Army Corps of Engineers). Without a clear and safe passage through the channel, the harbor cannot provide safe refuge, boating activity is crippled, and the economic vitality of Arcadia Township is substantially impacted. Building blocks 1. Establish local and regional partnerships to collaborate on the regular maintenance, including dredging, of the Lake Arcadia channel to maintain ingress/egress from Lake Michigan. 2. Support local businesses that seek solutions to dredging the channel to Lake Michigan. 3. Seek solutions to fix engineering specification deficiencies of the pier design. 4. Continue to support the efforts to adequately and appropriately maintain and develop Grebe Park, Arcadia Municipal Marina, and the Pine Street Boat Launch. 5. Continue to explore and support opportunities to enhance Arcadia Camp Ground, the Marina, and the First Street waterfront business corridor. 6. Form a steering committee and conduct a public visioning session for prioritized redevelopment sites such as Arcadia Camp Ground. 7. Work closely with the appropriate entities to address water quality issues, fisheries, invasive species removal, access management, and general watershed management best practices. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 Cornerstone Develop world-class trail systems that are interconnected and universally accessible. The desire for improved walkability, connectivity, and barrier-free movement throughout the township and beyond is of great importance to Arcadia Township residents. Developing a well-defined and well-constructed trail system is essential for residents to fully utilize the natural and built environment. As evidenced in a community recreation brainstorming meeting, enjoyment of the natural environment is a significant pastime of, and provides economic opportunity for, many Arcadians. Walking, biking, and other forms of nonmotorized transportation require supporting infrastructure such as maintained sidewalks with sufficient curb cuts, road striping, and a network of signage that navigates the user throughout the trail system in a safe manner. Developing the trail system route and determining the type of transportation modes is the first step to reaching the goal of walkability. The potential for a thoroughly walkable community linking natural resources, economic centers, and places where residents live, play and work is very favorable. Arcadia Township is collaborating with the Grand Traverse Regional Land Conservancy to develop Arcadia Marsh—located just southeast of the harbor and lakes area—and is engaged in planning points of interest at Grebe Park and Arcadia Natural Beach Area. Some maintenance of urban core sidewalks has recently alleviated several major heaves resulting from growth of the 120-year-old trees that line the urban center streets. A visual survey of the areas which will someday connect the Marsh and Lake areas reveals that walkability of the community at large is challenging due to poor and unreliable sidewalk conditions throughout the urban center, inadequate space on the road to accommodate cyclists and walkers, and lack of signage and well-defined trail routes. The community needs to clearly articulate, define, and then build the infrastructure for trail and walking systems. Building blocks 1. Review and work in partnership with the Arcadia Township Recreation Committee. 2. Work collaboratively with partners to develop a regional trail system linking multiple points of interest. 3. Assess and consider campaigning to become a M-22 Heritage Route linking the already designated sections of M-22 into Manistee County. 4. Survey and assess the functionality and integrity of the existing sidewalks in the Township. 5. Conduct a wayfinding campaign to provide visual cues necessary to direct residents throughout the trail systems and community at large. 6. Review, assess, and update local ordinances to include trail system strategies. 7. Promote and enhance the Pleasant Valley Community Center as the Welcome Center/Trail Hub. 8. Conduct a street survey, in partnership with the Manistee County Road Commission, to understand the needs for accommodating trail system needs on the existing street system. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 4.1: Nonmotorized transportation map BENZIE CO. Taylor MANISTEE CO. n Bur Ta ylo r Taylor ham Zilch ç ? Jungle Inn No rm Saint Pierre Norman Lake Glovers Lake Gilbert 5th 6th 3rd 4th 2nd Pine Zilch Northwood iew est v For Spruc e Manke Oak 1st S t ark e i Sorrenson 7th La ke M i ch n a g an State Grebe Ware s oll Frederick er I ng Chamberlain Lake B lu f f Iverson Maxey Ware Lumley ç ? ARCADIA TWP. PLEASANTON TWP. Arcadia Lake Northwood Hull Nelson Alkire Saint Pierre Bischoff Erdman Iverson Norconk Steffins Leos Churchill Churchill ç ? ew ARCADIA TWP.13 Mile ONEKAMA TWP. Lin d en L a k e vi LAKES TO LAND Milarch Gear Schaef 13 Mile 0 0.25 0.5 1 Miles Arcadia Township Proposed Non-Motorized Pathways Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Parcel Boundary County Boundary Township Boundary Non-Motorized Pathway Non-Motorized Water Route Road Note; Pathways along M-22 take advantage of a wider shoulder and/or will be built adjacent to M-22. B Updated: 09-20-13 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Provide an atmosphere that promotes and supports economic development opportunities. Placemaking is at the heart of the economic development strategy in Arcadia Township. Placemaking is the development of spaces which offer attractive cultural, social, and natural resource amenities based on regional assets. These places provide professional and social infrastructure to support citizens’ endeavors and offer a lifestyle that suits their desires. Factors considered in the development of Arcadia Township’s goals included leveraging and building on community assets, diversifying its economic base in order to attract and retain talented, well-educated workers, and understanding its role in the region. Natural resources are among the most significant assets the Township has to offer: its land, water, and vistas. Harnessing the economic benefits of these outdoor attributes and directly linking them is key to the economic engine of the township, as is building on other natural resource opportunities. The agriculture community has always been important to economic prosperity in Arcadia Township, and support of it is a deeply rooted value of the residents. Tourism, building a location that is attractive for new residents, and retaining current residency are all central to Arcadia’s economic strategy. The economy is fed by visitors who stop in the township to gaze at the breathtaking scenery from one of the many ridgelines of Lake Michigan, eat at the local restaurants, shop at the retail stores, and seek lodging. There is a need to define the commercial areas within the community, specifically the M-22 corridor, Lake Street, and First Street. Land use regulations and physical infrastructure improvements are proposed to assist in this effort. Linking the economic activities and community assets in a well-defined and developed trail system is essential to tie all the elements together into a cohesive whole. Making the type of “place” people want to visit, move to, or recreate in will involve strategies centered on developing and utilizing the natural resources and defining the physical space in which these activities occur. With that said, maintaining the rural scenic character by being stewards of the natural resource assets is seen as partnering in the economic development of the Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Building blocks 1. Develop community and economic development tools that are available within the State of Michigan and elsewhere. 2. Assess adopting a Development Rights Ordinance with the expressed purpose of becoming eligible to participate in the Agriculture Preservation Fund Program, which would help fund the purchase of Development Rights Agreements for interested members of the agricultural community. 3. Implement applicable aspects of the 2010 M-22 Economic Development Strategy, specifically the strategies that call for streetscape improvements to create a sense of place and character, zoning revisions that encourage collections of stores rather then strip units, walkability, and connectivity throughout the community and region. 4. Continue to leverage natural resource assets, in partnership with the Recreation Plan, as part of the Arcadia economic development strategy. 5. Establish in the Zoning Ordinance a waterfront business district that includes Grebe Park, Arcadia Beach, Arcadia Camp Ground and the Arcadia Municipal Marina as one cohesive economic unit and linking it with the historic business district on Lake Street. 6. Seek out economic development strategies and opportunities to further develop business corridors of the Township. 7. Encourage and assist development of Camp Arcadia and other existing businesses. 8. Encourage and assist development of agriculture vitality strategies. 9. Revise the home occupation regulations in the zoning ordinance to ensure that they meet the needs of the community. 10. Explore the possibility of installing a sanitary sewer system for some of the township. 11. Review the Michigan Economic Development Corporation Redevelopment Ready Communities Best Practices guide to determine if it is appropriate for Arcadia to become certified as a Redevelopment Ready Community. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity Photo: Up North Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Support efforts that are aimed at protecting, managing, enhancing, and providing appropriate access to the natural resources within the township. In a township with such an abundance of natural resources, the way in which they are managed, cared for, and protected is critical to ensuring that future generations have the same opportunities to utilize those resources as have benefitted past generations. In Arcadia, natural resources provide the economic and recreational opportunities that attract and retain residents. The spectrum of uses ranges from agriculture and timber to beach bathing, bird watching, and night sky viewing. Maintaining the environment to continue the very essence of residents’ way of life is ingrained in every effort undertaken to plan for the township, and this stewardship is laced with the rationale that planning methods should be respectful of property rights. Efforts to restore and enhance Arcadia Marsh and Arcadia Natural Beach Area are on-going and require continued support. These and similar planning and redevelopment efforts are geared toward enhancing the recreational opportunities for the community while also developing nature-based tourism and placemaking as the basis for the economic development strategy within the township. The Arcadia Watershed is a very important natural resource that is in need of focused attention, and the township recently convened a Leadership Team to spearhead the development of an Arcadia Township Watershed Plan. Watershed planning will be essential to understanding key factors such as protecting wildlife habitat and improving natural resources, giving citizens an active voice in protecting and restoring natural resources important to the community, providing a framework and rationale to pursue funding opportunities, and providing a focused data collection and analysis methodology. In 2012, Lake Arcadia was the subject of an updated Michigan Department of Natural Resources fish count; this type of effort needs to be enhanced and built upon. In addition, factors such as road access management into the undeveloped portions of the watershed, preserving the scenic rural character of the township, and the management of the watershed and associated lands are all natural resource enhancement and management issues that folks in Arcadia Township wish to address. Building blocks 1. Support the Arcadia Marsh, Grebe Park, Arcadia Beach, and Arcadia Dunes projects as well as others as they become available. 2. Support partnerships with entities that help enhance the Natural Resource Protection and Management goals. 3. Consider developing a Scenic Rural Preservation Plan. 4. Assess and consider Arbor Day Foundation standards to become a “Tree City USA.” 5. Consider commissioning a migratory bird/waterfowl assessment by a trained avian scientist. 6. Develop and improve road access and stormwater management standards. 7. Support the development of Dark Sky strategies and policy. 8. Support the development of an Arcadia Watershed Plan. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 Cornerstone Expand opportunities that promote cohesion, stability, and well-maintained neighborhoods. The Township of Arcadia has a distinct urban core located in a well-defined geographical area that is close to the business corridors, waterfront, and public and semi-public buildings (Fire Hall, Township Hall, Arcadia Township Museum, Pleasant Valley Community Center, Arcadia Branch Library, Post Office, parks). The neighborhoods in the urban center of the township are a gem in the rough. A traveler wandering the streets will gaze upon tree-lined streets with historical houses and sidewalks and will have easy access to places to work, play, dine, and shop. That same traveler will also see homes in need of repair, zoning ordinance enforcement issues, sidewalks that need replacing, and aging trees in need of trimming and replacement. The community would like to grow a concentrated effort to help residents find opportunities to reinvest in their neighborhoods. Neighborhood planning has many benefits and fits in with the placemaking agenda of the township by working toward re-developing the neighborhoods in which future residents will want to live. Clean, affordable, quality housing stock, walkability, and a charm unique to Arcadia are the characteristics residents and future residents would like to see in their neighborhoods. Arcadia Township Historical Museum has a volunteer who is conducting an architectural survey of each house in the urban center and documenting historical details and distinctive assets of the dwellings. By making the neighborhoods an important planning focus, the community can seek investment and funding opportunities, address their unique needs, highlight distinctive assets, strengthen the interactions of the neighbors, and develop the capacity for new leadership within the community. Building blocks 1. Seek funding sources to assist neighborhoods with the maintenance and rehabilitation of existing homes. 2. Ensure that future development within the township urban core takes place in a grid-like pattern that promotes walkability and connectivity. 3. Encourage sidewalk maintenance and extension, and seek out opportunities to fund improvements. 4. Seek opportunities to ensure that the community has many affordable housing options to meet the needs of all age groups. 5. Conduct a comprehensive assessment of the infrastructure (roads, electricity, broadband, natural gas, above and below ground utilities, etc.) to answer questions such as, “What infrastructure exists in the Township?”, “What are the deficiencies?” and “What opportunities exist to make improvements?” 6. Seek models and suggestions of Historic Preservation methods for the neighborhoods. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and areas of bustling economic activity attract people looking to share in its benefits. After a robust growth spurt that brought Arcadia Township’s population from 523 to 621 during the 1990s, it continued a slightly more subdued climb through the last decade to maintain a positive growth rate even as the population of Michigan slid downward. Arcadia is projected to hold on to those gains and add another dozen or so residents through 2016. Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may be about buildings, but it tells us much about the actual people we call neighbors. Arcadia’s 574 housing units provide the shelter for its 272 households. Astute observers may note that that represents about 2.1 houses per household, and that is correct: in this community, there just about as many houses for seasonal or recreational use (242 homes, or 42% of all housing units) as there are occupied by the people who own them (266 homes, 46%). A detailed discussion follows under “Seasonal Housing.” Just 5.2% are renter-occupied, a figure that is in line with other Lakes to Land townships but only 1/6 of the national rate. Arcadia’s vacancy rate of 7.1% is the third lowest in the region. The largest share of Arcadia’s housing stock was built before 1939 (157 homes, or 30%). The decades after that saw increases ranging from 16 to 39 homes per year until the end of the century, when a boom of 59 houses in the 1980s and 106 houses in the 1990s dramatically expanded the housing stock. Another 74 houses have been added since the turn of the millennium. By and large, Arcadians own their homes outright: the 35% of housing units with a mortgage is the lowest among all L2L communities. The �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 2 Demographic Dashboard - Arcadia Population 800 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan 3.0% 400 2.0% 200 1.0% 0 0.0% 1990 2000 Population Growth 4.0% 600 2010 2016 (proj.) 2000 -1.0% 2010 6% • • 6% • • • 14% 47% 28% 21% Household Income 5% 15% • 25% 6% • 12% • • • • 15% • 46% • Classifications modified from HUD guidelines, using the state median income of $48,432. 80% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 8% 19% • • • 42% 5% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. United States Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 1.99 Prosperity Index person average household size Ratio of jobs to workers $164,600 i n_!______ 1.19 owner-occupied median home value 5 Number of jobs per 1,000 residents 296 - ~------1-- -1- -R - -----1000 Number of goods-producing jobs per 1,000 residents 30 Plf----------------' 1000 Ratio of manufacturing workers to retail workers 11 H---------" 0.69 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 3.83 - - - - -1---1 - :-1 - 5 Workers in arts and entertainment 11% t=f---i11- - - - - - ~ 100% Higher educated residents (bachelor’s degree or higher) 34% I J-------1----~ 100% ---------1~------I- - - - - ~ 100% People in poverty 5.0% I II- - - - - - - ~ 1 100% Children in poverty 10.8% 11~- - - - - - ~ population enrolled in school 94% high school graduate or higher 35% bachelor’s degree or higher Commuting 95% workers who commute 76% commuters who drive alone 28.2 minute average commute Employment 189 jobs 159 workers unemployment rate 13% civilian veterans Income $48,269 median household income $15,556 median earnings for workers $53,438 male full-time, year-round earnings $30,000 5.0% population in poverty 10.8% children in poverty , ,_____ Households receiving food stamps _ _ _ __ 100% Households receiving cash assistance 1.1% Education 10% female full-time, year-round earnings 100% 3.3% median gross rent 9.7% Residents not completing high school 5.8% (not available) I l~l-1+--- - - - - ~ 100% Top Industrial Sectors 40% accommodation and food services 15% public administration 10% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 4 median home value of $164,600 is one position above the regional median. Most of the homes (79%) are heated with bottled, tank, or liquid petroleum (propane) gas. Another 12% are heated by wood, and the remaining homes stave off the northern Michigan winter with electricity or fuel oil. Education The residents of Arcadia are a welleducated bunch. Over a third of the adults older than 25 have at least a bachelor’s degree (34.3%), a higher proportion than in the aggregated populations of Benzie County, Manistee County, the state of Michigan, or the United States. It is also the second highest proportion in the Lakes to Land region. Conversely, just 5.8% of Arcadians have not earned a high school diploma—the third lowest in the region, and lower than all four aggregate benchmarks. The percentage of Arcadians who are currently enrolled in school is just 10%, which is the second lowest in the region and less than half of state and national percentages. This is a consequence of Arcadia’s relatively high median age of 61.4 years. Among Lakes to Land communities, it is second only to Lake Township, and the old age dependency ratio (number of people aged 65+ / number of people aged 15-64) is also the second highest at 78. This means that the number of elderly persons is equal to 78% of the number of persons who are of workforce age. By contrast, this ratio is 22% in Michigan and 21% nationally. Income Arcadia is becoming a place of choice for high income earners of the region. Male, full-time, year-round workers have a higher median income in Arcadia than in any other Lakes to Land community at $53,438. It is a whopping 178% of the median income for their female counterparts, the largest discrepancy in the region. The $30,000 median annual earnings for female full-time, year-round workers is still in the top third among L2L communities, and overall median annual household income is the fourth highest at $48,269. 4.3: Number of workers by income 45 40 number of workers 35 30 25 20 15 10 5 0 36% of all workers -- Male full-time, year-round workers All other male workers Female full-time, year-round workers All other female workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 5 But median earnings for ALL workers, not just full-time, year-round workers, are just $15,556—the second lowest in the entire region. At that salary, it would take 3.1 earners per household to equal the median income, yet the average household size in Arcadia is the third lowest in the region at 1.99. What gives? Table 4.3 suggests that the answer lies with female workers earning less than $7,500, a group that makes up fully 25% of the entire workforce (36% when combined with male workers earning less than $7,500). The relatively high household income suggests that these workers are sharing households with at least one person who has much higher earnings. The poverty rate is low in Arcadia Township: 5% for all persons and 10% for persons under 18. This is about half the rate of county, state, and national benchmarks, and it is tied with Gilmore and Elberta as the second lowest rate in the region for all persons. Accordingly, public assistance is also low: the percentage of households receiving food stamps is the second lowest in the region at 3.3%, and just 1.1% of households receive cash assistance. A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. In Arcadia and eight other Lakes to Land communities, the ratio is 2.93. This figure is higher than that of Benzie County, Michigan, and the United States (2.58, 2.65, 2.41) but lower than Manistee County and the remaining Lakes to Land communities (range: 2.95-3.23). 4.4: Net Worth Assets Checking Accounts $1,326,339 Savings Accounts $3,056,953 U.S. Savings Bonds $105,503 Stocks, Bonds & Mutual Funds $7,981,516 Total $12,470,311 Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Total $3,548,462 $703,077 $4,251,539 Net Worth Assets / Liabilities Occupations This section discusses the occupations and professions in which the residents of Arcadia Township work, whether or not they conduct that work within the township’s boundaries. Thirty percent of Arcadia’s workforce listed their occupational field as “educational services, health care, and social assistance.” Overall, this field had the third highest median annual earnings at $58,875; a breakdown of this figure revealed that median earnings for males in the “health care and social assistance” sector were a startling $163,333 while median annual earnings for females were just $39,167. Construction was the second most popular industry, employing 26 persons or 16% of the workforce, and arts, entertainment, recreation, and accommodation was third with 17 workers (11%). The best-paid occupations overall were the group of professional, scientific, management, 2.93 administrative, and waste management services, with a median annual income of $80,417. Arcadia has the second highest proportion of workers in nonretail fields to those in retail, arts, accommodation, and food services; it has the third lowest percentage of workers in the latter field overall. Although it is not a direct comparison, we can get a sense of the disparity in wages between non-retail workers and those in retail, arts, accommodations, and food service by multiplying the median earnings in each industry by the number of workers in that industry, then dividing the resulting weighted earnings for each category (non-retail and retail, arts, etc.) by the number of workers in it. This average of weighted median earnings, shown in Table 4.4, estimates that non-retail workers in Arcadia earn almost five times as much as workers in retail, arts, accommodation and food service. This ratio is about 2:1 in the case of national, state, and county �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 benchmarks, which is why it is used as an indicator of prosperity; the specific wages in this area make it a particularly robust one for Arcadia. employees make up almost 40% of the pool, and its 8 businesses represent the greatest concentration of companies in any field. Retail and Business Summary This section discusses the businesses and jobs within Arcadia Township’s borders, whether or not the proprietors and employees are also Arcadia residents. The next greatest number of employees work in public administration (15%), followed by health care and social assistance (10%). Construction had the second greatest number of businesses with 7, employing a total of 15 people (8% of all employees); the four businesses dedicated to retail trade followed with 14 employees. The business summary generated by Esri counts 43 businesses employing 189 people in the township. Although relatively few Arcadian residents work in the accommodation and food service field, it is the most common industry group for those who are employed in the township. Its 75 The table in 4.6 is designed by ESRI to provide a snapshot of retail opportunity by presenting the fullest picture possible of both supply and demand. Supply is calculated by combining the Census of Retail Trade, a portfolio of demographic and business databases, and the Census Bureau’s Nonemployer Statistics data to estimate total sales to households by businesses within the study area. To estimate demand, ESRI combines annual consumer expenditure surveys from the Bureau of Labor and Statistics with its own proprietary Tapestry Segmentation system (Tab 2), yielding a fairly tailored picture of the purchases likely to be made by the inhabitants of the study area We can then arrive at the Retail Gap by subtracting the supply from the demand. A negative number, shown in red on the chart, signifies an oversupply or surplus, while the positive numbers shown in green indicate leakage of sales which are presumably being conducted outside the community. 4.5: Non-retail earnings vs. earnings in retail, art, accommodation, food service Industry Workers Construction Manufacturing Transportation and warehousing, and utilities Professional, scientific, management, administrative waste management services Educational services, and health care and social assistance Other services, except public administration Public administration Total Average of weighted median earnings Retail, art, accommodation, food Retail trade Arts, entertainment, recreation, accommodation food services Total Average of weighted median earnings 26 9 9 5 48 14 7 118 Median earnings Weighted median earnings Non-retail $28,750 $28,125 $63,125 $80,417 $56,875 $30,000 $7,917 $747,500 $253,125 $568,125 $402,085 $2,730,000 $420,000 $55,419 $5,176,254 $43,867 13 17 30 $11,250 $7,188 $146,250 $122,196 $268,446 $8,948 Insufficient data for workers in finance/insurance/real estate and wholesale fields resulted in the removal of those 11 workers from this analysis. Source: US Census. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 4.6: Retail marketplace summary Industry Group NAICS Class. Demand (Retail Potential) Supply (Retail Sales) Retail Gap Motor Vehicle & Parts Dealers 441 $1,168,959 $620,023 $548,936 Automobile Dealers 4411 $940,683 $0 $940,683 Other Motor Vehicle Dealers 4412 $144,133 $620,023 -$475,890 Auto Parts, Accessories & Tire Stores 4413 $84,143 $0 $84,143 Furniture & Home Furnishings Stores 442 $102,872 $0 $102,872 Furniture Stores 4421 $74,681 $0 $74,681 Home Furnishings Stores 4422 $28,191 $0 $28,191 Electronics & Appliance Stores 4431 $121,717 $0 $121,717 Bldg Materials, Garden Equip. & Supply 444 $222,171 $0 $222,171 Stores Bldg Material & Supplies Dealers 4441 $167,537 $0 $167,537 Lawn & Garden Equip & Supply Stores 4442 $54,634 $0 $54,634 Food & Beverage Stores 445 $851,263 $147,840 $703,423 Grocery Stores 4451 $719,636 $0 $719,636 Specialty Food Stores 4452 $58,936 $147,840 -$88,904 Beer, Wine & Liquor Stores 4453 $72,691 $0 $72,691 Health & Personal Care Stores 4,464,461 $215,193 $0 $215,193 Gasoline Stations 4,474,471 $1,055,143 $2,818,280 -$1,763,137 Clothing & Clothing Accessories Stores 448 $106,704 $0 $106,704 Clothing Stores 4481 $71,992 $0 $71,992 Shoe Stores 4482 $16,670 $0 $16,670 Jewelry, Luggage & Leather Goods Stores 4483 $18,042 $0 $18,042 Sporting Goods, Hobby, Book & Music Stores 451 $75,371 $0 $75,371 Sporting Goods/Hobby/Musical Instr Stores 4511 $46,171 $0 $46,171 Book, Periodical & Music Stores 4512 $29,200 $0 $29,200 General Merchandise Stores 452 $727,435 $0 $727,435 Department Stores Excluding Leased Depts. 4521 $383,490 $0 $383,490 Other General Merchandise Stores 4529 $343,945 $0 $343,945 Miscellaneous Store Retailers 453 $115,040 $0 $115,040 Florists 4531 $13,012 $0 $13,012 Office Supplies, Stationery & Gift Stores 4532 $51,875 $0 $51,875 Used Merchandise Stores 4533 $11,268 $0 $11,268 Other Miscellaneous Store Retailers 4539 $38,885 $0 $38,885 Nonstore Retailers 454 $18,773 $0 $18,773 Electronic Shopping & Mail-Order Houses 4541 $301 $0 $301 Vending Machine Operators 4542 $10,796 $0 $10,796 Direct Selling Establishments 4543 $7,676 $0 $7,676 Food Services & Drinking Places 722 $631,105 $1,256,525 -$625,420 Full-Service Restaurants 7221 $349,864 $1,073,141 -$723,277 Limited-Service Eating Places 7222 $219,234 $0 $219,234 Special Food Services 7223 $32,495 $0 $32,495 Drinking Places - Alcoholic Beverages 7224 $29,512 $183,384 -$153,872 Leakage / Surplus Factor Businesses 30.7 100.0 -62.3 100.0 100.0 100.0 100.0 100.0 1 0 1 0 0 0 0 0 100.0 0 100.0 100.0 70.4 100.0 -43.0 100.0 100.0 -45.5 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 -33.1 -50.8 100.0 100.0 -72.3 0 0 1 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 2 0 0 1 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a household’s second largest expenditure. The H+T Index offers an expanded view of affordability, one that combines housing and transportation costs and sets the benchmark at no more than 45 percent of household income. Under this view, the number of affordable neighborhoods drops to 28 percent, resulting in a net loss of 86,000 neighborhoods that Americans can truly afford.” CNT’s map has been steadily expanding its coverage since its inception in 2008 and now includes 337 metropolitan areas in the United States. Manistee County has not been analyzed, but Benzie County was considered part of the Traverse City metropolitan area and its neighborhoods are among those that disappear from the affordability map: while the H+T Index shows the average housing cost to be less than 30% of household income for the whole county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. For most people, housing is not affordable. At 28.2 minutes, Arcadians’ average commute is longer than any other in the region and also longer than the average commute in Benzie County, Manistee County, Michigan and the United States. Figure 4.7 shows the Arcadia “workshed,” or the geographic area within this average commute, and we can see that it covers a large proportion of the two-county area. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. About 95% of Arcadian workers have some sort of commute. While the length of a commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment, and here the news is more encouraging: A sizable portion of commuters carpool (12%), and the 8% of Arcadia’s commuters who walk represent about three times the rate of walkers in aggregated county, state, and national commuting data. Just 76% of Arcadian workers who commute do so by driving alone, a circumstance which maximizes the output of vehicle emissions per commuter. This is in the bottom half of the Lakes to Land communities and fewer than any of the aggregated populations (nationally, the rate is just under 80%). Agricultural Influence Of the 11,745 acres of land that make up Arcadia Township, 2,386 (20%) have an existing land use category of “Agriculture.” This land represents 61 of the 1,024 parcels (6%) in the township. Another 1,324 acres (11%) comprising 26 parcels (3%) are “Natural Resource Related.” Overall, then, about 31% of the land and 9% of the parcels are devoted to “valueadded” land practices. The 2010 Census, however, does not capture any agriculture in Arcadia, as none of the 159 persons who make up the township’s civilian employed population listed “agriculture, forestry, fishing, hunting, and mining” as his or her industry. The Business Summary generated by ESRI records just one business within the township’s borders bearing the North American Industrial Classification System (NAICS) code for “Agriculture, Foresry, Fishing, and Hunting,” and it cites a grand total of one employee. Issues of succession, or passing the farm on to the next generation, while nationally known, also play a significant role in Arcadia. Retiring farmers may still farm their land during their retirement, and thus are �Arcadia workshed L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 4.7: Arcadia “workshed” Lake Michigan l 28.2 m~ utes f February 21, 2013 ©2013 Esri Made with Esri Business Analyst www.esri.com/ba 800-447-9778 Try it Now! Page 1 of 1 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 0 4.8: Arcadia Bluffs Golf Course (left), Sunset Station (right) unaccounted for in the Census data while they wait for the next generation to take over the business. Seasonal / Tourism The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. Arcadia Bluffs is a world-class golf course built in 1999 that offers games, dining, and lodging from April through November. Golf Digest named it to both its ranking of the 100 greatest public courses in the United States and to its general ranking of the 100 greatest courses in the country. There are plenty of people who want to spend much more time in Arcadia than a few rounds of golf, though—maybe even enough to call it home for a season. Housing that is “for seasonal or recreational use” is technically considered “vacant” by the US Census because its rules dictate that a household can only be attached to one primary housing unit, but these homes provide a measure of investment by the seasonal population that cannot be replicated �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goingson. In some ways, knowing the percentage of seasonal/ recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. In Arcadia Township, there are nearly as many homes classified as seasonal / recreational use as there are owner-occupied homes (42.2% and 46.3% respectively). This proportion is high even compared with Benzie and Manistee counties’ aggregated percentages of 33.1% and 24.9%, and it represents a substantive departure from the state and national benchmarks of 5.8% and 3.5%. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 2 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 4.9: Building M-22. Photo: Arcadia Area Historical Society Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problem-solving in this area— precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 Roads The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the road surface from 1 to 10; roads rated 5 and above are considered to be at least “Fair.” Figure 4.10 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The Arcadia Township close-up in the inset reveals poor conditions on Glovers Lake Road, 13 Mile Road, and along the road between the township’s eastern border and Glovers Lake Road which is known by turns as Lumley, Ware, Frederick, and Gilbert Road. LEELANAU CO. P t la a t B BENZIE CO. y Almira Twp. ..• Lake Twp. 4.10: Road conditions • Lake Ann Platte Twp. Frankfort ame wp. La Elberta ke M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. I Benzonia . -'- - - - - - - -;- Gilmore Twp. n BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. WEXFORD CO. Crystal Lake MANISTEE CO. Platt Lake Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake -- - -- - - - I -------------- ---- -•I -------· I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road ' . Bcckett&R.'leder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 Trails and regional connections As can be seen in Figure 4.11, there are not presently any local or regional non-motorized trails in Arcadia Township. It’s an absence noted by the citizens, who made the creation of biking and hiking trails their fourth highest priority at the visioning session, and the planning commissioners who formulated that priority into a Cornerstone. The preferred methods of accomplishment as articulated in the Building Blocks include surveying existing sidewalk conditions, conducting a street survey to assess concurrent trail system needs, launching a wayfinding campaign, and promoting the Pleasant Valley Community Center as a trail hub. Neighboring Bear Lake Township’s Building Blocks include a suggestion for partnership with Onekama, Pleasanton, and Arcadia Townships to form the beginning of a sub-regional network. LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta La ke M ic g hi Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor WEXFORD CO. 4.11: Recreational trails Benzonia Twp. MANISTEE CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. an Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Ar adia Twp. Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail • • Bcckctt&Raeclcr �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 Power supply Electricity for Arcadia Township homes and businesses is available from Consumers Energy Company (Jackson). Superior Energy provides natural gas services to many Township residents. While not available throughout the Township, the primarily populated areas are served and future connections are possible. Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice program. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.12 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer Arcadia Township is not served by public water and sanitary sewer systems; water supply and sewage disposal are dependent upon well and septic systems. This isn’t necessarily an issue in the greater township, where parcels are large enough for and soils are compatible with well and septic systems. However, challenges are encountered in Arcadia’s small village setting, which has a density of 4 to 6 homes per acre on lots occupying 6,000 to 9,000 square feet. Here, specific dimensional requirements related to siting well and septic systems, such as isolation distances from adjacent systems and the built environment, may take up so much of a parcel that the lot is rendered unbuildable. Some commercial lots are also so small that after meeting parking requirements and siting well and septic systems, there may be little room for the business. Future growth of the Township in the commercial and village areas may be dependent on further investigation into how water and sanitary sewage issues are resolved. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.12: Renewable energy potential Wind Resource Power Resource Class Wlm 2 Potential Arcadia Poor 1 0-200 2 3 200-300 Marginal 300-400 Fair Good 4 400-500 - 5 500-600 - Excellent 6 600-800 - Outstanding 7 >800 - Superb Biomass Resource Metric TonsMear < 50,000 Resource Potential CJ Low n 50,000 -100,000 Arcadia Marginal 100,000 -150,000 - Good 150,000 - 250,000 - Very Good 250,000 - 500, 000 - Excellent > 500,000 - Solar Resource k1Mllrn2/day Outstanding Resource Potential < 3.6 Moderate > 3.5-4 Arcadia > 4-S > 5-6 >6 EPA Tracked Siles o Abandoned Mine Land • Brownfield • RCRA O Federal Superfund • Non-Federal Superfund Good 1111 1111 Very Good Excellent �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 8 4.13: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield Watersmeet DICKINSON Crystal Falls Sault Ste. Marie, Canada LUCE Eckerman Seney Gwinn IRON Munising MARQUETTE ALGER MACKINAC St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT DELTA Sagola Petoskey Charlevoix CHARLEVOIX Menominee LEELANAU Grayling Manistee MANISTEE Lake City WEXFORD MISSAUKEE GLADWIN - CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Benton Harbor ment Howard City NETWORK INC Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester OAKLAND HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KENT KALAMAZOO Cassopolis LAPEER SAGINAW SHIAWASSEE IONIA Kalamazoo Berrien Springs BERRIEN SANILAC TUSCOLA GRATIOT MONTCALM VAN BUREN HURON Bay City Saginaw Lansing/ East Lansing ALLEGAN BAY MIDLAND Midland Grand Rapids Tawas City IOSCO ARENAC Mt. Pleasant MECOSTA 0 Network Node Gladwin Clare OSCEOLA MASON OCEANA REACH-3MC Round II Fiber Oscoda West Branch OGEMAW ROSCOMMON LAKE REACH-3MC Round I Fiber ALCONA Houghton Lake Luther Ludington Merit Fiber Mio Rose City CRAWFORD KALKASKA Cadillac Key OSCODA Kalkaska Green Bay Alpena Hillman OTSEGO Traverse City GRAND BENZIE TRAVERSE Posen Gaylord ANTRIM Beulah Rogers City PRESQUE ISLE CHEBOYGAN MONTMORENCY ALPENA MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.13 further shows that the remaining unserved areas are mostly in the counties’ inland areas rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions, including Arcadia’s. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 4.14: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory Empire Township ' Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Benzie County I Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. P -4i BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 Miles P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, ± Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. 0.325 0.65 P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. 0 Solon Township Almira Township I I @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. Kasson Township I Michigan Updated April 1, 2013 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Photo: Google Earth Land Arcadia Township has some of the most distinctive topography in the region—and, probably, the world. The fiery curve of steep slopes toward the top of Figure 4.16 depict the outer edges of a glacier’s gouge. Its great, icy runoff tumbled down the ridges to land in wooded wetlands lining the back of the newly-formed basin, strands sliding down paths of least resistance on their journey toward the freshly-carved Lake Michigan bay. Schimke as they and their cargo of trout traveled by, landing in the wooded wetlands at the base of the inland slopes and coming together to finish their journey as one. Roads and rails were added to the repertoire of surface cover. Society had been firmly imprinted on the land—”land use” had superseded “topography.” The water level receded, exposing the low-lying bowl into which the lake and village that share Arcadia’s name are nestled. Sediment deposited by the creeks on their way to the open water met sand driven landward by the prevailing westerly winds, separating Lake Michigan from the inland waters and sending them seeping northward along the ridge. Michigan’s famous pine forest began to take root. By the early 20th century, the land began to make itself heard again. The trees waned, taking the fortunes and populations they had sparked with them. Fires extinguished nearly all the manufacturing plants, and drought destroyed nearly all the edible plants. The relentless Lake Michigan waves deposited sand back into the harbor faster than either citizens or industry could afford to remove it. It would be to that forest that the next wave of earth-shapers looked most keenly. By the time Henry Starke arrived to set up his lumber mills, the trapped pool of water had been christened Bar Lake; after a couple of decades, Starke dredged the channel that transformed the lake at Arcadia into a safe harbor for ships and vessels. The creeks were given names like Lucker, Van Bushkirk, Tondu, Bowens, and The population of Arcadia today is about two-thirds what it was at the close of the community’s industrial age. Nearly half of the land area is connected directly to the people, either as residential parcels or sites of the leisure activities so prized across the region. Another 40% is respected on its own merits: forest, agriculture, natural resources. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes Critical dunes 0-1 degrees: 3,124 acres 27% Low: 575 feet above sea level 1.1-5 degrees: 3,654 acres 31% High: 1,025 feet above sea level 5.1-9 degrees: 1,839 acres 16% Range: 450 feet 9.1-16 degrees: 1,828 acres 16% 16.1-80 degrees: 605 acres 5% 0 acres WATER Lakes 248.3 acres 2% Rivers Wetlands 32 miles 0.3% Emergent (characterized by erect, rooted aquatic plants with green/soft stems, excluding mosses and lichens): 169 acres 1.4% Trout Streams: 14.3 miles 44% of river length Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 807 acres 7% PUBLIC LAND USE Roads Regional Trails 53.8 miles 0.66 miles 0.5% 0.01% Conserved Land State Land GTRLC: Commercial Forest Act: 832 acres 7% 84 acres 0.7% Federal Land 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 4.16: Natural Features map BENZIE CO. MANISTEE CO. k a L e M i i h c n a g ARCADIA TWP. PLEASANTON TWP. Arcadia Lake ' ...... ; ~ -----:,- ~ J L-• r' r ~ . /- •J ~ -1 ...... , ,, I -:~ I 'i4 22 ' ., I'.' •• ARCADIA TWP. ONEKAMA TWP. LAKES TO LAND 0 0.25 0.5 1 Miles Arcadia Township Natural Features Data Sources: State of Michigan Geographic Data Library, MDNR County Boundary Township Boundary Major Roads Minor Roads Wetland Type: CJ Lowland, Shrub, or Wooded CJ Emergent Trout Stream Slope Degree: CJ 9.1 - 16 1111 16.1 - 50 B Updated: 04-09-13 R I Beckett&Raed r �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 Land use that may be undertaken to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented earlier in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and sub-area planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What additional housing, economic development, infrastructure, or other needs should the community A part of the development of the future land use map is a discussion of the major land use related issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies 4.17: Existing land use chart and map EXISTING LAND USE Acres 11,746 total ------- Parcels 1,024 total Agriculture Forest Natural Resource Related 108 1 1687 2386 Industrial, Manufacturing, Warehousing Mass Assembly Shopping, Business, Trade 1133 3 152 61 26 30 8 19 35 Transportation 999 Residential Cottage / Resort 220 Residential Rural Residential Settlement 1324 3472 9 547 25 256 Social / Institutional 32 Leisure Activities 31 Unclassified / Vacant 205 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 BENZIE CO. Taylor MANISTEE CO. n Bur Ta ylo r Taylor ham Zilch ç ? Jungle Inn No rm Saint Pierre Norman Glovers Lake Gilbert 5th 6th 3rd 4th 2nd Pine Lake Zilch Northwood iew est v For Spruc e S t ar k e Manke Oak 1st i Sorrenson 7th La ke M i h c n ga an State Grebe Ware s oll Frederick er I ng Chamberlain Lumley Ware ff Iverson Oak lu Maxey Lake B 2nd 5th Spr u ce Northwood ç ? ARCADIA TWP. PLEASANTON TWP. Arcadia Lake Northwood Hull Nelson Bischoff Lake 4th 3rd Alkire Saint Pierre Division Mill Erdman Sta rke State Iverson 6th 5th 1st Norconk Pine Hazel Steffins nd Lakela Grebe 1,000 2,000 Feet Gear Leos ç ? La k ev Milarch 500 ç ? Churchill Churchill Lin d en 0 Northwood Arcadia Lake Schaef ie w ARCADIA TWP. 13 Mile ONEKAMA TWP. LAKES TO LAND 0 13 Mile 0.25 0.5 1 Miles Arcadia Township Existing Land Use • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Agriculture CJ Forest CJ Industrial CJ Leisure Activities CJ Mass Assembly CJ Natural Resources Updated: 05-30-13 CJ Residential, Cottage / Resort ~ Residential, Rural CJ Residential, Settlement CJ Shopping, Business, or Trade CJ Social / Institutional CJ Unclassified / Vacant CJ Parcel Boundary County Boundary Township Boundary Road B R ( Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 consider planning for? 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. Three land use concerns in Arcadia, and the subsequent strategies to deal with those concerns, include the following: 1. How to grow the light industrial corridor along M-22 and Lake Street so that Arcadia is creating the type of place its citizens envision; 2. How to address specific residential sub-areas of the community in a thoughtful, logical, and meaningful manner in order to achieve regulatory mechanisms that shape each unique area; 3. How to preserve scenic rural character. Rural scenic character preservation Scenic rural character in Arcadia evokes the feelings of an understanding of the unique characteristics of the community and the people who live here. In a nut-shell, it is what makes Arcadia Arcadia. So when asked, “What is scenic rural character?” a respondent might answer, “It’s the orchards lining M-22,” or, “It’s the views of Arcadia Marsh as it flows through Lake Arcadia into Lake Michigan,” or, “It’s the folks who farm their land and sell it at their fruit and vegetable stands,” or, “It’s the dirt roads with trees gently swaying in the warm summer wind.” While the notion of scenic rural character is somewhat elusive, the Township wants to ensure that keeping the rural scenic character is tangible, definable, and measurable. While an agricultural economy is one of the primary methods of preserving rural character, it is not the only method. In Arcadia, agriculture speaks to its history but not necessarily to the future, especially large-scale agricultural operations that require large tracts of land. More practically, agriculture in Arcadia will take the form of smaller fruit operations with value-added components. With that said, the increasing residential development moving to Arcadia for the rural scenic character will need to balance the challenges of rural living with their expectations. This master plan calls for balancing rural scenic character preservation with increasing development pressures. In many cases, it will not be“what” is developed but “how” it is developed that will dictate the success or failure to preserve the rural scenic character. Producing a Rural Scenic Character Preservation Plan is one first step in the right direction to ensuring that the “how” is done in a manner reflective of the values of the community. In regard to land use development, an eye toward efficient use of land where open space is valued, large lots do not become fragmented, and clustering of development towards higher density areas is a preferable approach to achieving the goals of rural scenic character preservation and development. Very specifically, residential development patterns need to reflect conservation based design methods. One such method is to move away from minimum lot size standards towards density-based zoning. Minimum lot size standards means that you are required to have a minimum amount of land for development of a single dwelling within a zoning district. (i.e. Minimum lot size = 10 acres, meaning 1 home on a 10 acre lot). Whereas in density based zoning, the number of single-family homes is based on a formula that considers the entire land area. (i.e. 1 home per 10 acres, meaning the lot size doesn’t matter as long as it is one home per 10 acres). Density based zoning relies upon a total permissible number of dwelling units that may be built upon any given parcel of land. For example, a 40-acre parcel with a density of 1 dwelling unit per 10 acres would allow 4 dwelling units to be built on the 40 acre parcel. Notice that there isn’t a minimum lot size required. As long as there is room for septic and well, the lots could be as small as 1.5 or 2 acres, but this is left to the discretion of the property owner and the limitation of existing infrastructure. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 4.18: Densitybased zoning Top: A 40-acre parcel with 1 home per 10 acres under standard zoning Bottom: A 40-acre parcel with 1 home per 10 acres under density-based zoning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 8 The dwelling lots would only occupy 25% or less of the total land area. This scenario results in greater density with even greater open space preservation for agricultural or recreational purposes than under the traditional minimum lot size scenario. Sliding scale zoning (establishes a schedule that dictates the number of lots on a parcel but doesn’t necessarily dictate lot size), clustering development (simply grouping of the dwelling lots in the most developmentally desirable portion of the parcel) and the use of density bonuses (additional lots are allowed if certain stipulations or conditions are met) are all tools that the community could use in its zoning ordinance framework to yield the benefits of density based zoning. The ultimate goal is to increase the ability to preserve rural scenic character while still accommodating residential development pressures and support agricultural practices. This master plan supports creative and innovative methods to achieve such a balance. The benefits of density-based zoning are: 1. The landowner is able to develop portions of the land, receive monetary compensation, and also be sympathetic to the natural assets found on the property. Portions of the land may be preserved in permanent conservation easements allowing farming, timber, or passive recreation. 2. Infrastructure (road and utility) cost is significantly decreased due to clustering of homes in a single area. 3. Provides for access management by providing shared access, which limits number of driveways along a roadway. 4. Cost of Community Services (CSS) is greater for residential land uses vs. agricultural land uses 5. High residential density in rural areas requires jobs and services which are often not present. 6. Clustering of homes allows for use of community well and septic systems if desired for cost savings. Growing Economic Development Opportunities Along M-22 The area reserved for light industrial development along M-22 is both home to residents and a stopping point for travelers passing through, providing auto related services, lodging, retail, and recreation. This growing corridor is an important piece of Arcadia’s development, and it has the potential to either draw people in or to detract from all that Arcadia has to offer. How this area looks and functions as an economic generator and opportunity is very important. It has always been the goal to develop the corridor as a place where individuals can work and live, often on the same parcel, providing economic opportunities for residents of the Township. In order to develop this growing corridor, special attention must be given to the design concept (what we want it to look like), access to M-22, parking demands, architecture, character, and streetscape amenities. In addition, tying each piece of the corridor into an integrated whole is important to ensure compatibility with the historic business district, neighborhoods, and the natural assets of the community. Street-based frontage standards, design guidelines and use standards are components that should be created to assist in developing the M-22 corridor. There are some non-conforming uses within the area that have historically been successful. It is the intent of this master plan to continue to allow those uses while encouraging them to meet leading practice standards for the development of the township as a whole. The community and this master plan support the non-conforming uses and encourage, within the scope of the zoning ordinance, their continued prosperity. While warehousing or storage is a prevalent use in the area, this master plan does not support warehousing and storage within the 400’ feet from the centerline of M-22 east and 400’ north and south from the centerline of Glovers Lake Road. This master plan envisions the commercial area located 400’ from the centerline of M-22 as an area reserved for light industrial uses that are well buffered and isolated from residential uses. In fact, these light industrial uses are not intended to be seen from M-22 and shared access drives (including an interior roadway) are proposed to ensure minimal curb cuts to M-22 while providing access to interior lots. Signage and other advertising aspects will be kept to a minimum with limited lighting and size requirements. This area is not only intended to be home to the many specialized trades businesses that exist in Arcadia but to also provide an incubator for future endeavors. Because walkability is so important in the township, it is critical that the area between the buildings and moving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 lanes of M-22 be used effectively. Therefore, the design of the public and private frontages must be thought of as a single, cohesive physical element. This space is made up of two zones: the private and public frontage. Visually these two zones must function together and be seen as one. Pedestrians walking throughout the township must feel buffered from the traffic of M-22 in order for the goal of walkability to be achieved and the rural scenic character preserved, while at the same time, commercial development must be encouraged. The following suggestions are given to assist in buffering the impact of traffic for pedestrians who are walking and biking along the public portion of the corridor: • • • • Provide a planning strip between the sidewalk and the roadright-of-way that is generous and green, lined with street trees, streetlights, benches, and wayfinding signage; Provide curbside parking, if possible; Provide a public sidewalk of sufficient width for two people to pass each other comfortably (i.e. five to six feet); Provide bicycle lanes and informational kiosks. The following suggestions are given to assist buffering the impact of traffic for pedestrians who are walking and biking along the privately owned portion of the corridor: • • • Provide front stoops, canopies, and/or porches; Provide front yards; Provide frontage plants and trees; What Arcadia Township DOES want in the development of the M-22 corridor: • • • • • • • • Retail that supports a local and regional framework. Commercial development that first occurs on sites in the geographical center of the community, nearest the largest crossroad locations and population centers (nodal development), such as Glovers Lake Road and M-22. Clustered development which allows multiple uses on one piece of property but is located in the rear of the property utilizing a shared access point, includes landscaping to buffer the use and/or enhance the corridor, has rear parking, incorporates walkability in the site design, and has the appropriate amount of parking spaces without developing a sea of unused impervious asphalt. Single use development that is located in the rear of the property, utilizes any shared access points of neighboring uses, includes landscaping to buffer the use and/or enhance the corridor, has rear parking, and incorporates walkability in the site design. Warehousing and storage to be at least 400’ from the centerline of M22 and north and south of Glovers Lake Road. Ground-mounted, non-lit signage with shared users displayed. Development that is in keeping with the historic and maritime character of the Township. Consideration of the look of the corridor and how the functionality of the public and private space affects non-motorized transportation uses and people’s use of the space. Installation of quality landscaping, streetscape amenities including lights, benches, sidewalks, planters, etc. What Arcadia Township does NOT want in the development of the M-22 corridor: • • • • • • • • • Free-standing stores surrounded by asphalt parking lots with many driveways, high intensity illumination of lights, and limited landscaping; Signs that are inappropriate as a result of their size and character; Buildings that are not visually interesting nor in keeping with the character of the community; Uses that may degrade the natural environment, including Arcadia Marsh; Roadways that are edged with no, or too narrow, sidewalks and/or pathways, have little or no pedestrian amenities, and are not designed for multi-modal transportation methods (bikes, walking, cars); Public areas of the corridor devoid of streetscape amenities such as benches, lights, landscaping; Intersections with multi-phased signals that may have two or even three left-turn pockets, widening the crossing distance even more at busy intersections; A long, undifferentiated corridor dominated by retail uses and commercial activities that detracts from the rural scenic character of the community and does not encourage the placemaking strategy of this master plan; General ugliness as the natural vegetation is replaced with little to no landscaping and the built infrastructure takes on a harsh character that has no permeability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 4.19: Deed restrictions vs. zoning Point Arcadia Subdivision Restrictive Deed Star-Key Point Subdivision Restrictive Deed Single Family Residential, Two Family Residential, Marinas, Family Day Care, Adult Foster Care, Places of Worship/ Assembly, Educational Establishments Single Family Residential Single Family Residential Single Family Residential, Camp Related Resort Residential, StarKey Point Subdivision, Camp Arcadia: Front: 25’ Side: 10’ Rear: 25’ Waterfront: 100’ Front: 45’ Side: 10’ Rear /Waterfront: 100’, except a few lots 65’ & 75’ Front: No requirement Side: 5’ Rear: No requirement Front: 25’ Side: 10% of lot width Rear: 25’ No requirement No requirement No requirement Arcadia Zoning Ordinance Use Setbacks Camp Arcadia L.L.C. Restrictive Deed Point Arcadia, Point Arcadia Subdivision Front: 25’ Side: 10’ Rear: 25’ Waterfront: 50’ Minimum Lot Size Other Resort Residential: 20,000 sq. ft. Point Arcadia: 12,000 sq. ft. • Fences are allowed • No fences • Accessory buildings are • No out buildings allowed • Must submit a site plan • Additional uses are to corporation allowed • Accessory structures are • No detached garages, allowed but may not doors must not face be used for housing or street residential purposes. • No tree clearing • Easements of feet in without approval width from the property • Must complete work in line on the roadside 6 months and side property line exist for various infrastructure. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 • • Provide low walls, fences, or hedges at the back of the sidewalk; Provide grade elevation changes at frontage. The M-22 corridor will continue to have a scenic rural character as development will occur in the rear of the lots, ample vegetative buffering will block or soften the view of the development, uses will be clustered to leave open space which includes space for non-motorized transportation, and visual clutter will be kept at a minimum. Uses that front M-22 will have parking in the rear, integrated sidewalks and paths, landscaping, and other design features. Sub-area planning The master plan recognizes the unique and historical aspects of Point Arcadia, Star-Key Point, Camp Arcadia and the historic Arcadia neighborhoods. Each sub-area has its own unique regulatory challenges based on the its distinct identity. Each area was built at a different point in history and for a different purpose. This master plan calls for the establishment of four new Future Land Use categories to address each area’s special, unique needs. With an understanding of the limitations of these areas to meet current zoning requirements, the township desires to facilitate the historical patterns of land use and development despite nonconformity with existing zoning rules. This goal may be achieved through flexible zoning regulations, applicable only to these areas, or a part of the area, predicated on sections 502 and 503 of the Michigan Zoning Enabling Act (special land use, and planned use development) and aligned with existing conditions found within each sub-area. Camp Arcadia is a camp with an associated single-family residential development. Due to the age of the camp, it has non-conforming uses and dimensional characteristics; however, the development pattern of the Camp is in keeping with typical camp environments and is supported by this master plan. Currently, meeting current zoning requirements proves very difficult, as dimensional and use requirements of the zoning ordinance are difficult to meet or not applicable to the development of a “camp.” For the Camp Arcadia area, a special SubArea Plan would allow for investigation into crafting a framework for approval of various principal and accessory uses as well as dimensional requirements under the umbrella of a broad-based special land use permit. Coupled with the flexibility inherent in a planned unit type mechanism, the township is looking to create a comprehensive set of land use designations that allows for developmental flexibilities within the defined perimeter of the subject areas. Point Arcadia and Star-Key Point are residential subdivisions that currently have use and dimensional requirements written within their deed and covenants that meet or exceed the current Zoning Ordinance requirements. Both areas are unique in that they front Lake Michigan and Lake Arcadia. The Star-Key subdivision is notable in that the subdivision fronts two bodies of water. Thus, space is at a premium, making home improvements and/or additions difficult. Currently, Star-Key Point Road is a dirt one-track path located within the boundaries of the subdivision platted road. Multiple uses have, over time, encroached into the platted road. The entire area is in need of a survey to determine exact locations of property lines and roads. Point Arcadia is the township’s typical suburban, larger-lot residential subdivision located next to the historic neighborhoods of Arcadia. Well and septic may be located within this area more easily than in other places near the Village core. The subdivision is not well integrated into the historic neighborhoods of Arcadia, and the development of methods to create a seamless transition from one area to another is important to creating cohesive neighborhoods. Part of the Sub-Area Plan is an analysis of the deed restrictions/ covenants and by-laws. In most cases, the deed restrictions/covenants are more restrictive on land uses and dimensional requirements than the Arcadia Township Zoning Ordinance. A deed restriction or covenant is a document that details what the property owner can and cannot do on the property. The covenant “runs with the land,” meaning that current and future owners of the property are subject to the covenant requirements. Articles and by-laws are homeowners’ association documents that dictate a number of mandatory obligations and restrictions which are only imposed upon those members who belong to the association. Not all people who live in a subdivision are members of the association, and those who aren’t do not have to abide by the articles and by-laws of the association that is in place for their development. All individuals who own land in �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 2 4.20: Future land use map BENZIE CO. MANISTEE CO. an Jungle Inn No rm an Spruc e 7th Lake Mill Zilch M Glovers Lake Gilbert 6th Pine 4th 5th 3rd 2nd Oak 1st e S ta rk Norman anke Saint Pierre est v iew Northwood Sorrenson For M h ham La ke ic ig Taylor Zilch n Bur Ta ylo r Hazel Grebe Ware er ARCADIA TWP. PLEASANTON TWP. s oll Frederick Ing Chamberlain Ware Alkire Erdman Iverson 6th Norconk Pine State Sta rke Iverson Maxey Lake Bluff Mill 5th 1st 4th 3rd Lake Hazel Steffins nd Lakela Grebe 1,300 Leos La k e v 2,600 Feet ie w LAKES TO LAND Milarch 650 Churchill Churchill Gear Northwood Schaef Arcadia Lake 0 Nelson Bischoff Saint Pierre Division Paluszny 7th 5th 2nd Oak Northwood Spr u ce Lumley Arcadia Lake Northwood Hull ARCADIA TWP. ONEKAMA TWP. 13 Mile 0 13 Mile 0.25 0.5 1 Miles Arcadia Township Future Land Use • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization 1111 Business CJ Camp Arcadia CJ Light Industrial 1111 Marina CJ Point Arcadia CJ Preserve Updated: 08-13-14 CJ Residential Settlement 1111 Rural Agriculture CJ Rural Residential 1111 Star-Key Point Parcel Boundary County Boundary Township Boundary Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 3 the subdivision must abide by the restrictive deed and covenants. The community is working to maintain the historic character of the existing neighborhoods. Future development of vacant parcels will have a grid street pattern that connects to the existing street network. Other infrastructure improvements include building, maintaining, and/or reopening alleys. In order to encourage re-investment, the township should consider aligning the dimensional requirements of the zoning ordinance to the actual dimensions of the existing neighborhood to ensure that what is found today may be replicated in future development and redevelopment. The township recognizes that dimensions of many existing lots do not easily, if at all, accommodate well and septic systems per the State health code. Rather than making them non-conforming, they can be regulated in a manner that will allow future development on vacant parcels and redevelopment of existing lots, subject to the State of Michigan Health Department approvals and with minimal setback standards. Future land use categories There are 10 categories, also referred to as “classifications” or “designations,” contained on the Future Land Use map. Seven of the categories are residential classifications, and three are commercial. The intent of the future land use strategy is to plan for future land use density and intensity that fits the historical patterns of existing development while also considering the community’s natural resources. In addition, the future land use strategy calls for understanding not only existing land use patterns but also the current dimensional and design characteristics. The township can use this information to build future regulatory mechanisms that will advance development expectations to make it easier to develop and re-develop. Because Arcadia has a number of unique neighborhoods and commercial areas that draw on different characteristics and were originally developed in different ways, at different times, and based upon different standards, this master plan calls for creating future land use categories that identify and support those unique characteristics and circumstances with an eye towards cohesiveness, connectivity and character development. A “one size fits all” regulatory approach was not found to be appropriate. Unique, distinct but definitely Arcadian is how the future land use plan approaches the development of the different subareas of the township. The following future land use categories by land use type are: RESIDENTIAL Residential Settlement Rural Residential Rural Agriculture Point Arcadia Star-Key Point Camp Arcadia ENVIRONMENTALLY SENSITIVE Preserve ECONOMIC DEVELOPMENT Light Industrial Marina Business Residential Settlement This land use category describes the historic neighborhoods of Arcadia and is designed to promote their continuation. The homes represent traditional nineteenth-century architecture. Homes are arranged close to the street with rear garages accessed by an alley. Arranged in a grid configuration, the streets are wide enough for on-street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to businesses, civic, and recreational amenities, the Residential Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan and other natural resource amenities. Rural Residential This area of the township contains single- and two-family homes, for year-round and seasonal use, located on large lots. Some lots are used for farming and/or timber management, and many are along Lake Michigan. This area also encompasses existing smaller residential lots located along Lake Michigan shoreline. It is the intent of this designation to continue these uses while encouraging slightly larger lots in order to maintain well and septic integrity, private road standards to ensure emergency service access, greater protection of the Lake Michigan shoreline including �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 4 views, and rural and scenic character preservation. Some agricultural commercial endeavors are allowed. It is also the intent of this designation to continue to support and promote agricultural opportunities. Other uses customarily found within a rural area are allowed, in keeping with the scenic rural preservation of the township. Single-family residential development will continue, attracting seasonal and permanent residents. Density based zoning opportunities are available for single family residential development. Rural Agriculture The Rural Agricultural area of the Township is the agricultural heart of the community. Farming and timber management are encouraged and promoted. Single-family homes located on large lots may also be found. Rural scenic character preservation is of great importance in this area. The night sky viewing and views of the region from ridgelines towards Pleasant Valley, Lake Arcadia, and Lake Michigan that happen here are important to the township. Also of great importance are high water quality for the streams and tributaries of Lake Arcadia, habitat protection, and wildlife conservation. Density based zoning opportunities are available for single family residential development. Point Arcadia Point Arcadia future land use category encompasses an area of the Township built to accommodate single-family residential development on lots that can support a larger footprint home while also ensuring well and septic systems installation. It is the intent of this area to remain single family residential and continuing to develop as stipulated in the Pointe Arcadia deeds and by-laws. Star-Key Point Star-Key Point is a peninsula between Lake Michigan and Lake Arcadia. The Star-Key Point subdivision comprises 37 lots on privately-owned StarKey Point Road. The subdivision is regulated by deed restrictions enforced by the Star-Key Point Homeowners Association. The area is unique in that each lot has either Lake Michigan or Lake Arcadia frontage. It is envisioned that this area continues to maintain the unique character of a two-lake frontage neighborhood while promoting environmental protection and public health, safety, and welfare. Future development of the Star-Key Point area must adhere to the lot boundaries shown on the subdivision plat. Camp Arcadia The “Camp Arcadia” future land use designation accommodates the historic Camp Arcadia and its associated single-family residential neighborhood. The Lutheran Camp Association (LCA) and the Arcadia Cottage Colony Association (ACCA) govern what is commonly called Camp Arcadia. LCA �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 5 is the organization that owns and operates the traditional camp while ACCA is steward of the cottages that were developed on privately owned lots. While Camp Arcadia is made up of multiple lots owned by different property owners, all parties belong the LCA and, if applicable, ACCA. These two entities regulate land use within Camp Arcadia. The Camp Arcadia future land use designation is meant to allow the continued use and future development of Camp Arcadia. The intent of this area is to allow the camp to grow. The Camp is comprised of single-family dwellings, assembly halls, meeting spaces, camp store and kitchens, amphitheater, and out buildings used for traditional camp purposes. This historic camp has offered a religion-based camp experience for thousands of families since its inception. Preserve This is land that, due to its location, unique characteristics, and natural resources, is planned for open space and environmental protection purposes with some recreational and possible farming applications. Preserve includes land currently held in conservation easements, owned by the Township and/or land designated as potential for future open space and/or conservation purposes. Attributes found within the area, such as the integrity of the night sky, topography, views, water quality, air quality, ambient noise, wildlife, and habitat are encouraged to be maintained, restored, and protected from future development within the Township. Preserve land is an integral part of the township’s placemaking strategy as it is this area that will draw visitors to shop and play once in Arcadia. This land will be used for future recreation, regional and local trail connections, protection of wildlife and associated habitats, watershed and viewshed protection, and to adds to the character of the township. Future land use considerations include taking care in the development of adjacent lands to ensure environmental protection and stewardship. When possible, connectivity to local and regional nonmotorized trails will be encouraged. Light Industrial The Light Industrial corridor expands approximately 1.5 miles along M- 22 between Norman Road to just past Glovers Lake Road to its south. It is bordered on the south and north by Preserve and to the east by Rural Agriculture. The Light Industrial classification area begins 400’ from the centerline of M-22 extending eastward 1320’ from the centerline of M-22. The land area between the road and the start of the Light Industrial area is Resort Residential. The Light Industrial ribbon of land is reserved for uses such as car washes, agricultural related businesses, veterinarians, business contractors (painters, plumbers, electrical, cement, heating, air conditions, fencing), community recreational facilities, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 6 warehousing, lumber yards, and body shops as examples. While some of these uses may be permitted by right and others may require special land use approval, the intent is to provide a place in the Township where traditionally-considered light industrial uses have a place. The expectation is to ensure that these types of uses are accessible to M-22 but developed in such a way as to be well screened from views utilizing landscaping treatments, hours of operations compatible with adjacent residential areas, signage that is in keeping with the character of the community, and the general maintenance of the property that is above reproach. As warehousing, storage (particularly boats and other recreational vehicles), and truck and heavy equipment repair are dominant activities in the area, special attention is needed to ensure that the visual clutter that comes with these activities is kept at a minimum. In essence, the township embraces the maritime character that outdoor storage of boats lends to the atmosphere and wants to encourage the entrepreneurs of light industrial endeavors, but wishes to ensure that property is kept orderly and to prevent the look of abandonment and blight that might be associated with areas with this type of high-intensity land use. Future development of the area is encouraged to implement environmental protection measures which will provide good stewardship to the Arcadia Watershed and additional screening mechanisms to ensure that the uses do not contribute to visual clutter or degradation of the character of the Township. Business The Business future land use category is the heart of Arcadia. Located on what could be considered a traditional main street that leads to Lake Arcadia, the Business area is the major thoroughfare to Arcadia Natural Beach Area and Lake Michigan. It is also a historical gem? With some two-story buildings, civic buildings, parks, historical architectural facades, sidewalks, and mixed uses, the Business area is an example of a downtown that is replicated in new development throughout the country. This is the street where you can see the latest community activities posted on �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 7 the Township Hall kiosk, have a picnic or play tennis at the park, drop your mail off at the post office, visit your family doctor, and then walk a short distance down the street and spend the rest of the day at the beach. The current Business area exists solely on the west side of M-22, but this future land use category is expanded eastward to include the intersection of M-22 and Glovers Lake Road. The enlargement of this area would create connections between the existing historic business area and the Pleasant Valley Community Center, an increasingly important place for civic and recreational engagement. In addition, this category would include already developed businesses that exist at the intersection of M-22 and Glovers Lake Road. Nodal development of this type looks to keep higher density commercial development at points of high traffic intersections and close to higher population densities. Future development of the area will look to replicate and enhance the historical architectural façade details that are found elsewhere in the area. In addition, the township supports mixed-use, two-story buildings that allow for individuals to live on the top floor and work on the bottom floor. Future development will also be encouraged to provide housing options that support low to moderate income individuals. Marina The Marina future land use area is directly adjacent to Arcadia Lake and Arcadia Beach Natural Area and is where Grebe Park, Mill Street and Pine Street boat launches and Veterans Memorial Marina are located. This area is home to the community’s private and public marinas, boat launches, a fish cleaning station, and campground areas and includes several historic residential structures that reflect the character of the unincorporated Village’s maritime past. It is envisioned that this area will build upon these assets centered upon its maritime character in order to create and support economic development opportunities in adjoining districts and throughout the community. Linking this area to the Business District is essential to create a seamless link where the synergy of the two areas can feed upon each other creating a lively, vibrant, and economically prosperous downtown area. Uses in this area should focus on open spaces with recreational components as well as a limited select type of small business development that supports a maritime culture. Land adjacent to the water will be primarily reserved for open space protection in order to maintain the littoral character and views of Arcadia Lake. With that said, existing and limited unimposing new structures may be used to promote water based economic development initiatives but it is not desirable that residential or dense commercial development occur directly adjacent to Arcadia Lake or Arcadia Beach Natural Area on Lake Michigan. Parking and lighting regulations will serve the area adequately but will be in keeping with Dark Sky standards and best practice watershed protection measures. Zoning The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.21 suggests the establishment of 11 zoning districts to reflect the future land use map. Zoning districts contain the legal requirements used to determine how parcels of land are to be used. Note that there are significant areas along the shoreline of Lake Michigan that are designated High Risk Erosion Areas by the State of Michigan. Development in these areas must meet State of Michigan High-Risk Erosion standards, most notably setback standards regardless of local zoning regulations. The suggested zoning districts are: P Preserve VR Village Residential RR Rural Residential R-AG Rural Agriculture PA Point Arcadia SP Star-Key Point CA Camp Arcadia B Business LI Light Industrial M Marina These zoning districts, and the regulations that accompany them, work together to strengthen the relationship between the Future Land Use map and the Cornerstones of this master plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 8 4.21: Zoning chart PROPOSED ZONING DISTRICTS VILLAGE RESIDENTIAL USES (general) Residential RR FRONT 10’ SIDE 8’ REAR 25’ VR RURAL RESIDENTIAL SETBACKS • • • • Residential Agriculture & Related Uses Child/Adult Care Facilities Some General Commercial FRONT 25’ or 133’ from the center of the paved portion of M-22 SIDE 10’ MINIMUM LOT SIZE Without sewer/ Enhance the front yard water 7500 sq. ft. averaging and encroachment With sewer/water standards and develop other flexibility standards to ensure 6000 sq. ft. that the current historic neighborhood character is replicable. One such tool to consider is a Form Based Code for this specific area. No minimum. Based on Conservation Design Methods Encourage clustering of residential development with the remaining land preserved for open space by using a density schedule and/or Planned Unit Development. Incentivize the various residential development options. No minimum. Based on Conservation Design Methods Promote residential development that is sympathetic to rural scenic character preservation and that is understanding of agricultural practices. 30,000 sq. ft. Work with the Pt. Arcadia Home Owners Association and Valley Cove Home Owners Association to understand their development needs and limitations in order to develop the Point Arcadia zoning designation. 30,000 sq. ft. Note that there are areas of Star-Key Point that are designated High Risk Erosion Areas by the State of Michigan. Development in these areas must meet State of Michigan High-Risk Erosion standards, most notably setback standards regardless of local zoning regulations REAR 25’ WATERFRONT 50’ ordinary high water mark RURAL AGRICULTURE R-AG POINT ARCADIA • • • • Residential Agriculture & Related Uses Child/Adult Care Facilities Some General Commercial Residential SP SIDE 20’ REAR 50’ FRONT 25’ except lots 33’-40’ = 45’ SIDE 5’ PA STAR-KEY POINT FRONT 50’ or 133’ from the center of the paved portion of M-22 REAR/WATERFRONT 100’ except lots 58, 59, 64, 65 = 75’ and lots 60, 61, 62, 63 = 65’ Residential FRONT 10’ SIDE 5’ WATERFRONT 50’ NOTES �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 9 PROPOSED ZONING DISTRICTS CAMP ARCADIA CA BUSINESS B USES (general) • Single or Two Family Residential • Camp Activities and their associated buildings FRONT 25’ • • • • FRONT up to 12’ • • • • LIGHT INDUSTRIAL LI MARINA M PRESERVE P SETBACKS Residential Marinas Retail Personal Service Establishments Food Establishments Professional Office/ Service Places of worship/ gathering Lodging SIDE 10% of lot width REAR 25’ SIDE 5’; 0’ if stormwater does not drain on adjoining property MINIMUM LOT SIZE 30,000 sq. ft. to ensure adequate isolation distances for well and septic. (unless a community system is installed) Develop specific land use regulations and site plan review guidelines to address the uniqueness of Camp Arcadia. No minimum required Develop architectural guidelines for the buildings, streetscape guidelines to create an unified look throughout the community (benches, plantings, banners, street lights, color schemes, etc.) and use requirements. Consider developing a Form Based Code for this area. The area spanning 400’ from the centerline of the paved portion of M-22 to 1,320’ from the centerline of the paved portion of M-22 and 400’ from the centerline of the paved portion of Glovers Lake Road north and south REAR 12’ • Professional Office/Service • Auto Related • Warehousing/Storage/ Start up buisness • Educational • Adult Foster Care Facilties • Contractors supplies and facilities FRONT 50’ 140’ width SIDE 20’; if abutting a residential zone or master planned for residential, 50’ 1 acre • • • • • • FRONT 5’ 30,000 sq. ft. SIDE 10’ REAR 5’ if served by infrastructure, 6,000 sq. ft. N/A N/A Parks Boat Launches Retail Professional offices Lodging Restaurants • Open Space • Farming • Limited Recreation NOTES REAR 50’; if abutting a residential zone or master planned for residential, 75’ Encourage the use of the development of a maritime character in the architecture and streetscape elements. Develop environmental stewardship standards to ensure that adjacent development is sympathetic to the Preserve lands. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 1 Action Plan The overall success of the Arcadia Township Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase, “The plan was adopted and then sat on the shelf.” The plan is cited as the failure, but the real culprit was the failure to execute or implement the plan. Implementation of the Arcadia Township Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.22: Action plan RECOMMENDED IMPLEMENTATION STRATEGY 2013 – 2018 Action Item Description Responsible Party Blue and green non-motorized trail plan Work through the L2L Regional Initiative to prepare a non-motorized trail plan. Planning Commission Sanitary sewer project analysis and feasibility study Commission the preparation of an analysis and feasibility study for the installation of a sanitary sewer system. Planning Commission and Board of Trustees Watershed plan Develop a Watershed Plan. Watershed Subcommittee of the Planning Commission and Board of Trustees Streetscape improvements Prepare a streetscape improvement plan for the commercial areas of the Township. Planning Commission and Parks and Recreation Committee Pleasant Valley Community Center regional trail hub Work to establish the PVCC as a regonal trail hub where blue and green trail information is available and other amenities are established to meet the needs of the users. Planning Commission and the Pleasant Valley Community Center �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i i Appendix A Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i v Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. Ducks Unlimited. “Ducks Unlimited Received 11 Great Lakes Restoration Initiative Grants for Conservation in Michigan.” 2011 Conservation Report. http://www.ducks.org/media/Conservation/GLARO/_documents/_library/_conservation/_ states/2011/Michigan_Report2011.pdf 35. National Parks Service. “A Nationalized Lakeshore: The Creation and Administration of Sleeping Bear Dunes National Lakeshore.” Theodore J. Karamanski. 2000. http://www.nps.gov/history/history/online_books/slbe/. Photo: http://www.nps. gov/slbe/images/20060901164502.JPG 38. Michigan Department of Environmental Quality. “Sand Dune Protection.” Undated. http://www.michigan.gov/ deq/0,4561,7-135-3311_4114_4236---,00.html 40. M-22. “About Us.” February 2009. https://m22.com/?category_name=about-us 42. MichiganHighways.org. “Historic Auto Trails.” Last modified March 2013. http://www.michiganhighways.org/indepth/ auto_trails.html 42. Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. Michigan Traffic Crash Facts. “Crash Rate Per Licensed Driver by Age of Driver in All Crashes.” 2011. https:// s3.amazonaws.com/mtcf.pubs/2011/veh_17.pdf 43. Michigan Department of Transportation. “North Region Winter Level of Service for 2011-2012.” Approved October 2011. http://www.michigan.gov/documents/mdot/MDOT_LoS_map_North_08-09_FINAL_255162_7.pdf 46. United States Army Corps of Engineers. “Great Lakes Navigation System: Economic Strength to the Nation. Last modified March 2013. http://www.lre.usace.army.mil/Portals/69/docs/Navigation/GLN_Strength%20to%20the%20Nation%20Booklet 2013v2_final2w.pdf 46. United States Army Corps of Engineers. “Great Lakes Harbors.” Arcadia, Frankfort, Manistee, Portage Lake entries all last modified April 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets.aspx 47. RRHX: Michigan’s Internet Railroad History Museum. “The Evolution of Michigan’s Railroads.” Undated. http://www. michiganrailroads.com/RRHX/Evolution/EvolutionProjectDescription.htm 50. Airnav.com. “Airports.” Updated May 2013. http://www.airnav.com/airport/KMBL; http://www.airnav.com/airport/ KFKS; http://www.airnav.com/airport/7Y2 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v 50. The Rotarian. “Soaring on a Shoestring,” Karl Detzer. December 1939, Volume LV No. 6, p. 16-18. Accessed via books. google.com. 53. Annals of the American Academy of Political and Social Science. “Educational Value of Public Recreation Facilities,” Charles Mulford Robinson. March 1910, Vol. 35, No. 2, pp. 134-140. http://www.jstor.org/stable/1011260 53. Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i Tab 4 – by Subject Cornerstones US Army Corps of Engineers, Detroit District. “Great Lakes Harbor Fact Sheets: Arcadia Harbor.” Accessed March 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets/ArcadiaHarbor.aspx Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i i Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. Data extracted March 2013. http://www.michigan.gov/midashboard/0,4624,7-256-59631--,00.html Michigan Transportation Asset Management Council. “PASER Collection.” Accessed March 2013. http://www.mcgi.state.mi.us/ MITRP/Educ_Training/PASERCollection.aspx Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “Michigan Service Areas of Electric and Gas Utilities.” Data extracted March 2013. http://www.dleg.state.mi.us/cgi-bin/mpsc/electric-gas-townships. cgi?townsearch=p* Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “MPSC Issues Annual Report on Renewable Energy.” February 2013. http://www.michigan.gov/mpsc/0,4639,7-159-16400_17280-295134--,00.html United States Environmental Protection Agency. “Michigan Renewable Energy Maps.” Data extracted March 2013. http://www. epa.gov/renewableenergyland/maps_data_mi.htm Connect Michigan. “My ConnectView” interactive map. Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i i i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject POPULATION 1990 2000 2010 2016 (proj.) HOUSING OCCUPANCY Total Housing Units Owner-occupied Renter-occupied Seasonal/Recreational/Occasional use Vacant - For Sale, For Rent, etc. EDUCATIONAL ATTAINMENT Population 25 years and over Less than high school High school graduate and equivalency Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Percent high school graduate or higher Percent bachelor’s degree or higher SCHOOL ENROLLMENT Population enrolled in school CLASS OF WORKER Civilian employed population 16 years+ Private wage and salary workers Government workers Self-employed Unpaid family workers Private sector jobs INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median household income (dollars) Very low income Low income Moderate income High income Very high income Arcadia Estimate Percent 523 621 639 655 NA 1.87% 0.29% 0.42% 574 266 30 242 36 574 46.3% 5.2% 42.2% 6.3% 466 27 133 119 27 96 64 (X) (X) 466 5.80% 28.50% 25.50% 5.80% 20.60% 13.70% 94.20% 34.30% 65 10.17% 159 128 19 12 0 88.1% 159 80.50% 11.90% 7.50% 0.00% 272 4 17 30 41 53 74 21 19 6 7 48,269 51 41 127 40 13 272 1.50% 6.30% 11.00% 15.10% 19.50% 27.20% 7.70% 7.00% 2.20% 2.60% (X) 18.8% 15.1% 46.7% 14.7% 4.8% Per capita income 28,124 Median earnings for workers (dollars) 15,556 Median earnings for male full-time, 53,438 year-round workers (dollars) Median earnings for female full-time, 30,000 year-round workers (dollars) POVERTY All families (X) All people (X) Under 18 years (X) Receiving food stamps 9 Receiving cash assistance 3 INDUSTRY Civilian employed population 16 159 years and over Agriculture, forestry, fishing and 0 hunting, and mining Construction 26 Manufacturing 9 Wholesale trade 4 Retail trade 13 Transportation and warehousing, and 9 utilities Information 0 Finance and insurance, and real 7 estate and rental and leasing Professional, scientific, and 5 management, and administrative and waste management services Educational services, and health care 48 and social assistance Arts, entertainment, and recreation, 17 and accommodation and food services Other services, except public 14 administration Public administration 7 Manufacturing to retail jobs 0.69 Non-retail 115 Retail, arts, accommodations, food 30 Non-retail to retail, arts, acc., food 3.83 (X) (X) (X) (X) 3.30% 5.00% 10.80% 3.30% 1.10% 159 0% 16% 6% 3% 8% 6% 0% 4% 3% 30% 11% 9% 4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i x EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years + Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic) 490 176 176 159 17 0 314 176 (X) 249 249 490 35.90% 35.90% 32.40% 3.50% 0.00% 64.10% 176 9.70% 149 108 20 0 11 3 7 142 28.2 149 72.50% 13.40% 0.00% 7.40% 2.00% 4.70% 95.30% 76.06% (X) 272 1.99 2.25 272 (X) (X) 477 61 477 12.80% 542 41 0 0 17 16 97 7 4 184 0 2 81 21 24 16 38 0 0 13 23 0 0 25 4 0 2 0 542 7.60% 0.00% 0.00% 3.10% 3.00% 17.90% 1.30% 0.70% 33.90% 0.00% 0.40% 14.90% 3.90% 4.40% 3.00% 7.00% 0.00% 0.00% 2.40% 4.20% 0.00% 0.00% 4.60% 0.70% 0.00% 0.40% 0.00% OCCUPATION Management, business, science, and 49.60% +/-10.3 arts occupations Service occupations 8.80% +/-5.1 Sales and office occupations 20.40% +/-8.1 Natural resources, construction, and 11.50% +/-8.6 maintenance occupations Production, transportation, and material 9.70% +/-4.6 moving occupations VALUE Owner-occupied units 264 264 Median home value (dollars) 164,600 (X) MORTGAGE STATUS Owner-occupied units 264 264 Housing units with a mortgage 91 34.50% Housing units without a mortgage 173 65.50% GROSS RENT Occupied units paying rent 0 0 Median rent (dollars) (X) HOUSE HEATING FUEL Occupied housing units 272 272 Utility gas 0 0.00% Bottled, tank, or LP gas 215 79.00% Electricity 15 5.50% Fuel oil, kerosene, etc. 9 3.30% Coal or coke 0 0.00% Wood 33 12.10% Solar energy 0 0.00% Other fuel 0 0.00% No fuel used 0 0.00% YEAR STRUCTURE BUILT Total housing units 517 517 Built 2005 or later 32 6.20% Built 2000 to 2004 42 8.10% Built 1990 to 1999 106 20.50% Built 1980 to 1989 59 11.40% Built 1970 to 1979 39 7.50% Built 1960 to 1969 32 6.20% Built 1950 to 1959 34 6.60% Built 1940 to 1949 16 3.10% Built 1939 or earlier 157 30.40% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403, S2404, B20005 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i     Margin of Error                                                                                                                                                                                                   Margin of Error                                                                                               �                  Median earnings: Median earnings:     male female Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error   Error  Error Error                                                                                                                                                                                                                                                                                                                                                                            L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i i �                          Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error   Error  Error Error                                                                                                                                                                                                                                                                                                                                                                       L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i i i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i v Esri Business Analyst Financial Expenditures Arcadia township_3 Arcadia township, MI (2610103320) Geography: County Subdivision Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Spending Potential Index Average Amount Spent Total 78 80 88 71 $4,435.92 $10,223.92 $352.85 $26,694.03 $1,326,339 $3,056,953 $105,503 $7,981,516 47 77 380 $118.53 $290.16 $8.77 $35,441 $86,759 $2,622 82 76 69 $785.64 $672.75 $920.65 $234,906 $201,151 $275,275 57 89 $11,867.77 $2,351.43 $3,548,462 $703,077 62 71 76 90 $2,789.32 $89.33 $153.80 $142.19 $834,008 $26,711 $45,987 $42,515 70 72 76 92 $1,340.96 $116.80 $816.67 $675.93 $400,947 $34,923 $244,185 $202,102 70 $18.79 $5,619 71 $168.74 $50,453 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v Business Summary Arcadia township_3 Arcadia township, MI (2610103320) Geography: County Subdivision Data for all businesses in area Arcadia township, MI (261... 43 189 644 0.29 Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. Businesses Number 1 0 0 7 1 0 4 1 0 0 0 1 0 1 0 0 0 1 0 1 1 0 0 0 Percent 2.3% 0.0% 0.0% 16.3% 2.3% 0.0% 9.3% 2.3% 0.0% 0.0% 0.0% 2.3% 0.0% 2.3% 0.0% 0.0% 0.0% 2.3% 0.0% 2.3% 2.3% 0.0% 0.0% 0.0% Employees Number 1 0 0 15 3 0 14 5 0 0 0 2 0 5 0 0 0 2 0 3 1 0 0 0 Percent 0.5% 0.0% 0.0% 7.9% 1.6% 0.0% 7.4% 2.6% 0.0% 0.0% 0.0% 1.1% 0.0% 2.6% 0.0% 0.0% 0.0% 1.1% 0.0% 1.6% 0.5% 0.0% 0.0% 0.0% 0 0.0% 0 0.0% 1 4 1 0 1 2.3% 9.3% 2.3% 0.0% 2.3% 1 8 2 0 1 0.5% 4.2% 1.1% 0.0% 0.5% 0 3 1 8 5 3 5 2 3 2 0.0% 7.0% 2.3% 18.6% 11.6% 7.0% 11.6% 4.7% 7.0% 4.7% 0 19 3 75 12 63 10 4 29 6 0.0% 10.1% 1.6% 39.7% 6.3% 33.3% 5.3% 2.1% 15.3% 3.2% 43 100% 189 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i i Appendix C Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Meeting minutes related to consideration of comments Public hearing meeting minutes A copy of this packet is on file at Arcadia Township Hall. The documents are also available at www.lakestoland.org/arcadia-2/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i i i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �TOWNSHIP OF ARCADIA COUNTY OF MANISTEE, STATE OF MICHIGAN Arcadia Township Planning Commission Resolution Approving New Arcadia Township Master Plan WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes municipal planning commissions to prepare a "master plan" pertinent to the future development of the municipality; and WHEREAS, the Arcadia Township Planning Commission has prepar.ed a dr~ft master plan for Arcadia Township as part of a regional planning collaboration known as the Lakes to Land Reg ional Initiative, to update and replace the 2004 Arcadia Township Master Plan; and WHEREAS, on September 12, 2013 the Arcadia Township Board authorized the distribution of the draft new Arcadia Township Master Plan to the general public and the various entities as required by the MPEA, for review and comment purposes; and WHEREAS, the proposed new Arcadia Township Master Plan was made available to the various entities and the general public as required by the MPEA, and a public hearing thereon was held by the Planning Commission on July 2, 2014 pursuant to notice as required by the MPEA; and WHEREAS, the July 2, 2014 public hearing was recessed to and continued at a regular meeting of the Planning Commission on August 6, 2014, to further consider comments and several minor revisions to the proposed Master Plan; and WHEREAS, the Planning Commission finds the proposed Master Plan as submitted for and revised pursuant to the public hearing is desirable and proper, and furthers the land use and development/preservation goals and strategies of the Township; NOW, THEREFORE, the Arcadia Township Planning Commission hereby resolves to approve the proposed new Arcadia Township Master Plan as submitted for and revised pursuant to the public hearing, including all of the text, charts/tables, maps, and descriptive and other matter therein intended by the Planning Commission to form the complete Master Plan , including the Arcadia Township Future Land Use map, and recommends final adoption of same by the Arcadia Township Board . CERTIFICATE I hereby certify the foregoing resolution was adopted by a majority of the members of the Arcadia Township Planning Commission by a roll call vote at a regular meeting of the Commission held on September 3, ~2014 u, compliance with the Open Meetings Act. ~ ~--t6 n; . S ..._ V!eS. l0t.V-::> 1 C\ Ur bin - ,~l::5m W \5\\t'r- ye_s ()10 ~•t,\ ~Y ~4, ., i-- I-lo~ - Arcadi~ T_ownship Planning Comm1ss1on Secretary oJ .5K ltJ5rJet-- �ARCADIA TOWNSHIP MANISTEE COUNTY, STATE OF MICHIGAN Township Board Resolution Approving New Arcadia Township Master Plan WHEREAS, on July 2, 2014 the Arcadia Township Planning Commission held a public hearing on the proposed new Arcadia Township Master Plan developed as part of a regional planning collaboration known as the Lakes to Land Regional Initiative, to update and replace the 2004 Arcadia Township Master Plan, and continued that public hearing at its next regular meeting on August 6, 2014 to further consider comments and several minor revisions to the proposed Master Plan, in accordance with all applicable procedures set forth in the Michigan Planning Enabling Act (MCL 125.3801 et. seq.); and WHEREAS, pursuant to the public hearing and further discussion at its regular meeting on September 3, 2014 the Arcadia Township Planning Commission on that date adopted a resolution approving the proposed new Arcadia Township Master Plan as submitted for and revised pursuant to the public hearing, including all of the text, charts/tables, maps and descriptive and other matter therein intended by the Planning Commission to form the complete Master Plan, including the Arcadia Township Future Land Use map, and recommending final approval/adoption of same by the Arcadia Township Board; and WHEREAS, the Arcadia Township Board has previously by resolution asserted its right to approve or reject a Master Plan approved by the Planning Commission; and WHEREAS, the Township Board has reviewed the proposed new Master Plan approved by the Planning Commission, and now desires to formally express its approval of same; NOW, THEREFORE, the Arcadia Township Board hereby resolves to approve and adopt the new Arcadia Township Master Plan as approved and recommended to the Township Board by the Planning Commission on September 3, 2014, including the Future Land Use map incorporated therein, as an update and replacement of the existing 2004 Arcadia Township Master Plan, effective this September 11, 2014. CERTIFICATE I hereby certify that the foregoing Resolution was adopted at a regular meeting of the Arcadia Township Board held on September 11 , 2014 in accordance with the Open Meetings Act of the State of Michigan. Patrice C. Wisner, Clerk Arcadia Township � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Arcadia-Twp_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Arcadia Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-09-03 Title A name given to the resource Arcadia Township Master Plan Description An account of the resource The Arcadia Township Master Plan was prepared by the township's Planning Commission and was adopted on September 3, 2014. Subject The topic of the resource Master plan reports Arcadia Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e512888c1a7c3f54a1844fbbe44487b8.pdf e507f77f1ed40c7fbfae749a8a8ceb10 PDF Text Text COMPREHENSIVE PLAN 2021-2026 �THIS PAGE IS INTENTIONALLY LEFT BLANK. Plan best viewed in Adobe Acrobat as in two page view mode. Navigate to View / Page Display / Two Page View. �__ BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN Date Adopted: __________________ Date Effective: ___________________ TOWNSHIP CONTACT INFORMATION Website: www.bathtownship.us Address: 14480 Webster Road PO Box 247 Bath, Michigan 48808 Email: info@bathtownship.us Phone: (517) 641-6728 Fax: (517) 641-4170 �THIS PAGE IS INTENTIONALLY LEFT BLANK. Plan best viewed in Adobe Acrobat as in two page view mode. Navigate to View / Page Display / Two Page View. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 3 ACKNOWLEDGEMENTS BOARD OF TRUSTEES Marie Howe, Supervisor Brenda Butler-Challender, Clerk Steve Wiswasser, Treasurer Jason Almerigi, Trustee Joe Benzie, Trustee Ryan Fewins-Bliss, Trustee Allen Rosekrans, Trustee PLANNING COMMISSION Dan Kramer, Chair John Reich, Sr., Vice Chair Jason Almerigi, Member George Baker, Member Ryan Fewins-Bliss, Township Trustee Representative Joel Gutzki, Member Bob Howe, Member Raymond Severy, Member BATH TOWNSHIP PLANNING STAFF Karen Hildebrant, Superintendent Nick Tafelsky, Former Planner Miles Roblyer, Planner Tayler Reeves-Hodge, Deputy Superintendent Bert Gale, Building Official & Zoning Administrator PREPARED BY Tayler Reeves-Hodge, Deputy Superintendent Katherine Schmidt, Design Consultant « Thank you to all who have contributed their time and energy to this endeavor. �| PAGE 4 CONTENTS 5|INTRODUCTION 9|OFFICIAL ZONING DISTRICT MAP 12|FUTURE LAND USE 16|GOALS 27|APPENDICIES: COMMUNITY PROFILE Overview of Property and Population POPULATION PROFILE State & Region Contextual Population Statistics Socioeconomic Projections Distribution of Sexes Racial Make-Up Age Distribution Education Households & Housing Health ECONOMIC PROFILE State & Region Contextual Population Statistics Key Industries Employment Forecasts Income NATURAL FEATURES TRANSPORTATION COMMUNITY PROFILE �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 5 INTRODUCTION & VISION The 2020 Bath Charter Township Comprehensive Plan (The Plan) is the result of over two years of work by the Bath Township Planning Commission, Board of Trustees, Township staff, and citizens. This plan is a significant update from previous versions of the Township Comprehensive Plan. The intent of this update was to develop a document that is more user-friendly and can be utilized by both Township staff and residents alike. The Comprehensive Plan is a policy document created to guide development of the township. The Plan was created by the Planning Commission and Township staff, guided by input from township residents who share a deep respect for the township’s past, who understand present conditions and trends, and who strive to advance the aspirations that they have for the township’s future. As the principal guide of land use policy for the Township, the Comprehensive Plan directs Township efforts in land use planning and growth management, environmental stewardship, economic development, housing, efficient transportation, and other relevant areas. “Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how.” -Edward T. McMahon, Senior Resident Fellow, Urban Land Institute �INTRODUCTION | PAGE 6 ) HISTORY OF BATH CHARTER TOWNSHIP Many early settlers came to this region from the state of New York when the Erie Canal opened. This was due to the region offering abundant natural resources, plentiful farmland, and a healthy environment where families could prosper. Bath Township was first surveyed in 1826 by Harvey Parke. However, it was not until 1844 that Bath Township came to be Bath Township. Originally, Bath Township, together with Victor Township, was known as Ossowa Township. Silas W. Rose Sr., the first Township Supervisor, was instrumental in having the Township separated from Victor Township and the name changed to “Bath” Township, after his hometown in the state of New York. Bath Township remained relatively small and unincorporated until the establishment of the railroad in 1857 from the city of Lansing to Owosso, dissecting Bath Village en route. The original owner of the railroad was the Amboy Lansing and Traverse Bay Railroad. The railroad proved to be an incredible catalyst to Bath Township’s economy. A grain elevator, stock yards, grist mill, hotels, restaurants, and sawmills were all a part of Bath Township’s economy and employment base. However, the investors of the railroad did not see the line as profitable. Over the course of a century, the railroad eventually passed hands to Penn Central Railroad, its final owner who abandoned the line in 1976. While the railroad’s decline initially presented a challenge for the community, the construction of the I-69 highway brought new life to the community. Today, Bath Township once again has a flourishing business climate, with over sixty independent businesses within its borders. Because of the ease of access to the Tri-County area and it’s small-town charm, the town remains an ideal place to raise growing families in a safe and healthy environment. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 7 “Long-range planning does not deal with future decisions, but with the future of present decisions.” AUTHORITY TO PLAN -Peter F. Drucker, Author and Educator Planning in Michigan is unique due to Michigan being classified as a “home-rule” state. Home-rule means that local governments, including Townships, are given the ability to form a governmental body that makes decisions and laws at a local level. Bath Charter Township has its own governmental body in the form of the Township Board of Trustees. Governments are given planning decision-making through the Standard State Enabling Act of 1926 and the Standard City Planning Enabling Act of 1928. Both pieces of legislation gave state and local governments the authority to divide the local government’s territory into districts, propose zoning regulations, and propose procedures for establishing and amending the zoning regulations. These two laws also allowed for state and local governments to develop comprehensive plans for the jurisdiction and gave the Planning Commission the ability to approve comprehensive plans. Bath Charter Township is authorized to prepare and implement the Comprehensive Plan through the Michigan Planning Enabling Act (Act 33 of 2008). The stated purpose of the act is: To codify the laws regarding and to provide for county, township, city, and village planning; to provide for the creation, organization, powers, and duties of local planning commissions; to provide for the powers and duties of certain state and local governmental officers and agencies; [and] to provide for the regulation and subdivision of land. This Act contains several requirements governing the content of municipal plans. Some of these requirements identify specific elements that comprehensive plans must include, while others establish goals and policies which, if relevant, must be addressed. Both types of requirements have guided the development of this plan. RELATIONSHIP TO ZONING The Michigan Zoning Enabling Act states that the “zoning ordinance shall be based upon a plan designed to promote health, safety and general welfare, (and) to encourage the use of lands in accordance with their character and adaptability…” The Comprehensive Plan is the long-range planning document upon which planning and zoning decisions are based, including creating and amending the Township zoning ordinance. Although the Comprehensive Plan is a policy document and does not have the force of law, it is the basis of the zoning ordinance. �INTRODUCTION| PAGE 8 CITIZEN PARTICIPATION IN PLANNING PROCESS The 2020 update officially began on January 29, 2019 when the Planning Commission moved to begin the planning process. This was followed by letters to surrounding communities informing them of the Township’s intent to plan, as required by the Michigan Planning Enabling Act. Planning staff began working on the framework of the updated plan and writing the first draft of the chapters. At the same time, the Township began public engagement efforts. The first of the public open houses were held on May 23, 2019. These open houses did not draw a lot of attention, but the conversations that resulted from them gave a direction for further efforts. An additional open house was held on July 11, 2019. Advertisement for this open house was sent out with the summer tax bill and advertised on the Township’s website. As a result, the July 11, 2019 open house had much greater attendance. Further input was received from residents during the 2019 Bath Days Festival on August 2 and 3, 2019 when both the Planning Commission and former Downtown Development Authority (DDA) staffed a booth and spoke to residents. Information from the July 11 open house was given to residents at the Bath Days Festival. Throughout the creation of this Comprehensive Plan, this document was placed on the Bath Township Planning Commission’s agenda over 30 times, which allows the subject to be open for public comment. “Never doubt that a small group of thoughtful, committed citizens can change the world; indeed, it’s the only thing that ever has.” - Margaret Mead, American Cultural Anthropologist and Author IMPLEMENTATION & AMENDMENT OF THE PLAN The Comprehensive Plan and its goals, objectives, and actions will be implemented through the local regulatory processes, the work and actions of various Township committees and boards, and the activities of Township government departments. Regulatory forms of implementation include the administration of the Township’s code of ordinances and the relevant development review processes it dictates. Non-regulatory forms of implementation include the updating and amending of the Township’s Capital Improvements Plan (CIP), as well as development of other studies and plans by Township staff. Upon adoption of this plan, the Township’s code of ordinances will be reviewed and revised to be consistent with the goals, objectives, and policies outlined in this plan. Consistent with state law, the Planning Commission will review and, if necessary, update the Comprehensive Plan every five years. However, the Planning Commission may review and �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 9 �OFFICIAL ZONING DISTRICT MAP | PAGE 10 Rath Charle TOWilllship Offida Zom g Dismd: Map ZmlingDisbiEts Demsity ~:4A-nirmemt Jei'4~crmemt HOR- DR - Medium ~ l y ___,,,___ D D -11.ow DernsJtr Residential R-Rwra P- PUIBJ TC Parcels o.wted [by MOOf 425 - Ea5t Lall15iiru Watet· Zoning Dvem,lay Dishid:s ~ Access Ma la<letlnent [0a DEv:elqpmentt J - - -- -- - Ovetiaf/ :~l.::ttil 425 - Dew.'itt 1 J l' - .. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 11 VISION Bath Charter Township has historically been a rural, agricultural township. Continued suburbanization of the Lansing region has placed growth pressures on the southern portions of the township, and there is little reason to expect that these pressures will not continue. The Township will continue to strive to develop a community that ensures smart land use by balancing the economic, social, and environmental needs of all residents. The community will continue to acknowledge the diverse interests that have been present in the township for decades. Reducing and resolving conflicts between suburbanization and agricultural preservation will be viewed as both our challenge and, by creating a common purpose, our strength. The vision this document represents is driven by principles which are important to the community. Bath Charter Township strives to recognize, preserve, and celebrate its rural character. This rural character is especially evident in the northern half of the township where rural zoning and a lack of infrastructure has led to larger lot single-family residential development, among remaining natural or farmed areas. In between the urbanized south and the rural north lies the Bath Village area. The Bath Village generally runs along Main Street between Clark Road and Sleight Road, and includes a mix of singlefamily homes, multi-family buildings, and local commercial and office uses. Built on a grid with street trees and sidewalks, the Bath Village area is the only area most like a traditional downtown in Bath Township. Targeted investment with both public and private funds could serve as a catalyst to new development and could help the area see its full potential. There exists a desire to pursue context-appropriate development as the township grows. Bath Township welcomes new development that is smart, innovative, and recognizes the important role that rural lands play in the community. Smart Growth is compatible with urban, suburban, and rural areas alike. Finding ways to promote development while preserving rural and natural areas will be an important consideration for Bath Township’s future. + = PRESERVATION OF RURAL CHARACTER INNOVATIVE NEW DEVELOPMENT S M A RT GROWTH �FUTURE LAND USE | PAGE 12 • - ~ ~ FUTURE LAND USE ~ ~ -., r . WJilll"~ ·•·. .... • ~ ·. .~-~· !"'...-:·· . . ' ' \ 1\ • ~ . :-. ~-4 . ._ . , 111\\,\: ...____ • · This section of the Comprehensive Plan describes the definitions of future land use patterns as they are portrayed in the Future Land Use Map. These future land use patterns incorporate, where feasible, the Township’s growth principles described previously in this document. RURAL RESIDENTIAL LAND USE CHARACTERISTICS The least intensive development pattern with primary emphasis on open space preservation, large parcel single-family detached residential development, very low-density cluster single-family residential development, individual or community utility systems, agricultural use accommodation, open space, and the accommodation of compatible land uses through the utilization of special use permits (agricultural production, specialized rural oriented low intensive commercial services, home occupations, etc.). Future Land Use Map Designation: Rural Density: Maximum of 1 dwelling unit per 2 acres �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 13 RESIDENTIAL LAND USE CHARACTERISTICS This is defined as low, moderate, and high-density residential development typically found in individual parcel, platted, planned unit/cluster developments, site condominium developments, or other creative residential options, with a variety of housing structural types, centralized public or private utility systems, planned open space and/or environmental conservation measures, connected by a coordinated pedestrian pathway system, and accessible to a public street system capable of appropriate ingress and egress, and served by community recreational services. • Future Land Use Map Designation: Density: LOW-DENSITY MAXIMUM OF 2 DWELLING UNITS PER ACRE Future Land Use Map Designation: Density: MEDIUM-DENSITY MAXIMUM OF 4 DWELLING UNITS PER ACRE Future Land Use Map Designation: Density: HIGH-DENSITY 7 TO 12 DWELLING UNITS PER ACRE Future Land Use Map Designation: DEVELOPMENT OVERLAY ,a,a,a ,a,a ,a,a,a,a ,a,a,a ,a,a,a,a,a,a Density: MAXIMUM OF 18 DWELLING UNITS PER ACRE Mlp2: Bath Cha-ter Township. Futul9 land UN Map .........,_ --·-~ ................ .... --_ ___ -----~ ............ D -- ,_ .,..,,...,....._. •11--c-,..i ---,--411 _ _ . . . _ . ........... ; . 1 - * An enlarged copy of Map 2 Bath Charter Township: Future Land Use Map can be found on pages 55-56. �FUTURE LAND USE | PAGE 14 MIXED LAND USE CHARACTERISTICS This is defined as medium to high-density residential development, office/research/light industrial development, and commercial retail/wholesale services land uses which serve the community, as well as the region, and accommodate more intensely developed non-residential land uses through the special use permit process (retail, light industrial, warehousing, research, medical, and service-oriented businesses). This land use category includes the Chandler Road Corridor / Chandler Crossings area and the M-78/ Marsh Road area. Future Land Use Map Designation: Mixed Land Use Future Land Use Map Designation: Manufactured Home Park �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 15 TOWNSHIP ACTIVITY CENTER This is defined as the centrally located geographic area which represents the focal point of the community and includes such land uses as the Township Offices, Community Center, the traditional village area, and the central location of office, commercial development, and higher-density housing. Future Land Use Map Designation: Township Activity Center COMMUNITY COMMERCIAL This defined as the small-scale retail, wholesale, professional office and professional services, and auto-oriented interchange commercial land uses which serve the community. Future Land Use Map Designation: Community Commercial COMMUNITY FACILITIES This is defined as the Township-owned facilities providing governmental, public safety, educational, recreational, or other public services. Future Land Use Map Designation: Community Facilities LIGHT INDUSTRIAL / WAREHOUSE This is defined as the light industrial, storage, warehousing, and related uses which serve the community and region. Future Land Use Map Designation: Light Industrial / Warehouse �GOALS & OBJECTIVES | PAGE 16 GOALS & OBJECTIVES A VISIONARY PLAN FOR ACTION & IMPLEMENTATION Township staff, in consultation with the Planning Commission, developed a list of overarching goals for this Comprehensive Plan and a list of issues facing Bath Township. The key issues facing the Township that were identified were: • • • • • • • • Multiple diverse identities associated with different geographies of the township Housing-jobs balance Environmental protection/preservation Housing variety/affordability Growth pressures Internet access Sewer issues Non-motorized transportation Once these key issues were identified, a set of eight goals were developed. Many comprehensive plans try to have only one goal per issue area (land use, transportation, housing, etc.); this plan acknowledges that there are some issues that overlap specific goal areas and has a set of goals which reflect that reality. Each goal is accompanied by objectives and actions that provide a clear blueprint for how to achieve that goal. It should also be noted that the goals and objectives are aspirational in nature; not every one of these will be achieved. M GOALS 1: UR HO N O OR 2: TH RY O T HIS G Y RIT RIO P IFY NT IDE W RO 3: PR O T TEC THE ME N IRO V EN 4: NT CO EN GE A UR 5: D IC O EC 6: T EN CI FFI E, E AF S EA T EA CR P LO E EV M NO T N ME PR O E VID SPO N TRA C FA ND A IES ILIT 7: E LYZ TA CA TE YS S RT O ST ICE V SER 8: O ET IV STR NT E PM LO VE E ED ERS DIV L AL TE INN A OV �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 17 GOAL 1: HONOR THE RICH HISTORY OF THE TOWNSHIP THROUGH CONTEXTSENSITIVE DEVELOPMENT AND POLICY DECISIONS IN ORDER TO FOSTER A STRONGER SENSE OF COMMUNITY OBJECTIVE 1 | ENACT POLICY AND ADMINISTRATIVE ACTIONS TO STRENGTHEN THE TOWNSHIP’S IDENTITY Action 1 | Work with the Township’s Deputy Superintendent to strengthen communications strategy and branding. Action 2 | Hold an annual joint meeting of the Township Planning Commission and Board of Trustees to further strengthen communication and planning between the two boards. OBJECTIVE 2 | ENGAGE IN ZONING-BASED PLANNING ACTIVITIES TO PROMOTE ORGANIZED DEVELOPMENT Action 1 |Conduct an annual review of the Township zoning ordinance to find areas of weakness or sections that may need revision. Initial revisions will prioritize previously identified areas of need, such as subdivision regulations, environmental issues, housing diversity, and the development review process. Action 2 | Promote the redevelopment and/or infill of under-utilized commercial properties. OBJECTIVE 3 | STRENGTHEN BATH TOWNSHIP’S POSITION AS AN IDEAL COMMUNITY TO LIVE, WORK, AND PLAY Action 1 |Continue to support the Bath Days Festival and other community events to foster a stronger sense of community. Action 2 | Institute a placemaking initiative sponsored by the Public Art Committee and Township Planning staff. Action 3 | Identify ways to make it easier for seniors in the township to age-in-place. Action 4 |Work with the Recreation Department to identify opportunities for improvements and expansions of Township parks and recreational facilities as recommended in the Parks and Recreation 5-Year Plan. Action 5 |Identify resident needs and priorities through periodic outreach efforts including surveys, workshops, town halls, etc. Action 6 | Consider future options for renovations, new buildings, or combination of the Senior Center and the Community Center. OBJECTIVE 4 | ENHANCE RURAL PROSPERITY AND FOOD SECURITY BY PROMOTING AGRICULTURAL LAND USES AND CRAFT PRODUCTION Action 1 |Increase awareness and consumption of locally-produced agricultural and craft products through the Bath Farmers Market, newsletters, social media, and Township events. Action 2 |Aid in the development of a community-sourced food initiative that supports locally-produced food availability, especially for families and individuals who have food insecurity. Action 3 | Support community gardens by providing space and resources. Action 4 |Encourage responsible agricultural practices in the production of animal and plant products by encouraging state Generally Accepted Agricultural and Management Practices (GAAMPs). Action 5 |Promote educational opportunities on small-scale farming and gardening techniques, food handling and preservation, and craft production. Action 6 | Conduct a product survey to identify the range of agricultural and craft products produced within Bath Township. Action 7 | Support local producers through infrastructure development. �GOALS & OBJECTIVES | PAGE 18 TOWNSHIP, WHICH CAN REASONABLY ACCOMMODATE GOAL 2: THE ANTICIPATED FUTURE GROWTH IDENTIFY PRIORITY GROWTH AREAS ON THE SOUTH-END OF OBJECTIVE 1 | CONTINUE COORDINATION BETWEEN VARIOUS REGIONAL STAKEHOLDERS Action 1 | Host an annual meeting with the development community to identify potential development projects and priorities. OBJECTIVE 2 | DEVELOP SPECIALIZED PLANS, AS NECESSARY, FOR LOCATIONS AND TOPICS WITHIN THE TOWNSHIP THAT WARRANT SPECIAL ATTENTION Action 1 | Draft a corridor plan for the Webster Road corridor, from I-69 up to Clark Road, that recognizes general development issues and concerns, such as mixed land uses, walkability, utility burial, street lighting and furniture, unified public signage, landscaping, and the possible need for a frontage road on the west side of Webster Road. Action 2 | Review and update the Bath Village plan as needed in order to adjust to current conditions and promote further development. Action 3 | Develop a small-area plan for the neighborhoods around Park Lake, which recognizes the primarily small- lot residential nature of the area. This plan will recognize resident concerns including view of the lake, open space and environmental preservation, waterfront development regulations, non-conforming parcels, and the desire to limit commercial use of the lake and the surrounding area. Action 4 | Create a plan for the Saginaw Highway/Old M-78 area to guide future commercial and industrial growth. Land uses with high vehicular traffic will be located to the west of Marsh Road along Saginaw Highway, while land uses with lower traffic volumes will be to the east of Marsh Road and primarily along Old M-78. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 19 GOAL 3: PROTECT CRITICAL ENVIRONMENTAL AREAS AND DEVELOP NEW ENVIRONMENTALPROTECTION METHODS WITH AN EMPHASIS ON GREENFIELD PRESERVATION AND STORMWATER MANAGEMENT OBJECTIVE 1 | DEVELOP POLICIES AND ORDINANCES RELATED TO VARIOUS ENVIRONMENTAL TOPICS Action 1 | Create a wetlands ordinance to protect priority wetlands within the township. Action 2 | Draft a landscape ordinance for new commercial, industrial, and mixed-use developments to better manage stormwater in an aesthetic way. Action 3 | Explore various options for protecting prime farmland in the township. Action 4 | Review the zoning ordinance to clarify and/or upgrade requirements that have environmental impacts such as drainage, soil suitability, wetlands, and various dimensional standards, which would include compliance with National Pollutant Discharge Elimination System (NPDES) Phase II permit requirements of the Clinton County Drain Commissioner for those portions of Bath Township within the identified Greater Lansing Urbanized Area. (See map on page 61-62) Action 5 | Continue to research and map sensitive areas such as wetlands, floodplains, groundwater recharge areas, watersheds, wildlife habitats, prime farmland, Public Act 307 sites, minerals, and other unique natural features to utilize in development review decisions. �GOALS & OBJECTIVES | PAGE 20 GOAL 4: ENCOURAGE ECONOMIC DEVELOPMENT WHICH LEVERAGES THE TALENT DISTINCTIONS OF THE TOWNSHIP WITH AN EMPHASIS ON SMALL BUSINESS. OBJECTIVE 1 | ENGAGE IN APPROPRIATE PROGRAMS TO STRENGTHEN ECONOMIC DEVELOPMENT OPPORTUNITIES IN THE TOWNSHIP Action 1 | Review whether it would be beneficial for the township to become a certified Redevelopment Ready Community through Michigan Economic Development Corporation. OBJECTIVE 2 | FACILITATE ECONOMIC DEVELOPMENT THAT FULFILLS THE NEEDS AND DESIRES OF THE COMMUNITY Action 1 | Survey residents on the types of development and businesses that they would like to see in the township. Action 2 | Promote the development of independent businesses owned by Bath Township residents. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 21 GOAL 5: CREATE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM FOR THE MOVEMENT GOODS AND PEOPLE WITH ADDED OPPORTUNITIES FOR NON-MOTORIZED TRANSPORTATION. OBJECTIVE 1 |DEVELOP AND IMPLEMENT PLANS AND PROJECTS TO DEVELOP A WELL-ESTABLISHED MULTI-MODAL TRANSPORTATION SYSTEM Action 1 | Develop and implement a sidewalk plan for identified priority growth areas. Action 2 | Review existing Township access management standards and identify possible changes to improve traffic safety and flow. Action 3 | Work with government agencies, non-profit entities, and other regional partners to plan for and build a Township trail network. Action 4 | Build non-motorized transportation facilities, such as sidewalks, trails, and bike lanes, where appropriate. Action 5 | Identify ways to connect existing neighborhoods to improve walking and biking opportunities. Action 6 | Planning staff will continue to monitor the long-range transportation plan and inform the Planning Commission if there is any change on the status of the I-69/Chandler Road interchange. Action 7 | Consider the possible impacts of new and expanded development along Chandler Road on the need for an expanded road network. Action 8 | Work with the Township Superintendent and Board of Trustees to create a list of priority transportation projects with estimated costs and timelines. .... �GOALS & OBJECTIVES | PAGE 22 GOAL 6: PROVIDE ADEQUATE FACILITIES AND SERVICES TO ALL RESIDENTS AND MAKE STRATEGIC FUTURE INVESTMENTS IN NEW INFRASTRUCTURE WITH A FOCUS ON PRIORITY GROWTH AREAS OBJECTIVE 1 |MAKE APPROPRIATE INVESTMENTS IN IMPROVEMENTS AND EXPANSIONS TO TOWNSHIP INFRASTRUCTURE Action 1 | Identify and implement necessary upgrades and expansions to the sewer system Action 2 | Facilitate improvement to available internet services within the township, including working with providers and engaging in public-private partnerships where appropriate THE DEVELOPMENT OF A MORE DIVERSIFIED HOUSING GOAL 7: CATALYZE STOCK IN ORDER TO ENSURE FAIR HOUSING OPPORTUNITIES FOR ALL OBJECTIVE 1 | IDENTIFY OPPORTUNITIES TO PROMOTE A GREATER VARIETY OF HOUSING TYPES Action 1 | Review the zoning ordinance and amend it as necessary to allow for “missing middle” housing, such as townhouses and multiplexes, where appropriate. Action 2 | Explore adopting ordinance language allowing for alternative housing types, such as tiny homes, live-work housing, and cottage clusters. OBJECTIVE 2 | ENSURE THAT NEW AND EXISTING HOUSING IS OF A HIGH QUALITY Action 1 | Determine whether the adoption of a rental housing ordinance or rental housing inspection program would be of benefit to the community. Action 2 | Draft a set of architectural standards guidelines for new commercial and multi-family housing projects. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 23 TO BE INNOVATIVE AND FORWARD-THINKING IN GOAL 8: STRIVE PLANNING DECISIONS OBJECTIVE 1 | LEVERAGE VARIOUS EDUCATIONAL AND INFORMATIONAL ASSETS TO STRENGTHEN PLANNING COMMISSION AND PLANNING STAFF KNOWLEDGE Action 1 | Strengthen working relationships with Michigan State University’s staff and students. Action 2 | Continue to research and learn about the latest innovations and ideas in planning through webinars, conferences, and other events. OBJECTIVE 2 | IDENTIFY WAYS TO BROADEN UNDERSTANDING OF THE PLANNING PROCESS AND PROFESSION Action 1 | Engage in periodic community engagement and outreach activities including charettes and open houses to discuss planning issues and ideas. Action 2 | Draft a frequently asked questions section for the Planning & Zoning page on the Township website. �GOALS & OBJECTIVES | PAGE 24 TOWNSHIP GROWTH PRINCIPLES In addition to goals, objectives, and actions, the Planning Commission also developed a series of Township Growth Principles. Each of the goals, objectives, and actions in this plan serve at least one of the Township Growth Principles. PRINCIPLE 1| RECOGNIZE, PRESERVE, AND CELEBRATE THE TOWNSHIP’S SMALL-TOWN CHARACTER IDENTIFY SMALL TOWN Bath Charter Township prides itself on the agricultural lands, parks, and natural areas which cover much of the township outside of the Urban Service Boundary (USB) (See map on page 60-61). The Bath Village area lies on the northern edge of the USB and contributes to the small-town feel. These areas provide a special way of life, both economically and culturally, for lifelong residents and newcomers alike while attracting visitors and new residents to Bath Township. PRESERVE SMALL TOWN Identification of important landscapes makes preserving them a much simpler task. Calling attention to wetland protection or stormwater filtration efforts can present learning and community participation opportunities. Farm-to-fork explorations can highlight to residents how important the community’s agricultural lands are to the Township. Focusing development in areas of the township which are better suited to more urban activities, like the Bath Village area or the M-78/Marsh Road area, makes preservation of the rural areas that much easier. CELEBRATE SMALL TOWN Providing easy access to parks, such as James Couzens Memorial Park, natural areas, like the Rose Lake State Game Area and the activities within them is one way in which the Township hopes to celebrate its character. When combined with a sense of rural separation achieved through focused development efforts, the Township hopes to create a small-town character unique to Bath Township. 1 RECOGNIZE, PRESERVE, AND CELEBRATE THE TOWNSHIP’S SMALL-TOWN CHARACTER 2 PURSUE CONTEXT APPROPRIATE DEVELOPMENT 3 FOCUS ON DESIGN WITH THE FUTURE IN MIND �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 25 PRINCIPLE 2| PURSUE CONTEXT-APPROPRIATE DEVELOPMENT BALANCE DEVELOPMENT Emphasis will be placed on creating places that fit together within the greater context of the township. Where small-town character is desired, effort shall be put into creating structures and amenities that will help develop that feel. Alternatively, where larger commercial or residential opportunities are desired, policies which encourage such activities shall be considered. CONTEXTUALIZE DEVELOPMENT Dense development is encouraged within the Bath Village area, which is intended to be a gathering center that is inviting and accessible to all. To attract such development, the Township is open to allowing developers to bring any necessary infrastructure to provide amenities. These amenities, such as sewers, can be connected to the Township’s existing utilities, but any necessary upgrades are the developer’s responsibility. FOCUS DEVELOPMENT By advocating for concentrated centers of commercial and residential activity, and by limiting utilities to within the USB rural areas are encouraged to retain their character without the pressure of development. It is expected that by allowing denser urban growth within the USB and rural development in the rest of the township, the community can appeal to many demographics. BALANCE small-town charm with developed opportunity CONTEXT must be a priority in lasting infrastructure and placemaking FOCUS on character in concentrated, purposeful places �GOALS & OBJECTIVES | PAGE 26 PRINCIPLE 3| FOCUS ON DESIGN WITH THE FUTURE IN MIND LINK FOR THE FUTURE An essential focus is the ability to cope with linkages between the rural, residential, and commercial interests that are all present and changing within the township boundaries. Creating appropriate separation, while still inviting integration among uses, will be a focus in all planning decisions. INNOVATE FOR THE FUTURE The Township strives to incorporate appropriate and diverse pedestrian, bicycle, and vehicular circulation and storage into the design of all projects. This means taking into account initiatives which are already in place, such as the Township’s Non-Motorized Plan, when planning for new non-motorized routes, especially sidewalks. Provisions for complete streets will be encouraged where appropriate within the USB, which can attract bicyclists to the area. Sustainable parking solutions, such as permeable surfaces, shared parking lots, and electric vehicle charging stations, would contribute greatly toward alleviating environmental issues while bike and/or stroller parking can go a long way in encouraging alternative thinking in terms of travel patterns. PLAN FOR THE FUTURE Successful development is driven by the integration of the zoning ordinance, Comprehensive Plan, and community leaders working together toward cohesive goals and objectives. It is essential that regulatory documents, and those who are charged with their interpretation, work in tandem to avoid confusion on issues of development, design, and direction. It is the intention of the goals, policies, and objectives to provide direction for the future. “An essential focus is the ability to cope with linkages between the rural, residential, and commercial interests that are all present and changing” �APPENDIX | PAGE 27 APPENDIX CONTENTS 28|COMMUNITY PROFILE 29|POPULATION PROFILE 29|State & Region Contextual Population Statistics 32|Socioeconomic Projections 33|Distribution of Sexes 33|Racial Make-Up 34|Age Distribution 35|Education 36|Households & Housing 38|Health 39|ECONOMIC PROFILE 39|State & Region Contextual Population Statistics 40|Key Industries 43|Employment Forecasts 44|Income 45|NATURAL FEATURES 45|Topography 46|Watersheds 47|Lakes and Rivers 48|Wetlands 48|Soils 49|Agricultural Land 49|Woodlands 49|Environmental Concerns 50|Flood Plain Map 51|TRANSPORTATION 51|Roads 52|Alternative Transportation 53|COMMUNITY FACILITIES 53|Township Buildings 54|Police Service 54|Fire and EMS Service 55|Schools 55|Recreation 55|Cemeteries 56|Water and Sewer Service 57|ENLARGED FUTURE LAND USE MAP 59|URBAN SERVICE BOUNDARY MAP 61|LANSING URBANIZED AREA WITHIN CLINTON COUNTY MAP �COMMUNITY PROFILE | PAGE 28 COMMUNITY PROFILE Bath Charter Township is located in the southeastern corner of Clinton County. Adjacent to Bath Township, DeWitt Charter Township lies to the west, Victor Township to the north, Woodhull Township in Shiawassee County to the east, and Meridian Township in Ingham County to the south. Clinton County is part of the Tri-County Region and shares that association with Ingham and Eaton Counties. The city of Lansing is the largest city in the Tri-County region and plays a vital role in its surrounding communities. It is also the location of Michigan’s State Capitol. The neighboring city of East Lansing is home to the largest university in the state of Michigan. Due to its geographic proximity and socioeconomic similarity to the rest of the Tri-County Region and many of the municipalities which lie within its bounds, it is important to analyze how Bath Charter Township compares in terms of overall population and housing characteristics. Bath Charter Township & Clintion County 2019 Median Housing Values         $1,000,000 or more         $750,000 to $999,999         $500,000 to $749,999         $300,000 to $499,999         $100,000 to $299,999         $50,000 to $99,999         Less than $50,000 -I - 0 5 10 15 20 25 30 35 40 45 50 Percent • Bath Township • Clinton County Source: U.S. Census Bureau, 2019 ACS Tables S2506 55 60 65 70 75 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 29 POPULATION PROFILE STATE & REGION CONTEXTUAL POPULATION STATISTICS The population profile paints a statistical picture of the population of Bath Charter Township. It compares Bath Township with the surrounding regions in terms of overall population, distributions within the population based on age, race, education, and household characteristics. MICHIGAN The 2020 U.S. Census showed that the state of Michigan was home to 10,077,331 people. This was a 1.96% increase from 2010 and showed that the state gained 193,691 residents over the ten-year period. Currently, Michigan is ranked tenth nationally in terms of overall population. This showed that more people are moving to the state than are moving out of the state. The 2020 Decinnial Census indicates that the state’s population loss seen in the 2000 - 2010 time period has been reversed. III Michigan Population 1980 - 2020 2020 10,077,331 2010 9,883,640 2000 1990 1980 9,938,444 9,295,287 9,262,078 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 �POPULATION PROFILE | PAGE 30 TRI-COUNTY REGION The Tri-County area, which includes Ingham, Clinton, and Eaton Counties, surrounds the city of Lansing and, in many ways, acts as a single economic region. For this reason, it is important to address population trends within the Tri-County area over the past few decades. Much like Michigan’s population, the TriCounty population grew in the 1980’s and 1990’s, but in contrast, it continued to grow at a steady pace. Between 1980 and 2000, the Tri-County region continuously grew at a rate of around 3% annually. According to the 2020 U.S. Decennial Census, the Tri-County area had a population of 448,568. The 2020 population states that the Tri-County region’s population has increased to 482,427, which represents a 3.87% increase since 2010. Tri-County Population 1980 - 2020 III 2020 482,427 2010 464,461 2000 448,568 1990 433,482 1980 419,750 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 CLINTON COUNTY Clinton County lies in the heart of mid-Michigan, north of the city of Lansing. It is a predominately rural county with a few small municipalities, including the city of DeWitt, DeWitt Charter Township, the city of St. Johns, and Bath Charter Township. Clinton County has experienced a notable influx of residents in recent decades. There is an abundance of land in the county adding to the appeal for residential use and adding to population pressures. Clinton County’s population has continued to increase, according to the Census data, with the fastest ten year period increase taking place between 2000 and 2010. III Clinton County Population 1980 - 2020 2020 79,753 2010 75,382 2000 64,913 1990 58,136 1980 55,893 0 20,000 40,000 60,000 80,000 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 100,000 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 31 BATH CHARTER TOWNSHIP Bath Charter Township had a population of 5,746 in 1980. The township’s population continued to increase to 6,387 in 1990 and 7,541 in 2000 before experiencing a huge increase to 11,598 in 2010. The 2010 Census data showed that of the forty-eight townships in the Tri-County region, Bath Charter Township was the fastest growing township from 2000-2010, with a growth rate of 53.80%. Many other jurisdictions within the region saw dramatic decreases in population. Some explanations behind the exploding population rates are the availability of rural and vacant land, the proximity to urban areas, and the addition of a large number of multi-family residential units. It is apparent that Bath Charter Township has had pressure in the residential sector. Most of this pressure came from the development of student apartments in the DeWitt 425 area, also known as the Chandler Crossing area. Population estimates from the Decennial Census indicate that Bath Township’s 2020 population had increased to 13,292. This represents a 14.6% increase from 2010 and most likely represents continued multi-family residential growth in the township. The growth rate for the township since 2010 is greater than Clinton County’s (5.8%) and the State’s (1.96%). Population Change Comparison Jurisdiction 1990 Change 2000 Change 2010 Change 2020 Bath Township Clinton County 6,387 18.10% 7,541 53.80% 11,598 14.61% 13,292 58,136 11.66% 64,913 16.13% 75,382 5.8% 79,753 Michigan 9,295,287 7.00% 9,938,444 6.47% 9,883,640 1.96% 10,077,331 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table Pl III Bath Township Population 1980 - 2020 2020 13,292 2010 11,598 2000 7,541 1990 1980 6,387 5,746 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table: P1 �POPULATION PROFILE | PAGE 32 POPULATION PROJECTION Population projections are important when planning and determining growth for an area. Projections help with overall economic, land use, and community planning, and thus need to be thoughtfully reviewed. Projection calculations are approached by first examining past growth rates and trends for the Township to determine whether growth is consistent or changing. In examining Bath Charter Township growth trends, one can see a fairly consistent and linear growth pattern until the year 2000, at which point the township experienced its highest growth rate of the previous forty years. Much of this growth took place in the first half of the decade, as population growth slowed significantly when building growth slowed in 20062007. Much of the last decade’s growth can be attributed to several multi-unit housing developments that have attracted a high college student population to the southern portion of the township. 25,000 Projected Population Growth in Bath Township 20,000 15,000 10,000 5,000 0 1980 1990 2000 2010 2020 2030 2040 2050 The Tri-County Regional Planning Commission (TCRPC) updated their forecasts for population projections in 2010, based on the 2010 Census, with assumptions regarding shifting employment classes and age of population, which were outlined in the document entitled SOCIOECONOMIC PROJECTION The township experienced larger growth than was shown in the Tri-County projections. New and expanded multi-family residential and mixed-use developments in the southern third of the township have led to the significant growth at a higher percentage than predicted by TCRPC in 2010. The TCRPC is expected to update their population projections after the 2020 Census. Since 2000, Bath Charter Township has been the fastest-growing township in Clinton County, as well as the Tri-County region. If this trend continues, Bath Township should plan for an increased population of 68%, bringing the total to 19,608, by 2050. If Bath Township continues to grow at rates similar to the past decade, this projection could be significantly higher. Another component of a population projection includes the Build-Out Analysis, a tool used to determine the population if the Township were built to its maximum allowable capacity (barring any environmental limitations). A Build-Out Analysis was performed for the 2014 Master Plan, which showed that if Bath Charter Township were built to capacity, there would be an additional 62,571 residents and an additional 23,347 housing units in the township. This would bring the total population up to approximately 72,353 and the total number of housing units to 28,042. It is unlikely that Bath Township will reach these levels of population and housing units, as a Build-Out Analysis does not consider other limiting factors in development, such as availability of septic service or the presence of unbuildable wetlands. However, it is still an important tool to assess the maximum capacity of the township land and zoning ordinance. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 33 ~ 1\ t (t 2010 49.10% 50.9% .n. 2019 51.40% 48.58% DISTRIBUTION OF SEXES The U.S. Census figures showed that Bath Charter Township’s 2010 population of 11,598 was comprised of a slightly higher male population with 50.9% males and 49.10% females. Clinton County was similarly comprised with a slight majority of the population being female. Bath Township’s distribution of males to females is estimated to have changed by about 1.6% between 2010 and 2019. According to estimates from the Census, the female population increased to 51.41% of the population in 2019. RACIAL MAKE-UP The racial make-ups of Bath Township and Clinton County are very similar, both being predominately white. Bath Township shows more diversity at 77.4% white, than Clinton County at 93.6% white, and less diversity than the State, which is estimated to be 79.4% white. For the township, the greatest percentage of change in racial population cohort between 2010 and 2019 was within the white community, which dropped from 87.5% to 77.4% of the population. The greatest percentage of increase came from the two or more races cohort, with an increase from 2.3% to 7.4% of Bath Township’s population. Racial Make-Up 2010 Two or More Races, 2.3% White Some Other Race alone, 1% Asian/Pacific Islander, 3.6% Black or African American American Indian and Alaska Native Asian/Pacific Islander American Indian and Alaska Native, 0.4% Some Other Race alone Two or More Races Black or African American, 5.2% White, 87.5% Racial Make-Up 2020 White Two or More Races, 7.4% Some Other Race alone, 1.9% Asian/Pacific Islander, 6.9% American Indian and Alaska Native, 0.3% Black or African American, 6% Black or African American American Indian and Alaska Native Asian/Pacific Islander Some Other Race alone Two or More Races White, 77.4% Source: U.S. Census Bureau, 2010 & 2020 Decennial Census, Table P2 �POPULATION PROFILE | PAGE 34 AGE DISTRIBUTION Age is important to look at because it helps determine what specific services need to be in the upcoming years. Between 2000 and 2010, Bath Township’s population became significantly younger in age thanks to the addition of multi-family residential developments, especially in the southwest corner of the township along Chandler Road. This area saw a large influx of student tenants, which has continued at a slower rate since 2010. The median age of Bath Township went from 36.1 years in 2000 to 30.1 years in 2010. Since that time, Bath Township has appeared to have aged. 2019 ACS data does not report median age, but the 2016 American Fact Finder statistics report that the median age of Bath Township had risen to 34.3 years old. No further age cohorts were available. The increasing age of Bath Township is further indicated by the over sixty-five population. This group made up 16.9% of the population in 2019. In addition, the 2019 ACS data indicated that 5.5% of the population was under five years of ages and 24.4% of the population was under twenty years of age. A more refined analysis of age data will be possible after completion of the 2020 Census. It is recommended that this Population Profile be updated at that time to incorporate updated Census data. In the meantime, the table below shows the age breakdowns within Bath Township and Clinton County as of 2019. Age Break Down for Bath Township & Clinton County in 2019 Age 19 & Under 20-24 25-34 35-44 45-54 55-64 65+ Total Bath 3,113 1,629 1,373 1,589 1,647 1,630 1,764 12,745 Bath 24.40% 12.80% 10.80% 12.50% 12.90% 12.70% 13.90% Clinton 19,541 4,965 9,154 9,540 11,127 11,165 12,897 78,389 Clinton 24.90% 6.30% 11.60% 12.17% 14.19% 14.20% 16.45% Source: U.S. Census Bureau, 2019: ACS 5-Year Estimates TablelD: S0101 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 35 EDUCATION Education is an important aspect of long-range community health. The 2019 ACS data summarized more generally than Census data and is therefore not directly comparable. However, the ACS data indicates that 96.0% of the township’s residents aged twenty-five or over have attained at least a high school degree. This is approximately 2.2% higher than the 2010 Census data showed. While this is not a drastic change, the percentage of population aged twenty-five or over that has attained at least a bachelor’s degree has shown a significant increase from 36.5% to 43.8%. School enrollment has increased in the past decade as well, in line with the increase in population. The 2019 ACS estimates that enrollment of populations three years and over in Bath Charter Township was 3,952 and in Clinton County 19,705. About half of the township’s enrolled student population, an estimated 1,897, is enrolled in college or graduate school. Nursery and preschool students total an estimated 67 (1.7%) in the township, and 1,000 (5.1%) in the county. Grades K-12 in Bath Charter Township comprised an estimated 1,988 (50.3%) enrolled population, compared to 13,124 (66.6%) students in all of Clinton County. 2010 93.8% Graduated High School or Higher 36.5% Completed Bachelor’s or Higher 2019 96.0% Graduated High School or Higher Source: U.S. Census Bureau 2010 & 2019 ACS 5-Year Est. Table S1501 43.8% Completed Bachelor’s or Higher �POPULATION PROFILE | PAGE 36 HOUSEHOLDS “Household” includes all the persons who occupy a housing unit. The occupants may be a single-family one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements. Household data can help policymakers determine the future demands a population will place on a community. In lieu of accurate data of all household types collected at the federal government level. Bath Township is able to use year-over-year data collected by the Township’s Building Department. One household type that the Township’s Building Department has tracked the most consistently over the years is new singlefamily home construction. By using only one house type as a data method to understand the housing trends in the township and their pros and cons. A con of this is policymakers could be missing important trends happening in other areas and, in this case, housing types. However, there are several reasons why using a larger sample that includes more housing types could be problematic in Bath Township’s case. A leading reason is because of local data reporting and collection issues in recent years. Another reason this could be problematic is, the different metrics used over the years to categorize different housing types within Bath Township. The pro of using one housing type (where the raw data is collected directly by the Township and the metrics for this type of data has not change over the years) is data consistency. This consistency allows staff and policymakers to make more accurate data inferences and predict housing trends of all house types based on those inferences. Bath Township Building Department By the numbers, the amount of new single-family housing developed in Bath Township has been very consistent over the last six years. Bath Township is averaging about 27 single-family homes developed per year between 2014 and 2019. There is likely to be a significant fall in housing developments when the data from the year 2020 is process fully, due to the Coronavirus Pandemic. However, it is the opinion of the Bath Township Planning Department that new single-family housing developments, and therefore all types of housing developments, will remain growing at a steady rate over the next three to five years. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 37 HOUSING Looking at the housing profile for the township helps to provide insight to the type of housing Bath Township residents reside in. Data related to housing helps forecast future needs in the residential sector. According to the 2010 Census, there were 5,106 housing units in the township. The 2019 ACS data does not indicate the number of housing units in the township, but does report on some housing statistics. This information is shown in the Housing Statistics Table below, which compares Bath Township housing statistics with comparable statistics from the county and the state. A more detailed analysis of housing will be possible after the 2020 Census is published. HOUSING STATISTICS Housing Statistics 2019 Topic Bath Township Clint on County Mich igan Owner.occup ied Housing Unit Rat e 69.00% 80.00% 71.20% $204,900 172,800 $154,900 $1,505 $1,407 $1,298 Median Val ue of Owner.occup ied Housi ng Units Median fv1ont hly Costs - Incl uding Mortgage Median Mont hly Costs - W it hout -------- Mortgage ______________________________________.....,...:,!~if.~~;-;·~-~·-:~ M edian Gross Rent 1.004 Source: U.S. Census Burea u, ACS 5-Year Est. TablelO: B25077 It is important to obtain an accurate description of the number of units per housing structure in Bath Charter Township in order to understand the intensity of land use and the demands placed by each housing structure. The township and county have high percentages of single-family housing structures, however according to the estimates from the 2019 ACS, Clinton County has a much higher percentage of single-family housing than Bath Charter Township. Nearly 30% of all housing structures in Bath Township hold ten or more units. �POPULATION PROFILE | PAGE 38 A large percentage (40.8%) of housing structures in Bath Charter Township have been built after the year 2000, according to the 2019 ACS. This is in sharp contrast to Clinton County, where only 22.1% of housing structures have been built since the turn of the new millennium. Housing value is an important aspect of the housing stock to examine. Proper inventory ensures that Bath Charter Township has an adequate balance of affordable housing and high-dollar homes. According to the 2019 ACS, Bath Charter Township had an approximate median housing value of $219,100, while Clinton County had a median value of $184,900. Both estimates are significantly higher than their 2000 U.S. Census values, which were $123,000 and $120,500, respectively. HEALTH The 2019 ACS data reported two health-related statistics. According to the data, 11.2% of the township’s population have a disability. It is unknown how that compares to past rates, but this does compare with the Clinton County rate of people with disabilities within the population at 12.61% and the state of Michigan at 13.5%. In addition, 3.8% of persons in Bath Township under the age of 65 do not have health insurance. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 39 ECONOMIC PROFILE STATE & REGION CONTEXTUAL POPULATION STATISTICS The economy of Michigan, the Tri-County Region, Clinton County, and Bath Charter Township are interrelated and dependent on each other. If the Michigan economy suffers, Bath Township will ultimately feel the trickle effect. The same is true if Michigan’s economy is vibrant and thriving. Thus, it is imperative to gather an accurate summary of all these jurisdictions to adequately forecast the future of Bath Charter Township’s economy. This profile will examine the state of Michigan’s economy, as well as the economic conditions of the Tri-County Region, Clinton County, and Bath Charter Township. The factors being examined are income, employment, employment by industry, and employment forecasts. MICHIGAN At the end of 2019, the U.S. Bureau of Labor Statistics estimated the state’s unemployment rate to be 9.7%. While unemployment rates are high for the state, the median family income has risen just under $10,000 since the 2005 ACS to $75,703. Bat h Township-Emp loymen t Sta tus -- • 2019 2 15 EMPLOYMENT STATUS Count MOE Percent ¾MOE Count MOE Percent %MOE Popu lat ion 16 years and over 9,93 3 110 (x) (X) 10,471 235 (::,:) (Xl In I.J bar for ce 6.283 3.2.2 63.3 2,9 6,726 30& 64,2 2.7 Civ il ian labor for.:,~ o,255 327 63 3 6 ,726 306 6 4 .2 2.7 Emp loyed 5,781 332 58.2 3 6 ,327 327 60.4 3 474 169 4.8 1.7 399 188 3.8 1.8 Uri@mp loy@d 28 32 0.3 0 ..3 D 16 D 0.2 Not in labor force 3. 650 305 36.7 2,9 3,745 305 35,S 2.7 Civil ian labor forc,e 6,.255 327 (x) (X) 6,72.6 306 (x) (X) (X) (X) 7.6 2.6 (X) (X) 5 .9 2.8 Armed Forces Urie mp lo ymen t Rate -~11.,l@d ian Househo ld I ncom@ $ 60,083.00 $ 68,313 .00 -~M-ed ian Fam ily Income $ 76,605.00 $ 90,060.00 • Per Capita Med ian In come $ 30,635.00 $ 36,027 .00 Sou rce: U.S. Censu5 2015, 2019 ACS 5 Year Est. Ta blelD DP03. 51902, S1903 *Adj usted fo r inflation in the year t he stats were taken �ECONOMIC PROFILE | PAGE 40 TRI-COUNTY AREA Eaton, Clinton, and Ingham Counties together make up the Lansing – East Lansing Metropolitan Statistical Area (MSA), as defined by the Federal Office of Management and Budget. This MSA is referred to as the Tri-County or Greater Lansing area. Bath Township’s place in the MSA is important to consider because federal and state transportation and economic funds come through the regional Metropolitan Planning Organization (MPO). As a result, the overall economic health of the region has an impact on the township. Lansing-East Lansi ng Metropo litan Statistica l Are a (Referred to as Tri-County or Greater Lansing In 2015, the ACS estimated that while actual unemployment grew since 2015, the unemployment rate for the Tri-County region was down to 4.1%. Median household income has increased significantly (nearly $17,000) since that time, as well. EMPLOYMENT STATUS l'nrlJ ,1t inn 1 r, yf',1r<, ,-,nrJ o•;pr . In J;i bor force Civilidn l;;bor lorLe Area) Employment Status -2015 Count MOE Percent %MOE 41)1 3810:-l'i 4 f-+ll'> (XI 2E+O'., 2E, 05 G3.1 0.,1 63.3 ',4,8 0.4 (1.4 0.2 0.4 10G'i 100 1656 3.5 257 2E, 05 0.1 0.4 (XI :-lf-+[I', 1h'i'i 0.1 36.6 ) 8H34 5.6 0.4 0.'l 63.2 'i/.4 0.4 ll. 'i 0. 3 0,1 f-m plnyPd / f-+ll'i 20085 9G'i 5.3 199 1E, 05 87 1601 Civili .1n l,1borfo rrP / f-+ll'> 1h11 0.1 36.8 )41 18(14 Unemp_l2y ,nent Rate •Medi-, r1 Ho·J sd1uld Incom e 'MPd i.1 n f-,1 mil•1 lncnmf' l G-19 G3.2 Unemp_l2yed A'med rorces Nol in l;;brn lo rLe {:_<l_ _ l:_<) 8.3 s \ 4f-+II', 2019 Percent %MOE 44/h',4 {X) 4/'i MOE 1655 1 /4/ 1'.J99 1612 1 / /[I Count 3E+05 3E, 05 :-lf-+[I'> 158,1'] (:_<)_ _ (:_<) 0.4 50,L.21 .00 hh,14-l .[ll l s {X) 5'.l,117.00 /8,04(1_1)[ ) ';', $ 2G,G,11 .00 •Pe r Glpitci Medi;i n Income $ SULl ' l l': U.S. Ce nsus 2015, 201') ACS 5 YL'cH Es l. T;, b lc•ID DP03, 51')02, 51')03 • Adj usted lor in ll-, l io11 in Lill' ,'cdr l he sl-, l s Wl're l -, ( c n 31,53-1.00 “There is no purpose, to which public money can be more beneficially applied, than to the acquisition of a new and useful branch of industry; no consideration more valuable than a permanent addition to the general stock of productive labour.” -Alexander Hamilton BATH CHARTER TOWNSHIP Bath Charter Township is the fastest growing community in the Tri-County Region in terms of population. This growth directly affects the economic growth, as well as the economic health, of the township. Where growth occurs, there is a following increase in demand for services and businesses to be located closer to home. Although Bath Township remains a residential community, it is important to plan for a growth in the economic sector as well. In the following paragraphs and tables, Bath Charter Township’s economic profile will be compared to Clinton County’s profile. Bath Township-Employment Status -EM PLOYM ENT STATUS ~Colmt 2015 2019 MOE Percent %MOE Count MOE Percent % MOE Popula t io n 16 years and over 9,9.33 220 (x) (X) 10_,471 2.35 (x) [X) In labor force 6,283 322 63,3 2.9 6,726 306 6 4.2 2.7 Ci11i lian la bar fo rce 6,255 32.7 63 3 6,726 306 54.2 2..7 Employed 5,781 .332 58,2 3 6,327 327 60.4 3 Unemployed 474 169 4.8 1.7 39~ 188 3.8 1.8 Arm@d For(@s 28 32 0,3 0,3 0 16 0 0,2 Not i fl labor force 3,650 305 36,7 2.9 3,745 306 35 ,8 2.7 Ci11i lian la bar force 6,255 327 (x) (X) 6,726 306 (x) (X) (X) (X ) 7,6 2.6 (X) (X) 5,9 2.8 Unem p~yment Rat e "Median Househo ld Income $ 60,083.00 $ 68,313.00 '·Median Family ln(ome s 75, 505.00 $ 90, 050.00 '' Pe r Capita I\J1edian Inco me s 30,635.00 s 36,027.00 Source: U.S. Ce mus 2015, 2019 ACS 5 Year Est. Ta blelD DP03, S1902,, S1903 ''Adjus;e;;d for inflation in th@ year t h@ ,tats w@r@ ta k@n �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 41 KEY INDUSTRIES Education, health, and social services, in addition to manufacturing and retail, continue to be the largest employment bases in the region. No other industry has made large strides or has taken large cuts to employment since 2015, according to the 2019 ACS. Lansing-Eas: Llnsing Metropclit.i.n S:.i.bs:ic.i.l Area (H:eferred to .i.s Tri-Ccunt1 er ~ re.i.ter L.i.nsin9 Area:, Emplc,..,,en: Bf lndus:r) lndus:r) Ci•:ilian emplc)ed po.::ul.Jtion 18 years and over Agric:ul:ure fo• estry. fistiing and hunbng and ,iining Cons:ruc:bon Manufacturing 2C15 C.oun: 220719 2386 8789 1 OS'¼ 39S'¼ 2019 Ceul"tt 277742 2829 13996 PGre~nt P.;;reM: 1.c2r.,'n 5.,:4% 24464 11.08'',~, 29669 1 C6S% ';\'holesale :rade 3727 7 69% 6364 2.2~% Retsilt'sde Tren,portatio!'l and warehousing. and lt:ilites Infcrme:icn Financ8 and insuranc& and rGal Gstate and rental and leiasing Prc fe-ssional sci,en:ific, and management and ad'llinistrativ& and ·,.,ast8 11anagement servi cGs Edue.r:il!:n.il sar:ic&s. :ind ha:11:h cara :ind social assis~nea 23607 10.70'% 3 84'~\) 1 60% 70S% 895% 26.92% 10.23"'/o 272 :J 11848 39 12 2 16C5 23239 75439 24035 14157 22196 S.791\·i; 4.27% 1.41'% 7.73% 3.39% 27 16% S.65% 5.31 1% a.21% Ar:s. en:ert.linm&nt. arrd recre.Jtion. a nd accommodimon a nd focd ser•1ic:es 0:her ser..,ices, exc:ept ::u=lic: ad-ninistr.Jtion P ublic adminis:ra:icn 8468 37C9 1562 1 19752 59409 22578 1C755 17454 487'¼ 791% 1 So1.11ce: J.S. Ce11s1.1s 2019 ACS 5-Yesr Est. Tst!e!C S2405 INCOME AND OCCUPATION The median family income for Bath Charter Township in 2019 was $68,313, slightly lower than Clinton County’s $79,390, according to the ACS. Similarly, per capita Bath Township residents earned more annually than Clinton County as a whole, $36,077 versus $34,920. Both the township and the county had higher per capita and family income than the state of Michigan. The 2019 ACS estimates that Bath Charter Township had 10,471 residents sixteen years or older legally able to work, of which 6,726, or 64.2%, were in the labor force. Clinton County had 64,161 persons sixteen years or older with 41,261, or 64.3%, in the labor force. According to the 2019 ACS estimates, Bath Charter Township and Clinton County had similar percentages of workers in labor classes, despite the county’s nearly seven-fold population advantage. In each job classification, both entities’ populations were within a percentage point of one another. Both the township and the county reached nearly 75% of the employed labor force working in the private sector, and nearly 20% in the public sector. �ECONOMIC PROFILE | PAGE 42 2019 Bath Townsh ip and Cl inton County Class of 'oJVorker Bath Townsh ip Count t\,1OE+/- Percent 73 2.39% 134 118 171 81 140 7.32% 5.14% 10.94% 3758 2.10% 6.16% 459 2203 Civilian employed population 16 years and over 6327 327 Private for-profit wage and salary workers: 4324 4173 151 463 325 363 358 Employee of pritJate company wor kers Self-employed in own incorporated business workers Private not-for-p rofit ws..ge and salary workers Local government workers State government workers Federal government workers Self-employed in own not incorporated business workers and unpaid family workers 692 133 390 Cl inton County Count 38589 26753 25636 1117 3321 2095 68.34% 65.96% MOE+/- Percent 547 738 69.33% 714 66.43% 162 2.89% 318 8.61% 241 5-43% 345 9.74% 122 1.19% 248 5.71% Source: U.S. Census. 2019: ACS 5 Years Est. TablelD: S2408 Similarly, Bath Charter Township and Clinton County mimic one another in employment percentages by industry, according to 2019 ACS estimates. However, the township does have slightly higher employment rates in the Professional/Scientific/ Management, Education/Health/Social Services, and Arts/ Entertainment/Food Service sectors, presumably due to its proximity to the cities of Lansing and East Lansing in comparison to many other townships in Clinton County. Conversely, the county has a higher rate of employment in Manufacturing, Wholesale Trade, and Public Administration. 2019 B.ith Township & Clinton County Employmen t By Industry Bath Township Count MOE+!- Percen t Civilian emp loyed population 16 years an d over 327 6327 Agricu lture. forestr;. fishing and t1unting . and mining 0.38% 24 29 5.03% 318 119 Construction 458 142 7.24% Manufacturing 252 102 Who lesale trade 3-98% 8_08% 511 142 Retail trade 4 _17% 264 Transportation and warehousing . and utilities 131 1.38% 87 79 Information 7_55% Finance an d insurance, and real esta te and rental and leasing 478 154 Professional . scientific , and managemen t, and administrative and waste management services 751 181 11 .87% Educationa l services , and hea lth care and socia l assistance 1839 284 2907% 572 163 9.04% Arts , entertainment, and recreation , and accommodation and food services Other services , except public ad minis tration 2.84% 180 84 Public administra tion 9.37% 593 191 Source U_S_Census. 2019: ACS 5-Year Est TablelD: S2405 Clinton County Count MOE+/- Percent 547 38589 932 156 2-42% 2366 252 6.13% 4321 343 11.20% 1112 183 2.88% 3700 368 9.59% 1530 193 3.96% 0_98% 377 127 8_01% 3092 292 310 9.13% 3523 449 25.14% 9700 2780 276 7.20% 1697 215 4-40% 3459 348 8.96% �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 43 EMPLOYMENT FORECASTS The employment forecast estimates the additional number of people living in a municipality employed in the Retail and Non-Retail sectors (but not necessarily working in said municipality). Based on these forecasts provided by the Tri-County Regional Planning Commission (see 2035 Long Range Plan for assumptions), it is estimated that Bath Charter Township will experience an increase in retail and non-retail employment. Clinton County is projected to follow a similar path in both sectors, exhibiting increased growth in retail and non-retail employment. RETAIL EMPLOYMENT FORECAST Municipality Bath Charter Towns hip Clinton County 2015 Clinton County 2025 2030 2035 2040 2045 387 392 397 401 405 410 415 5,366 5,531 5,645 4,737 5,846 5,958 6,072 NON-RETAIL EMPLOYMENT FORECAST Municipality 2015 Bath Charter Towns hip 2020 2020 2025 2030 2035 2040 2045 2,157 2,260 2,336 2,409 2,480 2,553 2,624 26,672 27,397 28,063 28,702 29,368 30,049 30,745 *Tri-County Planning Commission, 2035 Long Range Plan (LRP) �ECONOMIC PROFILE | PAGE 44 INCOME According to the 2019 ACS data, the median household income in Bath Township was $68,313. This is comparable with the county’s median household income of $70,390, and is significantly higher than the state’s median household income of $57,144. The per capita income for the township was $36,027, as compared to $34,920 for the county and $31,713 for the state. The 2019 data indicated that the poverty rate for Bath Township persons was 17.6%, which is higher than both the county (8.8%) and the state (14.4%). MEDIAN HOUSEHOLD INCOME: PER CAPITA INCOME: BATH CHARTER TOWNSHIP: $36,027 CLINTON COUNTY: $34,920 MICHIGAN: $31,713 BATH CHARTER TOWNSHIP: $68,313 CLINTON COUNTY: $70,390 MICHIGAN: $57,144 POVERTY RATE: BATH CHARTER TOWNSHIP: 17.2% CLINTON COUNTY: 8.8% MICHIGAN: 14.4% �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 45 NATURAL FEATURES Generally, due to Bath Charter Township’s lowland nature, much of the township is dominated by water features, including wetlands, lakes, rivers, streams, and ponds. Management of the surface water directly impacts the quality of drinking water within the township. Other important aspects of the natural makeup of the township include relatively small elevation changes and a mixture of loamy wetland/muck soils. TOPOGRAPHY Topography refers to the characteristics of land in terms of elevation, slope, and orientation and is useful in determining whether an area of land is suitable for development or agricultural purposes. Topography relates to the intensity of soil erosion. The terrain and topographic characteristics of Bath Charter Township are directly influenced by glacial activities from the past. In terms of elevation, the topography ranges from 795 to 920 feet above sea level, with the lowest areas being on the north township boundary and the highest being on the Timber Ridge Golf Course in the southern portion of the township. The majority of existing landforms in Clinton County date from the retreat of the last glaciers, about 15,000 years ago. Bath Township’s soil profile exemplifies this glacial heritage, with glacial till in the township approximately 125 feet thick. The last glacial formation to occupy this area was the Saginaw Lobe of the Wisconsin Glacier. More information on the glacial influence on Bath Charter Township can be found in the Tri-County Regional Planning Commission’s reports, 208 Water Quality Management Plan (1979), and Water Supply Paper (1973), among others. Patterns of deposition by the glaciers throughout the township are complex, especially in the lake areas. The glaciers went through a series of advances, melting, and retreats, resulting in a series of moraines, eskers, and small esker lakes. The moraines run predominantly east and west, and are separated by till plains. Of particular interest to Bath Township are the Ionia and Portland Moraines. The Ionia Moraine traverses east and west, and passes south of Wacousta and DeWitt, through Gunnisonville and Bath, proceeding east to just north of Shaftsburg. The Portland Moraine runs across the northern part of Bath, Woodhull, and Perry Townships. There are several glacially-formed lakes and kettles within Bath Township, with Park Lake being the largest. �NATURAL FEATURES | PAGE 46 WATERSHEDS A watershed can be defined as land with presence of water, soils indicative of frequent and prolonged flooding, and vegetation suited to handle flooding or saturated soils. Precipitation falling inside this area is delivered to small streams or tributaries, which join to form rivers. Ordinarily, precipitation is redelivered to the groundwater system, which is the main source of drinking water. It is important to ensure that local watersheds are maintained to the highest quality as to allow for healthy drinking water and recreation water for fishing, swimming, boating, and wildlife health. Bath Charter Township is located predominantly within the Looking Glass River Watershed. In the words of the Upper Looking Glass River Watershed Management Plan (2017), “The Looking Glass River flows over gentle, sloping land, with its tributaries and surrounding watershed extending from headwaters in Livingston County to the confluence with the Grand River in Portland.” The Upper Looking Glass River Watershed Management Plan has seven main goals: 1. Reduce or eliminate threat of human health hazards in rivers and streams caused by pollutants. 2. Pursue restoration efforts of designated uses that are confirmed to be threatened or impaired. 3. Assess watersheds for designated uses not currently listed as impaired. Restore these designated uses where found to be threatened or impaired. 4. Identify and offer protection strategies/opportunities for high quality areas in the watershed. 5. Promote opportunities that the watershed can offer for recreation and wise stewardship. 6. Implement specific actions that enhance such identified recreation while preserving the integrity of the watershed. 7. Identify land use planning measures complementary to watershed protection and/or enhancement. A small portion of the township, south of I-69, lies within the Red Cedar River Watershed. Both the Red Cedar and Upper Looking Glass river flow into the Grand River and, ultimately, to Lake Michigan. Although Bath Township is experiencing increased development pressure, there is adequate rural land which, when maintained properly, can help maintain a quality groundwater supply. According to the Michigan Department of Environment, Great Lakes, and Energy (EGLE) and the Michigan Department of Natural Resources (MDNR), “Priority water bodies within the township include the Looking Glass River and the Vermillion Creek,” both of which are impaired for reasons of ‘Untreated Sewage’ and ‘Discharge of Pathogens.’ EGLE also cites that helping restore watersheds requires eight (8) basic management tools: watershed planning, land conservation, aquatic buffers, better site design, erosion control, stormwater treatment practices, control of non-stormwater discharges, and watershed stewardship. This could be accomplished through the adoption of a Low-Impact Development (LID) ordinance. Lansing Area Watersheds �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 47 LAKES & RIVERS There are approximately 700 acres of waterbodies in Bath Township. Most of these are small ponds, but there are six named lakes, the largest of which is Park Lake at approximately 181 acres. Park Lake was named in 1826 by the original surveyor of Bath Township, Harvey Parke. During the years of 1988-90, for a period of eighteen months, Park Lake was studied intensively by the Township. This study, Park Lake, Phase 1, was financed by the Township, Clinton County, and the Michigan Department of Natural Resources. In 2013, a project was approved to repair the dikes that control the water level on Park Lake, allowing for improved water level control. Park Lake is the only lake in Bath Township that has potential for recreational development. Information presented in Park Lake, Phase 1 indicates that the lake is one of four lakes in the counties of Clinton, Eaton, Ingham, and Shiawassee that have public boat access, with Park Lake being the second largest of the four and the only one in Bath Township. The other named lakes in Bath Township are Perch, Rose, Mud, Potter, and Fox Knoll Lakes. These lakes are partly or wholly filled in, or lined with acres of cattail, and are generally inaccessible for recreational purposes. Although it is not a lake, the reclamation area in the Schlegel gravel mine, south of I-69 in Section 19, qualifies as the fourth largest water body in the township, with approximately 24 acres. All of these water bodies are in the southern half of the township. MAJOR WATER BODIES There are two major streams in Bath Township, both of which flow northward toward the Upper Looking Glass River. These are Vermillion Creek, which snakes in and out of the eastern boundary of the township, and Mud Creek, which generally flows north through the middle of the township. (See the Bath Township Water Features map at the end of this chapter) NAME SIZE (ACRES) PARK LAKE 181 PERCH LAKE 43 ROSE LAKE 30 SCHLEGEL MINE PIT 24 MUD LAKE 20 POTTER LAKE 19 FOX KNOLL LAKE 8 �NATURAL FEATURES | PAGE 48 WETLANDS Bath Township is dotted by small wetlands in many areas and in some locations, entire sections are covered by extensive wetlands. Rose Lake Wildlife Area, Potter Lake Area, the Gardner Drain, and the Vermillion Creek floodplain area are all examples. Wetlands, legally defined, must contain three essential ingredients: hydric soils, hydrophytic plants, and necessary hydrology to support the plants. According to the information compiled by the EGLE, Bath Township has approximately 15,858 acres of wetlands. This translates into approximately 24.8 square miles of land, or 71% of the total land area in the township. This number does not differentiate between regulated and non-regulated. Most of the wetlands are in the northern half of the township and contribute to the Upper Looking Glass River. SOILS Soil surveys are essential in determining the assets and limitations of an area. Soils act as filters for rainwater improving the overall quality of our drinking water. Soils are the basis of agricultural production in the township and can be credited for the extensive amounts of wetlands in the township. In addition, certain soils can pose limitations on development due to certain characteristic instability. Proper maintenance and best management practices should be utilized in regards to the township’s soils. The soils of Bath Charter Township vary widely across the jurisdiction, ranging from loamy sands on the uplands to fibrous peat, muck, and soft clay in the poorly drained low lying marsh areas. The extensive concentrations of muck are in the northeastern, southeastern, and southwestern areas of the township. Mucky soils are regarded as unsuitable for development purposes and should be approached carefully when building on this soil type. The northeastern muck areas are traversed by the Gardner Drain and the Vermillion Creek. The southeastern muck areas exist near Potter and Rose Lake. The southwestern muck area is identified as the Chandler Marsh, a former lake bed that is drained by the Remy-Chandler Drain. The Chandler Marsh is now occupied by Chandler Crossings. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 49 AGRICULTURAL LAND According to the current land use analysis (Chapter 6), there are approximately 3,800 acres of agriculture land in Bath Township. Almost all of the agricultural land is located in the northern half of the township and outside of the Urban Services Boundary (USB) (See map on page 60-61). Agricultural land in the southern half of the township has been gradually lost to development over the last two to three decades. WOODLANDS The majority of woodland in the township is within the Rose Lake Wildlife Area. This MDNR property consists of unmarked trails and is open to hunting during regulated seasons. Most other woodland in the township has been lost to either agriculture or development. ENVIRONMENTAL CONCERNS This chapter discussed the dominant physical features in Bath Charter Township. Some of the natural features require special attention and management that must be addressed in this Comprehensive Plan. Bath Charter Township, according to Michigan Resource Information System (MIRIS), is the largest of the townships in Clinton County, containing 23,351 acres, of which 1,138 acres is in a 425 Agreement with the City of East Lansing and DeWitt Charter Township. �NATURAL FEATURES | PAGE 50 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 51 TRANSPORTATION ROAD SYSTEM In Bath Township, there are four different types of roads. The Clinton County Road Commission classifies the roads as state, primary, local paved, and local gravel. The differences between the four types are the jurisdictions responsible for the care and maintenance, and the carrying capacity of each road. State roads are operated and maintained by the Michigan Department of Transportation and are usually associated with highways. M-78 is classified as a state road and I-69 classified is an interstate highway, both are located in the township, totaling approximately 10.1 miles. PRIMARY ROADS Main roads are those that service multiple different townships, and are operated by the Clinton County Road Commission. Chandler, Clark, Upton, Marsh, and Park Lake Roads are all Primary Roads that carry traffic from multiple jurisdictions and usually are associated with higher traffic volumes than local roads. There are approximately 26.1 miles of primary roads within Bath Township. Chandler Road, located on the western border of the township, has become a heavily traveled primary road due to the addition of the use-intensive Chandler Crossings multi-family units. Chandler Road also functions as a direct north-south route from Bath Township to East Lansing and Michigan State University. Chandler Road is a route to the 127 freeway via Round Lake Road. Special planning is required for Chandler Road to ensure that traffic pressures do not become overwhelming in the future development process. LOCAL ROADS Local roads are those that typically serve local residents and are maintained by the Clinton County Road Commission (CCRC). The CCRC receives funding for local road maintenance from the State Gas Tax (Act 51). In addition, Bath Township voluntarily contributes funds to the CCRC to assist local road maintenance. The Bath Township Road Committee works with the CCRC to prioritize the maintenance of local roads. There are 24.8 miles of paved local roads and 21.0 miles of gravel local roads in the township. �MICHIGAN HIGHWAYS TRANSPORTATION| PAGE 52 M-78 is a major east/west artery, which connects East Lansing to Bath Township, and allows traffic to flow to I-69. It is a busy major arterial road and needs special attention when planning future development. In 2019, the Michigan Department of Transportation (MDOT) underwent a large redesign project on the intersection of M-78 and Marsh Road. This project, which was done to mitigate severe accident issues, led to the development of a J-turn at the intersection. INTERSTATE HIGHWAYS The major traffic artery in Bath Township is I-69, providing quick access to and from the township, with an interchange at Webster Road and at Marsh Road. Much of the I-69 traffic is passing through the township, but development along M-78 and Marsh Road in Bath and Meridian Townships has drawn traffic as well. New roads, or any widening efforts to existing roads, must be built within specified right-of-ways. All utilities, including but not limited to sanitary sewers, storm sewers, water lines, electric lines, telephone lines, natural gas pipes, and cable television lines, are preferred to be placed within the right-of-way. Additionally, publiclyowned and maintained sidewalks, street trees, street lights, and utility poles should be installed within road right-of-ways, or easements must be obtained from property owners. Not only does this make infrastructure design marginally simpler, but it shrinks the affected areas when repairs are necessary. ALTERNATIVE TRANSPORTATION NON-MOTORIZED Bicycle traffic is considered with each new project, and the development of such pathways is guided by the Township’s Non-Motorized Transportation Plan. Bath Charter Township updated the Non-Motorized Plan in 2017. The Non-Motorized plan lists four goals with associated objectives. The full list of the non-motorized goals and objectives are found in Chapter 7, but they state that the Township’s non-motorized system should be welcoming and safe, that it should connect to non-motorized systems outside the township’s borders, that creative and cost-effective non-motorized solutions should be developed, and that non-motorized solutions be environmentally compatible and sustainable. BUSSES Bath Charter Township is served by bus services such as the Capital Area Transportation Authority (CATA) and the Blue Bus. The Blue Bus is a service provided by Clinton Transit. According to their website, Clinton Transit is a public transit system established in 2001 that provides curb to curb service to meet the transportation needs of passengers in all of Clinton County. The Blue Bus is a demand response system with busing running only when people have requested a ride. There are no bus stops or regular schedules for any routes like larger fixed route services, such as CATA. CATA has served the Greater Lansing area since 1972 and was formed under Public Act 55 (1963). CATA provides a variety of public transportation services in Ingham, Eaton and Clinton counties. CATA’s fixed route service in the township is limited to the Chandler Crossing area with seven bus stops located on Hunsaker and Coleman Roads (Route 25) and one in front of The Rocks apartments on Chandler Road (Route 26). 69 CATA ROUTES IN BATH TOWNSHIP �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 53 COMMUNITY FACILITIES TOWNSHIP BUILDINGS There are several public buildings in Bath Charter Township. The Township Hall was originally built in 1967, and it housed both the Township Offices and the Police Department. In 1995, the Township Hall was expanded to add administrative offices to the front of the building. In 2005, the Police Department expanded into its own office building adjacent to the Township Hall. On the same property lies the Fire Department, Department of Public Works garage, and the Senior Center. Finally, the oldest public building, the Community Center, was built in 1954 on Park Lake Road and is available to rent for events, educational purposes, and community happenings. In 2013, Bath Township officially opened the doors to a new service center for the community, the Bath Township Public Library located in Bath Corners. The library remains at this location. In 2018, Bath Township voters approved a millage for the public library. The Bath Township Public Library provides access to a selection of books, as well as a pick-up and drop-off location for the DeWitt Library. The library provides programs for the community, meeting and study spaces, as well as computers with access to the internet and Microsoft Office. �COMMUNITY FACILITIES | PAGE 54 POLICE SERVICE Public safety is a top priority for Bath Charter Township, where residents are serviced by Michigan State Police, Clinton County Sheriff’s Department, and the Bath Township Police Department. The Township’s own local department provides a strong model for community policing, with officers who are dedicated to serving as friendly, familiar faces throughout the township. They are assited in their efforts by a K-9 unit. As of January 2021, Bath Township had one Police Chief, eleven full-time police officers, and one part-time police officer. In 2020, the Bath Township Police Department responded to 15,102 calls. FIRE AND EMS SERVICE The Bath Township Fire Department was first formed in 1929, consisting of a host of volunteer firefighters. Throughout the years, many improvements have been made to the department. The fire station, redeveloped in 2001, sits just west of the Township Hall on Drumheller Road. The station is 9,987 square feet and houses the Fire Department’s equipment: two rescues, three engines, two brush trucks, one command car, one water tanker, one light and air truck, two boats, and one ATV vehicle that the Firefighter Association purchased from donations in honor of Chief Eugene “Bud” Rounds. The Fire Department has a full-time Fire Chief and Fire Marshal, as well as eighteen paid on-call firefighters. In 2020, the Fire Department was dispatched to 1,072 Service calls, with just over 200 calls being fire-based alarms. Bath Township Fire Department is also contracted for EMS and fire coverage for the northeast corner of DeWitt Township and has mutual aid agreements with all fire departments in Clinton County. The ISO fire protection rating for Bath Township is 6/9. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 55 SCHOOLS There are four different school districts that serve the education needs of Bath Township residents. The primary school district is Bath Community Schools, which serves the largest geographical area in the township. Children in the southeast portion of the township attend Haslett Public Schools. The southwest portion of the township is part of the East Lansing School District. Children in the northeast corner attend Laingsburg Community Schools. According to the 2019 American Community Survey, there were 7,952 children three years and older enrolled in school from Bath Township. For the 2018 - 19 school year, Bath Community Schools had 1,988 students enrolled in kindergarten through 12th grade. This includes 652 students at Bath High School, 698 at Bath Middle School, and 550 at Bath Elementary School. RECREATION The 2018-2022 Bath Charter Township Parks & Recreation Plan was updated and adopted on February 20, 2018. The Recreation Plan serves as a guide to improve recreation facilities and develop new recreational opportunities. The Recreation Plan forms the basis to guide policy for implementation of improvements and new initiatives that will meet the recreational goals and interests of the Bath Charter Township community. CEMETERIES Two Township cemeteries exist, Pleasant Hill on Webster Road comprising of five acres and Rose Cemetery on Upton Road comprising of about eight acres. Historically, the first cemetery to exist in Bath Township was the Cushman Cemetery (1839 A.D.), which was on Clark Road directly opposite the entrance to Chandler Estates. According to Burnett’s History of Bath Township, “a utility company working in the area unearthed several skeleton bones.” The remains were subsequently moved to Gunnisonville Cemetery in DeWitt Township. �COMMUNITY FACILITIES| PAGE 56 WATER & SEWER SERVICE Bath Charter Township is part of the Southern Clinton County Municipal Utilities Authority (SCCMUA). SCCMUA was formed in 1970 and subsequently purchased the existing wastewater treatment plant of the City of DeWitt. Each of the participating Townships purchased a percentage of wastewater treatment capacity which enabled the construction of the sewers for Bath Township, as well as the large sewer main connecting Bath and DeWitt Townships to the wastewater treatment plant. In 1980, a completely new wastewater treatment plant and offices were constructed by SCCMUA in DeWitt Township. The capacity of the plant is ten million gallons of waste per day, but treats an average flow of five million gallons per day. On average, Bath Charter Township produces 650,000 gallons of wastewater per day. The Township continues to update its sewer system and evaluate the need to perform repairs and preventative maintenance. The Sewer Master Plan helps drive these decisions, and the Capital Improvements Plan serves as a mechanism for funding some of the repairs and expansions. Increased development in Bath Charter Township has created a demand for public water systems. Municipal water is provided to sections of the township by the Lansing Board of Water and Light (LBWL). This service is limited to developments in the Urban Service Boundary (USB). Outside of that, water service is provided by private wells. Although most of the township still operates by personal septic tanks, the southern portion of Bath Township where concentrated development occurs is almost entirely connected to the municipal sewer. Sewer access is required in high-density developments. �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 57 �FUTURE LAND USE MAP | PAGE 58 Mlp2: Bath Cha-tar TcMnship: futu'9 Land Use ,._p n21.ill D n21:afc,"' "*" . ..... GIii ......... nntt,:JJIII .._. UN a.l11k• •• 7 &lhapt IIIIIIID I &It M&idK.llllfJ!!! • PIIII :at:•• ..,. . - Cl&!!!! • A• Cl&!!!!t! :l:A �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 59 �URBAN SERVICE BOUNDARY MAP| PAGE 60 Hath Oharter Township 2022 Urban Servioo Boundary Legend c:::I Uman 5ef'!J.'ice 8ol!lndary I I Bat h liowns!iap Parcels - - 1--69 &. Saginaw Hwy - - Roads N 1 0 D.250.5 --=:::::::1--• M•es ---===::::J 0 2,500 5JOOD US Feet �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 61 Lansing, MI urb within Clinto 2010 Ce Round La Cutler Rd 3 2 6 1 5 4 DeWitt 3 2 Howe Rd Howe Rd BR 127 Web 10 11 7 12 bR 8 d 9 10 11 127 Herbison Rd 15 13 14 18 17 16 DeW 15 14 26 30 State Rd 29 21 22 Wood Rd Turner Rd 20 Stoll Rd 25 DeWitt Rd 19 24 Airport Rd 23 DeWitt Rd 27 Watertown Twp. Grove Rd 22 Lowell Rd Clark Rd 28 27 33 34 Lansing 34 35 36 31 23 BR 127 26 127 32 35 Sheridan Rd Regulated Area (2010 Census) D - N Minor Civil Division Lake/River County/Intercounty Drain - Open Channel County/Intercounty Drain - Enclosed Main Road Local Road 0 1 Scale in Miles 2 �LANSING URBANIZED AREA WITHIN CLINTON COUNTY| PAGE 62 banized Area on County ensus 3 Clise Rd Angle Rd Webster Rd Herbison Rd 16 17 Clark Rd 19 Drumheller Rd 20 Bath Twp. 23 22 21 30 29 28 27 Upton Rd 25 Center Rd Stoll Rd Peacock Rd 24 18 12 11 10 Center Rd 13 Watson Rd Witt Twp. d rR te n Hu 12 1 2 Upton Rd Center Rd 1 Chandler Rd Krepps Rd ake Rd 25 26 State Rd East Lansing 36 31 32 34 33 35 36 Colem an Rd 78 Source: Urban Areas derived from "Lansing, MI Urbanized Area 2010 Census" map Basemap from Clinton County Drain Commissioner's Office (2015) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Bath-Charter-Twp_Comprehensive-Plan_2020 Creator An entity primarily responsible for making the resource Planning Commission, Bath Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2020 Title A name given to the resource Comprehensive Plan 2021-2026 Description An account of the resource The Bath Charter Township Comprehensive Plan 2021-2026 was prepared by the Planning Commission in 2020. Subject The topic of the resource Comprehensive plan publications Bath Charter Township (Mich.) Clinton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2fdbe70df40f17b83750ed58434ab97f.pdf 2db46f322ac0557f74bb180bed65da03 PDF Text Text Bath Charter Township NonMotorized Plan 2017 0 �2017 Bath Charter Township Non-Motorized Plan BATH TOWNSHIP BOARD OF TRUSTEES Jack Phillips, Supervisor Kathleen McQueen, Clerk Steve Wiswasser, Treasurer Cindy Cronk, Trustee Denise McCrimmon, Trustee Al Rosekrans, Trustee Dan Stockwell, Trustee BATH TOWNSHIP PLANNING COMMISSION MEMBERS Dan Kramer, Chairman Joe Benzie, Vice-Chairman Cindy Cronk, Board Liaison Ray Severy Jason Almerigi John Reich Michael Sullivan BATH TOWNSHIP PLANNING STAFF Dan Wietecha – Superintendent Brian J. Shorkey, AICP – Planning Director Hunter Whitehill – Planning Assistant Maggie Barringer – Planning Assistant (former) Ellery Johnson – Planning Assistant (former) 1 �BATH CHARTER TOWNSHIP NON-MOTORIZED STUDY Table of Contents 1. Introduction Page 4 a. Study Purpose b. Background/History c. Study Update Process d. Trail Characteristics and Options Page 4 Page 4 Page 5 Page 5 2. Existing Conditions a. b. c. d. e. f. g. Page 6 Subarea One – Hawk Hollow Subarea Two – TBD Subarea Three – Downtown Subarea Four – Rose Lake Subarea Five – Haslett Subarea Six – Park Lake Subarea Seven – Chandler Page 6 Page 6 Page 7 Page 8 Page 8 Page 9 Page 10 3. Recommendations a. b. c. d. Page 11 Known Future Improvements Future Non-Motorized Improvement Map Future Needs Goals and Objectives Appendix One – Survey Results Page 11 Page 13 Page 14 Page 14 Page 15 2 �Chapter One – Introduction Study Purpose Bath Charter Township (Township) realizes the importance of providing safe pedestrian and bicycle movements in the community. These non-motorized trips vary in length and purpose and may be as short as a walk to a store or as long as a bike ride from one side of the Township to the other. A walkable and bikeable community provides facilities and amenities to encourage safe non-motorized trips. These amenities range from the most basic sidewalk to redesigning corridors for multi-modal transportation. As a result, developing and maintaining a walkable and bikeable community required integration of land use Bath Charter Township Subareas planning and non-motorized policies. The benefits of providing safe, viable, and enjoyable non-motorized facilities are important to the Township’s quality of life and can positively impact mobility, travel, safety, and recreation opportunities. Background/History The Bath Charter Township Non-Motorized Study (Study) was last completed in 2010. That project began as a response to the Township’s growing need for non-motorized transportation alternatives and increasing concern for children walking to and from school. Growth has continued in the Township since 2010 and many of the concerns then remain concerns today. The Planning Commission recognized the need to update the vision for nonmotorized transportation in the Township and so approved this Study. It is the goal of this study to gauge the nonmotorized opinions of the community as accurately as possible and to reflect those opinions through specific recommendations for non-motorized facilities. Figure 1.2 3 �Study Update Process The Study was officially kicked off with a survey. The survey was launched both online and in hard copy forms on June 20, 2017. The results of the survey are found in Appendix One. Two community engagement workshops were held at the Township offices on October 25, 2017 (Figure 1.2). Residents were able to give comments to staff and write on maps to show where they would like to see new nonmotorized ways. Trail Characteristics and Options There are many tools and techniques available for creating and/or enhancing a non-motorized system. Success of these tools relies on proper application. Careful consideration must be given to the impacts of a particular non-motorized technique and also to the needs and desires of the population most affected by the facility. It is important to realize that no one tool or technique works in every situation, even if scenarios appear similar. Creating or improving the safety, continuity, and connectivity for motorists and non-motorized uses is key. Non-motorized links generally come in two forms, on-road and off-road. On-road facilities provide accommodations for users within the roadway. On-road facilities are primarily geared toward bicycle use. Off-road facilities are trails and pathways that are separate from the roadway, used by bikes and pedestrians, although they may be in the road right-of-way. On-Road Facilities 1. The familiar Bike Route sign is not tied to any particular type of facility; rather, it is an aid to help bicyclists find their way through a confusing road network to a destination. As such, bicycle routes signs should be accompanied by destination information. Also, as the sign indicates that a route is preferable for a bicycle to use, therefore hazards to bicycling should be removed and a route should receive maintenance levels conducive to safe bicycling. 2. Signed shared roadways are typically low volume roads where bicycles and motor vehicles can share the roadway with minimal conflict. The sign helps delineate a route as an aid for bicycle navigation. Signed shared routes may also be used to highlight links between other more substantial bicycle facilities, such bicycle lanes and shared use paths. ~ ~~ t ~ 11 '-12' J ~ • C#MNII 11 '-12' 22'- 24' Shared Lane 3. “Backroad Bike Routes” are proposed for rural gravel roads that provide key nonmotorized links. These routes may transition in the future to a different type of nonmotorized facility, if the roadway is improved. 00 4. “Share The Road” signs may be helpful along rural roads as a way to alert motorists to expect more bicycle traffic than typical. Signing a bicycle route lets the bicyclist know that there is a specific reason why this route may be 4 f 30' Bicycle Lanes 00 11' �preferred over alternative routes. Signed bicycle routes usually occur along roads with low traffic volumes, such as in rural areas. Bicycle route signs can be used in conjunction with direction or wayfinding signs to include directions to common bicyclist destinations. 5. Bicycle Lanes are typically used on major roads with high traffic volumes. The minimum shoulder width of 4 feet should be increased with higher speeds and amounts of truck traffic. With Bicycle Lanes, striping, pavement markings and signage delineate a portion of the roadway specifically for bicycle use. This designation clarifies the use of the roadway for both motorists and bicyclists. The pavement markings, when they include directional arrows, help reinforce the fact that bicyclists should ride in the same direction as traffic. When a bicycle lane approaches an intersection, the lane marking should become dashed to accommodate bicyclists repositioning themselves for turning movements (such as in a left turn lane). Off-Road Facilities 1. Shared use paths accommodate multiple user groups, including bicycles, pedestrians, in-line skaters, those in wheel chairs, etc. These facilities are usually constructed to ADA standards outside of the road right-of-way. The multiple uses are accommodated by the pavement width, with 10 feet being the minimum recommended width based on American Association of State Highway and Transportation Officials (AASHTO) standards. shoulder shoulder seledive Ye99talion thinning Shared use paths have the same types of Shared Use Path planning and design considerations as roads: design speeds, horizontal alignment limitations, grade and cross slope limitations, and sight distance, clear zones, and drainage. The illustration on the right shows some basic considerations, and the following diagrams highlight issues specific to different types of shared use paths. 2. Sidepaths are shared use paths generally located within the road right-of-way along roads with infrequent driveway and road intersections. There is a high probability for serious motorized vehicle/bicycle and motorized vehicle/pedestrian crashes at intersections and numerous other design and use issues, therefore these facilities should be located with care and special attentions should be paid to intersection design. Sidepaths can be built by roads, streams, or rail lines as in rail-to-trails. CX) Sidepath 5 �Chapter Two – Existing Conditions Subarea One Boundaries Subarea One is characterized by the Hawk Hollow development, which includes single family homes and the Hawk Hollow golf course. It is bound on the north by I-69 and the south by the East Lansing 425 Area. It is bound to the east by Webster Road and to the west by Chandler Road, which is the westernmost boundary of the Township. Existing Conditions Subarea One contains active recreation in Subarea One the form of the Hawk Hollow, a 27 hole golf course with clubhouse and wedding chapel. Unfortunately, the non-motorized facilities in the subarea are limited to sidewalks constructed on the subdivision streets. The sidewalk has been constructed primarily on Hawk Hollow Drive. Subarea Two Boundaries Subarea Two is one of the largest subareas and is dominated by rural land uses and low density residential. The boundaries of the subarea are well defined by the Township boundaries to the north and west and I-69 to the south. The east boundary of Subarea Two is a north-south line approximately 11,600 feet west of the northwest corner of the Township. The boundary of Subarea Two does not include the downtown Bath area and surrounding subdivisions, which are found in part of Subarea Three. Existing Conditions Subarea Two has no non-motorized facilities. Subarea Two 6 �Subarea Three Boundaries Subarea Three is clearly defined on the south by I-69. The west boundary is a line drawn from Watson Road to I-69. The subarea extends east to Bath High School, which is divided by Subareas Three and Four to the east. The north boundary of the subarea is a line that generally divides subdivision development on Sleight Road from the rural land uses to the north. Existing Conditions Most of the non-motorized facilities in Subarea Three consist of sidewalks. The sidewalks are found within defined subdivisions, such as Hidden Valley, or on major streets, such as Webster Road. While disconnects in the sidewalks exist, the sidewalk network in Subarea Three makes up one of the two longest unbroken sidewalk systems in the Township (See figure). Subarea Three Even though the sidewalk system is extensive, there are problems. There are neighborhoods on Sleight Road that are not connected, an issue that the Bath Township Downtown Development Authority has recognized in the past. As a result, the neighborhood sidewalks in Hunters Crossing subdivision are isolated. The situation in Somerset, located in the southern part of the subarea, is similar. The Bath schools are connected to each other via sidewalks on Clark Road and Webster Road. However, the Webster Road sidewalk does not connect to Main Street sidewalks north of the Bath Middle School. This connection could be made by continuing the Webster Road sidewalk approximately 340 feet north to High Street or by constructing a connection through Couzens Park. Subarea Three Sidewalks Subarea Three is also the location of a bicycle lane. The lane is on the west side of Webster Road between Drumheller and Park Lake Road. The lane itself lacks any markings but there is a sign on the southbound lane that indicates the presence of a bike lane. No such sign exists for northbound traffic. 7 �Subarea Four Boundaries Subarea Four is the largest subarea that is being evaluated and contains the 2,700 acre Rose Lake State Recreation Area. It is bound by the Township lines on the north and the east and I69 to the south. Existing Conditions Subarea Four has no known non-motorized facilities even though it contains the Rose Lake State Recreation Area. According to the Michigan Department of Natural Resources’ (MDNR) description of Rose Lake, there are many recreational opportunities available but none of them are non-motorized facilities. Subarea Five Boundaries Subarea Five is in the southeasternmost corner of the Township and is bound on the east and south by the Township boundaries. The north boundary of Subarea Five is I-69. The subarea is bound on the west by BL-69/Saginaw Highway. Subarea Four Existing Conditions Subarea Five contains Marsh Road, which is one of the three main north/south connections with Meridian Township in Ingham County to the south. Marsh Road becomes a major corridor in Meridian Township but terminates at Coleman Road in Bath Township after crossing Saginaw Highway. Subarea Five has almost no non-motorized facilities. The exceptions are sidewalks in the Subarea Five western end of the subarea, as well as sidewalks on Marsh Road and in the Meadowbrook subdivision. The sidewalks on Marsh Road continue south into Meridian Township and represent one of only two locations where non-motorized facilities connect with surrounding communities. The sidewalks in Meadowbrook do not connect to the sidewalk on Marsh Road. In addition, there are isolated segments of sidewalks in Meadowbrook that do not connect to the overall Meadowbrook sidewalk system. 8 �Subarea Six Boundaries Subarea Six is characterized by Park Lake and Park Lake Road. Park Lake Road is a major north/south connection with Meridian Township to the south, one of only three such connections in the Township. The subarea also contains Wiswasser Park, the Bath Township boat launch, and the Bath Township public beach, all of which are located on the north side of Park Lake. It is also the location of the Timber Ridge golf club, an 18-hole course on Park Lake Road, north of Coleman Road. Although not a recreational facility, Bath Township’s largest store, Meijer, is also located in Subarea Six, on Saginaw Highway. Subarea Six Subarea Six is bound to the south by the southern boundary of the Township. The north boundary is I-69. The east boundary is made up of BL-69/Saginaw Highway while the west boundary is the East Lansing 425 Area. Existing Conditions There are several sidewalks in Subarea Six. The majority of these sidewalks are in the neighborhoods that access from Coleman Road, or Park Lake Road in the case of Thorngate Drive (See picture). The sidewalk Subarea Six Sidewalks system is the longest continuous sidewalk system in the Township. However, as extensive as the system is, Coleman Road does not have any non-motorized facilities so the neighborhood sidewalks are inaccessible to the Township at large. On the other hand, the neighborhoods overlap the county line to the south, and the sidewalks follow suit. As a result, while the neighborhoods are not connected to the Township, they do represent non-motorized connections with Ingham County. The other non-motorized facility in the subarea is in front of Meijer on Saginaw Highway. This is a sidewalk that runs along Sidewalk in front of Meijer 9 �the north side of Saginaw Highway in a generally east/west orientation. The western end of the sidewalk ends abruptly at the property line, as shown in the photo. Subarea Seven Boundaries Subarea Seven includes the Bath Township 425 Area, known as Chandler Crossing. The subarea is strongly oriented north and south along Chandler Road and excludes the East Lansing 425 Area to the east. The south boundary of the subarea is the Township line while the north boundary is made up of a line drawn to the west from the East Lansing 425 Area. Existing Conditions The Chandler Crossing development is encircled by Chandler Road, Hunsaker Road, and Coleman Road. There are sidewalks on Hunsaker and Coleman Roads, as well as on Chandler Road to the south of Coleman Road. The Chandler Sidewalk continues south into Ingham County, giving access to the extensive East Lansing trail system. The sidewalks continue to the west on Coleman Road and connect to the only trail that currently connects to Bath Township. It is a paved trail that is part of the East Lansing Northern Tier Trail and runs north and south across Coleman Road. On April 25, 2017, the Bath Township Planning Commission held a public hearing for the next phase of development for Chandler Crossings. At that meeting, the developers agreed to construct an eight-foot paved trail along Chandler Road in the front of their development. This trail will connect to the existing sidewalk system, giving access to the East Lansing trail system to Bath Township residents. This trail is expected to be constructed in 2018. 10 Subarea Seven �Chapter Three – Recommendations Known Future Improvements It is anticipated that Bath Township will see its first two non-sidewalk non-motorized paths. The first one is located in Subarea 7 and was briefly discussed in Chapter Two. This trail, known as the Chandler Path, is being built in conjunction with Chandler Lofts, which is the latest development within Chandler Crossings. Chandler Lofts is a mixed use student housing development with approximately 10,000 square feet of commercial that will front on Chandler Road. Chandler Lofts also includes 255 student loft apartments and 24 townhouses. The Chandler Path was approved as part of Chandler Lofts. The path will run parallel with Chandler Road from existing sidewalk to the south to the north property line (Figure 3.1). This short segment of path, approximately 550 feet, will give access to East Lansing’s nonmotorized system to hundreds of students in the future. Figure 3.1 – Chandler Path The second anticipated non-sidewalk non-motorized path will come in 2019 as part of an MDOT intersection project at M-78 (Saginaw Highway) and Marsh Road. MDOT is redesigning the intersection to mitigate traffic safety concerns and constructing a J-turn intersection, the first of its kind in this region of Michigan. The Township and the Clinton County Road Commission are partnering with MDOT to construct a shared use path that will run north along Figure 3.2 – Saginaw Trail 11 �Marsh Road before turning southwest to the Ingham County line (Figure 3.2). It is anticipated that this will be the first phase of a longer multi-jurisdictional trail that will eventually extend through Meridian Township and eventually connect with the Lansing River Trail. The Bath Township segment of the Saginaw Trail will allow non-motorized access for the residents in Meadowbrook to points on M-78, notably the Meijer store. This connection is accomplished through a ‘Z’ movement through the intersection to allow pedestrians to safely cross the J-turn. Saginaw Trail is planned to follow and expand on existing sidewalks in the area, which will require easement agreements with the Township where sidewalks are not in the MDOT right-of-way. 12 �Bath Charter Township Future Non-Motorued i Improvements :! t j! u C: C: Oise t .. I - ::i hlprovement Type ] I ~#. a- I Future Road Improvements C: a - - St:o 10tr.11"10 - w10trs o atr, - ~rea a j ::i j .I I lttrbioon f - D 0 j! u C • 1'010, w 1 ~· StMOt gs o t w. . , eo ... iouy UO!U ""9'2MH l!tngt lW D - Ct., Ut Sliltt Rte,.,.. -- -•• Pl,_ j Clllli: s,gn, --S19'1• a.• C w.. , 1:55,000 W +E s 13 �Future Needs Thanks to the community feedback at the community engagements sessions on October 25, 2017, Township staff was able to update the future non-motorized needs (Future Non-Motorized Improvements Map). There are four different types of non-motorized facilities being asked for: 1. 2. 3. 4. Signage on roads, mainly in conjunction with gravel roads. Wider shoulders, shown on Park Lake Road from Webster Road to State Road. Wider shoulders with signs. Off-road facilities. The following goals were put together based on comments and survey data. Goals and Objectives Goal 1: Bath Township’s non-motorized system should be welcoming and safe. Objective 1: The Township should work with the Clinton County Road Commission to see that “Bike Route” signs are installed where called for on the future needs map. Objective 2: The Township should continue investing in wider shoulders in cooperation with future Clinton County Road Commission projects, where wider shoulders are called for on the future needs map. Objective 3: Continue required developers to construct non-motorized trails where the plan calls for them, including sidewalks within residential developments as required in the Bath Township Subdivision Regulations. Goal 2: Bath Township’s non-motorized system should connect to non-motorized systems outside its borders. Objective 1: The Chandler Path should be extended north from Chandler Crossing to Drumheller Road. Objective 2: The Township should encourage Meridian Township/Ingham County to connect to the Saginaw Trail. Goal 3: Develop creative “outside the box”, cost-effective solutions to meet the needs of multiple user groups, balanced against existing natural and/or man-made opportunities and constraints. Objective 1: Work with the Clinton County Drain Commission and the City of East Lansing for the possibility of building a trail next to the Remy-Chandler Drain. Goal 4: Develop solutions that are environmentally compatible and sustainable and enhance the natural resources and points of interest within the Township. Objective 1: Continue to investigate potential recreational grants so that the Park Lake Trail can be built. 14 �Appendix One – Survey Results Survey The public comment initiative for the non-motorized study was launched with a survey. The survey was available through multiple outlets, including online and in hard copy. Overall, the survey had 190 responses, although not every respondent answered every question. 1. What is your age category? The survey asked how old the respondent was within age categories (Table A.1). All 190 respondents answered this question. Age Category of Respondents (as a Percentage) • Under 18 18-25 26-35 The greatest number of the respondents, almost 37%, were in the 46-59 year old category. Only one respondent was under 18 years old. 36-45 46-59 60 and Over 10 20 30 Percentage Table A.1 2. How long have you lived in Bath Township? The survey asked how long the respondent lived in Bath Township. All 190 respondents answered this question. Where Respondents live in Bath The greatest number (26.8%) of the respondents have lived in Bath Township for over 20 years. 25 respondents (13.2%) reported that they did not reside in Bath Township. Table A.2 15 40 Percentage �3. According to the map below of Bath Charter Township, where do you live in Bath? The survey included a colorized map that showed the subareas and asked respondents to tell what subarea they lived in (Map A). A total of 139 respondents answered this question. Many of the respondents that did not answer this question may have been nonresidents from question 2 (Table A.2). The greatest number of the respondents came from Subarea Six, the Park Lake subarea. Almost equal numbers came from Subareas Three and Four, the Downtown and Rose Lake subareas. These three subareas accounted for 72% of the total respondents. Only one respondent reported living in Subarea Seven, the Chandler subarea. Map A.1 4. How did you access this survey? Almost half (48.4%) of respondents to this question accessed the survey from the Bath Charter Township Facebook page. The two next most popular sources were the Tri-County Bicycle Association’s website and Bath Charter Township’s newsletter. It was worth noting that 19 respondents, 12.1%, accessed the survey from the Township’s website, which was not an option on the survey. 5. How frequently do you use different forms of non-motorized transportation? Over 75% of the respondents reported that Frequency of Use for Non-Molorized AC1ivi1ies (as a Percenlage) they walk at least once a week (Table A.3). 100 • At Least Once a Week This was by far the most popular form of • A Few Times a Year Never non-motorized transportation. Over half of 75 the respondents also reported that they biked at least once a week. By contrast, so almost none of the respondents ever ride a 25 skateboard, use a wheelchair, or ride horses. Table A.3 16 �6. To what extent do the following barriers limit your current use of non-motorized transportation? Respondents were asked to consider what barriers limit their use of non-motorized transportation (Table A.4). Of the respondents that answered this question, the most common barriers that limit respondents’ use of nonmotorized transportation are a lack of close trails, paths that do not connect to each other, and paths that do not lead to desired destinations. How Do These Barriers Limit Non-Motorized Transport? Moderate to Completely • n n Lack of Close Paths to Residence - - ~- Exisi1ng Paths Do Not Connect to SllghllytoNoLlmit Exisitng Pa1hs Concerns over Do Not Go Safety of 'Nhere I Need Exisitng Paths Each Other Poo, Maintenance ofExisitlng Sidewalks Table A.4 7. What elements of a non-motorized plan are most important to you? Respondents were asked what non-motorized plan elements are important (Table A.5). Importance of Features Respondents were able to select more than • one option. Important Moderately Important Unimportant ,:_ • _ Pedestrian and bike safety is overwhelming the most important element of a nonmotorized plan, it being mentioned by over 85% of the respondents. Over half of the respondents also said that trail expansion, trail access, and sidewalk connectivity were important. Connections to schools were deemed unimportant by almost 40% of the respondents. I_1 1_ 1 _I_ Table A.5 8. How important are the following features to a non-motorized path? Respondents were asked to rate the importance of non-motorized path features and were allowed to How Important are these Features? (Shown as a Percentage) select more than one element (Table A.6). Safety was seen as the most important element, followed by trail access and trail maintenance. The least important feature was a physical copy of a trail map. " " . 17 • Safety of Trail I I AccnstoTrail Mainttnaneeol T,all I I WKtlhofT,all DIg1t1IMap Table A.6 I PhyslcalMap �9. If improvements were made to a non-motorized trail system in Bath, how likely would you use this non-motorized path for the following activities? Respondents were asked the likelihood of use for different potential non-motorized improvements and how they would use them. Over 70% of the respondents said that they would either walk or bike for recreation. Non-motorized facilities were not generally seen as viable for errands or commuting. Significant Areas in Bath Township I SlgnlricanceasaPetcent Park Lake I BalhSC:hools I Downtown BengelWlldbfe Centet Couzens Memorial I I ""' I Haslim I Balh GotfCourses I Chanelle, Crossing I 0 20 40 60 80 Table A.7 10. What do you believe are the most significant areas of interest to Bath Township? Please select all that apply. Respondents were asked to consider specific areas in Bath Township that might be interesting (Table A.7). Respondents were allowed to select more than one area and were allowed to write in an area that was not listed. Among respondents, Park Lake was seen as the most significant area of interest. Other significant areas are Bath schools and downtown Bath. The lowest rated areas were the Bath golf courses and Chandler Crossing. 11. How important are these features to a nonmotorized pathway system? Respondents were asked about the importance of features on a pathway system (Table A.8). Respondents were able to select more than one feature. Importance of Features (as a Percent) • 100 Important Modl!f• te • 75 50 Most of the respondents reported that they would like to see pedestrian amenities, such as benches or trash cans, along non-motorized trails. An almost equal number said that they would like to see wayfinding/directional signs. Water fountains and information stations were the most unimportant features. 25 Pedestrian Amenities Wayfindlng Signs Blcycle Racks lnfom,atlve Stations Table A.8 18 Water Fountains IJnimpol'tant �Financing Tools for Non-Motorized Investments (as a Percent) I I 1 Grants I Existing Township Funds 1 Crowd funding/ Fundraising I I I I Millage I Bonds/Loans I 12. What types of financing tools would you consider supporting for non-motorized investments? Please select all that apply. Respondents were asked to consider what financing tools they would use to fund nonmotorized improvements (Table 3.9). Respondents were able to select more than one financial tool. Personal User Of Registration Fees The most popular financing tool was grants, with over 70% of respondents supporting this method. Over 60% of respondents also supported crowdfunding and using existing Table A.9 Township funds. The most unpopular funding source was a special assessment, but loans and user fees also lacked support as well. Special ~ Assessment 13. Do you have any other thoughts, suggestions, or ideas about a non-motorized pathway system in Bath Charter Township? Fifty-Four respondents took the time to write in additional comments. Ten respondents said that more paths would be beneficial because of busy roads and increased safety. Eight respondents wanted more non-motorized connections to surrounding communities. Seven respondents asked for more connections to Park Lake while another seven asked for bike lanes on Park Lake Road. Ten respondents generally indicated that a non-motorized system would be a waste of money. 19 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Bath-Charter-Twp_Non-Motorized-Plan_2017 Creator An entity primarily responsible for making the resource Planning Commission, Bath Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2017 Title A name given to the resource Bath Charter Township Non-Motorized Plan Description An account of the resource The Bath Charter Township Non-Motorized Plan was prepared by the Planning Commission in 2017. Subject The topic of the resource Walkways (Trails) Bath Charter Township (Mich.) Clinton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a6118a84136aada3ec32ed1244d5a914.pdf c2039573b38007b6a3855bfd046ed56e PDF Text Text Lakes to Land Regional Initiative Uni q u e Re g i o n . Uni q u e Co m m u n i t i e s . S h a r e d Vi s i o n Bear Lake Township Master Plan ADOPTED SEPTEMBER 6, 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �BEAR LAKE TOWNSHIP MASTER PLAN SEPTEMBER 2014 ACKNOWLEDGEMENTS Township Board Vern Best Supervisor Deanna Pattison Clerk ALLIANCE FOR EcoNoMrc SucoEss Julie Griffis Treasurer Janette May Trustee Jeff Harthun B R CD Beckett&Raeder Trustee Planning Commission Bill Ringel Chair Cindy Zatarga Vice-Chair Kristie Harless Secretary Janette May Lakes to Land Leadership Team Representative, Trustee Floyd Bowling Planning Commissioner Zoning Board of Appeals Tom Amor, Sr. Chair Kristie Harless Secretary Jeff Harthun Trustee CHARLES STEWART MOTT FOUNDATION Neil Nystrum Richard Dansby Board of Review Vern Best Secretary Joan Krus Gary McBride Prentiss Ware, Jr. Zoning Administrator Vern Bowling Township Assessor Ginny Martz �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Bear Lake Township People and Land History of Bear Lake P-1 Expectations P-5 Cornerstone P-6 People and Places P-13 Infrastructure P-23 Land P-31 Action Plan P-43 Appendix A i Appendix B xi Appendix C xli Appendix D lv Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the 1.8 Manistee Historic Salt and Logging Operations . . ,-~ L - •.' .. L .. . Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Ho mestead livp. Beulah Elberta L e k a M ic g hi I Benzonia ·-·--------~- an BENZIE CO. Frankfort 1 GRAND TRAVERSE CO. Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i--- ----- -7- Platt Lake I - : 'I' Colfax 1\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Springdale 'l\vp. Cleon 'l\,•p. Bear Lake - - - - - - - - - -1. Bear Lake Maple Gi-ove 1\vp. Onekama M~1ill~ 'fwp, Llcar Lake 'J\vp. Kaleva Portage Lake Brown Twp. l I Dkkso n 1\vp. I I ' I I Manistee --- --- --- --- --f-- -- ------ ------ -- -- -- -- -- -- -- -- -- -- - Eastlake Norman 'l\vp, Suunach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND MANISTEE CO. LAKE CO. 0 Area of Influence J 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library ---. Area of Influence "---- Participating Communities ,I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement a Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 B R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary 8 R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R ; Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 6 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R Beckett&Ra~der �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse B R I Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MAN ISTO: 0 T\ '1A~TER l'LAS 2008 Adopl~d JanuorJ' 10.10,19 A Manistee County UUUf.. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... Uniq,,t°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i at i v e Bear Lake Township People and Land ADOPTED S e p t e m b e r 6, 2014 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | The Bill of Rights THE Conventions of a number of the States, having at the time of their adopting the Constitution, expressed a desire, in order to prevent misconstruction or abuse of its powers, that further declaratory and restrictive clauses should be added: And as extending the ground of public confidence in the Government, will best ensure the beneficent ends of its institution. RESOLVED by the Senate and House of Representatives of the United States of America, in Congress assembled, two thirds of both Houses concurring, that the following Articles be proposed to the Legislatures of the several States, as amendments to the Constitution of the United States, all, or any of which Articles, when ratified by three fourths of the said Legislatures, to be valid to all intents and purposes, as part of the said Constitution; viz. ARTICLES in addition to, and Amendment of the Constitution of the United States of America, proposed by Congress, and ratified by the Legislatures of the several States, pursuant to the fifth Article of the original Constitution. Amendment I: Congress shall make no law respecting an establishment of religion, or prohibiting the free exercise thereof; or abridging the freedom of speech, or of the press; or the right of the people peaceably to assemble, and to petition the Government for a redress of grievances. Amendment II: A well regulated Militia, being necessary to the security of a free State, the right of the people to keep and bear Arms, shall not be infringed. Amendment III: No Soldier shall, in time of peace be quartered in any house, without the consent of the Owner, nor in time of war, but in a manner to be prescribed by law. Amendment IV: The right of the people to be secure in their persons, houses, papers, and effects, against unreasonable searches and seizures, shall not be violated, and no Warrants shall issue, but upon probable cause, supported by Oath or affirmation, and particularly describing the place to be searched, and the persons or things to be seized. Amendment V: No person shall be held to answer for a capital, or otherwise infamous crime, unless on a presentment or indictment of a Grand Jury, except in cases arising in the land or naval forces, or in the Militia, when in actual service in time of War or public danger; nor shall any person be subject for the same offence to be twice put in jeopardy of life or limb; nor shall be compelled in any criminal case to be a witness against himself, nor be deprived of life, liberty, or property, without due process of law; nor shall private property be taken for public use, without just compensation. Amendment VI: In all criminal prosecutions, the accused shall enjoy the right to a speedy and public trial, by an impartial jury of the State and district wherein the crime shall have been committed, which district shall have been previously ascertained by law, and to be informed of the nature and cause of the accusation; to be confronted with the witnesses against him; to have compulsory process for obtaining witnesses in his favor, and to have the Assistance of Counsel for his defence. Amendment VII: In Suits at common law, where the value in controversy shall exceed twenty dollars, the right of trial by jury shall be preserved, and no fact tried by a jury, shall be otherwise re-examined in any Court of the United States, than according to the rules of the common law. Amendment VIII: Excessive bail shall not be required, nor excessive fines imposed, nor cruel and unusual punishments inflicted. Amendment IX: The enumeration in the Constitution, of certain rights, shall not be construed to deny or disparage others retained by the people. Amendment X: The powers not delegated to the United States by the Constitution, nor prohibited by it to the States, are reserved to the States respectively, or to the people. The Bear Lake Township Master Plan is intended to provide guidance with regard to future decisions related to land use. A Master Plan cannot, in itself, control land use and development. Only a zoning ordinance can do that. �Figures, Maps, Tables 4.1: Bear Lake Township plat map, 1903 P-3 4.2: Demographic dashboard P-14 4.3: Bear Lake Township net worth, including Village P-16 4.4: Bear Lake Township poverty by household type, including Village P-17 am Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity 4.5: Non-retail to retail earnings in Bear Lake Township, including Village P-18 friendship4.6: no Bear inhabiting. Goodness doubtful material has denoting suitable P-19 she two. Lake Township average commute drive time area, including Village Bear Lakepoor Township seasonal vacant He housing table, including Village P-20 mean she 4.7: way and bred theyand come. otherwise me incommode 4.8: Road conditions P-24 4.9: Trails P-25 4.10: Renewable energy potential P-27 4.11: Proposed Merit fiber-optic network P-28 4.12: Broadband service inventory in Benzie and Manistee Counties P-29 4.13: Land dashboard P-32 4.14: Natural features map P-33 4.15: Existing Land Use chart and map P-34 4.16: Average parcel size table P-36 4.17: Resources and development land use table P-36 4.18: Future land use map P-39 4.19: Land use patterns P-40 4.20: Zoning plan P-41 4.21: Action plan P-43 4.22: Map of Bear Lake xiv 4.23: Map of Chief Lake xv 4.24: Map of James Lake xvi 4.25: Hydrology Map xviii 4.26: Wetland Map xix 4.27: Water Quality Testing Locations Map xx 4.28: Historic Farms xxiii 4.29: Road Map xxviii 4.30: Road Right of Way xxix 4.31: Plat Map xxxviii by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 onq /'I o R r L M "h Photo: Up North Memories by Don Harrison History of Bear Lake A century and a half ago, the Township was covered by one solid “mixed hardwood” forest. The only exceptions to this were in the northwest corner of the southern borders of the Township where the pine timberland was picked up at an early date by lumbermen. The balance of the land remained vacant until Congress passed the Homestead Act in the early 1860s. This Act, which provided free land to bonafide settlers, went into effect on January 1, 1863, and resulted in an immediate influx of pioneers interested in agriculture. The first settlers are believed to be the Russell F. Smith family, who arrived about the first of September 1863, and took up 172 acres of land on the south side of Bear Lake. The Smiths were followed within a short time by the families of Simeon Anderson, Francis Buckner, and John Edmonson. These people and most early settlers were interested in agriculture. Each started with 160 acres of hardwood forest and proceeded to clear land and plant crops. It was a very difficult task, and yet those who persevered (and the majority did) were rewarded with prosperity and good farms. Bear Lake Township was organized as a legal entity early in 1865, but did not achieve its present boundaries until 1870. The first Township election was held in the Spring of 1865 at the home of Simeon Anderson. The honors of first supervisor went to Simeon Anderson; first clerk to H.M. Hannaford, and first Treasurer to D.E. Sibley. The first school was in a small log building, erected for this purpose on the farm of J.B. Mason, the first store appears to have been a small room in the Simeon Anderson home, and a well-stocked store was established by T.A. Tillson previous to 1870. The Bear Lake Post Office opened for business on April 27, 1865, in the home of the first postmaster, Jerome Hulbert. By 1870, the Township had attained a population of 417 living in 91 homes. The assessment rolls for that year show the value of real estate at $10,551 and the value of personal estate at $16,863 for a total equalized valuation of $27,414 on 11,279 acres. By 1881, the total equalized valuation had jumped to $58,760 on 20,029 acres. As the first settler, Russell F. Smith had chosen his land with the idea of a future village. To this end, he offered 12 acres of land to anyone who would come in and start a village. His offer was accepted by a firm which would become �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 known as Carpenter & Harrington, comprised of John S. Carpenter and Eliphlate Harrington. These men built a small store, a boarding house, a steam saw, and a grist mill on the site of the present village. Their enterprise was apparently none too successful, for in the spring of 1873, they sold out to George W. and David H. Hopkins. Starting with just three or four buildings from Carpenter & Harrington, the Hopkins Brothers soon developed the Village of Bear Lake into the major service center for rural population. Hopkins immediately built an improved saw and grist mill. The following year, 1874, the firm platted 88 acres for the Village. On June 1, 1876, the Bear Lake Tram Railway, utilizing horse-drawn freight cars, commenced operation connecting the growing village with the docks at Pierport. In 1881, a new grist mill was built, reportedly the first roller mill in the State. Finally in 1882, the Hopkins Brothers built the Bear Lake & Eastern Railroad to replace the horse-drawn cars with a team of locomotives, steel rails, and suitable equipment. Throughout this period, new businesses opened almost monthly on Lake Street in the Village. While George and David Hopkins may have founded the Village of Bear Lake with the idea of developing a private lumbering enterprise, the sawmill and railroad had a decided influence on the surrounding area. In clearing their farms, the homesteaders produced vast amounts of forest products. It was only practical to haul logs or cordwood distances of under five miles, which left most Township residents without a market for these products. Consequently, for the first decade of settlement, these products were simply burned as the most efficient means of disposal. With the construction of the large sawmill in 1873, the Hopkinses immediately commenced buying logs from nearby farmers. Finally, with the construction of the Tram Railway in 1876, cordwood was shipped to Pierport for marketing in Chicago and Milwaukee. At the very minimum, this market for forest products would have doubled the income of homesteaders, while for the ambitious, income probably increased fivefold. Because of this, the farms of Bear Lake Township developed into extensive, productive units during the last part of the 19th century. Shortly after the turn of the century, the Township enjoyed the peak of this early prosperity. Population reached 1,595 in 1904. There were 207 farms in the Township, with 12,114 productive acres. This land was worked by 583 horses and produced 97,441 bushels of grain, 74,098 bushels of potatoes, 46,000 bushels of apples, and many other products. The Village serving this area had a seemingly endless list of businesses: three general stores, a furniture store, dry goods store, meat market, drug store, bank, canning factory, flour mill, creamery, and a hotel. Individuals providing professional services included: three Photo: Up North Memories by Don Harrison doctors, a dentist, a watchmaker, a shoemaker, a photographer, and a barber. Communication with the outside world was via a daily stage line connecting with the railroad at Chief. By this date, the majority of the forest products had been harvested from the farmland. Because of this, the large mills were dismantled and in 1903, the Bear Lake & Eastern Railroad was taken up and shipped to another state. The original pioneers were passing on and their children or grandchildren frequently chose an easier life in a far away city. The natural fertility originally found in the soil under the hardwoods had been exhausted and farmers found it difficult to produce the record crops of the early years. All of these factors precipitated a general exodus from the Township which probably peaked immediately after World War I. In 1920, the population had dropped to 1,217, but the annual Bear Lake picnic held the following year in a park near the city of Detroit had over a thousand attendants. The 20th century has seen a steady continuation of the trends started early in the period. Agriculture has continued to decline with a gradual conversion by the remaining farmers to the fruit crops, which are ideally suited for the climate. Tourism has risen in importance as resorters and descendants of the early pioneers have returned to the area as a favorite vacation land. The Township has evolved as a pleasant community involved in a broad spectrum of business and industry. ­— Excerpted from the 2002 Bear Lake Township Master Plan �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 ··f·· ".~p (,·,·,·,·(,"t'REAR "i I· 11111 I 1 .... LAKE' ~ II 1111 if ,"((((((,•,·( Tnw11sllip 23 North Manistee County Plat Book 1903 ,., L ., L < ,.... 0 .. w �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 Expectations Vision session attendees provided an exceptionally clear picture of their preferred future in Bear Lake Township: a dynamic downtown that is bustling with activity, replete with services, and a true gathering place for all, nestled next to a clean, healthy Bear Lake. Although just 16% of Bear Lake Township residents live within its only village, participants at the visioning session made their first priority a vibrant, revitalized downtown—by a margin of nearly 2 to 1 over the next item, and at least 4 to 1 over everything else. They believed that the things they had done together were the things they had done the best, putting fire/emergency services and community activities at the top of their list of things to be proud of. When asked who should be involved in shaping their future, they split top support evenly between the business community and service organizations, then distributed the rest among property owners, school officials, and the road commission. Visioners also dreamed of good infrastructure. Access to parks and lakes, trails for biking and walking, and a community center comprised half of the priority list; discussions about strategies to achieve these things included addressing the condition of roads and sidewalks. The restaurant and grocery store they wished for hinges on good sewerage. Communication is among the most important tools in the Bear Lake Township toolbox for making these dreams into reality. Downtown vibrancy must be achieved at the nexus of business owners and community members. Planning a community center should seek input from both successful examples and potential users. The school could be a potential partner in building trails. What could hold such a cohesive community back from reaching all its hopes and dreams? Participants overwhelmingly cited a usual culprit: lack of money. They acknowledged the need to secure funding for at least three of their top four priorities, suggesting avenues that ranged from grant applications to investors to fundraising. The number of votes received for the rest of the barriers were so small in comparison that items like encouraging participation, communicating more effectively, recruiting volunteers, and even avoiding political battles look perfectly doable. The following pages present “Cornerstones,” or goals formulated by the Bear Lake Township Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Develop local bike and hiking trails with connections to regional non-motorized networks. Currently Bear Lake Township lacks local and regional non-motorized trails. This is unfortunate because well-planned and maintained non-motorized trail networks provide a conduit for recreation activity and tourism. Communities that have trail networks benefit from an inflow of tourism dollars into the local economy. This economic impact and benefit is well documented in national and regional non-motorized trail studies, and economic models suggest that each dollar spent by a tourist/visitor using a trail has a multiplier of $1.26 in the local economy. The Northwest Michigan Regional Non-Motorized Strategy (2008) does not include a regional trail through or near Bear Lake Township. Priority trails proposed for Manistee County include completing the route in the City of Manistee and connecting with the route around Manistee Lake, creating a trail from Manistee to Onekama, installing a trail from the High Bridge to Thompsonville through Kaleva, building a trail between Onekama and Arcadia, and creating a trail from Manistee Lake / Eastlake to High Bridge. Building blocks 1. Establish a township non-motorized trail network using the existing county road network. 2. Include in the Township Parks and Recreation Plan a formal trail network which utilizes the county road network but also proposes alternative non-road alignments. 3. Make sure local plans are incorporated into Lakes to Land collaborative initiatives and regional non-motorized plans. 4. Collaborate with Onekama Township, Arcadia Township, and Pleasanton Township on a sub-regional network to link Lake Michigan, Arcadia Lake, Portage Lake, and Bear Lake as as regional assets. 5. Investigate the development of a regional trail utilizing Potter Road to connect US-31 (Bear Lake) with M-22 (Pierport and Arcadia). Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Cornerstone Create a revitalized and vibrant downtown in the Village of Bear Lake. The Village of Bear Lake downtown is nicely located on Bear Lake along US-31. Although the township has minimal jurisdictional influence on the course of downtown Bear Lake, it is nonetheless a major stakeholder in the downtown. The downtown defines the physical and economic condition of both the village and the township; as a result, it is important for the township to establish a public policy in its master plan which encourages and supports revitalization of downtown Bear Lake. For example, if the Village of Bear Lake established a downtown development authority, the township would have the ability to decide if it wanted to participate in that revitalization through a contribution of its millage. Therefore, the township is a stakeholder in the revitalization of downtown. When a family decides in which community to locate, that decision often involves the quality of the school system, the availability of work, access to recreation, and the condition of the downtown. A vibrant and viable downtown is an important economic component to the Township. Building blocks 1. Identify in the community master plan a public policy which encourages the revitalization of downtown Bear Lake. 2. Encourage the Village of Bear Lake to establish a downtown business association or downtown development authority; if a downtown development authority is established by the village, the township would agree to participate. 3. Limit the amount of commercial development in the township along US-31, and encourage retail and service businesses to locate in the Village downtown. 4. Encourage appropriate development and conformance with current building and fire codes. 5. Redevelop uderutilized and brownfield properties in the downtown area. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Establish a park system with a combination of outdoor and indoor recreation facilities and enhanced access to the Bear Lake and Chief Lake. Bear Lake Township, the Village of Bear Lake and Pleasanton Township all share access to Bear Lake, which is a draw for many year-round and seasonal residents. Although residents and visitors have access to areawide lakes, local public schools, and state and national forests, many of the communities lack basic recreational assets like playgrounds, bike paths, and parks designed for outdoor events. The combined 2010 US Census population of the three communities was 2,855 residents. Based on the number of seasonal housing units, the summer population can easily increase by another 1,500 residents. Collectively, the three communities could support a small park system and program. Building blocks 1. Collaborate with the Village of Bear Lake and Pleasanton Township on the prearation of a joint 5-Year Michigan Department of Natural Resources Recreation, Open Space, and Greenway Master Plan. 2. Investigate with the Village of Bear Lake and Pleasanton Township the feasibility of establishing a regional recreation authority. 3. Focus initial efforts on updating the waterfront park in the Village of Bear Lake. 4. Identify sites and establish land use plans and zoning that preserve scenic vistas and cultural and historic sites. 5. Identify sites to add additional recreational access to Bear Lake and Chief Lake and the watershed to support natural resource-based tourism. 6. Improve wayfinding to access areas through signage, maps within village and township, and the Explore the Shores web site. 7. Set up a boat cleaning station at one of the two public access sites to Bear Lake. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 Cornerstone Improve the quality of our surface water and groundwater. The Greater Bear Watershed extends into 13 townships, 3 villages, and the Little River Band of Ottawa Indians reservation, encompassing a total of 204 square miles or 130,800 acres. Approximately 83% of Bear Lake Township (18, 938 acres) is located within the Greater Bear Watershed. Land surrounding Bear Lake forms the Bear Lake Subwatershed which outlets to Little Bear Creek. The inland lakes, including Bear Lake, and the numerous tributaries are recreational, cultural, wildlife, and tourism assets for Manistee County. Bear Lake is the largest of the inland lakes within the watershed. The quality of surface water is influenced by a variety of sources including septic fields, feed lots, gas and oil exploration, land use, and inappropriate storage and disposal of materials. In addition to surface water, groundwater is important because it is the primary source of potable drinking water for residents. Again, the quality of the groundwater can be influenced by the same sources. Because water, both surface and groundwater, is so important to the health of residents and the economy, its protection and improvement is vital. Building blocks 1. Support adoption of local ordinances that prohibit artificial feeding of waterfowl in or on the riparian properties adjacent to Bear Lake. 2. Conduct an assessment of agricultural management practices with the farming community to determine properties on which to implement best management practices (BMPs). 3. Develop a shoreline inventory of Bear Lake to identify priority locations for restoration projects. 4. Set up a boat cleaning station at one of the two public access sites to Bear Lake. 5. Support enforcement of wellhead protection ordinances. 6. Support development of a locally generated and state approved contingency plan and training for first respondents for road accidents involving fuel or other hazardous materials to minimize runoff to surface waters of Bear Lake and Bear Creek. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 0 Cornerstone Eliminate blight. The State of Michigan Brownfield Redevelopment Authority Act (PA 381 of 1996) defines “blight” as property which 1) has been declared a public nuisance in accordance with state and local building, housing, plumbing, fire, or local ordinance, 2) is an attractive nuisance to children, 3) is a fire hazard, 4) has utilities serving the property or buildings in such disrepair that the property is unfit for its intended use, 5) is tax reverted, 6) is owned by a land bank, or 7) has sufficient demolition debris buried on the site that it is unfit for its intended use. So, blight comes in many forms—and in all of them, it is the responsibility of the local unit of government to monitor and manage its removal. Building blocks 1. Adopt and enforce a blight ordinance. 2. Adopt a local property maintenance ordinance. 3. If a parcel has contaminated property, work with the Manistee County Brownfield Authority on remediation efforts and strategy. 4. Encourage coordinated local township and village adoption and enforcement of clean-up requirements for blighted properties to preserve property values and quality of life. 5. Investigate collaboration with the Village of Bear Lake on combined code and zoning enforcement services. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 3 Photo: Janette May People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and an area of bustling economic activity attracts people looking to share in its benefits. Bear Lake Township thundered through Michigan’s millennium-opening population slide with hardly a break in its stride. Just over 200 people had arrived in the township between 1990 and 2000, and 163 more followed between 2000 and 2010 to bring the Census total to 1,751. (Under Michigan law, villages are considered to be part of the surrounding township, so these and other statistical totals include the Village of Bear Lake except where indicated.) Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may talk about buildings, but it tells us much about the actual people we call neighbors. Bear Lake Township’s 1,031 housing units provide the shelter for its 746 households. This represents about 1.38 housing units per household, a figure that accounts for housing units which do not have a household permanently attached to them but are instead for “seasonal or recreational use.” A detailed discussion follows under “Seasonal Fluctuations.” The average household size is 2.48 persons, the second largest in the region. About one-fifth of the homes (198) were built before 1939, representing the largest proportion of the overall housing stock, and another 16% were built during a runner-up boom in the 1990s. Outside of these two decades, the township has experienced a remarkably steady residential development, increasing housing stock by about 10% every 10 years. The median home value is $129,800, and about 57% of the owner-occupied homes have a mortgage. The �Demographic Dashboard - Bear Lake Twp. - Population 2,000 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan 3.0% 1,000 2.0% 500 1.0% 0 0.0% 1990 2000 2010 Population Growth 4.0% 1,500 2016 (proj.) 2000 -1.0% 2010 • • • 10% 13% 11% • 13% 19% • 58% 10% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. United States 2% 12% • 10% • 42% 14% • • • 16% • • • • 44% • Classifications modified from HUD guidelines, using the state median income of $48,432. 15% Work 1% 7% 27% • 76% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.48 Prosperity Index person average household size Ratio of jobs to workers Ii~--------' 0.94 5 396 1000 t=I----------' 1000 Ratio of manufacturing workers to retail workers II H-----------" 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.23 _ _ _____,_______ , -1 -------l~- 1- 5 Workers in arts and entertainment 20.7% t=I-----11- - - - - ~ 100% Higher educated residents (bachelor’s degree or higher) I ~I 22.3% 100% 11----------100% Jl~I -----------' 100% Households receiving food stamps l l- - - - - 100% Households receiving cash assistance I workers who commute 81% commuters who drive alone 22.4 minute average commute Employment 694 jobs 736 workers 13% Income $39,309 median household income median earnings for workers $40,139 male full-time, year-round earnings $26,063 Children in poverty 5.0% Commuting 96% $20,806 People in poverty 9.8% 22% bachelor’s degree or higher civilian veterans 100% 15.6% high school graduate or higher 12.3% - 1J.. . __I- - - - - - - ' 11.4% population enrolled in school unemployment rate Residents not completing high school 11.2% Education 26% 89% Number of goods-producing jobs per 1,000 residents 1.06 $725 median gross rent Number of jobs per 1,000 residents 43 $129,800 owner-occupied median home value female full-time, year-round earnings 11% population in poverty 15% children in poverty Top Industrial Sectors 19% educational services 12% l ~.....-1 -------' 100% arts, entertainment, and recreation 11% retail trade �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 median gross rent is $725. Utility gas heats the most homes (47%), followed by bottled, tank, or liquid petroleum (propane) gas (28%). Wood and fuel oil / kerosene each heat about 11% of homes. In a few houses, electricity (3.5%) or other fuel (0.5%) stave off the northern Michigan winter. Education Of the 35 or so core statistics collected on each of the Lakes to Land communities, Bear Lake Township represented the median value in almost a third of them, perhaps suggesting an embodiment of some quintessential characteristic of the region. Such is the case with citizens who have earned a bachelor’s degree, which describes 23% of the township’s residents. With regard to primary and secondary education, however, the numbers stray from the middle way. The proportion of residents enrolled in school of any kind is 26%, ranking fourth among L2L communities. This is a consequence of the township’s median age of 43.1, the fifth youngest in the region. The 89% high school gradation rate is higher than in Manistee County, Michigan, the United States, and nine of its regional neighbors. Income Here, the medians really get going. There were as many Lakes to Land communities with a higher median household income than Bear Lake Township’s ($39,309) as there are with a lower median household income—a median median household income—and such was also the case with median earnings for all workers ($20,806). Median earnings for full-time, year-round male workers ($40,139) also took the center ranking, but median earnings for full-time, yearround female workers ($26,063) dropped to two positions below the regional median. The difference was less pronounced among all 736 workers than among the 412 full-time, year-round workers: there, median earnings for men ($26,174) were just under $5,000 more than for women ($23,326). This may be partly attributable to male workers’ dominance in the three North American Industrial Classification System (NAICS) categories with the highest earnings: 67% of public administration workers ($51,667) and 100% of workers in transportation / warehousing ($50,417) and educational services / social assistance ($49,063). The genders were much more evenly split in the top earning categories among all workers, with females constituting 61% of workers in finance / insurance ($40,625), 26% of transportation / warehousing ($38,438), and 70% of educational services / social assistance. The poverty rate in Bear Lake Township is 11.4%, slightly higher than the median but solidly in the middle tier among Lakes to Land communities and below the state and national rates (14.8% and 13.8% respectively). The rate of poverty among Bear Lake residents younger than 18, 15.6%, again represented the L2L median; it was lower than all of the aggregated benchmarks (range: 17.1%-20.5%). A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. As shown in Table 4.3, the ratio in Bear Lake Township is 3.01. This is among the higher ratios in the region (nine communities have a ratio of 2.93; the highest is 3.23). It is also higher than that of Benzie County, Michigan, and the United States (2.58, 2.65, 2.41) but lower than Manistee County (3.02). Occupations This section talks about the occupations and professions in which the residents of Bear Lake Township work, whether or not their places of employment are within the township limits. 4.3: Bear Lake Township net worth, including Village Assets Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Total Liabilities Original Mortgage Amount Vehicle Loan Amount Total Net Worth Assets / Liabilities $3,134,892 $7,356,173 $255,289 $19,525,641 $30,271,995 $8,429,170 $1,620,247 $10,049,417 3.01 Source: Esri Business Analyst �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 Single-headed households The vulnerability of one type of household to poverty deserves particular mention: that of single-headed households with dependent children. Although the Census does provide a count of male householders with children and no wife present, it presents only female-headed households in its poverty statistics; most of the research literature follows the same form. This is attributable to two reasons: first, female-parent households make up 25.4% of all families while male-parent households make up just 7.3% (in Bear Lake Township, those figures are 14.7% and 3.5% respectively), and second, the 80% female-to-male earnings ratio (81% in Bear Lake Township) exacerbates the poverty-producing effect. Children in single-headed households are by far the group most severely affected by poverty in Bear Lake. As Table 4.4 shows, one in six of the township’s 253 households with children lives below the poverty level, but over half of the 43 female-headed households with children are poor. Stated another way, this means that 63% of the poorest families are headed by single females. Support to single-headed households provides an opportunity to have an appreciable, targeted impact on the well-being of Bear Lake Township’s most vulnerable citizens. Flexible work and education schedules, support of home-based occupations, innovations in high-quality and affordable child care, and enforcement of pay equity are all tools that can be used to accomplish such support. The most prevalent field among Bear Lake Township’s 736 civilian workers is the one that encompasses art, entertainment, recreation, accommodation, and food services. Twenty-one percent, or 152 workers, cite an occupation in these fields. The second most common industry group was educational services, health care, and social assistance, in which 120 workers (16%) serve. Construction and services (excluding public service) rounded out the majority of fields represented (10% and 11% respectively). The occupational group comprised of educational services, health care, and social assistance is the fourth highest-paying category in Bear Lake Township, with a median income of $37,500. The other three groups 4.4: Bear Lake Township poverty by household type, including Village Income in the Past 12 Months is Below Poverty Level All families With related children under 18 years With related children under 5 years only Married couple families With related children under 18 years With related children under 5 years only Families with female householder, no husband With related children under 18 years With related children under 5 years only All people Under 18 years Related children under 18 years Related children under 5 years Related children 5 to 17 years 18 years and over 18 to 64 years 65 years and over People in families Unrelated individuals 15 years and over mentioned above, however, represent three of the four lowest median incomes, ranging from $13,333 to $19,908 (agriculture, forestry, fishing, hunting, and mining is the lowest-paid occupation in the township). Overall, 45% of the township’s workers are employed in the four lowest-paying occupations. Retail and Business Summary This section talks about the businesses and jobs within Bear Lake Township, whether or not the proprietors and employees are residents of the township itself. The business summary generated by Esri counts 102 businesses employing a total of 694 people within the 9.4% 15.0% 16.7% 3.2% 5.2% 0.0% 36.4% 55.6% 45.0% 11.4% 15.6% 15.6% 20.0% 13.9% 10.0% 11.1% 7.1% 9.6% 23.5% Source: American Community Survey, 2006-2010 township’s borders. When compared with the residential population of Bear Lake Township, this equates to 396 jobs per 1,000 residents—again representing the median among Lakes to Land communities, as does its 43 goods-producing jobs per 1,000 residents. The largest concentration of businesses was in retail trade; those 15 establishments comprise just under 15% of all businesses. That category was followed by “other services (except public administration),” which made up 13% of the business community, and then construction (11%) and accommodation / food services (10%). The greatest number of employees (130, or 19%) work in educational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 services. About 12% of employees are in arts / entertainment / recreation, and another 11% work in retail trade. This is significant because nationally, the median earnings of workers in retail, entertainment, and hospitality occupations are about half of the median earnings of all other occupations. Although it is not a direct comparison, we can get a sense of this disparity in wages between nonretail jobs and those in retail, arts, accommodations, and food service by multiplying the median earnings in each industry by the number of workers in that industry, then dividing the resulting aggregate income for each category (non-retail and retail, arts, etc.) by the number of workers in it. This average of weighted median earnings, shown in Table 4.5, estimates that retail, arts, accommodation, and food service workers in Bear Lake Township earn about 75% as much as non-retail workers. The wage discrepancy is not quite as dramatic as it is at the national level, but still worth noting given that these categories represent two of three most prevalent employment opportunities in the township. Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a 4.5: Non-retail to retail earnings in Bear Lake Township, including Village Industry Workers Educational services, and health care and social assistance Other services, except public administration Construction Manufacturing Agriculture, forestry, fishing and hunting, and mining Public administration Professional, scientific, management, administrative, waste management services Wholesale trade Transportation and warehousing, and utilities Finance and insurance, and real estate and rental and leasing Total Average of weighted median earnings Retail, art, accommodation, food services Arts, entertainment, and recreation, and accommodation and food services Retail trade Total Average of weighted median earnings 120 78 72 55 53 48 43 21 19 18 527 Median earnings Weighted median earnings Non-Retail $37,500 $13,333 $22,000 $23,125 $12,396 $36,250 $25,875 $20,625 $38,438 $40,625 $4,500,000 $1,039,974 $1,584,000 $1,271,875 $656,988 $1,740,000 $1,112,625 $433,125 $730,322 $731,250 $13,068,909 $24,799 152 52 204 $19,808 $16,667 $3,010,816 $866,684 $3,877,500 $19,007 “Information” median fell in the lowest interval of an open-ended distribution. Source: American Community Survey 2006-2010 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 4.6: Bear Lake Township average commute drive time area, including Village county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. Ninety-six percent of Bear Lake Township’s workers have some sort of commute, with an average travel time to work of about 22.4 minutes. Both of these figures are in the upper half among Lakes to Land communities and roughly in line with county, state, and national averages. Figure 4.6 shows the Bear Lake Township “workshed,” or the geographic area reachable by this average commute, and we can see that it covers a large proportion of Manistee County. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. household’s second largest CNT’s map has been steadily expenditure. The H+T Index offers expanding its coverage since its an expanded view of affordability, inception in 2008 and now includes one that combines housing and 337 metropolitan areas in the United transportation costs and sets the States. Manistee County has not benchmark at no more than 45 been analyzed, but Benzie County percent of householdMade income. with Esri Business wasAnalyst considered part of the Traverse Under this view, the number of 800-447-9778 www.esri.com/ba Try it Now! City metropolitan area and its affordable neighborhoods drops neighborhoods are among those that to 28 percent, resulting in a net disappear from the affordability map: loss of 86,000 neighborhoods that while the H+T Index shows the average Americans can truly afford.” housing cost to be less than 30% of household income for the whole While the length of commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment. Across the board, driving alone is overwhelmingly the most common method of commuting, and it is the one which maximizes the output of vehicle emissions per commuter. Here again, Bear March 14, 2013 Lake Township has its finger on the mainstream Page 1 of 1pulse: 81% of its commuters drive alone, matching the national figure and representing the Lakes to Land median. On the other end of the spectrum, Bear Lake has about twice the rate of organically �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 0 powered commuters who walk to work (6.1%) as at county, state, and national levels. Agricultural Influence Of the 21,871 acres of land that make up Bear Lake Township, 5,964 (27.3%) have an existing land use category of “Agriculture.” This land represents 121 of the 1636 parcels (7.4%) in the Townhip. Another 554 acres (2.5%) comprising 19 parcels (1.2%) are “Natural Resource Related.” Overall, then, about 30% of the land and 9% of the parcels in the township are devoted to “valueadded” land practices. Esri business analyst lists three businesses coded by NAICS as “agriculture, forestry, fishing, hunting,” employing a total of 14 persons. Fifty-three workers who live in the township used that classification to describe their occupations, making up about 7% of the workforce. Seasonal Fluctuations The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. The result is a cyclical ebb and flow of people through the region, some to stay for a few hours and some for a few months, all driven by Michigan’s intensely seasonal climate. In many communities, the basic goal of every housing unit is to be occupied. The optimum condition is one in which the number of housing units is only slightly larger than the number of households, with a small percentage of homes empty at any given time to provide choice and mobility to households wishing to change housing units. This percentage is the traditional vacancy rate. Seasonal changes in population, such as seen in the Lakes to Land communities, create an entirely new category of housing units: those for “seasonal or recreational use.” Technically considered “vacant” by the US Census because its rules dictate that a household can only attach itself to one primary housing unit, these homes provide a measure of investment by those seasonal populations that cannot be replicated elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goings-on. In some ways, knowing the percentage of seasonal/recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. In Bear Lake Township, 19.7% of the homes are classified as seasonal or recreational, a figure lower than in each of the two Lakes to Land counties (25% and 33%) but several times the state and national rates (5.8% and 3.5% respectively). As shown in Table 4.7, this represents a drop of 52 units from its 2000 rate of 26.7%, whereas the “traditional” vacancy rate doubled in the same time from 6.9% to 12.8% (66 housing units). Taken together, these facts suggest that the impact of the housing crash and Great Recession on Bear Lake Township has been a decline in its seasonal resident population. 4.7: Bear Lake Township seasonal and vacant housing table, including Village Total Housing Units Occupied Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units Seasonal/Recreational/Occasional Use Other Vacant Population Household size 2000 2010 960 639 569 70 321 255 66 1,587 2.56 1,031 696 595 101 335 203 132 1,751 2.48 Change 7.4% 8.9% 4.6% 44.3% 4.4% -20.4% 100.0% 10.3% -3.1% Source: U.S. Census Bureau 2010 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before Photo: Deanna Pattison 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problemsolving in this area—precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 Roads 1 to 10; roads rated 5 and above are considered to be at least “Fair.” The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the road surface from Figure 4.8 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The closeup in the inset reveals poor conditions on 9 Mile Road east of US-31, on US-31 north of Potter Road, on Potter Road west of US-31, and on Milarch Road from Potter Road to the northern border of the township. Potter Road has been resurfaced since the collection of this data. LEELANAU CO. BENZIE CO. y Almira Twp. ..• Lake Twp. I Frankfort Elberta -r -- - - ke Potter Road M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. 4.8: Road conditions M --1 - - - - - - - - - Platt Lake Crystal Lake • Lake Ann Platte Twp. WEXFORD CO. a t B MANISTEE CO. P t la Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. L a Ma MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. ' Springdale Twp. " Cleon Twp. I aTwp. 1 Bear Lake neka,ma r----..:...-4-~ Bear Lake ....JI --------tMaple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake I - ... - ------------------ -•-------· I I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road . ' ' Bcckett&R.'leder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 Trails and regional connections collaboration with Onekama Township, Arcadia Township, and Pleasanton Township, all also currently largely devoid of trails, could form the beginning of a sub-regional network. Finally, a regional trail could use Potter Road to connect US-31 to M-22. As noted in the Cornerstones and can be seen in Figure 4.9, there are not presently any local or regional nonmotorized trails in Bear Lake Township. It’s an absence noted by the citizens, who made the creation of biking, walking, and hiking trails their third highest priority at the visioning session. The preferred method articulated in the Building Blocks for accomplishing this is to use the existing county road network to establish a trail network. Potential The Township is also interested in promoting safe walking and biking in the vicinity of its two baseball diamonds near the school forest southwest of Bear Lake. Access to the fields is via S. Shore Drive, one block north of Potter Road. LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta I I -, -- -- I I I I I Potter Road ! I La I Twp. I ke M ic g hi Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort I I GRAND TRAVERSE CO. Honor WEXFORD CO. 4.9: Trails Benzonia Twp. MANISTEE CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. an Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I nek3ima Bear Lake I I I Bear Lake I I Maple Grove Twp. Onekama Twp. Onekama . ..J- I I Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail • • Bcckctt&Raeclcr �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 Power supply Electricity for Bear Lake Township homes and businesses is available from Consumers Energy Company (Jackson) and from the Cherryland Electric cooperative (Grawn). Natural gas service is available through Superior Energy Company (Kaleva). Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice and Natural Gas Customer Choice programs. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.10 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer Bear Lake Township does not have a public water or sewer system. Residents rely on septic and well systems. The township is not known to have difficulty in installing wells and septic systems, but there are still a number of factors relevant to community development to consider. In order to avoid problems such as inadequate water yield, gas in water, salty water, bacteria contamination, or organic chemical contamination, the community must consider probable causes such as road salting, septic effluent from systems in older developed areas, drainage from slopes into improperly sited residential areas, and failure to protect groundwater recharge areas through a lack of buffer zones and development limitations. Density and intensity of development need to be considered as they relate to septic and well systems, as increased development pressures lead to increasing need for understanding and oversight in well and septic system integrity. In Bear Lake Township, accommodation of an appropriate level of commercial development along US-31 and of new residential properties along the Bear Lake shore may - require investigation into municipal water and sewer systems. Citizens have demonstrated their commitment to protecting the health of Bear Lake by forming three separate entities devoted to that purpose. The Bear Lake Property Owners Association was organized in 1970 to collect scientific and legal information with which to educate the community at large as well as riparian property owners. The Lake Improvement Board, created in 2007, has had success in controlling invasive species such as milfoil. And the Bear Lake Watershed Alliance has brought together jurisdictions around the Lake and along Bear Creek, the Little River Band of Ottawa Indians, the Michigan Department of Environmental Quality, the Grand Traverse Land Conservancy, the Conservation Resource Alliance, and the Manistee Community Foundation to produce a Bear Lake Watershed Management Plan which was approved in July 2013. The Township maintains four access points on Bear Lake and one on Chief Lake. Fire services The Bear Lake Township Fire Department is a rural volunteer fire department with 17 members and three “cadets,” students who are at least 16 and take part in house trainings, shadow fire personnel, and help in emergency situations. The department contracts with Pleasanton Township to offer fire and first response rescue services. Department apparatus includes a 2000 class A pumper, 1999 medium-duty rescue vehicle, 1987 2000-gallon water tender, 1978 pumper, 1984 Wildland truck (on loan from the Michigan Department of Natural Resources), 2011 Kubota UTV rescue/wildland unit, and 2005 Seawolf rescue boat. A 0.75 millage approved by township voters in August 2013 will allow replacement for each of these items once by the year 2036 and three times by the year 2065. A Community Emergency Response Team (CERT) was instituted in 2011. These volunteers are second responders to aid the fire department in emergencies with the potential to last longer than eight hours. In practice, they have also helped with crowd and traffic control at planned events throughout the county and have helped set up emergency shelters during power outages. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.10: Renewable energy potential Wind Resource Power Resource Class W/m2 Potential Bear Lake Township Poor 1 0-200 2 200-300 Marginal 3 300-400 - Fair 4 400-500 - Good 5 500-600 - Excellent s 600-800 - Outstanding 7 >800 - Superb Biomass Resource MetrlcTons/Year Resource Potential <50,000 50,000 -100,000 • Bear Lake Township L Low [""°7 Marginal 100,000 -150,000 Good 150,000 - 250,000 - Very Good 250,000 • 500,000 - Excellent > 500,000 - Solar Resource kVV11/m2/day Outstanding Resource Potential < 3.5 Moderate :> 3.5-4 Bear Lake Township > 4-5 Good > 5-6 Very Good >6 EPA Tracked Sites O Abandoned Mine Land • Brownfield • RCRA 0 Federal Superfund o Non-Federal Superfund ~ Excellent �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 8 4.11: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield DICKINSON Crystal Falls Eckerman Seney Gwinn IRON Watersmeet Sault Ste. Marie, Canada LUCE Munising MARQUETTE ALGER MACKINAC DELTA Sagola St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT Petoskey Charlevoix Gaylord ANTRIM Traverse City LEELANAU Grayling Lake City Cadillac MANISTEE WEXFORD MISSAUKEE GLADWIN OCEANA REACH-3MC Round II Fiber CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Benton Harbor merit Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON OAKLAND Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KALAMAZOO Cassopolis NETWORK INC IONIA Kalamazoo Berrien Springs BERRIEN LAPEER SAGINAW SHIAWASSEE KENT VAN BUREN SANILAC TUSCOLA GRATIOT MONTCALM Grand Rapids HURON Bay City Saginaw Lansing/ East Lansing ALLEGAN BAY MIDLAND Mt. Pleasant Howard City Tawas City IOSCO ARENAC Midland MECOSTA Network Node Gladwin Clare OSCEOLA MASON REACH-3MC Round I Fiber Oscoda West Branch OGEMAW ROSCOMMON Luther Ludington Merit Fiber ALCONA Houghton Lake LAKE Key Mio Rose City CRAWFORD KALKASKA Green Bay Manistee OSCODA Kalkaska GRAND BENZIE TRAVERSE Alpena Hillman OTSEGO Beulah Posen CHEBOYGAN MONTMORENCY ALPENA CHARLEVOIX Menominee Rogers City PRESQUE ISLE MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.12 further shows that the remaining unserved areas are mostly in the inland areas of the counties rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 4.12: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory Empire Township ' Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Benzie County I Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. P -4i BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 Miles P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, ± Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. 0.325 0.65 P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. 0 Solon Township Almira Township I I @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. Kasson Township I Michigan Updated April 1, 2013 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Land Photo: Google Earth Naming a community after a natural feature truly underscores the connection between people and the land on which they live. Obviously, then, the 1800-acre Bear Lake (of which approximately 590 acres are within the township’s 36 square miles) represents perhaps the pivotal feature of the township. The first settlers put their stakes down at its shores, US-31 makes a pass around it, and it has been the basis for collaboration with neighboring Pleasanton Township. But it’s not the only lake in the township. The smaller Chief Lake (160 acres) sits on the southern boundary with Brown Township. Other kettle lakes, formed by glacial ice which broke off and buried under the outwash, dot the landscape: Adamson Lake, James Lake, Lake Emma (all 40 acres), Watson Lake (20 acres), and Cooper Lake (10 acres). Little Beaver Creek runs through the southeast quadrant of the township, while Schimke Creek (also known as Jones Creek) in the southwest corner feeds Portage Lake. Horseshoe Creek sidles out of the township to join Bear Creek to the east. All are trout streams. this plateau. Water retreating from the plateau’s ridges collects in the middle to form wetlands and a small area of surface water. Although it has the greatest elevation range in the region at a difference of 485 feet, this is nearly all attributable to the descent toward Portage Lake in the southwest corner. Much of the township is at a high elevation relative to the rest of the region; only a ridgeline at approximately the boundary between Benzie and Manistee Counties is higher. The steep slopes in Figure 4.14 (page 33) outline Today, over two thirds of the township is dedicated to either agriculture or forest, while about a quarter is used for residential purposes. The remaining land is divided among commercial, institutional, and leisure purposes. Bear Lake Township’s first fortunes came from the blanket of forest that covered it when the first non-Native settlers arrived. When those trees had mostly all been transformed into homes, businesses, fuel, and furniture by the beginning of the 20th century, agriculture arrived in the form of blueberries, apples, and cherries. As the search for energy has worn on, it has led to the discovery of oil and natural gas deposits throughout much of the township. The ground beneath Bear Lake Township, then, has housed us, fed us, and kept us warm. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 4.13: Land dashboard Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes 0-1 degrees: Low: 600 feet above sea level Critical dunes 6,149 acres 28% 1.1-5 degrees: 10,243 acres 47% High: 1,085 feet above sea level 5.1-9 degrees: 3,417 acres 16% Range: 485 feet 9.1-16 degrees: 1,386 acres 6% 16.1-80 degrees: 124 acres 1% 0 acres WATER Lakes Rivers Wetlands 18 miles 0.1% Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens): 90 acres 0.4% 890.3 acres 4% Trout Streams: 11.9 miles 66% of river length Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 1,908 acres 9% PUBLIC LAND USE Roads Regional Trails Conserved Land State Land Federal Land DNR: 96.7 miles 0.4% 0 miles 0 acres 685 acres 3% Commercial Forest Act: 265 acres 1% 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 kins H op - Forest - ------------ ------ - Pleasa nton 13 Mile - - r' Lakeside 4.14: Natural features map e For Bear Lake PLEASANTON TWP. 13 Mile BEAR LAKE TWP. st Chief Golfview Smith Wise Lynn Russell Potter West 1st Bear Lake 3rd 7th 5th 10th 9th 12th South Shore Clinton Allen ke Pleasant La Main ad Jacobs Milarch Railro Potter Hopkins Big Four e Rid ge ,,, r• 'r ., ' 11 Mile Anderson Ames Maidens .,, - ._ ...;_ Old /_., .:' . ,., Wills Win 1 1 Mile Ziehm ONEKAMA TWP. BEAR LAKE TWP. Maidens 4,i BEAR LAKE TWP. MAPLE GROVE TWP. Derby Linderman S pr u c e d y R idg 9 Mile ,., (, ,,) Tannerville ~ Elm Chippewa ant Bry ,. Poplar Jones Anderson Thorpe Adamson Lake 8 Mile Spikes Balsam Coe Elisa Milarch ·_- - - Lyman Collins Thorpe TWP. - -BEAR - - LAKE - TWP. - - -- - BROWN-- - Kenny @ I Chief Lake Siegfried ~ -- Feldhak LAKES TO LAND 0 Johnson Farnsworth ·;· 0.25 0.5 1 Miles Bear Lake Township Natural Features • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Village of Bear Lake Township Boundary Major Roads Minor Roads Wetland Type: Lowland, Shrub, or Wooded Emergent Trout Stream CJ CJ Slope Degree: 9.1 - 16 16 .1 - 30 CJ 1111 B Updated: 04-08-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 Land use The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and subarea planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What housing, economic development, infrastructure, or other needs should the community plan for? A part of the development of the future land use map is a discussion of the major land use issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies that may be undertaken 4.15: Existing Land Use chart and map EXISTING LAND USE ACRES: 21,871 total ------- PARCELS: 1,636 total Agriculture Forest 260 Natural Resource Related 256 161 54 6 Industrial, Manufacturing, Warehousing 5,964 Shopping, Business, Trade 7 121 Mass Assembly 5,064 2 427 231 Transportation Residential Cottage / Resort Residential Rural 165 Residential Settlement 195 Social / Institutional 80 39 554 8,948 Unclassified / Vacant ' 6 252 Leisure Activities 432 19 1 493 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 13 Mile H op PLEASANTON TWP. Forest kins Bear Lake Pleasan Lakeside ton J BEAR LAKE TWP. 13 Mile e For Chief Golfview Potter West 1st 3rd 7th 5th 12th 10th 9th Jacobs Milarch Pleasant d South Shore Clinton Allen st Railro a Potter Hopkins Big Four e R id g e Derby Linderman S pr u c 11 Mile 1 1 Mile Anderson Old Ames BEAR LAKE TWP. MAPLE GROVE TWP. Maidens Ziehm ONEKAMA TWP. BEAR LAKE TWP. Maidens Wills Win d y R id g e 9 Mile Tannerville Elm t Chippewa an Bry Poplar Anderson Thorpe Jones Adamson Lake 8 Mile Spikes Balsam Coe Milarch Elisa BEAR LAKE TWP. BROWN TWP. Johnson Farnsworth Collins Siegfried Chief Lake Kenny Thorpe Lyman Feldhak LAKES TO LAND Bear Lake Township Existing Land Use C J Residential Settlement C J Agriculture C J Shopping, Business, or Trade C J Forest Leisure Activities CJ C J Social / Institutional C J Natural Resources C J Transportation / Utilities C J Residential, Cottage / Resort C J Unclassified / Vacant C J Village of Bear Lake ~ Residential, Rural 0 0.25 } 0.5 1 Miles • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Updated: 10-22-13 C J Parcel Boundary Township Boundary Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. The existing land use in Bear Lake Township is very rural, with the exception of properties surrounding Bear Lake in its northwest corner and Chief Lake along it southern border with Brown Township. Land development along Bear Lake is similar in style and density to that found in the Village of Bear Lake, which makes either jurisdiction indistinguishable to the visitor or passerby on US-31 and reinforces the need to encourage the development of the Village of Bear Lake downtown. The configuration of land uses in the township is divided along Maidens Road. North of Maidens Road, existing land uses are primarily agricultural and large-lot rural residential development. South of Maidens Road, the land use is agricultural and forest. Commercial development occurs on US-31 and 13 Mile Road and south of the Village of Bear Lake to 11 Mile Road with two small business districts located at the intersection of US-31 and 9 Mile, and at US-31 and 8 Mile Roads. According to the United States Census Bureau, the township has a total area of 36.1 square miles (93.4 km²), of which, 34.7 square miles (90 km²) is land and 1.3 square miles (3.5 km²) of it 3.71% is water. Land use acreage was quantified at 21,871 acres and is depicted on the Existing Land Use map (Figure 4.15, page 35). Approximately 70% of the township consists of resource-related uses (agriculture, forests, etc.; Figure 4.17). Residential land uses account for 25% of township acreage, and the majority of this is on large lots. The average Residential Rural lot is 10.24 acres. Conversely, Residential Settlement properties account for 252 parcels with an average parcel size of 0.61 acres (Figure 4.16). The typology of land use in Bear Lake Township can be grouped into two categories based on the SmartCode and referred to as transects: Rural / Farm (T2) and Lake / Country (T3). 4.17: Resources and development land use table Land Use Related to Resources Agriculture 27% Forest 40% Natural Resources 3% Subtotal 70% Land Use Related to Development Residential 25% Other Categories 5% Subtotal 30% Total 100% Specifically, these typologies are: Rural / Farm Farming is the dominant land use activity with some large lot residences. Land: Parcels are used partially or wholly for agricultural operations, with or without buildings, and include the following: 4.16: Average parcel size table Acres Parcels Average Parcel Size Residential Cottage/Resort 165 252 0.65 Residential Settlement 260 427 0.61 5,064 493 10.27 Residential Type Residential Rural �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 i. ii. iii. iv. v. vi. Farming in all its branches, including cultivating soil. Growing and harvesting any agricultural, horticultural, or floricultural commodity. Dairying. Raising livestock, bees, fish, furbearing animals, or poultry. Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Living: Farm and non-farm related residences are also found in this category and occupy sites that range in size from less than one acre to 10 acres. Commerce: Sporadic stores or shops which serve local residents. These are located along county roads and are not concentrated in one location to be considered a commercial node or district. Lake and Country Residential This area consists of low density collections of year-round homes or seasonal cottages, some clustered around Bear Lake. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Commerce: Stores and shops dotted along County Roads and US-31. These establishments include small grocery outlets, gas stations, gift shops, and personal and financial services. the Village of Bear Lake and that portion of the township emanating approximately a mile from the village. This configuration of land use should be preserved in the future and used as a natural delineation between the developed and agricultural portions of the township. The Future Land Use map encourages a higher degree of development around the Village of Bear Lake. Areas immediately adjacent to the village would be developed as Residential Settlement, a higher density development of 3 to 4 dwelling units per acre. This form of residential development would promote a gridlike street pattern similar to the village, which is walkable and provides for connectivity to other uses. Commercial development would extend south along US-31 to 9 Mile Road. Additional commercial development would be encouraged at the 9 Mile Road and 8 Mile Road intersections with US-31. A close review of the existing land use map notes the existence of a ring of agricultural land uses surrounding • Land: A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Living: Residential land use found along Bear Lake and Chief Lake characterized by small lots. This category will contain a combination of seasonal and year-round homes. • Encourage appropriate development and conform to current building and fire codes. Encourage the development of �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 8 underutilized and brownfield properties in the downtown area. In order to meet the Michigan Fire Prevention Code, municipal water may be needed. Currently, the Village of Bear Lake provides a municipal water system which is served by two municipal wells and a 75,000 gallon water tank. In a limited exception, water is provided outside the corporate limits of the village to approximately 15 properties. In order to encourage commercial development along the US31 corridor and in the village proper, an intergovernmental arrangement may be needed between the village and the township. As illustrated on the Future Land Use map, land development south of 11 Mile Road and east of Anderson Road is designated Farm and Forest with the exception of land uses surrounding Chief Lake, which are envisioned to remain Residential Settlement. In addition to the land typologies outlined, there is an additional one that focuses on land developed adjacent to the Village. This typology is described as Settlement (T4). Settlement Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land: Primarily developed and settled as historic villages and centers of commerce or developed in the same context of their historic counterparts. Living: This land use category describes the neighborhoods of within the Village of Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Bear Lake, and other natural resource amenities. Commerce: A variety of small stores and shops, banks, restaurants, and professional services. Future Land Use Categories The Future Land Use map reinforces the recommendations addressed in the Bear Lake Township Community Master Plan (2002) which placed heavy emphasis on maintaining and expanding agricultural operations (orchards, farms, animal husbandry, etc.). This strategy is as important today with a greater emphasis placed on local farm-to-table and local farmto-restaurant movements. The Future Land Use map has six land use categories: Business, Farm and Forest, Institutional, Recreation / Open Space, Residential Rural, and Residential Settlement. Farm and Forest This land use category identifies agricultural and forest (lumber harvesting) as the primary land use. Residences that are associated with the farm operation are found in this category, along with sporadic large-lot rural residences. The focus of this land use category is farming. Recreation / Open Space This category includes public parks and private recreation venues like the Hopkins Park on Bear Lake and the Bear Lake Highlands Golf Course located on US-31. Institutional Institutional land use includes properties that are owned by local units of government within the Township. In Bear Lake Township, they include Bear Lake Public Schools in the Village and along Milarch Road north of Potter Road, Township Hall and Fire Station, Township Cemetery on Maidens Road, Fairview Cemetery, Village of Bear Lake Village Hall, properties owned by the Village of Onekama that are used as part of their sanitary sewer and solid waste system, and the Manistee County Road Commission office and maintenance yard on Nine Mile Road. Residential Rural This area of the township contains single family homes for year-round and seasonal use, located on large lots. Some lots are used for farming and/or timber management. It is the intent of this designation to continue these uses while encouraging slightly larger lots in order to maintain well and septic integrity, private road �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 13 Mile PLEASANTON TWP. BEAR LAKE TWP. e For kins Forest H op Bear Lake Pleasa nton Lakeside 4.18: Future land use map 13 Mile d Golfview Smith Wise Lynn Russell Potter Stuart West 1st 3rd 7th 5th 10th 9th 12th South Shore Clinton Pleasant Main Chief ke La Railro a n Jacobs cks o Allen st Eri Potter Derby Milarch Linderman Hopkins Big Four Spru c e R id g e 11 Mile 1 1 Mile BEAR LAKE TWP. MAPLE GROVE TWP. Anderson Old Ames ONEKAMA TWP. BEAR LAKE TWP. Maidens Ziehm Maidens Wills Win d ge y R id 9 Mile Tannerville Elm ant Chippewa Bry Poplar Jones Anderson Thorpe Adamson Lake 8 Mile Spikes Balsam Coe Collins Siegfried Chief Lake BEAR LAKE TWP. BROWN TWP. Johnson Kenny Thorpe Lyman Farnsworth Milarch Elisa Feldhak LAKES TO LAND 0 Bear Lake Township Future Land Use Residential Rural CJ Parcel Boundary 1111 Business / Multiuse 0.3 0.6 1.2 Miles Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Township Boundary Road CJ Farm and Forest CJ Institutional CJ Township Properties CJ Transportation / Utilities Residental Settlement Recreation / Open Space B Updated: 10-22-13 R l Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 4.19: Land use patterns standards to ensure emergency service access, and rural and scenic character preservation. Some agricultural commercial endeavors are allowed, and it is the intent of this designation to continue to support and promote agricultural opportunities. Other uses customarily found within a rural area are allowed, in keeping with the scenic rural preservation of the township. Single-family residential development will continue, attracting seasonal and permanent residents. .. ' ' ~tJ~ ~ - .- __· : ~ - I I ....!' ,· • - _..J I ' •. =· I l I• I ' •, •1 ) Some locations within the township will have limitations that prevent or reduce the level of development due to steep slopes and wetlands. As mentioned in the Regional Context section of the plan (Tab 2), much of the Lakes to Land region was impacted by glacier activity that resulted in land formations known as moraines. A moraine is any glacially formed accumulation of unconsolidated glacial debris, soil, and rock which can occur in currently glaciated and formerly glaciated regions, such as those areas acted upon by a past glacial maximum or ice age. These land features are prominent around Portage Lake, Arcadia Lake, and Betsie Lake. In Bear Lake Township, these features form hills with slopes ranging from 9-30 degrees, mostly along the northern portion of the township in sections 1, 3 and 12. Another system of moraines is located in the mid-section of the township just north of James Lake and south of Maidens Road (sections 21 and 22), and in sections 13 and 24 where Maidens Road terminates. On the east side of this moraine is a large lowland wetland complex which accounts for Top, agricultural land; middle, residential settlement; bottom, commercial land Photos: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 most of section 13 and 24. These natural features are highlighted on the Natural Features map (Figure 4.14, page 33). Residential Settlement As residential property is developed adjacent to the village, it should connect with the existing street-grid network in order to maintain efficient traffic distribution and walkability. Residential properties adjacent to Chief Lake are also Residential Settlement in their character and development patterns. This development type would be the most cost effective because it will spread the development and infrastructure costs over more lots. These areas are envisioned to be west of US-31 / south of Potter Road, and east of Russell Road / north of Potter Road. Business / Multiuse The business category includes a mixed commercial district which extends the length of the US-31 corridor. This district would include a variety of unplanned land uses including commercial, residential, manufacturing, warehousing, and recreational in a mixed configuration depending on the timing and type of development. It is intended to allow business development to occur along US-31. Zoning Plan The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.20 denotes no major changes from the current zoning ordinance. 4.20: Zoning plan EXISTING ZONING DISTRICTS USES (General) SETBACKS LOT SIZE (Minimum) PROPOSED MODIFICATIONS AGRICULTURE AG-1 Agricultural Production – Crop Agricultural Production – Animal Forestry Lumber and Wood Products Riding Stables Single and Two Family Homes FRONT 50’ REAR 20’ SIDE 20’ 1 Acre No change. RESORT RESIDENTIAL RR-1 Single and Two Family Homes FRONT 50’ REAR 20’ SIDE 10’ 20,000 Sq.Ft. No change. RESIDENTIAL R-1 Single and Two Family Homes Home Occupations Churches FRONT 50’ REAR 20’ SIDE 10’ 20,000 Sq.Ft. No change. MULTIPLE USE M-1 Single and Two Family Homes Home Occupations Retail Trade Finance, Insurance, and Real Estate Educational Services FRONT 100’ REAR 20’ SIDE 20’ 40,000 Sq.Ft. No change. COMMERCIAL C-1 Retail Service Establishments Finance, Insurance, and Real Estate Public Administration Construction Services Wholesale Trade FRONT 100’ REAR 20’ SIDE 20’ 40,000 Sq.Ft. No change. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 3 Action Plan The overall success of the Bear Lake Township Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase - “the plan was adopted and then sat on the shelf.” The plan is cited as the failure, however, the real culprit was the failure to execute or implement the plan. Implementation of the Bear Lake Township Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.21: Action plan RECOMMENDED IMPLEMENTATION STRATEGY 2013 – 2018 Action Item Description Responsible Party Planning Commission Training The Lakes to Land Regional Initiative is coordinating training through Michigan State University for Planning Commissions within the region. This is an opportune time to have Planning Commission members go through the MSU Extension Citizen Planner program. Bear Lake Township Board of Trustees and Village of Bear Lake Trustees. (note: Local units should check with their respective municipal insurance carrier for PC member scholarships) 5-Year Parks and Recreation Plan Prepare and adopt an MDNR approved 5-Year Parks and Recreation Plan. Approval and adoption of a plan will allow the township to apply for a variety of MDNR grant programs. Bear Lake Township Board of Trustees Zoning Ordinance Modifications Revise the zoning ordinance consistent with the Zoning Plan. Planning Commission and Board of Trustees Prepare a Non-Motorized Trail Plan Work through the L2L Regional Initiative to prepare a non-motorized trail plan which includes the township and village. Planning Commission �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i Appendix A Bear Lake Township Businesses �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i ADULT & CHILD CARE Adult Foster Care: Wildwood, 12481 Milarch Rd - Bear Lake Child Care Services: Great Beginnings at Bear Lake School, 7748 Cody St - Bear Lake Village AGRICULTURE AND FORESTRY Farms: Buckhorn Orchards L.L.C., - Kaleva Calvin Lutz Farms, 8576 Chief Rd - Kaleva Douglas Valley Farms, - Kaleva Fruit Haven Nursery, 8576 Chief Rd - Kaleva K & S Simmental & Angus Farms, 11272 Chippewa Hwy - Bear Lake Meister’s Evergreens, 7643 Anderson Rd - Kaleva Smith Farms, 10821 Linderman Rd - Bear Lake Farm Equipment: West Coast Farm Services and Tractor Repair, 7768 Chippewa Hwy - Kaleva Forestry Services: Mackey Tree Farm, 9499 Ziehm Rd - Bear Lake Neil Nystrom Tree Planting, 10096 Maidens Rd - Bear Lake Lawn Services: Bowling Enterprises/Hydroseeding, 9091 Chief Rd - Kaleva Jus-Green’s Bug Squad, 7953 Main St - Bear Lake Village S & L Turfcare L.L.C., 12156 Linderman Rd - Bear Lake S & S Irrigation L.L.C., 6618 Spruce Ridge Rd- Bear Lake Tree Service: Thompson’s Tree & Stump Removal, 7872 Locust St - Bear Lake Village CEMETERIES Bear Lake Township Cemetery, 7942 Maidens Rd - Bear Lake Fairview Cemetery, 7076 Potter Rd - Bear Lake Fairview South Annex Cemetery, 7115 Potter Rd - Bear Lake CONSTRUCTION Commercial Iron Workers: LAMCO Inc., 7836 Chippewa Hwy - Bear Lake Commercial Pipefitting& Welding: Teachout Industrial Contacting Inc., 9572 Chippewa Hwy - Bear Lake Excavation & Foundation Work: Griz Sealing, Striping & Excavating, 10672 Chief Rd - Bear Lake McBride Septic Systems & Excavating, 6959 Clinton St - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i i Heating, Cooling, Plumbing & Refrigeration: Lakeshore Mechanical L.L.C., P.O. Box 155 - Onekama Residential Builders: Brian Groenwald, 12859 Allen Rd - Bear Lake Fairlamb Installation L.L.C., 10591 Potter Rd - Bear Lake JR’s Construction, 6518 South Shore Dr - Bear Lake King Construction, 7206 Johnson Ct - Bear Lake LeSarge Construction, 7269 Chippewa Hwy - Kaleva Northern Construction L.L.C., 11455 Milarch Rd - Bear Lake Northwest Garage, 11833Linderman Rd - Bear Lake Residential Designer: Sierra Drafting & Design, 12545 Mallison Way - Bear Lake EDUCATIONAL SERVICES Elementary, Secondary School: Bear Lake School, 7748 Cody St - Bear Lake Village Library: Keddie-Norconk Memorial Library, 12325 Virginia St - Bear Lake Village Museum: Bear Lake Village Museum, 7738 Main St - Bear Lake Village HEALTH SERVICES Dentists: Dr. Craig Harless, DDS, 7659 Lake St - Bear Lake Village Dr. Norman Olson, DDS, 12521 Russell St - Bear Lake Home Health Care Services: Munson Home Health, 11634 Chippewa Hwy - Bear Lake Laboratories-Clinical, Medical, Diagnostic: Bear Lake Outpatient Services, 8225 Lake St - Bear Lake Physicians: Crystal Lake Clinic, 8225 Lake St - Bear Lake Social & Human Services: Northwest Michigan Health Services, 6433 8 Mile Rd - Bear Lake LAKE ACCESS Boat Launch Sites: Chief Lake Boat Launch off of Lyman Rd - Kaleva Marina Boat Launch - Bear Lake Village �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i v Public Accesses: Road End Access Division St. off of Hopkins Forest Dr - Bear Lake Road End Access off of Anderson Rd - Kaleva Road End Access 13 Mile Rd off of Hopkins Forest Dr - Bear Lake Second St Access - Bear Lake Seventh St. Rd end Access - Bear Lake Public Beaches: Public Beach by Blarney Castle - Bear Lake Village Village Park Beach - Bear Lake Village MANUFACTURING Commercial Printing: Pioneer Press Printing, 12326 Virginia St - Bear Lake Village Fabrication: Correct Compression Inc., 11903 Chippewa Hwy - Bear Lake Bowling’s Last Stand - Bear Lake Metal Fabrication: Bowling Enterprises Inc., 9091 Chief Rd - Kaleva Welding Equipment & Supply: Remanufactured Electrode Cap Inc., 8100 11 Mile Rd - Bear Lake Window & Door Fabrication: Northview Window & Door, 9178 Chippewa Hwy - Bear Lake MEMBERSHIP & ORGANIZATIONS Civil & Social Associations: Bear Lake Athletic Boosters Bear Lake Boy Scouts Bear Lake Girls Scouts Bear Lake Lions Club Bear Lake/Onekama Girls Scouts Bear Lake Promoters Bear Lake Property Owners Association Bear Lake Schools Parent and Teachers for Students (PATS) Bear Lake Watershed Alliance Bear Lake Women’s club Masonic Lodge Order of the Eastern Star Triginta Club �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v MINING Oil and Gas Exploration Services: Chevron DTE Gas Company Dynamic Development Inc. Federal Oil Federated Oil & Gas Jaguar Energy L.L.C. Jordan Development Company, L.L.C. Markwest Merit Energy Michcon Oil-Niagaran Savoy Oil Ward Lake Energy PUBLIC ADMINISTRATION County Road Commission: Manistee County Road Commission, 8946 Chippewa Hwy - Bear Lake Local Fire Department/Volunteers: Bear Lake Township Fire Department, Located in the Village Bear Lake Township Community Emergency Response Team Local Government: Bear Lake Township Board of Trustees, 7771 Lake St - Bear Lake Bear Lake Village Council, 7727 Lake St - Bear Lake Village Municipal Waste Water Treatment Facility: Village of Onekama - Bear Lake USDA & The Natural Resources Conservation Service: Manistee Conservation District, 8840 Chippewa Hwy - Bear Lake U.S Post Office: Bear Lake Post Office, 7777 Main Street - Bear Lake Village RETAIL TRADE Auto & Truck Repair and Auto Supplies: Auto Value Service Co., 7737 Lake St - Bear Lake Village Absolute Auto Repair & Tire, 7530 Chippewa Hwy - Bear Lake Northstar Automotive, 12130 7th St - Bear Lake Auto Body Repair: Coach Craft, 9242 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i Car Wash: Bear Lake Touchless Carwash, 11638 Chippewa Hwy - Bear Lake Chainsaw Specialty: Northern Chain Specialty, 7329 Chief Rd - Onekama Dining Entertainment Program: Two on the Town, 12326 Virginia St - Bear Lake Village Electric Contractor: Fink’s Wiring Inc., 7726 Lyman Rd - Kaleva Galaxy Electric Inc., 7347 Potter Rd - Bear Lake Paradigm Electric, 6513 Potter Rd - Bear Lake Event Rental: Rip and Run Canopy Rental, 12326 Virginia St - Bear Lake Village Financial Institutions: Honor State Bank, 11926 Chippewa Hwy - Bear Lake Huntington Bank, 7685 Lake St - Bear Lake Village Florists: Apple Hill Creations, 9654 Chippewa Hwy - Bear Lake Fuel Oil, L.P. and Natural Gas Dealers: Blarney Castle Oil Co., 12218 West St - Bear Lake Superior Energy Ziehm L.P. Gas Sales & Services, 10765 Chippewa Hwy - Bear Lake Gasoline Stations: Blarney Castle #2, 12348 West St - Bear Lake Saddle Up Gas & Grocery, 12991 Pleasanton Hwy- Bear Lake Gift, Novelty & Souvenir Shops: Leckrone Village Variety Antiques & Collectables, Lake St - Bear Lake Village Niizh Makwa Traders, 7714 Lake St - Bear Lake Village Quality Crafts, 7836 Chippewa Hwy - Bear Lake Richmond Drug, 7717 Lake St - Bear Lake Village Serendipity, 7710 Lake St - Bear Lake Village Treasures On The Lake, 7660 Lake St - Bear Lake Village Two Sisters Quilting, 9178 Chippewa Hwy - Bear Lake Greenhouse/Nurseries: Fox Farm Nurseries L.L.C., 7615 Chippewa Hwy - Bear Lake Our Field of Dreams, 9654 Chippewa Hwy - Bear Lake Grocery Stores: Bear Lake Discount Grocery L.L.C., 11740 Chippewa Hwy - Bear Lake Blarney Castle #2, 12218 West St - Bear Lake Dollar General, 11802 Chippewa Hwy - Bear Lake Orchard Lane Country Store, 9217 Chippewa Hwy - Bear Lake Saddle Up Gas & Grocery, 12991 Pleasanton Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Hardware Store & Design Center: Bear Lake Ace Hardware/Lumber & Supply, 11950 Chippewa Hwy - Bear Lake Home Equipment Rental: Bear Lake Ace Rental, 11950 Chippewa Hwy - Bear Lake Insurance Agents Service: Bear Lake Insurance Agency Inc., 12141 West St - Bear Lake Village Maple Syrup: John Sievert, 11483 Chippewa Hwy - Bear Lake Shreve’s Maple Syrup, 11234 Linderman Rd - Bear Lake Marine Service: Bear Lake Marine, 7760 Lake St - Bear Lake Village Paving & Sealing: Griz Sealing, Striping & Excavating, 10672 Chief Rd - Bear Lake Pharmacy: Richmond Drug, 7717 Lake St - Bear Lake Village Real Estate: Ringel Real Estate and Auction, 11544 Linderman Rd - Bear Lake Restaurant: Hubbell’s Lakeside Restaurant, 7833 Lake St - Bear Lake Village Small Engine Repair: Wheeler’s Power Equipment Sales and Service, 11555 Milarch Rd - Bear Lake Small Wine Maker: Northern Naturals Organics L.L.C., 7220 Chief Rd - Kaleva Snow Removal: Wayne Meister, 8637 Johnson Rd - Kaleva Specialty Soap: Luzetta’s Handmade Soaps, 8754 Chippewa Hwy - Bear Lake Sporting Goods/Fishing: Bear Lake Ace Hardware/Lumber & Supply, 11950 U.S. 31 - Bear Lake Bear Lake Marine, 7760 Lake St - Bear Lake Village Osborn’s Sport Shop, 8929 Chippewa Hwy - Bear Lake Taverns & Restaurants: Grille 44, 12951 Pleasanton Hwy - Bear Lake Rosie’s Place, 9567 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Truck Repair & Service: Blarney Castle, 6383 8 Mile Rd - Bear Lake Warehouse: Northstar Operating & Consultant, 9178 Chippewa Hwy - Bear Lake SERVICES Appliance Service: Ware’s Appliance Repair, 10534 Anderson Rd - Bear Lake Beauty & Barber Shops: Bear Lake Barber Shop, 7734 Lake St - Bear Lake Village Hair By Joy, 8659 Johnson Rd - Onekama Highland Hair, 11544 Linderman Rd - Bear Lake Krista LeAnn’s Salon, 7686 Lake St - Bear Lake Village Powder Puff Beauty Shop, 12136 2nd St - Bear Lake Sheli’s Hair Salon 8812 Johnson Rd - Kaleva Theresa’s Hair Care, 8 Mile Rd - Bear Lake Your Style II, 6981 Clinton St - Bear Lake Churches: First Baptist Church, Service Held At Bear Lake School - Bear Lake Village United Methodist Church, 7681 Main Street - Bear Lake Village Funeral Service: Edwards Oak Grove Funeral Home, 12353 Lynn St - Bear Lake Village Golf Practice Center: Driving Range next to Bear Lake Highlands, 11969 Chippewa Hwy - Bear Lake Horse Riding & Western Recreation: Rockin R Stables, 8805 13 Mile Rd - Bear Lake Metal Recycling: Larry Bowling Metal Recycling, 9347 13 Mile Rd - Bear Lake Motels and Resorts: Alpine Motor Lodge, 8127 Chippewa Hwy - Bear Lake Bella Vista Inn, 12273 Lake St - Bear Lake Village Honey Bear Resort, 12475 Hopkins Forest Dr - Bear Lake Windsunpines Resort, 12385 Hopkins Forest Dr - Bear Lake Parks & Campground: Hopkins Park & Campground, Hopkins Dr - Bear Lake Village Harry Cosier Court - Bear Lake Village Veterans Memorial Deck, 7727 Lake St - Bear Lake Village Public Golf Course: Bear Lake Highlands, 11685 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Satellite Television: Country Roads T.V., 6831 Potter Rd - Bear Lake Septic Cleaning Service: McBride Septic Systems & Excavating, 6959 Clinton St - Bear Lake Sporting & Recreation Services: Bear Lake School Playground &Tennis Court, 7748 Cody St - Bear Lake Village Bear Lake Athletic Complex, South Shore Dr - Bear Lake Storage: Cold Storage Investments, 11903 Chippewa Hwy - Bear Lake Orchard View Self Storage, 7194 9 Mile Road - Bear Lake Towing: Statewide Towing & Auto Recovery, 12907 Pleasanton Hwy - Bear Lake Vacation Rental: Crystal Vacation Rental, 8127 Chippewa Hwy - Bear Lake TRANSPORTATION & PUBLIC UTILITIES Bus Service Facility: Bear Lake School, 7748 Cody St - Bear Lake Village Cable Television: Charter Communication Kaleva Telephone Co. Electrical Services: Cherryland Electric Consumers Energy Telephone Communication: AT&T CenturyLink Telephone Co. Kaleva Telephone Co. Water Supply: Bear Lake Village - Bear Lake Village WHOLESALE TRADE Petroleum Bulk Station and Terminals: Ziehm’s LP Gas, 10765 Chippewa Hwy - Bear Lake �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i Appendix B Excerpts from the 2002 Bear Lake Township Master Plan �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i The following pages present excerpts from the 2002 Bear Lake Township Comprehensive Master Plan, selected for retention by the Bear Lake Township Planning Commission. 2002 Township- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i II TOPOGRAPHY The network of hills in Bear Lake Township are marginal moraines. The hills are deposits created by water running off the edge of a stationary glacier. The moraine, generally west of U.S. 31, has good farm soils. The good soils, combined with the irregular topography and moderate lakeeffect climate lends the area to unique farming conditions. Those conditions favor fruit-growing, broccoli and cauliflower crops. However, the hills and lake in the hot summers make the area less favorable for corn and grains. Parts of the moraine, which extends east of U.S. 31 have flatter areas which lend themselves to irrigated cash crops. The moraine normally supports hardwood trees and have deposits of gravel and clay. Bear Lake Township is also part of a glacial outwash plain. The outwash plain is where the water moving away from the glacier deposits sand and silt creating flat areas. The outwash plain in Bear Lake Township is part of a large plain that runs through the center of the county, extending from the north county line through Copemish, Kaleva, Brethren and Wellston. Two fingers running out of the larger Kaleva plain, includes Bear Lake and Chief Lake. II The major characteristics of an outwash plain is the presence of wetlands and poorly-drained soils. The entire area from Copemish south, drains into Big Bear Creek and then into the Big Manistee River. It is believed groundwater movement follows the same drainage pattern as the surface water. The plain has about 20-30 ft. of sand on top of a poor (for commercial use) clay. Groundwater sits on top of this 100 foot thick pan so the water table throughout the outwash plain is 10-20 feet below the surface. This shallow water table has an advantage as an inexpensive source of irrigation water. However, the outwash plain soils are relatively infertile and poor for farming . The high water table and predominant horizontal movement of the water table close to the surface necessitates the need for caution as to the type of industry locating in the area. An industry with a large volume of waste should not locate in this areas or should design a program to dispose of the wastes by reuse or transporting them elsewhere. A high density of septic tanks might also present the need for special attention. �RAMP CODE A hard-surfaced ramp with sufficient water depth to accommodate most trailerable boats. c,11 Toilets - Yes Parking - 32 TYPE OF LAKE BOTTOM fibrou, pe:1:l Rd @ puY;;"::ut 1,and ~ LAKE AREA I;j" 17q1; acres Rd B•ir ·* ,. " " "~ II ~ :: ?: ll MIio 11 Mile Rd !! " 'O a: ,, u - ·,. [ID ~ .@ " ------ .. '----- ''- :---:=--~-~ ----- BEST FISHING II .-, Smallmoulh Bass Walleye Pleaunl Sl R•llr~a ~ r I.; I.; I.; (.; Dr ,~ ,~ ,~ 1~ 1~ 12 1;oonlon Soulh Shore I.;; I.;; I.;; I.;; 'O ~ 11 r- :... '--"".f I ,--~ IMa!!'.,~- - - I I"' ;;..---"\---:::;(' 'O "' ~0. - .- k ~ ?; C : ..J "' ~ Cody )I OUTLINE b CONTOURS - • - Cel'llow• SHORE flA.TURES -i,mc:Novedro.-4 ~, a: Poller LAKE MAP SYMBOLS ---- "'-•tine 1· sr.;.,:jl·e !! SI \,' M•oh 0 Wooded R<i L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v l 22: MAP OF BEAR LAKE [I �I ~ 23: MAP OF CHIEF LAKE uV 'ti rl, rr @ MANISTEE COUNTY 'c Bear Lake & Brown Townships (See County Highway Map) .. 0 BEST FISHING Ill I~C Crappie -< Johnson 126 acres ____, __ ··...:. :---- .. , _ ,,---) ''" '\... (--------. . 11 '· 5 TYPE OF LAKE BOTTOM Rd fibrous peat pulpy peat sand LAKE MAP SYMBOLS OUTLINE & CONTOURS ., 'ti :E (71 .!:! VI ..__....-.. Shorolfne - s- Contour, SHORE FEATURES - Improved road \11/ Marsh 0 Wooded '>c .,C "' L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v ----~'-0 LAKE AREA 0 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i II 24: MAP OF JAMES LAKE II LAKE AREA 23 acres TYPE OF LAKE BOTTOM detritus fibrous peat marl pulpy peat sand LAKE MAP SYMBOLS OUTLINE & CONTOURS ...___.......,. Shoreline - s - Contours SHORE FEATURES - Improved road \11/ Marsh 0 Wooded Nine Mile Rd C 0 ... Ill QJ u C < �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i i II WATER Surface Water and Drainage Systems Bear Lake Township surface water consists of Bear Lake, Chief Lake, Emma Lake, James Lake, Watson Lake, Adamson Lake and Cooper Lake. The bulk of Bear Lake Township is part of the Big Manistee River drainage basin. Big Bear Creek drains most of the Township area. Bear Lake drains into Little Bear Creek wich drains into Big Bear Creek which drains into the Big Manistee River. Watson Lake and Cooper Lake are thought of as being kettle lakes. Generally, a kettle lake doesn't seem to be connected to a surfact water drainage basin and is not connected to any of the Township or County's rivers. II Wetlands Soils with high moisture content are classified as somewhat poorly drained to very poorly drained, sandy loamy, clayer, marly or organic (muck or peat) soils or lowlands. These areas have a severe to very severe soil limitations for residential or urban-type development. High water tables, (year-round, intermittent or seasonal within 1-2 feet of the surface) is expected in these areas. Problems with septic tanks, pollution of ground and surface water and poor load-supporting ability are problems associated with wetlands. Wetlands in the Bear Lake Township area are located in the southeastern and southern part of the Township. There are some wetlands along County Rd . 600 and south of the golf course and a good-sized area in the southwestern part of the Township. (It's located between Maidens Road on the north and 9 mile on the south). Artificial Drains Manistee County Drains in the Bear Lake Township area as of November, 1979 are as follows: 1. BIG KAISER DRAIN - many open creeks and ditches drain into Horseshoe Creek and Williamson Creek. 2 . CHIEF LAKE DRAIN - open ditches and several gullies drain into Chief Lake and Chief Creek. 3. GUSTASON DRAIN - open tile (buried) drain, drains, into Little Beaver Creek. 4. BEAVER CREEK DRAIN - there is no explanation in °rhe County Drain Report on what this drain is. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i i i 25: II BEAR LAKE TOWNSHIP HYDROLOGY MAP U!igend J o~ -- •-• c:::a--- ! I 7 11 )II !' II I 16 '"' Crk 15 below I 21 D.! I i l i 30 14 ' I 20 ! Ullle B,a,e+ce•k i 19 I I l 17 12 22 23 24 I !\. 28 i 2 26 25 I I I 32 a 33 I ! "'I II �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i x II 26: BEAR LAKE TOWNSHIP WETLAND MAP Legend • Lpland ~ Wet lard (hydric) ~ wet lard (veg . ) ~ M3ybe H. wet land ~ Maybe H. wet land ~ IJaybe veg.wet!and • (Vegitntion & Soi:) t.'a.nist':?': Co .P l~nnirg Dept. Sept . 28, 19~5 II �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x 27: BEAR LAKE WATER QUALITY TESTING LOCATIONS See Fallowing Page for Results · MANISTEE COUNTY 9 0 ,. Lake Township Pleasanton Town5hip (Se! County Highway Map) BEAR LAKE TYP! OF t.: ,u: E ao TTOM ~~!.~~ h.J:-i-•11t"f.ac1d C'.:l•1t vU.t\ •1•ter ,h.,ch ;-, JCCo-=aetclat• .,.c ::-~LL•r.,0i• fibrous 9eH gravel • A ,u{! :c ~•"" Rd pu1pr ou t und !>oau. ~ L.-~Ki; AREA t I 7Qll acres " * Churchill Rd PU8l.lC ACC~SS SITE 13 Mlle Rd "a: BEST FISHING Smallmouth Bass P1tU&nl St Walleye _ _:.:_-._~;:4;_!-*-+.cd.:'---.=.--t-,s;;-t LAK! MAP SYMBOLS oun1Nie. .. CONTOVl'lS Dr . South Sho,..~ "' Shnrt ;;; Cllnton C. 2 1 - • i .,~C Cody --She<'•""' -:-c...-. ..,= .,.C,Rf: ftAnJAES --~,o.C, :; \I Mtnh 0 ,._.. a: Poller 31 ad �Great Lakes Water Quality Laboratory, Inc. P.O. Box 131 Lake Ann, Michigan 49650 231-275-7382 Bear Lake RESULTS LAB ID# Site NO 13082613 1 13082615 3 13082616 4 13082617 5 13082618 6 13082619 7 13082620 8 13082621 9 13082622 10 13082623 11 13082624 12 E coll pH (pH units) Dissolved Oxygen (mg/L) Ammonia Nitrate Nitrite Phosphorus (T) mg/L mg/L mg/L mg/L 842' >2419.6 37.9 8.2 7.9 <0.05 <0.5 <0.05 0.104 801' >2419.6 15.8 8.3 8.0 <0.05 <0.5 <0.05 0.116 774' >2419.6 5.1 8.2 7.8 <0.05 <0.5 <0.05 0.073 767' 1413.6 0.0 8.1 7.8 <0.05 <0.5 <0.05 0.177 780' 1299.7 0.0 8.4 7.8 <0.05 <0.5 <0.05 0.041 796' 2419.6 1.0 8.2 7.9 <0.05 <0.5 <0.05 0.039 768' 1119.9 0.0 8.2 7.7 <0.05 <0.5 <0.05 0.112 795' 1299.7 3.0 8.3 7.6 <0.05 <0.5 <0.05 0.124 798' 980.4 5.2 B.3 7.7 <0.05 <0.5 <0.05 0.163 797 >2419.6 12.0 8.2 7.6 <0.05 <0.5 <0.05 0.078 . . 765 >2419.6 547.5 7.6 7.9 <0.05 0.5 <0.05 0.228 726 >2419.6 579.4 7.5 7.7 <0.05 <0.5 <0.05 0.333 GENERAL COMMENTS: Collected By: Date: Time: BGIGLL 6/?R/1~ 2:50-4:45 pm Test Results Prepared By: Great Lakes Water Quality Laboratory, Inc. Certifcation # 0091 L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i 2 Total Elevation Coliform (Bacteria) This section has been updated in 2014 to reflect the Township’s periodic testing to maintain quality control 13082614 G.P.S. reading N44' 25.356 W86' 9.006 N44' 25.479 W86' 8.775 N44' 25.469 W86' 8.804 N44' 25.855 W86' 7.793 N44' 26.511 W86' 7.963 N44' 26.819 W86' 8.433 N44' 26.539 W86' 9.672 N44' 25.399 W86' 10.226 N44' 26.413 W86' 10.638 N44' 25.518 W86' 10.276 N 44' 26.404 W86' 7.544 N44' 26.395 W86' 7.558 �P.O. Box 131 Lake Ann, Michigan 49650 231-275-7382 RESULTS Chief Lake LAB ID# Site NO 13082625 1 2 13082627 3 13082628 4 13082629 5 20.663 7.957 20.854 7.847 20.856 7.332 20.657 6.834 20.641 7.281 Ammonia Nitrate mg/L mg/L (Bacteria) (pH units) Oxygen (mg/L) <0.05 <0.5 7.8 7.8 8.4 E coli pH Dissolved Elevation 759' Total Coliform >2419.6 759' >2419.6 1.0 7.9 7.8 <0.05 702' >2419.6 307.6 7.8 7.6 0:00 >2419.6 4.1 7.5 871' >2419.6 23.3 7.6 Nitrite mg/L Phosphorus (T) mg/L <0.05 0,079 <0.5 <0.05 0,07 <0.05 <0.5 <0.05 0.067 7.6 <0.05 <0.5 <0.05 0.045 7.6 <0.05 <0.5 <0.05 0.041 GENERAL COMMENTS: Collected By: Date: BG/GLL Time: 12:45-2:0Spm 8/26/2013 Test Results Prepared By: Great Lakes Water Quality Laboratory, Inc. Certifcation # 0091 This section has been updated in 2014 13082626 G.P.S. reading N44' W86' N44' W86' N 44' W86' N44' W86' N 44' W86' L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i i Great Lakes Water Quality Laboratory, Inc_ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i i i 28: Historic Farms This page has been updated in 2014 Sesquicentennial Farm Joseph, Delbert, Kathryn, Ward Kelley First Owners: John & Amelia Patterson 7082 Chippewa Highway Date of Purchase: 6/18/1862 Kaleva, MI 49645 Centennial Farms John and Lillian Porter First Owner: John Baptise Porter (PaQuin) 7332 Chippewa Highway Date of Purchase: 7/1/1863 Kaleva, MI 49645 NE 1/4 of SE 1/4 & N 1/2, SW 1/4 of NE 1/4, Sec31, T23N, R15W Mabel Schimke First Owner: Gotleib Schimke Route 1 Date of Purchase: 10/18/1866 Bear Lake, MI 49614 Sec30, T23N, R15N Hazel Briske First Owner: James Griswold Route 1 Date of Purchase: 11/23/1868 Bear Lake, MI 49614 W 1/2 of E 3/5 of S 5/8 of SW 1/4, Sec 15, T23N, R15 Winston S. Churchill EST First Owner: Andrew Arner 11058 11 Mile Road Date of Purchase: 6/5/1869 Bear Lake, MI 49614 E 1/2 NE 1/4, Sec 14 & W 1/2 NW 1/4, Sec 13 & S 1/2 Sec 12, T23N, R15W Donovan E. and Bernice Anderson First Owner: David Anderson Route 2 Date of Purchase: 5/11/1872 Bear Lake, MI 49614 S 1/2 of NE 1/4 of Sec 3, T23N, R15W Harold and Joyce Johnson First Owner: Andrew Johnson 7174 Thorpe Road Date of Purchase: 7/1/1880 Bear Lake, MI 49614 SE 1/4, SW 1/4 & SW 1/4 SE 1/4 Sec 31, T23N & Sec 6, T22N, R15W Earl F. and Dorothy Osborn First Owner: Andrew and Catherine Anner Route 1 Date of Purchase: 4/27/1867 Bear Lake, MI 49614 W 1/4 of SE 1/4 of Sec 11, T23N, R15W Joel D. and Carol Meister First Owner: Daniel and Tillie Meister 7901 Anderson Road Date of Purchase: 4/8/1895 Kaleva, MI 49645 NW 1/4 of NW 1/4, Sec 34, T23N, R15W Felix S. and Catherine M. Gauthier First Owner: Frank L. Gauthier, Sr. 7616 Adamson Lake Road Date of Purchase: 4/21/1898 Kaleva, MI 49645 SE 1/4 of NE 1/4, Sec 32, N23N, R15W Douglas E. and Linda Alkire First Owner: Michael Fauble 8390 11 Mile Road Date of Purchase: 7/7/1899 Bear Lake, MI 49614 E 1/2, SW 1/4 Sec 9, T23N, R15W �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i v II SOIL There are 18 different soil groups in Bear Lake Township, two of which make up the greatest content of the Township. They are classified as C7 and CB. They are both well-drained soils. The classification code being used is one used by the Northwest Michigan Prime Forests Lands Project. ca is classified as one step better than C7 (due to the fact that C7 soils were weakly developed or degraded because of man's activity). Most of C7 soils are located on the abandoned farm lands which were depleted of many nutrients and organic matter by wind erosion and leaching which followed tillage. The best soils in the Township for forest potential are classified as C1, C2, C3, CS and part of E1, E4, ES, E7, F1 and F2. The very best (C2), is well to moderately drained, loamy soils. There are medium to small areas of this soil throughout the Township. C2 soils are found in Sections 3, 4, 7, 9, 16, 30, 31, 32 and 34. The best soil in the Township for agriculture yield are C1 and CS. CS is the best for the highest yield rates in the Township or County. There are only two small areas of this soil in the Township and they are located in Sections 9 and 16. The most unsuitable soils in the Township are G1 , G2 and H7. G1 and G2 are very poorly drained organic soils without trees. The geologic feature is very acidy bogs and unforested swamps. H7 is gravel pits. These soils are located in Sections 1, 2, 4, 5, 8, 15, 16, 19, 20, 21 , 26, 27, 33 and 35. The information on soil comes from the Bear Lake Township Manistee County third Level Soil Association Reports and Tables, furnished by the Manistee County Planning Commission and dated March 1982. 11 This report is for general planning purposed and for preliminary work. It is well to keep this in mind when looking for a progressive soil survey, which this is not. This report should be considered and used often in making recommendations as to the goals and Zoning for the Township. This report was put together by information gathered by the County Planning Commission, Soil Conservation Service and the N.W. Michigan Prime Forests Lands Project. Even though this report and maps are for general planning, it should be noted that this is, so far, the best information that this Township and the County have available to date. Information such as Forest potential, agriculture interpretations, building site limitations, sanitation limitations, construction material sources, recreational limitations and wildlife habitat information is important in all decision making from the Township. Some progressive soil survey work has been done around Bear Lake and along the Little and Big Bear Creeks south of 13 Mile Road. This material is not in published form . It is available for us at the County Planning Office and/or the the County Soil Conservation Service Office. Manistee County does not have a published Modern Progressive Soil Survey. Because the soil survey and grouping is oriented towards timber production statements on other soil properties such as farming, sanitation and construction materials, the groupings used are not always consistent with the groupings used in this text. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v II MINERAL RESOURCES OIL AND GAS The principle minerals commercially sought in the Township are oil and gas. Well drilling has followed a pattern of the SilurianNiagaran Reef. In the ?O's and 80's, oil and gas activity boomed in Bear Lake Township. In the 90's the wells began to lose production with some wells being plugged. In 1994, new technology was started with lateral drilling of some of the plugged wells, which brought them back to much higher production. II In 1995, Antrim Reef activity was begun with test wells. The oil and gas industry is responsible for a large flow of money in the Township mainly through royalties and personal property taxes. Direct employment from oil and gas activity is not significant. Indirect employment from servicing oil and gas wells and the multiplier effect of the royalties has had a large impact on the local economy. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i II WILDLIFE CHARACTERISTICS This section has been updated in 2014 II - BIRDS SANDHILL CRANES - Found infrequently in the Township but generally increasing in number. BOBWHITE QUAIL - Non-existent except when released by private individuals. WILD TURKEY - . RUFFED GROUSE - Stable amount of habitat available for these birds. SHARP-TAILED GROUSE - None. SPRUCE GROUSE - None. MOURNING DOVE - Low to Medium. RING-NECKED PHEASANT - Wild birds low to non-existent, may be some pheasants the result of releases by private individuals. Hard winters usually fatal to these birds. High population. WOODCOCK - Medium population but decreasing in numbers. Habitat is decreasing as hunting pressure increases. WATERFOWL Medium to high 1, the continental population of most species of waterfowl are generally low. Canadian Geese are the exception. BALD EAGLES - Increasing; Manistee River eagles probably use Bear Lake Township as part of total range. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i i II WILDLIFE CHARACTERISTICS 11 This section has been updated in 2014 ,._, MAMMALS ,._, OPOSSUM - Medium density. RACCOON - High. COTTONTAIL RABBIT - Medium to high density. MARTEN - None. FISHER - None. SNOWSHOE HARE - Low density. GRAY AND BLACK SQUIRREL - Low to medium density. FOX SQUIRREL- Low to medium density. RED SQUIRREL - Abundant. LEAST WEASEL - Part of range but no actual records of sights. SHORT-TAILED WEASEL - Same as the Least Weasel. LONG-TAILED WEASEL - Occur throughout the State. NORTHERN FLYING SQUIRREL - Common but rarely seen - nocturnal. MINK - Low to medium. BEAVER - Medium BADGER - Part of range but rarely seen. MUSKRAT - Low to medium. STRIPED SKUNK - Medium to high density. PORCUPINE - Low to medium. LYNX - None. COYOTE Medium to high in number, populations subject to mortality due to mange. · RIVER OTTER - Low to medium. BOBCAT - Low density, rarely seen. RED FOX - Low to medium. DEER - Medium density. BLACK BEAR increasing in We have resident bears in number, Township. COUGAR - Low density, rarely seen. ,._, BLACK BEAR ,._, In the late 60's or 70's the DNR placed Black Bear here to consume large amounts of Salmon that were dying on Creek banks at the end of their spawning run. The smell of dying Salmon is very offensive so to alleviate the problem it is believed that the bears were introduced to help balance nature. In the late 70's Roy Kuenzer did kill a black bear here in the township in self defense. There are many other species of birds and mammals that occur in Bear Lake Township. The previous lists include most of the obvious and economically important species. There are important wetland types that provide much needed winter deer habitat and stop over areas for migrating waterfowl. The upland types are utilized by many different birds and mammals, many of which are listed previously. There are no endangered or threatened mammals or birds residing in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i i i 29: BE AR LA KE TOWNSHIP RO AD II MAP II . 13 Mile Rd l I I .,/ 7 3 2 10 11 "'C ;- C: t ....\ 0:: 11 Mile Rd ✓-J· ( ) ~ - \._,/ ' I ; l J r is 17 I I I ... 15 14 , Maide ns Rd Ma ens Rd;- ___,) I t 19 21 Q '. ' cc ·, E .c ~ 24 l :5 ii5 ,· 28 ~ 8Mi E iD Rd .. "·· 36 • '\ i l LYTJ'l8n Rd \ ' johnso n Rd Legend Roads ---- Two Track s - Highw ays Minor Roads - County Roads 0La kes Sections 0 0.5 l -0 I' -i 30 "'C c::: I c::: I __ 23 22 tl-..,,.._ 0 l ...., - .,.. ~-. ... 16 !"' - ,.✓ -- 2 Miles �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i x 30: BEAR LAKE TOWNSHIP MAP Road Right Of Way ,..... •t•• ,,, U•U ...,,. ... ..,, .. , . .. t \f,Sf l • f ! ' ,-SECTION 32 ... . ..,. ,kt. JI :.Jt ..... '".,. ----- -.,,_~-- •··•· ,..,, Jt l (·H ""·'' •--, .... ......... ,:~:;:o"" .....,. ,..,. , �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x BEAR LAKE TOWNSHIP MAP Road Right Of Way ___,. 9c:,1• \,IIJ!l , _ 1. Ul\·• IS"l "'"' / 1 \1•1 .. r.:g;-~.. ,u ••U• U t•,.•U ....... UI• ••• IU• H I lll•• tt 1 • 1• 1 lll•tW ·• \ 20 t•n•u 111· - 1•11. .1 ,_ ..... -· lfl• - f . Ull.•'l.,.. I«. I -ri.;.-SECTION 8 • 1- " I IH•lr UhH t•lf-tl ltt-M .... , .u11.-1111-. ....... 1 • 11• U ,._,., 11(&11111."00: , _ ' """ 01•- .._ ____ . .•tt•tl -, M U I .. . .,t 1wr. • ,.._,. • • lll•ltt • t•U •U l • U•U ,, ,._ · SECTION • • ,.,... '""'" - l•tt•U tl • N •O IU•I •-11-11 .., ~ \. ""·" .• ,.,...... ..,.,....,...,....,... ...... ,..... , - ,_.. ... ...... ..._,,_.. ·-· \ ...... , ,-.... ....... '"·" '" ~ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i BEAR LAKE TOWNSHIP MAP Road Right Of Way , ~ -· \ SECTION 5 . · ,. - SECTION 4 · �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i i This page has been updated in 2014. II MANISTEE COUNTY TRANSPORTATION 11 COUNTYWIDE DIAL-A-RIDE Morning and Afternoon - Monday - Friday 24 Hour Advance Reservation Requested General Manager: Dick Strevey Call 231-723-6525 or 1-800-775-7433 For Reservation or More Information Conference Room Available For Rent Free Transportation To Munson Hospital Monday - Friday: Will Pick Up At Home www.manisteecountytransportation.com II PUBLIC WATER SYSTEM Bear Lake Village has the only public water system. There are three wells with a capacity of 150 gallons per minute. Water storage is by elevated tank with a capacity of 75,000 gallons. District Waterlines are 6” to 1O" in size. Bear lake Township property owners each have their own water system. 11 All property owners in the township have their own septic systems. There is one septic pumping company in the township, McBride Septic Systems and Excavating. The Village of Onekama owns ·78 acres it uses for sewage treatment ponds in Section 19 of Bear Lake Township. Additional lines have been extended east of the Village limits (Russell Street) to accommodate two residences outside Village limit and extended west 200 feet along South Shore from the Village limits to accommodate an additional fire hydrant. There is no projected plans by the Village of Bear Lake to extend water lines at this time. Additional updates: On May 1, 1999, the Village of Onekama purchased 72 acres in Section 17. On May 12, 2005, the Village of Onekama purchased 98 acres in Section 8. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i i i II PARKS AND RECREATION This section has been updated in 2014. 11 HOPKINS PARK TENNIS COURTS Located in Section 5, in the Village of Bear Lake on the south shore of Bear Lake. The site was originally the lumber yard for the Hopkins Saw Mill. After the lumber cut was finished, Mr. George W. Hopkins undertook the gigantic task of creating a park. Hundreds of loads of earth was hauled in, grass was sown and trees planted. After the work was completed, the two acre park was donated by the Hopkins family to the Village of Bear Lake to be used by the people of the area. The first campers arrived in 1925. The facilities include 30 campsites each of which have a fire pit ring and electrical service. There are picnic tables, grills and a 30 ft x 20 ft. shelter. Restroom and coin operated showers are located in the basement of the Village building above the campgrounds. There is a drinking fountain, 3 water taps and a dump station for recreation vehicles, motor homes and trailers. Tennis courts are located on school property on Smith Street. Built with monies from the Triginta Club of Bear Lake. COUNTY HIGHLAND'S GOLF COURSE Established in 1966 by local businessmen and area citizens. The course originally started with 9 holes and has since expanded to 18 holes, club house, pro-shop, restrooms and drinking fountains on the course. BOAT LAUNCHING SITES On Bear Lake there is one boat launching site located at Hopkins Park. There is a DNR launch in Pleasanton Township. On Chief Lake there is one boat launching site located off Lyman Road. HARRY D. COSIER MEMORIAL PARK Formally known as the "unnamed park" The Park at Wise and Stewart Streets was donated to the Village of Bear Lake on November 19, 1929 by Mr. and Mrs. H.M. Cosier to become a memorial to their departed son Harry D. Cosier. Facilities include a tennis court and 2 basketball boards. LAKE ACCESS SITES Bear Lake Township wants to mark corners and maintain the four access sites on Bear Lake and the one access on Chief Lake. OTHER ATTRACTIONS The Bear located on U.S. 31 in the Village of Bear Lake Village Park located on U.S. 31 next to Richmond Drug �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i v SCHOOLS II II This section has been updated in 2014 Bear Lake Schools is the public school system that serves both Bear Lake and Pleasanton Township residents. A small number of students in the area also attend other schools of choice within Manistee County. Bear Lake Schools provide K-12 students with programs within the school facility as well as outside it. Most programming occurs at the school itself, but a number of high school students attend career and technical training at West Shore Community College. In addition, Bear Lake Schools also has students who participate in dual enrollment college courses through West Shore Community College technology programs during the day. The main school building represents six different constructions since 1951. The most recent addition (2002) provided for six new elementary classrooms, five new high school classrooms, a new central office, a new regulation II size gymnasium, and some general refurbishing of the building. Bear Lake Schools also take part in a number of cooperative efforts. The school system shares a superintendent with the Kaleva Norman Dickson School District. It also shres a business office with the KND, Onekama, Casman, and Manistee Intermediate school districts. Athletically, Bear Lake has cooperative programs with Onekama in cross country, football, track and baseball. It has cooperative programs with KND in girls soccer and boys golf. Bear Lake Schools offers boys and girls skiing in a cooperative program with both KND and Onekama. The remaining sports, boys and girls basketball and volleyball, are offered through Bear Lake Schools. Finally, Bear Lake Schools partners with both KND and Onekama to offer drama to their students. BEAR LAKE TOWNSHIP CEMETERIES 11 This section has been updated in 2014 Bear Lake Township Cemetery The old part of the Cemetery was deeded October 2, 1869, by Jemima __ __ Cushing to the Board of Health of Bear Lake Township. The Western part of the Cemetery was purchased from Edwin and Bernice Evens on Lots are October 30, 1936. available for purchase. There are 7 .1 + acres in the entire Cemetery which is located on Maidens Road in Section 16 and 17 in Bear Lake Township. Fairview Cemetery By all available records Fairview Cemetery must have been privately owned by Arlie L. Hopkins. The old Cemetery has five acres (no lots available in this .section) and the new one has ten acres and is plotted out. It was purchased from Benjamin E. and Mary Matthews on August 24, 1951. Lots are available for purchase. These cemeteries are on the corners of Linderman and Potter Road in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v Libraries This section has been updated in 2014 Beginning in the fall of 2000, John and Genevieve Martin generously donated $150,000 for the construction of our library. They requested the new library to be named after longtime Bear Lake residents Luke Keddie and Dr. Norconk. In January 2001, the Township of Bear Lake, the Village of Bear Lake, and the Township of Pleasanton created the legal entity, the Kiddie Norconk Memorial Library Board, to build and administer our new library with the Manistee County Library. Ken and Diana Edwards donated the property on Virginia Street for the location of the building, and on September 26, 2001, the groundbreaking ceremony took place. A reception followed at the Pleasanton Township Hall honoring the Martins and Edwards. Together with the donation from the Martins and Edwards, the volunteer labor, Library Angels, who helped purchase shelving, a $5,000 grant from the Oleson Foundation, and many other community members, the library opened in early June 2002. The Keddie Norconk Memorial Library was dedicated July 13, 2002 during Bear Lake Days. Calvin Murphy, John Martin, Dr. William Anderson, Jerry Mathieu, and Pastor Al Decatur gave speeches. In August 2002, the Keddie Norconk Memorial Board approved an operating agreement with the Manistee County Library. Whereas, the local board is to maintain the branch building, including lawn care, snow removal, and casualty insurance. The county library system will provide operating staff, books, and materials. During 2010, the Keddie Norconk Memorial Library Board purchased additional property from the Edwards for an expanded paved parking lot. In addition, a gazebo was added for outside library activities and a place to sit when using the wi-fi. The Keddie Norconk Memorial Library Board is a joint cooperative of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake; with an operating agreement with the Manistee County Library. This partnership will provide library services for decades into the future to the people of northern Manistee County The current Keddie Norconk Memorial Library Board members are: Chair: David Adams Secretary: Sandy Ertel Treasurer: Deanna Pattison, Bear Lake Township Clerk Trustee: Glen Moore, Village of Bear Lake President Trustee: Carol Merill, Pleasanton Township Supervisor �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i II GENERAL GOALS AND OBJECTIVES II GOAL: To have the use of the land in Bear Lake Township well balanced providing for the complimentary and compatible arrangement of land uses and activities. Encourage the orderly consumption of it's surface and subsurface resources and provide the maximum flexibility for future citizens to adapt to conditions which cannot be foreseen . OBJECTIVE: To encourage an atmosphere of trust between citizens, their neighbors, their government and provide for the greatest degree of personal liberty possible. STRATEGY: Based upon the belief that most people hold dear their obligation as caretakers of the land and will respect their neighbors rights as they would expect the same in return. Provide protective guidelines where zoning is concerned, without trying to manage details that are better decided upon by the land owner themselves. OBJECTIVE: Recognize the need and desires of people for quality living conditions. STRATEGY: Organize and establish areas in the township to provide compatible uses and allow for various residential zones, commercial services and agricultural activities. OBJECTIVE: Provide our lakes with guidelines for year round and seasonal residential use offering protection for lake water quality and property values. STRATEGY: Establish minimum set backs, square footage and other parameters which, while safe guarding the neighbor will allow the most flexibility to the property owner, resulting in decisions based upon logical placement v/s arbitrary restrictions. OBJECTIVE: To promote strong neighborhood structure by providing residential areas that are close to necessary service zones. STRATEGY: Establish reasonable set backs, square footage and other parameters which encourage good quality construction and logical placement of structures on a lot. OBJECTIVE: Provide areas for commercial activities which will offer easy access for our residents and the traveler and give the entrepreneur the best chance for success. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i i II GENERA L GOALS AND OBJECTIVES II STRATEGY: Establish variable degrees of commercial use availability along US 31 and near the Chief residential area. OBJECTIVE: Provide large land tract owners choices and flexibility managing their property. Structure a protective strategy to surface and subsurface natural resources recognizing land owner rights and adjacent land owner interests. STRATEGY: Provide reasonable acreage requirements for building sites. Provide reasonable setback distances from property lines, streams, lakes and other water areas. Provide reasonable use provisions. OBJECTIVE: Have all township guidelines easily understandable, clear, and avoiding redundancy with other government agency regulations. STRATEGY: Do not try to over regulate or legislate beyond the townships realm of responsibility. OTHER OBJECTIVES: Locate and develop a parcel of land to provide a recreation area for our residents and tourists. Providing water and land activities. Buy additional property for the Township Cemetery (as much as feasible wherever possible) on Maidens Road. For more efficient maintenance, discourage monuments and huge statues and encourage flat grave markers in the future. The care of the cemetery should continue to be the Township's responsibility. Guidelines will be set by the Board and the Board members will check the cemetery several times during the year. No parcel of land should be allowed to be landlocked. All lakes should be zoned with the greatest protection. Township Board should keep lobbying to return lost revenue to the Township through the Michigan Township Association. Resort trade should be encouraged in Bear Lake Township. Support the importance of agriculture in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i i i 31: Plat Map Refer to page 51 for keyed parcels BEAR T.23N .-R.15W. LAKE I ~2 ;g 0 ~ ~ llJ (!) llJ ~ (!) ~ t:J llJ llJ (/) Acker (/) z0 "' N 0 0 0 ~ z0 8 0) z0 0 0 0:, (£) 6000E z 2013 Rockford Map Pubis., Inc. SEE ?OOOE BOOOE PAGE 9000E 86°'05• 17 10000E 11000E g se 0 '04• Manistee County, Ml 12000E 0 r-- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i x II SUMMARY The Bear Lake Township Comprehensive Plan was put together to provide information from which to base planning and zoning decisions upon. The purpose of township planning is to provide a guideline for future growth and development. it must take into account the inherent right of the individual and balance it with their rights as neighbors. The entire community of the township and its neighbors are affected by the way the land is used and maintained. As caretakers of the land we do have the obligation to protect it for our future generations. In this era of excessive regulation, this Planning Board has chosen to believe in the personal intelligence and integrity of the individual. In zoning it has given as much freedom as possible to the individual property owner with respect to property rights. This freedom does place certain obligations upon each property owner to respect the rights of his neighbor with the expectation that they will do the same in return. The zoning ordinance which was written concurrently with this comprehensive plan reflects this philosophy. The ordinance takes into account the various terrains, lakes, thoroughfares and the existing communities make-up and personality. it was written with the belief that when a regulation exists which supercedes the township authority, it should not be redundantly duplicated, making this ordinance thicker and harder to understand. It was written with a realistic view of the present and the future in mind. Submitted for the Good of Bear Lake Township by the 2002 Bear Lake Township Planning Commission With due diligence, the 2014 Bear Lake Township Planning Commission has studied and affirmed these pages. All rights reserved without prejudice. II �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i Appendix C Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i i Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. Ducks Unlimited. “Ducks Unlimited Received 11 Great Lakes Restoration Initiative Grants for Conservation in Michigan.” 2011 Conservation Report. http://www.ducks.org/media/Conservation/GLARO/_documents/_library/_conservation/_ states/2011/Michigan_Report2011.pdf 35. National Parks Service. “A Nationalized Lakeshore: The Creation and Administration of Sleeping Bear Dunes National Lakeshore.” Theodore J. Karamanski. 2000. http://www.nps.gov/history/history/online_books/slbe/. Photo: http://www.nps. gov/slbe/images/20060901164502.JPG 38. Michigan Department of Environmental Quality. “Sand Dune Protection.” Undated. http://www.michigan.gov/ deq/0,4561,7-135-3311_4114_4236---,00.html 40. M-22. “About Us.” February 2009. https://m22.com/?category_name=about-us 42. MichiganHighways.org. “Historic Auto Trails.” Last modified March 2013. http://www.michiganhighways.org/indepth/ auto_trails.html 42. Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. Michigan Traffic Crash Facts. “Crash Rate Per Licensed Driver by Age of Driver in All Crashes.” 2011. https:// s3.amazonaws.com/mtcf.pubs/2011/veh_17.pdf 43. Michigan Department of Transportation. “North Region Winter Level of Service for 2011-2012.” Approved October 2011. http://www.michigan.gov/documents/mdot/MDOT_LoS_map_North_08-09_FINAL_255162_7.pdf 46. United States Army Corps of Engineers. “Great Lakes Navigation System: Economic Strength to the Nation. Last modified March 2013. http://www.lre.usace.army.mil/Portals/69/docs/Navigation/GLN_Strength%20to%20the%20Nation%20Booklet 2013v2_final2w.pdf 46. United States Army Corps of Engineers. “Great Lakes Harbors.” Arcadia, Frankfort, Manistee, Portage Lake entries all last modified April 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets.aspx 47. RRHX: Michigan’s Internet Railroad History Museum. “The Evolution of Michigan’s Railroads.” Undated. http://www. michiganrailroads.com/RRHX/Evolution/EvolutionProjectDescription.htm �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i i i 50. Airnav.com. “Airports.” Updated May 2013. http://www.airnav.com/airport/KMBL; http://www.airnav.com/airport/ KFKS; http://www.airnav.com/airport/7Y2 50. The Rotarian. “Soaring on a Shoestring,” Karl Detzer. December 1939, Volume LV No. 6, p. 16-18. Accessed via books. google.com. 53. Annals of the American Academy of Political and Social Science. “Educational Value of Public Recreation Facilities,” Charles Mulford Robinson. March 1910, Vol. 35, No. 2, pp. 134-140. http://www.jstor.org/stable/1011260 53. Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i v Tab 4 – by Subject Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. 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Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject Bear Lake Twp Estimate Percent POPULATION 1990 1,374 NA 2000 1,587 1.55% 2010 1,751 1.03% 2016 (proj.) 1,754 0.03% HOUSING OCCUPANCY Total Housing Units 1,031 1031 Owner-occupied 595 57.7% Renter-occupied 101 9.8% Seasonal/Recreational/Occasional use 203 19.7% Vacant - For Sale, For Rent, etc. 132 12.8% EDUCATIONAL ATTAINMENT Population 25 years and over 1,308 1,308 Less than high school 147 11.20% High school graduate and equivalency 557 42.60% Some college, no degree 181 13.80% Associate’s degree 131 10.00% Bachelor’s degree 166 12.70% Graduate or professional degree 126 9.60% Percent high school graduate or higher (X) 88.80% Percent bachelor’s degree or higher (X) 22.30% SCHOOL ENROLLMENT Population enrolled in school 450 25.70% CLASS OF WORKER Civilian employed population 16 years + 736 736 Private wage and salary workers 559 76.00% Government workers 115 15.60% Self-employed 56 7.60% Unpaid family workers 6 0.80% Private sector jobs 83.6% INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households 746 746 Less than $10,000 33 4.40% $10,000 to $14,999 33 4.40% $15,000 to $24,999 133 17.80% $25,000 to $34,999 112 15.00% $35,000 to $49,999 165 22.10% $50,000 to $74,999 162 21.70% $75,000 to $99,999 55 7.40% $100,000 to $149,999 38 5.10% $150,000 to $199,999 5 0.70% $200,000 or more 10 1.30% Median household income (dollars) 39,309 (X) Very low income 199 26.7% Low income 112 15.0% Moderate income 327 43.8% High income 93 12.5% 15 2.0% Very high income Per capita income 19,311 Median earnings for workers (dollars) 20,806 Median earnings for male full-time, 40,139 year-round workers (dollars) Median earnings for female full-time, 26,063 year-round workers (dollars) POVERTY All families (X) All people (X) Under 18 years (X) Receiving food stamps 73 Receiving cash assistance 37 INDUSTRY Civilian employed population 16 736 years and over Agriculture, forestry, fishing and 53 hunting, and mining Construction 72 Manufacturing 55 Wholesale trade 21 Retail trade 52 Transportation and warehousing, and 19 utilities Information 5 Finance and insurance, and real 18 estate and rental and leasing Professional, scientific, and 43 management, and administrative and waste management services Educational services, and health care 120 and social assistance Arts, entertainment, and recreation, 152 and accommodation and food services Other services, except public 78 administration Public administration 48 Manufacturing to retail jobs 1.06 Non-retail 454 Retail, arts, accommodations, food 204 Non-retail to retail, arts, acc., food 2.23 (X) (X) (X) (X) 9.40% 11.40% 15.60% 9.80% 5.00% 736 7% 10% 8% 3% 7% 3% 1% 2% 6% 16% 21% 11% 7% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i i EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years + Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic) 1,431 841 839 736 103 2 590 839 (X) 420 409 1,431 58.80% 58.60% 51.40% 7.20% 0.10% 41.20% 839 12.30% 720 560 79 0 45 4 32 688 22.4 720 77.80% 11.00% 0.00% 6.30% 0.60% 4.40% 95.56% 81.40% (X) 746 2.48 2.81 746 (X) (X) 1,383 180 1,383 13.00% 1,872 128 3 37 29 46 268 103 72 545 9 0 177 80 0 72 150 0 9 21 24 35 0 138 4 4 12 0 1,872 6.80% 0.20% 2.00% 1.50% 2.50% 14.30% 5.50% 3.80% 29.10% 0.50% 0.00% 9.50% 4.30% 0.00% 3.80% 8.00% 0.00% 0.50% 1.10% 1.30% 1.90% 0.00% 7.40% 0.20% 0.20% 0.60% 0.00% OCCUPATION Management, business, science, and arts occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Production, transportation, and material moving occupations VALUE Owner-occupied units Median home value (dollars) MORTGAGE STATUS Owner-occupied units Housing units with a mortgage Housing units without a mortgage GROSS RENT Occupied units paying rent Median rent (dollars) HOUSE HEATING FUEL Occupied housing units Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Solar energy Other fuel No fuel used YEAR STRUCTURE BUILT Total housing units Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier 58 36.50% 20 25 32 12.60% 15.70% 20.10% 24 15.10% 659 659 129,800 (X) 659 376 283 659 57.10% 42.90% 66 725 66 (X) 746 350 206 26 81 0 80 0 3 0 746 46.90% 27.60% 3.50% 10.90% 0.00% 10.70% 0.00% 0.40% 0.00% 980 25 90 154 93 116 98 118 88 198 980 2.60% 9.20% 15.70% 9.50% 11.80% 10.00% 12.00% 9.00% 20.20% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i i i US Census Bureau, American Community Survey 2006-2010, Selected Economic Characteristics (DP03)                   746 576 253 440 189 26 21 110 43 170 131 81 267 272 2.48 2.81 +/-62 +/-59 +/-44 +/-55 +/-39 +/-13 +/-13 +/-31 +/-23 +/-39 +/-30 +/-21 +/-41 +/-45 +/-0.16 +/-0.17 746 77.20% 33.90% 59.00% 25.30% 3.50% 2.80% 14.70% 5.80% 22.80% 17.60% 10.90% 35.80% 36.50% (X) (X) INCOME IN THE PAST 12 MONTHS IS BELOW POVERTY LEVEL All families 9.4% +/-3.7 With related children under 18 years 15.0% +/-6.9 With related children under 5 years only 16.7% +/-20.6 Married couple families 3.2% +/-2.2 With related children under 18 years 5.2% +/-4.6 With related children under 5 years only 0.0% +/-46.8 Families with female householder, no husband 36.4% +/-15.8 With related children under 18 years 55.6% +/-26.0 With related children under 5 years only 45.0% +/-55.0 All people 11.4% +/-4.0 Under 18 years 15.6% +/-7.4 Related children under 18 years 15.6% +/-7.4 Related children under 5 years 20.0% +/-11.5 Related children 5 to 17 years 13.9% +/-7.3 18 years and over 10.0% +/-3.9 18 to 64 years 11.1% +/-5.2 65 years and over 7.1% +/-3.2 People in families 9.6% +/-3.7 Unrelated individuals 15 years and over 23.5% +/-12.1 (X) +/-4.8 +/-5.4 +/-6.1 +/-5.0 +/-1.8 +/-1.7 +/-3.8 +/-3.0 +/-4.8 +/-3.8 +/-2.7 +/-4.9 +/-5.1 (X) (X) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403 and S2404 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �                  Median earnings: Median earnings:    Male Female  Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error    Error Error Error +                                                                                                                                                                                                                                                                                                                                                                     L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l �                 Median earnings: Median earnings:     male female  Margin Margin of Margin of Margin of Margin of Margin of  of Error  Error  Error    Error Error Error                                                                                                                                                                                                                                                                                                                                                                            L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i Esri Business Analyst Financial Expenditures Bear Lake Township Area: 36.08 Square Miles Spending Potential Index Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Average Amount Spent Total 80 83 92 74 $4,504.00 $10,568.84 $366.78 $28,053.09 $3,134,892 $7,356,173 $255,289 $19,525,641 43 81 373 $109.84 $306.43 $8.62 $76,454 $213,284 $5,998 81 77 74 $770.35 $679.80 $987.24 $536,181 $473,157 $687,143 58 88 $12,110.45 $2,327.86 $8,429,170 $1,620,247 65 74 77 91 $2,935.06 $93.68 $157.02 $142.94 $2,042,875 $65,205 $109,292 $99,492 74 78 79 94 $1,415.96 $125.77 $853.53 $689.21 $985,544 $87,539 $594,076 $479,705 72 $19.30 $13,434 73 $173.39 $120,686 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i i Business Summary Bear Lake Township Area: 36.08 Square Miles Data for all businesses in area Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. 102 694 1,749 0.40 Businesses Number Percent 3 2.8% 4 4.1% 1 0.8% 11 11.1% 2 2.3% 8 7.8% 15 14.4% 2 2.0% 0 0.0% 0 0.3% 2 1.7% 3 2.5% 1 0.9% 2 0.9% 0 0.0% 3 2.5% 1 0.8% 3 2.8% 0 0.0% 2 1.9% 2 1.7% 5 5.1% 2 1.7% 1 0.8% Employees Number Percent 14 2.0% 18 2.6% 8 1.1% 30 4.3% 13 1.9% 69 9.9% 76 11.0% 11 1.5% 0 0.0% 1 0.1% 19 2.8% 10 1.4% 7 1.0% 12 1.8% 0 0.0% 7 1.0% 4 0.6% 6 0.9% 0 0.0% 12 1.7% 2 0.2% 18 2.6% 8 1.1% 2 0.2% 3 4 1 1 0 4 3 4 3 10 6 4 13 3 5 2 2.5% 3.9% 1.3% 0.8% 0.0% 3.8% 3.1% 3.9% 2.8% 10.2% 6.0% 4.2% 12.9% 2.9% 4.6% 1.7% 8 8 3 1 0 11 130 64 82 39 12 27 30 7 52 15 1.2% 1.1% 0.4% 0.1% 0.0% 1.6% 18.7% 9.2% 11.8% 5.7% 1.8% 3.9% 4.4% 1.1% 7.5% 2.2% 102 100% 694 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i v �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v Appendix D Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Meeting minutes related to consideration of comments Public hearing meeting minutes A copy of this packet is on file at Bear Lake Township Hall. The documents are also available at www.lakestoland.org/bear-lake-2/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �BEAR LAKE TOWNSHIP 7771 LAKE STREET • BOX 187 , .BEAR LAKE, MICIBGAN 49614-0187 July a, 2014 Bear Lake Township Planning Commission Quarterly Meeting Public Hearing~Maste r Plan The meeting was called to order at 6:45 p . m. by Chair, Bill Ringel . Roll call was taken . PC members present: Bill Ringel, Cindy Zatarga, Floyd Bowling Jr., Janette May, and Kristie Harless . Also present, Corky Best, township supervisor. No others present. The pµblic heari ng was opened at 6:55 p.m . The master plan was discussed . Janette had reviewed the final copy of the plan, and noted that the changes recommended by the pla~ning commission had been done . We are going to ask that a photo of the township hall be added before the final printing if possible. There being no other questions or discussion, the public hearing was closed at 7 : 10 p . m. The minutes of· the quarterly meeting on April 8, 2014 were reviewed . Motion by Janette May, second by C~ndy Zatarga, to approve the minutes as printed . All voted in favor . Motion by Janette May, second by Cindy Zatarga, to approve the maste r plan as printed with the addition of a picture of the township hall if possible, and accept the 2014 master plan from Beckett and Raeder and forward to the Bear Lake Township Board for approval . Roll call vote: yeas, Janette May, Floyd Bowling Jr . , Cindy Zatarga, Bill Ringel, and Kristie Harless . Nays : none. Motion carried. Next we will be working on the wind ordinance, and our next quarterly meeting will be on Tuesday, October 14, 2014. There being no further business, meeting was adjourned at 7 : 55 p.m. by Chair, Bill Ringel. Respectfully submitted, ~~~~ Kristie Harless, secretary Bear Lake Township Planning Commission .; �BEAR LAKE TOWNSHIP COUNTY OF MANISTEE, MICHIGAN TOWNSHIP BOARD RESOLUTION RESOLUTION #i 01. r 1 6 . of 2014 TOWNSHIP BOARD RESOLUTION TO ADOPT BEAR LAKE TOWNSHIP MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Townshi p; and WHEREAS, the Planning Commission prepared a master Plan and submitted the Plan to the Township Board for review and comment; and WHEREAS,. the plan was distributed for review to entities identified in the MPEA, and WHEREAS, the Planning Commission held a public hearing on July 8, 2014 to consider comment on the proposed Master Plan; and WHEREAS, the Planning Commission finds that the proposed Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Township; and WHEREAS, the Township Board also finds that the proposed Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Township; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE BEAR LAKE TOWNSHIP MASTER PLAN. The Township Board hereby approved and adopts the proposed Master Plan, including all of the chapters, figures, maps, and tables contained therein. Motion by: Seconded. by: BE:::?T M 8'{ I, the undersigned, the Clerk of the Township of Bear Lake, Manistee County, Michigan, do hereby certify that th~ foregoing i.s a true and complete copy of c';.ttain proceedings taken I.> the Bear Lake Township Board at its regular meeting held on __._ _,, I 2014 relative to adoption of the resolution therein set forth; that said meeting was conduct d and public notice of said meeting was given pursuant to and in compliance with the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of said :zfil I(pl ~o l~ meeting were kept and will be made available a s ~ by sa: Dated: A~· ~ / 4 ~ lut/l2....J.,qjt14~-'--11---'~~f-----'-"--~,L_'- l- -/ ) Deanna Pattison, Bear Lake Towns~ip Clerk � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Bear-Lake-Twp_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Bear Lake Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-09-06 Title A name given to the resource Bear Lake Township Master Plan Description An account of the resource The Bear Lake Township Master Plan was prepared by the township's Planning Commission and adopted on September 6, 2014. Subject The topic of the resource Master plan reports Bear Lake Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/619530cd039bf05c27dce7d3f74cd859.pdf 085a4eec74c128cddc16652718771812 PDF Text Text City of Dexter Master Plan Amended March 2016 ��Resolution #2016-01 CITY OF DEXTER CITY COUNCIL WASHTENAW COUNTY, MICHIGAN CITY OF DEXTER MASTER PLAN ADOPTION RESOLUTION WHEREAS, Public Act 33 of 2008 (the Planning Enabling Act), as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an amendment to the Master Plan for the City in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning amendment process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the Amendment to the Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, The City of Dexter Planning Commission held a formal public hearing on the draft Amendment to the Master Plan on January 4, 2016 in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide oral and written comments on the draft plan amendment, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that the Amendment to the Master Plan is ready for adoption. WHEREAS, on February 1, 2016 the City of Dexter Planning Commission voted unanimously to recommended the Amendment to the City of Dexter Master Plan be adopted by the City Council; and THEREFORE, LET IT BE RESOLVED the Dexter City Council, as authorized in MCL 124.3843(3), part of said Act 33, hereby asserts that is shall have the authority to approve or reject the Master Plan. �LET IT FURTHER BE RESOLVED, that the Dexter City Council has reviewed the Amendments to the Master Plan and Approved the Amendment to the Master Plan. MOVED BY: Knight SECONDED BY: Fisher YEAS: Fisher, Knight, Michels, Smith, Tell, Carson and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 14TH DAY of MARCH 2016. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 14th day of March 2016. Carol J. Jones, Interim City Clerk �ACKNOWLEDGEMENTS City Council Shawn Keough, Mayor Jim Carson, Trustee Julie Knight, Trustee Donna Fisher, Trustee Joe Semifero, Trustee James Smith, Trustee Ray Tell, Mayor Pro Tem Carol Jones, Interim Clerk Planning Commission Matt Kowalski, Chairperson Thomas Phillips Marni Schmid Alison Heatley James Carty Jack Donaldson Scott Stewart Tom Stoner Administration Courtney Nicholls, City Manager Justin Breyer, Assistant to the City Manager Marie Sherry, Treasurer/Finance Director Michelle Aniol, Community Development Manager Dan Schlaff, Sewer + Water Utilities Foreman Kurt Augustine, Public Works Foreman riilCARLISLE WORTMAN associates , inc . City of Dexter Master Plan | March 2016 James Smith, Ex Officio ��TABLE OF CONTENTS Introduction Purpose of the Master Plan .................................................................................................. 1 How is the Plan to be Used? ................................................................................................. 1 Historic Context ...................................................................................................................... 2 Planning Process .................................................................................................................... 2 Regional Setting ..................................................................................................................... 4 Community History of Dexter ............................................................................................... 5 Existing Land Use and Community Plans Existing Land Use ................................................................................................................... 7 City Planning Initiatives ....................................................................................................... 11 County Planning Initiatives ................................................................................................. 13 Neighboring Communities .................................................................................................. 15 Community Goals and Objectives Public Participation .............................................................................................................. 19 City of Dexter Goals.............................................................................................................. 20 Natural Resources....................................................................................................................... 21 Recreation/Open Space............................................................................................................. 22 Residential ................................................................................................................................... 24 Downtown – Mixed Use .............................................................................................................. 25 Dexter-Ann Arbor Road Corridor – Mixed Use ........................................................................ 26 Commercial .................................................................................................................................. 30 Industrial....................................................................................................................................... 31 Transportation ............................................................................................................................. 32 Community Facilities + Services ............................................................................................... 34 Future Land Use Future Land Use Categories ............................................................................................... 35 Low Density Residential ............................................................................................................. 35 Village Residential ...................................................................................................................... 36 Multiple-Family Residential ....................................................................................................... 37 City of Dexter Master Plan | March 2016 Baker Road Corridor – Mixed Use ............................................................................................ 28 �Downtown – Mixed Use ........................................................................................................................38 Dexter-Ann Arbor Road Corridor – Mixed Use...................................................................................41 Baker Road Corridor – Mixed Use ......................................................................................................42 Village Commercial ...............................................................................................................................43 General Commercial .............................................................................................................................44 Light Industrial .......................................................................................................................................45 Research/Development .......................................................................................................................45 Public/Semi-Public ...............................................................................................................................46 Open Space/Recreation.......................................................................................................................47 Transportation Plan National Functional Classifications ........................................................................................... 49 Access Management ................................................................................................................... 51 Public Transportation .................................................................................................................. 51 Non-Motorized Transportation.................................................................................................... 54 Background Studies Population and Housing Characteristics .................................................................................. 61 Population ..................................................................................................................................... 61 Housing Characteristics............................................................................................................... 65 Property Values............................................................................................................................. 67 Capital Improvements/Community Facilities.......................................................................... 68 Wellhead Protection .................................................................................................................... 72 City of Dexter Master Plan | March 2016 Property Transfer Agreements ................................................................................................... 73 Cityhood ......................................................................................................................................... 74 Natural Features........................................................................................................................... 76 School Facilities............................................................................................................................ 78 Parks and Recreation .................................................................................................................. 79 Economic Development .............................................................................................................. 83 Intergovernmental and Regional Cooperation ........................................................................ 84 Implementation Zoning Requirements .................................................................................................................. 87 Zoning Adjustments ..................................................................................................................... 88 �Capital Improvement Program ................................................................................................... 90 Plan Education .............................................................................................................................. 90 Plan Updates ................................................................................................................................. 91 Appendix Community Survey Results ......................................................................................................... 93 Figures Figure 1. Planning Process............................................................................................................ 3 Figure 2. Regional Setting ............................................................................................................. 4 Figure 3. Existing Land Use Map .................................................................................................. 9 Figure 4. Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes ................................................................................................. 14 Figure 5. Generalized Future Land Use Map for Surrounding Area Map ............................ 17 Figure 6. Future Land Use Map................................................................................................... 39 Figure 7. National Functional Classification Map .................................................................... 50 Figure 8. Possible Future Washtenaw County Transit Connections Map ............................ 53 Figure 9. Non-Motorized Transportation Map........................................................................... 59 Figure 10. Parks and Community Facilities Map..................................................................... 81 Tables Table 1. City of Dexter Existing Land Use................................................................................... 7 Table 2. Master Plan Land Use + Zoning District Classification Comparison ..................... 48 Table 4. Population Change 1960-2010 .................................................................................. 61 Table 5. Average Persons Per Household ................................................................................. 62 Table 6. Total Household by Community .................................................................................. 63 Table 7. Percent of Population by Age, 2010 .......................................................................... 64 Table 8. Total Housing Units by Community ............................................................................. 65 Table 9. Dwelling Unit Owner/Renter Composition by Community ...................................... 66 Table 10. City of Dexter SEV Plus IFT Growth ........................................................................... 67 Table 11. Parks and Recreation Facilities ................................................................................ 80 City of Dexter Master Plan | March 2016 Table 3. WATS Non-Motorized Plan Improvements – City of Dexter .................................... 56 ��Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? 1. Most important, the Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community's desires for the future. 2. The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. 3. The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 4. The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. 5. Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. In summation, the City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. City of Dexter Master Plan | March 2016 The Master Plan is used in a variety of ways: 1 �Historic Context This document represents an amendment to the 2011 Dexter Master Plan, which replaced the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one (1) year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into one (1) comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. census) and addresses the City’s current desires for the future. Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is therefore essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires five (5) year reviews of the Master Plan. The review process will be discussed in more detail in the implementation section of the Ordinance. Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City of Dexter Master Plan | March 2016 Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram on the following page. 2 �Figure 1. – Planning Process Socioeconomic Factors "" ~ Population Housing Economic Base Facilities & Services Transportation '-. Natural Resources • • • • • ~ r "' Topography Soils Vegetation Watersheds Wetlands • • ~ '-. Existing Land Use ,,, " Use Categories Development Patterns ~ \... ~ City Character and Development Capability . ... Goals and Objectives ~ / Alternative Strategies ,,, ~ City and Public Input ~ J \ ~ Plan Development Master Plan ... • • • Land Use Transportation Issues of Concern ... Implementation City of Dexter Master Plan | March 2016 • • • • • Evaluation and Interpretation Background Studies r 3 �Regional Setting The need to consider the region surrounding the City of Dexter is of importance. Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor. However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. Figure 2. – Regional Setting – Washtenaw County ,n Lyon Ti fe- n a wi C o u I t ,. , l4f.., w ~ - r Lyndon TWpr _- t" ' Salem T>A , !Jebster ~ p,l j' > N r-i, tl >, C :::, 0 (.) City of Dexter Master Plan | March 2016 C 4 0 <1l Cl) -1: ~ Q) u <1l -, 1 r;- ..c Cl) ~ ' Sharon Twp 7 1' ,: I Freedom t wp L iLodiTWp , Pittsfield Twp J.-....,. ,7 Bridgewater Twp I Saline-Twp Augusta · l London ,.- Source: Washtenaw County GIS �Community History of Dexter This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even as Dexter has progressed to the fastest growing municipality in the State (2010 Census), the City has retained its old time charm and hospitality. Gordon Hall, date unknown City of Dexter Master Plan | March 2016 The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a map to help guide residents and officials in future development. 5 �6 City of Dexter Master Plan | March 2016 �Existing Land Use and Community Plans The existing land use map and associated text indicates land use patterns and associations as they exist currently within the City of Dexter. While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. Existing Land Use As illustrated on the Existing Land Use Map (Figure 3), the following land uses currently exist in the City. They are demonstrated by acreage and percentage of land area in Table 1 below. Table 1. – City of Dexter Existing Land Use Dexter (City) Vacant Acres % 68.13 6.7% 316.58 31.4% Multiple-Family Residential 53.77 5.3% Commercial 55.79 5.5% Office 14.32 1.4% Industrial 136.40 13.6% Industrial Research + Development 125.58 12.5% Public/ Semi-Public 164.22 16.3% 0.88 0.1% 71.06 7.1% 1,006.73 100% Single-Family Residential Open Space/Recreation Transportation (Right-of-Ways) Total City of Dexter Master Plan | March 2016 Existing Land Use 7 �8 City of Dexter Master Plan | March 2016 �Al p ro Hu iv e nR l Pa rkr i dg e a Bro Eastridge Potts er dhil l w Ulr ic Yo rk Ta y lo r Boe naro ad Pine View View w Sh aw r Ben t Tre e e Vi ch Ar bo --- h ri Ul De xt er -A nn r W ils on an Ry Wilson Lex in g ton Shield Cambridge Melbourne be We Mill Creek Victori a Ca rri ng to n Dongara Dan Hoey Hillside d Wellington w Kingsley Ox bo o M so rri n r Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public Open Space/Recreation Figure 3 EXISTING LAND USE City of Dexter Washtenaw County, Michigan 0 Sh ag ba rk Forshee e ann Jan Bristol Bristol Bishop Preston Bristol bo r Vacant r Baker Heights Ar ve Do es t City Center Vie w No b le Yo rk sh Ol ive r Ke ns in gt o Qu ac ke nb u ve er S c i o To w n s h i p ew W all ld d tlan Kur Parker La ke Vi Ri lm Pa L i m a To w n s h i p n Baker In ve rn e ss Hu ro n n in g Vi ew sh Cu ro v ie w n M ea do so Edi Ea to n r Pin e d Br oa k ee Cr ll Mi Fo re st Ar bo Hu d nwoo Cotto ond Sec d f ie Gr an rd Thi Gr an d n Fo r Hermania rth Fou An n An r er Dov son Hud San S c i o To w n s h i p e Riv M ain Ce l ntra n ro Hu Alle y W e b s t e r To w n s h i p Joy ad Bro ea els n a in l tra Cen Baker Hur o e h F if t xte De h rC in Alp M Br o ak e South Downs dL Jeffords Sandhill Isla n Al l e y Jeffords ste r Pearl San McCormick way r We b er ine d h Fift ge Brid ie Glac ars Ced uld Bo Ma st kney Pinc e tridg Wes Ka th in e r ue Sam er Dext D e x t e r To w n s h i p ly Da 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Downtown Development Strategic Plan – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. Downtown Dexter DDA Parking Study – The objectives of the study are: to assess the existing parking system within the context of the downtown retail shopping district and adjacent areas; to assess present and future parking needs; to recommend specific improvements for parking downtown; and to further recommend City of Dexter Master Plan | March 2016 Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative– City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. 11 �management strategies are incorporated by reference. Park and Recreation Facilities Master Plan (2009) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. City of Dexter Master Plan | March 2016 Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. 12 FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. �Oil and Gas Drilling - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document.  Sustainable small city and village development encouraging social interaction and environmental health;  Reduce negative impacts and made future development more livable by changing existing land use patterns in areas surrounding villages;  Development within one-half (1/2) mile of existing village limits should be developed at higher densities, and a grid system of roads with sidewalks should be required to provide convenient and alternative vehicle and pedestrian access to downtown main streets;  Encourage infill development opportunities, particularly by encouraging urban service districts; and  Develop model ordinance to ensure desired character of community is retained such as architectural guidelines, landscaping, signs, lighting and parking standards. Washtenaw Area Transportation Study (WATS)(Updated 2011) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, transit improvements, intersection and widening projects, as well as non-motorized projects (see Transportation Plan (pg. 49) for additional information). Washtenaw County Non-Motorized Plan (2006) - WATS was also involved in the Washtenaw County Non-Motorized Plan which inventoried existing County-wide, nonmotorized transportation facilities, identified missing links and provided City of Dexter Master Plan | March 2016 2004 Washtenaw County Comprehensive Plan – While the County Plan is now becoming dated, there are elements of this plan that remain relevant for the City of Dexter. The 2004 Comprehensive Plan for Washtenaw County recommends a development pattern for the City of Dexter described and illustrated below as follows: 13 �implementation recommendations for communities (see Transportation Plan (pg. 49) for additional information). Figure 4. - Washtenaw County 2004 Comprehensive Plan – Recommended Future Landscapes Urban: Infill and Redevelopment Suburban: Infill & High Density Development Small Cities and Villages Potential Activity Center Open Space Rural: Agricultural and Low Density Rural Residential City of Dexter Master Plan | March 2016 Source: Washtenaw County 14 Generalized Residential Buildings in Rural Areas Transit Plan for Washtenaw County (2007) - In an effort to move towards a comprehensive transit service in Washtenaw County, WATS initiated this effort to analyze data and to support a county-wide service plan that could be developed by the Ann Arbor Transportation Authority (AATA) and the other area transit providers. The Transit Plan for Washtenaw County identifies current providers of transit service within Washtenaw County, deficiencies and needs including destinations that lack adequate transit facilities (see Transportation Plan (pg. 49) for additional information). Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County (see Transportation Plan (pg. 49) for additional information). �Neighboring Communities The City of Dexter is located at the cross-section of three (3) townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half (1/2) mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 3, illustrates the different planned land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged.  Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road.  Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential land uses.  Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living facility along Island Lake Drive, which is planned for sixty (60) units over ten (10) acres. City of Dexter Master Plan | March 2016 More specifically, the areas surrounding Dexter are planned as follows: 15 �16 City of Dexter Master Plan | March 2016 �W e b s t e r To w n s h i p Bluebird Fo xS ed ge Potts Sandhill Ta ylo r ne Hillside Ox bo w Kingsle y Bristol Wellington -- Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Commercial Node Office/Industrial Public/Semi-Public Recreation/Conservation Jurisdiction Limits Figure 5 Ca rri ng to n Lexington Cambridge Dongara Baker n Jana Pre sto n Victoria Residential - 2 1/2 - 3 Acre Lots Joy Wilson Forshee Tree Ben t an Ry De xte r-A nn A rb or ADJACENT COMMUNITIES FUTURE LAND USES City of Dexter Washtenaw County, Michigan on ris or M Hi gh lan d w Vie Ea to n Coventry Ulr ich Lo ch Yo rk r Residential - 5 Acres Lots ich Ulr er Web Mill Creek ve Pine View Ri Pin evi ew n No bl e Br oa d k ee Cr ll Mi S c i o To w n s h i p er lm Pa Ke ns in gt on Yo rk ro h us nb ke ew S c i o To w n s h i p W e b s t e r To w n s h i p Hermania ac Qu La ke Dan Hoey ourne Melb Shield Parker ing Cush Vi L i m a To w n s h i p er Riv City of Dexter n ro Hu n dso rd Thi Fo re st Hu d oo nw tto Co Ar bo r on Edis h Gr an d er Dov rt Fou An n ond Sec h Fift Island Hill Agricultural n ro Hu tral Cen Bishop a Jes sic Ma st ad Bro Hu Newlyn Pearl n In ve rn es s ine Alp Hur o Alle M ain y e xt De el str Ke r ive nR Sandhill McCormick d iel yF ne Sto e ridg Park e tridg r Ka Wes e lde th We ou tridg eri B s bs ne a E Isla ter nd La ke ea els h rC k ree ro Hu ey nckn er Pi Dext D e x t e r To w n s h i p sC as Br ide oks Bro Creek Brass Harris ly Da IL....JL.J7 Feet 0 400 800 1,200 1,600 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. 1 Whllle,our9? -_ -.... """'... ,. I Public Participation Master Plan Update Survey "" ..,.. __ J~IIJ'OC,tl'o,tnchf'? In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: (1) Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. (2) Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of SurveuMonkey ·-...... ·-.... ,.... ..... ------.i __ ,._... ·- ·................. "' City of Dexter Master Plan | March 2016 The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. Public participation was sought 2011 Mllltr Plan Updltt Survey through an on-line survey of residents. A summary of the survey findings can be found in the Appendix. 19 �Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. (3) Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. (4) Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter Planning Commission has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. Public Input Events In addition to the survey noted previously, the Planning Commission held an open forum session in December 2011 inviting the public to comment on the Master Plan. The session was publicized on the City’s website, Facebook page, via City email update, and in the Dexter Leader. City of Dexter Goals City of Dexter Master Plan | March 2016 The following statements reflect the primary goals of the City of Dexter. The general goals listed below are not in any particular order or preference. 20  Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas.  Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies.  Provide a desirable residential environment with diverse housing options for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community.  Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. � Encourage development in the Baker Road and Dexter-Ann Arbor Road corridors that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population.  Encourage common design elements, such as: architecture, streetscape, signage, and landscaping that promote continuation of the downtown theme along the Baker Road corridor.  Provide commercial areas that meet the needs of City residents in terms of location and services offered.  Promote quality, job producing economic development within the City that serves the needs of the City residents.  Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors.  Provide timely, efficient and quality governmental services to City residents.  Assure that new development , and existing residential, commercial and industrial areas, protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. Natural Resources Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. 1. Guide development to foster the responsible use of land, preserve natural features, and to make the best use of existing public services, utilities, and infrastructure. 2. Protect and enhance the Huron River and Mill Creek. Collaborate with Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council and Washtenaw County, when possible to improve water quality. 3. Promote protection and maintenance of the City’s natural landscape. 4. Protect and preserve existing trees and wooded areas within the City. City of Dexter Master Plan | March 2016 Objectives: 21 �City of Dexter Master Plan | March 2016 22 5. Promote street tree planting to help preserve the residential character and tree-lined streets of the City. 6. Promote safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City through coordination with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. 7. Reduce noise and air pollution and site lighting levels so as to minimize their impact on residential areas. 8. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource through the protection program initiated by the City. 9. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 10. Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. 11. Utilize progressive stormwater management and erosion control techniques to ensure that development will not adversely impact natural resources and surrounding property. Incorporate Federal Phase II Stormwater Requirements and Guidelines into planning review process of the City. 12. Encourage the use of best management practices and low impact development (LID) strategies to minimize stormwater run-off. Recreation / Open Space Provide various passive and active recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives: 1. Meet present and future community needs for parks, greenways, trails and recreation by planning and developing a system of parks, greenways, open space and recreation facilities and encouraging the preservation of green space and the development of new parks and/or recreation assets when opportunities arise. �Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through design of an all-season system of non-motorized pathways, trails, sidewalks and bike paths linking City neighborhoods with both City and adjacent non-City parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Ensure that all parks and recreation assets are barrier-free and universally accessible. 5. Make nature and healthy ecosystems an important characteristic of the City by advocating for the enhancement and preservation of natural features within and surrounding our City. 6. Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. 7. Foster a community-wide sense of pride in, and support for, the parks and recreation program by promoting activities within the community and the broader service area. 8. Continue to cooperate with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Five Healthy Towns, Partnerships and Prosperity and other regional initiatives. 9. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. City of Dexter Master Plan | March 2016 2. 23 �Residential Provide a desirable residential environment for City residents, recognizing that a viable, healthy residential component is of primary importance to the overall health and vitality of the community. City of Dexter Master Plan | March 2016 Objectives: 24 1. Provide for a range of housing options for City residents including affordable housing and senior housing options. 2. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 3. Incorporate new construction into the fabric of the City in a way that recognizes the City’s historical characteristics. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Strengthen and protect the viability of residential neighborhoods by limiting non-residential intrusions into residential areas, and by separating intrusive commercial and industrial areas from residential areas with open space and other buffers. 6. Improve living amenities in all residential neighborhoods through high standards of housing design and construction, and by providing access to usable contiguous and convenient open space. 7. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. �8. Preserve and enhance the older, small town residential character of the City, including the promotion of the visual compatibility of residential buildings in size, setbacks and architectural features, and the provision of design transitions between different types of buildings. 9. Encourage the pattern, layout and design elements of the existing residential neighborhoods that will emphasize the City center’s rural, small town image. A neo-traditional street pattern should be encouraged for new developments that follow traditional neighborhood design (TND) guidelines. 10. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. 11. Encourage pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods. Downtown – Mixed Use Preserve and strengthen the existing character of the downtown area as an historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. 1. Guide development to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. 3. Encourage and permit mixed-uses with a village-scale and character. 4. Cooperate with building owners to utilize potential Community Development Block Grants (CDBG) for Rental Rehabilitation projects for Downtown second and third story residential properties. 5. Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. City of Dexter Master Plan | March 2016 Objectives: 25 �6. Evaluate the Central Business and City Center zoning districts to ensure accommodation of a compatible and complementary mix of uses within the downtown area. 7. Encourage office uses to locate in secondary first floor spaces and upper floors that will support the retail and restaurant uses in the downtown. 8. Encourage upper story residential development / redevelopment to create a twenty-four (24) hour downtown supported by residents who can live, work and play downtown. 9. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. 10. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 11. Integrate public gathering spaces within a pedestrian/non-motorized circulation system. Dexter-Ann Arbor Road Corridor – Mixed Use Encourage development in the Dexter-Ann Arbor Road corridor that is separate and distinct from the Downtown that serves the needs of Dexter’s growing population. The Dexter-Ann Arbor Road Corridor is defined as the area surrounding Dexter-Ann Arbor Road from Kensington Street, southeast to the City boundary, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 26 1. Guide development to foster the responsible use of land, preserve natural features, and to make most efficient use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent singlefamily residential developments. �Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 4. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 5. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 6. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 9. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/nonmotorized circulation system. 10. Evaluate the ARC, Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and City of Dexter Master Plan | March 2016 3. 27 �complementary mix of uses within this planned mixed use area. 11. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. Baker Road Corridor – Mixed Use Encourage common design elements promoting continuation of the downtown theme along the Baker Road Corridor. The Baker Road Corridor is defined as the area bounded by Ann Arbor Street to the north and the Dexter Community School property to the south along Baker Road, and is considered a “gateway” to the City center. City of Dexter Master Plan | March 2016 Objectives: 28 1. Guide development to foster the responsible use of land, preserve natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as a transitional area between the downtown area and adjacent single-family residential developments. 3. Upgrade existing infrastructure within the corridor to assist and meet the needs of the redevelopment potential within the corridor. 4. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. �Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be developed for commercial uses, encourage coordination with adjacent properties, including common parking and drives in order to reduce the number of access points to public roads. 6. Encourage residential or mixed-use development (including residential uses) as a buffer between adjacent residential areas and other uses within this planned area. Such uses shall not create adverse impacts on existing or proposed residential uses, and will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 7. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 8. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 9. Encourage common design elements throughout the corridor to provide visual consistency throughout the district. Design elements should promote the continuation of the downtown streetscape theme and include landscaping, signage, lighting and architectural design. 10. Manage access to development by encouraging consolidation of curb cuts and shared driveway access. Parking lots should be shared when possible and located in the rear or on the side of buildings when possible. 11. Integrate public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. Specifically, by promoting a connection to the future parkland and open space adjacent to the Baker Road Corridor and along the Mill Creek. Collaborate with Dexter Community Schools for interconnection with their Outdoor Lab property. 12. Improve pedestrian access (sidewalks/bike trails) from adjacent neighborhoods to the Baker Road planned mixed-use area. 13. Coordinate with Dexter Schools to improve the traffic flow into and across the school campus focusing on improvements to the Dan Hoey/Baker and Shield/Baker intersections. 14. Develop a Baker Road Mixed-Use Overlay District to ensure accommodation of a compatible and complementary mix of uses within this planned mixeduse area. Utilize form-based code ideals and concepts for spatial relation and dimensional requirements. City of Dexter Master Plan | March 2016 5. 29 �Commercial Provide commercial areas that meet the needs of City residents in terms of location and services offered. City of Dexter Master Plan | March 2016 Objectives: 30 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Organize commercial development shall be organized into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development is planned. 3. Avoid piecemeal or scattered development and discourage uncoordinated commercial strip development. Where individual parcels of land are to be development for commercial uses, encourage coordination with adjacent properties, including common parking and drives, in order to reduce the number of access points to public roads. 4. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 5. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 6. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 7. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. �Industrial Promote quality, job producing economic development within the City that serves the needs of residents. 1. Guide development to foster the responsible use of land, preserve natural features and to make best use of existing public services, utilities and infrastructure. 2. Encourage high quality site and building designs that include the latest “green” technology and contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 3. Identify and develop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority in this regard. 4. Explore expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Require adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 6. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Chamber of Commerce. 7. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 8. Minimize negative impacts of industrial areas on non-industrial areas and on the environment. 9. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 10. Utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. City of Dexter Master Plan | March 2016 Objectives: 31 �Transportation Provide a variety of safe, efficient modes of transportation to meet the needs of City residents and visitors. City of Dexter Master Plan | March 2016 Objectives: 32 1. Maintain a transportation network that maximizes the capacity of existing roads while maintaining roadways and facilitating safe and efficient movement of vehicles and pedestrians throughout the Village. 2. Continue to evaluate and resolve issues with Village “through traffic” constraints by coordinating and cooperating with the County Road Commission. 3. Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. 4. Continue to implement access management standards for new development in order to improve the function and appearance of local streets, streetscapes and alleys; providing adequate rights-of-ways and appropriate improvements for traffic volume. 5. Encourage new streets to be designed in an interconnecting network with flexibility within the neo-traditional residential pattern, similar to the existing street network. 6. Coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). 7. Provide a variety of transportation choices including public transit and non-motorized transportation, and areas for bike parking. 8. Expand upon existing connections to create a Citywide, non-motorized network to provide opportunities for pedestrian activity such as walking, jogging and bicycling. �Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street) – expand the walkability of Dexter. 10. Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). The placement and location of sidewalk installation within the public rights-of-way should consider existing conditions, including effective front yard, impacts to existing street trees, utilities, topography, preservation of City character, and engineering standards. 11. Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. 12. Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. 13. Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. 14. Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 15. Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Transit Authority (AATA). 16. Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic. 17. Provide safe traffic flow for industrial uses, separate from residential areas. Pursue secondary access points into the industrial park where possible. 18. Promote the importance of walkability in Dexter for all abilities and ages, and implement the Complete Streets Policy in accordance with the Complete Streets Ordinance for all transportation projects, and all modes of transportation. City of Dexter Master Plan | March 2016 9. 33 �Community Facilities + Services Provide timely, efficient and quality governmental services to City residents. City of Dexter Master Plan | March 2016 Objectives: 34 1. Provide and maintain open space, parks and recreation facilities to meet the needs of Village residents as formulated in the Parks and Recreation Master Plan. 2. Work with adjacent municipalities and Washtenaw County to provide area residents with high quality community services and facilities. 3. Provide adequate level of services regarding police, fire and safety services. 4. Provide adequate and affordable sewer and water service for Village residents. 5. Provide a public restroom facility in the Downtown area. 6. Provide adequate storm and seasonal services to Village residents. 7. Initiate stormwater upgrades as necessary and investigate whether a stormwater utility would be cost-effective for the Village. 8. Work with adjacent communities, Washtenaw County Water Resources Department, and the Huron River Water Shed Council to protect the area watershed. 9. Evaluate impact of new development and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. �Future Land Use The Future Land Use Plan defines the framework for the future growth of the City of Dexter. It begins with a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map (Figure 6). In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area (Main Street), the Dexter-Ann Arbor Road and Baker Road corridors. In general, the desired scenario for the City’s master plan includes continuation of the traditional neighborhood development (TND) pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter’s small town atmosphere. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map (Figure 5). The following identifies the intent of each category, describes the desirable land uses and elements, the land use relationship with physical and natural features, and lists the corresponding zoning districts. Low Density Residential Description: The Low Density Residential designation is contained within four (4) peripheral locations in the City, each having an area of land under development or recently developed. The recommended density in this area is two (2) to three (3) dwelling units per acre. Relationship to Physical and Natural Features: The Low Density Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the anticipated density. The natural features outside of the City center vary extensively, each depending on the previous land use for the site and/or in the area. Natural features within these areas must be considered and preserved where possible including: wetlands, woodlands, steep slopes, flood plain, etc. Appropriate Uses: Desirable land uses and elements of the Low Density Residential land use include: City of Dexter Master Plan | March 2016 Intent: The intent of this category is to maintain and create a larger lot residential development pattern outside of the City center, and to provide direction for the development of vacant lands in a transitional manner that is still compatible with the existing traditional neighborhood development pattern. 35 � Single-family dwellings.  Density of between 2 and 3 dwelling units per acre. Compatible Zoning Districts: Zoning districts compatible with the Low-Density Residential future land use classification include R-1A and R-1B One-Family Residential. Village Residential Intent: The intent of this category is to maintain the well-established character, scale and density of the traditional pattern of the developed single-family neighborhoods that are characteristic of the City of Dexter. City of Dexter Master Plan | March 2016 Description: Located primarily within the City center, these older neighborhoods consist of detached single-family homes, including numerous historic structures. The recommended density in these areas is four (4) to six (6) dwelling units per acre. These predominant characteristics should be maintained by encouraging programs and techniques to improve neighborhoods and housing conditions. In addition, development on vacant lots within this residential classification should only occur if the character, scale and development pattern of the new development is consistent and compatible with the older, existing structures, and development patterns of existing residential neighborhoods. There are limited areas outside the City Center identified in the future land use map that also provide opportunities for a higher density single-family atmosphere. 36 Relationship to Physical and Natural Features: The Village Residential land use category is located in areas where the public services and infrastructure are adequate to accommodate the planned density. The natural features within this designation are somewhat limited; however, natural features such as existing trees and any relationship with the Huron River or Mill Creek must be considered in new development or redevelopment of these areas. Appropriate Uses: Desirable land uses and elements of the Village Residential land use include:  Single-family dwellings.  Density of between 4 and 6 dwelling units per acre. �Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification compatible with the Village Residential future land use category. Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses near the City center. Description: The Multiple Family Residential designation encompasses five (5) areas within the City: northeast of the City Center between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the single-family neighborhood west of the City Center. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure, but much like the Village Residential designation, Multiple Family Residential is planned in areas without significant natural features present. Since limited natural features are present in these areas, consideration should be taken in requiring pocket parks and bike parking. Appropriate Uses: Desirable land uses and elements of the Multiple Family Residential land use include:  Townhouses, garden apartments, two (2) to three (3) story apartments.  Density not to exceed nine (9) dwelling units per acre. Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. City of Dexter Master Plan | March 2016 The anticipated uses in the Multiple-Family Residential category include townhouses, garden apartments, or two (2) to three (3) story apartments at a density not to exceed nine (9) dwelling units per acre. 37 �Downtown - Mixed Use Intent: The Downtown – Mixed Use designation incorporates a mix of uses within the core of the City. The intensity of the development within the District tends to be higher than the rest of the City due to the smaller lots sizes. Parking cannot be accommodated on most sites and the buildings cover the majority of the parcel. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and single- and multiple family residences (second story). The continued maintenance of the historical structures and encourage new structures to maintain historic characteristics and character of the downtown are also essential within this area. Description: This designation is centered on the Main Street corridor between Jeffords and Baker with the Mill Creek as the western gateway into the City and Baker Road to the east. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. While not integral to the designation, the proximity to Mill Creek adds to the viability and sense of place of this area. Limited other natural features exist within this area due to the increased density and intensity of the planned uses. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the Downtown – Mixed Use designation are: 38  Retail stores, personal service establishments, municipal facilities, offices, off-street parking, public open spaces, and a town square.  Ground floor retail with office and/or multiple-family uses on the upper floors.  Preservation of the Mill Creek and Pond.  Historic preservation. Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the City center and should be discouraged. Appropriate areas for bike parking should be considered. Compatible Zoning Districts: The Central Business District is the only zoning category compatible with the Downtown – Mixed Use future land use category. �u el in Alp ro Hu Eastridge Potts dhil l M ain Dov Qu ac ke nb u w La ke ew Yo rk sh Ulr ic w Sh aw r Boe naro d W ils on an Ry Wilson n so ds Hu City Limits DDA boundary Low Density Residential Village Residential Multi Family Residential Mixed Use -- W/21 Village Commercial on Commercial Light Industrial Research Development Public/Semi-Public Open Space/Recreation Area under Property Transfer Agreement Figure 6 Lex in g ton Cambridge ls be We Mill Creek FUTURE LAND USE Bridgewood Hil Melbourne Victori a Ca rri ng to n Dongara r i Ed Dan Hoey Shield nd -- View Ta y lo Tre e r Ben t Ar bo h ch ld '-···.J ri Ul De xt er -A nn e Vi Ol ive r Yo rk r Ar bo Fo re st City Center ,I ■-■■■ . . No b W all ve Vie w Vi Ri er S c i o To w n sh i p Ke ns in gt o n Baker In ve rn e ss Hu ro n n g Vi ew n shi Cu ro lm Pa L i m a To w n s h i p Hu od Pine View nwo Cotto v ie w n le r so Edi Pin e d Br oa k ee Mi Fo re st Ar bo ond Sec Cr Gr an d rd Thi Gr an d tla Kur An n Hermania rth Fou An n ll er son Hud d f ie S c i o To w n sh i p r Alle y ral Baker a t Cen ral v er Do e Riv lse Joy ad Bro M ain We b s t e r To w n s h i p n n ro Hu r e Ch Hur o e h F if t xte De in Alp Alle y Br oa ak e M ea do dL Jeffords Isla n San t Cen Jeffords er h F if t ste r Pearl San McCormick way er ine rth Fou ge Brid uld Bo r rs ie Glac a Ced We b Ma st r kney iv e nR Pinc Pa rkr i dg e er Dext e tridg Wes Ka th e ad Bro Ea to n Sam Sandhill Hillside City of Dexter Washtenaw County, Michigan : ~ --I -■■■-■■■-■■■-■■■-■■■-■■■-■■■...I Sh ag ba rk Ox bo w Bristol Forshee e ann Jan Wellington Kingsley Preston Bristol Bristol Parker Bishop r Baker Heights South Downs D e x t e r To w n s h i p Huron o ris or M n I 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Dexter -Ann Arbor Road Corridor – Mixed Use Intent: This mixed-use designation is intended to encourage development that is separate and distinct from the City center. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with less intensive office or multiple-family residential uses throughout the rest of the corridor. 2. Performance standards for density, scale, setbacks, parks, landscaping, access management, linkages, etc. 3. Physical connections between the City center and the corridor. 4. Design guidelines to blend with the City center. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road and minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor - Mixed Use area is located along the Dexter-Ann Arbor Road corridor from Kensington Street southeast to the City boundaries and contains a mix of existing land uses, as well as a limited amount of vacant land. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter-Ann Arbor Road corridor and the majority of the parcels have direct frontage on Dexter-Ann Arbor Road. The depth of some of these parcels provided a natural buffer for the adjacent uses. Appropriate Uses: Desirable land uses and elements of the Dexter-Ann Arbor Road Mixed Use category are:  Uses are to be separate and distinct from the City center.  Commercial center at Dan Hoey intersection.  Lower density development pattern.  Architectural standards to create a unified theme.  Shared access along common drives, minimizing “curb cuts” along DexterAnn Arbor Road. Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. City of Dexter Master Plan | March 2016  A mix of multiple family, office and commercial uses. 41 �Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to accommodate existing uses, encourage the upgrading of this area through redevelopment, and provide amenities that encourage public transit use. The designation also plans for the following: 1. Mix of complementary land uses. 2. Flexibility in parking requirements, shared parking and the reduction of curb cuts. 3. Permit conversion of homes to non-residential land uses. 4. Encourage a variety of housing types and higher –densities for residential infill projects. 5. Second story multiple-family residential uses. 6. Architectural standards and controls and unified design elements. 7. Better pedestrian and bicycle circulation/parking and access. 8. Encourage redevelopment and infill development. 9. Maintain and enhance the City’s small town, historic character. 10. Enhance the streetscape along Baker Road. 11. Establish a greenway connection along Mill Creek between the school and Downtown. 12. Encourage economic development within the corridor. City of Dexter Master Plan | March 2016 Description: The Baker Road Corridor - Mixed Use area is located between Main Street/Ann Arbor Road and Dan Hoey Road, and contains virtually every land use and zoning classification found in the City. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. 42 Relationship to Physical and Natural Features: Utilities are available throughout the Baker Road corridor along with immediate access to Baker Road. The depth of some of these parcels provided a natural buffer for the adjacent uses with nonvegetative buffers required in closer proximity to the City center. Appropriate Uses: Desirable land uses and elements of the Baker Road Corridor – Mixed Use category are:  A mix of complementary uses, inclusive of Single Family Residential – City Density uses.  Conversion of single-family homes to non-residential uses. � High density residential uses.  Second story residential uses.  Senior housing.  Office uses and commercial uses that provide essential goods and services.  Activity and entertainment uses.  Architectural standards to create a unified theme. Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. Village Commercial Description: This designation is located at the periphery of the Central Business District, specifically the south side of Forest between Broad and Baker, and various locations north of the City Center area. Relationship to Physical and Natural Features: The intent of this land use category necessitates the availability of the public services and infrastructure. Limited natural features exist within this area due to the increased density and intensity of the planned uses. Appropriate Uses: Desirable land uses and elements of the Village Commercial designation are:  Community Commercial Retail stores  Personal service establishments City of Dexter Master Plan | March 2016 Intent: The Village Commercial designation incorporates a mix of uses typical of land abutting a central business district. These areas exhibit a compact development pattern, but have sufficient land to accommodate on-site parking and cover less land area. Uses typical of these areas include convenience retail, personal services, offices, public spaces, and single and multiple family residences. Further increases in commercial floor space, through redevelopment with historically consistent architecture will improve the viability and attractiveness of this area into a high density, walkable downtown area. 43 � Offices  Public open spaces  Single and multiple family residences  Historic preservation and redevelopment with historically consistent architecture Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. General Commercial Intent: The General Commercial designation incorporates those commercial uses which are relatively independent and do not require a location in proximity to similar uses or a leading tenant to attract business. Description: This designation is located primarily between Dexter-Chelsea Road and the railroad south of the City Center and at various locations along the railroad between Dover and Broad north of the City Center. Relationship to Physical and Natural Features: Areas planned for the General Commercial designation generally, but not always, require good accessibility and visibility along arterial roadways. The presence of natural features has little effect on their existence. City of Dexter Master Plan | March 2016 Appropriate Uses: Desirable land uses and elements of the General Commercial designation are: 44  Auto sales and services  Grocery stores  Restaurants  Shopping centers  Convenience stores  Gas stations  Home improvement showrooms. Compatible Zoning Districts: The C-1, General Business zoning district is compatible with the General Commercial future land use designation. �Light Industrial Intent: The Future Land Use Map establishes only one (1) area for Light Industrial use. This designation is intended to allow the continued operation of the current industrial uses. Description: The Light Industrial area is located along Huron River Drive in the northeast corner of the City. Relationship to Physical and Natural Features: Direct access to this area is provided via Huron River Drive. Municipal sewer and water are also available within this area. Appropriate Uses: Desirable land uses and elements of the Light Industrial category are:  Light manufacturing, assembly, packaging, and testing facilities that provide: o Abundant landscaping o Screening of services and loading areas o Landscape buffering to protect adjacent residential uses Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Research/Development Intent: The Research/Development land use classification provides for a diverse range of wholesale, parts assembly, high-tech industry, research facilities, laboratories and light fabrication operations. City of Dexter Master Plan | March 2016  45 �Description: The Future Land Use Map designates two (2) areas for Research/Development use. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. A second Research/Development area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses. Relationship to Physical and Natural Features: Utilities are available throughout the Dexter Business and Research Park development area, and soils are generally good for building construction. A woodlands buffer exists to the south of the industrial park providing screening from uses within Scio Township. The area between Second Street and the railroad has access via Second Street with proximity to rail available to the rear. Municipal sewer and water are also available within this area. Additional screening of the existing facility is appropriate due to its proximity to an established single-family neighborhood. Appropriate Uses: Desirable land uses and elements of the Research/Development category are:  City of Dexter Master Plan | March 2016  46 Wholesale, parts assembly, high-tech industry and light fabrication operations that provide: o Well-designed circulation systems o Supportive facilities such as utilities o Abundant landscaping, screening of services and loading areas o Landscape buffering to protect adjacent residential uses. Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses. Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Public/Semi-Public Intent: The Future Land Use Map designates uses such as existing and planned municipal buildings and facilities, parks, churches, cemeteries, public schools, and other uses providing public or semi-public services within this category. The Master Plan also designates areas for additional neighborhood parks in the City to assist in meeting the recreational needs associated with future population increases and the �development of new residential neighborhoods. These ‘neighborhood squares’ serve an important social and recreational role in the community and are designated so as to provide convenient pedestrian access for the residents. Description: This category provides for governmental, as well as, joint public and private facilities. These facilities are scattered throughout the City. Relationship to Physical and Natural Features: The location of these areas and the necessary utilities to service them are dependent on the function each facility serves.  Municipal buildings and facilities  Parks  Churches  Cemeteries  Public schools  Museums  Libraries Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public/SemiPublic future land use classification. Open Space/Recreation Intent: Open Space/Recreation areas are designated on the Future Land Use Map in areas surrounding the Huron River. These natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas. All of these resources present constraints to development for which the use of land should be restricted or even precluded. The Open Space/Recreation areas are also meant to strengthen the edges or boundaries of the City and protect its character by distinguishing the older parts of the City from surrounding new development essentially creating a greenbelt. City of Dexter Master Plan | March 2016 Appropriate Uses: 47 �Therefore, development in the Open Space/Recreation areas should be discouraged to protect the environmental resources and to maintain the City character. Description: This designation is intended to protect and preserve the unique natural resources of the Huron River while broadening recreation opportunities and appropriate uses of land. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses:  Public or private conservation areas  Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Table 2. – Master Plan Land Use + Zoning District Classification Comparison Master Plan Land Use Designations Low Density Residential City of Dexter Master Plan | March 2016 Village Residential 48 Zoning District Classifications R-1A and R-1B, One Family Residential VR, Village Residential Multiple Family Residential R-3, Multiple Family Residential and MH, Mobile Home Park Residential Mixed Use CBD, Central Business District, Dexter-Ann Arbor Road Corridor Overlay Village Commercial VC, Village Commercial General Commercial C-1, General Business Light Industrial I-1, Limited Industrial Research / Development RD, Research and Development Public / Semi-Public PP, Public Park Open Space / Recreation PP, Public Park �Transportation Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor, two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the Village, Dexter-Ann Arbor Road from the east and Baker Road from the south. Within and surrounding the Village, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The automobile will continue to be the dominant mode of transportation due to scattered land use patterns, population densities and personal preferences. However, energy availability and cost will make non-motorized transportation more attractive, a factor which must be considered in future planning. National Functional Classifications There exists a strong inter-relationship between the road system and land use patterns. The type and pattern of land use will strongly influence traffic volumes along a given road. Likewise, adequacy of road may determine the type of adjacent land development that occurs. Therefore, the benefit of the Transportation Plan is to assist in establishing priorities for future transportation improvements, including non-motorized and transit rather than just road improvements, based on the function of roadway services.  Interstate – Provides major “through traffic” between municipalities and states.  Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers.  Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators.  Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property.  Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. City of Dexter Master Plan | March 2016 Roads are classified as follows: 49 �The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations:       Dexter-Ann Arbor Road (Main Street) – Minor Arterial Baker Road – Minor Arterial Central Street – Collector Huron River Drive – Collector Joy Road – Collector Mast Road - Collector .s:: L - - - - ---l--,--------,------+-- '---1 ~ .s:: (.) -0 C'.'. - -- - ---I 8 ~-- +-----1 <tl City of Dexter Master Plan | March 2016 0 NFC - lnlllilat - OtherFr y - - - Other Pnncipal Arter - MlllOrArl M ]or Collector Minor Collector locel -+-+--- 1'MDor Rairood Oly or Vilage Township County 50 Riv r. Sir Figure 7. - National Functional Classification Map m. or Drain WIier F lure Adju ed C = Urban Boundary ~a.,.--~ ~ �The major transportation routes have experienced a dramatic increase in the amount of traffic passing over them each day due to the large increases in population. Baker Road, which brings traffic from I-94 to the Village; Dexter-Ann Arbor Road which brings traffic from M-14, the City of Ann Arbor and the I-94 Zeeb Road exit; and Mast Road which brings traffic from Webster Township, all contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the Village. The has ninety-nine (99)-foot wide right-of-ways through the old part of town which will remain; however, acquisition of additional road frontage to provide future 120foot right-of-ways along Baker and Dexter-Ann Arbor Roads is planned to accommodate bike lanes and sidewalks. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one (1) access or shared access per site unless a larger residential development which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless too close to signalized intersections. 7. Consider new traffic signals for higher trafficgenerating uses, when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings (consider protected crossings). Public Transportation The City of Dexter does not operate its own public transit; however the City is currently serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents City of Dexter Master Plan | March 2016 6. Provide service drives at the rear of sites unless prevented by a shallow lot. 51 �and visitor convenience. The WAVE service runs Monday through Friday from 5:30 am to 7:15 pm, with service approximately once every two (2) hours. In addition, City residents may also utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00am to 4:30pm. Additionally, the Ann Arbor Transit Authority (AATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a longrange vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. The Plan outlines ten (10) strategies for a successful county-wide transit system, which include: Strategy 1: Essential Services County-Wide   Door-to-Door County-Wide Flex-Ride Services Strategy 2: County-Wide Connections    Enhanced WAVE Service County-Wide Express Services Local Community Circulators Strategy 3: Urban Bus Network    Urban Bus Network Connections Downtown Circulator Bus Priority Measures Strategy 4: High Capacity Transit   North/South Ann Arbor Ann Arbor to Ypsilanti City of Dexter Master Plan | March 2016 Strategy 5: Regional Connections 52    Airport Shuttle and Taxi Car/Vanpooling Regional Commuter Rail Strategy 6: Making Connections     Transit Center Upgrades/New Multi-Modal Interchange Local Transit Hubs Park & Ride Intercept Lots Stop Quality and Facility Enhancements Strategy 7: Integrating Transit into Community �  Walkability Biking Strategy 8: Integrated Systems – Ticketing Strategy 9: Integrated Systems – Information     Mobility Management or Travel Planning Travel Training Information Marketing Strategy 10: Vehicle Enhancements. Specifically, as demonstrated in Figure 8 on the map the below, the City of Dexter is planned to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. Figure 8. – Possible Future Washtenaw County Transit Connections - Base map data Ill OpenStreetMap contributors, CC-BY-SA Cartography by Steer Dav1esGlea-ve 2011 Whitmore Lake courtywideexpress - - e o o& Courtyw1deexpreH to Whitmorelake1rt.egated withWallyrailservice E!Tli,,cedWA.VE Potert1alWAVEextension eo D eo Chelsea Newinterc,;,J>tlots localarculators I \To Carton Urban bus service ertianctmerts&route {8) Transitcenterupgade @) :e~: 1~hoursof e :~~:~::nts @ Stopqual1ty&fadllt!es I MfJ~~:~~ G C«,rtodoorcourtywide G val'l)ool/carpool ( D Aex-rideservice Manchester ..o,.. New regionalrailservice &station ~ E:(,stingrailliroes A . Expi,,siond bicychng W' network lmprwed wal:kab1lty - Airportshuttleplus taxi O B..lspriorJtymeasures C',i rtegatedticketing Source: Ann Arbor Transit Authority – Moving You Forward, 2011 City of Dexter Master Plan | March 2016 ...i H1ghcapadtyt ransit 53 �Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation, and promote the sense of community with the establishment of non-motorized transportation facilities. The purpose of a Non-Motorized Plan is to articulate a vision for nonmotorized transportation in the Village. The plan provides a vision for a Village-wide non-motorized network, a plan for non-motorized facility development, and a clear direction for the implementation of non-motorized facilities throughout the Village. A Non-Motorized Plan is intended to guide non-motorized facility planning, design, and construction for the City of Dexter. The plan is implementation-oriented and utilizes community and stakeholder involvement and input. This type of plan is also intended to serve as a foundation for future grant applications and funding requests. As Dexter has become increasingly active in the construction of pedestrian pathways, a City Non-Motorized Plan becomes more important to ensure coordinated development of non-motorized facilities. The City recently adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Facilities Map (Figure 9, pg. 59) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. City of Dexter Master Plan | March 2016 Dexter is collaborating with the Washtenaw County Parks Border-to-Border Trail program that spans across Washtenaw County roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. Construction commenced in early August 2011 for a new Border-to-Border segment from Mill Creek Park (west of Downtown Dexter) north to Hudson Mills Metropark. 54 In addition, the City is part of the Huron River Watershed Council’s (HRWC) “River Up!” project which is aimed at revitalizing the recreation, economic and ecologic health of the Huron River and the communities it runs through. The HRWC is focusing the group’s efforts on the Huron River Water Trail to create a 104-mile “trail” on and along the river with rest stop location, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2006 Non-Motorized Plan for Washtenaw County developed by WATS plans for future county-wide, non-motorized bike and pedestrian improvements. Table 3 on the following page, depicts the future pedestrian and bicycle Improvements outlined by WATS as they relate directly to and adjacent to the City of Dexter. City of Dexter Master Plan | March 2016 The City and County’s individual non-motorized plans generally coincide with each other and maintain collective goals and objectives. 55 �Table 3. WATS Non-Motorized Plan Improvements – City of Dexter Project Name Project Limits Alpine Street Curve to Fifth Street Ann Arbor Kensington to Baker Baker Main to Forest Baker Shield to Dan Hoey Baker Ann Arbor to Bates School Broad Street Main to Third Central Street Huron to 3255 Central Dongara to Dexter-Ann Arbor City of Dexter Master Plan | March 2016 Dan Hoey 56 Proposed Work Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Stripe bike lanes Construct pedestrian Dan Hoey Dongara to Baker path Dexter-Ann Add pedestrian facility on Arbor Carrington to Meadowview north/east side of road Repair trip hazards, Dexter-Ann cracking, root Arbor Main to Dover penetration, drainage Dexter-Ann Mill Creek Middle School to Construction new Arbor Mobile Station pedestrian path Dexter-Chelsea Parker to Main Add wide shoulder Repair trip hazards, cracking, root Dover Street Ann Arbor to Second penetration, drainage Construct new pedestrian Dover Street Ann Arbor to Fourth path Construct new pedestrian Edison Street Ann Arbor to Second path Construct new pedestrian Edison Street Fourth to Second path Construct new pedestrian Fifth Street Central to Broad path Source: Non-Motorized Plan for Washtenaw County, 2006 Length (miles) Deficiency Addressed 0.10 No pedestrian access 0.06 Deficient pedestrian access 0.02 Deficient pedestrian access 0.09 Deficient pedestrian access 0.01 Deficient pedestrian access 0.01 Deficient pedestrian access 0.04 Deficient pedestrian access 0.65 No bike access 0.15 Deficient pedestrian access 0.25 Limited pedestrian access 0.14 Deficient pedestrian access 0.14 0.60 No pedestrian access No bike access 0.01 Deficient pedestrian access 0.11 No pedestrian access 0.28 No pedestrian access 0.28 No pedestrian access 0.05 No pedestrian access �Project Limits Fifth Street Edison to Alpine Forest Street Broad to Baker Forest Street Baker to Kensington Fourth Street Alley to end Grand Street Hudson to Kensington Hudson Street Ann Arbor to Second Hudson Street Baker and Ann Arbor Hudson Street Grand to Fourth Huron Central to Third Inverness Ann Arbor to Second Inverness Island Lake Grand to Ann Arbor Dexter-Chelsea to DexterPinckney Kensington Grand to Ann Arbor Meadowview Mill Pond Dexter-Ann Arbor to end Walking trails in reclaimed Mill Pond Second Street Central to end Third Street Central to end Third Street Dover to Broad Third Street Dover to Kensington Connection fro HCMA Phase 2 to WCPARC Segment D1 Westside Connector Border to Border Segment D1 Dexter to Dexter-Huron Metropark Proposed Work Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Construct new pedestrian path Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct pedestrian path Construct pedestrian path Length (miles) Deficiency Addressed 0.04 Deficient pedestrian access 0.04 Deficient pedestrian access 0.28 No pedestrian access 0.08 No pedestrian access 0.23 No pedestrian access 0.01 Deficient pedestrian access 0.02 Deficient pedestrian access 0.25 No pedestrian access 0.01 Deficient pedestrian access 0.19 No pedestrian access 0.19 No pedestrian access Add wide shoulder Construct pedestrian path Construct pedestrian path 0.35 No bike access 0.19 0.28 No pedestrian access Deficient pedestrian access Construct boardwalks Construct pedestrian path Construct pedestrian path Repair trip hazards, cracking, root penetration, drainage Construct new pedestrian path 0.57 No pedestrian access 0.38 No pedestrian access 0.34 No pedestrian access 0.01 Deficient pedestrian access 0.38 No pedestrian access Construct non-motorized connection 0.10 No pedestrian access Non-Motorized Path County Connector 1.4 County connector Source: Non-Motorized Plan for Washtenaw County, 2006 City of Dexter Master Plan | March 2016 Project Name 57 �58 City of Dexter Master Plan | March 2016 �er R iv kne Pinc Pa rk rid ge er Dext Isla nd L Potts Eastrid ge ake ···~ . - ...-···-···-···-···-···-··· Jeffords M ai n S c i o To w n s h i p er Dov Sidewalks er -to n -B J I Shared Lane W ils on e an n Jan Wellington ing to n k Hillside Sh ag ba r Bristol Ox bo w Bristol Bristol South Downs Preston Ca rr Lex ing ton Baker Heights Bishop ber We Mill Creek Victori a Cambridge Melbourne nd NON-MOTORIZED PATHWAYS MAP Wilson ls Bridgewood Hil Shield Existing Planned Dan Hoey Kingsley Dongara ,----------- Parker Bike Lanes an Ry I la Kurt il Vie w Vi ew Sh aw Ar bo r Tra View Ta ylo r Ben t Tr ee I ew Vi Ol ive r De xt er -A nn I ro M ea do w Yo rk ty Planned by Developer Ulr ich No bl e W al l un r Planned by City h ric Ul Boe na Yo rk ke nb us h r C o er lm Pa San dfie ld Vi ew de ve Ea to n Ke ns in gt on Baker Inv er ne ss Hu ro n La ke Qu ac or Ri Existing Pine View rd w Bo ro Forshee ll Mi Hu d nwoo Cotto ond Sec Fo re st on Edis Pin evi e Br oa d Cr ee d Thir Gr an d Ar bo r rth Fou An n son Hud S c i o To w n s h i p Planned Hermania ng shi Cu L i m a To w n s h i p Existing k ! i Alle y tral Cen er R iv i ! Shared Use Paths Joy ad Bro h Fift a lse he rC xte e D We bste r Town s hi p Hur on in e Alp n ro Hu ..i l dhil San McCormick ay gew Brid We bs ter ne Pearl r de ul Bo r ar s Ced Ka the ri ge ie Glac trid Wes Ma st y Sandhill D e x t e r To w n s h i p ron Hu el Samu ri or M n so City of Dexter Washtenaw County, Michigan o 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data May 12, 2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Background Studies Population and Housing Characteristics The review and analysis of population and housing in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their longterm goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. Sources used for the information and data gathering were the 2010 U.S. Census (available information at the time of update) and the Southeast Michigan Council of Governments (SEMCOG). Population Table 4 represents population changes from 1960 – 2010 for the City of Dexter and the surrounding areas. The Village’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years. In 1960, the population was 1,702 and by 1990, the population had decreased to 1,497, a 12% decrease. During the period of time from 1990 to 2010, the Village’s population has significantly increased. In SEMCOG’s 2040 Regional forecast, the Village’s 2040 population is projected to be 4,885, but the Village’s actual 2010 population has exceeded the projection, reaching a total population size of 4,067. From 1990 – 2000 the City of Dexter’s actual population had increased 56.2%, and another 73.9% from 2000 - 2010. Table 4. - Population Change 1960 – 2010 1960 1970 1980 1990 2000 2010 % Change 20002010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township 1,286 1,981 2,760 3,235 5,198 6,784 30.5% Washtenaw County 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Community State of Michigan Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census City of Dexter Master Plan | March 2016 The following population change table compares the Village’s growth over the last 50 years with the Townships surrounding the City of Dexter, the County and State. 61 �When comparing the data from the surrounding Townships and region, it is apparent that the entire area is experiencing considerable growth. The City of Dexter has grown 73.9% since 2000 and is the fastest growing community in the area. Lima Township, west of the City of Dexter has also grown significantly at 48.6% since 2000. Scio Township, within which the City of Dexter is located, has had significant growth as well increasing 27.4% since 2000, and is projected to continue to grow an additional 39% by 2030. The City of Ann Arbor is found nearby (7 miles to the east) and has been a catalyst for growth in all the areas surrounding it, including the City of Dexter. The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. The City of Dexter is within the boundaries of Washtenaw County, which is also rapidly growing. Washtenaw County is the 34th fastest growing County in the State, and has had a 21.8% population increase since the 1990 U.S. Census. Although the City of Dexter has recently experienced a significant increase in population, it remains a community with a small town feel. Many residents of the City find it a wonderful place to live and raise a family, which could be one factor in the recent growth in the area. In addition to new population due to migration, the overall population can be shaped through changes in household size and composition. Throughout the country, household sizes are decreasing, which is related to the number of aging baby boomers and smaller family sizes. City of Dexter Master Plan | March 2016 A household, as defined by the U. S. Census, is all persons who occupy a housing unit. The occupants may be a single family, one (1) person living alone, two (2) or more families living together or any other group of related or unrelated persons who share living arrangements. Table 5 below, shows the changes in household size, from 1980 to 2010 and compares the change in the average number of persons per dwelling unit in the City of Dexter and the surrounding areas. 62 Table 5. - Average Persons Per Household 1980 1990 2000 2010 % Change 2000-2010 City of Dexter 2.60 2.36 2.31 2.56 10.8% Dexter Township 3.08 2.87 2.80 2.71 -3.21% Lima Township 3.24 2.90 2.76 2.76 0% Scio Township 2.00 2.69 2.59 2.55 -1.54% Webster Township 3.14 2.95 2.93 2.88 -1.71% Washtenaw County 2.49 2.41 2.38 -1.24% State of Michigan 2.65 2.56 2.49 -2.73% Community Source: 1980, 1990, 2000 & 2010 U.S. Census �In 2000, the City of Dexter had a household size of 2.31 persons per household, a 2.1% decrease from 1990. However, household size grew 10.8% between 2000 and 2010 to 2.56 persons per household. All surrounding areas experienced a decrease in household size since 1990, except for Lima Township’s household size which has remained constant for the last ten (10) years. The City of Dexter has the second smallest household size in the area behind Scio Township by a small margin. Causes for the decreases in household size have been speculated to be the aging of our national population, the likelihood that children are not living in homes with their aging parents, and people are not choosing to have as many children as has been historically documented. Simply put, fewer persons per home equates to more homes housing fewer people each. The total number of households within a community also helps explain the community’s potential future population growth. The City of Dexter has experienced both an increase household size, and total households and population. As illustrated in Table 6, the City of Dexter has seen a dramatic increase in total households since 1990. 1980 1990 2000 2010 % Change 2000 -2010 588 633 1,013 1,590 56.96% 1,265 1,527 1,863 2,225 19.43% Lima Township 659 891 1,168 1,197 2.5% Scio Township 2,147 4,113 6,070 7,857 29.44% 884 1,097 1,774 2,353 34.92% 105,114 125,327 137,193 9.47% 3,424,122 3,785,661 3,872,508 2.3% Community City of Dexter Dexter Township Webster Township Washtenaw County State of Michigan Source: 1980, 1990, 2000 & 2010 U.S. Census As shown in the table, the number of total households in the City of Dexter increased 56.96% from 2000 – 2010, significantly more than all other surrounding municipalities. The reason for the significant increase in total households within the City of Dexter is due to the annexation of approximately 330 acres of land in the early 1990s for development of single-family homes, attached condominiums. Within those annexed areas, the City anticipates a total household growth of 800 single-family homes. The recently released 2010 Census results demonstrate that Dexter was the fastest growing community in the State of Michigan City of Dexter Master Plan | March 2016 Table 6. - Total Household By Community 63 �The City of Dexter has experienced a surge in population due primarily to the increase in buildable land (annexation), which resulted in a doubling of the available housing units within the Village. Further, due to the amount of land annexed into the City that has not yet been developed, the City of Dexter may continue to see population and housing unit increases in the upcoming years. The City of Dexter, compared to other communities, has the lowest median age in the area. The Village’s median age in 1990 was 33.9 years, 33.7 in 2000, and grew to 36.2 in 2010. Although the median age increased nearly three (3) years between 2000 and 2010, the City remains, on average, five (5) years younger then the surrounding municipalities. In addition, 32.5% of the population is between the ages of 25 – 44, and 32.7% of the population is 19 years old or younger. Generally it can be determined that a young population between the ages of 25 – 44 years are in the family forming stage of their life, which could also mean increases in the potential for population growth in the near future. Table 7. - Percent of Population by Age Group and Median Age, 2010 City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.7 5.2 6.3 2.9 5.1 5.5 5-9 9.6 7.3 7.2 7.6 7.8 5.8 10-14 8.5 7.7 7.2 7.8 8.9 5.8 15-19 5.9 7 6.7 6.6 8.2 8.8 20-24 2.9 3.6 2.9 4.3 3.4 11.7 25-29 5.5 2.7 4.9 4.7 2.5 7.8 30-34 6.9 3.9 5.6 5.3 3.5 6.4 35-39 9.6 6 6.4 6.7 5.6 6.1 40-44 10.5 8 6.4 8.3 8.6 6.5 45-49 8.4 9.4 8.5 8.5 10.1 6.8 50-54 5 9.5 9.5 8.3 9.8 6.8 55-59 5.3 9.4 8 8 9 6.2 60-64 4.3 7.5 7.5 6.5 6.8 5.1 65-69 2.5 4.8 4.4 4.3 4.3 3.4 70-74 1.9 2.8 3.2 2.3 2.1 2.2 75-79 1.4 2.1 2.1 1.7 1.3 1.7 80-84 1.5 1.3 1.3 1.4 1.1 1.4 85+ 1.3 <1 1 1 <1 1.3 Median Age 36.2 43.8 41.5 40.5 42.8 33.3 City of Dexter Master Plan | March 2016 Age Group 64 Source: 2010 U.S. Census �Housing Characteristics The housing stock within the City of Dexter has increased dramatically since the 1990 U.S. Census. In 1990, the City had 676 total housing units, only a 10.3% increase from the 1980 U.S. Census. By 2000, the Village’s housing units had increased by 63.6%, from 676 units in 1990 to 1,106 units in 2000, and another 54% in 2010 (598 new units) (see Table 8). The housing unit increase was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been builtout with little or no room to grow. Table 8. - Total Housing Units Available by Community Community 1980 1990 2000 2010 % Change 2000 - 2010 City of Dexter 613 676 1,106 1,704 54% Dexter Township 1,330 1,850 2,168 2,612 20.5% Lima Township 684 802 1,198 1,250 4.3% Scio Township 2,215 3,590 6,338 8,251 30.2% Webster Township 917 1,173 1,859 2,479 33.4% Washtenaw County 98,173 111,256 131,069 147,573 12.6% With the significant increases in new single-family construction, the percentage of renter-occupied homes has decreased dramatically since 1990. In 1990, 40.2% of the total dwelling units were renter-occupied and in 2000, 38.9% of the housing units were renter-occupied. The 2010 Census reported that 24.5% of dwelling units were renter-occupied. The City of Dexter maintains higher renter-occupied housing composition than any of the surrounding communities; however it is over 12% lower than Washtenaw County’s 36.3% renter-occupied composition (see Table 9 on the next page). Within Washtenaw County, there are two (2) major educational institutions that tend to increase the percentage of renter-occupied housing units. Neither of these institutions are located within the City of Dexter. It would also seem that the City of Dexter is an attractive place to rent because of the perception of affordable rents and availability. City of Dexter Master Plan | March 2016 Source: 1980, 1990, 2000 & 2010 U.S. Census 65 �Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Owner Occupied Units % Renter Occupied Units % Total Vacant Units % Total Housing Units City of Dexter 1,590 1,172 68.7 418 24.5 114 6.6 1,704 Dexter Township 2,225 2,058 78.7 167 6.4 387 14.8 2,612 Lima Township 1,197 1,111 88.8 86 6.8 53 4.2 1,250 Scio Township 7,857 6,290 76.2 1,567 18.9 394 4.7 8,251 Webster Township 2,353 2,223 89.6 130 5.2 126 5.0 2,479 Washtenaw County 137,193 83,483 56.5 53,710 36.3 10,380 7.0 147,573 Source: 2010 U.S. Census City of Dexter Master Plan | March 2016 The City of Dexter’s vacancy rate had risen in 2000 to 8.4%, the second highest in the area behind Dexter Township. While still the second highest in the area according to 2010 Census data, the vacancy rate has decreased to 6.6%. The U.S. Census Bureau determined vacancy rates based on six (6) categories of vacant units: for rent; for sale only; rented or sold, not occupied; for seasonal, recreational, or occasional use; for migrant workers; and other vacant. Dexter Township, which is northwest of the Village, maintains a vacancy rate of 14.8% in 2010, but it is also a community with many seasonal and recreational homes and cottages, which would account for the large vacancy rate. The City of Dexter on the other hand does not maintain the summer population that Dexter Township does. 66 Housing value is a characteristic that can be used to help guide the long-term goals of a community and to help evaluate the composition of the housing stock in the community. Whether the housing in a community is primarily rental units or singlefamily homes may effect the value of the home and the care that is put into keeping the home in good condition. Housing value is also a good indicator of the income level of the homeowners in the community or in the area. �Property Values Table 10, below, provides a history of the State Equalized Value (SEV) of all properties within the Village, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. The largest gain in SEV between 1997 and 2010 was 21% in the year 2000, and again in 2003. Overall, the Village’s SEV had steadily increased until the downturn of the economy in 2008. It appears that 2010 may have been the bottom for the decline, as valuations in 2011 appear to be holding steady. SEV is an indication of the value of property in a community and is based on 50% of the “true” cash value of property. The local assessor determines cash value of all properties in the Village. Property taxes are based in part on 50% of the total value. Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% Source: City of Dexter City of Dexter Master Plan | March 2016 Table 10. - City of Dexter SEV Plus IFT Growth 67 �Capital Improvements/Community Facilities City Organization City Administration The Village of Dexter built the first Village Hall in 1955 to serve as the primary location for Village administrative and government duties. The Village Hall was built on land originally intended for the construction of a mill by Henry Ford, but the land was deeded to the Village from Scio Township in 1950. In 2002, the Village Hall’s function changed from Village Offices to being the home of the Dexter Area Fire Department and the Washtenaw County Sheriff Station. The Department of Public Works (DPW) operations were also relocated to a new facility in 2007. In 2002, the City Offices were moved to a temporary location above the PNC Bank in downtown Dexter while plans for a new City Hall were considered. Relocation or renovation space for a City Hall has been a priority for many years, although funding and an accessible downtown location have been roadblocks for new building construction or relocation. City Utilities City of Dexter Master Plan | March 2016 Waste Water System 68 The City of Dexter’s wastewater treatment plant (WWTP) services the entire Village. Many of the 8” clay sewer lines were constructed in the 1930’s, and additions were made to the system to accommodate the growth of the Village in the 50’s and again in the 70’s. In 20002001, the Village participated in a state rural development project. The rural development project provided the Village with gravity sewers on the northeast side of the Village, which were previously serviced by lift stations and updated the wastewater treatment equipment. In 2010, an equalization basin was added to the system which provides 400,000 gallons of storage capacity helping to equalize the flow of water through the plant during storm events. In addition, approximately 5,000 feet of sewer line were lined using cured in place technology that restores the pipe to new condition. �Water System The City of Dexter has a limited system servicing the entire community with five (5) municipal wells. Dexter’s water plant treats it’s water for the removal of iron found naturally in the groundwater and with chlorine to disinfect the water. The Village’s current well system consists of four (4) wells along Ryan Drive. A 500,000 gallon water tower is located in the Dexter Business and Research Park. The water tower was installed to improve the water pressure in the system, and to provide for emergency water storage and fire protection. In 2010, a fifth well was added on the property of Dexter High School. The addition of the fifth well provides a secondary source of water for the Village; this well and other water system improvements were funded through a MDEQ low-interest loan program. The Village’s overall capacity is 1.1 million gallons per day. The City has been completing upgrades to its existing water lines. By the end of 2011, ninety-seven (97%) percent of the City water main has been upgraded to eight (8”) inches or greater in diameter. The current system provides adequate flow for fire suppression. The rural development project also provided for the replacement of transmission lines with new, larger pipes, renovations to existing lift stations, alarms for the wells and lift stations, five (5) municipal wells, renovation of the iron filters, pumps and chlorination systems at the water filtration plant. Currently, the City does not extend new water services beyond its jurisdictional borders, with the exception of requests made in accordance with the terms of the existing 425 Agreements. Open ditches and culverts service approximately 40% of the City of Dexter. Storm drains throughout the City take both the collected storm water and the surface runoff and discharges it into the Huron River and other nearby streams. In 2002, the City of Dexter started working with the State of Michigan, Scio Township and the Huron River Watershed Council to implement Phase 2 (MS4 Permit) storm water management requirements in order to comply with Federal Phase 2 efforts to improve the environmental impacts that untreated storm water discharge has when it is discharged into the nearby rivers and streams. The implementation of the Phase 2 requirements will include improved storm water management strategies, such as detention and retention basin pretreatment requirements, water quality, improved site plan review standards and community education. The future of the Village’s storm water management system should be identified in order for the City to plan for growth and development in the area. The City needs to be aware of the condition of existing facilities and remaining capacity, if any. Storm water facilities that are currently at capacity need to be earmarked for reconstruction or repair so that development and redevelopment within the City are City of Dexter Master Plan | March 2016 Storm Water Management 69 �not stalled and the City can appropriately and efficiently manage and treat storm water and the storm water discharge. Currently the Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. The City of Dexter is committed to, and collaborates with Washtenaw County, the State of Michigan, the Huron River Watershed Council and the Dexter Community Schools to improve water quality in and around the area. City Services Dexter Area Fire Department The Dexter Area Fire Department (DAFD) was created in 1985. The DAFD is a regional fire department covering the City of Dexter and Dexter and Webster Townships. City of Dexter Master Plan | March 2016 The DAFD consists of eight (8) full-time personnel and 20 paid on-call firefighters that cover an approximate seventy-five (75) square mile area. The DAFD has one (1) main station and two (2) substations within the area, covering all of the City of Dexter and Webster Township, ninety (95%) percent of Dexter Township. Station #1 located in downtown Dexter is equipped with one (1) engine, , two (2) tankers, one (1) utility truck and one (1) grass truck. Station #2 in Dexter Township is equipped one (1) engine and one (1) utility truck. Station #3 in Webster Township is equipped with one (1) tower and one (1) utility truck. 70 In addition to the three (3) member communities, an agreement is also in place with adjacent townships to provide automatic mutual aid and mutual aid in an effort to more efficiently and effectively serve the largest area possible. The City is currently discussing the formation of a larger regional department with Scio, Webster and Dexter Townships. Police Services The Washtenaw County Sheriff’s Office serves the City of Dexter’s law enforcement and public safety needs. The City of Dexter does not have its own police department thus services are provided under contract with the Washtenaw County Sheriff’s Office. The Washtenaw County Sheriff’s Station is located in the same building as the DAFD, and serves the City and surrounding Townships. Coverage of the �Washtenaw County Sheriff’s Office includes all of the City of Dexter, Webster Township and Dexter Township. There are nine (9) deputies, including one (1) school liaison, four (4) rotating deputies, who patrol the three (3) municipalities; “COPS” (community oriented police), that work in conjunction with the individual municipalities on special problems, crime prevention and other local law enforcement activities; and one (1) sergeant. The Washtenaw County Sheriff’s Station is equipped with one (1) motorcycle for special events and day-to-day patrol, five (5) marked patrol cars and one (1) unmarked patrol car to cover the entire 75 square mile service area. Downtown Development Authority The downtown streetscape improvements (completed in 1997) have contributed to an increase in viable businesses in the downtown and have encouraged individual property owners to make facade improvements and continued building investment. The City and the DDA are now working together in the development of long-term expansion plans for the downtown, including the acquisition of property and the redevelopment of underutilized sites. In 2003, the DDA constructed a new sixty-four (64) space parking lot between Main Street and Forest Street, and in 2004 constructed a new parking lot to accommodate the needs of a new 21,000 square foot building. Subsequently, the DDA invested in additional parking and streetscape improvements along Jeffords Street and a parking area one (1) block south of Main Street to coincide with the construction of another 20,000 square foot building (has not been constructed to date). The City and DDA also collaborated with the Washtenaw County Road Commission (WCRC) on streetscape improvements to the Main Street bridge during the bridge replacement and dam removal project in 2008. As part of the City and DDA’s plan to continue to revitalize the downtown; parking, and bridge and pedestrian improvements have become a priority. The Main Street Bridge project was completed in 2008 and Mill Creek Park project was constructed City of Dexter Master Plan | March 2016 The City of Dexter’s Downtown Development Authority (DDA) is one of the most active groups within the Village. Within the past few years, the DDA has spent over two (2) million dollars on streetscape and infrastructure improvements in the downtown district. The DDA also continues to develop projects that attract and retain businesses in the Village’s downtown. See Figure 6, page 39, for the DDA boundaries. 71 �in 2011. The DDA also purchased the former DAPCO Building (3045 Broad Street), and will take possession of the property in 2012. Project plans are currently underway with the assistance of a Community Development Block Grant (CDBG). The City intends to redevelop the property to attract more businesses and residents to Dexter, and to further improve the Village’s image south of Main Street. Redevelopment of the DAPCO site will be the first step towards accomplishing the goal of expanding the downtown and spurring additional redevelopment surrounding Main Street. Dexter Area Chamber of Commerce (DACC) The DACC plays an active role in the economic and business development in Dexter and is a partner with the City of Dexter. The recent population growth has also prompted the Chamber to advocate the continued support of local businesses and merchants. City of Dexter Master Plan | March 2016 The DACC has designated the Dexter area as “A Place to Grow” due to the substantial increase in the population of the entire surrounding area. The DACC helps organize and advertise many of the Village’s community events with the goal of bettering the business environment and quality of life in the Village. Since the population increase in the Village, the DACC has continued to be a very active participant in community and business growth. The DACC’s membership has grown to approximately 220 members since 2002. DACC’s activities and other local service groups and organizations support economic development through additional community and social events, such as: 72      Dexter Daze Apple Daze Summer Music Series Holiday Hustle / Home for the Holidays Ice Cream Social Wellhead Protection In 2002, the City of Dexter implemented its first Wellhead Protection Program (WHPP) to protect the groundwater and the municipal drinking water. The City provides water service to all residents within the City boundaries through its existing water system and five (5) wells. Protecting the groundwater is a way to protect the Village’s financial investment in the municipal water supply system, and to protect drinking water supplies. The Village’s WHPP includes a Wellhead Protection Team responsible for public education programs and implementation activities. �Developing a WHPP also requires communities to identify possible sources of contamination within the community in an effort to provide additional education and contaminant prevention to protect the Village’s drinking water. Establishing programs through community organizations, the schools and the utility department will make certain that a wide range of City residents and residents of other communities are aware of the importance of protecting groundwater and how their daily activities can impact groundwater and drinking water quality. Wellhead Protection is an ongoing program that the City of Dexter hopes to continue for a long period. The City is taking a proactive approach to the protection of groundwater to ensure the health, safety and welfare of the residents and to ensure safe, clean drinking water. Wellhead Protection and the Relationship with the Master Plan The future land-use plan should take into consideration the Wellhead Protection Area and plan on making recommendations for future land uses within these areas. The Wellhead Protection Plan provides for another layer of analysis that is used in the development of the overall Master Plan. All rezoning requests and other land use analysis should carefully consider the Wellhead Protection Plan and area as a part of the deliberation. The City Planning Commission or City Council should not approve specific development requests that have the capacity to negatively impact the wellhead protection area. Property Transfer Agreements • Dexter/Scio Promulgation of Annexation Policy (June 23, 1981 and Amendment to the Agreement (April 11, 1995). This agreement provides for the annexation of property from Scio Township into the City of Dexter. Essentially, this agreement provides specific areas to be annexed into the Village, upon request of the property owners, after a December 31, 2006 moratorium expires in two (2) phases. On February 9, 2010, Scio Township Board passed a resolution declaring the agreement null and void. On March 8, 2010, the City also passed a resolution declaring the agreement null and void. • Dexter/Scio 425 Agreement for the Dexter High School, January 2000. An agreement to provide municipal services to the Dexter High School site located on the southeast corner of Parker and Shield Roads. The property in question remains a part of Scio Township, but under the jurisdiction of the Village. City of Dexter Master Plan | March 2016 Figure 6, the City of Dexter Future Land Use Map (pg. 39), depicts lands currently under agreement between the City of Dexter and surrounding communities for transfer into the Village. The following is a brief summary of those agreements. As the specific details of the transfers are beyond the scope of a Master Plan, the specific details of the agreements can be obtained at the City Administrative offices. 73 �• Dexter/Webster Conditional Transfer Agreement, April 1997. Provides for the transfer of properties as shown on Map 3 in three (3) separate considerations. A. 94.15 acre parcel located in Section 361 of Webster Township with frontage on Island Lake Road and Dexter-Pinckney Road. B. Twenty-eight separate parcels of land. To be conditionally transferred upon request of owners. (Jurisdiction to the Village.) C. Five parcels of property in Section 32 of Webster Township north of Joy Road and east of Mast Road. Utilities may be extended by the City only for industrial us of this property. (Jurisdiction of the Township) Planning for Properties Outside the Current City Limits In the case where properties are brought into the City either through annexation or property transfer agreement (PA 425) the City shall, after study of the area, amend the Master Plan to include said property into the Future Land Use Plan. The designation of this property shall be based in part, but not be limited to, the following factors: • Existing land use and zoning of the subject site and adjacent parcels, • Natural feature considerations, i.e. woodlands, wetlands, floodplains, etc., • Transportation, i.e. roadway capacity and condition, • Availability and capacity of utilities, i.e. sewer and water, etc., • Any applicable planning studies conducted in the area of consideration. City of Dexter Master Plan | March 2016 Cityhood 74 At various times throughout the Village’s history, the idea of incorporating as a city has been discussed. Most recently, a City Study Committee comprised of 18 residents was formed and met from July 31, 2006 to March 7, 2007. After completing its research, the committee presented its findings to the public on March 7, 2007 and to the Village Council on March 26, 2007. These presentations included their recommendation that the Village Council move forward with the incorporation process. The first step in the process was the creation of a boundary map, which followed the Village’s current boundary. Once this map was created, signatures were gathered and the first petition was filed with the State Boundary Commission (SBC) on November 6, 2009. This petition was found legally insufficient due to technical issues with the boundary map. During the meeting process for the first petition, the Boundary Commission raised a concern that the Village’s current boundary was technically three pieces (commonly referred to as the Scio section, Westridge and the Cedars of Dexter). To prepare for the second filing a map was created that showed a contiguous Village boundary. �This was done by drawing in additional land to connect the three areas of the Village, including the Webster Township portion of the Dexter Area Historical Society (Gordon Hall) property. The Webster Township section of 8180 Main Street (Mill Creek Sporting Goods) because this property was left as an island (separate from the rest of Webster Township). This second petition was filed on December 15, 2010. The petition was found legally sufficient by the Director of Licensing and Regulatory Affairs (who oversees the SBC) on October 26, 2011. Due to the objection of Webster Township regarding the additional land that was added to the boundary, the Village and Township drafted an alternative boundary that only adds a small triangle parcel of Dexter Area Historical Society (Gordon Hall) property to establish contiguity. On January 17, 2012 a public hearing on the incorporation was held at the Dexter District Library. At this public hearing Webster Township and the Village asked that the SBC use the alternative boundary as the final boundary for the city. On May 9, 2012, the Boundary Commission reviewed all materials received at the public hearing and during the 30 day public comment period following the meeting. The Commission voted 5-0 to recommend that the Director of Licensing and Regulatory Affairs approve the Village’s cityhood petition with the revised boundary presented by the Village and Webster Township. The Commission will meet again in June 2012 to approve their “Findings of Fact”, which will then be transmitted to the Director. If the Director takes the Commission’s recommendation and signs the final order of approval, the 45 day referendum period will begin. During this period, citizens may gather signatures of 5% of the Village’s registered voters in order to place the question of whether or not the incorporation process should continue on a future election ballot. If enough signatures are gathered, the question of whether the process should move forward is placed on an election ballot as a “yes” or “no” vote. If there are not enough signatures gathered to place the question on a future ballot during the 45-day period, a vote on the question would not be scheduled and the process would move to the next step of electing a Charter Commission. If there are enough signatures gathered during the referendum period, and the result of the scheduled vote is against continuing with the incorporation process, the Village’s incorporation process ends. If the result of the scheduled vote is in favor of the Village incorporation process continuing, the process will continue with the next step of electing a Charter Commission. Selection of Charter Commission/Creation of City Charter Village voters will elect a nine member Charter Commission to write the Charter (or governing document) for the new City. Once the Charter is drafted, Village voters City of Dexter Master Plan | March 2016 Referendum Period 75 �will vote on whether or not to accept the document. If the Charter passes, the Village officially becomes a City. If the Charter does not pass within three years, the process ends. Natural Features The City of Dexter is located amongst rural farming townships in southeast Michigan. Many significant natural resources exist within the City of Dexter, although most of the significant natural resources are limited to the borders of the Village. It will be important for the City of Dexter to maintain existing natural features as development continues to occur within the City limits. The City of Dexter generally follows the same topography as southeast Michigan and the entire State of Michigan, fairly level with some low rolling hills. Two (2) water bodies, the Mill Creek and the Huron River surround the Village, creating elevation changes within the areas adjacent to those water bodies. While the City does have small areas with elevation changes, none of them are major slopes that span across large areas. Dexter is within the Middle Huron River watershed and lays alongside the Huron River and the Mill Creek, as can be seen in the natural features map. The Mill Creek is located on the westerly boundary of the City and the Huron River along the Village’s northern boundary. Along the western border of the City and along the Mill Creek is the most diverse landscape. City of Dexter Master Plan | March 2016 From the south, the landscape entering the City changes from an open water creek and forested wetlands to a more meandering creek with scrub shrub and emergent wetlands. On the north side of town along the Huron River the landscape is primarily open water and forested wetlands, as can be seen in the natural features map. As the Huron River runs east it becomes a more open channel with less scrub shrub and forested wetlands. 76 Woodlands and wetlands also border the City boundaries. Due to the lack of any significant woodlots, the City encourages retention of mature trees upon site development to help save trees within the borders. The City has an active tree replacement program and management plan. In �2010, a Tree Replacement Account was set up with a significant contribution from the United Methodist Retirement Community for tree removal that occurred as part of the Cedars of Dexter site development. When considering land to be annexed, saving existing natural features and protecting habitats should be a priority. The Village’s northeastern border along the Huron River remains the most naturally preserved. This section of town is within the Village’s Public Park Zone, as can be seen in the City zoning map. The Public Park Zone has the greatest potential for becoming a link to the Washtenaw Counties regional greenway system due to its location adjacent to the Huron River and the abundant natural resources and recreation opportunities available. The City of Dexter is within the scenic and natural open areas of the Middle Huron River Watershed, which consists of plans to further develop the existing natural areas within the City to enhance the small town feel. The Village’s goal is also to provide wildlife habitat and recreation opportunities for City residents and guarantee that the resources that exist today continue to be preserved into the future. Water Resources The Huron River and its largest tributary, the Mill Creek, encircle the City of Dexter. The Huron River constitutes primarily the northern border of the Village, with some minor exceptions. The Mill Creek is the west border of the Village, although a site condominium project (Westridge of Dexter) was also annexed beyond the Mill Creek. It is essential to the health of these water bodies to conserve and protect City of Dexter Master Plan | March 2016 The Mill Creek within the City provides residents with considerable access to natural resources. The Mill Creek, just west of downtown, was re-established in 2008 following the removal of the dam built by Henry Ford in 1932. In 2011-12 the City will begin the process of reclaiming the former dam impoundment into the Mill Creek Park with assistance from several grants, general funds and Washtenaw County Parks. Stream restoration efforts, habitat enhancement, boardwalks, fishing and observation decks, boat launches, an amphitheater and stone seating areas will be constructed within Mill Creek Park. Washtenaw County Parks and Huron Clinton Metropolitan Authority (HCMA) will also complete a portion of the Border-to-Border Trail north of the City by the fall of 2012. A subdivision connector to the Westridge Subdivision will also be completed in 2011. The combined trails north and east of the City will compile over fifteen (15) miles of non-motorized pathways around the Village’s borders. The Mill Creek Park and the newly accessible areas will remain a place for wildlife to subsist and for residents and visitors to enjoy. 77 �water quality and quantity and to regulate in a manner that recognizes that groundwater, springs, creeks, streams, lakes, ponds, and wetlands are a single interconnected hydrologic system. The Huron River Watershed Council (HRWC) is staffed with experts in the fields of watershed management, river ecosystems and river habitats. The HRWC provides information on watershed management and protection and organizes community groups and volunteers for river clean-up days and other habitat monitoring and restoration projects. The HRWC is a regional organization that the City participates with and is a member of, although the HRWC has taken the lead in the conservation and education of the river and its tributaries. The Village, as well many communities along the middle stretch of the Huron River, is under a total maximum daily load for phosphorous into the Huron River. The City is working to address this through a cooperative effort with other impacted municipalities to reduce loading. City of Dexter Master Plan | March 2016 School Facilities 78 Dexter Community Schools are ranked in the top twenty percent (20%) of schools within the State of Michigan. The Dexter Community School District campus size has also dramatically increased in the past decade along with the Village’s population. In 1998, two (2) new schools were built, Cornerstone Elementary and Mill Creek Middle School, and in 2002 a new high school opened. Dexter Community School facilities include: two (2) kindergarten through second grade elementary schools (Bates and Cornerstone); one (1) third and fourth grade elementary school (Wylie); one (1) fifth and sixth grade intermediate school (Creekside); one (1) seventh and eighth grade middle school (Mill Creek); and Dexter High School for grades nine through twelve. The City collaborates with the school district on many initiatives given that a majority of the school’s campus is located within the City limits. �Parks and Recreation The purpose of the 2009 Parks and Recreation Master Plan is to guide recreation planning and development efforts over the next five years. The Plan is the official document to be used by the City to guide decisions regarding parks and recreation. The current Plan builds upon the 1997 Parks and Recreation Plan and the update completed by City staff in 2003. The Plan outlines existing and future parks and recreation needs, specifically: parks, greenways and open space development, as well as the preservation and enhancement of the Village’s scenic and aesthetic features. The Plan also identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. City of Dexter Master Plan | March 2016 The Plan is intended to meet State standards for community recreation planning that are necessary to gain eligibility for grant programs. 79 �Table 11. - Parks and Recreation Facilities Park Site Size Type Monument Park 0.3 acres Mini-Park Warrior Creek Park 2.15 acres Neighborhood Park Peace Park 0.2 acres Mini-Park 5 acres Neighborhood Park Lions Park 0.25 acres Mini-Park Small gazebo, benches First Street Park 0.94 acres Mini-Park Horseshoe pits, picnic tables, porta-johns, grill Mill Creek Park 24 acres Community Park Community Park Smith Preserve Outdoor Facilities Picnic area, benches, drinking fountain, gazebo/bandstand Playground equipment, picnic areas, scenic viewing areas, porta-johns, border to border pathway connections to the north and at Central Street to the east Picnic areas, benches, reflection areas Pavilion, picnic tables, walking trail, basketball court, fun hoops, grills, play equipment, swings, benches, porta-johns Walking areas, canoe//kayak ramps, fishing docks, amphitheater, seating areas Donated (dedicated) by the City to Washtenaw County for the regional park system Private Park / Open Space Westridge of Dexter 2 acres Neighborhood Park 1.5 acres Mini-Park Dexter Crossing 7 acres Neighborhood Park Benches, picnic tables, play structure, asphalt walking path Bates Elementary School 5 acres Public School / Neighborhood Park Playground equipment, soccer field, basketball court Cornerstone Elementary School 5 acres Public School / Neighborhood Park Playground equipment, walking path Wylie Elementary School 10 acres Public School / Neighborhood Park Playground equipment, walking trail, baseball field, softball field, indoor community pool Creekside Intermediate School 25 acres Public School / Neighborhood Park Playground equipment, football/soccer fields, softball fields, baseball field Mill Creek Middle School 5 acres Public School / Neighborhood Park Tennis courts, soccer fields, softball fields Dexter High School 30 acres Public School / Neighborhood Park Tennis courts, soccer fields, basketball courts, baseball fields, softball field, indoor pool City of Dexter Master Plan | March 2016 Huron Farms 80 Benches, play structure, swings, picnic tables, gravel walking pathway Benches, play structure, swings Source: 2009 Parks and Recreation Master Plan �r l Potts Fo re st Peace Park Hu ro n rn e Ke ns in gt o Ulr ic No b n In ve Baker Tre e Ben t Yo rk De xt er -A nn e Vi Ar bo r v ie w Pine View Subdivision Open Spaces - h w View W ils on Dexter-Huron Metropark an Ry Open Water PARKS & COMMUNITY FACILITIES Ca rri ng to n Lex in g ton Victori a Cambridge Melbourne be We Mill Creek Public, Quasi-Public Facilities Figure 10 Wilson Dan Hoey Shield d tlan Kur Huron Clinton Metroparks Commmunity Park Cemetery Dongara Sc i o Tow n sh i p L i m a To w n s h i p W all Dexter Schools Boe naro Yo rk r ch ., ew sh ve Washtenaw County Parks & Preserves ri Ul ld Vi Ri er d f ie ~ La ke Qu ac ke nb u City of Dexter Parks & Cemetery lm Pa San =,~ ~ n ng shi Cu ss son Hud ro Pin e ~~~ Dexter Museum r Hu wood Sh aw l Ar bo n Cotto Vie w An n n Ol ive r Gr an d Lions Park so Edi Hermania First St. Park le ~~~~ Mi ~ er Vi ew Br oa k ee Cr ~,~A\ Dov Sc i o Tow n sh i p ond Sec ll ~ rd Thi Cemetery Ce l ntra rth Fou Smith Preserve Joy ad Bro Post Office We b s t e r To w n s h i p n h F if t Mill Creek Park Monument Park Hur o w Alle y 1----;---'.,,..,_.,._~ -- ~ r City Offices ~ M ea do h Ma in r---_ e Riv rC ea els North Mill Creek Park Police & Fire Dept. - n ro Hu xte De Dexter Library I Ea to n ~~ ak e d Gordon Hall dL l Isla n er dhil ste r Pearl San McCormick way We b er ine Eastridge ge Brid uld Bo r rs ie Glac a Ced Ka th Ma st kney Pinc Pa rkr i dg e er Dext e tridg Wes Sandhill Hillside City of Dexter Washtenaw County, Michigan -■■■-■■■-■ I -•n- ■■ .-ri Sh ag ba rk 0 Ox bo w Bristol Forshee e ann Jan Wellington Kingsley Preston Bristol Bristol Parker Bishop r Baker Heights South Downs D e x t e r To w n s h i p iv e nR ue Sam ro Hu Hudson Mills Metropark o ris or M n 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data 7-13-2015 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ��Economic Development The City of Dexter is a member of Ann Arbor SPARK, an Ann Arbor-based economic development corporation, and collaborates with the Michigan Economic Development Corporation (MEDC) and Dexter Area Chamber of Commerce to help retain existing and attract new business and industry within the City of Dexter. As part of Dexter’s economic development, the State of Michigan permits municipalities to offer tax abatements. A tax abatement is a tax break that communities can offer as an incentive for businesses to locate in a particular community. Industrial tax abatements within the City of Dexter last between one (1) to twelve (12) years, and can be up to a fifty percent (50%) abatement or tax rate (P.A. 198 of 1974, as amended). Tax abatements are only available within the Village’s certified Research and Development Business Park. The Park was originally formed as part of a Local Development Finance Authority (LDFA) that was part of a Tax Increment Financing Authority (TIFA). In 2007, the TIFA district was eliminated. The City also encourages economic development through the Downtown Development Authority (DDA), which is also a TIFA district. The DDA is within the central downtown, and along the Dexter-Ann Arbor and Baker Road corridors (see Figure 6). The DDA was created in 1986, and through the Authority is able to capture tax increases associated with building and/or property improvements within the district. The amount of taxes captured through the TIFA is then reinvested in the DDA district facilitating further investment by property owners and encouraging economic development. The DDA can also utilize Brownfield Tax Credits as an incentive for development within the DDA district. The purpose of Brownfield Tax Credits is to facilitate the redevelopment of previously developed sites, consistent with Dexter’s commitment to sustainability and its vision for the future. Brownfield tax credits provide a mechanism for redevelopment and revitalization of underutilized and/or contaminated sites, without which redevelopment is complicated, expensive and may not occur. Redeveloping brownfield sites helps to ease urban sprawl, promotes sustainability, encourages infill development and creates economic and job growth within the City and DDA district. The City of Dexter should continue to strengthen cooperation and commitment efforts in economic development. The continued effort and support will help to ensure that the City continues to attract top quality jobs and industry for the residents of Dexter, as well as increasing the tax base within the Village. City of Dexter Master Plan | March 2016 The DDA’s reinvestment has funded significant streetscape and infrastructure improvements. The DDA recently invested over $2 million in public infrastructure improvements (2010), and has contributed to the approval of tax credits to jump start several privately held projects within the DDA district. 83 �Intergovernmental and Regional Cooperation Coordinated planning with adjacent jurisdictions helps limit the duplication of services and helps support local planning efforts through joint planning and land use decisions. Coordinated planning can encourage preservation of large areas of open space and woodlands, and can also promote the planning of land uses that compliment each other, limiting potential conflicts. Natural resources, such as air and water, do not conform to jurisdictional boundaries; therefore, it is important that there be collaboration between adjacent jurisdictions to guarantee their protection. There are a number of regional planning organizations, such as the Southeast Michigan Council of Governments (SEMCOG), the Huron River Watershed Council (HRWC), the Huron Clinton Metro parks Authority (HCMA), Washtenaw Area Transportation Study (WATS), Five Healthy Towns, Partnership for Prosperity, CAPT/DART (Dexter Area Regional Team), Washtenaw County Road Commission (WCRC) and Washtenaw County Government that can assist the City in its planning efforts. City of Dexter Master Plan | March 2016 Through regional cooperation, Dexter is part of the “Five Healthy Towns” initiative created through the Chelsea Wellness Foundation (CWF). The CWF is a taxexempt, private foundation governed by a volunteer board of directors representing the populations included in the Chelsea, Dexter, Grass Lake, Manchester and Stockbridge school districts. The CWF has significant resources as a result of the merger between Chelsea Community Hospital and St. Joseph Mercy Health Systems. Their mission is to create a culture of wellness and foster sustainable improvements in the health of their communities through stewardship of their resources, innovative and collaborative grants, and engagement of the residents in the pursuit of healthy life choices. 84 Gateway Community Initiative is another regional collaboration that the City of Dexter, City of Chelsea and Village of Manchester, along with the Ann Arbor, Ypsilanti and Jackson Visitor’s Bureaus have formed to brand Western Washtenaw County, Eastern Jackson County and Southern Livingston County as a recreation destination. This “partnership for prosperity” links conservation, commerce and the participating communities. Organizations such as SEMCOG facilitate regional planning in areas of transportation, the environment, and community and economic development. Some of the other organizations noted above facilitate planning for other regional issues such as roads, transportation, parks and recreation, and watershed protection that overlap jurisdictional boundaries. Intergovernmental cooperation is a key component to an environmentally conscious, viable and sustainable region. The City should take a lead role in coordinated planning with the townships and municipalities in the area and continue to participate in regional programs and organizations. As the region �City of Dexter Master Plan | March 2016 continues to grow, decisions made in one community could greatly influence another, therefore communication, cooperation and planning is essential for the City and the surrounding communities. 85 �86 City of Dexter Master Plan | March 2016 �Implementation The Master Plan is essentially a statement of goals and objectives designed to accommodate future growth and redevelopment. As stated in the introduction of this document, the Master Plan is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. It must be recognized that development and change will occur either with or without planning, and that the Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs that will be useful if the Plan is to be followed. A variety of programs or administrative tools are available to allow the Plan to succeed. These include: Zoning Requirements Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes that include:  To promote orderly growth in a manner consistent with land use policies and the Master Plan. variation in lot sizes, architectural design guidelines and appropriate land uses.  To accommodate special, complex or unique uses through mechanisms such as planned unit developments, overlay districts, or special land use permits – specifically within the areas designated for mixed use in order to allow complimentary uses and design guidelines.  To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas).  To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan.  To promote the positive redevelopment of underutilized areas of the Village. City of Dexter Master Plan | March 2016  To promote attractiveness in the Village’s physical environment by providing 87 � To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. The Zoning Ordinance and Future Land Use map by themselves should not be considered as the major long range planning policy of the Village. Rather, the Master Plan should be regarded as a statement of planning policy, and zoning should be used to assist in implementing that policy. Zoning Adjustments City of Dexter Master Plan | March 2016 Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas. Certain areas may benefit from a Village-initiated rezoning in order to provide more consistency. Additionally, other areas may continue with an existing zoning designation that, although currently conflicting with the Future Land Use designation, may be rezoned in the future once the existing use terminates or conditions change. It is at this future time the land use recommendations will provide guidance as to the proper zoning. The City Planning Commission should further study and make decisions with regard to which areas warrant Villageinitiated rezoning. The following should be considered for Village-initiated rezoning: 88 1. Encourage new residential developments to provide contiguous internal recreational amenities. 2. Modify the CBD zoning district to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. 3. Create a tree preservation ordinance. 4. Create a Huron River, Mill Creek overlay zone to ensure natural feature preservation. 5. Evaluate the adequacy of the noise, air and light standards of the Zoning Ordinance. 6. Create provisions requiring bike parking for government, commercial and educational institutions. 7. Evaluate likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and �the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 1. Develop Stormwater Management Regulations that comply with Phase II and encourage use of Best Management Practices. 2. Adopt regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 3. Review City Ordinances to ensure the City is sufficiently reviewing and collecting data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. 4. Review ordinances to ensure the City requires sufficient disclosure of information and permits, with sufficient conditions, to allow the fire and police to provide an emergency response adequate to protect the public health, safety, and welfare to the spill or other release of hazardous or other dangerous substances or pollutants during transport of use. 5. Create development design guidelines as a means of preserving the existing architectural character of the Village. The emphasis of the guidelines shall be placed upon major renovation projects and new construction. 6. Work to create incentives for the maintenance and rehabilitation of the existing residential structures, such as Rental Rehabilitation and Façade Rehabilitation programs through the MEDC. 7. Continue coordination with the Washtenaw County Brownfield Authority and upon identifying a site, adopt a Brownfield Redevelopment Plan. 8. Pursue a property maintenance ordinance, a component of which would recognize property owners who further the historic character of the Village. 9. Continue to coordinate a Village-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. City of Dexter Master Plan | March 2016 Adopt land development regulations that provide standards and regulations specific to various elements within the Village: 89 �Capital Improvement Program The Michigan Planning Enabling Act (PA 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted and adopted a Master Plan, in whole or in part, the Act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all of the capital expenditures for the Village, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. To qualify for inclusion into the CIP, a project must meet the following standards:  Be consistent with either: o An adopted or anticipated component of the Village’s Master Plan; o A State or Federal requirement; or o A City Council approved policy; and  Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and  Add to the value or capacity of the infrastructure of the Village. City of Dexter Master Plan | March 2016 Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. 90 Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (PA 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the Village’s Master Plan and assist in the Village’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning process and the day-to-day decision making �which affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. Plan Updates City of Dexter Master Plan | March 2016 The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. 91 �92 City of Dexter Master Plan | March 2016 �City of Dexter Master Plan | March 2016 Appendix – Community Survey Results 93 �94 City of Dexter Master Plan | March 2016 �n 2011 Master Plan Update Survey SurveyMonkey 1. What is your age? Under 25 □ Response Response Percent Count 0.6% 1 25-34 12.3% 20 35-44 35.2% 57 45-54 18.5% 30 55-64 22.2% 36 11.1% 18 answered question 162 skipped question 0 Response Response Percent Count 65 and over c=J 2. What is your gender? Male 41.4% 67 Female 58.6% 95 answered question 162 skipped question 0 1 of 31 �3. Please select your household income. Response Response Percent Count □ 5.1% 8 CJ 9.5% 15 $100,000 to $149,999 34.8% 55 $75,000 to $99,999 20.9% 33 $50,000 to $74,999 20.9% 33 $200,000 or more $150,000 to $199,999 $25,000 to $49,999 D 6.3% 10 Less than $25,000 □ 2.5% 4 answered question 158 skipped question 4 Response Response Percent Count 4. Please select your highest level of education? Graduate/Professional Degree 38.1% 61 Bachelor's Degree 41.9% 67 Associate's Degree CJ 8.8% 14 Some College, No Degree CJ 8.8% 14 □ 1.9% 3 □ 0.6% 1 answered question 160 skipped question 2 High School Graduate Did Not Graduate High School 2 of 31 �5. What is your current employment status? Response Response Percent Count Employed 64.4% 103 Retired 18.8% 30 CJ 8.8% 14 □ 1.9% 3 D 6.3% 10 answered question 160 skipped question 2 Response Response Percent Count Self-Employed Unemployed Homemaker/Stay-at-Home Parent 6. If you are employed, where do you work? Village of Dexter 20.9% 23 Ann Arbor 43.6% 48 D 6.4% 7 City of Chelsea □ 2.7% 3 Other Washtenaw County D 5.5% 6 Scio Township Home-based business CJ 10.0% 11 Detroit Metro Area c=J 10.9% 12 Other (please specify) 3 of 31 16 answered question 110 skipped question 52 �7. Do you live in the Village of Dexter? Response Response Percent Count Yes 68.6% 109 No 31.4% 50 answered question 159 skipped question 3 8. If yes to the previous question, please indicate how long you have been a resident of the Village of Dexter. If no, skip to the next question. Less than 1 year D Response Response Percent Count 5.5% 6 1-5 years 30.9% 34 6-10 years 30.9% 34 11-20 years 20.0% 22 □ 3.6% 4 CJ 9.1% 10 answered question 110 skipped question 52 21-30 years More than 30 years 4 of 31 �9. Do you own or rent property in the Village of Dexter? Own Response Response Percent Count 74.3% 113 4.6% 7 Own and Rent 0.0% 0 Not Applicable 21.1% 32 answered question 152 skipped question 10 Response Response Percent Count Rent □ 10. Do you own a business in the Village of Dexter? Yes 9.0% 14 No 91.0% 141 answered question 155 skipped question 7 5 of 31 �11. If you do not live in the Village of Dexter where do you live? Response Response Percent Count Scio Township 25.0% 13 Dexter Township 36.5% 19 Webster Township 13.5% 7 Lima Township 19.2% 10 5.8% 3 City of Ann Arbor D Other (please specify) 4 answered question 52 skipped question 110 Response Response Percent Count 12. Please select the term that best describes your residence? Single-Family Traditional 44.2% 69 48.1% 75 □ 0.6% 1 D 7.1% 11 Single-Family Subdivision (Dexter Crossing, Huron Farms, Westridge) Apartment Condominium or Duplex Other (please specify) 6 of 31 2 answered question 156 skipped question 6 �13. What are the 5 MOST favorable features of the Village of Dexter? Response Response Percent Count Friends/Family live nearby 30.1% 46 Small town/historic character 79.1% 121 Nice Neighborhood 49.0% 75 Access to parks & recreation 50.3% 77 Cost/value/quality of housing 34.0% 52 Friendliness of people 43.1% 66 Close to shopping opportunities 22.2% 34 Proximity to expressways 17.0% 26 Proximity to work/employment 22.2% 34 0.7% 1 55.6% 85 4.6% 7 18.3% 28 3.3% 5 Access to arts and culture 13.7% 21 Dexter Community Schools 51.6% 79 5.2% 8 Access to public transit □ Proximity to Ann Arbor Proximity to Detroit □ Proximity to the University of Michigan Proximity to other higher education institutions Focus on environmental concerns □ □ Other (please specify) 7 of 31 11 answered question 153 skipped question 9 �14. What are the 5 LEAST favorable features of the Village of Dexter? Lack of commercial development Response Response Percent Count 20.8% 31 Too much commercial development CJ 10.1% 15 Lack of proximity to employment CJ 10.1% 15 41.6% 62 D 7.4% 11 D 7.4% 11 □ 0.7% 1 □ 2.0% 3 Inadequate road maintenance 19.5% 29 Traffic congestion 42.3% 63 Traffic and speed enforcement 14.1% 21 2.0% 3 10.7% 16 6.0% 9 21.5% 32 D 6.7% 10 Proximity to Ann Arbor □ 1.3% 2 Proximity to Metro Detroit □ 0.7% 1 Lack of public transit 28.9% 43 Lack of shopping options 36.2% 54 High local taxes 51.7% 77 Limited access to public transit Lack of art and cultural opportunities Lack of affordable housing Dexter Community Schools Lack of access to top tier schools Public safety Lack of downtown identity/feel Lack of parks & recreation options □ c=J D Lack of non-motorized transportation options Limited housing options 8 of 31 �Lack of focus on environmental issues □ 5.4% 8 Other (please specify) 36 answered question 149 skipped question 13 15. How important should each of the following be to the Village of Dexter government? Very No Response Important Opinion Count 38.7% (58) 33.3% (50) 0.0% (0) 150 15.2% (23) 28.5% (43) 53.6% (81) 0.0% (0) 151 2.7% (4) 22.8% (34) 24.8% (37) 48.3% (72) 1.3% (2) 149 17.7% (26) 26.5% (39) 25.2% (37) 25.9% (38) 4.8% (7) 147 17.4% (26) 22.8% (34) 29.5% (44) 26.2% (39) 4.7% (7) 149 22.0% (33) 26.0% (39) 25.3% (38) 21.3% (32) 6.0% (9) 150 8.7% (13) 23.3% (35) 36.7% (55) 29.3% (44) 2.0% (3) 150 8.7% (13) 25.3% (38) 40.7% (61) 25.3% (38) 0.0% (0) 150 Enforcing zoning and building codes 7.3% (11) 33.3% (50) 37.3% (56) 16.0% (24) 6.0% (9) 150 Providing more housing for seniors 22.1% (33) 37.6% (56) 19.5% (29) 8.1% (12) 13.4% (20) 149 15.3% (23) 34.0% (51) 28.7% (43) 10.7% (16) 11.3% (17) 150 24.7% (36) 39.7% (58) 18.5% (27) 9.6% (14) 8.9% (13) 146 6.0% (9) 14.7% (22) 35.3% (53) 41.3% (62) 2.7% (4) 150 Improving the existing appearance of the downtown Pedestrian and bicycle pathways Improving traffic flow on primary roadways Offering more frequent public transportation to Ann Arbor Improving access to public transportation Providing access to local and regional commuter rail Focusing on environmental issues and energy efficiency Providing additional parks and recreation opportunities Provide more housing for young families Provide more affordable housing Redeveloping vacant and underutilized commercial properties Not Somewhat Important Important 5.3% (8) 23.3% (35) 2.6% (4) 9 of 31 Important �Encouraging historic preservation New or improved Village Hall New or improved Emergency Services Station Public restrooms in the downtown Providing additional public parking in the downtown Providing public art 6.0% (9) 22.0% (33) 42.7% (64) 26.0% (39) 3.3% (5) 150 34.2% (51) 33.6% (50) 20.8% (31) 4.0% (6) 8.1% (12) 149 13.2% (20) 40.4% (61) 25.8% (39) 9.3% (14) 11.3% (17) 151 15.4% (23) 32.9% (49) 31.5% (47) 17.4% (26) 3.4% (5) 149 23.2% (35) 39.7% (60) 25.2% (38) 10.6% (16) 1.3% (2) 151 28.1% (41) 43.2% (63) 16.4% (24) 8.2% (12) 5.5% (8) 146 10 of 31 answered question 152 skipped question 10 �16. What types of commercial development could the Village of Dexter use more of? Check all that apply. Essential services (grocery, dry Response Response Percent Count 22.6% 33 36.3% 53 Restaurants (chain/national brand) 26.7% 39 Restaurants (independent) 69.2% 101 45.2% 66 6.2% 9 26.0% 38 8.2% 12 32.9% 48 13.0% 19 cleaners, hardware, etc.) Specialty shops, Boutiques, Independent Retail Entertainment (movies, night clubs, youth activities) Big Box stores (Meijers, Home Depot, Target) D Research/Office Industrial D Mixed Use (combination of uses, residential and commercial) None - There is enough commercial development Other (please specify) 11 of 31 12 answered question 146 skipped question 16 �17. What type of residential development could the Village of Dexter use more of? Check all that apply. Response Response Percent Count Apartments 16.7% 23 Attached Condominiums 18.1% 25 Senior Citizen housing 21.0% 29 1.4% 2 Detached single family homes 23.2% 32 None 50.7% 70 Manufactured homes D Other (please specify) 12 of 31 11 answered question 138 skipped question 24 �18. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the priority numbers 1 (highest), 2, 3, 4, 5 (lowest). Response 1 2 3 4 5 Dexter Ann Arbor Road 34.1% (47) 26.8% (37) 25.4% (35) 6.5% (9) 7.2% (10) 138 Main Street 37.5% (54) 24.3% (35) 18.8% (27) 11.8% (17) 8.3% (12) 144 Baker Road 34.3% (47) 27.7% (38) 26.3% (36) 5.8% (8) 5.8% (8) 137 Residential 7.7% (10) 13.1% (17) 18.5% (24) 45.4% (59) 15.4% (20) 130 Other 22.5% (9) 5.0% (2) 15.0% (6) 2.5% (1) 55.0% (22) 40 Count Other (please specify) 19 answered question 146 skipped question 16 19. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. Response Response Percent Count Ann Arbor 86.8% 99 Detroit 47.4% 54 Work 33.3% 38 Entertainment 57.9% 66 Other (please specify) 13 of 31 16 answered question 114 skipped question 48 �20. Would you be supportive of funding improvements to public transit or light rail service in Washtenaw County? In FAVOR of improvements and Response Response Percent Count 51.8% 73 27.7% 39 20.6% 29 answered question 141 skipped question 21 FUNDING improvements In FAVOR of improvements but NOT FUNDING improvements NOT in FAVOR 21. How often do you think that you would use rail service if available? Response Response Percent Count 1 time per week 30.1% 44 1 time per month 30.8% 45 2 times per year 17.1% 25 Never 21.9% 32 answered question 146 skipped question 16 14 of 31 �22. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? Response Response Percent Count Yes 52.3% 69 No 47.7% 63 Other (please specify) 15 answered question 132 skipped question 30 23. What methods of communication do you find most valuable to receive Village information? Check all that apply. Response Response Percent Count Village E-mail Update 78.9% 116 Village Facebook Page 40.8% 60 Village Newsletter 38.8% 57 Village Website 36.7% 54 Newspaper 18.4% 27 Other (please specify) 15 of 31 1 answered question 147 skipped question 15 �24. Are there specific areas of concern that you have that you would like the Village of Dexter to address? Response Count 55 answered question 55 skipped question 107 25. Is there anything else that you would like the Village of Dexter to consider? Response Count 33 16 of 31 answered question 33 skipped question 129 �Page 2, Q6. If you are employed, where do you work? 1 Telecommute May 4, 2011 7:27 PM 2 Jackson Apr 22, 2011 5:16 AM 3 Chelsea Hospital Apr 13, 2011 7:37 AM 4 lenawee county Apr 12, 2011 2:00 PM 5 Lansing Apr 12, 2011 12:54 PM 6 Jackson County Apr 10, 2011 3:47 PM 7 Lansing Apr 3, 2011 11:26 AM 8 Jackson Apr 2, 2011 3:53 PM 9 Jackson Apr 2, 2011 10:22 AM 10 Flint Apr 2, 2011 6:12 AM 11 Pinckney Mar 29, 2011 5:15 PM 12 Pinckney Mar 29, 2011 3:30 PM 13 Work remotely for NY-based business. Mar 29, 2011 3:01 PM 14 Pinckney Mar 29, 2011 1:50 PM 15 RN--contingent Mar 29, 2011 11:11 AM 16 Also in Fall I work in the Village of Dexter. Mar 29, 2011 9:12 AM Page 2, Q11. If you do not live in the Village of Dexter where do you live? 1 Village of Dexter Apr 19, 2011 2:26 PM 2 Chelsea Apr 13, 2011 6:07 AM 3 Leoni Twp. Apr 12, 2011 2:27 PM 4 Hamburg Township Mar 29, 2011 8:08 AM Page 2, Q12. Please select the term that best describes your residence? 1 Owner occupied apartment building Apr 13, 2011 6:08 AM 2 FARM Apr 5, 2011 10:16 AM 17 of 31 �Page 3, Q1. What are the 5 MOST favorable features of the Village of Dexter? 1 The park at Mill Creek is going to be really nice. May 4, 2011 1:29 PM 2 Developing restaurant scene downtown and responsive village govt/services Apr 12, 2011 2:50 PM 3 Able to walk/bike to errands. Apr 12, 2011 2:33 PM 4 Library Apr 3, 2011 6:46 PM 5 Outstanding, quick responding Village municipal services Apr 3, 2011 11:31 AM 6 City center (gazebo, etc.) and sidewalks from subdivision neighborhoods to access Apr 2, 2011 10:35 AM 7 proximity to metro parks Apr 1, 2011 10:02 PM 8 Proximity to church (Dexter United Methodist) and The Dexter Orchestra and Band Apr 1, 2011 4:32 PM 9 People take care of each other. Mar 29, 2011 4:27 PM 10 I especially like the fact that the majority of my needs are within walking distance Mar 29, 2011 9:27 AM 11 farmers market and library Mar 29, 2011 8:17 AM 18 of 31 �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 1 Too many empty spots in downtown (really miss Busch's downtown). Gun range and buck pole! 2 existing vacant properties not mowed and kept neat..and there is no bi-law to enforce the upkeep of vacant lots in this village. Noxious weeds and rodents thrive in these lots. There needs to be a law against this neglect by owners. May 7, 2011 5:42 AM 3 Street maintenance in older section of village--curb & gutters needed on side streets. Less rental housing and or stricter restrictions for maintaining such housing, rental units need to have storage & parking areas provided by owner. May 6, 2011 12:56 PM 4 Lack of Ordinace enforcment, Lack of traffic/ speed enforcement May 6, 2011 12:29 PM 5 Lacks variety of options for dining out May 4, 2011 5:34 PM 6 lack of family/economical restaurants May 4, 2011 5:19 PM 7 tendency for residents to be racist May 4, 2011 2:52 PM 8 Lack of Downtown Supermarkets and Lack of Restuarants Apr 19, 2011 2:46 PM 9 Lack of village support to ensure businesses can advertise using signs to draw attention. Apr 18, 2011 2:12 PM 10 I like Dexter Apr 14, 2011 10:20 AM 11 Please keep the village "news boards" around town attractive and updated! Apr 14, 2011 7:44 AM 12 Poor sidewalks, no sidewalks in places. Apr 13, 2011 6:14 AM 13 lack of sidewalks on all village streets - at least one side of street Apr 13, 2011 5:10 AM 14 limited sidewalks Apr 12, 2011 6:49 PM 15 Many locals seem to fear change of any kind. Apr 12, 2011 3:55 PM 16 Downtown often not pedestrian-friendly on weekends and lack of safe bike/walk access from west Apr 12, 2011 2:50 PM 17 Lack of safe walking routes and connectivity to newer developments in the village. Apr 12, 2011 2:33 PM 18 Lack of attention to sidewalks: Missing on some streets and winter shoveling not enforced. Apr 12, 2011 2:03 PM 19 No Outdoor pool Apr 12, 2011 1:48 PM 20 lack of dining/restaurants with good, affordable food Apr 12, 2011 1:04 PM 21 We cannot believe how many roads are unpaved. It would be nice if there was at least a plan to pave them. Apr 12, 2011 12:59 PM 22 Lack of a good Recreation Center, like Saline's; lack of a bigger Library Apr 11, 2011 8:29 AM 23 The bridge between Dexter Township and the Village is very congested in the morning and evening. Apr 5, 2011 9:32 AM 19 of 31 May 11, 2011 12:09 PM �Page 3, Q2. What are the 5 LEAST favorable features of the Village of Dexter? 24 Not enough bike lanes through town Apr 5, 2011 9:28 AM 25 downtown trash; lack of strong community feel; lack of community group that really wants to see Dexter excel; lack of sidewalk system Apr 3, 2011 3:16 PM 26 Lack of diversity Apr 3, 2011 11:31 AM 27 need downtown grocery store again Apr 2, 2011 7:17 AM 28 Dexter is not friendly. Apr 2, 2011 7:10 AM 29 ban on keeping backyard chickens Apr 1, 2011 4:47 PM 30 the last road improvement created trafic pinch points at corners where the curb was extended into the roadway. Cars making left turns totally block trafic until they turn. Apr 1, 2011 4:36 PM 31 (Lack of ---traffic/speed enforcement) Apr 1, 2011 4:32 PM 32 Property taxes are out of control. Mar 29, 2011 3:05 PM 33 Few decent restaurants Mar 29, 2011 2:03 PM 34 would like a grocery store on the west side of town. Mar 29, 2011 2:01 PM 35 Lack of good, affordable restaurants Mar 29, 2011 11:56 AM 36 potential medical marijuiana dispensaries Mar 29, 2011 11:16 AM Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 1 Wine shop May 8, 2011 4:51 AM 2 Fill existing buildings. Keep downtown character and charm. May 4, 2011 5:34 PM 3 Restaurants that are not pizza & burgers focused. May 4, 2011 1:29 PM 4 Small grocer in the village would be great.. Apr 14, 2011 7:44 AM 5 A small grocery/deli/cafe downtown would be great! Apr 12, 2011 2:50 PM 6 Businesses that stay open later in the evening Apr 12, 2011 2:39 PM 7 fitness Apr 12, 2011 2:26 PM 8 Outdoor public pool Apr 12, 2011 1:48 PM 9 Instead of 3 higher priced restaurants downtown, it would be nice if there was a sandwich/salad/deli type place. Apr 12, 2011 12:59 PM 10 Fill up the empty office/commercial space in downtown. No new building until old spaces filled Apr 7, 2011 5:19 AM 20 of 31 �Page 3, Q4. What types of commercial development could the Village of Dexter use more of? Check all that apply. 11 No Big Box stores!! 12 research & light industrial Apr 4, 2011 4:49 PM Mar 29, 2011 8:44 AM Page 3, Q5. What type of residential development could the Village of Dexter use more of? Check all that apply. 1 Mix. More character less cheaply built subdivision homes. May 4, 2011 5:34 PM 2 many homes and lots for sale or in foreclosure, no reason to develop further at this point. Apr 26, 2011 5:44 AM 3 Downtown Housing - affordable loft style condo's above businesses Apr 19, 2011 2:46 PM 4 Concerned about the number of rental properties and their appearance... Apr 14, 2011 7:44 AM 5 Residential over retail/office downtown; brownstone-style units along Forest or Grant Apr 12, 2011 2:50 PM 6 Let's try to maintain what we currently have. Apr 5, 2011 9:32 AM 7 Need places of employment first then housing for employees will follow Apr 3, 2011 7:50 AM 8 (affordable) Apr 1, 2011 4:32 PM 9 I don't know Apr 1, 2011 4:31 PM 10 No more "garage mahals"!!!! Mar 30, 2011 6:49 PM 11 Low income housing Mar 29, 2011 1:36 PM 21 of 31 �Page 3, Q6. The Village of Dexter has several corridors that because of their location, unique character, or development potential require special attention. Please prioritize these areas that you feel need further study, development and/or redevelopment consideration and/or policy direction. Use the prior... 1 Absolutely need to understand traffic flow and how to best move traffic thru downtown at peak times. That left turn light at Main and Central(?) is HORRIBLE. 2 Dexter Chelsea Rd May 8, 2011 4:51 AM 3 At rush hours, people wanting to beat the traffic lights are cutting through connecting residential streets to beat the lights on Dex/A2 Rd. These cars are speeding and create danger on an otherwise quiet residential street. Perhaps speed bumps on these side streets would suffice? May 7, 2011 5:42 AM 4 Railroad Corridor needs a common identity for the future Apr 19, 2011 2:46 PM 5 Mast Rd. Bridge & Central St Apr 19, 2011 10:53 AM 6 lowing speed limit on highly populated dirt roads Apr 18, 2011 2:12 PM 7 1. residential for Forest and Grant W of Baker; 2. downtown commercial adjacent to Creek; 3. Central St to Bridge Apr 12, 2011 2:50 PM 8 neighborhood streets (Fifth, Fourth, others considered to relieve commuter congestion on arterials at peak times Apr 10, 2011 5:19 PM 9 smaller side streets with access to commercial buildings Apr 9, 2011 6:48 PM 10 The Bridge by A&W is a traffic nightmare and scary for those families that try to bike or walk into town. Apr 5, 2011 9:32 AM 11 The area around the new high school; Shield Rd and Parker Rd Apr 5, 2011 5:17 AM 12 Central St Apr 3, 2011 11:31 AM 13 I don't know Apr 1, 2011 4:31 PM 14 central from park to bridge Mar 30, 2011 3:29 PM 15 Mast Mar 29, 2011 5:48 PM 16 Dexter Pinckney/Territorial Rd. Area Mar 29, 2011 2:01 PM 17 Central/Mast Road Mar 29, 2011 9:33 AM 18 note I am not familar with current zoning so am unsure if change is required Mar 29, 2011 9:28 AM 19 tunnel under the tracks need work Mar 29, 2011 8:15 AM 22 of 31 May 11, 2011 12:09 PM �Page 4, Q1. If public transit or light rail service was improved in Dexter would you be more likely to use it for any of the following destinations? Check all that apply. 1 As the population ages there will be more of a need for this in the village in future...particularly to A2 for appointments etc. May 7, 2011 6:02 AM 2 Brighton, Novi May 4, 2011 5:45 PM 3 Metro airport May 4, 2011 1:15 PM 4 None Apr 20, 2011 7:41 AM 5 Detroit Metro Airport Apr 14, 2011 11:22 AM 6 Chicago Apr 14, 2011 7:50 AM 7 Chelsea Apr 13, 2011 6:17 AM 8 Teen transportation Apr 12, 2011 2:35 PM 9 doubt there is enough demand to a single destination to be economically viable. Apr 3, 2011 8:12 AM 10 Jackson Apr 2, 2011 10:40 AM 11 casinos Apr 2, 2011 7:21 AM 12 Airport Apr 1, 2011 7:55 PM 13 no Apr 1, 2011 4:39 PM 14 none Mar 31, 2011 6:50 PM 15 Don't want it in Dexter! Mar 29, 2011 11:21 AM 16 none Mar 29, 2011 9:37 AM 23 of 31 �Page 4, Q4. Would you like the Village to host another Town Hall meeting with information on the process of becoming a city and/or what it means to become a city or another topic? 1 I am not in favor of the Village becoming a city. May 9, 2011 7:18 AM 2 Just communication, no time to attend meetings. May 4, 2011 5:45 PM 3 Too much time and effort has already been expended to no avail Apr 22, 2011 5:25 AM 4 I am a proponent of cityhood, but dont need another meeting Apr 17, 2011 5:44 AM 5 I think we should NOT become a City and it has been a huge waste of our tax dollars, We should focus on being the best Village in the State. The Board needs to play nicely with the Other Townships and vice versa and start thinking about their constituents and not about their own power trips. Apr 14, 2011 10:22 AM 6 Not sure what the advantages are... Apr 14, 2011 7:50 AM 7 I still do not understand the need even though I attended a meeting. Apr 12, 2011 2:06 PM 8 Having moved here from a village of 30,000, and grown up in a village of 65,000 we can't figure out why Dexter is so intent on becoming a city. Apr 12, 2011 1:03 PM 9 If state level approval is obtained then have meeting. No mention of this status since last Dec.. Apr 3, 2011 8:12 AM 10 No good reason for cityhood that I have heard of !! Apr 2, 2011 7:21 AM 11 Why? Aren't we in the middle of the process? Apr 1, 2011 10:43 AM 12 No city!!! Mar 30, 2011 6:51 PM 13 Don't want Dexter to become a city but if it is going to happen anyway, yes a meeting would be helpful; public voting on medical marijuiana dispensaries Mar 29, 2011 11:21 AM 14 Only if something new comes up on the subject. Mar 29, 2011 9:37 AM 15 I'm just upset it's taking so long... Mar 29, 2011 9:04 AM Page 4, Q5. What methods of communication do you find most valuable to receive Village information? Check all that apply. 1 Twitter Mar 29, 2011 9:04 AM 24 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 1 Speed limit in front of Country Market & Bucsh's should be lowered to 35 mph. May 17, 2011 8:26 AM 2 Could the old Cottage Inn be demolished to build a true intersection to transport people in and out of town? Please make the left turn light at Main and Central a blinking red light. It often caused stopped traffic for one car only. May 11, 2011 12:12 PM 3 The village should consider completing the pathway along Shield road for students walking between schools. At the present time it is dangerous for students walking on the road across the bridge on Shield Road. Also, the Shield and Baker road intersection presents a hazardous situation during the school rush (both morning and afternoon). There needs to be a traffic light or police assistance during these high-traffic periods. Traffic, including school buses, are unable to safely get unto Baker Road. Added to this congestion is traffic exiting the Walkabout apartment complex and students attempting to cross Baker. This is an extremely dangerous situation at certain times of the day and if not addressed, it is only a matter of time before there are serious injuries worse. May 9, 2011 7:18 AM 4 This is a GREAT place to live! May 8, 2011 4:58 AM 5 strong traffic congestion in downtown dexter. makes it less than desirable to go to downtown. May 7, 2011 4:02 PM 6 I hope that the Village of Dexter maintains the fine police and fire departments that we presently have. This is very important. We can be very proud of and thankful for our fire and police departments here. I feel safe living here in this village. May 7, 2011 6:02 AM 7 We need to see a sidewalk installed on Hudson Street from Fourth to Cottonwood Lane, as well as a sidewalk on Second Street (particularly between Hudson and Central Street). There has been a huge increase in residents not adhering to the speed limits, running stop signs, and allowing their dogs to defecate on public and private grass, and on the public sidewalks (all winter). We could have a stepped up patrols to address the traffic issue and increase public awareness of the the dog feces issue in the newsletterers, email updates, and Dexter Leader. It would be best to place this reminder up-front and not buried deep in the the newsletter or email update. The reminders should include what the fines will be if caught. May 6, 2011 4:00 PM 8 Main Street needs repair. I haven't heard anything about this happening. You have not convinced me that becoming a city is something we should do. May 6, 2011 1:52 PM 9 Rental units/houses the owners need to be held accountable for their appearance. May 6, 2011 12:58 PM 10 Ordinances need to be enforced. May 6, 2011 12:32 PM 11 All the vacant buildings in the Country Market strip mall May 5, 2011 11:45 AM 12 traffic flow that supports local business but does not get congested twice a day May 4, 2011 7:32 PM 13 Keep small town charm. Large buildings, cookie cutter cheap construction taking away from that small town look and feel. Northville and Plymouth are good examples of areas with new development that have maintained a small town feel. May 4, 2011 5:45 PM 25 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 14 Safer roads to permit student to walk or bike to school. May 4, 2011 5:06 PM 15 A roundabout at Parker & Island Lake & Dexter Ann Arbor would help school traffic in the mornings and left turns. May 4, 2011 1:32 PM 16 Traffic flow: 1) During peak hours, ensure efficient flow through main fares; 2) Not choking free traffic during non-peak hours (e.g., the horrible light @ Mill Creek School) 3) Providing easier pedestrian (or bicycle) access from other side of train bridge into downtown May 4, 2011 1:22 PM 17 Improve the pedestrian sidewalk crossings at both Railroad crossings. Enhance look of Mast Road Entrance to Village near Mast Road Bridge Apr 19, 2011 2:47 PM 18 I would like to see more curb and gutter and sidewalks in the core, older part of the village. Also, more property maintenance efforts and enforcement of ordinances. Apr 17, 2011 5:44 AM 19 Should support the medical marijuana initiative by being open to distributors and growers so long as they are in appropriate locations away from schools. Apr 14, 2011 11:22 AM 20 Do NOT become a City!!! Apr 14, 2011 10:22 AM 21 Semi trucks going through the Main St./Ann Arbor St. are so noisy, and not conducive to pedestrian traffic/quality of life. Cross walks in the main shopping area should be clear and cars should slow down and stop for pedestrians. Apr 14, 2011 7:50 AM 22 Cityhood, taxes Apr 13, 2011 6:17 AM 23 More complete sidewalks along roads. Apr 12, 2011 6:55 PM 24 More sidewalks Enforcement of speed limits Transportation to Ann Arbor Apr 12, 2011 6:33 PM 25 Need for outdoor public pool Apr 12, 2011 1:49 PM 26 The lights on Main Street really seem ill-timed, particularly the light at Broad Street. Much of the congestion seems to be due to the timing of the lights. If there truly is a round-a-bout planned to overcome the viaduct area, the lights would have to be changed or you'd just back up on the round-a-bout at Broad and/or Baker. We much prefer looking at extending Parker Rd. rather than a round-a-bout (but know cost should be a consideration too). Apr 12, 2011 1:03 PM 27 Continue improving bike lanes and walking paths in the area Apr 9, 2011 6:50 PM 28 Let's focus on being proactive and having Dexter be a destination city for families from Ann Arbor to travel to on the weekends. However, it is important to maintain the small town feel, because that is what current families love about the town. Let's work together to increase our property value and small town values without jeopardizing the land around the town. We do not need anymore big developments. Apr 5, 2011 9:34 AM 29 One lane rail bridge is dangerous and congested Apr 5, 2011 9:29 AM 30 More historic preservation and art installations. Apr 4, 2011 4:53 PM 31 Speeders and better control over drivers who ignore stop signs. Apr 4, 2011 2:18 PM 26 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 32 More benches throughout the town so that people who are walking can stop and rest. Apr 4, 2011 5:23 AM 33 More recycling, especially for #5 plastics, styrofoam, cardboard; central drop off facility would be helpful. Apr 3, 2011 11:34 AM 34 Too much reliance on State and Federal grants. Both have unresolved budget problems, especially Federal. We should not depend upon others to fund our improvements. Apr 3, 2011 8:12 AM 35 Traffic, keep schools top notch Apr 2, 2011 8:40 PM 36 Understand how money is spent for those that pay the Village of Dexter taxes. Apr 2, 2011 7:56 PM 37 A by-pass around the central business district to break-up the congestion going to work and coming home. I don't think that many people are in the mood to stop and shop during these hours anyway. Apr 2, 2011 5:10 PM 38 Continue sidewalk, park and bike path development Apr 2, 2011 10:40 AM 39 Traffiic enforcement in the "old" residential areas. Make the areas feel more connected like the newer subdivisions. Fifith Street is more like Dexter-Ann Arbor Road in terms of traffic and speeding and splits the area. The old areas are not very pedestrian-friendly. We need sidewalks and curb and gutter. Apr 2, 2011 7:47 AM 40 Would like Forest to be repaved, with the corner of Inverness and Forest made more gradual, access to the mailboxes on Inverness repaved in the appropriate arc, the street side parking on Forest nicely graveled... Apr 1, 2011 10:43 AM 41 Keep moving forward with cityhood project Mar 31, 2011 6:10 AM 42 Get some cool stuff downtown. Fill Dexter Crossing!!! Mar 30, 2011 6:51 PM 43 Speeding and failure to obey stop signs. Mar 29, 2011 10:35 PM 44 Please complete the trail from DEXTER to DEXTER-HURON METROPARK as SOON AS POSSIBLE! Mar 29, 2011 5:55 PM 45 Rush hour traffic is extremely frustrating! Needs to desperately be addressed! Mar 29, 2011 4:48 PM 46 Would really like to see safer pedestrian/bicycle paths, especially in three areas: the north side of Dexter-Ann Arbor Road (the trip to Busch's can be dangerous coming up from the village, especially by the car dealership), Baker Road, and the railroad viaduct to points north. Mar 29, 2011 3:45 PM 47 Just really concerned about property taxes and preventing them from going higher. The lower property values over the last few years have been a bummer, but at least our taxes have gone down too. :) Hoping to see careful management of tax dollars so that our community can become more affordable. Mar 29, 2011 3:17 PM 48 Please keep downtown small and unique. Big box stores, national chains, and massive development can stay in Ann Arbor or on Jackson Rd. Mar 29, 2011 2:07 PM 49 We would like a grocery store on the west side of town and traffic improved downtown and under the stone bridge. Mar 29, 2011 2:05 PM 27 of 31 �Page 4, Q6. Are there specific areas of concern that you have that you would like the Village of Dexter to address? 50 Trails to metro park, trail over or under railroad bridge Mar 29, 2011 11:58 AM 51 Please BAN medical marijuiana dispensaries from Dexter! Planting of more trees at the area where the new retirement community intersects the Island Hills Estates neighborhood. Mar 29, 2011 11:21 AM 52 vehicle regulations in the village, primarily parking. Mar 29, 2011 9:37 AM 53 Public Transit - with the close proximity of Dexter to Ann Arbor there really isn't a good reason we can't have more access to buses and take better advantage of AA's public transportation system. Also a Washtenaw-Wayne County commuter rail system would be ideal (as well as a Washtenaw-Jackson County commuter rail system). Mar 29, 2011 9:35 AM 54 speed limit for the first quarter mile east of Dan Hoey on Ann Arbor/Dexter Road Mar 29, 2011 9:32 AM 55 Luring restaurants downtown with the quality of Terry B's and the Red Brick. (Even North Pointe before it closed) It's obvious if you are down there on Friday and Saturday nights that the economy can support one or two more. Mar 29, 2011 9:04 AM 28 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 1 Thanks for all that you do. Dexter is an awesome place to live! 2 Nature trail or pedestrian access to Dexter Huron Metropark (bridge.) May 8, 2011 4:58 AM 3 Behind my lovely home in the village there is a vacant commercial property that is never mowed or cared for by the owner who has it for sale. The weeds grow to waist deep or more. There are many noxious weeds and also many types of rodents living in this eyesore that is right in the village on Dexter Ann Arbor Rd. This is appalling. I phoned the village office to report this neglected lot and was told there was nothing that the village could do about the lot. This is rediculous. The village should tell the owners to keep it mowed or the village should do the mowing and add the charges to the owner's taxes plus a fine for noncompliance. This is how it is done in other municipalities. There needs to be something put in place to protect the neighbors of such deadbeats, whether they be domestic or commercial properties. May 7, 2011 6:02 AM 4 Bike and walking paths connecting parks, residential and businesses for transportation and recreation. May 4, 2011 5:45 PM 5 A light rail connecting Chelsea-Dexter-Ann Arbor and beyond would get a lot of use. I would use it to commute to work daily and to shop along the corridor. Apr 14, 2011 11:22 AM 6 Possibility of additional public park area/space for a open dog run. Apr 14, 2011 10:52 AM 7 Stopping the madness and waste of tax dollars on becoming a City and continue to offer charming new ideas like the bridge and landscaping and the skating rink. Apr 14, 2011 10:22 AM 8 Thanks for everything. I love the brush pick-up on Wednesdays! Apr 14, 2011 7:50 AM 9 Pathway from Village to Hudson Mills park. Continue with outdoor entertainment in Gazebo park during summer. Apr 13, 2011 6:17 AM 10 No marijuana dispensaries! Apr 12, 2011 6:55 PM 11 Filling the vacant stores with businesses Apr 12, 2011 6:33 PM 12 I find out local government to be very reponsive and council members do a fine job. Apr 12, 2011 2:06 PM 13 Provide discount in-home water treatment units for residents that do not want fluoridated water. Accept more items for recycling. Update environmental section on web site. Apr 12, 2011 1:16 PM 14 It would be nice to have a recreation center/facility like Saline. We have many families and a very long winter. A good, indoor recreational facility for village taxpayers would be an excellent improvement on the quality of life in the village. Apr 11, 2011 8:32 AM 15 Historic district designation for individual structures and/or portions of the community (a ticklish subject with many, but an important tool in securing the long term stability and quality of historic areas within the community) Apr 10, 2011 5:24 PM 16 More traffic control, speeds can be very uncomfortable for residents. Apr 4, 2011 4:53 PM 29 of 31 May 11, 2011 12:12 PM �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 17 Something more for kids to do around the gazebo in the summer time. Ice rink is great in the winter, but it would be nice to bring the kids downtown in the summer for something other than the DQ or bakery. The park at the river is too far away (feels remote) and their is no safe link between the park and library. Apr 3, 2011 3:21 PM 18 More encouragement/assistance with building plan for Dexter Wellness Center. This project is much needed and highly anticipated among residents. Apr 3, 2011 11:34 AM 19 Extending Mill Creek park walkway south to near Shield road is a nice FUTURE idea but NOT important near term. It should be funded locally, including townships. Lodi township should provide a portion of funding for a combined Fire Dept.; it was not included in recent newspaper articles giving funding amounts. Apr 3, 2011 8:12 AM 20 Love the community! Apr 2, 2011 10:40 AM 21 Don't get left behind by other surrounding communities. Try to attract young, educated families to live in the community. Making the schools known for excellence would be a strong selling point. Apr 2, 2011 7:53 AM 22 Do not allow medical marijuana distribution. Apr 2, 2011 7:47 AM 23 I don't understand why the planned ordinance that would have supported backyard chickens was changed to a ban. We are very disappointed, as we had planned to start keeping a few hens this year. I am surprised that a community that I thought was pretty progressive has gone against the movement toward more sustainable and locally produced food. Apr 1, 2011 4:51 PM 24 That the private association/subdivision rules are not necessarily the appropriate guidelines for the old Village. Apr 1, 2011 10:43 AM 25 I just have to comment that this survey had many questions I found to be worded poorly with choices that seemed strange to me. It made it difficult to understand how a response was really going to be helpful. Mar 30, 2011 7:45 PM 26 Family Dollar, if done right, would be huge magnet for downtown, although I realize we think we're too good for that. Mar 30, 2011 6:51 PM 27 Notice how the upscale restaurants have given way to more pedestrian ones over the last 6 years? Dexter looks upscale, but catering to families is where the money is. I STRONGLY encourage the Village to pursue independent eateries to relocate here in Dexter. SPECIFICALLY, I'd like to see more Chinese and especially MEXICAN/SOUTHWESTERN restaurants in the area! Mar 29, 2011 5:55 PM 28 Having a better downtown chamber of commerce which has activities downtown. Chelsea always seems to be doing something fun and I don't know why the same type of activities don't happen in Dexter. Such as ladies night out. The Chamber is pretty lame right now. Mar 29, 2011 4:30 PM 29 This isn't all in your hands, but a connector someday to the Hudson Mills bike paths would be fantastic--I believe it would be heavily used, and possibly have a real effect on community health and fitness. It's a historical oddity that our community basically borders a wonderful park, but to get to it we have to drive 4.5 miles! I think an entrance in town would really boost the attractiveness of living downtown for active families. Mar 29, 2011 3:45 PM 30 of 31 �Page 4, Q7. Is there anything else that you would like the Village of Dexter to consider? 30 We truly enjoy the summer concert series and community activities. It would be great to (continue to) incorporate these ideas into a master plan. Mar 29, 2011 2:07 PM 31 Give yourselves a pat on the back for the good work already done! Mar 29, 2011 1:38 PM 32 Stop spending so much time and money on public transportation and environmental issues. If you were to put these matters before the voters, they would fail every time. These are pet projects supported by a vocal minority, not the majority of the voters. It would also be nice if you could do something about the traffic congestion at the corner of Baker & Main... Other than that, keep up the good work. Mar 29, 2011 9:04 AM 33 I am pro cityhood. Mar 29, 2011 9:00 AM 31 of 31 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. 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Identifier An unambiguous reference to the resource within a given context Dexter_Master-Plan_2016 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2016-03-14 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission with the assistance of Carlisle/Wortman Associates, Inc. and was amended as of March 14, 2016. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9406aeb006c8051e842a5e34c4bc1809.pdf 91586d9103919d14d5a74c8dc055839c PDF Text Text Parks & Recreation Plan Master Plan Adopted November 25, 2019 �RESOLUTION #2019 - 26 RESOLUTION TO ADOPT THE UPDATED MASTER PLAN FOR THE CITY OF DEXTER At a regular meeting of the City Council of the City of Dexter, Michigan called to order by Mayor Keough on, November 25, 2019 al 7:00 p.m. EST, Present: Bell, Cousins, Fisher, Knight, Michels, Smith, and Keough Absent: None The following preamble and resolution were offered by Member Smith and supported by Member Cousins: WHEREAS, Act 33, Public Acts of Michigan, 2008, as amended, provides for a Municipal Planning Commission to prepare, amended and adopt a Master Plan for the physical development of the community; and, WHEREAS, the City of Dexter Planning Commission has prepared an update to the Master Plan for the City, in compliance with said Act 33, including relevant charts, maps and text; and, WHEREAS, the City of Dexter Planning Commission has provided opportunity for public input into the Master Planning update process; and, WHEREAS, the City of Dexter Council approved and subsequently distributed a draft copy of the updated Master Plan to all of the bodies required by said Act 33 for review and comment; and, WHEREAS, no person or entity submitted comments indicating that the proposed City of Dexter Amendment to the Master Plan is substantially inconsistent with the Master Plan of any adjacent community; and, WHEREAS, the City of Dexter Planning Commission held a formal public hearing on the update to the Master Plan on November 4, 2019, in order to provide additional opportunity for public comment; and, WHEREAS, the citizens of the City of Dexter were afforded the opportunity to provide input (written and in-person) on the updated Master Plan, which comments have been carefully considered by the Planning Commission; and WHEREAS, based on the consideration of public comments the City Planning Commission is satisfied that update to the Master Plan is ready for adoption; and WHEREAS, the City Council for the City of Dexter asserts its right approve the Master Plan, in accordance with Act 33; NOW, THEREFORE, LET IT BE RESOLVED, that the City of Dexter Planning Commission recommended the updated City of Dexter Master Plan be adopted by the City Council, during a regular meeting of the Planning Commission held on November 4, 2019; and �FURTHER, LET IT BE RESOLVED that the City Council has reviewed and approved the update to the Master Plan. YEAS: Bell, Knight, Smith, Fisher, Michels, Cousins, and Keough NAYS: None ABSENT: None RESOLUTION DECLARED ADOPTED THIS 25th DAY of NOVEMBER 2019. Shawn W. Keough, Mayor I hereby certify that the attached is a true and complete copy of a resolution adopted by the City of Dexter Council, County of Washtenaw, State of Michigan, at a regular meeting held on the 25 th DAY of NOVEMBER 2019. Justin Breyer, City Clerk �Acknowledgments Planning Commission Chair: Matt Kowalski Vice Chair: Thomas Phillips James Carty Alison Heatley Kyle Marsh Karen Roberts Marni Schmid Jim Smith Scott Stewart City Council Mayor: Shawn Keough Council Members: Scott Bell Administration City Manager: Courtney Nicholls City Clerk and Assistant to the City Manager: Justin Breyer Treasurer/Finance Director/Assessor: Marie Sherry Community Development Manager: Michelle Aniol Assistant Planner: Mike Auerbach Superintendent of Public Services: Dan Schlaff Paul Cousins Donna Fisher Julie Knight Zach Michels Jim Smith 4 2019 Adopted Master Plan �Table of Contents Chapter 1: Introduction 7 Purpose of the Master Plan 7 How Is the Plan to be Used? 7 Historic Context 8 Planning Process 9 Regional Setting and History 10 Chapter 2: Existing Land Use and Community Plans 13 Existing Land Use 15 City Planning Initiatives 16 County Planning Initiatives 19 Non-Motorized Pathway Initiatives 20 Neighboring Communities 21 Chapter 3: Community Goals and Objectives 23 Public Participation 24 City of Dexter Goals 25 Overall Land Use 25 Natural Resources 26 Recreation/Open Space 27 Residential 27 Downtown – Mixed Use 28 Baker Road – Mixed Use 28 Dexter-Ann Arbor Road – Mixed Use 2019 Adopted Master Plan 29 5 �Economic Development 30 Mobility 31 Chapter 4: Future Land Use 33 General Description 33 Future Land Use Categories 33 Building Types 35 Downtown 38 Dexter – Ann Arbor Road Corridor – Mixed Use 41 Baker Road Corridor - Mixed Use 42 Village Commercial 44 Village Residential-1 45 Village Residential-2 47 Multiple-Family Residential 49 Suburban Residential 50 Research/Development 51 Light Industrial 52 Open Space 53 Public 54 Zoning Plan 55 Planning for Properties Outside the Current City Limits 56 Chapter 5: Mobility Plan 59 National Functional Classifications 60 Public Transportation 62 Non-Motorized Transportation 63 Access Management 65 6 2019 Adopted Master Plan �Chapter 6: Background Studies 67 Population 68 Education 71 Income 71 Housing Characteristics 72 Residential Target Market Analysis 73 Downtown Retail Market Study 73 Property Values 73 School Facilities 74 Chapter 7: Implementation 75 Zoning 76 Regulations and Ordinances 78 Strategies 78 Capital Improvement Program 82 Plan Education 83 Plan Updates 83 Project Implementation Table 84 Appendix 85 2019 Adopted Master Plan 7 �This page intentionally left blank. �Chapter 1: Introduction Purpose of the Master Plan Planning is a process that involves the conscious selection of policy choices relating to land use, growth, and physical development of the community. The purpose of the City of Dexter Master Plan is to state the goals and identify the objectives and strategies regarding land use and development that the City will pursue to attain those goals. How Is the Plan to be Used? The Master Plan is used in a variety of ways: General Statement: The Plan is a general statement of the City’s goals and policies and provides a single, comprehensive view of the community’s desires for the future. Aid in daily decision-making: The goals and policies outlined in the Plan guide the Planning Commission, City Council and other City bodies in their deliberations on zoning, subdivision, capital improvements and other matters related to land use and development. The Plan provides a stable, long-term basis for decisionmaking providing for a balance of land uses specific to the character of the City of Dexter. Statutory Basis: The Plan provides the statutory basis upon which zoning decisions are made. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. The Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. 2019 Adopted Master Plan 9 �Public/Private Coordination: The Plan attempts to coordinate public improvements and private developments supported by the Capital Improvements Plan. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. Educational Tool: The Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City’s direction for the future. The City of Dexter Master Plan is the primary, officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unified and coordinated development of the City that compliments the goals of nearby governmental units, wherever possible. It helps develop a balance of orderly change in a deliberate and controlled manner that permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. Historic Context Because communities are constantly changing, the information contained in a plan becomes outdated in time. As the conditions change, so do opportunities and expectations for the future. It is essential to periodically update the information contained in the Master Plan as well as reevaluate its basic vision and implementation programs. Current State Legislation regarding City Planning requires a review of the Master Plan once every five years. This document represents an amendment to the 2015 Dexter Master Plan, which amended the 2005 Master Plan that was adopted on April 11, 2005. An amendment of the 2005 plan was made one year later to incorporate the amendments made to the 1994 Master Plan in 1995 and 1997 into a single comprehensive plan. In addition, this document has been updated to include all new information available to the City, (i.e. U.S. Census, American Community Survey and SEMCOG projections) and addresses the City’s current desires for the future. 10 2019 Adopted Master Plan �Planning Process The process used to generate the Plan consisted of four phases: background studies; evaluation of City character and development capability; identification of goals, and policies; and plan development. City and public engagement occurred throughout the process. Background studies involving data inventory and analysis from Census data, existing reports, and field survey were gathered. Sound community planning cannot take place by itself. Many factors that exist must be taken into account when formulating plans for the future. This process is illustrated in the diagram below: Figure 1 Planning Process City and Public Engagement ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ Background Studies Socio-Economics Natural Resources Built Environment Economic Base Housing Population Soils Topography Watersheds Facilities Land Use Transportation City Character & Development Capability Identification of Goals & Policies Goals & Objectives Alternative Strategies Plan Development Master Plan 2019 Adopted Master Plan Implementation 11 �Regional Setting and History Dexter is located within the central portion of Washtenaw County, almost due east of the City of Chelsea, southeast of the Village of Pinckney and northwest of the City of Ann Arbor (see Figure 2 - Regional Setting - Washtenaw County). However, the abutting communities are primarily rural and semi-rural Townships. The City of Dexter is almost completely surrounded by Scio Township with the exception of Webster Township to the north and a small portion of Dexter Township to the west where it abuts The Cedars of Dexter. The City of Ann Arbor is located approximately seven (7) miles east of Dexter, and allows access to entertainment, restaurants, medical, and educational (University of Michigan) opportunities, as well as supplements necessary products for City residents. The City has easy access to the I-94 freeway via Baker Road, nearby Zeeb Road, as well as the M-14 freeway. Dexter-Ann Arbor Road provides the primary access from Dexter to the City of Ann Arbor, and along with Baker Road provides the primary access roads into and out of the City. Appropriate planning across borders will help facilitate compatible land use patterns between communities. This area was originally settled in 1824 and was platted in 1830 as the Village of Dexter. After an eight-year process, the village officially became the City of Dexter on November 20, 2014. Historically, it has been noted that the Village was laid out in such a way that the sun could shine on both sides of each street all day. Even though Dexter was the fastest growing municipality in Michigan during the 2000’s, the City has retained its old time charm and hospitality. The following sections of the City of Dexter Master Plan will carefully review the current state of the City and provide a plan to guide residents and officials in future development. 12 2019 Adopted Master Plan �Figure 2 - Regional Setting - Washtenaw County Livingston County Washtenaw County Lyndon Township Webster Township Dexter Township Salem Township Northfield Township Ann Arbor Township Chelsea Superior Township Ann Arbor Ypsilanti Sharon Township Freedom Township Lodi Township Pittsfield Township Ypsilanti Township Livingston County Wayne County Washtenaw County Jackson County Scio Township Washtenaw County Lima Township Sylvan Township Saline Washtenaw County L Manchester ownship Webster Township Northfield Township Manchester Township Salem Township Saline Township Bridgewater Township Ann Arbor Township Wash Washtenaw County Augusta Township York Township 0 Milan Monroe County Superior Township Ann Arbor Ypsilanti Township er Township Lodi Township Pittsfield Township Ypsilanti Township City of Dexter Wayne County Scio Township Washtenaw County ownship - Saline LOCATION MAP City of Dexter Washtenaw County, Michigan Saline Township Washtenaw County York Township Augusta Township 0 2019 Adopted Master Plan 3 Miles 6 June 26, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Milan Monroe County 1.5 I 13 �This page intentionally left blank. 14 2019 Adopted Master Plan �Chapter 2: Existing Land Use and Community Plans While change is inevitable and growth will occur, the City of Dexter is committed to managing growth to enhance economic benefit, recreation activities and overall quality of life for all residents. This chapter is an inventory of existing land use patterns and current community plans, upon which the Master Plan is built. The Existing Land Use map, table and analysis shows a snapshot of land use patterns in the City of Dexter in 2018. The section on City Planning Initiatives documents other planning efforts taken on by the City of Dexter from 2004 to the present. Washtenaw County plans affecting City of Dexter from 2004 to present are noted in the County Planning Initiatives section, including transportation, transit and nonmotorized planning efforts. A separate Non-Motorized Pathway Initiatives section is included due to the number of regional trails linking to the trail system in Dexter. The Neighboring Communities section examines the future land use plans of adjacent communities. 2019 Adopted Master Plan 15 �Figure 3 - Existing Land Use ron Hu D e x t e r To w n s h i p ly Da ge a gew Brid Ma st Potts Joy Ca r Pin evie w Pine View Dan Hoey Vacant De xte r-A nn Ar bo r Oxb ow k ba r Sh ag Lo ch Public/Semi-Public rris Mo on Forshee Kingsle y Bristol on Hi gh l an d rin gto n Ca r Lex ing ton Coventry South Downs Bishop Preston rris Mo Industrial/Research & Development Hillside er Bak Jan Cambridge Melbourn e ber We Mill Creek Baker Heights r Multi Family Residential Office Victoria bo r Single & Two Family Residential Commercial Shield ve Do Hillside k Wellington Ar Baker City Center ba r Kingsley Bristol South Downs r Ta ylo Jan Coventry Wilson n Fo re st Oxb ow rin g to n Lex ing ton Cambrid ge Pine View Bishop w Sh aw Vie An Gr an d Victoria Preston l r Ta ylo Pin evie w Dongara w Vi e ow M ea d Vie w Ben t Jeffords Vie w Sh aw Vie w Ol ive r Ke ns in gt on Tree Ol ive r Mill Creek an Ry Dongara d Potts Ma st Parker ann e View tra Ce n M ai n Br oa Br oa d ee Cr ll Mi ge Eastridge Jeffords d Br oa Ke ns in gt on r ch Ben t Alle y Wilson i Ulr S c i o To w n s h i p ve ich Ulr Baker Heights o ann e S c i o To w n s h i p View Sh ag Jeffords k Island Hill Pa rkr id k ee ll Mi Ri er Ea to n ich Ulr Dan Hoey lm Pa L i m a To w n s h i p Yo rk ber We Tree h Melbou rne ble No sh Yo rk bu en ck W al l La ke Vi ew a Qu Hu ro n n Shield son Hud r an Ry ro ad Bro h ric Ul Cushing ve er ess ern Inv Ri lm Pa Hu n ine Fift Yo rk Ea to n woo d Cotton ond Sec ndfi eld nd Fo re st Ar bo r Joy on Ed is rth Fou Gr a An n naro ll Hermania d Thir er Dov Boe Yo sh n Vi e ble No bu en ck San dfie ld tral Cen La ke a Qu M ai h Fift Alle y Hu ro n r ive nR ro Hu ad Bro ro Cushing w W eWb s t e r T o w nrks h i p a Huro n ine Alp Hu woo d Cotton ess ern Inv Pearl son Hud ke Cr nd Ar bo r ond Sec Gr a d Thir An n Fo re st Alp on Ed is rth Fou La Hermania er Dov l dhil San nd y r Isla er Riv a gew Brid e Glaci r de ul Bo We bs ter M aly aiD n h Fift ron Hu e Ch er xt De a lse tral Cen Alle y S c i o To w n s h i p r ive nR ro Hu ad Bro Sandhill dge W e b s t e r To w n s h i p Huro n ine Alp Forshee ke w La Vi e nd ow Isla l dhil San We bs ter Pearl M ea d r McCormick r de ul Bo y e Glaci e tridg Wes Ka the rin e ar s Ced Eastridge sica ney Pa rkr id Pinck ield yF ne Sto Jes er Riv r Dexte el Samu EXISTING LAND USE Wellington Ar bo r Lo ch Hi gh l an d De xte r-A nn Open Space/Recreation City Boundary City of Dexter Washtenaw County, Michigan er Bak ¯ 0 630 1,260 1,890 Feet 2,520 Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 16 2019 Adopted Master Plan City C �Table 1. - City of Dexter Existing Land Use Alp Existing Land Use ine ad Bro Fift Jeffords h Alle y l tra Ce n d M ai n Br oa An n Ar ve Do bo r r Fo re st City Center --CJ •...... 100% Existing Land Use Vacant The existing land use map documents land use patterns and associations as they existed in 2018 within the City of Dexter. Table 1 shows the acreage and percentage of land area for land uses. The Existing Land Use Map (Figure 3) shows where those land uses exist in the City. Single & Two Family Residential Multi Family Residential Commercial Office Industrial/Research & Development Public/Semi-Public The existing land use survey shows: ,...., City Boundary ■ 966.06 Source: Washtenaw County, 2018 Baker Gr an d Vacant Single-Family & Two-Family Residential Multiple-Family Residential Commercial Office Industrial/Research & Development Public/ Semi-Public Open Space/Recreation Transportation (Right-of-Ways) Total Dexter (City) Acres % 31.09 3.2% 344.8 35.7% 60.59 6.3% 64.8 6.7% 18.17 1.9% 148.19 15.3% 171.97 17.8% 126.45 13.1% Open Space/Recreation ■ EXISTING3.2%LAND USE City of Dexter 13.1% Washtenaw County, Michigan ¯ 0 630 1,260 1,890 Feet 2,520 35.7% 17.8% • Only 31.09 acres of vacant land is available for development. • The primary land use is single-family and two-family residential, over one-third of the City’s area. • Industrial/Research & Development is the second largest land use in terms of acreage. As vacant parcels in the industrial park develop, this category will likely grow. • Office is the smallest land use in terms of area in the City. Source: Washtenaw County Data 4-12-2018 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan 15.3% 6.7% 6.3% 1.9% 2019 Adopted Master Plan 17 �City Planning Initiatives A number of existing and anticipated circumstances will affect Dexter’s future. These include a growing population, decentralized places of employment with increased commuting distances and conversely, an increase in those working from home. These factors together with the attraction of the Ann Arbor area as a place to live and work will provide development opportunities within Dexter and the surrounding communities for years to come. The City has responded to these challenges in a variety of ways, including a continued commitment to community planning goals and policies geared to preserving important natural features, while planning for growth in those areas most suitable for development. Village of Dexter, Michigan Downtown Development Strategic Plan 2006 The following plans, policies and initiatives highlight Dexter’s commitment to land use planning, and are incorporated into this Master Plan by reference: Baker Road/Dexter Ann Arbor Road Corridors Joint Planning Initiative (2004) – City of Dexter/Scio Township - A guide in evaluating development proposals within the corridor along with the communities, current zoning, master plan, or other applicable reports and studies. It should also be used as an action plan in relation to the future land use and implementation portion of the report for both the City and the Township. This plan is the result of a joint planning effort between Scio Township and the City of Dexter Planning Commission. While much of the area discussed within the plan is for outside the City limits, the City of Dexter Master Plan endorses the goals and objectives of this document. Storm Water Management Study (November 2004) – A study of the storm drainage system in the old Village area, including defining how storm water is conveyed in the area with figures that show existing drainage infrastructure and the drainage district areas. Downtown Development Strategic Plan (2006) – The DDA engaged the public, downtown merchants and local elected leaders in a strategic planning process in order to develop goals, objectives and initiatives supportive of specific infrastructure improvements, programming, activity generators and public/private cooperation. The Strategic Plan also provides Tax Increment Financing (TIF) information required under State statute. 18 2019 Adopted Master Plan �FY 2008 State Revolving Fund Project Plan (July 2007) - A study of alternatives in order to provide the City with more capacity in the wastewater system, including the wastewater treatment plan and distribution system. This Plan was required to obtain funding from the State Revolving Fund. This plan led to the construction of the equalization basin. The Plan included an Inflow and Infiltration Removal Study. Road Maintenance Program (June 2008, updated annually) – A review of the paved road conditions throughout the City. Each road is ranked between one (1) and ten (10), one (1) being totally degraded and ten (10) being a brand new road. This is used to determine where to complete road maintenance in the City in any given year. It is updated annually based on the maintenance that was completed that year. Drinking Water Revolving Loan Fund Project Plan (May 2009) – A study of alternatives in order to provide the City with an additional water supply and repair old water mains. The plan was required to obtain funding from the Drinking Water Revolving Loan Fund. This plan led to the construction of the fifth City well, well house, improvements to the iron removal plant and upgrades to the distribution system. The Drinking Water Revolving Loan Fund Project Plan included a Water System Improvements Report and a Water System Reliability Study. Crosswalk Evaluation (November 2010) – A review of the crosswalks within the City with recommendations for improvements at each crosswalk. The evaluation included inspection and review of existing sidewalk ramps. FY 2012 State Revolving Fund Project Plan (July 2011) – A study of alternatives to upgrade the wastewater treatment plant that included upgrading the sludge handling system (including an analysis that identified several alternatives to upgrade the sludge handing system to provide adequate sludge processing and storage), the grit system, and the instrumentation and controls system (SCADA). This project plan is required to obtain funding through the State Revolving Loan Fund. Oil and Gas Drilling (Master Plan Update 2015) - The City of Dexter has experienced increased interest in oil and gas exploration and development, which the City will balance with other community goals for existing and planned land uses, including natural resource protection. 2019 Adopted Master Plan 19 �Residential Target Market Analysis (2015) - Part of a joint study with the cities of Chelsea, Saline and Ypsilanti, the analysis explored the potential for adding “Missing Middle” housing choices by measuring the residential market potential for rehabilitation of existing structures, conversions of existing buildings, and new construction. TheCltyol ~ DEXTER .. 0 ~ Ii' ! 2018-2023 Capital Improvements Plan Adopted by Planning Commission – April 2, 2018 Accepted by City Council – April 23, 2018 Downtown Retail Market Study (2016) - The objective of the retail market analysis downtown Dexter was to identify the additional retail spending potential that would support the location of new businesses in the downtown. Park and Recreation Facilities Master Plan (2016) – The Plan outlines existing and future parks and recreation needs, and identifies specific improvements, costs, priorities and years of completion to better represent the long-range vision of the Parks and Recreation Commission. Capital Improvement Plan (2018) – The capital improvements plan (CIP) outlines a schedule of public service expenditures over a sixyear period (fiscal years 2018-2023) and beyond. The CIP does not address all of the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services, and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. CITY OF DEXTER MICHIGAN DOWNTOWN RETAIL MARKET STUDY MARCH 2016 6 nFXTFR Prepared for the: Office of Community Development City of Dexter 8140 Main Street Dexter Michigan, 48130-1092 (734) 426-8303 20 Downtown Dexter DDA Parking Study (2017) – The objectives of the study are: to inventory existing parking and land uses; examine current parking standards; assess future parking needs; and provide alternatives for parking management to be incorporated into the Master Plan by reference. Economic Development Strategic Plan (2018) – The purpose of the strategic plan is to lay out an optimum approach to economic development efforts, focused on sustaining the local community at the right size with the desired mix of businesses. The plan includes a vision, factors to be addressed, long-term initiatives and recommendations to be incorporated into the Master Plan by reference. 2019 Adopted Master Plan �County Planning Initiatives A number of planning initiatives recently took place in Washtenaw County and the City of Dexter which have relevance to the current Plan. Elements of these various plans and initiatives are incorporated throughout this document. Moving You Forward Transit Master Plan Washtenaw County (2011) – The Moving You Forward Transit Master Plan for Washtenaw County is a new long-range plan which sets out a county-wide transit vision for the next thirty (30) years. The Plan provides a robust, feasible and integrated package of transit investments and services, designed to make transit a real transportation choice for everyone in Washtenaw County. In 2019, the Ride is starting a new 5-year Capital Improvement Plan where options for enhanced and expanded service could be considered. ! ! ! ! ! ! ! Housing Affordability and Economic Equity - Analysis Washtenaw County, Michigan ! ! ! ! ! ! ! ! ! ! ! ■ czb Report Prepared for the OfÞce of Community and Economic Development Washtenaw County January 2015 ! Housing Affordability and Economic Equity – Analysis for Washtenaw County (2015) – Prepared for the Office of Community and Economic Development of Washtenaw County, the analysis provides a snapshot of housing market conditions and corresponding goals to improve affordability across a wide spectrum of households in Washtenaw County’s urban core communities. The report identifies tools to guide the allocation of resources and policy decisions toward a regionally balanced housing market in order to maximize opportunity for lower and middle class households and the development of a more equitable community, with corresponding economic, environmental, and other quality of life benefits for all residents. Washtenaw Area Transportation Study (WATS) 2045 Long Range Transportation Plan (Updated 2019) - The Washtenaw Area Transportation Study has updated a long-range transportation plan for the County. The plan includes goals and capital and operating improvement projects which involve reconstruction or resurfacing, safety improvements, bridge reconstruction, environmental changes, non-motorized improvements and transit capital. 2019 Adopted Master Plan 2045 LONG RANGE PLAN Washtenaw Area Transportation Study 2019 21 �Non-Motorized Pathway Initiatives A number of pathway initiatives link to the non-motorized network in the City of Dexter. Elements of these initiatives are part of the Master Plan, especially mobility and parks and recreation. Border-to-Border Trail (B2B) – This initiative is an ongoing collaboration of communities and organizations to construct a shared-use path that will link the open spaces of the Huron River Greenway. With its County Greenways initiative, the Washtenaw County Parks and Recreation Commission has committed to expand hike and bike trails throughout the County. The B2B in 2017 has over 23 miles of paved, shared-use paths exist, with more planned. The Dexter segment of the Border-to-Border Trail links Dexter-Huron Metropark through Downtown Dexter to Mill Creek Park to Hudson Mills Metropark. http://www.bordertoborder.org/ PATHWAYS ~ Ircrn Belle Trail 22 Huron-Waterloo Pathways Loop – The Huron-Waterloo Pathways Initiative has begun planning, development, and fundraising for a 44-mile continuous “loop” trail system connecting Dexter, Chelsea, Stockbridge, and Pinckney to the State’s Iron Belle Trail System. The proposed system would connect to Dexter via the Border-to-Border Trail that runs north towards Hudson-Mills Metropark, and west via the Dexter-Chelsea Road corridor. http://huron-waterloo-pathways.org/ Iron Belle Trail – When completed, the Iron Belle Trail will allow travelers the opportunity to hike or bicycle on a continuous trail from Belle Isle in Michigan’s Lower Peninsula to Ironwood in the Northern Peninsula. The 1,273-mile hiking route uses existing multi-use trails that have been developed by local units of government, counties, and the State. The Border-to-Border Trail has been incorporated into this statewide trail, including the segment which runs through the City of Dexter. https://www.michigan.org/property/iron-belle-trail Huron River Water Trail & Trail Towns - The Huron River Water Trail provides paddlers, boaters, and tubers a 104-mile trail with which to connect with nature, history, and the communities that abut the River. In January 2015, the Huron River received the distinction of being one of only 18 National Water Trails in the United States. Along the Huron River Water Trail, five communities have been designated as “Trail Towns” for their close-knit relationship with the River: Dexter, Milford, Ann Arbor, Ypsilanti, and Flat Rock. These communities have worked and will continue to work with the Huron River Watershed Council to promote River preservation and water-based recreation. https://huronriverwatertrail.org/trail-towns/ 2019 Adopted Master Plan �Neighboring Communities The City of Dexter is located at the cross-section of three townships in Washtenaw County, Michigan: Scio Township, Webster Township and Dexter Township. In addition, Lima Township is less than one-half mile west of the City limits. While the Townships generally share similar goals regarding maintaining rural character and preserving farmland, the development activities and planning policies in these communities can influence the City of Dexter’s future character. Figure 4 illustrates the different planned future land uses for the areas adjacent to the City. The areas surrounding the City of Dexter are generally planned for lower intensity residential land use, with the exception of the “commercial node” found north of the City on Mast Road. While this commercial area is not necessarily inconsistent with the City, uses proposed by Webster Township in this area should be monitored by the City for compatibility. Working with Webster Township early in the development process for this area should be encouraged. More specifically, the areas surrounding Dexter are planned as follows: • Scio Township – Planned for low-density residential land uses surrounding the City. The only exception to that is the planned Office/Industrial area found adjacent to Dexter Chelsea Road. We note that this planned Office/Industrial area will primarily accommodate existing uses along this road. https://sciotownship.org/wp-content/uploads/2016/08/2015-Scio-Township-MPFinal.pdf • Webster Township – Although not yet developed, Webster Township has planned a commercial node as well as an area of higher density residential land use north of the City along Mast Road. While adjacent to the City, it is separated from it by the Huron River. Outside of the Mast Road area, Webster Township has planned Recreation/Conservation and low density residential (2.5 to 3-acre lots) land uses. http://www.twp.webster.mi.us/Master%20Plan%202015%20Final%20Draft.pdf • Dexter Township – Only a small portion of Dexter Township actually abuts the City. That area is adjacent to the “The Cedars” senior living, a 10-acre, 60-unit facility along Island Lake Drive. http://www.dextertownship.org/BoardCommission/PlanningCommission/ MasterPlan.aspx 2019 Adopted Master Plan 23 �Ta y an Recreation/Conservation Ry Wilson Commercial Node rin gto n Ca r Ox bo ar k gh l an d Agricultural Lo ch Hi Residential - 5 Acres Lots - ADJACENT COMMUNITIES FUTURE LAND USES on Residential - 2 1/2 - 3 Acre Lots City of Dexter Washtenaw County, Michigan ¯ Residential - 1 Acre Lots Residential - 1/2 Acre Lots Residential - 1/4 - 1/3 Acre Lots Office/Industrial gh l an d w Figure 5 Ox bo ar k gb ingsley Forshee Sh a ris or M AD on Hi ris or M Lo ch Wellington gb Kingsl ey w Hillside Forshee Sh a Coventry Victori a Bristol Bishop nne n Pine View iew Pin ev Vie w Public/Semi-Public Ar bo r Jana Hillside Ea to n Ol i ve r Yo View rk Office/Industrial Lexington Dongara Parker h Residential - U1/4 lric - 1/3 Acre Lots k Sh aw s Ke ns in gt on In ve rn es ee t Tr Ben S c i o To w n s h i p Newlyn L i m a To w n s h i p Baker Vie w lo r Ta y Yo r r ble No ke h gto n La De xt er -A nn on Ri Residential - 1/2 Acre Lots ve City Boundary rne r rin ur g ic Ulr City of D e x t e Dan r Hoey Mill Creek be We Ca r Wa ll ou Melb Shield in Cush er lm Pa h Wilson Residential - 1H Acre Lots Pr es to Cambridge n Br oa d k ee Cr ll Pin ev iew Island Hill Pine View Mi so n Hud ew Vi ic Ulr n Boenaro Hermania Residential - 2 1/2 - 3 Acre Lots n ro Hu er lm Pa Sh aw r er t h View a Ry Fo re s Ar bo son Edi od Gr an d Riv An n S c i o To w n s h i p n ro Hu a r rd Thi r l se he e Dov W e b s t e r To w n s h i p Joy Residential - 5 Acres Lots o nw tto Co ve C er xt De Agricultural ond Sec Ri n rth Fou ic Ulr n M ai n tral Cen h Fift No ble ro Alle y hill Hur o ine Alp ad Bro Hu Potts Pe a d San y wa dge We bs ter eri ne lo r Bri rs ier Sandhill a Ced rl Ma st Eastrid ge Pa r r kri dg e ive ge S c Wieo strid T o w n s h i p Ka th Glac d ie l yF ne Sto Hermania nR W e b s t e r To w n s h i p kney ke Pinc nd La ro Hu hill Isla Joy D e x t e r To w n s h i p ly Da er Dext d San Potts Pe a rl Figure 4. - Generalized FLU map for surrounding area 0 350 700 Feet 1,050 1,400 1,750 Source: Washtenaw County Base Data Public/Semi-Public Recreation/Conservation 6-26-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Commercial Node City Boundary 24 Figure 5 ADJACENT COMMUNITIES 2019 Adopted Master Plan �Chapter 3: Community Goals and Objectives The City of Dexter is a growing community that faces the difficult challenge of accommodating increasing growth and development, and private land uses and values, while retaining its small town character, protecting natural resources, including air, water and public land. A key component of the City of Dexter Master Plan is the articulation of a vision for the City’s future growth and the formulation of community goals which reflect the community desires regarding how to respond to future development. The goals of the community attempt to balance the various interests and ensure that each development decision is consistent with the overall vision for the City. They help convey preferred development strategies and outline development policies for the City. The goals were developed with input from residents, property and business owners, the Planning Commission, the City Council and other City officials. 2019 Adopted Master Plan 25 �Public Participation Public Input Events for 2019 Update For the 2019 update, the City hosted a variety of public input events, ranging from walking tours to a community-wide implementation workshop. These events are briefly described below and documentation is included in the appendix: Photographs from 2018 Walking Tours 26 • Joint Meetings with the City Council and Planning Commission: Three three joint meetings with the City Council and the Planning Commission were held to kick off the update process, decide goals and objectives and discuss implementation. • Activity Booth at Apple Daze: At Apple Daze in October 2017, the City had a booth where people could mark on a map or write a comment about what they wanted to preserve, improve or change in the City of Dexter. Many contributed that they wanted to preserve the small town feel of Dexter. Comments on improvements or changes focused on traffic, more variety in businesses and additions to parks and playgrounds. • Walking Tours: In the late summer to late fall of 2017, walking tours of the downtown area, the Baker Road Corridor and the Dexter-Ann Arbor Road Corridor were held. Participants included city staff, elected and appointed officials and members of the public. Along Baker Corridor, the consensus was the corridor lacked a clear vision, design regulations needed to be updated to be realistic, and pedestrian improvements were needed. In the downtown area, the group discussed redevelopment of buildings, uses of alleys and the mix of housing types. The Dexter-Ann Arbor Corridor tour was only attended by staff and consultants. Design guidelines and safety for cyclists and pedestrians were discussed. • Interactive On-Line Mapping: An interactive mapping program, called the MiCommunity Remarks™ tool, was used throughout the process for people to conveniently post their ideas, comments, and concerns. The tool let comments to be linked to a specific geographic location. Remarks included suggestions for additional parks and pedestrian crosswalks as well as requests to lessen the traffic in the downtown. • Community-Wide Future Land Use Workshop: In late October 2018, the Planning Commission hosted a community-wide workshop on the proposed Future Land Use Map and changes. 2019 Adopted Master Plan �City of Dexter Goals Goals are general statements that define the direction and character of future development. Policies set forth a framework for action and form the basis upon which more detailed development decisions may be made. Adoption of policies does not commit the City of Dexter to any particular recommendation, but rather constitutes a commitment to take actions consistent with policy guidelines. From evaluation of the survey results, background studies, existing land use information and various referenced City and County Planning Initiatives, the City of Dexter has formulated the following goals and objectives to serve as the basis for the future development of the City of Dexter. Overall Land Use Goal Guide development to foster the responsible use of land, conserve natural features, preserve small town character and to make sustainable use of existing public services, utilities, and infrastructure. Objectives 1. Prioritize positive development, redevelopment and adaptive re-use within the City’s borders. 2. Support controlled growth in all directions from City borders, honoring a spirit of cooperation with neighboring municipalities. 3. Advocate for the enhancement and preservation of natural features and a healthy ecosystem within and surrounding our City. 4. Preserve the small-town character of the City, especially in the Downtown and historic neighborhoods. 5. Allow residential density levels that correspond to available infrastructure (sewer, water and roads) and adjacent land use. 6. Incentivize or require high quality site and building designs that contribute to strong neighborhoods, vital shopping districts and desirable employment centers. 7. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development with shared parking, shared driveways and consolidated curb cuts. 2019 Adopted Master Plan 27 �8. Assure that new development and existing residential, commercial and industrial areas protect the City’s small town character, open space, natural resources and recreational values of the City from activities and land uses related or ancillary to mineral, sand and gravel, and oil and gas exploration and development. 9. Evaluate impact of new development, proposed border expansions and new and expanded land uses on community services and facilities, such as police, fire, and parks, and work to ensure there are adequate regulatory tools and resources available to support new development and uses while protecting existing and planned uses and environmental quality, in particular where uses involve a higher risk of release, discharge, or spill of hazardous substances, pollutants, or similar substances. Natural Resources Goal Protect and maintain the City’s natural resources, particularly the Huron River and Mill Creek areas. Objectives 1. Protect and enhance the Huron River and Mill Creek. 2. Protect and maintain the City’s natural landscape. 3. Expand publicly-owned network of natural resources whenever possible. 4. Maintain and strengthen safe management of disposal of all waste materials, both hazardous and non-hazardous, which are generated within or transported through the City. 5. Reduce noise and air pollution and site lighting levels so as to minimize their impact on the community. 6. Continue to concentrate efforts on wellhead protection and groundwater quality to protect this vital community resource. 7. Protect the water quantity and quality of the City’s rivers, streams, groundwater, springs, lakes, ponds, wetlands, and creeks, particularly the Huron River and Mill Creek, as a single interconnected hydrologic system. 28 2019 Adopted Master Plan �Recreation/Open Space Goal Provide recreational opportunities for all residents of the City including programs and activities offered by the City and other agencies. Objectives 1. Meet present and future community needs for parks, greenways, trails and recreation. 2. Encourage healthy lifestyles for City residents through a balanced program of active and passive recreation opportunities. 3. Strive to make every City park and recreation site accessible through barrier-free design and linkage to an all-season system of nonmotorized pathways, trails, sidewalks and bike paths connecting neighborhoods with parks, greenways, pathways, recreation venues, schools and commercial retail areas. 4. Plan for and invest in recreation and open space as a driver of economic development in the City. Develop, as the lead agency or a partner, new parks and/or recreation assets when opportunities arise. 5. Investigate and place appropriate art, cultural and heritage elements in planned locations throughout the City. Residential Goal Provide a desirable residential environment with diverse housing options for City residents. Objectives 1. Allow for a range of housing options for City. 2. Protect the City’s historic neighborhoods. 3. Strengthen and protect the viability of residential neighborhoods. 4. Explore viability of allowing lot splits fronting alleys to increase buildable lots in historic neighborhoods. 2019 Adopted Master Plan 29 �Downtown – Mixed Use Goal Preserve and strengthen the existing character of the downtown area as a historic, pedestrian-scaled community, with traditional site and architectural design creating an aesthetically memorable place with vibrant streetscapes and community spaces. Objectives 1. Concentrate development in the Downtown to foster the responsible use of land and natural features, and to make best use of existing public services, utilities and infrastructure. 2. Encourage, through regulations and incentives, mixed-uses with a village-scale and character. 3. Connect public gathering spaces in and adjacent to the Downtown with accessible sidewalks and trails, landmarks and gateways. 4. Protect public views and access to Mill Creek from the Downtown. Baker Road – Mixed Use Goal Encourage cohesive development and strategic investments for this mixed use area to become a walkable corridor that acts as a gateway between the downtown area and adjacent neighborhoods. Objectives 1. Encourage coordinated mix of commercial, office, service and residential uses. 2. Create a safe corridor for pedestrians, cyclists and motorists alike, linking neighborhoods to the downtown. 3. Require or build common design elements throughout the corridor to create a walkable, mixed-use, urban corridor. 4. Encourage preservation of natural features and development of parks and consider their interrelationship with existing parkland, natural areas and adjacent neighborhoods. 30 2019 Adopted Master Plan �Dexter-Ann Arbor Road – Mixed Use Goal Encourage cohesive and distinct development of a mix of commercial, office, service and residential uses within this area which serves as an entrance to the City as well as a transitional area between the historic Village area and the eastern portion of the City. Objectives 1. Organize commercial development into compact, unified commercial centers that complement the scale and character of existing development or that promote the desired character for areas where new development/redevelopment is planned. 2. Encourage mixed use development or multiple-family or attached housing as a buffer between adjacent residential areas and other uses within this planned area. Such uses will be scaled, designed and landscaped so as to complement and enhance the adjacent properties. 3. Encourage preservation of natural features and consider their interrelationship with existing natural areas and adjacent neighborhoods. 4. Maintain public gathering spaces at key points of interest and entrances to intersections within a pedestrian/non-motorized circulation system. 5. Connect pathways, sidewalks and trails in adjacent neighborhoods to the corridor. 6. Update the Dexter-Ann Arbor Road Corridor Overlay District to ensure accommodation of a compatible and complementary mix of uses and building design within this planned mixed use area. 2019 Adopted Master Plan 31 �Economic Development Goal Provide quality, job producing economic development for a diverse economy within the City. Objectives 1. Maintain commercial opportunities in mixed-use areas and commercial districts that meet the needs of City residents in terms of location and services offered. 2. Organize commercial development into compact, unified commercial centers or nodes that complement the scale and character of existing development. 3. Provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. 4. Promote and coordinate activities aimed at improving the business climate within the City, including cooperation with merchants and the Dexter Area Chamber of Commerce. 5. Facilitate the maintenance, updating and expansion of a high-speed fiber network within the City to allow technology-based businesses of all sizes to flourish. 6. Attract and retain businesses, such as technology-based businesses and unique lifestyle or artisan brands, which enhance the City’s unique small town feel. 7. Plan for and invest in recreation and open space as a driver of economic development in the City. 8. Foster development, redevelopment and expansion within the City creating new employment and business opportunities. 9. Plan for and promote tourism for the City of Dexter, while maintaining the small town character and quality of life for the community. 32 2019 Adopted Master Plan �Mobility Goal Facilitate safe, reliable movement by pedestrians, cyclists, motorists and transit riders through a system of complete streets interconnected with a non-motorized network. Objectives 1. Maintain a safe transportation network that balances the protection of pedestrians and cyclists with the efficient movement of vehicles throughout the City. 2. Expand walkability in the City of Dexter. 3. Reduce the number of ingress and egress points to public roads wherever possible through on street parking, common parking and drives, and shared parking options. 4. Provide a variety of mobility choices including public transit and nonmotorized options. 5. Prepare for shifts in mobility due to technology changes. Community Facilities and Services Goal Provide timely, efficient and quality police, fire, safety and governmental services and facilities to City residents, businesses and visitors. Objectives 1. Provide reliable, quality City government services and facilities. 2. Provide reliable, quality police and safety services and facilities. 3. Provide reliable, quality fire services and facilities. 4. Provide reliable, quality sewer and water service for City residents and businesses. 5. Provide reliable, quality storm and seasonal services to City residents. 6. Provide and maintain open space, parks and recreation facilities. 2019 Adopted Master Plan 33 �This page intentionally left blank. 34 2019 Adopted Master Plan �Chapter 4: Future Land Use The Future Land Use Plan is the framework for the future growth of the City of Dexter. This chapter gives a general description of the desired pattern of development for the community and follows with a description of the future land use categories as illustrated on the future land use map. In addition to the future land use categories, specific development strategies are formulated to achieve community goals for the downtown area, the Dexter-Ann Arbor Road and Baker Road corridors. The chapter also includes a zoning plan and a discussion of planning beyond the City’s borders. General Description In general, the City’s master plan continues a traditional neighborhood development pattern at a scale complementary to the rural, small town character of the City. Rehabilitation, redevelopment and properly scaled infill development, as well as thoughtful growth management policies are key to the sustainability of the City of Dexter and its small-town character. Future Land Use Categories Specific land use categories are identified and illustrated on the future land use map on the following page. The following sections identify the intent of each category, describes the desirable land uses and building types, the land use relationship with natural features, when applicable, and lists the corresponding 2019 Adopted Master Plan 33 �** * * l dhil San Jeffords h Fift Potts Pearl ad Bro Figure 5. -Future Land Use Map l tra Cen Alle y M ai n W e b s t e r To w n s h i p el Samu Joy r Dexte Pa rk k k k Village Residential - 1 shin Cu k ba r Ca rr Kingsley Sh ag Forshee Suburban Residential Multi Family Residential Village Commercial Light Industrial Area under Property Transfer Agreement --- Sh aw Potts w Vil Ta ylo r Ea to n Lig Are Tra k Wilson Dexter - Ann Arbor Corridor Baker Road Corridor Downtown Public Open Space ing to n ba r k FUTURE LAND USE Bristol Sh ag Preston Forshee Bishop Parker on ing Pine View t 34 Village Residential - 2 Research Development Victoria Cambridge Baker Melbourne Mill Creek e an n k Village Residential - 1 Mu an Ry r Jan ~ City Boundary Su r ove Baker Heights Gr an d ew Vi W ils Open Space on Ar bo r Vil View D Institutional or Office Building Ar in Village Residential bo k An n Public Lex ing ton Dongara Shield ber We --- t-■■-l No bl e Ke ns in gt on e Ben t Tre Fo re st Downtown Bristol M ea do w ne ss Inv er Jeffords Wilson xt er -A nn Light Industrial Area under Property Dan Hoey Transfer Agreement ro Br oa d S c i o To w n s h i p L i m a To w n s h i p Baker Vie w Ta ylo r Multi Family Residential De Village Commercial Downtown Vil ch Boe na Yo rk Wellington City of Dexter Washtenaw County, Michigan ¯ I 0 I 500 Feet 1,000 Source: Washtenaw County Data 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Institutional or Office Building in Village Residential FUTURE LAND USE Cit ck en bu i Ulr Sh aw W all Residential Suburban al M ai n land Kurt r- ■ •-·i Yo rk Dow sh Baker RoadUlrCorridor ich er lm Pa an Ry h ric Ul er lm Pa W ils on iew r Dexter - Ann Arbor Corridor Qu a La ke Hu ro - 2 Village Residential nV ve Research Development g tr Cen field Ri Pine View City Boundary * son Hud n Pin evie k ad Bro ro Vie w k Ol ive r ** * Ar bo r Hu wood Cotton Ca rr Fo re st on Edis Kingsley Pine View Downtown ond Sec Gr an d Hermania k Bristol Bristol Jeffords Br oa d w e e Pin k evie Cr er Dov n An n SanAlle d y Joy er R iv e M ai h Fift ew Vi Ar bo r S c i o To w n s h i p d Thir in Alp Alle y rth Fou ll Gr an d ad Bro * Mi tral Cen k n ro Hu kkk Ulr ich View ver Do W e b s t e r To w n s h i p Baker k a lse he rC xte De Huro n k in e Alp South Downs McCormick Eastrid ge ake Vi ew nd L h Fift D e x t e r To w n s h i p Ma st Br oa d sica Jes Island Hill Isla An n Pearl l dhil San We bs ter ne Fo re st r de ul Bo r r ay gew Brid e Glaci ve er Riv y Ri ar s Ced Ka the ri Sandhill n ron Hu kne Pinc e rid g West Hermania rid ge S c i o To w n s h i p 2019 Adopted Master Plan Ins in �Building Types In most of the future land use categories, building types are listed. Building types refers to the form of the building, usually driven by the structure’s initial use, but may be used differently now. For instance, a house is a building type that originally was used as a single-family dwelling, but now, depending on its location, may be used as a residence, office or retail store. The Master Plan lays the ground work for a form-based code in a zoning ordinance update. Examples of each building type are shown below: Mansion Commercial Mixed-Use Small Commercial Mixed-Use Medium 2019 Adopted Master Plan 35 �2-Story Office Multiple Family Single-Story Single-Use Civic & Institutional Building 36 2019 Adopted Master Plan �Townhouses House Two-Family Building 2019 Adopted Master Plan 37 �zoning districts. Downtown Intent. The Downtown is the historical commercial center of the City with the highest intensity of uses. The area is intended to foster continued improvements and redevelopment, while preserving the small-town character of the downtown. It is intended to be a physically compact, mixed use district that provides a diversity of products, services and experiences for residents and visitors. Uses customarily found in the Downtown include municipal services, restaurants, banks (no drive thru), personal services, comparison retail, offices, public spaces, and multiple family residences. The continued maintenance of historic buildings and new buildings echoing the historic character of the downtown are essential within this area. The designation plans for the following: 38 • Expand the Central Business District, selectively, into surrounding Village Commercial areas to open up additional redevelopment opportunities and improve the critical mass, density and walkability of the Downtown. • Identify and redevelop brownfield sites in cooperation with the Washtenaw County Brownfield Redevelopment Authority. • Utilize form-based code concepts for height, bulk and dimensional requirements in zoning to preserve the historic character of the Downtown. • Require high quality site and building designs. • Link public gathering spaces in the downtown by filling in gaps in the pedestrian/non-motorized system. • Continue in the Urban County Program and Redevelopment Ready Communities Program to utilize State funding for Downtown redevelopment. • Access grant opportunities, including crowdfunding match challenges, to implement placemaking efforts in the downtown, such as public art, streetscapes, park improvements, programs and events. 2019 Adopted Master Plan �* ** * Jeffords Figure 6. -Downtown Future Land Use Map l tra Cen Alle y M ai n e b s t e r To w n s h i p in e Alp Joy Br oa d S c i o To w n s h i p * An n Fo re st ** * e ad Bro Baker in Alp Jeffords Pine View w Pin evi e * Downtown Alle ** * y ad Bro City Boundary Jeffords Ulr ich Vie w ip Baker Road Corridor Suburban Residential Downtown Public es t k Wilson An n Baker Light Industrial under Property Transfer Agreement Fo re st Area An n ver Do Ar b Open Spaceor Village Commercial Br oa d so n - Ann Arbor Corridor VillageM Residential - 2 Fo Multi Family Residential r h ric Ul er lm Pa ship Research Development l tra Cen Dexter ai n Br oa d wnship * * Village Residential - 1 Alle y Ar bo r l tra Cen h Fift M ai n sh i p ver Do h Fift Gr an d r * h Fift Potts earl ad Bro ver Do Ar bo r Institutional or Office Building Pine View Pine View w Pin evi e Gr an d Downtown Downtown k ba r Sh ag FUTURE LAND USE City of Dexter Research Development 1111 Research Development Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Washtenaw County, Michigan Village Residential - 1 Dexter - Ann Arbor Corridor 1111 Village Residential - 2 1111 Baker Road Corridor Village Residential - 2 Baker Road Corridor Suburban Residential 1111 Downtown Suburban Residential Family Residential 1111 Multi 1111 Public Downtown Feet 0 500 1,000 Village Commercial Open Space 1111 Multi Family Residential 1111 Public :,-■■ -•i Forshee Pin evi e w Baker in Village Residential Gr an d ,_ .. _I City Boundary City Boundary ~ Light Industrial Village Area under Commercial Property Transfer Agreement ¯ k Light Industrial Institutional or Office Building Property inArea Villageunder Residential ~, Source: Washtenaw County Data Open Space 10-13-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan Transfer Agreement Institutional or Office Building 2019 AdoptedkMaster Plan in Village Residential 39 �Description: This designation is centered on the Main Street corridor between Jeffords and Dover with the Mill Creek as the western gateway into the City and includes the block on Central facing Monument Park, the block of Baker between Main Street and Forest, and blocks on Jeffords between Main Street and Forest Lawn Cemetery. Appropriate Uses: • Retail stores, personal service establishments, restaurants, municipal facilities, and offices • Off-street parking in appropriate locations • Multiple-family uses by right on the upper floors and by special land use on the ground floor • Parks, open space and public art • Live/work units • For all residential uses, the maximum density should be determined by height and bulk requirements • Municipal offices and services • Museums • Libraries • Theaters Highway-oriented and convenience commercial uses which require high accessibility and visibility are incompatible with the character of the Downtown and should be not be allowed. Off-street parking areas should not front Main Street. Appropriate areas for bike parking should be designated. Building Types: • Mansions (houses fronting Monument Park, no more than three and a half stories) • Commercial mixed-use small (no more than three stories) • Commercial mixed-use medium (no more than five stories) • Civic and institutional buildings Building type placement should take into consideration the size, scale and character of each block in the Downtown. Height, bulk and building placement 40 2019 Adopted Master Plan �should preserve public views and access to Mill Creek, Monument Park and other public places in the Downtown. Compatible Zoning Districts: The Central Business District zoning category is compatible with the Downtown – Mixed Use future land use category. The Heritage Overlay District is also appropriate. An updated zoning ordinance should incorporate and strengthen the design regulations the Central Business District and the Heritage Overlay District into a single zoning district for the Downtown. Dexter – Ann Arbor Road Corridor – Mixed Use Intent: This designation is intended to provide a mix of commercial, office, hightech research and design, service and residential uses as an entrance to the City as well as a transitional area between the originally platted Village area and the eastern portion of the City. The designation also plans for the following: 1. Compact commercial center/node at Dan Hoey intersection with a less intensive mixture of commercial, office and multiple-family residential uses throughout the rest of the corridor. 2. Traditional neighborhood design standards for density, scale, setbacks, parks, landscaping, access management, and linkages. 3. Physical connections along to the corridor for pedestrians, cyclists and motorists between the Downtown, neighborhoods, schools and the gateway to the City. 4. Updated architectural standards that require quality but realistic building design in keeping with the established fabric of the corridor. 5. Flexibility in parking requirements, shared parking and shared parking access standards with the specific goal of minimizing access points (curb cuts) along Dexter-Ann Arbor Road, while minimizing impervious area. Description: The Dexter-Ann Arbor Road Corridor is located along the DexterAnn Arbor Road from Kensington Street southeast to the City boundaries. Appropriate Uses: • Multiple-family, no more than five stories • Live/work units • Office • Commercial uses clustered at the Dan Hoey intersection 2019 Adopted Master Plan 41 �• Automobile oriented uses such as gasoline stations, drive-throughs and vehicle dealerships • Municipal offices and services Building Types: • Single-story single-use buildings • Two-story office buildings • Townhouses • Multiple-family buildings • Commercial mixed-use small (no more than three stories) • Civic and institutional buildings Compatible Zoning Districts: The Dexter-Ann Arbor Road Corridor Overlay zoning district is compatible with the Dexter-Ann Arbor Road Mixed Use future land use designation. General Commercial zoning is appropriate at the commercial node at the intersection with Dan Hoey Road. An updated zoning ordinance should incorporate density and updated design standards in the Dexter-Ann Arbor Corridor Overlay District. Baker Road Corridor - Mixed Use Intent: This mixed-use designation is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. The designation also plans for the following: 1. Mix of complementary land uses, including residential, office, high-tech research and design, and commercial uses, that is scaled, designed and landscaped to complement the corridor and enhance the adjacent properties. 2. Commercial development in nodes that complement the scale and character of the corridor. 3. Flexibility in parking requirements, allowance of shared on-street and off-street parking and the reduction of curb cuts. 4. Conversion of single-family homes into multiple-family, all types of live/work units and non-residential land uses. 42 2019 Adopted Master Plan �5. A variety of housing types and higher densities for residential infill projects. 6. Architectural standards and controls that deliver high-quality yet realistic designs for new buildings as well as renovations. 7. Better pedestrian and bicycle circulation/parking and access from adjacent neighborhoods to the Baker Road Corridor, including the addition of and upgrades to pedestrian crossings in the corridor. 8. Redevelopment and infill development. 9. Design and installation of a streetscape throughout corridor, with landscaping, signage, and lighting, which includes elements of the streetscape in the downtown. 10. Public gathering spaces at key points of interest and entrances to intersections. 11. The roundabout at Dan Hoey, Shield and Baker Road as a gateway into the City. 12. A greenway connection between open space adjacent to the corridor and Mill Creek through collaboration with Dexter Community Schools for interconnection with their Outdoor Lab property. Description: The Baker Road corridor is from the alley north of Grand Street to the border with the Dexter Community Schools property on Baker Road. All parcels abutting Baker Road are included within the designation, exclusive of the school property located at the southern end of the corridor. Appropriate Uses: • Existing single-family housing • Mixed use including assisted living • Multiple-family residential uses (no more than three stories) • Second story residential uses • Live/work units • Office uses and commercial uses that provide essential goods and services • Activity and entertainment uses Building Types: • Houses • Two-family buildings 2019 Adopted Master Plan 43 �• Townhouses • Single-story single-use buildings • Two-story office buildings • Multiple-family buildings (no more than three stories) • Commercial Mixed-Use Small (no more than three stories) Compatible Zoning Districts: The Baker Road Corridor – Mixed Use designation is compatible with the Baker Road Corridor Overlay District. An updated zoning ordinance should incorporate density and strengthen design regulations. Village Commercial Intent: The Village Commercial designation encompasses neighborhoods adjacent to the downtown, which are transitioning from single family to a mix of uses, primarily commercial, but which are complimentary to the transitioning neighborhoods. These areas have a compact development pattern, which sometimes contributes to insufficient land necessary to accommodate off-street parking. Uses typical of this designation include convenience retail, personal services, office, live-work, multiple family residences, and public spaces. The designation also plans for the following: • Adaptive re-use of existing buildings • Transition between mixed use districts • Live/Work Units Description: This designation is located on the edge of the Downtown along Grand Street, at the entrance to the City at Mast Road and the railroad, the block on Huron Street just west of Broad Street, and the parcel on Dan Hoey near the entrance to the industrial park. The Village Commercial area planned on Grand Street is a transition between the Downtown and the Baker Road Corridor and could be primarily multiple-family or mixed-use buildings. The area at Mast Road is intended to preserve the unique businesses at that location, namely the Cider Mill and Dexter Mill, while allowing for neighborhood commercial shops or services. The area on Huron Street is to preserve long standing businesses while allowing office space for new enterprises. The area on Dan Hoey is to accomodate a pending mixed use development including housing, offices and a food pantry. Appropriate Uses: 44 • Commercial • Office • Live/work units 2019 Adopted Master Plan �• • • • • Theaters Libraries Museums Municipal offices and services Public open spaces Multiple-family uses, 3-5 stories for new buildings and current building height for adaptive re-use • • Commercial mixed-use small Two-story office buildings Single-story single-use buildings I • • Institutional or civic buildings Street Structure of Village Residential-1 Neighborhoods 45 i ~~~~ $~ Building Types: • ·~~~ .. Compatible Zoning Districts: The Village Commercial future land use designation is compatible with the Village Commercial zoning district. An updated zoning ordinance should incorporate density regulations and strengthen design regulations. Village Residential - 1 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings. The designation also plans for the following: 1. Update zoning regulations in Village Residential-1 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 2. Amend zoning ordinance to allow duplexes and accessory dwelling units in Village Residential neighborhoods, as well as adaptive re-use of public 2019 Adopted Master Plan -;;JA~Yss �and semi-public buildings. Live/work units could also be considered with zoning changes to the uses allowed in Village Residential-1. 3. Expand the Village Residential Zoning District to or to cover all neighborhoods planned as Village Residential-1, but currently zoned R1-B. 4. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys, while maintaining the low-traffic nature of alleys. 5. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration or underutilization, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 6. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 7. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 8. Continue to allow office and retail uses if granted special use approval in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Description: The Village Residential 1 is the located between the railroad to the north, Second and Third Streets to the east, Hudson to the south and the edge of the Downtown and Baker Road Corridor to the west. Parcels marked with an asterisk note buildings used for institutional or office uses that contribute to the character of the neighborhood and should be allowed to remain or be adaptively re-used. Appropriate Uses: 46 • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Live/work units • Adaptive re-use of civic and institutional buildings such as churches and school buildings in the Village Residential neighborhoods. Uses could include offices, institutions or multiple-family or senior housing. The density should be limited by the existing height and bulk of the building and the capacity of the infrastructure - streets, sewer, water, etc. 2019 Adopted Master Plan �• Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments • Office and retail uses when appropriate in the area between the railroad to the north, Central to the south, Fifth Street to the west and Third Street to the east. Building Types: • Houses • Two-family buildings • Mansions • Civic or institutional buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential future land use category. A single-family village residential zoning district with flexibility for adaptive re-use of buildings as well as retail and office uses under appropriate circumstances is anticipated in a zoning ordinance update. Street Structure of Village Residential-2 Neighborhoods Village Residential-2 Intent: The intent of this category is to maintain the wellestablished character, scale and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining solely single-family neighborhoods. The designation also plans for the following: Update the zoning regulations in Village Residential-2 neighborhoods to preserve and enhance the older, small town residential character of the City. The Zoning Plan in the Implementation Chapter provides more details. 1. Create a Village Residential Single-Family Zoning District to cover all neighborhoods planned as Village Residential-2 but currently zoned R1-B. 2. Examine whether accessory dwelling units and duplexes are appropriate in Village-Residential-2 neighborhoods. 2019 Adopted Master Plan 47 �3. Explore zoning and land division ordinance changes to allow single-family uses with sole access to alleys while maintaining the low-traffic nature of alleys. 4. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 5. Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation 6. Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods Description: The Village Residential 2 is located in two areas. One is between Hudson and Kensington and Grand and Second Streets. The other is on either side of Huron Street and the block on Mast between the Huron River and the railroad. Appropriate Uses: • Single-family dwellings • Accessory dwelling units • Two-family dwellings • Parks • Civic or institutional uses • Density of up to eight dwelling units per acre for greenfield developments Building Types: • Houses • Mansions • Two-family buildings Compatible Zoning Districts: The Village Residential (VR) zoning district is the only zoning classification currently compatible with the Village Residential-2 future land use category. A single-family village residential zoning district is anticipated in an update of the City Zoning Ordinance. 48 2019 Adopted Master Plan �Multiple-Family Residential Intent: The intent of this category is to provide for a mix of multiple family uses at appropriate locations in the City. The designation also plans for the following: 1. Encourage continued maintenance of, and reinvestment in, residential structures to protect existing housing from deterioration, and recognize that in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. 2. Provide access to usable contiguous and convenient open space from multiple-family housing. 3. Create or maintain pedestrian connections from multiple-family areas to schools, parks, downtown, other community facilities, and neighborhoods. 4. Update zoning to require high standards for multiple-family housing design and construction. Description: The Multiple Family Residential designation encompasses five areas within the City: northeast of the Downtown between Edison and Meadow View along the railroad; both sides of Huron View; both sides of Eaton; both sides of Grand between Broad and Baker; east side of Lexington bounded by Dan Hoey to the north; and south of Dan Hoey west of the Baker Road intersection. In addition to these larger areas of Multiple-Family Residential, there are smaller, single parcel areas designated multiple-family mixed within the Village Residential neighborhood west of the Downtown. Appropriate Uses: • Townhouses, garden apartments, multiple-family, density determined by height and bulk regulations • Parks Building Types: • Two-family buildings • Townhomes • Multiple-family buildings with up to 3 stories Compatible Zoning Districts: Zoning districts that are compatible with the MultipleFamily Residential land use classification include R-3, Multiple-Family Residential and MH, Mobile Home Park Residential. 2019 Adopted Master Plan 49 �Suburban Residential Intent: The intent to maintain and create suburban-style residential neighborhoods outside of the Downtown, in a transitional manner still compatible with the existing traditional neighborhood development pattern. The existing street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. The designation also plans for the following: 1. Provide access to usable contiguous and convenient open space from residential neighborhoods Street Structure of Suburban Residential Neighborhoods 2. Create or maintain pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods 3. Limit non-residential intrusions and separate intrusive commercial and industrial areas from residential areas with open space and other buffers. 4. Update zoning to require high standards for housing design and construction. Description: The Suburban Residential designation is contained within four peripheral locations in the City, most of which have been developed as single-family housing primarily since 2000. The street pattern is suburban in nature with curving roads, long blocks and cul-de-sacs. Appropriate Uses: • Single-family dwellings • Parks and recreation • Density of up to 6 dwelling units per acre for greenfield developments Building Types: • Houses • Civic or community buildings Compatible Zoning Districts: Zoning districts compatible with the Suburban Residential future land use classification include R-1A and R-1B One-Family Residential. In the anticipated update to the Zoning Ordinance, a single zoning district is envisioned for properties shown as Suburban Residential. 50 2019 Adopted Master Plan �Research/Development Intent: The Research/Development land use classification provides for a diverse range of high-tech industry, research facilities, laboratories, light fabrication operations, wholesale and parts assembly. The designation also plans for the following: 1. Adequate setbacks for research/development operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization of negative impacts of research/development areas on adjacent areas and the environment. 3. Safe traffic flow for Research/Development uses. 4. Expansion of Dexter Business and Research Park, particularly for an additional access point. 5. Space for medium scale office and research and development uses. 6. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. Description: The Future Land Use Map designates three (3) areas for Research/ Development use: 1. The Dexter Business and Research Park is located south of Dan Hoey Road and is a subdivided industrial park targeted toward research and development activities. All uses for this category are appropriate for this area. 2. This area is located between Second Street and the Railroad. In this area, the Research/Development designation is intended to allow the continued operation of its current uses and facilitate adaptive re-use of existing buildings for high tech businesses. These new businesses should be less intensive than research uses and compatible with the adjacent neighborhood. 3. This area is east of Mast Road, along Joy Road and Huron River Drive. Since it is buffered from residential uses, all uses listed below are appropriate. 2019 Adopted Master Plan 51 �Appropriate Uses: High-tech industry, light fabrication, wholesale and parts assembly operations that provide: • Well-designed circulation systems • Supportive facilities such as utilities • Abundant landscaping, screening of services and loading areas • Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Compatible Zoning Districts: The RD, Research and Development, zoning district is compatible to the Research/Development future land use designation. Light Industrial Intent: This designation is intended to allow the continued operation of the current industrial uses or for areas planned for light industrial use outside of the City’s borders. The designation also plans for the following: 1. Adequate setbacks for industrial operations, landscape buffers and greenbelts to minimize visual and environmental conflicts with adjoining land uses. 2. Minimization negative impacts of industrial areas on non-industrial areas and on the environment. 3. Safe traffic flow for industrial uses, separate from residential areas. 4. The location of industrial development away from conflicting land uses (i.e. residential areas). 5. Regulations that recognize the connection of groundwater and surface water, and include limitations that protect, and prevent pollution, impairment or diminishment of, the quantity and quality of available water resources, including aquifers, springs, rivers, creeks, ponds, and wetlands, for existing and future water needs for residential recreation, commercial, industrial, and for protection and preservation of water bodies and their natural resources and uses. 52 2019 Adopted Master Plan �Description: The Light Industrial area is located along Huron River Drive in the northern portions of the City, for the parcels where the City’s sewer plant and existing industrial buildings are located, as well as on the property along Mast Road north of the City’s boundaries, planned for industrial uses per agreements with Webster Township. Appropriate Uses: • Light manufacturing, assembly, packaging, and testing facilities more intense than the fabrication uses in Research and Development that provide: — Abundant landscaping — Screening of services and loading areas — Landscape buffering to protect adjacent residential uses • Oil and gas exploration and development, and similar extractive activities, to the extent the activities and uses are: sufficiently setback from incompatible uses, such as residential, office, commercial, recreation/conservation, and environmentally sensitive areas and natural resources; and the ancillary activities and uses generating potential nuisance effects such as traffic, lights, vibration, and noise will not be incompatible with surrounding existing or planned uses Land intensive industrial uses should not be permitted within the City limits due to the associated off-site impacts that have the potential to significantly detract from the quality of life in the City’s residential neighborhoods. Compatible Zoning Districts: The I-1, Light Industrial zoning district is compatible to the Light Industrial future land use classification. Open Space Intent: Open Space areas are designated on the Future Land Use Map are either areas surrounding the Huron River and Mill Creek or land permanently designated for open space. The natural areas of the City and adjacent townships contain environmentally sensitive resources such as wetlands, woodlands, and sloped areas which are planned for preservation. Development should be recreational in nature, if not restricted. The designation also plans for the following: 1. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 2. Protect and preserve existing trees and wooded areas within the City. 2019 Adopted Master Plan 53 �3. Collaborate with other organizations to improve water quality in Mill Creek and the Huron River. Description: Open space areas are designated in Mill Creek Park, along the Huron River throughout the City and in the land preserve off of Baker Road. Relationship to Physical and Natural Features: Land in this use category generally includes environmentally sensitive areas where natural features need to be protected to preserve a balanced ecosystem. Appropriate Uses: • Public or private conservation areas • Active and passive recreational uses Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Open Space/Recreation future land use classification. Public Intent: The Future Land Use Map designates areas known to be in public use for the foreseeable future, such as schools, parks and municipal buildings. The designation also plans for the following: 1. Coordination between the City of Dexter and Dexter Community Schools to link school properties into the City-wide path system. 2. Maintenance, planning and development of the City’s system of parks, greenways, open space and recreation facilities. 3. Locate municipal buildings, such as City Hall or the Fire Station, in places where they contribute to the sense of place. Description: The public future land use category is located on the Dexter Community School campuses, the public parks and buildings in the Village areas, and cemeteries. Appropriate Uses: 54 • Municipal buildings and facilities • Parks • Churches • Cemeteries • Public schools 2019 Adopted Master Plan �Compatible Zoning Districts: The PP, Public Park, zoning district is compatible with the Public future land use classification. School properties are compatible with R-1A Zoning. Zoning Plan Certain areas of the City have been designated for a land use classification in the Master Plan which conflicts with either existing zoning or existing land uses. These designations were developed in order to guide the desired development of these areas, which could be rezoned by the City or at the request of the land owner. The City expects to update their Zoning Ordinance in the next five years, possibly to include form-based districts. The table below shows how future land use categories relate to current and anticipated zoning districts. Planning for Properties Outside the Current City Limits From time to time, and under mutual consent between the City of Dexter and adjacent townships, the municipal boundaries of the City may expand. Municipal expansion of the City boundaries will typically occur in relation to a corresponding Table 2: Master Land Use + Zoning District Classification Comparison Master Plan Land Use Current Zoning District Classifications Designations Downtown Central Business District (CBD) Dexter Ann Arbor Dexter-Ann Arbor Road Corridor Overlay Baker Street Baker Road Corridor Overlay Anticipated Zoning District Classification Central Business District (CBD) Dexter-Ann Road Corridor Village Commercial Village Residential 1 Village Commercial (VC) Village Residential Village Residential 2 Multiple Family Suburban Residential Research Development Industrial Open Space Public Village Commercial (VC) R-1B, One Family Residential, Village Residential R-1B, Two Family Residential Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Baker Road Corridor R-1A & R-1B, One Family Residential Research and Development (RD) Village Residential Two Family Multiple Family Residential (R-3) and Mobile Home Park Residential (MH) Suburban Residential Research and Development (RD) Limited Industrial (I-1) Public Park (PP) Public Park (PP) Limited Industrial (I-1) Public Park (PP) Public Park (PP) 2019 Adopted Master Plan 55 �extension of sewer and water facilities into underserved areas of adjacent Townships. The City’s water and sewer systems were designed to serve City property within the present boundaries of the City. The City has made a significant investment in building the capacity, quality, and reliability of the water and sewer systems to serve existing areas of the City, but limited capacity is currently available. Due to the significant investment in these facilities, the City will carefully consider the following general guidelines in accepting potential municipal service expansions: 1. The City of Dexter is willing to work with surrounding communities in developing appropriate agreements that may include the extension of municipal sewer and water services. These agreements must be beneficial to the economic development of the City of Dexter and bring new tax base. Ideally, agreements would benefit the economic development of the surrounding community. 2. To promote an orderly growth from the City of Dexter into adjacent municipalities, any area proposed for inclusion in the City must be adjacent to and contiguous to the current city boundaries. The “leapfrogging” of Township areas to provide municipal services, creating an island within a Township, will not be considered by the City. Municipal services will only expand from one fully-developed area to the next adjacent area. 3. The City shall examine the environmental impacts of any municipal service expansion. The environmental impact assessment should include natural features such as woodlands, wetlands, floodplains, and water quality and wildlife in the Huron River and Mill Creek. The City of Dexter may decline extension of municipal services based on adverse environmental impacts. 4. The City shall consider effects on the transportation system, such as impacts on roadway capacity and condition in the City and the adjacent municipalities. Where roadway upgrades are needed to maintain a safe and efficient transportation system, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of needed improvements. 5. The City shall undertake and/or require studies to determine the estimated water and sewer demand of proposed areas to be included within the City’s border and the City’s ability to service such demand. Where expansion of facilities is proposed, the City may refuse to extend utilities or require developers to provide a negotiated monetary amount to offset the cost of the extension of water and sewer service as well as the cost of expanding and providing water treatment and distribution capacity and wastewater treatment capacity. 56 2019 Adopted Master Plan �6. The extension of City utilities shall be with appropriate municipal agreements between the City and any adjacent municipality(ies). Several tools are available to allow such annexation agreements between communities including PA 425 – Transfer of Property, PA 8 – Transfer of Functions and Responsibilities Act, and PA 7 – Urban Cooperation Act. In addition to these tools, other types of agreements may be pursued if mutually beneficial between parties. 7. Any area to which City utilities are extended must be ultimately brought under the jurisdiction of the City of Dexter. This includes, but is not limited to, control of planning and zoning within the area. A Joint Planning Commission, permitted under P.A. 226 of 2003, may be established as part of the agreement. 8. To extend utilities, the area must be planned as part of a master plan amendment, under the Michigan Planning Enabling Act, PA 33 of 2008. The future land use category should have an urban street structure, such as Village Commercial and Village Residential, and the density range from existing levels to planned densities for Dexter-Ann Arbor Road and Village Commercial. 9. Zoning of areas would then follow the Master Plan amendment. Zoning will be established based in part upon an agreement between the City and the adjacent municipality. 2019 Adopted Master Plan 57 �This page intentionally left blank. 58 2019 Adopted Master Plan �Chapter 5: Mobility Plan The City of Dexter lies near the I-94 and M-14 Corridors approximately seven (7) miles west of the City of Ann Arbor (connecting to I-94 at Zeeb Road), two (2) miles northeast of I-94 (connecting at Baker Road) and five (5) miles northeast of M-14 (connecting at Dexter-Ann Arbor Road). Two (2) minor arterials lead into and out of the City, Dexter-Ann Arbor Road from the east and Baker Road from the south. Main Street leads to Dexter-Pinkney Road, a minor arterial connecting to the northwest. Within and surrounding the City, the most important roads include: Dexter-Ann Arbor Road (Main Street), Baker Road, Central Street, Huron River Drive, Island Lake Road, Dexter-Chelsea Road, Dexter-Pinckney Road, Mast Road and Joy Road. These roads provide access to the adjacent communities and the surrounding region. The remainder of the road system is composed of local roads. Adequate roads are essential to the conduct of commerce and daily activities. The local grid street network provides convenient movement, linking the residential neighborhoods with the downtown business district. Alleys also provide secondary access to properties throughout Dexter. Public transit and non-motorized systems (sidewalks, trails and bicycle lanes) facilitate movement for people of all abilities, using a variety of modes of transportation. 2019 Adopted Master Plan 59 �National Functional Classifications The road system and land use patterns have a strong inter-relationship. The type and pattern of land use strongly influences traffic volumes along a given road. Likewise, adequacy of roads may determine the type of adjacent land development that occurs. The Transportation Plan assists in establishing priorities for future transportation improvements, including non-motorized and transit, based on the function of roadway services. Roads (shown in Figure 7 on the opposite page) are classified as follows: • Interstate – Provides major “through traffic” between municipalities and states. • Principal Arterial Roads – Primary function is to carry relatively long distance, through travel movements and/or to service important traffic generators, i.e. airports or regional shopping centers. • Minor Arterial Roads – Similar to Principal Arterial Roads, with trips carried being shorter distances to lesser traffic generators. • Collector Roads – Funnel traffic from residential or rural areas to arterials. Collector Roads also provide some access to property. • Local Roads – Primary function is to provide access to property, i.e., residential neighborhoods or rural areas. The above classifications correspond to the National Functional Classification Map for Washtenaw County used by the Michigan Department of Transportation Bureau of Transportation Planning. The road classification determines whether the road is eligible for federal aid. “Federal aid” roads include all principal arterials, all minor arterials, all urban collectors, and all rural major collectors. The following describes all primary roads within and surrounding the City of Dexter along with their designations: 60 • Dexter-Ann Arbor Road (Main Street) – Minor Arterial • Baker Road – Minor Arterial • Central Street – Collector • Huron River Drive – Collector • Joy Road – Collector • Mast Road - Collector 2019 Adopted Master Plan �t Isl an Dr WJ on Dr No bl e Vi ew w St in gt on Ke ns Baker Rd M ea do Ea to n Yo rk r on Ct St Planned 120' ROW Urban Local Ct n Major Collector ils o W S Ry an Ct Ca rri Minor Arterial Bristo Bishop Cir E Major Collector Coventry Cir Wellington Dr Private Road .......,. ,,........ ! Not Improved Lexington Dr Dr Coventry Cir ng to n Ct ns D r l Dr Do w r Ca rri Cambridge Dr City Boundary Washte ¯ Kingsl e y Ci Ct n ils o W S ng to n Dr ns D r ley Ci Do w Ct Urban Local Kings South Planned 120' ROW r Lexin gton Lexin gton EXISTING A RIG Not Improved --~1 ■ 11 ■ 11 ■ 11 ■ 11 ■ 1 I 1 Ca EXISTING AND PLANNED RIGHT-OF-WAYS City of Dexter Washtenaw County, Michigan ¯ 0 500 1,000 1,500 Feet 2,000 Source: Washtenaw County Base Data June 27, 2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan City Boundary ! 2019 Adopted Master Plan 0 Wellington Dr Wilson Dr Existing 99' ROW Victo ria D ! °;.11■ 11 ■ 11 ■11■ 11■11 ■ 11 ■11 ■ 11 ■1~ Existing 66' ROW l Dr Bishop Cir W Cambridge Dr Bishop Cir Lexington Dr Rd St VHI~- South Victo ria D Bishop Cir E ich d ! ! ! ! Ulr Dr t St Ul ric h on Ct ! Mill Creek Dr .... '.e.,, Private Road Bristo r Dr D W ils St Bishop Cir Ulrich S t Vi ew Dr Dr M ea do w No bl e Vi ew nb us h S er Ar Yo rk r lm Pa Ea to n bo rR ck e Wilson Dr ! Q ua St ve Dongara Dr Minor Arterial St d Cit Existing 99' ROW Ulrich St D W ils St Existing 66' ROW No ich Ar bo rR nb us h ! Ulr nn ck e r t S c i o To w n s h i p St ve S er Ri Bishop Cir W t nn n ve rne A C -A ro ou Melb ew Vi De xt er Ri lm Pa n L i m a To w n s h i p t L od n St Q ua wo La ke o ur in gt on C -A Dan Hoey Rd Shield Rd H Ke ns ew Vi r ol De xt er n tto Co St Hu St e ss ern Inv Ct hing Cus Mill Creek Dr La ke n rD ve Ri ho Sc Pr n Ct hing Cus o ur n S c i o To w n s h i p s es Ma ro Ct s nes er Inv t nS H ro ond St t St Hu St Ul ric h Br St Hu Sec St th our son Mi Dr St oa d k ee Cr ill r St c Ac Pla Ur n M rD ve Ri Jeffords n St We b s t e r To w n s h i p W rd Thi Edi S c i o To w n s h i p L od bo r dso Hu Rd Ex wo y Ex We b s t e r To w n s h i p Rd n tto Co Jo St Ar St ond Sec W St Fo re st on Edis St G ra nd St ver Do rth Fou on d An n l St t St St Hur oy R y ro ntra Ce dS Thir M ai n St Fifth WJ Jo Hu ad Bro Alle y St W A d W Hur St e lpin oy R Vi ew e Dr idg str Ea Ry an t Dr Dr C er Dr ste r uld Bo Bridg e wa y McCormick Pl W eb ! dL Ka ake th Dr er ine W ay t s eC Pa rk idg Dr Pa rkr ri d ge D e x t e r To w n s h i p Figure 7. - Existing and Planned Right-of-Ways 61 �The major transportation routes have experienced an increase in the amount of traffic passing over them each day due to large increases in City and regional population since 2000. The following roads carry over 6,000 vehicles on average daily according to traffic counts from the Southeastern Michigan Council of Governments (SEMCOG): • Baker Road: Carries traffic to and from I-94; 12,050 vehicles from Shield to Dan Hoey Road in 2013 • Dexter-Ann Arbor Road: Carries traffic from townships to the west and from M-14 and the I-94 Zeeb Road exit and the City of Ann Arbor to east; 16,000 vehicles through the downtown daily • Mast Road: Brings traffic from Webster Township to the north; 6,784 vehicles in 2000 at the railroad crossing, Traffic from all of the above roads contribute to the congestion that the City of Dexter experiences on a daily basis. In addition, Broad Street is a designated truck route through the City. The City has ninety-nine (99)-foot wide right-of-ways in the original Village area. The City plans to retain the full rights-of-way. The City also plans to acquire additional road right-of-way along Baker, Dan Hoey, and Dexter-Ann Arbor Roads for 120-foot right-of-ways to accommodate bike lanes and sidewalks. Traffic from the west side of the City (Main Street) currently passes under the historic railroad viaduct to the west of Downtown. The viaduct, at only 16 feet wide, is a choke point, as drivers stop to allow opposing traffic to proceed to avoid the perceived sideswipe risk. The viaduct is part of the most direct east-west route over the Huron River, but the lane width and 11’10” height limits freight mobility. This requires trucks to use indirect routes to access farms and communities north of Dexter. A separate study is needed to determine a design and transportation changes that could mitigate congestion, respecting existing limitations. The Downtown Development Authority is taking the lead in implementing findings from the 2018 Parking Study. A parking deck is under consideration. Public Transportation The City of Dexter does not operate its own public transit but is serviced by the Western-Washtenaw Area Value Express (WAVE). The City of Dexter has several stops on the inter-urban express route between the City of Ann Arbor and the City of Chelsea for residents and visitors. The WAVE service runs Monday through Friday from 5:30 a.m. to 7:15 p.m., with service approximately once every two hours. In addition, City residents may utilize the WAVE lifeline van and door-to-door bus services Monday through Friday from 8:00 a.m. to 4:30 p.m. 62 2019 Adopted Master Plan �The Ann Arbor Area Transit Authority (AAATA) has developed a county-wide transit Master Plan entitled Moving You Forward (2011). This plan provides a long-range vision for various forms of public transit throughout Washtenaw County for the next thirty (30) years. Specifically, as demonstrated in Figure 8 on the map on the following page, the AAATA plans for the City of Dexter to be a local transit hub with commuter parking. Enhanced WAVE service to/from Chelsea and Ann Arbor, and a circulator is also proposed. In addition, extended hours of transit service, bus vehicle improvements, expansion of the bicycling network, improved walkability and integrated ticketing are all proposed to be undertaken as part of the county-wide transit assessment. AAATA is starting a new Community Investment Plan in 2019. Options for enhanced and expanded service are anticipated for consideration. Non-Motorized Transportation The City of Dexter continues to promote safe pedestrian circulation and a sense of community with the establishment of non-motorized transportation facilities. In 2010, the City adopted a Complete Streets Policy and Ordinance to further the goal of coordinated development of non-motorized facilities. The Non-Motorized Transportation Pathways Map (Figure 9, pg. 66) demonstrates both current and planned expansions to sidewalks, bike lanes and shared-use pathways. Dexter has collaborated with the Washtenaw County Parks on the Border-toBorder Trail program that spans across Washtenaw County, roughly following the Huron River. The pathway will connect communities, parks and educational facilities. At approximately thirty-five (35) miles in length, the trail will help to create a larger non-motorized transportation network in the County. The completed segment of the Border-to-Border Trail in the City of Dexter links Dexter-Huron Metro Park through Downtown Dexter to Mill Creek Park to Hudson Mills Metro Park. The City is currently working with Washtenaw County and the Huron-Waterloo Pathways Initiative (HWPI) to connect the cities of Dexter and Chelsea and other nearby communities through non-motorized pathway initiatives. The City also participates in the Huron River Watershed Council’s (HRWC) “River Up!” project and is one of five “Trail Towns” along the Huron River Water Trail. The HRWC is coordinating planning efforts the “Trail Towns” to create a 104-mile “trail” on and along the river with rest stop locations, restaurants, lodging, way-finding and historical markers educating visitors about the history of the Huron River. 2019 Adopted Master Plan 63 �Figure 8. - Washtenaw County Transit Plan express to Cou rtywide e int eg rct ed lak Whit more l service with Wally rai - - VE. Ertianced WA E extension PotertiatWAV -BY·SA tr,butors , CC 11 t hu bs lo<al trwisi with park ing • Q t New intercep lots lat ors lo cal dr cu 6 0 I \To Cant on vice Urban bus ser & route er ts er tia nc em Dexter extensions r Up Transit cente @ iJa de modal Ne w multi) e (Fuller Rd interchang l.f.\ ~ Highcapacit -t-1 @) ytransit hours of Extend.ed operation eh de ~ Bu sv ements ov " - ' impr s @ Stopqualrty&facilitie circulator Downtown ec ·de YRsilanti @O® G l oit i To Detror t Metro Airp rcourtyw• ~ ortodoo ~ Do G Vanpool/c arpool rvice Flex-ride se • 111(),t al New region &station rail service ing rail lines ... ... , Exist ycling nsion of bic . . . . Expa l" network 'e lm pro ve dw - G 0 uttle plus ta Airport sh easures Busprioritym lrt eg oc ed i - 64 -·----·- alk ab ilty · 2019 Adopted Master Plan ticketing �The City of Dexter, along with several other Washtenaw County communities, belongs to, and supports, the efforts of the Washtenaw Area Transportation Study (WATS), an organization coordinating regional transportation planning. WATS is responsible for monitoring the conditions of county roads, bicycle and pedestrian paths, public transit systems, highways, and trail. WATS has been instrumental in complete streets programming and non-motorized plans throughout Washtenaw County. The 2040 Long Range Transportation Update for Washtenaw County developed by WATS plans for future county-wide, transportation improvements including motorized, non-motorized, and transit. The City and County’s individual non-motorized plans generally coincide with each other to further collective goals and objectives. Access Management To ensure safe management of traffic, several elements should be considered for new development, such as: 1. Limit the number of driveways and encourage alternative means of access. 2. Permit only one access or shared access per site unless the new development is a larger residential development, which may require additional emergency access as determined by the authorized Fire Code Official. 3. Place medians at appropriate locations to reduce conflicting movements and to direct traffic. 4. Space access points appropriately as they are related to both signalized and un-signalized locations. 5. Locate shared driveways on the property line, unless they are too close to signalized intersections. 6. Provide service drives at the rear of sites unless this is prevented by a shallow lot. 7. Consider new traffic signals for higher traffic-generating uses when they meet warrants. 8. Design driveways to support efficient and safe traffic operations. 9. Create mid-block pedestrian crossings, with consideration given to protected crossings. 2019 Adopted Master Plan 65 �City Boundary Shared Use Paths Existing Shared Use Paths Planned Shared Use Paths Figure 9 – Non-Motorized Pathways Map Pa rk rid ge Potts Yo rk Dongara ! Existing Shared Use Paths Ma st 1,280 d 1,920 rd 2,560 er - nwoo Cotto to Potts -B or Ri de ve r C o Vie w w Sh aw Vie Oli ve r Sidewalks il Existing Sidewalks Planned by Developer Crossing at Stop Sign Crossing at Signal r Uncontrolled Crossing Ta ylo gh lan d Hi Lo ch - Bike Lanes City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Figure 9 NON-MOTORIZED TRANSPORTATION Parks and Destinations 2019 Adopted Master Plan City of Dexter Parks & Cemetery FACILITIES Preston rin gto n Ca r k Hillside ba r il Sh ag Bishop Lex ing ton Dongara Tra Parks and Destinations Shared Lanes ee ty Kingsley un Victoria istol r C o r Cambridge de ve th Downs or Ri Mill CreekT r a ich Ulr ty Shared Lanes Planned Shared Use Paths Planned Bike Lanes n -B Planned Bike Lanes Existing Bike Lanes Pine View - to iew w Vie ann e M ea do w sh Jan ro ble NoHeights Baker bu en ck Yo rk a Qu ber We Vie w La ke Wilson Dan Hoey Pin evie w Tree Ben t Cushing er r ich Ulr ess ern Inv Hu ro n rd Melbourn e ond Sec rth Fou Bo d Shield er Hu on Ed is Existing Bike Lanes Planned by City an Ry Hermania Bike Lanes Existing Shared Use Paths View lm Pa Ke ns in gt on Yo rk un ich Ulr S c i o To w n s h i p W all City Boundary Shared Use Paths Pine View w Vie ow M ea d Yo rk ble No sh Vie w Ea Joyton r ive nR ro Hu d Thir S c i o To w n s h i p La ke bu en ck Hu ro n Potts Ma st Pearl 6-19-2019 Carlisle/Wortman Associates, Inc. Ann Arbor, Michigan ndfi eld 66 Crossing at Stop Sign Uncontrolled Crossing Oxb ow d ess ern Inv a Qu son Hud nwoo Cotto Planned by Developer Planned by City c::::J Sources: Washtenaw County W e b s t Base e r T oData w n sand h i pOHM Boen aro al entr Existing Sidewalks Crossing at Signal Pin evie w k Jeffords Br oa Ar bo r ond Sec Fo re st nd 640 rth Fou 0 l dhil San Huro n Sa Sidewalks Joy HFeet ur on Bo on Ed is on De xte r-A nn Ar bo r Planned Shared Use Paths ge er Dov rris Mo City Boundary Shared Use Paths S c i o To w n s h i p Hermania An n ba r k i Wellington Pa rkr id Eastridge ee Bluebird Cr Fo xS ed ge ill n d Thir r ive nR M M ai tral Cen Fifth Alle y ly Da w Ca rr y I Kingsle Bristol South Downs Hillside er Bak el Bro Wilson ,. We b s t e r To w n s h i p r ive nR ro Hu str Ke Creek Brass ¯ a lse he rC xte De ad il View Huro n ine Alp Tra ing to n Lex ing ton Victoria Cambridge Bishop an n e Jan Bluebird Fo xS ed ge Coventry Cushing L i m a To w n s h i p Preston ly Da l dhil San ke ty Ta ylo r e Ben t Tre S c i o To w n s h i p L i m a To w n s h i p Baker Heights Parker D e x t e r To w n s h i p Melbourne ber We La r i Mill Creek el nd Gr a er Dov Dan Hoey Shield Pearl un ch Figure 9 ve r C o ich Ulr an Ry str Ke way Isla Ri de i Ulr Ea to n City of Dexter Washtenaw County, Michigan er uld Bo We bs ter or Pine View Yo rk er Riv ge Brid idge er Glaci tr Wes Ka the rin e ars Ced n -B Vie w Vi ew ron Hu l -to er lm Pa Ke ns in gt on W al l ble No h us nb ke Hu ro n La ke ac Qu son Hud NON-MOTORIZED ..... , TRANSPORTATION ~,.............. ..............j FACILITIES Creek Brass kney r Pinc Dexte Samue ro Cushin g Boen aro ide oks Bro er ess e rn Inv San dfie ld Newlyn rd Oxb ow City of Dexter Parks & Cemetery Washtenaw County Parks & Preserves Huron Clinton Metroparks Subdivision Open Spaces Schools & Community Facilities Bo wood Cotton Pin evie Fo re st Gr an d Ar bo r ond Sec Parks and Destinations Hu rth Fou An n on Edis Ol ive r Sh aw Vie w ll Hermania er Dov Vi ew ee Cr n Br oa d Mi M ai d Thir Island Hill tral Cen Alle y h Fift Shared Lanes Joy ad Bro er R iv Planned Bike Lanes a lse he rC xte De Jeffords sica Jes Ma st in e Alp k ake Huro n n ro Hu Sandhill S c i o To w n s h i p l dhil San Existing Bike Lanes nd L We bste r Town s hi p Pearl M ea do w r McCormick r de ul Bo We bs ter Isla Eastridge e Glaci ld Fie Ka the rin e ar s Ced ay gew Brid y ne Sto e rid g West Planned by City Sh ag y ' Forshee kne Pinc el Samu Uncontrolled Crossing Bike Lanes Fo xS ed ge D e x t e r To w n s h i p r Dexte er Riv Crossing at Stop Sign Crossing at Signal ly Da ron Hu Planned by Developer el Creek Brass ide oks Bro tr Kes Existing Sidewalks Harris Bluebird Sidewalks on County Parks & Preserves Washtenaw rris Mo Huron Clinton Metroparks City of Dexter �Chapter 6: Background Studies The review and analysis of background studies, including population and housing trends, in the Master Plan is done in part to help evaluate the character of the community and understand the trends of the past. This information is needed as a basis for a community to plan for their long-term goals. The evaluation of the data is used to help understand the changing trends in population, housing, employment, and economics. The data found is then evaluated to help support the long-term decisions recommended for the Master Plan. This chapter has data on population, education, income, and housing characteristics from the 2015 American Community Survey by the U.S. Census Bureau, historical data from the U.S. Census Data and the 2040 Forecast from the Southeast Michigan Council of Governments (SEMCOG). 2019 Adopted Master Plan 67 �Population As documented in the Master Plan, the City’s population changed dramatically from 1990 through 2010, reversing a trend of declining population over the previous 30 years (see Table 3). The population of the City of Dexter and surrounding communities since 1960 has increased 203%, from 10,135 to 30,767. Table 3. – Population Change 1960-2010 % Change Community 1960 1970 1980 1990 2000 2010 City of Dexter 1,702 1,729 1,524 1,497 2,338 4,067 73.9% Dexter Township 1,698 2,238 3,872 4,407 5,248 6,042 15.1% Lima Township 995 1,281 2,124 2,132 2,224 3,307 48.6% Scio Township 4,454 5,476 6,505 9,580 15,759 20,081 27.4% Webster Township Washtenaw County State of Michigan 2000-2010 1,286 1,981 2,760 3,235 5,198 6,784 30.5% 172,440 234,103 264,748 282,937 322,895 344,791 6.8% 7,823,194 8,875,083 9,262,078 9,295,297 9,938,444 9,883,640 <-1% Source: 1960, 1970, 1980, 1990, 2000 & 2010 U.S. Census Between 2010 and 2015, the City’s population continued to outpace its neighbors. However, the City’s rate of population growth is not as rapid as in the 2000’s. Meanwhile, Washtenaw County, in which the City of Dexter is located, continued to grow in population. According to the American Community Survey, Washtenaw County gained the second most in population between 2015 and 2016 in Michigan, behind Kent County (Grand Rapids). The City of Ann Arbor continues to be a catalyst for growth in the region. According to estimates by the Southeastern Michigan Council of Governments, the City of Dexter along with Dexter and Lima Townships will see slight population increases by 2040. Meanwhile, Scio and Webster Townships will lose population, mostly due to decreases in average household size. The City of Dexter’s population growth is associated with an increase in the average number of persons per household, households and housing units. Other neighboring communities, such as Scio Township, have grown in population and household size, but have seen a decrease in the number of households (see Tables 3, 4 and 5). However, by 2040, the City of Dexter and all its neighboring communities are anticipated to see a decrease in the average persons per household. 68 2019 Adopted Master Plan �Table 4. - Population Change 2010 – 2015, Estimate in 2040 Change % Change 2010-2015 2010-2015 Estimate in 2040 4,700 633 15.56% 4,885 6,042 6,299 257 4.25% 6,855 Lima Township 3,307 3,587 280 8.4% 4,304 Scio Township 20,081 20,918 837 4.1% 20,442 Webster Township 6,784 7,006 222 3.27% 5,918 Community 2010 2015 City of Dexter 4,067 Dexter Township Washtenaw County State of Michigan 344,791 354,092 9,301 2.70% 386,235 9,883,640 9,900,571 16,931 0.17% N/A Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 estimates from Southeastern Michigan Council of Governments (SEMCOG) Table 5. - Average Persons Per Household % Change Community 2010 2015 City of Dexter 2.56 2.65 3.52% 2.41 Dexter Township 2.71 2.79 2.95% 2.45 Lima Township 2.76 2.67 -3.26% 2.34 Scio Township 2.55 2.71 6.27% 2.30 Webster Township 2.88 2.87 -0.35% 2.34 Washtenaw County 2.38 2.43 2.10% 2.23 State of Michigan 2.49 2.52 1.20% N/A 2010-2015 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimate from SEMCOG Table 6. - Total Households By Community # Change % Change 2010-2015 2010 -2015 1,765 175 11.01% 2,027 2,225 2,252 27 1.21% 2,787 Lima Township 1,197 1,341 144 12.03% 1,836 Scio Township 7,857 7,704 -153 -1.95% 8,885 Webster Township 2,353 2,445 92 3.91% 2,531 137,193 138,067 874 0.64% 164,447 3,872,508 3,841,148 -31,360 -0.81% N/A Community 2010 2015 City of Dexter 1,590 Dexter Township Washtenaw County State of Michigan 2040 Estimate Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates, 2040 Estimates from SEMCOG for Households (Occupied Units) 2019 Adopted Master Plan 69 �While the City is growing, it’s population is younger than the neighboring townships (see table 7). The younger population needs different services than older generations, such as schools and active recreation. However, according to SEMCOG estimates, the City’s population of residents 75 years or older will triple between now and 2040 (see figure 10). Table 7. - Percent of Population by Age Group and Median Age, 2015 Age Group City of Dexter Dexter Township Lima Township Scio Township Webster Township Washtenaw County 0-4 8.0 3.8 8.1 6.3 3.8 5.3 5-9 12 6.7 5.1 9.2 7.1 5.4 10-14 9.9 7.7 8.8 8.7 10 5.7 15-19 4.9 6.8 6.5 6.8 7.9 8.8 20-24 3.5 3.6 1.9 3.7 4 12.8 35-34 11 9.8 10.8 10.6 7.3 14.1 35-44 19 12.9 13.8 13.1 10.5 11.9 44-54 9.1 16.5 14.4 14.1 19.4 12.9 55-59 3.7 7.3 11.2 7.8 9.1 6.2 60-64 6 9 7.5 7 8.1 5.5 65-74 5.4 11.7 7.1 8.2 8.5 6.8 75-84 5.6 3.3 4.5 3.1 3.5 3.2 85+ 1.8 0.7 0.5 1.4 0.9 1.5 Median Age 35.3 44.5 42.0 39.3 44.8 33.4 Source: 2011-2015 American Community Survey 5-Year Estimates Figure 10. Population by Age Group for City of Dexter 1,800 2015: 2011-2015 American Community Survey 5-Year Estimates 1,600 1,400 1,200 2025: SEMCOG 2040 Forecast produced in 2010 1,000 800 600 2040: SEMCOG 2040 400 Forecast produced in 2010 200 0 70 HI 0-4 5-17 Ill 18-24 I 25-34 35-59 60-64 65-74 75+ 2019 Adopted Master Plan �Education The City of Dexter has a well-educated population, with over 60% holding a bachelor’s degree or higher (See figure 11). The level of educational attainment is greater than the State of Michigan, but similar to Washtenaw County overall. Figure 11. – Educational Attainment Population over 25 years in 2015 City of Dexter, Washtenaw County & Michigan Dexter Washtenaw County State of Michigan 0% 10% 20% 30% ■ Less than 9th grade degree) ■ Graduate or professional degree ■ Some college (no Income According to the American Community Survey 5-Year estimate in 2015, the City of Dexter has a high median household income of $70,852, compared to Washtenaw County ($61,000) and Michigan overall ($62,247). However, the city has a diversity of incomes as shown in figure 12, at just over one-third of the population earning $50,000 or less. 40% 50% 60% to 12th grade, no diploma Associate’s degree 70% 80% ■ 9th ■ High school graduate ■ ■ 90% 100% Bachelor’s degree Figure 12. – Income City of Dexter 2015 $200,000 or more 6% Less than $25,000 16% $100,000-$199,999 25% $25,000 to $49,999 18% $50,000 to $99,999 35% 2019 Adopted Master Plan 71 �Housing Characteristics The housing stock within the City of Dexter increased dramatically between 1990 and 2010. During that time, the number housing units increased from 676 units in 1990 to 1,590 units in 2010. The growth was due to the annexation of 330 acres of land into the City in the early 1990s. Prior to the annexations, the City of Dexter had been built-out with little or no room to grow. Between 2010 and 2015, the City experienced an increase in total housing units, but all the surrounding townships, except for Scio Township, saw greater increases in terms of numbers of units (see Table 8). As the two subdivisions with remaining vacant lots, Westridge and Huron Farms, are built out, the City should expect the growth in housing units to slow. Table 8. - Total Housing Units Available by Community # Change % Change 2010-2015 2010 - 2015 1,837 133 7.81% 2,612 2,788 176 6.74% Lima Township 1,250 1,402 152 12.16% Scio Township 8,251 8,151 -100 -1.21% Community 2010 2015 City of Dexter 1,704 Dexter Township Webster Township Washtenaw County 2,479 2,693 214 8.63% 147,573 149,09 1,525 1.03% Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates The City of Dexter has a low housing unit vacancy rate, just below four percent (see Table 9). The percentage of rental housing is just over 30 percent of the total units. Table 9. - Dwelling Unit Owner/Renter Composition by Community Community Total Occupied Dwellings Total Occupied Dwellings 2010 2015 Owner Occupied Renter Occupied Units % Units % Total Vacant Units % City of Dexter 1,590 1,765 1,224 69.3 541 30.7 72 3.9 Dexter Township 2,225 2,252 2,060 91.5 192 8.5 536 19.2 Lima Township 1,197 1,341 1,265 94.3 76 5.7 61 4.4 Scio Township 7,857 7,704 5,989 77.7 1,715 22.3 447 5.5 Webster Township 2,353 2,445 2,332 95.1 113 4.6 248 9.2 Washtenaw County 137,193 138,067 82,525 59.8 55,542 40.2 11,031 7.4 Source: 2010 U.S. Census and 2011-2015 American Community Survey 5-Year Estimates 72 2019 Adopted Master Plan �Residential Target Market Analysis The study defined market demand by types of housing units in the City of Dexter and market absorption. The study concluded that mid-rise buildings would not work well in Dexter but row houses, townhouses, and small and large multiplexes would. A market for smaller houses and accessory dwelling units was also identified. The study estimated in conservative and aggressive scenarios that the City could absorb between 420 and 960 attached housing units between 2015 and 2020. However, due to Dexter’s smaller market for attached units in larger buildings, the report recommended that only one large project (20 or more units) be approved per year in the upcoming five years. The study identified eight sites as examples of opportunities for missing middle housing. Downtown Retail Market Study The report defined the trade area for downtown Dexter as the Dexter School District geographic boundary. Based on population and economic trends, the report concluded that the trade area will see 900 households added to the trade area by 2021 and the growth of households and household incomes will result in an additional spending for retail goods and services in excess of $50,000,000 in the same time period. However, the retail leakage analysis showed that just less than 50% of household shopping for goods and services is done outside the retail market area, a proportion that will increase to 55% by 2021. Factoring in the leakage, the market area could support 250,000 square feet in new retail floor area. However, the downtown enjoys a high building occupancy rate, which limits the ability to accommodate new building space. The report recommended planning for additional retail building space to expand and complement the current inventory of retail establishments within the downtown. The study also recommended downtown store types focus on “specialty retailers”; including furniture, home furnishings, clothing, with the most likely being unique multi-offering general merchandise stores. In addition, the report’s recommendations included increasing the desirability of downtown residential dwelling units, expanding placemaking efforts and enhancing walkability. Property Values Table 10, on the following page, provides a history of the SEV of all properties within the City, inclusive of the industrial facilities tax (IFT) which results from the additional tax levied on the properties within the industrial park. In 2016, the City has a slight decline in SEV due to personal property tax reform passed by the state legislature. Despite the reduction in industrial personal property tax, the current SEV has surpassed the total before the economic downturn in 2007. 2019 Adopted Master Plan 73 �Table 10. - City of Dexter SEV Plus IFT Growth Year State Equalized Valuation plus IFT Percent Change from Previous Year 1997 $85,340,000 -- 1998 $99,059,000 16% 1999 $120,324,000 21% 2000 $127,594,000 6% 2001 $140,673,000 10% 2002 $157,519,700 12% 2003 $189,975,500 21% 2004 $225,291,700 15% 2005 $243,126,450 7% 2006 $265,561,051 9% 2007 $271,219,500 2% 2008 $253,951,400 -6% 2009 $236,440,400 -7% 2010 $216,955,400 -8% 2011 $210,206,300 -3% 2012 $203,784,936 -3% 2013 $214,723,470 5% 2014 $236,859,978 10% 2015 $265,361,250 12% 2016 $264,904,912 -0.2% 2017 $281,565,983 6% Source: City of Dexter School Facilities Dexter Community Schools are ranked in the top fifteen percent (15%) of schools within the State of Michigan. The Dexter Community School District campus size has increased since 2000 along with the population of its receiving area. 74 2019 Adopted Master Plan �Chapter 7: Implementation The Master Plan is a statement of goals and objectives designed to accommodate future growth and redevelopment. It is the officially-adopted document that sets forth an agenda for the achievement of goals and policies. It is the basis upon which zoning and land use decisions are made. The Plan forms the philosophical basis for the more technical and specific implementation measures. The Plan will have little effect upon future development unless adequate implementation programs are established. This section identifies actions and programs for plan implementation. 2019 Adopted Master Plan 75 �Zoning Zoning is the development control that has been most closely associated with planning. Originally, zoning was intended to inhibit nuisances and protect property values. However, zoning can serve additional purposes such as: • To promote orderly growth in a manner consistent with land use policies and the Master Plan. • To preserve the City’s traditional neighborhood design. • To promote attractiveness in the City’s physical environment by providing variation in lot sizes, architecture controls and appropriate land uses and building types. • To accommodate special, complex or unique uses through mechanisms such as planned unit developments, and special land use permits. • To guide development away from conflicting land uses (i.e. industrial uses adjacent to residential areas). • To preserve and protect existing land uses, natural resources, air, land, water, and other significant natural features in accordance with the Master Plan. • To promote the positive redevelopment of underutilized areas of the City. • To balance the increased interest in activities and land uses related or ancillary to oil and gas exploration and development with other community goals to ensure the uses occur in a manner consistent with other existing and planned uses, and in a manner that protects the open space, natural resources, recreation, and other priorities in the City. While the Master Plan is a statement of planning policy, and zoning implements policy. The City’s Zoning Ordinance has not undergone a significant update in over a decade. In order to implement the Master Plan, the City’s zoning ordinance should be rewritten with the following: 76 • Update processes and procedures. • Update of all zoning districts to allow the density, uses and building types outlined in the Future Land chapter of this Master Plan. • Update access standards to reflect context of each Future Land Use category, as applicable. 2019 Adopted Master Plan �• Explore form-based regulations in the following areas to achieve listed goals: o Downtown to ensure redevelopment, increased viability, adequate parking, walkability and the reuse of the upper floors of the existing structures. o Baker Road Corridor to create a cohesive, walkable corridor. o Dexter Ann Arbor Road Corridor to continue and improve character of the area and diversify residential uses. o Village Commercial areas to preserve and enhance the character of the City. o Village Residential neighborhoods to preserve and enhance the older, small town residential character of the City. • Adjust zoning to implement Housing Task Force recommendations. • Explore and update, when needed, regulations to protect natural features and the water quality of the Huron River and Mill Creek. • Update zoning regulations for tree protection to create and support the urban forest. • Adjust setbacks, landscape buffers and greenbelts for Research/Development area to allow for continued reinvestment in these areas while minimizing visual and environmental conflicts with adjoining land uses. • Allow for new mobility options such as ride sharing services and autonomous vehicles. • Explore and update, when needed, the noise, air and light standards of the Zoning Ordinance. • Consider alternative energy systems at a scale that preserves the character of the community. • Evaluate the likely potential effects of mineral, sand and gravel, and oil and gas exploration and development, on the public health, safety, and welfare; and review existing zoning and other police power ordinances to ensure they balance the need for those sues with their effects on other existing and planned uses in a manner that furthers and protects community goals and priorities, including land use, land preservation and the protection of natural resources and water quantity and quality, transportation, and safety and community facilities and services. 2019 Adopted Master Plan 77 �Regulations and Ordinances The City has regulations and ordinances other than zoning that can implement the Master Plan. Those local laws and procedures should be updated as follows: • Adopt or amend regulations to require the review and collection of data and information regarding the likely effects of land uses on the public health, safety, and welfare, including the effects on the City’s environmental and natural resources. • Pursue a property maintenance ordinance. Strategies The following strategies, beyond zoning, should be continued or implemented. Natural Resources: 78 • Continue to collaborate and strengthen partnerships with other organizations to improve water quality such as the Huron-Clinton Metropolitan Authority, Washtenaw County Water Resources, Huron Watershed Council, Trout Unlimited and Washtenaw County. • Continue to coordinate with state and local agencies to ensure that contaminated sites are returned to an acceptable environmentally safe condition. • Protect and preserve existing trees and wooded areas within the City. • Continue to fund street tree planting to help preserve the urban forest. • Continue to monitor and improve the City’s wastewater treatment and stormwater management systems to minimize negative impacts on City residents, the Huron River and Mill Creek. • Utilize progressive stormwater management and erosion control techniques, per the latest federal and state guidelines, to ensure that development will not adversely impact natural resources and surrounding property. • Implement Stormwater, Asset Management and Wastewater (SAW) grant recommendations. • Monitor stormwater and wastewater regulations for adjacent communities, particularly those downstream, and suggest stricter regulations when appropriate. 2019 Adopted Master Plan �Neighborhoods: • Analyze alleys to consider additional lot splits, abandonment by the City or other uses, while maintaining their low traffic nature. • Consider programs and techniques to help maintain and improve neighborhoods and the condition of housing stock within the City, which may include improvements to the City’s building inspection practices and assisted housing rehabilitation. • Maintain and improve pedestrian connections from neighborhoods to schools, parks, downtown, other community facilities, and other neighborhoods through implementation of the 2018-2023 Parks and Recreation Plan, this Master Plan and the Capital Improvement Program. Parks and Recreation: • Implement the 2018-2023 Parks and Recreation Plan. • Meet present and future community needs by maintaining, planning and developing a system of parks, greenways, open space and recreation facilities. • Encourage healthy lifestyles for City residents through recreation. • Use sound planning, financial and operational management practices to ensure that the City’s parks and recreation assets remain available for enjoyment, now and in the future. • Promote activities within the community and the broader service area to foster a community-wide sense of pride in, and support for, the parks and recreation program. • Encourage the preservation of natural resources through collaboration with other public agencies and organizations, such as adjacent Townships, Washtenaw County Parks, Huron-Clinton Metropolitan Authority, Dexter Community Schools, Border-to-Border Trail, Huron Waterloo Pathways Initiative and other regional initiatives. • Fund and expand year-round programs for seniors to meeting the growing, specialized needs of this population. • Continue to support recreation opportunities for youth. • Ensure that all parks and recreation assets are barrier-free and universally accessible. 2019 Adopted Master Plan 79 �• Continue to coordinate a City-wide path system that requires developers to construct a pathway and/or contribute to the system which links new residential developments to downtown, local parks and/or schools. • Invest in sidewalks and pedestrians crossing to fill in gaps in the non-motorized network. Economic Development: • Analyze and develop sub-area plan for next-stage high-tech businesses, launching from incubator or micro-spaces to 2,000 to 15,000 square feet operations. • Prepare for Fifth Generation Wireless (5G) and Sixth Generation Wireless (6G) network infrastructure in streets rights-of-way. • Examine land uses, building types and streetscape on Second Street from Hudson to Central Street. • Investigate installation and affordability of high-speed fiber connecting downtown with Industrial park. • Grow destination businesses. • Establish an Arts and Entertainment Technology Council stretching from Downtown through the Baker Road Corridor to the Dexter Business and Research Park. • Minimize negative impacts of industrial areas on non-industrial areas and on the environment. Business Retention and Attraction: 80 • Continue utilize and collaborate with the Michigan Economic Development Corporation (MEDC) and Ann Arbor SPARK for economic development assistance. • Redevelop brownfield sites within the City and work with the Washtenaw County Brownfield Redevelopment Authority • Explore additional access point for Dexter Business and Research Park. • Strengthen school/business connection through industry and K-12 collaboration. 2019 Adopted Master Plan �Mobility: • Encourage new streets to be designed in an interconnecting network with sidewalks and on street parking, similar to the existing street network. • Develop a Baker Road Corridor Plan with a streetscape. • Encourage the maintenance of and/or improvements to local streets and sidewalks to ensure safe access to the City’s residential neighborhoods, while discouraging extraneous non-residential traffic • Develop open path connections for walkways, paths and greenways to connect outlying parks for recreational use, including installation of sidewalks on at least one (1) side of the street (with the long-term goal of installation of sidewalks on both sides of the street). • Implement the recommendations of the annual Capital Improvements Plan (CIP) to expand walkability within the City by installing sidewalks on at least one (1) side of the street (with the long-term goal of installation on both sides of the street). • Develop and improve sidewalks to link uses such as shopping, offices and residential areas to parks, open spaces and activity centers. • Evaluate the impact of traffic generated by existing development and new or expanded land uses, including extractive uses, and work toward improvements, compatibility with other existing and planned uses, and safety concurrent with new development and uses. • Utilize parking management strategies and explore smart parking applications to improve the parking availability in the Downtown. • Continue to coordinate transportation improvements with the County Road Commission and state agencies, including participation in Washtenaw Area Transportation Study (WATS). • Support regional and county-wide efforts to maintain and improve public transit access in the City by: o Continue to coordinate transportation options through the WesternWashtenaw Area Value Express (WAVE) to provide improved transit services to City residents. o Provide senior citizen transportation options for City residents, including diala-ride or similar opportunities. o Work with surrounding communities to consider forming a transit consortium to fund services for a growing older population to provide transit to life-line and leisure destinations. 2019 Adopted Master Plan 81 �o Support expansion of the County transportation system/network, particularly the efforts of the Ann Arbor Area Transit Authority (AAATA). o Explore public transit funding including a millage. o Lay ground work for commuter rail stop in planned for Dexter in 2028. • Evaluate and plan for car and ride sharing services in the City. • Evaluate at five-year Master Plan updates whether progress in autonomous vehicle technology warrants changes to City’ Mobility goals, objectives and strategies. Community Facilities and Services: • Continue to provide reliable, quality governmental services. • Relocate City offices within the Downtown. • Continue to work with Washtenaw County to provide area residents with high quality police services and facilities. • Upgrade or relocate the Fire Station and Sherriff’s sub-station, based in part on response times. • Continue to work with adjacent municipalities and Washtenaw County to provide area residents with high quality fire services and facilities. • Monitor capacity and quality of underground water supply to plan for infrastructure improvements, if necessary. Capital Improvement Program The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) authorizes master plans and the creation of a Planning Commission. Once a Planning Commission has drafted and adopted a Master Plan, in whole or in part, the Act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. The City of Dexter has a very active Capital Improvement Program (CIP) which outlines a schedule of public service expenditures over the ensuing six (6)-year period and beyond. The City of Dexter CIP does not address all the capital expenditures for the City, but provides for large, physical improvements that are permanent in nature, including the basic facilities, services and installations needed for the functioning of the community. These include transportation systems, utilities, municipal facilities and other miscellaneous projects. 82 2019 Adopted Master Plan �To qualify for inclusion into the CIP, a project must meet the following standards: • Be consistent with either: o An adopted or anticipated component of the City Master Plan; o A State or Federal requirement; or o A City Council approved policy; and • Constitute permanent, physical or system improvements, or significant equipment purchases, with a minimum project cost of $10,000; and • Add to the value or capacity of the infrastructure of the City. Projects that are considered operational, maintenance or recurring are excluded, except when a limited duration project. Preparation of the CIP is done under the authority of the Municipal Planning Commission Act (P.A. 33 of 2008, as amended). It is the City Planning Commission’s goal that the CIP be used as a tool to implement the City’s Master Plan and assist in the City’s financial planning. The CIP proposes project funding relative to the anticipated availability of fiscal resources and the choice of specific improvements to be achieved throughout the six (6)-year plan. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures that make citizens more aware of the planning and zoning process and the day-to-day decision making which affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Currently, the City utilizes various media outlets to keep residents informed. These include: a Facebook page, email updates, quarterly newsletter and City website. Plan Updates The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on a periodic basis. In accordance with Michigan Public Act 33 of 2008, as amended, the City is required to review the Plan every five (5) years to determine whether to commence the procedure to amend or adopt a new Plan. However, the Planning Commission should set goals for the review of various section of this Plan on a yearly basis. 2019 Adopted Master Plan 83 �The Master Plan should also be coordinated with the City Parks and Recreation Master Plan to provide proper long-range planning for parks and recreation improvements. Project Implementation Table The following table lists the implementation projects noted in this chapter with responsibilities and time frames. Table 11. - Project Implementation Table Project Responsibility Timeframe Update zoning ordinance Planning Commission & City Council 2019-2021 Evaluate and update ordinances to protect Staff & City Council 2020-2022 environmental and natural features Create property maintenance ordinance Staff & City Council 2020-2022 Fund street tree planting City Council Ongoing Implement SAW grant recommendations Staff 2020-2022 Evaluate and plan of lot split potential and alley Staff & Planning Commission 2020-2022 use in City overall Expand year-round programs for seniors Staff & City Council 2020-2030 Investigate high-speed fiber connecting Staff 2020-2022 downtown and the industrial park Develop Baker Road Corridor Plan with Staff & Planning Commission 2022-2024 streetscape Examine land uses, building types and streetscape on Second Street from Central to Staff & Planning Commission 2024-2030 Hudson Street Installation of sidewalks on both sides of street City Council 2019-2030 throughout the City Relocate City offices within Downtown City Council 2020-2030 Upgrade and/or relocate fire station and Sheriff’s City Council 2020-2030 sub-station Traffic study on alleviation of tunnel congestion Planning Commission & City Council 2020-2030 84 2019 Adopted Master Plan �Appendix 2011 Master Plan Update Survey In early 2011, the City of Dexter began a comprehensive survey of its residents. Surveys are an important tool in obtaining the input of participants on many important issues facing the community. This input will assist the City’s elected and appointed officials in the process of preparing a Master Plan. The responses provided will help guide the City in the process of preparing land use and transportation, arts and culture, recreation and leisure activities and other City policies. An on-line community survey was made available to residents in early 2011. A total of 162 people participated in the survey which concluded in spring 2011. The survey included four (4) sub-topics of questions: 1. Demographics – inquired about age, gender, educational attainment, household income, employment status, etc. 2. Strengths and Weaknesses – these questions were primarily open-ended in nature. They asked respondents what they like best/least about the City of Dexter, what are the most/least important issues facing the City of Dexter, and what types of development would you like to see in the City. 3. Funding Options – discussed the possible funding of a light rail system to gauge community support if pursued. 4. Areas of Concern – These open-ended questions asked respondents to list specific concerns that they felt should be addressed. 2019 Adopted Master Plan 85 � 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 Dexter_Master-Plan_2019 Creator An entity primarily responsible for making the resource Planning Commission, City of Dexter, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-11-25 Title A name given to the resource City of Dexter Master Plan Description An account of the resource The City of Dexter Master Plan was prepared by the Dexter Planning Commission and was adopted on November 25, 2019. Subject The topic of the resource Master plan reports Dexter (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/77a3a408503e1fcbf448f592d6fd8b2a.pdf 8377330a826c794aa52ecfe552674bb9 PDF Text Text A City of Manistee Master Plan 2016 City of Manistee Planning Commission Adoption Date August 4th, 2016 City of Manistee City Council Adoption Date August 16th, 2016 �A City of Manistee RESOLUITION Approving new City of Manistee Master Plan Ci~ of Manistee u..t.<.J.(,. l.A.A,A. At a regularly scheduled meeting cf the Chy of Manistee Planning CommissJon held on August 4, 2016, the fo!fowing resolution WilS adopted approving a new City of Manistee Master Plan. RESOLUTION City Council Resolution Approving New City of Manistee Master Plan Plannl_ng Commissioner ~ron Bennett moved, SVPPOfted by Planning Commissioner Maureen 13;,,rry, the adoption of the following resolution: WHEREAS, the Michigan Planning Entibllng Act (MPEA) authorfzes Mun:tipal Planning eommissiol'\S to prepare a "'Master Plan" pertinent to the future development of the munldpalitv; and WHEREAS, the CiW of Manistee Planning Commission has prepared a draft M aster Plan for the City of Manistee to update and ,eplace tht- 2002 City of Manlstc-e: Master Pbn; and WHEREAS, on May 17, 2016 the City Council ~pprovcd the d istributjon or the draft Master Plan to the general public and v~nious entitfes as required by the MPEA, for review and comment purposes: and WHEREAS, the proposed new City of Manistee Master Plan was made i!Vai!able to the various entities and general public as required by the MPEA, and a public hearing theteon was held by the Planning Commission on August 4, 2016, tQ further consider comments and several minor revisions that were made to the plan from the review and comment period and at the publlc hearing to the Qroposed Master Plan; and WI ICACAS, the Plonning Commi,sion f'ind:s the propo)Cd Mo)tcr Pion o:s )ubmittcd ror ond rcvi~d pursuant to the public hearing ls dcsir.iblc and proper, iind rurthers the land use and development/preservation goals and strategies of the City of Manistee; NOW, THEREFORE, the City ol Manistee Planning Commission hereby resotves to approve the proposed new City of Manistee Master Plan as submitted and revised pursuant to the publlc hearing, lneludlng all or the text, charu/tabtes, maps, ~md descriptive- and other matter therein intended by the Planning commission to form the «H'np!ete Mater Plan, inc.ludlng the City of Manistee Future land use Map, and recommend final adoption of same by the City of Manistee City Council. CITY OF MANISTEE PLANNING COMMISSION: AYES: A8STAINING: NAYS: ASSENT: MOTION: WitUieff, Fortier, Barry, Bennett, Yoder _...:z::,i::•::l::i::••::k:::i:...___ McBride, Walker CARRIED seconded by __B_ea_t_o_n_ _ _ the followl ng WHEREAS, on August 4, 2016 the City of Manistee Plinning Commission held a public hearing on the proposed new City of Manlstee Master Plan to update and replace the 2002 City of Manistee Master Plan., in a«ord.ance with all applicable ptocedures set fonh In the Michigan PIMnlng Enabtlng Act (MCL 125.3801 Et. Seq .I; and WHEREAS, to pursuant to the public hearing and further diS(Usslon at its regular meeting on August 4, 201 6 the Chy of Manistee Planning commission on that date a dopted a resolution approving the proposed new City of Manistee M.aster Plan .as submitted for a nd revised pursuant to the public heating, indudif'\8 all of the text, cha rts/tables, maps and descriptive a nd other matter therein Intended by the Planning Commission to form the complete Master Plan, including the City of Manistee Future Land use Map, and recommending fin.al approval/adoption of same by the City Council; and WHERAS, the City of Manistee City Council has pteviously by resolution asserted its right to app,ove or te)tct a Master Plan approved by the Plannlng Commission; and WHEREAS, City Counc:il has reviewed the proposed new Master Plan app,oved by the Pla nning Commission; and now desires to formally express its approval of same; NOW, THEREFORE 8£ IT RESOLVED the City of Manistee, Citv Council hereby resolves to approve and adopt the new City of Manist ee Master Plan as approved a nd recommended tO the City Council by the Planning Commission on August 4, 2016, includin,g the Future land use Map incorporated there in, as an update and replacement of the exi sting 2002 City of Manistee Master Plan. effective this August 16, 2016. None None CERTIFICATION: I, Ocntsc J. Blakeslee, RC(ording Seercttu·y of the City of Manistee Planning Commlsslon ce11ify that (h,e foregoing resolution was adopled by ii majority of the members of the Oty of Manistee Planning Commission by a roll call vote at a regular meeting of the Commission held on August 4, 2016 In compliance with the Open Meetings Act. 2 Upon motion made by Resolution was adopted: Colleen Kenny, Mayor ATTESTED: nJ i an, Deputy City Clerk Dated lb II., Dated 3 �Table of Contents Chapter 1: INTRODUCTION................................................................................................... 8 Section 1.1 Necessity to Plan and Master Plan Authority...............................................................................8 Section 1.2 Methodology.................................................................................................................................8 Chapter 2: COMMUNITY PROFILE ..................................................................................... 10 Section 2.1: Manistee Past and Present....................................................................................................... 10 2.1.1 Historic Manistee Michigan............................................................................................................................. 10 2.1.2 Planning Manistee............................................................................................................................................ 10 1945......................................................................................................................................................................... 12 1958......................................................................................................................................................................... 12 1960......................................................................................................................................................................... 12 1981......................................................................................................................................................................... 12 1988......................................................................................................................................................................... 13 2002......................................................................................................................................................................... 13 2007 – 2013.............................................................................................................................................................. 13 2.1.3 Manistee County Plans..................................................................................................................................... 13 1997......................................................................................................................................................................... 13 2009......................................................................................................................................................................... 13 2016......................................................................................................................................................................... 14 2.1.4 Regional Prosperity Initiative........................................................................................................................... 14 Section 2.2: Community Enrichment and Social Patterns ........................................................................ 15 2.2.1 Population Trends............................................................................................................................................. 15 2.2.2 Population by Age ............................................................................................................................................ 16 2.2.3 Population Growth in a New Economy........................................................................................................... 17 2.2.4 Housing Trends................................................................................................................................................ 18 Section 2.3: Natural Recreational and Cultural Features............................................................................ 19 2.3.1 Climate.............................................................................................................................................................. 19 2.3.2 Environmental Issues....................................................................................................................................... 19 2.3.3 Green Infrastructure......................................................................................................................................... 19 Wellhead Protection............................................................................................................................................... 19 Non-Point Source Pollution................................................................................................................................... 22 2.3.4 Cultural and Historical Features .....................................................................................................................22 2.3.5 Parks and Recreation........................................................................................................................................23 Section 2.4: Community Enrichment..........................................................................................................27 Other Community Events...................................................................................................................................... 27 2.4.1 Attractions.........................................................................................................................................................27 Manistee City Fire Station..................................................................................................................................... 27 Ramsdell Theater................................................................................................................................................... 27 Historic Downtown Manistee................................................................................................................................ 28 Riverwalk................................................................................................................................................................ 28 Trolley Tours ......................................................................................................................................................... 28 Manistee’s Historic North Pier & Catwalk........................................................................................................... 28 S.S. City of Milwaukee........................................................................................................................................... 28 Roots on the River ................................................................................................................................................. 28 Manistee Shoreline Showcase ............................................................................................................................... 28 2.4.2 Farmers Market................................................................................................................................................28 Section 2.5: Land Use..................................................................................................................................29 2.5.1 Residential Land Use and Rental Housing......................................................................................................29 2.5.2 Commercial....................................................................................................................................................... 31 2.5.3 Civic..................................................................................................................................................................33 2.5.4 Industrial & Railroad........................................................................................................................................33 2.5.5 Vacant & Redevelopment Ready......................................................................................................................33 2.5.6 Sub-Area Land Use Summaries........................................................................................................................35 The Northside........................................................................................................................................................ 35 4 West of Maple...........................................................................................................................................................37 East of Maple ...........................................................................................................................................................39 Section 2.6: Central Business District (CBD)..............................................................................................42 2.6.1 Land Uses of the CBD......................................................................................................................................42 Civic ....................................................................................................................................................................... 43 Commercial ........................................................................................................................................................... 43 Recreational .......................................................................................................................................................... 43 Residential.............................................................................................................................................................. 43 Vacant Land........................................................................................................................................................... 43 Form and Design .................................................................................................................................................. 45 Projects/Improvements ........................................................................................................................................ 45 Promotions & Marketing....................................................................................................................................... 46 Design.................................................................................................................................................................... 46 Economic Restructuring........................................................................................................................................ 47 Section 2.7: Waterfront ................................................................................................................................48 2.7.1 Beaches.............................................................................................................................................................48 2.7.2 Boat Launches .................................................................................................................................................48 2.7.3 Marinas ............................................................................................................................................................48 City Marina............................................................................................................................................................. 48 Privately Owned Marina’s ..................................................................................................................................... 50 Section 2.8: Transportation.......................................................................................................................... 51 2.8.1 US 31 Corridor Plan 2004................................................................................................................................... 51 2.8.2 City Streets and Sidewalks................................................................................................................................52 2.8.3 Public Transportation.......................................................................................................................................52 2.8.5 Deep Water Port................................................................................................................................................54 2.8.6 Rail ..................................................................................................................................................................54 2.8.7 Commercial Airport..........................................................................................................................................54 Section 2.9: City Services.............................................................................................................................55 2.9.1 Administration..................................................................................................................................................55 2.9.2 City Manager....................................................................................................................................................55 2.9.3 Assessing...........................................................................................................................................................55 2.9.4 City Clerk..........................................................................................................................................................55 2.9.5 Financial Services.............................................................................................................................................56 2.9.6 Department of Public Safety (Police and Fire)................................................................................................56 City Police Department.......................................................................................................................................... 56 City Fire Department............................................................................................................................................. 56 2.9.7 Department of Public Works............................................................................................................................56 2.9.8 Planning & Zoning Department......................................................................................................................57 Section 2.10: Schools and Education...........................................................................................................58 2.10.1 Administration and School Buildings.............................................................................................................58 Manistee Intermediate School District Offices..................................................................................................... 58 Superintendent’s office and Kennedy Elementary School.................................................................................... 58 Jefferson Elementary School.................................................................................................................................. 58 Manistee Middle School and High School............................................................................................................ 58 Manistee Catholic Central..................................................................................................................................... 58 Trinity Lutheran School......................................................................................................................................... 58 CASMAN Alternative Academy ............................................................................................................................ 58 Michigan Great Lakes Virtual Academy............................................................................................................... 58 Section 2.11: Guiding Ideas for Plan Development.....................................................................................60 2.11.1 What Do You Like About the City?.................................................................................................................60 2.11.2 What Do You Dislike About the City?.............................................................................................................60 2.11.3 Direction for the Future...................................................................................................................................60 2.11.4 Ten Year Vision................................................................................................................................................60 Section 2.12: Community Input...................................................................................................................62 2.12.1 Public Input Session November 21, 2013.........................................................................................................62 5 �2.12.2 Public Online Survey January – February 2014 ..............................................................................................63 2.12.3 Public Input Session October 15, 2015............................................................................................................64 Chapter 3: Goals, Future Land use and Implementation....................................................... 65 Section 3.1: Goals and Tasks........................................................................................................................65 Theme: Economic Development/Jobs Creation.........................................................................................66 Theme: Transportation.................................................................................................................................68 Theme: Land Use and Zoning.....................................................................................................................69 Theme: Housing...........................................................................................................................................69 Theme: Education/Schools..........................................................................................................................70 Theme: Aesthetics and Environment...........................................................................................................70 Theme: Public Safety.................................................................................................................................... 71 Theme: Governmental Efficiency and Communication.............................................................................. 71 Section 3.2: Action Plan...............................................................................................................................72 Section 3.3: Future Land Use Plan..............................................................................................................73 3.3.1 Future Land Use Categories.............................................................................................................................73 Residential.................................................................................................................................................................73 Commercial............................................................................................................................................................ 75 Industrial................................................................................................................................................................ 76 Other Districts........................................................................................................................................................ 77 Section 3.4 Zoning Plan................................................................................................................................79 3.4.1 Relationship to the Master Plan........................................................................................................................79 3.4.2 Opportunities/Rezoning..................................................................................................................................79 3.4.3 Form-Based Code Consideration.....................................................................................................................79 3.4.4 Existing Zoning................................................................................................................................................79 Residential Districts............................................................................................................................................... 79 Commercial............................................................................................................................................................ 80 Mixed Use Districts............................................................................................................................................... 81 Industrial Districts................................................................................................................................................. 81 Overlay Districts.................................................................................................................................................... 81 3.4.5 Comparative Analysis of Future Land Use and Existing Zoning...................................................................82 3.4.6 Existing Zoning Map........................................................................................................................................84 Tables Table 2.1 Population Change................................................................................................................................. 15 Table 2.2 Seasonal Population (Manistee County)................................................................................................ 16 Table 2.3 Population by Age.................................................................................................................................. 16 Table 2.4 Recreation Inventory............................................................................................................................. 23 Table 2.5: Land Use................................................................................................................................................ 29 Table 2.6: Rental Housing..................................................................................................................................... 29 Table 2.6: Collective Prioritization......................................................................................................................... 63 Table 2.7: Survey Priority Response Ranking........................................................................................................ 63 Table 3.1 Responsible Parties and Abbreviations.................................................................................................. 66 Table 3.2 Northside Land Use/Zoning Analysis.................................................................................................. 82 Table 3.3 West of Maple St. Land Use/Zoning Analysis...................................................................................... 83 Table 3.3 East of Maple St. Land Use/Zoning Analysis....................................................................................... 84 Graphes Graph 2.1 Population Change................................................................................................................................ 15 Graph 2.2 Age Distribution (Manistee County).................................................................................................... 17 Graph 2.4 Age Distribution (Manistee Township)................................................................................................ 17 Graph 2.5 Age Distribution (Filer Township)........................................................................................................ 17 Graph 2.3 Age Distribution (City of Manistee)..................................................................................................... 17 Graph 2.6 Housing (Manistee County)................................................................................................................. 18 Graph 2.8 Housing (Manistee Township)............................................................................................................. 18 Graph 2.7 Housing (City of Manistee).................................................................................................................. 18 Graph 2.9 Housing (Filer Township)..................................................................................................................... 18 6 Maps Map 2.1 Historic Features......................................................................................................................................... 11 Map 2.2 Natural Features..........................................................................................................................................20 Map 2.3 Wellhead Protection (North)....................................................................................................................... 21 Map 2.4 Wellhead Protection (South)....................................................................................................................... 21 Map 2.5 Recreation Inventory...................................................................................................................................24 Map 2.6 City of Manistee Current Land Use...........................................................................................................30 Map 2.7 Rental Housing...........................................................................................................................................32 Map 2.8 Redevelopment Ready.................................................................................................................................34 Map 2.9 Land Use Sub-Area North Map..................................................................................................................36 Map 2.10 Land Use Sub-Area West Map...................................................................................................................38 Map 2.11 Land Use Sub-Area East Map...................................................................................................................40 Map 2.12 Manistee DDA...........................................................................................................................................44 Map 2.13 Boat Access & Marinas.............................................................................................................................49 Map 2.14 Transportation...........................................................................................................................................53 Map 2.15 School District and Buildings....................................................................................................................59 Map 3.1 Future Land Use Map.................................................................................................................................78 Map 3.2 Existing Zoning Districts...........................................................................................................................85 Figures Figure 2.1 2004 US 31 Plan Schematic...................................................................................................................... 51 Figure 3.1 Action Plan Flow Chart...........................................................................................................................72 Acknowledgments: Council and Commissions Manistee City Council Manistee City Planning Commission Historic District Commission Main Street Downtown Development Authority Manistee County Historical Museum Mark Fedder, Museum Director City Planning Department Denise Blakeslee, Planning and Zoning Administrator City Managers Office Thad Taylor, City Manager Planning Consultation Beckett & Raeder Inc., 2014 Public Input Session Manistee County Planning Department Robert Carson, A.I.C.P., Manistee County Planning Director 7 �CHAPTER 1: INTRODUCTION Section 1.1 Necessity to Plan and Master Plan Authority This Master Plan represents the efforts of citizens, local and appointed officials and reflects the community’s deep concern to maintain the unique features, small town charm and historic character we have come to know as the City of Manistee. The plan illustrates a strong commitment to strengthen the quality of life for all residents and visitors alike. The Plan is a policy document which sets forth the recommendations for the future, generally with a vision of a 5 to 10 year time frame. The Plan used in conjunction with the City of Manistee Zoning Ordinance will assist in guiding future land use development in the City of Manistee. The City of Manistee has a long history of master planning. This instrument reflects an update to the Master Plan previously in place. As with prior updates, the new Master Plan builds on the solid planning foundation established by the City. The Master Plan serves many functions and is to be used in a variety of ways: • The Plan is a general statement of the City's goals and policies. It provides a single, master view of the community's desires for the future. • The Plan provides information for departments, agencies and organizations within the City of Manistee which should be utilized in development work plans for implementation of goals and tasks set forth in the plan. • The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and City Council in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and development. The Plan provides a stable, long-term basis for decision-making which will provide a balance of high and low density housing, commercial, and industrial land use and an orderly process for land use planning. • The Plan provides the statutory basis upon which zoning decisions are based. The Michigan Planning Enabling Act (P.A. 33 of 2008, as amended) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other City Ordinances, specifically the Zoning Ordinance and Map. Zoning is only one of the many legal devices used to implement the Master Plan. • The Plan attempts to coordinate public improvements and private developments. For example, public investments such as road or sewer and water improvements should be located in areas identified in the Plan as resulting in the greatest benefit to the City and its residents. • Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the City's direction for the future. Lakes to Land Regional Initiative, which sought to develop Master Plans for communities along the Lake Michigan lakeshore in Manistee and Benzie Counties. The City of Manistee Planning Department had developed a base document as a participant in the “Lakes to Land” regional initiative. Public input sessions as a well as a survey which garnered citizen input from the community occurred during the summer of 2014 and input received was tallied and summarized as a portion of the planning process. In 2015, the City of Manistee contracted with the Manistee County Planning Department to provide services for the completion of the base document. The document when received by the County Planning Department was well put together with substantial portions of the document completed. Staff of the Manistee County Planning Department sought to include more visual information in the forms of maps and graphs for placement within the plan as well as working to further garner citizen input for the development of goals and tasks for the plan. In October of 2015 a final public input session was conducted at Manistee City Hall to add upon public input data already received from the previous public input sessions as well as the survey which was available online. The information was then added to the existing public input and reinforced much of what was gathered previously in terms of the desires of the residents of the City. Plan development continued into 2016 when a draft plan was developed and provided to the City of Manistee Planning Commission for official review in February. Comments received by the Planning Commission were incorporated into the planning document and the final draft was developed which was released to the public for review on May 18, 21016. Upon the completion of the public review period the City of Manistee Planning Commission held a public hearing on August 4, 2016 for adoption of the Master Plan. The City of Manistee Master Plan was adopted by the Manistee City Planning Commission on August 4, 2016. The final draft of the plan was then provided to the Manistee City Council for their approval, which was received on August 16th, 2016. In summation, the City of Manistee Master Plan, along with the Council Strategic Plan is the only officially adopted document which sets forth an agenda for the achievement of goals and policies related to land use. It is a long range statement of general goals and policies aimed at the unified and coordinated development of the City of Manistee. It helps develop a balance of orderly change in a deliberate and controlled manner which permits controlled growth. As such, it provides the basis upon which zoning and land use decisions are made. Section 1.2 Methodology The development of the City of Manistee Master Plan began in 2014 with inclusion of the City of Manistee in the 8 9 �1,000 2,000 Feet 4,000 3,000 US 31 ² HILL RD ART HUR ST MAGILL ST TWELFTH ST 31 S MAPLE RD TWELFTH ST US- FOURTEENTH ST TENTH ST £ ¤ RAMONA DR US 31 Map 2.1 Historic Features STATE ST NINTH ST MANISTEE ST MAIN ST NINTH ST TENTH ST HIGH ST SIXTH ST SIXTH ST MAYWOOD AV VINE ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST CYPRESS ST WALNUT ST CLAY ST FIFTH ST MERKEY RD T ES FILER ST SEVENTH ST SEVENT H ST EIGHTH ST ELM ST K LA RAMSDELL ST PINE ST SECOND ST THIRD ST MAPLE ST SPRUCE ST ELM ST ELM ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST WATER ST CHERRY RD REIGLE ST GOLF CT During the late 1860s, the River Street area was mainly peppered with wood structures. However, in October 1871, a large fire destroyed most of the town including the structures on River Street. Post-fire, the buildings were built with brick, populating the downtown district with Victorian style buildings that provide essential character to the city. In 1982, Manistee’s Central Business District was added to the list of the National Register of Historic Places further showcasing the distinct character of the City of Manistee as well as paying reverence to its abundant history. Many buildings outside the historic district are registered historic structures. Both the Historic District and historic structure by parcel can be found on map 2.1. SUNSET LN CHERRY ST HARBOR DR CEDAR ST LOCUST ST In addition, as the city grew, more infrastructure was accumulated and many of the same lumbermen and businessmen who constructed large residences also built buildings on the main street that follows the river, aptly named, River Street. CEDAR ST FIRST ST POPLAR ST SIXTH AV With the owners of the sawmills and salt factories profiting from their businesses, many of them were able to construct large palatial homes in the southwestern portion of the City. Today, a good portion of these lumbermen’s mansions still stand today and provide the city with a distinct, historical character. T RS E RIV SIBBEN ST FIFTH AVE DAVIS ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV MCKEE ST MARINA DR FIRST AV CLEVELAND ST WASHINGTON ST ST JEFFER SON ST OE DUFFY ST NR MO Organized in 1869, the City of Manistee was originally founded on one primary resource, timber. As more and more people flocked to work in one of the many sawmills (and later salt factories), the city began to see a large increase in its population with immigrants from Poland, Norway, Sweden, Denmark, Ireland, England, France, Germany all settling in Manistee. 10 OAKFIELD S 2.1.1 Historic Manistee Michigan At the early stages of any planning activity, it is often useful to review past plans as a means to acquire historical perspective, and to set the context for the new plan. The insight gained through such a review often helps identify potential themes, topics and issues that may need to be revisited in the current work. It also helps establish a logical sense of continuity between past and present planning effort. PAR K AV NE DU RESID ENTIAL DR Section 2.1: Manistee Past and Present 2.1.2 Planning Manistee E AV D AL DR The following sections include an overview of its subject matter and planning trends while trying to not “reinvent the wheel”. There have been many studies and reports pertaining to specific areas of the Community which are linked to the Master Plan; they are referenced instead of detailed within this plan. FORD ST 500 £ ¤ OA K ST 0 ARK WP BRIDGE AV ..... HAHN RD -, CONDON RD LAKESHORE RD .....••I: Highways Historic District Roads Historic District Buildings by Parcel -+- Railroad D Historic Buildings by Parcel Hydrology D Parcels D Water Bodies ,.i:: City of Manistee OA K ST This section details the current conditions and trends in housing, commercial & industrial uses and population. The information gathered will be used for establishing the goals and tasks for the future land use map and plan and how they will be implemented. Legend PINE ST During the development of the Master Plan it was important that a general description of how Manistee has developed over the years be included in the plan providing the foundation for future development. This section includes a general description about Manistee and is not intended to be an inclusive inventory of all aspects of the community. It is designed to give a general impression of the natural features, sense of place, demographics, land use patterns and infrastructure and services that make up the City. City of Manistee Historic Buildings by Parcel HANCOCK ST CHAPTER 2: COMMUNITY PROFILE TWENTY-SECOND ST 11 �1945 Although originally platted in the mid-19th Century, the City’s first known master plan was prepared in 1945. Very general in scope, the major highlights of the plan were on selected roadway improvements and extensions. Somewhat typical of city plans of the era, the primary emphasis was on vehicle circulation; specifically the conversion of several streets into one-way streets, as well as the formal express of a ‘Civic Center’, consisting of City Hall, Library, and Courthouse. Interestingly, one of the problems which vexed planners even back then, were the awkward crossings of the rail and street systems in the vicinity of US-31. This is perhaps the common thread that links the City’s earliest planning efforts with those of the more recent past. 1958 This year saw the adoption of the Transportation Plan for the City of Manistee. It was prepared by the same consultant who prepared the 1945 Master Plan, and expanded upon many of the same themes. Major plan recommendations were to widen and straighten the Manistee River channel in order to accommodate a new generation of larger Great Lakes freighters, and to construct an over-thetracks grade separation for a proposed rerouted US-31 just north of the City limits. 1960 The Master City Plan was adopted during this year. Its major focus was on the need to develop and enforce subdivision regulations - a theme that was first raised briefly in the original 1945 Master Plan. The plan was also notable in that it was here that the recommendation was first made that a highway bypass should be developed in order to relieve congestion downtown. The plan also called for an additional bridge over the Manistee River at Tamarack Street, and other street connections to span gaps in the City’s street grid. 1981 Focusing public attention on the value and techniques of historic preservation and urban design was the crux of the Manistee Downtown Preservation and Development Plan completed in 1981. This plan contains both a general urban design program to be applied city-wide, as well as specific building-by-building architectural guidelines including cost estimates. Much of this plan laid the groundwork for the subsequent National Register nomination of Manistee’s Downtown, the establishment of the City’s Downtown Development Authority (DDA), the development of the City’s renowned riverwalk, and most recently, the streetscape improvements completed along River Street. Several other proposals presented in this plan have been successfully completed while many others have yet to be realized. 12 1988 As the predecessor of this plan and its point of departure, the Manistee Development Plan is the planning document that has guided the City from the late 1980’s. Recognizing the challenges and development opportunities posed by the City’s numerous waterfront properties, this plan identified seven “special planning districts” (SPDs) which were felt to warrant special planning treatment. All have water frontage, and most are conceived as multi-use districts consisting of public access areas, marinas, waterfront-appropriate commercial development, and housing of various densities. A major recommendation of the plan, and one which largely dictated the proposed treatments of at least two of the special districts, was the proposed relocations of the existing railroad right-of-way to the east side of Manistee Lake, and its replacement with a relocated US-31 business route. Also proposed to be relocated was the existing Consumer’s Energy facility along the eastern shore of Manistee Lake (SPD-2). Much of what was called for in this plan has been achieved; however, the aforementioned relocations have not occurred thus forestalling several of the recommendations for the City’s east side. 2002 In 2002 the Planning Commission adopted a new Master Plan to replace the Manistee Development Plan that had been in use since 1988. This plan was developed to take into consideration the current status and anticipated changes in the community. The plan was developed as a vision to incorporate the findings, recommendations, and strategies of the prior plans as well as current trends in the community. Incorporated in the plan was the recognition of Manistee’s rich heritage and character, while setting new direction for growth and development. 2007 – 2013 In 2007 the Planning Commission began reviewing the Master Plan City of Manistee 2002 (prepared by Langworthy, Strader, LeBlanc and Associates, Inc.) and determined that revisions were needed. The Planning Commission continued their stewardship role in developing a plan that anticipates the future growth of the City while being sensitive to the unique character of the community. Careful consideration was given to balance the Commercial, Industrial and Tourism sectors of the Community. The goal was to establish this balance while ensuring the health, safety and welfare of citizens. 2.1.3 Manistee County Plans 1997 Manistee County’s master land use plan was adopted in 1997 (Manistee County Land Use Plan) The plan’s main emphasis is on economic development within the context of ‘sustainable’ land development practice. The plan goes to some lengths to state that these objectives should not be viewed as mutually exclusive. In this vein, the plan calls for the adequate allocation of lands for commercial and industrial expansion, along with streamlined permitting, but in discrete, centralized areas served by existing infrastructure. The plan specifically warns against ‘strip’ commercial development and other development practices that may over-strain public and natural resources. Through its stated objectives and land use recommendations, the plan affirms the role of the City of Manistee as the economic and administrative ‘seat’ of the County. 2009 Manistee County’s most recent master plan was prepared in 2008 and adopted on January 20, 2009. The following is an excerpt from the County Plan which described who the plan was for. “Since Manistee County does not administer zoning regulations, and has no plans to do so in the future, a Basic Plan or “general plan” is what appears to be the best type of plan for the County. Therefore, this plan is primarily for county government, that is, the plan will serve as a guide to public investment and services provided by Manistee County. It will be used by the Board of Commissioners 13 �and other agencies, departments and boards of the county for future decision making, capital budget planning, and a guide to where future services and facilities will be needed. Of course, agencies related to local and county government, and state agencies will also use the plan as part of their decision making, facility and program planning. One factor important to the planning commission is the ability to address “Issues of Greater Than Local Concern” with this plan. These are issues that cross political boundaries and may be beyond the ability or jurisdiction of local government to address. These concerns may be entirely within the boundaries of the county, or may even cross boundaries with adjacent counties, or may involve several counties. Therefore, this plan considers adjacent county growth policies and plans as well as those within the county.” 2016 Section 2.2: Community Enrichment and Social Patterns 2.2.1 Population Trends The City of Manistee continues to house over one-fourth of the County population base. While the City’s population count has been slowly declining over the past 50 years, our adjoining Townships have experienced an increase in population (notwithstanding a decrease in all units in the 1990 Census). This trend has been common for other small cities across the State. Over half of the County’s population lives in the City of Manistee and our adjoining Townships (Manistee Township and Filer Township). The population trends for the City, neighboring Townships and Manistee County as a whole are provided in graph 2.1 and table 2.1. Population Change Manistee County embarked on a County-Wide Park and Recreation Planning Process which was initiated in 2014. The planning process resulted in the creation of Park and Recreation Plans for all communities within Manistee County. The City of Manistee, included in the planning process, adopted their Park and Recreation Plan which met all DNR State Guidelines in January of 2016. The State of Michigan then approved the County-Wide Park and Recreation Plan, and subsequently each of the plans for the communities contained within during March 2016. .... 20..000 2.1.4 Regional Prosperity Initiative An initiative established by the State of Michigan Governor’s Office, the Regional Prosperity Initiative encourages local, private, public and non-profit partners to identify regionally aligned growth and investment strategies for Lansing to support. The State of Michigan is divided into separate regions, with the City of Manistee and Manistee County as a whole contained within Prosperity Region #2. Region #2 is comprised of ten counties in total and encompasses all of Northwest Michigan. The Regional Prosperity Inititiatvie for region #2 is led by Networks Northwest, the areas regional planning authority. Participation within the initiative is completely voluntary for all communities, as the process looks to assist local units of government with meeting goals for their community. Networks Northwest developed a Northwest Michigan Regional Prosperity Plan titled “Framework For Our Future” which details information and tools important to our region which can help all members of the community including the public, community leaders, businesses, non profits, public agencies and statewide stakeholders. The plan contains chapters on many different facets which include: • Growth and Investment • Natural Resources • Housing • Talent • Healthy Communities • Transportation • Arts & Culture • Food & Farming • Recreation “The “Framework For Our Future” is a starting point for community discussions and action around important community development issues. While it does not, and cannot, comprehensively address the enormous breadth of community data and issues associated with these issues, ongoing community participation, deliberation, and action will help to make this document a valuable resource that can support community planning and action over the long term.” (Description from Networks Northwest website 2016) The Framework is a starting point with which many areas of this Master Plan have drawn information from in order to establish sound data concerning our region which assists greatly with the development of a Master Plan which touches on so many aspects contained within the Framework. The Northwest Michigan Regional Prosperity Plan A “Framework For Our Future” can be found at the following link: http://www.networksnorthwest.org/planning/planning-policy/northwest-michigan-regional-prosperity-initiative/northwest-michigan-regional-prosperity-plan/ 14 S,JX11:11 Cttv cir M11r,i5k~ filer T'DYYrt5M(l:I iM1:1n.12:~e C<l'llnt.' ■ 19'70 1.JH )U ', l:.'i71 ?•V~ ■ 19:80 7.665 3.209 .l,H'SI 2.3,0191 1!900 '- .9;.'1, .9s:a l.9iiil;i ~. ■ :i:00!:i 6. ~'E6 3,,1164 l,%09 ~4.5 ~7 • l(.,l·lG 4,004 2,.ns 2'4,"J')J ~Pl Mllll'lil:ittt Ti:iwu,lp .~6,'5 ·- Graph 2.1 Population Change 1970 7,723 City of Manistee Manistee 2,875 Township Filer 1,921 Township Manistee 20,393 County 1980 7,665 % - .75 1990 6,734 % - 12.15 2000 6,586 % - 2.2 2010 6,226 % - 5.47 3,209 + 11.62 2,952 - 8.09 3,764 + 27.51 4,084 + 8.45 2,149 + 11.87 1,966 - 8.56 2,209 + 12.36 2,325 + 5.25 23,019 + 12.88 21,265 - 7.62 24,527 + 15.34 24,733 + .83 Table 2.1 Population Change Seasonal Residents are often not reflected in Census Data. An analysis completed and released by Networks Northwest in October of 2014, the “Northwest Michigan Seasonal Population Analysis” provides insight into the seasonal population of our area. The figures provided in the seasonal population analysis are provided by County, but 15 �information from the analysis has important implications for the City of Manistee. Table 2.2 displays permanent, second home and overnight population estimates for Manistee County. Without identifying and linking seasonal populations to specific local communities within Manistee County it is hard to determine the exact impact to the City of Manistee. One can infer that a portion of the seasonal population stops and or resides within the City of Manistee or a neighboring Township in many cases, which has impacts on the local economy and infrastructure of the City. In a scenario where one infers that a majority of the seasonal population resides outside of the City, it is still very practical to assume that a portion of the seasonal population utilizes amenities within the City limits whether it is use of recreational facilities such as parks, beaches and/or boat launches, shopping along main street or at other business locations within the City, or utilizing infrastructure such as roadways,. The complete ten county region “Northwest Michigan Seasonal Population Analysis” can be found at: http://www. networksnorthwest.org/userfiles/filemanager/3292/ County Population Type January February March April May June July Permanent Population 24,672 24,672 24,672 24,672 24,672 24,672 24,672 Second Home Population 931 931 1,678 1,678 1,678 7,546 7,546 Manistee Overnight 725 947 829 995 1,898 2,984 6,853 County Total 26,328 26,550 27,179 27,345 28,248 35,202 39,071 % Seasonal 6% 7% 9% 10% 13% 30% 37% County Population Type August Permanent Population Second Home Population Manistee Overnight County Total % Seasonal 24,672 7,546 6,829 39,046 37% September October November 24,672 2,327 2,969 29,968 18% 24,672 2,327 1,816 28,815 14% 24,672 2,327 731 27,730 11% December 24,672 931 698 26,301 6% Annual Average 24,672 3,121 2,356 30,149 18% The 2010 Census, most likely does not take into consideration the seasonal and second home owners who plan to retire in the City of Manistee. The age distribution of a community allows one to measure change. The breakdown of the age of a communities residents helps determine housing needs, cultural and recreational needs of a community. Manisi:ieie Coll!.IM 'f City of Mla1nilitcu11 Und~r 1:8 .,.....20% 5{Hi4 ;25· 19'1i Graph 2.2 Age Distribution (Manistee County) Graph 2.3 Age Distribution (City of Manistee) Fifer Town:;!h1ip Urufer 1:8 U.ndcr 18, 1J1& Table 2.2 Seasonal Population (Manistee County) As expected the seasonal population analysis identifies the months of June, July and August as having the highest percentage of seasonal residents within Manistee County. This influx of seasonal population is very important to the local economy of the City of Manistee as well as our County and region. 25 34 5% 2.2.2 Population by Age When determining the needs of the community it is important to factor in the age of the residents of the City and our adjoining Communities. A breakdown in the age of the City’s residents helps to determine the type of recreational facilities and housing demands that may be needed. The 2010 Census was used to compare the age of the Population for Manistee County, City of Manistee, Manistee Township and Filer Township. (See table 2.3 and graphs 2.2 - 2.5) Manistee County City of Manistee Manistee Township Filer Township Under 18 4,716 1,366 50 447 20-24 1,253 349 371 80 25-34 2,366 703 616 155 35-49 4,647 1,094 847 426 50-65 6,129 1,451 884 620 65 & over 5,108 1,122 792 553 Table 2.3 Population by Age While at first glance it would have appeared as if the City had the largest 65 and over population, by breaking the information down into percentages it is apparent that the comparison between the age of the population in the County and neighboring townships are similar to the City. The majority of the population is aged 50 and older. 16 Graph 2.4 Age Distribution (Manistee Township) Graph 2.5 Age Distribution (Filer Township) 2.2.3 Population Growth in a New Economy The City of Manistee and all of Michigan is facing challenging economic times. This is in significant part due to a change the economy has made to a global economy. Some call it the new economy, which entails several characteristics such as: • Global: world-wide competition, where regions must be a player • Entrepreneurial: innovative small business start-ups with community support and help • Knowledge-based: where skills, creativity, and talent are highly valued and abundant • Success comes from: ability to incorporate knowledge, technology, creativity, innovation, and cooperative regional relationships. A deeply rooted fundamental for economic development and economic development planning in the New Economy is regionalism and regional strategies. This is important because in the new economy we are not competing with our neighbors; we are competing with other regions across the globe. On a smaller scale, it might be that Northwest Michigan is competing with Northeast Wisconsin; but on a much larger scale, it might be that Northwest Michigan 17 �M ,an istee County Section 2.3: Natural Recreational and Cultural Features City of Maniis.tee The City of Manistee is located in the northwest portion of the Lower Peninsula of Michigan. The City rests at 581 feet above sea level and totals about four square miles of land area. The trading area of the City encompasses a thirtymile radius and serves a population of approximately 25,000. I R!enter Oor:upie;d ■ ■ Ow.-ner Occupied Vacant ■ Graph 2.6 Housing (Manistee County) Mani,stee Township, enter O,n:,~ iedl ■ Owner OE:~ied' ■ \l'ctta Graph 2.7 Housing (City of Manistee) l0% Fi le,r Township, 16% 21% Overall, water quality in the area is good and plays an important part in industrial operations. Protecting water quality is crucial for consumption and use of residents as well as for recreational use for boating, fishing and swimming. See map 2.2 for Natural Features and Coastal Management areas. 70% ■ Renter Ocie:upiei!l ■ funer Occupied ■ V aca nt Graph 2.8 Housing (Manistee Township) ■ Renter Occ.upie{!] ■ Owner O.ccupie-d ■ Vacant Graph 2.9 Housing (Filer Township) is competing with northern India, eastern China or Brazil. It is this larger scale that has a much greater effect on our prosperity and the success of economic development for the City of Manistee. As a result it is important to leverage local assets and align local strategies with those in the region and sub-region. It is important to leverage those assets and align strategies with the state’s economic planning, and for Michigan in turn to perform the same alignment with the Great Lakes Region. This Master Plan is prepared with the intent to complement and work within the City of Manistee’s subregion of Manistee County, which in turns complements and works within Northwest Michigan. Much more detailed information on the New Economy can be found at the following link: http://www.shiawasseechamber.org/External/WCPages/WCWebContent/WebContentPage.aspx?ContentID=144 2.2.4 Housing Trends The graphs at the top of this page reflect housing data from the 2010 Census as it relates to renter occupied, owner occupied and vacant housing. According to the Michigan State Housing Authority, communities generally strive to achieve a 2:1 or even 3:1 ratio of owner occupant dominated housing. If vacancy rates exceed 10% the neighborhood may be experiencing blight. The City’s ratio of owner occupied to renter occupied is 2.18:1 which is within the recommended standards. The City’s vacancy rate is 22% which exceeds the 10% concern for neighborhoods to possibly experience blight, similar to neighboring Townships & the County as a whole. (See graphs 2.6-2.9) The City of Manistee has a rental registration/inspection program in place that requires all rental units in the City to be registered and inspections performed on a three year cycle. This program helps to maintain neighborhood stability but as the housing stock continues to age additional programs may be needed to maintain neighborhood stability and provide opportunities through rehabilitation. The 22% vacancy rate most likely includes seasonal residents, who are typically not captured in the Census Data. 18 Four main bodies of water directly affect the City. The western boundary of the City is Lake Michigan. The City owns and maintains approximately one mile of beach front for recreational use. The eastern boundary of the City is Manistee Lake. Man-made Lake is located on the North end of the City, and is 27 acres in size, created approximately 50 years ago by sand mining operations. Dividing the northern and southern portions of the City is the Manistee River Channel. The Channel is used primarily for transit to and from Lake Michigan to Manistee Lake for pleasure boaters, private and commercial fishing and freighter access to Manistee Lake industries. There is over a mile and a half of riverwalk along the Manistee River Channel. 2.3.1 Climate Latitude and Lake Michigan are the primary factors in determining the climate of Manistee. A moderate climate prevails with lake effect accounting for an average snowfall of 106 inches per year, and rainfall of 29 inches between March and November. The average daytime temperature for June and July is 75°, while December through February average is 23°. 2.3.2 Environmental Issues The industry of the City of Manistee included lumber in the latter half of the 19th century, paper, salt and other extractive industries from the late 1800’s to today. These industries have based their operations around Manistee Lake with access to freighter traffic both for delivery of product and supplying fuel to the industries. Manistee Lake is fed by the Little Manistee and Big Manistee Rivers with a combined flow of a billion gallons per day. The lake and rivers which flow into it are vital to the local economy not only for local industries which rest upon the shores and rely upon the water for manufacturing and transportation, but also for the recreational benefits tied to water such as fishing and boating. The importance of water quality to the City and surrounding area should remain a priority. The lake provides habitat which supports diverse species of plants and animals. 2.3.3 Green Infrastructure Wellhead Protection The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop long-term strategies aimed at protecting community drinking water supplies. The purpose of developing a WHPP is to identify the Wellhead Protection Area (WHPA) and develop long-term strategies aimed at safeguarding the area from contamination. (See maps 2.3 & 2.4) A WHPA is defined as the surface and subsurface areas surrounding a water well or well field, which supplies a public water system, and through which contaminants are reasonably likely 19 �City of Manistee Natural Features & Coastal Management ² • • Feet 4,000 NE S ART HUR MERKEY RD 0 $ RW-6 Feet 2,000 ² Map produced by the Manistee County Planning Dept. 1/22/2015 TCOW-1 $ RED APPLE RD $ RW-4 ANTHONY RD # DR YODER RD TRL MAYWOOD AV 10 Year Time of Travel Water Bodies 1,500 HIGH ST KOSCIUSKO ST CE 1 Year TimeRE of Travel CA 5 Year Time of Travel Hydrology 1,000 ENGELMANN ST DAVIS ST DR ER Travel Time Boundaries NT Roads 250 500 RAMSDELL ST CYPRESS ST CORNELL ST PRINCETON RD GREENWICH ST OAK ST MAPLE RD MOW-5 Oil/Gas Well Sites GE BLOSSO M / RW-3 # $ RW-9 $ MW-4C ADAMCZAK RD NIESEN DR # CANFIELD RD # $ IP A W PE TW-2 RD HW # Y # OL DM AP LE CH STATE ST MANISTEE ST MAIN ST # RD RIVER RD # IND IAN TR AIL W PREUSS RD DR # $ EDEL RD # CRITTER TRL # RAKONIEWSKI RD VINE ST $ City Well Locations # RAMONA DR $ MW-7C $ MAYWOOD AV $ RT MAYWOOD AV MAPLE ST ELM ST CHERRY ST Map produced by the Manistee County Planning Dept. 1/22/2015 NINTH ST RID ² Legend # LEXINGTON ST Feet 2,000 1,500 NINTH ST TENTH ST PIN E 1,000 $ $MOW-2 $ $PW-6 PW-7 $ $ MOW-4 BITTERSWEET DR 250 500 TWELFTH ST PW-9 # PO MAPLE RD 10 Year Time of Travel AIR US 31 / S ON NEL ST RAMONA DR 5 Year Time of Travel Hydrology $ DONTZ RD TWELFTH ST 31 S CHERRY RD Roads City of Manistee Drinking Water Wellhead Map South # NINTH ST PW-8 JEBAVY RD # 7 ~~L~~ ~ £ ¤ Map 2.2 Natural Features Oil/Gas Well Sites 1 Year Time of Travel Water Bodies HIGH ST ENGELMAN N ST RAMSDELL ST TENTH ST US- <) Travel Time Boundaries # # FOURTEENTH ST ~F · -=---r-=-1 City Well Locations # 0 KOSCIUSKO ST TENTH ST TWELFTH ST ~ SIBBEN ST WALNUT ST CYPRESS ST NINTH ST YAGER RD $ SIXTH ST SIXTH ST DAVIS ST OA K ST ELM ST NINTH ST Legend GOLF CT WASHINGTON ST MAPLE ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST ELM ST CEDAR ST CEDAR ST LOCUST ST TA MARACK ST BIRCH ST DINSEN ST MAGILL ST SIXTH ST / / DOMRES RD DR GOLF CT FIFTH ST / / / / City of Manistee Drinking Water Wellhead Map North N SUNSET LN CLAY ST SEVENTH ST SEVENTH ST EIGHTH ST MERKEY RD 20 FILER ST S US-31 BROAD AV SECOND ST THIRD ST T ES O LO REIGLE ST BRYANT AV WATER ST K LA The most significant sources of water supply contamination are landfills, surface impoundment areas, subsurface percolation from septic tanks and cesspools, open dumps, uncapped or improperly capped abandoned wells, injection wells and underground storage tanks. These uses represent both point and non-point contamination sources. Point BLOCK RD CHERRY ST HARBOR DR POPLAR ST SIXTH AV FIRST ST T RS E RIV HANCOCK ST FIFTH AVE MCKEE ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV It is the intent of this Master Plan to encourage protection of the City’s public water supply wells through the establishment of a Wellhead Protection Zoning Ordinance. Within the ordinance, zoning regulations will limit land uses and practices that may degrade groundwater quality within and outside the WHPA. CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST DUFFY ST OE FORD ST NR MO • ST DU RESID ENTIAL DR CHERRY RD 3,000 PEARCE RD 2,000 • SUNSET LN Neighboring Jurisdictions DR 1,000 City of Manistee WILDWOOD RD D D PAR K AV • • REVOLT RD rz2! Wetlands AV ALE UNKNOWN Hydrology 500 US 31 High Risk Erosion Areas 10' Contour 0 £ ¤ [Z) Manistee Coastal Zone Management Area Roads D ARK WP Roles and Responsibilities – Identify individuals responsible for the development, implementation, and long-term maintenance of the local WHPP. WHPA Delineation – Determine that area which contributes groundwater to the public water supply wells. Contaminant Source Inventory – Identify known and potential sites of contamination within the WHPA and include in a contaminant source inventory list and map. Management Strategies – Provide mechanisms which will reduce the risk of existing and potential sources of contamination from reaching the public water supply wells or well field. Contingency Planning – Develop an effective contingency plan in case of a water supply emergency. Siting of New Wells – Provide information on existing groundwater availability, the ability of the PWSS to meet present and future demands and the vulnerability of the existing wells to contamination. Public Education and Outreach – Generate community awareness in the WHPP by focusing on public education and the dissemination of WHPP information. ORCHARD HWY Railroad Water Bodies to move toward and reach the water well or well field within a 10-year time-of-travel. The State of Michigan requires communities to identify seven elements to be included in the WHPP. These elements along with a brief description are below. • BRIDGE AV -+- D OAKFIELD Highways HAHN RD LAKESHORE RD Legend HILL RD CONDON RD Map 2.3 Wellhead Protection (North) Map 2.4 Wellhead Protection (South) 21 �source is the term used to describe contaminants, which originate in the immediate area of the well or tap. All of the above, if located in close proximity to the water supply source, are examples of potential point source polluters. Contaminants from these uses may seep directly down through the soil to the water source. Non-Point Source Pollution Non-point source contamination is much more difficult to control because the cause of the problem may actually be located a considerable distance from the well. This type of contamination is caused by pollutants that filter into an underground aquifer and then migrate slowly through the groundwater aquifer to off-site wells and water sources. Prevention of this type of contamination must involve a collective effort on the part of property owners and local officials from a large geographic area. It is the recommendation of this Plan that all existing and future wells be protected from both point and non-point source contamination to the greatest degree possible. The City, through zoning, should examine policy and adopt regulatory measures in an effort to combat stormwater runoff as a source of water pollution. Methods of “Low Impact Design (LID)” can be utilized effectively to retain and cleanse stormwater prior to it reaching surface waters or groundwater resources. Through bio-retention, porous pavement/concrete, buffers, rain barrels and level spreaders simple methods can be employed which will have lasting impacts on local water quality. 2.3.4 Cultural and Historical Features Manistee is rich in History, the Little River Band of Ottawa Indians historically settled the area along the Manistee River and south to the Muskegon River where they actively trapped, hunted and raised agricultural crops sustaining their people. The 1836 Treaty of Washington established a 70,000 acre reservation which extended from the shores of Lake Michigan from the southern end of the City of Manistee north to the Bar Lake Outlet and then east to the Pine River and what is now known as Tippy Dam Pond. The LRBOI are intricately linked to the region and the City of Manistee; more detailed information on the Tribal history, journey and current status as a large employer to the region can be found through the following link: https://lrboi-nsn.gov/ The City provides opportunities for local citizens and visitors to explore its rich heritage. The Ramsdell Theatre is a Crown Jewel of the Community. The Theater seats 400 and is home to the Manistee Civic Players. Hardy Hall is home to the permanent collection of the Manistee Art Institute. The Ballroom is one of the most elegant facilities and is used for various events. The Manistee Fire Hall has serviced the residents of Manistee for more than 100 years and is the oldest continuously operated fire station in Michigan. The Fire Hall is on the State and National Register of Historic Places. Tours of the facility are scheduled throughout the year. The Manistee County Historical Museum is located in the A.H. Lyman Building in the Manistee Commercial Historic District which is listed on the National and State Registers of Historic Places. The Waterworks Museum is open to the public July through August. The Manistee North Pier head Lighthouse is located at Fifth Avenue beach and the Museum is working on raising the necessary funds to restore the structure. The Museum has constructed a Net Shed and historic Markers along the South Riverwalk. 22 During the peak of Lumber production Manistee was home to the most millionaires per capita mostly Lumber Barons. While the era has past some of their homes remain and are a reminder of a Victorian age of opulence. These homes are maintained by their owners and are included in a walking tour that highlights these beautiful buildings. The lumber area saw the boom of the City and neighboring communities in Manistee, Filer and Stronach Townships as well as within the Village of Eastlake located on the opposite shore of Manistee Lake. 2.3.5 Parks and Recreation Manistee provides recreational opportunities for people of all ages and abilities with over 268 acres of Public Lands & Parks and three and a half miles of bikeways and walkways maintained by the City. The City continues to improve facilities and make them universally accessible for people of all abilities to enjoy. View public lands and park locations on map 2.5. The recreation site inventory in table 2.4 reflects the park locations on map 2.5. The City Parks Department is responsible for maintaining all of the city’s parks, park facilities, the Riverwalk and beaches. Summer is an especially busy time for the department, when the demands of growing grass and summer traffic necessitate the hiring of a seasonal crew to meet the demand for maintenance. The department strives to maintain city parks to the greatest degree possible and is constantly addressing areas that need repair or attention. The City of Manistee has 268.17 acres of open land and park space. This is 14.43% of the total parcel land area within the City where the total acreage of parcels is 1857.72. With a population of 6,226 according to the 2010 census, this provides park space of 1 acre per 23.22 residents. There are adjustments that can be made to this percentage as it is highly likely that residents outside of the City Limits utilize parks within the City due to specific assets and park types which may only be offered in the City of Manistee. Douglas Park/First Street Beach/Lighthouse Park is the largest City owned recreation area located on the west end of First Street on Lake Michigan. The facility includes a boat launch, fish cleaning station, picnic area with pavilions overlooking Lake Michigan, fishing pier, two playgrounds, volleyball courts, tennis courts, basketball court, softball fields, restrooms, dog park, and a gazebo that is home to weekly summer concerts. Universal Access to the beach is made possible by the installation of “Brock” decking. Duffy Park is located on the north side of Manistee on Monroe Street and hosts a full size little league baseball field, playground, parking lot, full-sized and junior soccer fields, basketball courts, Universally Accessible restrooms and Concession Stand. Fifth Avenue Beach is located on the north side of Manistee at the west end of Fifth Avenue on Lake Michigan adjacent to the Coast Guard. This is a large lake front beach with a Universally Accessible beach house, concession stand, playground, tennis courts, picnic area, parking and home of the North Pier head Lighthouse. The Lighthouse and Catwalk is one of the most photographed icons of the community. Universal Access from the Beach House to the beach is made possible by the installation of “Brock” decking. Mack Park is located on the south side of Manistee on the corner of Fourteenth and Greenwich Streets. A small fenced baseball diamond is home to area T-Ball Table 2.4 Recreation Inventory 23 �D 1,000 2,000 Feet 4,000 3,000 PAR K AV BRIDGE AV HILL RD E AV D AL - ² ARTHUR ST 500 DU NE S 0 US 31 ARK WP 20 ! ( DR D D E RD - £ ¤ N OW Recreation Sites -+-- Railroad Hydrology Land Trail Water Bodies Water Trail Public Lands Highways City of Manistee Roads Neighboring Jurisdictions KN # ! ( UN Legend OAKFIELD LAKESHOR I HAHN RD City of Manistee Recreational Inventory CLEVELAND ST ! (5 ! (3 ! ( £ ¤ <] -. YODER RD RAMONA DR TRL I Map 2.5 Recreation Inventory Ninth Street Boat Launch is located on the east side of Manistee at the east end of Ninth Street on Manistee Lake. There are limited amenities with a dock and lighted parking area. ! (9 TWENTY-SECOND ST l O) RAV RED. ,,AP- ·PL ..... E RD 24 US 31 ~ INE D R US-31 S BLOSSOM 10 ! ( TWELFTH ST 0 MERKEY RD 9D c::, ! (4 Located on the Manistee Riverwalk, the city marina is adjacent to the historic downtown district of this Victorian Port City. Here you will find an abundance of shops, fine dining, local history and friendly service. MANISTEE ST MAIN ST TENTH ST Morton Park is located on the east side of the City at the east end of Third Street. This park contains a playground and basketball court. HIGH ST TENTH ST KOSCIUSKO ST ENGELMAN N ST NINTH ST RAMSDELL ST NINTH ST TWELFTH ST 0 SIBBEN ST SEVENTH ST SEVENT H ST EIGHTH ST DAVIS ST TA MARACK ST SIXTH ST STATE ST ' MAGILL ST SIXTH ST 11 ! ( NELSON ST ~ ! (8 ! ( ! (1 2 FIFTH ST The City also has almost two miles of designated bike lanes. Located on Cherry Street from the South City Limits to First Street and on Veteran’s Oak Grove Drive to the City Limits on M-22, both designated bike lanes connect to neighboring township’s bike lanes. MAN ISTEE ST I ! (7 Man-Made Lake is an extension of Fifth Avenue Beach and is approximately 27 acres in size. With the exception of a parking lot, and Universally Accessible walkway the area is mostly undisturbed. This inland lake extends the swimming season because it warms up faster and cools down later than Lake Michigan. MAYWOOD AV VINE ST i i BROAD AV ST ST KE A L FILER ST CLAY ST SECOND ST THIRD ST MAPLE RD REIGLE ST CHERRY RD I I I GOLF CT SUNSET LN I DINSEN ST i i I BRYANT AV BIRCH ST CHERRY ST i I I I ER HANCOCK ST r HARBOR DR 21 ! ( CYPRESS ST f I I I 14 ! ( RIV WATER ST MAPLE ST ! ( 22 ELM ST ,, CEDAR ST FIRST ST 12 ! ( 13 ! ( OA K ST ! ( .... ,,. 6 CEDAR ST ',,. .... ELM ST \ ,, games; a playground area and basketball court can also be found here. MCKEE ST FIFTH AV SIXTH AV PINE ST 15 ! ( FIFTH AVE THIRD AV FOURTH AV FIRST AV SECOND AV THIRD AV ROBINSON ST OA K ST I I I I I SPRUCE ST 16 ! ( 19 ! ( WALNUT ST MARINA DR FIRST AV PINE ST ,... I ! ( T ES 17 DUFFY ST MO O NR FORD ST 18 ! ( WASHINGTON ST RESID ENTIAL DR .------ North Beach Access is at the North City Limits on Washington Street. A Universally Accessible walkway/boardwalk from the parking lot leads to a spectacular view of Lake Michigan. Stairs lead down to the public beach, from the viewing platform. North Riverwalk and Memorial park are on the north bank of the Manistee River Channel between the Maple Street and U.S. 31 bridges. Universally Accessible boardwalk, benches, fishing dock and gazebo where weekly summer concerts are held can be found at the site. The Veterans have a memorial honoring the local men and women who have served our military. A large parking lot serves the Central Business District and is home to the Manistee Farmer’s Market. Red Szymarek Park is located on the north side of Manistee on Fifth Avenue and Monroe Street. The park is heavily 25 �wooded with a mature oak stand and includes picnic tables, playground area and Disc Golf Course. The park is also home to the Annual Forest Festival Arts & Craft Fair. Rietz Park is bounded by Vine, Forest, Park and Main Streets in the southeast section of Manistee. There is a fenced baseball diamond with bleachers which is home to the Manistee Saints, a semi pro baseball team since 1934. There is a picnic area, playground, basketball court, and a Universally Accessible Restrooms. Sands Park is jointly owned and maintained by the City of Manistee and Manistee Area Public Schools. The park is located on the south side of Manistee on the corner of Maple and Eighth Street. The park includes tennis courts, a baseball field, playground, Skate Park and in the winter the City maintains an ice skating rink. Other amenities include a Teen Center/Warming Shelter and parking lot. The City has over a mile and a half of Riverwalk located on the Manistee River Channel. The South Riverwalk runs along the south bank of the river extending from the U.S. 31 Bridge to Lake Michigan. Amenities include benches, fishing piers, planters, historical markers and a Net Shed Museum. Blue Water Trails in the form of the Lake Michigan Water Trail follow the Lake Michigan Shoreline to locations within the City of Manistee. The Lake Michigan Water Trail is listed as a national water trail, but also connects to envisioned and currently under development local water trails which meander through the City of Manistee along the river channel and Manistee Lake which allow for connections to points further inland. The routes of these trails are primarily in place with water routes naturally established, but further implementation of improved accesses, signage and marketing/ advertising of routes is needed. In addition to the City Parks there are other recreational opportunities in the City. They include the Centennial Track, Hamlin Field, Jefferson Elementary School, Manistee High School, Manistee Middle School, Paine Aquatic Center, Kennedy Elementary School, Trinity Lutheran School, Manistee Catholic Central School, Maxwell Town Community Park/CASMAN Academy, Senior Center and the Art Park. These facilities are often available for the public to use. Complete information on park facilities and proposed goals and projects for the City of Manistee, can be found in the Manistee County-Wide Park and Recreation Plan 2016. Section 2.4: Community Enrichment Residents and Visitors are offered a variety of arts, cultural, educational and social opportunities in the City. There are many organized events that improve the quality of life, provide for neighborly interactions and embrace the sense of place that is Manistee. There are three major festivals held annually in Manistee. The Forest Festival is celebrated over the Independence Day holiday and includes events that embrace the rich heritage of Manistee, including the importance that the forest and harvesting of timber played in the development of the City. From the kickoff party, grand parade, art fair, carnival, Aquapalooza, petting zoo to the fireworks over Lake Michigan, the event provides something for people of all ages to enjoy. Hops and Props (formerly known as the Port City Festival) highlight the wooden Century Boats that were once proudly made in Manistee. From the gleam of the polished hulls to the sound of the engines you appreciate the craftsmanship of the men and women who built these beautiful boats. Highlighted by a parade down the Manistee River Channel, the festival includes an art fair, music, food and samples of Michigan brewed beer. Christmas in Manistee does not officially start until Sleighbell Weekend when you are transported back to the Victorian Era. Participants wear period outfits as downtown Manistee welcomes the holiday. Teams of Belgium Draft Horses pull a Community Christmas Tree down River Street on sleds. The tree averages 30 and 35 feet in height and is a sight to be seen followed by our own Santa Clause. The parade concludes when everyone follows the tree and sings Christmas Carols to celebrate another Holiday season in Downtown Manistee. Victorian SleigLhell lPara,de &o..··. ··. •· ~r1_-~ , _L__ __ _ , w--· -;-eeenaJ . ~ I ·, 20.IJ . Other Community Events Other community events include the Wine and Chocolate Tasting, Men and Women’s shopping events, Boos, Brews & Brats, Sidewalk Sales, Grapes on the River, Paint the Town Pink, Frostbite Saturday & Chilli Crawl, Tightlines for Troops, Spring Break at the Vogue as well as various fishing tournaments. 2.4.1 Attractions While in Manistee Michigan take some time to visit the historical sites. Manistee City Fire Station The City Fire Station located on First St. east of US 31 was built in 1888 and is the oldest continuously operating fire station in the State of Michigan. Ramsdell Theater The historic Ramsdell Theater is located on the corner of First and Maple in the Manistee Business District. We invite you to experience the joys of the stage, symphony and fine arts. 26 27 �Historic Downtown Manistee The Victorian Port City. “A Step back in time” Historic Manistee’s River Street. The downtown is a national and state Historic District. Victorian buildings line the street, which follows the winding Manistee River all the way to Lake Michigan. Along River Street, you will see small shops in historic buildings, restaurants, antique stores, gift shops, City Marina, bakeries and nautical and unusual gifts. Riverwalk A one and a half-mile long Riverwalk runs along the Manistee River, past marinas, and under two drawbridges to Lake Michigan. Great Lakes’ freighters pass through the river channel, stopping traffic and giving onlookers a chance to wave at the crew as they see a large ship up close. Trolley Tours Hourly tours of the City of Manistee are available May through September. Hail the trolley as it goes by, or at the terminal - on Memorial Drive. The tour will include downtown Manistee, and historic homes, beaches and Orchard Beach State Park. Manistee’s Historic North Pier & Catwalk Dating back to 1855, Manistee’s historic North Pier and Catwalk are listed on the State Register of Historic Sites and is one of only four remaining catwalks on the west Michigan coast of Lake Michigan. Located at Fifth Avenue Beach in the City of Manistee, it is the centerpiece of many photographs and paintings. S.S. City of Milwaukee The National Historic Landmark vessel is floating museum and attraction for a once great lake going car-ferry. Adjacent to the S.S. City of Milwaukee is a retired Coast Guard Cutter which is also available for touring. A very popular attaraction in Octorber is the “Ghost Ship”. The S.S. City of Milwaukee is turned into a floating haunted house which is a favorite of locals and visitors. Roots on the River All Concerts begin at 7:00 pm on Thursdays from June through August at the Jaycee’s Bandshell on Memorial Drive. Walk the Riverwalk, park your boat or sit on the riverbank and hear a great summertime concert! Manistee Shoreline Showcase Concerts begin at 7:00 pm on Tuesdays at Douglas Park, First Street Beach Gazebo from June to August. Enjoy the views of Lake Michigan while enjoying the music. 2.4.2 Farmers Market The Farmers Market is located at Memorial Drive Parking Lot next to Veteran’s Memorial Park. Every Saturday from 8 am until 1 pm, May through October, you can find fresh, local foods, entertainment and a cooking demonstration at the Manistee Farmer’s Market. This market supplies a wide variety of foods that are grown locally. Available foods include meats, cheeses, breads, fruits, vegetables, local honey and flowers. Utilization of the farmer’s market helps support local growers, and provide an avenue for obtaining locally grown healthy foods. Section 2.5: Land Use A thorough review of the land uses occupying each parcel within the City of Manistee was conducted during this Master Planning Process. The review utilized GIS data at the parcel level coupled with local knowledge of current land uses for the development of the dataset. The dataset provides a baseline for management of parcel classification data moving forward with all future Master Plan updates, and also can assist with data for the development of other planning documents. The data was fundamental in the development of the land use section of this planning document, and provides insight into the land use patterns of the City. Detailed GIS analysis of parcel data provides an avenue for determining land uses and the percentage of lands they occupy within the City of Manistee. The following table 2.5 identifies the land use types which were categorized during this Master Planning Process. The land use table can be utilized with map 2.6 which displays the entire land use for the City of Manistee by Parcel. Located in this section are “sub-area” land use maps for specific regions of the City of Manistee as well as maps displaying specific information for individual land use categories. Land Use Acreage % of Total Parcel Acreage Single-Family 578.92 31.16% Duplexes 17.7 0.95% Multi-Family 25.12 1.35% PUD 116.54 6.27% Commercial 307.85 16.57% Industrial & Railroad 168.88 9.09% Civic (Exempt Lands) 376.07 20.24% Vacant 248.53 13.37% Vacant (Un-buildable) 5.94 0.31% Parking Lot 12.17 0.65% Table 2.5: Land Use 2.5.1 Residential Land Use and Rental Housing In 2003 the City instituted a rental registration program that requires all residential rentals within the City to be registered and inspected on a three-year-cycle. This program establishes minimum standards for dwellings offered for rent or lease, authorizes inspection of such dwelling, and assigns certain responsibilities and duties of landlords and occupants essential to make each dwelling safe, sanitary and fit for human habitation. Staff reviewed the Rental Registration list to establish where single family, two family and multi-family rentals were located to better understand the housing market in the Community. This includes residential units that are located in or as a part of a mixed use with commercial use. Table 2.6 displays the available rental units by housing type as measured by occupied parcels.. The information from table 2.6 can be geographically located on map 2.7 which displays the type of rental units and their location on parcels within the City of Manistee. Residential land use categories can be found on the land use map 2.6 and on sub-area maps 2.9, 2.10 and 2.11. All rental data contains both seasonal and year-round available rentals. Rental Unit Type Number of Parcels Available Units Single-Family 283 284 Duplexes 121 242 Multi-Family 49 277 Housing Commission 8 167 Totals 460 970 Table 2.6: Rental Housing Networks Northwest, the regional planning agency for the 10 County region of Northwest Michigan underwent a large process delving into many facets of planning for our region. This “Framework for Our Future” contained many categories including a housing analysis at the individual County level in the “Manistee County Housing Inventory, 28 29 �2,000 Feet 4,000 3,000 PAR K AV ² DR 1,000 I .. E AV D AL WASHINGTON ST MAGILL ST VINE ST \J RAMONA DR ST Map 2.6 City of Manistee Current Land Use S ON NEL 0 US-31 S YODER RD STATE ST HIGH ST MAYWOOD AV MAPLE RD <J MANISTEE ST MAIN ST CHERRY RD TWELFTH ST C: 30 ENGELMANN ST TENTH ST RAMSDELL ST NINTH ST DAVIS ST OA K ST NINTH ST TENTH ST HILL RD The analysis provides insight into the current status of housing and rental housing in Manistee County and the needs which will be demanded in the future. A very brief synopses of the analysis identifies: • Housing affordability impacts home occupation for low income house-holds. Manistee County has a shortage of 300 owner-occupied homes for households earning less than $50,000 per year. • Rentals in Manistee County are unaffordable for an average renter and extremely low-income households (those earning $20,000 or less per year) • Population growth is less than the growth in households for Manistee County. This displays a decrease in household size, but an increase in household need. This impacts available household size as smaller households don’t necessarily have the need for a large single-family home and the increased costs associated with a larger home. • Energy and Transportation costs impact rental affordability. Regional trends indicate that an average household spends over half of their income on housing and transportation. This can lead to crisis situations for households. • While about 860 Manistee County rental households are single-person households, only about 500 rental units are 1 bedroom units or smaller. There is a high demand for these units and many households are unable to access them. This pushes individuals into rental units which are larger and more expensive. • Single-unit rental housing options must most often be located in areas with sufficient infrastructure to allow for higher density apartment complexes, leading Cities and Villages to often provide for housing options due to available infrastructure for such developments. • Population growth has been concentrated in age groups over age 45 within both the City and County. As the population ages, housing needs are likely to change toward a demand for assisted living, adult foster care or other options for in-home support services, as well as for smaller living spaces for shrinking household size for this demographic. It is known that the largest availability of single unit rentals can be found in apartment complexes within the City, or immediately adjacent to the City These complexes offer lower income households options for rental. The aging population and a shift in housing needs towards assisted living centers for the elderly portion of the population should be taken seriously. Data identifies the need for this housing type, and input from the public has identified concern for this age cohort and facilities which cater directly to this aging population. Further options for single-family housing size should be reviewed, as regulatory requirements may prevent more modest sized single-family homes from being placed in specific zoning districts. SIXTH ST SIXTH ST KOSCIUSKO ST SIXTH ST 2014”. This analysis can be found at http://www.networksnorthwest.org/userfiles/filemanager/2708/. The data, although provided at the County level provides insight into housing in the City of Manistee. There is a necessity for single unit rentals as well as a increasing need for housing for the aging population in the City and County. There is also a need for options for smaller single-family homes than what is typically available on the market in our area. FOURTEENTH ST MERKEY RD - T ES SIBBEN ST CYPRESS ST MAPLE ST FIFTH ST SEVENTH ST SEVENTH ST EIGHTH ST ELM ST CLAY ST TWELFTH ST BLO - - SSO. M TR . L K LA FILER ST WALNUT ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST GOLF CT REIGLE ST SUNSET LN CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST T RS E RIV HANCOCK ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO ART HUR ST DU NE S 500 ARK WP N OW 0 -- KN t:::. UN Land Use Highways -+ Railroad D Single-Family Roads D Duplexes Hydrology Multi-Family PUD D Water Bodies City of Manistee Commercial Industrial/Railroad D Neighboring Jurisdictions Civic D Vacant Parking Lot BRIDGE AV Legend HAHN RD LAKESHORE RD ©-- , OAKFIELD City of Manistee Current Land Use The City of Manistee contains a substantial percentage of the population of Manistee County, but Filer Charter Township to the South and Manistee Township to the North have high density populations which immediately abut the City. Housing considerations for single-unit rentals for lower income population as well as housing for the aging population is a discussion that should occur amongst these municipalities. Working together to plan for housing needs across municipal boundaries is a sound idea that is necessary with this issue of greater than local concern. A planning process which will seek to answer and plan for housing needs in our area is desired and actions are being taken to pursue such a process for our area. It is recommended that the City participate and work through a planning process for housing with other local municipalities in Manistee County. 2.5.2 Commercial As the City has developed over the decades Commercial needs and development has evolved. The invention of the automobile along with other factors led to the demise of the neighborhood corner market leaving commercial structures in neighborhoods which now sit vacant. The Downtown Merchants compete with Big Box Development in 31 �1,000 2,000 Feet 4,000 3,000 ² HILL RD BRIDGE AV OAKFIELD HAHN RD PAR K AV U.S. 31 runs North to South through the City of Manistee where Commercial Development along US 31 is mixed with residential uses. There are small extensions of Commercial Development off U.S. 31 east and west on First Street, as well as an abundant commercial presence which can be found on River St. East and West of US 31, and along Division St. which connects River and 1st Streets. Home based occupations have been an increasing trend in the City of Manistee and the City recognizes this growing trend as a viable option for people wishing to operate a business out of their home. 2.5.3 Civic DR 500 AR WP V LE A KD A ART HUR WASHINGTON ST ST Map 2.7 Rental Housing VINE ST There is vacant property in the City of Manistee available for development. In addition there are obsolete properties with vacant buildings that are poised for adaptive reuse. Annually the City identifies redevelopment sites that include obsolete buildings, vacant commercial buildings and larger vacant properties for redevelopment, and maintains this information within a database. This database provides a catalogue of available sites for development and redevelopment and is an integral marketing piece for the City to maintain. In 2014 the City made application and was accepted in the Michigan Economic Development Corporation (MEDC) Redevelopment Ready Communities (RRC) program. The City continues to work towards certification in the program through the development of best practices as outlined in the Report of Findings. S YODER RD 2.5.5 Vacant & Redevelopment Ready S ON NEL RAMONA DR US 31 MAYWOOD AV MAPLE RD FOURTEENTH ST STATE ST TWELFTH ST £ ¤ The City of Manistee has two areas of Industry. Light Industry is located at the north end of the City. There are vacant lots available in the Industrial Park and vacant property around the park. General Industry is located along the western edge of Manistee Lake on the east side of the City and is accessible by Rail and a Deep Water Port. There are several properties that are vacant or are not in operation at this time. The total amount of land contained within industrial and railroad land uses is 168.88 acres or 9.09% of the total parcel area. The industrial and railroad land use areas are displayed on maps 2.6 and sub-area maps 2.9, 2.10 and 2.11. HIGH ST ENGELMANN ST TENTH ST RAMSDELL ST NINTH ST DAVIS ST NINTH ST MANISTEE ST MAIN ST CHERRY RD SIXTH ST SIXTH ST TENTH ST 2.5.4 Industrial & Railroad KOSCIUSKO ST SIXTH ST TWELFTH ST TRL SIBBEN ST CYPRESS ST MAPLE ST OA K ST ELM ST MAGILL ST SEVENTH ST SEVENT H ST EIGHTH ST The County Courthouse is located on the Corner of Maple and Third Street. The County also operates a Public Library and Health Department in the City. The United State Coast Guard operates a facility at Fifth Avenue Beach. There are numerous Churches in the City. Manistee Area Public Schools has two elementary schools, the Middle School and High School in the City with one remaining elementary school located outside the City. Manistee Catholic Central School is located on the corner of U.S. 31 and Twelfth Street for pre-school through 12th grade. Trinity Lutheran School is located on Oak and Fifth Streets for pre-school through Eighth grade. Casman Alternative Academy is on Ninth St. T ES US-31 32 CLAY ST FIFTH ST MERKEY RD BLOSSOM K LA FILER ST WALNUT ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BROAD AV TA MARACK ST BIRCH ST BRYANT AV DINSEN ST GOLF CT REIGLE ST SUNSET LN CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST T RS E RIV HANCOCK ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO The City of Manistee is the sole City located in Manistee County and serves as the County Seat. The City has the highest concentration of Civic services in the County including Governmental unit offices, Churches and Schools. There are 19 identified park and recreation sites that are owned and maintained by the City Parks Department along with two additional parks that the City maintains. City buildings include City Hall/Police Department, Department of Public Works, Fire Hall, Waste Water Treatment Plant, Ramsdell Theatre and other buildings which are maintained as part of this system. Civic lands are exempt from tax collection. The total amount of land contained within the civic (exempt) land use category is 376.07 acres or 20.24% of the total parcel area. Refer to maps 2.6 and sub-area maps 2.9, 2.10 and 2.11. ST DU NE S 0 US 31 N OW c:1 £ ¤ KN - Highways Rental Units Railroad Single-Family -+ Roads - Duplexes Hydrology Multi-Family Water Bodies Housing Commission D Parcels D City of Manistee D Neighboring Jurisdictions UN Legend LAKESHORE RD City of Manistee Rental & Housing Commission Units neighboring communities. The City currently has 307.85 acres or 16.57% of the parcel land area contained within the commercial land use category. Commercial areas are displayed on land use map 2.6 and land use sub-area maps 2.9, 2.10 and 2.11. 33 �US 31 ,.... ² ST ART HUR WASHINGTON ST ER RIV The Street names for this portion of the Northside consist of President’s Names and Numbered Avenues. Residential home stock predominantly consists of homes that were originally built for the workers who worked at the nearby mills and factories. Charming front porches encourage a gathering place for neighbors to interact. MAGILL ST TWELFTH ST MAYWOOD AV VINE ST MAPLE RD FOURTEENTH ST £ ¤ ST Map 2.8 Redevelopment Ready S ON NEL YODER RD S TRL US-31 34 RAMONA DR MERKEY RD Multi-Unit Developments STATE ST TWELFTH ST TENTH ST MANISTEE ST MAIN ST NINTH ST The mid 1970’s marked the end of an era when the last sand hill was mined on the north side of the Manistee River near the 5th Ave. Beach, where the once rolling sand dunes had vanished. In the early 1990s the initiation of a development began on 47.5 acres of property which was developable once mining was completed. This area is now home to Harbor Village the first Planned Unit Development (PUD) in the City and the Dunes Subdivision. It is a small community with both permanent and seasonal residents boasting spectacular views of Lake Michigan, the Manistee River Channel and Man Made Lake. Amenities include a Marina, Fish Cleaning Station, indoor and outdoor pools. HIGH ST NINTH ST TENTH ST Harbor Village SIXTH ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST FIFTH ST The Presidents and Avenues SIBBEN ST CYPRESS ST CLAY ST US 31 BLOSSOM HILL RD The Northside is all of the property north of the Manistee River Channel. From the South you will need to take either the Maple Street or US 31 Bridge since it is bounded by Lake Michigan on the west, Manistee Lake on the East and Manistee Township to the north. Please refer to map 2.9. T ES RAMSDELL ST OA K ST ELM ST K LA SIXTH ST SEVENTH ST SEVENT H ST EIGHTH ST CHERRY RD ST FILER ST WALNUT ST MAPLE ST SECOND ST THIRD ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST BIRCH ST BROAD AV TA MARACK ST GOLF CT REIGLE ST BRYANT AV DINSEN ST CHERRY ST HARBOR DR ELM ST CEDAR ST FIRST ST POPLAR ST SIXTH AV WATER ST The Northside DAVIS ST FIFTH AVE FIRST AV SECOND AV THIRD AV MCKEE ST THIRD AV FOURTH AV FIFTH AV The total land area contained in the vacant land use category is 248.53 acres or 13.37% of the total parcel land area. There is an additional vacant land area of 5.94 acres or 0.31% of the total parcel area which is considered vacant, but un-buildable due to limitations of lot area and/or environmental concerns. Please refer to map 2.8 which displays the vacant and redevelopment ready parcels within the City of Manistee. Manistee is as unique as the neighborhoods that have been home to the residents in the community since the mid 1800’s. Each neighborhood has its own character and charm which creates an individual sense of place as unique as their names. For discussion purposes we have divided the Community into three Sub-Areas for mapping and discussion purposes. The sub-areas depict the uniqueness of each of the areas. Included is a list of residential, commercial, industrial and civic uses in each sub-area which provides a snapshot into the uniqueness of each sub-area. CLEVELAND ST MARINA DR FIRST AV JEFFER SON ST ST FORD ST OE DUFFY ST RESID ENTIAL DR NR MO One of the components of the RRC program is identifying and prioritizing redevelopment sites. Annually Staff and the Planning Commission prepare a list of sites for review by City Council and various Boards and Commissions for redevelopment. They then select 5-10 sites as priority redevelopment sites. The owners are contacted and with their permission the sites are marketed on the City Website for redevelopment. Sites are also featured by the Redevelopment Ready Communities Program in the Opportunity Michigan Publications. 2.5.6 Sub-Area Land Use Summaries HANCOCK ST Feet 4,000 3,000 DR 2,000 PAR K AV NE S 1,000 DU 500 SUNSET LN 0 AV ALE BRIDGE AV £ ¤ D ARK WP OAKFIELD - Highways D Water Bodies Roads Obsolete Buildings --+- Railroad D Vacant Parcels .....E: Hydrology City of Manistee D Parcels D Neighboring Jurisdictions HAHN RD LAKESHORE RD City of Manistee Development Ready Legend Properties The Northside is home to two high rises (Century Terrace and Harborview Apartments) that are operated by the Housing Commission. The Manistee Place (former Chalet West Apartments) is the oldest apartment complex in the City and it is located on Fifth Avenue. The apartments were constructed in the 1970’s and were in need of updating. In 2012 the Apartment Complex was purchased and the developer began renovating the facility. There are three condominium developments located on the Manistee River Channel; Lakeridge Landings, Shipwatch Condominiums, and River Parc Condominiums. River Parc Condominiums are currently moving forward through a process for completion of the project. Two condominium developments are located on Manistee Lake; Bayview Condominiums and Joslin Cove Condominiums, each of these condominiums have areas that are currently awaiting 35 �0 1,000 Land Use I I □□ Feet 2,000 S ES ² K LA Single-Family Duplexes Multi-Family PUD Commercial Industrial/Railroad Civic Vacant Parking Lot 1,500 1□11 HO DR AV FIFTH AVE CHERRY ST E DR DU S West of Maple DR This is the portion of the City located west of Maple Street with the Manistee River Channel to the North, Lake Michigan to the west and Filer Township to the South. The residential area outside of the Hill and Golf Course District consists of older homes on lots platted from the late 1800’s through early 1900’s. Please refer to map 2.10. The Hill N OW VE TE R ART HUR ST AN S O AK G RO KN QU INCY ST MONR OE ST JACKSON ST HARRISON ST DUFFY PA R K DR WASHINGTON ST The Golf Course District VE EA US 31 ST SM S ITH T T GILLESPIE RD DR £ ¤ ES ST ARK WP E AV D AL Map 2.9 Land Use Sub-Area North Map During the peak of the Lumber Era Manistee was home to the most Millionaires per capita in the United States. This resulted in the construction of some beautiful Victorian mansions for the Lumber Barons at the highest elevation in the City referred to as the “Hill”. While many were torn down at the end of the era, several remain and are a tribute to the rich heritage of Manistee. UN FORD ST NE N GLOCHESKI DR RESID ENTIAL DR HUGHES ST SAINT MARYS PKWY Recreation options on the Northside include Arthur Street Boat Launch, Duffy Park, Fifth Avenue Beach, Man Made Lake, North Beach Access, Red Szymarek Park, the North Riverwalk and Memorial Park, and designated Bike Path on Veteran’s Oak Grove Drive. K LA 36 Commercial The United States Coast Guard facility is located at Fifth Avenue Beach. The City Garage is located at the entrance of the Industrial park on Washington Street. Manistee County Transportation (Dial-A-Ride) is located on the corner of Memorial Drive and Washington Street. St. Mary’s of Mount Carmel Shrine is a large Catholic Church located on St. Mary’s Parkway. The Providence Presbyterian Church holds services at the Dial-A-Ride Community Room. N LAKESHOR FIRST AV HANCOCK ST CLEVELAND ST T NS SO MA R ST E RIV FILER ST SIBBEN ST CLAY ST HANCOCK ST FIRST AV WALNUT ST LINCOLN ST GR EENBUSH ST MCKEE ST SECOND AV POPLAR ST TAYLOR ST MEMORIAL DR SECOND ST THIRD ST SHORT ST MAPLE ST SECOND AV THIRD AV OA K ST CYPRESS ST THIRD AV FOURTH AV FIFTH AV PINE ST FREMONT ST SIXTH AV WATER ST FOURTH ST SPRUCE ST MARINA DR FIRST ST SECOND ST FOURTH ST ELM ST The Light Industrial Park is on the northern most portion of the Northside. The park was developed by the City in 1972, as the City received a Federal EDA Grant to construct the Industrial Park. The City Garage and the City Recycling Facility are located within the park and there are a few remaining vacant parcels for future development. Civic MONR OE ST CEDAR ST Industrial There are two commercial areas on the Northside. The first is an extension of the Central Business District on Washington Street and Memorial Drive and is home to the only full service Grocery Store located in the City Limits. The second is a variety of commercial buildings on U.S. 31 (Arthur Street and Cleveland Street). FI FT H RE HARBOR DR City of Manistee Current Land Use (North) 500 Highways Railroad Roads Hydrology Water Bodies City of Manistee Neighboring Jurisdictions -1- 1 Legend 250 □~□ I I completion of the development. The Joslin Cove Condominiums are moving through a process with the Manistee Country Brownfield Authority to amend the Brownfield Plan and Development Agreement which will facilitate completion of the project. Manistee Golf and Country Club established in 1901 is one of Michigan’s oldest, continually operating golf courses located on the bluff above Lake Michigan. The surrounding neighborhood was developed in the mid 1900’s mostly with single story ranch style homes. The area is suburban in feel with large front yards and decks on the rear of the homes with little or no sidewalks which limit the walkability of the neighborhood. Lighthouse Landings Lighthouse Landings is located on the Corner of First and Cherry Street. Development of this PUD began in 1996 on nine acres which consisted of 36 units. In 1999 the PUD was amended by adding three acres and an additional 14 units. 37 �0 City of Manistee Current Land Use (West) 250 I I □□ Feet 2,000 ² Single-Family Duplexes Multi-Family PUD Commercial Industrial/Railroad Civic Vacant Parking Lot 1D 1 1 Land Use 1,500 REIGLE ST K LA RE N DR ·~ BROAD AV ': ., ~~TAM . AR . .AC - .K-ST. -= ~~~ WALNUT ST SM S ITH T T DS T ES AN HL AS HANCOCK ST K LA SIBBEN ST Map 2.10 Land Use Sub-Area West Map Multi-Unit Developments There are two apartment complexes and an assisted living facility located off Cherry Street. The Cherry Hill Apartments have 48 units and are located on Ramsdell Street. The Lakeview Apartments have 40 units and are located on Cherry Street and the Green Acres Retirement Village, an assisted living facility, is located on Twelfth Street. Civic City Hall is located on the corner of Maple and Water Street and is home to the City Police Department. The Manistee County Courthouse is located on the corner of Third and Maple Street. The Manistee County Historical Museum is located on River Street and the Waterworks Museum is located on First Street. The former Armory, Senior Center and United Way are also all located in this area. Trinity Lutheran Church, Faith Covenant Church, Holy Trinity Episcopal Church, First Congregational United Church of Christ, are all located in this portion of the City. Recreation options West of Maple include Douglas Park, First Street Beach, First Street Beach Launch Ramp, Lighthouse Park, Sands Park (Teen Center, Tennis Courts, and Skate Park), Hamlin Field, Municipal Marina, Paine Aquatic Center, Centennial Track, Manistee High School Facility (Football Field, Baseball and Softball Field) the west half of the South Riverwalk and designated Bike Path on Cherry Road. Manistee Area Public Schools High School, Middle School, Kennedy and Jefferson Elementary School and Trinity Lutheran School are located west of Maple Street. East of Maple East of Maple is the portion of the City south of the Manistee River Channel with Manistee Lake on the West and Filer Township on the South and Maple Street located to the West. This area has an eclectic mix of neighborhoods. Please refer to map 2.11. The Peninsula T NS SO MA R ST E RIV HANCOCK ST FILER ST MCKEE ST CLAY ST MAGILL ST SIXTH ST DAVIS ST SEVENTH ST NINTH ST ~·~ . GR EENBUSH ST CYPRESS ST SECOND AV WASHINGTON ST LINCOLN ST POPLAR ST :;-4iiiiiii TAYLOR ST LYNN CT DR SECOND AV THIRD AV FIFTH ST FAIRVIEW AV THIRD AV SIXTH AV WATER ST SECOND ST SHORT ST ~ SYCAMORE ST RE FREMONT ST OA K ST -~:Jl~isii .. --,rn,~11 1j~ = MICHAEL ST FOURTH AV FIFTH AV SECOND ST THIRD ST FOURTH ST SEVENTH ST NINTH ST TENTH ST ELEVENTH ST •. . SPRUCE ST ~~/ijg _ CYPRESS ST •·· ~w~==-= L / ., 1 ~l, lfi==-i.l 1-T-i CORNELL ST ' ELM ST PINE ST MAPLE ST TENTH ST GR EENWICH ST ELEVENTH ST PRINCETON RD ' lliiiiii MAPLE RD LEXINGTON ST FOURTH ST ~ OA K ST HO MONR OE ST CEDAR ST OXFORD CT . Em. ES ,~ +:~gt~ ' ,3§ ,ig t:'.ig" •. r"-=--=:t=-= ;:: PIN. E ' ST ~ ._ ··,-- ~ li~~.J SIXTH ST ~ BROWNING AV ELM ST EIGHTH ST TWELFTH ST NINTH ST '3E;~ LOCUST ST LA K MARINA DR BRYANT AV FIRST ST ' BIRCH ST TA MARACK ST In 1982 the City annexed over 110 acres of property from Filer Township located at the southwest corner of the City. Fifty Five acres have single-family dwellings located on the acreage. In 2005 the adjoining 55 acres had an approved PUD which was never developed and the PUD has since expired. Part of the Central Business District is located west of Maple Street on River Street. There are also a small number of Commercial properties located on Water Street. FIFTH AVE ~~CH ~ - ER - . .RY ,;,-ST DINSEN ST HO ES T Annexed Property Commercial S HARBOR DR FAIRWAY LN TWELFTH ST MERKEY RD GOLF C CHERRY RD US- 31 S 38 Legend Highways Railroad Roads Hydrology Water Bodies 1,000 City of Manistee Neighboring Jurisdictions 500 Di'E D I 11 1 The total project consists of 25 duplex’s (50 units) with attached garages, large decks and walk out basements creating a unique community. Once home to heavy industrial uses, the Peninsula is slated to be redeveloped under the Manistee Peninsula Brownfield Plan. Plans are to redevelop the area embracing the unique character of the neighborhood. This includes Adaptive Re-use of the Iron Works Building, rehabilitation of the single family homes while utilizing the opportunities of having water surrounding the district. In 2008 the Manistee Peninsula Neighborhood Revitalization Action Plan was developed which details future development of the Peninsula A copy of the Plan can be found at: http://www.manisteemi.gov/ 39 �ST R TH U AR CLEVELAND ST F BL UF . . . TENTH ST TWELFTH ST FOUR T EENTH ST US 31 FIRST ST The majority of the Central Business District contains what is considered “Downtown Manistee” and is located on River Street. Commercial development also runs along a portion of US 31 to the South City Limits. There are pockets of Commercial Uses along the Old US 31 Truck Route that serve small pockets of neighborhoods. PAR K The City Fire Department is located on the Corner of First and Hancock Streets and is home to the oldest operating fire station in Michigan. The City Waste Water Treatment Plant is located on Ninth Street and the shores of Manistee Lake. The Historic Ramsdell Theater is located on the corner of First and Maple Street. The Manistee County Health Department is located on Third Street. The Library and Bookhouse are also located in this area on the corner of 1st and Maple Streets. STATE ST MAYWOOD AV £ ¤ Commercial Civic MAIN ST ELEVENTH ; ; . ST . MANISTEE ST .,:- . ; 1 TENTH ST Constructed in 2001 the Reitz Park Village Apartments is a Low/Moderate income Apartment Complex consisting of 48 units on Park Avenue. The General Industrial District is home to Morton Salt, Reith Riley and a few other businesses on the West Shore of Manistee Lake with both deep water port and rail service. NINTH ST VINE ST . 31 S LEXINGTON ST This is the neighborhood around Rietz Park that includes the duplexes and single family low income homes overseen by the Manistee Housing Commission. Industrial HIGH ST I~ . US- MAPLE RD Located on the former City Landfill this area was platted in the 1960 and development began shortly afterwards. Single Family Ranch style homes with attached garages are common in this area. The area is suburban in feel with small front yards and decks on the rear of the homes with little or no sidewalks which limit the walkability of the neighborhood. Multi-Unit Developments END ST ENGELMANN ST ' NINTH ST FOURTEENTH ST PL PA R K AV MERKEY RD FORES T AV TWENTY-FIRST ST 40 ² S MAIN ST RAMSDELL ST SIBBEN ST ,= . , RAMSDELL ST 111, TWELFTH ST ' ·-- Feet 2,000 l . I. SIXTH ST DAVIS ST SEVENTH ST CYPRESS ST OA K ST ELEVENTH ST 1,500 Rietz Park Neighborhood SIXTH ST EIGHTH ST TENTH ST 1,000 T MAGILL ST SEVENTH ST NINTH ST 500 Maxwell Town Golden Acres ES KOSCIUSKO ST LYNN CT FIFTH ST FAIRVIEW AV MICHAEL ST FOURTH ST HANCOCK ST THIRD ST MCKEE ST FIRST ST CYPRESS ST GR EENBUSH ST POPLAR ST MAPLE ST OA K ST PINE ST ROBINSON ST PINE ST SIXTH ST K LA 250 Multi-Family PUD D Commercial Industrial/Railroad Civic D Vacant Parking Lot T CLAY ST ~;2/', rt11~ fijlJJj :-SJ,J fillli8 ~i'R~.. .rrrni-=- -==,.'ffil'~.~= : .a11 S ITH 09i SECOND ST FILER ST 0 -- DocumentCenter/View/507 This is the neighborhood of homes that were constructed for the factory workers who worked at the lumber mills and factories on Manistee Lake. Built on smaller lots these are part of the older housing stock in the community. D Duplexes AV MEMORIAL DR WATER ST SPRUCE ST T NS SO T A S M ER RIV SM SIXTH AV TAYLOR ST Land Use D Single-Family HANCOCK ST FIFTH AV LINCOLN ST ST FOURTH AV - Highways -+ Railroad Roads Hydrology Water Bodies City of Manistee Neighboring Jurisdictions ST THIRD AV SHORT ST SECOND AV UNKNOWN FIRST AV Legend JACKSON ST WASHINGTON ST DUFFY ST FORD ST FREMONT ST HUGHES ST MONR OE ST EA MELITZER ST QU INCY ST City of Manistee Current Land Use (East) Map 2.11 Land Use Sub-Area East Map Guardian Angels Church, St. Joseph Catholic Church, Trinity Lutheran Church, St. Paul’s Lutheran Church, Seventh Day Adventist, Manistee United Methodist Church are all located in this area of the City. Recreation options East of Maple include the Art Park, Mack Park, Maxwell Town Community Park/Casman School Academy, Morton Park, Ninth Street Boat Launch, Reitz park and that portion of the South Riverwalk east of Maple Street. Both Manistee Catholic Central School and CASMAN School Academy are located east of Maple Street. 41 �Section 2.6: Central Business District (CBD) Arguably the City of Manistee’s greatest asset is its intact collection of historically significant downtown buildings, and their relationship to the area’s natural geographic features. This marriage of built and natural environment gives the City strong aesthetic appeal, and has loomed large in Manistee’s emergence as a regional tourism and cultural center. The Central Business District is home to Downtown Manistee. The Downtown Development Authority was established in 1982 by Ordinance. In 2008 the Downtown Development Authority applied for and was approved for Manistee to be part of the Michigan Main Street Program. The Manistee Commercial Historic District is located in the core of the Central Business District and highlights the charm and character of the downtown. Refer to map 2.12. Manistee Commercial Historic District in Downtown Manistee is listed on the National and State Registers of Historic Places. The District includes over 60 contributing buildings constructed in the late 1800’s with a few infill buildings from the mid 1900’s, and is the heart of Downtown Manistee. Enjoy a walk down River Street to view these beautiful commercial buildings running east to west located on both sides of the street, from Division Street to Pine Street. The district intersects at Maple Street Bridge with buildings running north to south on Washington Street across the Bridge onto Maple Street. Downtown Manistee is home to the Farmer’s Market and various events and outdoor concerts. The downtown is fully serviced with municipal water, sanitary sewer and storm sewer facilities, as well as electrical and gas services. The streetscape features octagonal pavers that replicate the first sidewalks that were placed in the city. 2.6.1 Land Uses of the CBD The downtown is an eclectic mixture of public and private uses from retail businesses, offices, parking, churches and residential properties in an easily accessible walkable downtown business district. Civic Civic Uses in the district include City Hall, Manistee County Transportation “Dial-a-Ride”, Manistee County Library and U.S. Post Office. Veterans Park which is along the north bank of the Manistee River between US-31 and Washington Street provides an open pavilion for summer entertainment venues and is home to the Farmers Market. The Manistee Municipal Marina is located on River Street just west of Oak Street with an open space that is available for rent for small groups. Lastly, there a number of public parking lots in the downtown with many located on the south side of the district behind buildings on the south side of River Street. The Manistee Council on Aging (Senior Center), United Way and Salvation Army are conveniently located in the downtown. Commercial Commercial Uses in the district provide numerous choices for patrons. Dining options include coffee shops, pub food, sandwich shops, specialty pizza, casual dining, and fine dining. Several of these locations include decks overlooking the Manistee River Channel while others offer outdoor seating on the street. Throughout the district you will find antique stores, a wide selection of retail stores, professional offices, personal service establishments and financial institutions located in historical buildings dating as far back as the late 1800’s. Spend the night at one of the two inns located in the heart of the downtown. A full service grocery store and the local newspaper are also located in the district. Recreational The Riverwalk runs through the heart of Downtown Manistee on the south bank of the Manistee River Channel and has several universally accessible access points for easy access for people of all abilities. The Manistee Municipal Marina provides public restrooms and resting areas along the riverwalk. Veteran’s Memorial Park is home to summer concerts and provides another riverwalk on the Northside of the Manistee River Channel that features a band shell and fishing dock and benches. The parking lot is home to the Manistee Farmers Market May through October where not only fresh produce and baked goods are available, but there is often music and crafts for sale as well. Residential The downtown district has a variety of housing opportunities. The past decade has seen the renovation and development of residential units over many of the commercial buildings in the heart of the downtown. There are single-family homes, duplexes and multi-unit apartments located adjacent to the commercial buildings creating a blend of mixed uses. Many commercial buildings in the district have unused upper story space that could be developed into additional residential units. Providing for residential opportunities within the district will only increase the vibrancy of the downtown. Vacant Land There are a few vacant properties available for development in the district including the former Hotel Chippewa property that is approximately 1.62 acres in size. Located across from the City Marina, development of this property could become an anchor to the district. There are a few small properties in the district available for smaller developments. 42 43 �City of Manistee SECOND AV DDA Riverwalk Entrances Water Bodies Riverwalk Land THIRD AV Public Parking Lots Private Parking Lots • Orientation to River - The backs of buildings along the River should present a more inviting appearance for those viewing the City from the riverwalk and bridges. • Infill and Unification - Investment should be targeted to the north bank of the River. Architecturally appropriate infill construction along Washington Street should seek to reconnect the north bank area to River Street and the core downtown. The entire downtown ‘ensemble’ should be tied together with consistent landscaping/streetscaping. • Views - Important views of/from the downtown, river and lakes should be protected, framed and enhanced. • Pedestrian Comforts - Streetscape and building improvements should continue to focus on enriching the pedestrian environment of the City. The riverwalk should be extended along the entire length of the north bank. TAYLOR ST FILMORE ST I JEFFER SON ST LINCOLN ST TAYLOR ST - Ô ! Ô ! ...... Ir .-....... Ô ! Sl SlT _ ^ T ES \ RE S DDA Offices 294 River St. K LA S MA ON ST SM Projects/Improvements The Main Street Downtown Development Authority began the process of updating their Development Plan and Tax Increment Financing Plan in 2014/2015. The plan included projects and improvements to the district with estimated costs for the projects a follows: Symbol for Estimated Cost and Phasing of Improvements Estimated Cost $ $$ $$$ $$$$ $$$$$ 1 to 19,999 20,000 to 49,999 50,000 to 99,999 100,000 to 499,999 500,000 and more KEY Allocation of Capital Projects and Initiatives by Project Category and Priority Annual Allocation High (1-5 years) Medium (6-10 years) Low (10+ years) S ITH T ES ST T ES CT K LA ER ST N JO CYP B WE CLAY ST FIRST ST 44 I HANCOCK ST Gateways - Street entrances and approaches to downtown should be accented to ‘announce’ the downtown and enhance a sense of arrival. CLEVELAND ST US 31 HANCOCK ST • i £ ¤ MCKEE ST Architectural/Historic Appropriateness - Ensure that buildings within the National Registered Historic District adhere to the national standards for preservation as sanctioned by the National Park Service. New infill buildings should respect the established pattern and historic context of development as reflected in the scale, massing, placement, articulation, materials and orientation of downtown buildings. i I i !=.......,~ DIVISION ST ! i i j i .........1.,._Htf__ GRANT ST Railroad ² MEMORIAL DR Ô ! - = FILER ST ..... , • WASHINGTON ST ! - Mixed Use - Prevent the overexpansion of the core downtown in order to preserve its distinctive and compact character. Encourage greater use of the upper floors of downtown buildings for offices and apartments. Prevent the downtown from unraveling at the edges through inappropriate new construction or rehabilitations. ............. D .......'II GR EENBUSH ST i i.;= Manistee DDA Boundary Feet 960 Ô ! SECOND ST i -·-,- • SH• ·OR ' · , iTI(ST l ltHilatlflilfftj, 0 WATER ST □i & POPLAR ST r-----= City of Manistee 720 1•0 Roads 480 FORD ST SH, OR • , iTHST l MAPLE ST SYCAMORE ST Riverwalk Hydrology FOURTH AV 240 '111111 0 Summarized below are some of the more pertinent recommendations of the 1981 Urban Design Plan and 2002 Master Plan that have particular relevance to land usage for this Master Plan. FRANKLIN ST D fi□ ID D OA K ST Legend 120 ST OA K ST FORD ST FIFTH AV RIVER WATER ST • SIXTH AV PINE ST Highways II tI FREMONT ST Form and Design Ô ! Ô ! PINE ST WALNUT ST THIRD AV 0 SPRUCE ST Map 2.12 Manistee DDA 45 �Promotions & Marketing Marketing and Promotion - $$$ - Annual Allocation Continuation of downtown events such as, but not limited to, Hops and Props, Boos Brews and Brats, Men’s Night, Ladies Night, Sleighbell Parade, Frost Bite Chili Crawl and Friday Night Frenzy. Branding and Market Study -$$$ - Medium Complete a branding identity for downtown Manistee which integrates with the Manistee County Visitors Bureau branding effort and an update of the retail and housing market study in light of recent changes in the market influenced by the development of Meijer. Web Site Update, Newsletter and Downtown Brochure - $ Annual Allocation Regular updates to the Main Street / DDA web site, as well as, periodic publication of downtown newsletter and brochures. Design Riverwalk Refurbishment - $$$$$ - High Refurbishment of the riverwalk along the south side of the Manistee River between US-31 and Washington Street. Elements of the project will likely include replacement and/or painting of railings and deck, and improving connections with River Street. Façade Grant Program - $$ - Annual Allocation Continuation of the façade grant program. collection stations. Economic Restructuring Redevelopment of Former Chippewa Hotel Property - $$ - Medium Redevelopment of the former Chippewa Hotel located at the west edge of the downtown. The initial step by the DDA would be control of the property followed by a redevelopment concept and developer RFP. Washington Street Corridor - $$$$$ - High Continuation of redevelopment efforts to create infill and adaptive reuse opportunities along Washington Street between the river and 1st Avenue as envisioned in the Manistee North Corridor plan. Projects may include publicprivate partnerships, infrastructure assistance, assistance with demolition, and streetscape enhancements. Memorial Drive Redevelopment - $$$$ - Low Provide assistance, if needed, on redevelopment options within the area bounded by Taylor, Memorial Drive and Washington Streets. This area is strategic to the north side of the downtown and serves as a major entry to the downtown and is adjacent to Veterans Park and the river. Relocation of the Farmers Market - $$$$ - Low Relocation of the Farmers Market which is currently located along Memorial Drive. The Development Plan and Tax Increment Financing Plan will include the allocation of Capital Projects and Initiatives by Project Category and Priority. Note: The scope and cost of the projects may vary depending on the final design of each component. Project descriptions reflect the overall scope of the projects envisioned by the Manistee DDA. The DDA recognizes that market forces, private investment, future public-private partnerships, and legislative amendments may result in changes to the final design and costs. Creation of a Downtown Park/Town Square - $$$$$ - Low Acquisition and demolition of the former Glik’s Building to create a downtown park which will provide access to the river as well as serving as a venue for gatherings and downtown events. Veterans Park Refurbishment and Riverwalk-North - $$$$$ - Medium Improvements to Veterans Park which include ADA access and ramps, removal and replacement of wood decking and rails, removal and replacement of the events pavilion and design and construction of a riverwalk along the north side of the river. Streetscape Update and Refurbishment - $$$$$ - Medium Improvements to the existing streetscape to include new sidewalks and possible snow melt system, trees, and conversion of lamp luminaires and ballast from high pressure sodium (HPS) to light emitting diode (LED). Manistee County Library - Low Provide assistance with improvements to the historic Manistee County Library building at 95 Maple Street. Recycling Stations - $ for study and assessment /$$$$ estimated cost for three enclosures - High Determine the feasibility for centrally located recycling collection stations in the downtown and if feasible, construct 46 47 �TWELFTH ST US 31 Map 2.13 Boat Access & Marinas BRIDGE AV HILL RD ST RED. -APPL-E-RD .. S ON NEL YODER RD MAN ISTEE ST £ ¤ MAYWOOD AV VINE ST FOURTEENTH ST STATE ST y ! MANISTEE ST MAIN ST TENTH ST HIGH ST NINTH ST DAVIS ST OA K ST NINTH ST TENTH ST KOSCIUSKO ST ENGELMAN N ST SIXTH ST SIXTH ST RAMSDELL ST SIXTH ST US-31 S TRL OAKFIELD HAHN RD MAGILL ST TWELFTH ST Important Information on coordinates to the River Channel and the City of Manistee Public Marina: BLOSSOM T ES SIBBEN ST FIFTH ST MERKEY RD Channel: Marina: 44° 15’ 08” N 44° 14’ 54” N 86° 20’ 58” W 86° 19’ 37” W CYPRESS ST WALNUT ST POPLAR ST MAPLE ST OA K ST PINE ST SPRUCE ST CLAY ST SEVENTH ST SEVENTH ST EIGHTH ST ELM ST CEDAR ST LOCUST ST TA MARACK ST DINSEN ST SECOND ST THIRD ST K LA FILER ST MAPLE RD The Municipal Marina is located on the south bank of the Manistee River on the West end of River Street adjacent to the Central Business District. A new Universally Accessible Municipal Marina Building was constructed in 2012 and includes technology upgrades, amenities for boaters, public restrooms and conference room overlooking the Manistee River. Two Universally Accessible Lifts are available to assist boaters staying at the Marina and the general public. There is seating, benches and greenspace at the marina for public use and the riverwalk runs through the facility. BROAD AV CHERRY RD REIGLE ST GOLF CT 2.7.3 Marinas SUNSET LN In 2010, the city completely renovated the Arthur Street launch. The addition of an accessible fishing pier makes this a great asset for the whole area. The Arthur Street launch is slated for addition of a fee station in the not to distant future. Finally, the Ninth Street launch is proposed for a makeover once grant funding can be secured. BRYANT AV BIRCH ST CHERRY ST HARBOR DR PINE ST CEDAR ST FIRST ST The city takes great pride in its boat launches. Collectively, they are some of the best facilities on the west side of Michigan. The First Street launch is constantly being upgraded and improved. Recent work included widening skid piers, and the addition of a fish cleaning station for successful anglers. WATER ST T RS E RIV SIXTH AV y ! ART HUR ST FIRST AV SECOND AV THIRD AV HANCOCK ST , MCKEE ST THIRD AV FOURTH AV FIFTH AV ... y ! CLEVELAND ST MARINA DR FIRST AV DUFFY ST FORD ST NR-~ -r---.-r- MO First Street launch is the primary launch for access to Lake Michigan. It is a pay facility. In 2014 the cost was $10 for a daily pass and $40 for a seasonal pass. This money is earmarked for repair, maintenance and improvements to the facility and compliance is enforced by the Manistee Police. 48 ~L---. -- T S OE FIFTH AVE PAR K AV DR ² RESID ENTIAL DR First Street ( located on the river channel as part of the Douglas Recreation Area) Arthur Street (located on the north-western shore of Manistee Lake, adjacent to the Manistee River mouth) Ninth Street (located on the western shore of lower Manistee Lake adjacent to the City wastewater facility) E AV D AL NE S Feet 4,000 3,000 WASHINGTON ST 2,000 JEFFER SON ST 1,000 DU 500 ELM ST 0 The City of Manistee Operates three boat launches. City Marina US 31 ARK WP I 2.7.2 Boat Launches • • • £ ¤ y ! ELM ST The City of Manistee boasts not one, nor two, but three world class beaches. Sugar sand with easy access not only greets beach users but our beaches are enhanced even more by weekly cleaning with our high tech beach cleaner/ comber. First Street beach, Fifth Avenue beach and Manmade Lake beach offer three distinct and unique experiences. Very rarely crowded or overly busy, and always inviting, our beaches draw locals and visitors alike. Highways Public Boat Launches -+- Railroad Roads Marina Type Hydrology ■■ I Private D Water Bodies ■■ I Public D City of Manistee D Neighboring Jurisdictions RAMONA DR 2.7.1 Beaches Legend RD The City recognizes the importance of Waterfront properties as an asset to the Community. Properties with waterfront are a premium for development and highly sought after in most any community. Maintaining and preserving this natural feature is a high priority for the Planning Commission. Marinas are located along the Manistee River Channel and on the shores of Manistee Lake. Manistee Lake also provides a deep water port for various industries located along the shoreline and is an asset to the Industrial Uses located in the City of Manistee and adjacent municipalities. City of Manistee Boat Access & Marinas LAKESHORE Section 2.7: Waterfront 49 �Privately Owned Marina’s There are numerous Privately Owned marinas along the Manistee River Channel and Manistee Lake in the City of Manistee including: • • • • • Cedar Street Marina Harbor Village Marina Shipwatch Marina Seng’s Marina Pier 31 These larger private marinas are augmented by some smaller Marina operations and privately owned boat docks along the River Channel and Manistee Lake. Section 2.8: Transportation U.S. 31 is the primary entrance into the City from Manistee Township to the North and the Charter Township of Filer from the South. The U.S. 31 Bridge (one of two draw bridges in the City) runs over the Manistee River Channel. The posted speed limit on US 31 is between 30 and 40 miles per hour through the City of Manistee A US-31 Corridor Management Plan was prepared in 2004 for the City, Manistee Township and Charter Township of Filer. The 2004 US 31 Corridor Plan can be found at: http://www.manisteemi.gov/DocumentCenter/View/1387 2.8.1 US 31 Corridor Plan 2004 The following information for the City of Manistee is from the US 31 Corridor Plan: “Almost all of the recommended access improvements outlined in Figure 1 for the City fall under the retrofit category given the builtout nature of this part of the corridor. These types of improvements (closing unnecessary drives/sharing drives) are typically not items that can be done overnight as the City or MDOT can’t simply force an owner to close a driveway. In most cases, such closures are done through a site plan approval and/or building occupancy process when the site is redeveloped, improved, or changes uses. These closures, then, are part of a long-range plan and can take many years to come to full fruition. However, past experience has shown that the ultimate safety and capacity benefits realized by the residents of the City and other travelers, even if long term, are worth the effort. Recommended driveways closures/relocations do not focus solely on commercial sites. For example, there are two existing school driveways at the US-31/12th Street intersection that are too close and can affect the safety of the intersection. The driveway onto US-31 should be closed and the one onto 12th should be shifted westward (the grade difference issues can be solved). __- ....,... (!) ·•~ •-·- Figure 2.1 2004 US 31 Plan Schematic As shown on Figure 1, there are several small subareas within the city corridor that will need significant driveway adjustments; near/at 1st Street, just north of Monroe Street, and just south of the city’s northern limits. Also noted on the plan is the recommendation to limit the number of access points to a potential redevelopment site on the east side of US31 just north of the bridge. If/when the rail facilities are removed/relocated, two access points (located directly opposite city street intersections) will be enough to provide good access.” 50 The County Planning Department and Alliance for Economic Success are currently developing a Scope of Work for a planning process to develop an updated US 31 Corridor Plan for all of US 31 of which the City is an important partner. 51 �Deep Water Port Railroad Facilities 1,000 2,000 MAGILL ST TENTH ST CHERRY RD TWELFTH ST <J,;i RAMONA DR HILL RD ST Map 2.14 Transportation 0 US 31 US-31 S YODER RD £ ¤ MAYWOOD AV VINE ST MAPLE RD FOURTEENTH ST STATE ST TENTH ST MANISTEE ST MAIN ST NINTH ST HIGH ST NINTH ST TWELFTH ST TRL SIXTH ST SIXTH ST KOSCIUSKO ST ENGELMAN N ST SIXTH ST RAMSDELL ST OA K ST ELM ST FIFTH ST MERKEY RD BLOSSOM CLAY ST SEVENTH ST SEVENT H ST EIGHTH ST T ES SIBBEN ST POPLAR ST MAPLE ST OA K ST PINE ST PINE ST SPRUCE ST ELM ST CEDAR ST LOCUST ST TA MARACK ST BROAD AV K LA FILER ST SECOND ST THIRD ST ST S ON NEL Increased safety for pedestrians, persons with wheelchairs/disabilities and cyclists; Other transportation and fitness opportunities; Alternatives for maintaining a healthy lifestyle; Environmental stewardship; Increased awareness for community sustainability; Connectivity, being the linkage between various destination points in the community and surrounding communities. BIRCH ST CHERRY ST DINSEN ST GOLF CT REIGLE ST SUNSET LN There is a need to provide adequate parking and non-motorized trails that meet the needs of residents and visitors. Refer to map 2.14. The Overview from the City of Manistee Non-Motorized Transportation Master Plan adopted February 5, 2008 reads: BRYANT AV ER RIV f ¢ ¥ WATER ST ELM ST HARBOR DR 2.8.4 Non-Motorized Transportation 52 CEDAR ST FIRST ST ART HUR 1 I SIXTH AV DAVIS ST FIFTH AVE f ¢ ¥ f ¥ ¢ HANCOCK ST THIRD AV FOURTH AV FIFTH AV FIRST AV SECOND AV THIRD AV MCKEE ST ST MARINA DR FIRST AV Transportation system information is displayed on map 2.14. PAR K AV Manistee Blacker Airport 4 Miles CLEVELAND ST OE WALNUT ST NR MO CYPRESS ST RESID ENTIAL DR The City of Manistee and County are served by a Dial-A-Ride service that operates on an as-needed basis serving one of the many transportation demands of the community. Refer to map 2.14. • • • • • • AV ALE ST DU 2.8.3 Public Transportation “The City of Manistee Master Plan establishes that there historically and currently is an interest in non-motorized facilities within the City of Manistee. Established non-motorized facilities are those improvements and provisions made to enhance bicycling and walking such as bike lanes, bike racks, sidewalks, river walk, etc. Creating a transportation environment that provides universal accessibility and encourages bike usage, walking and the combined use of aforementioned and public motorized transportation (dial-a-ride) will enhance the City in providing for the following:” HAHN RD ² Feet 4,000 3,000 US 31 WASHINGTON ST 500 £ ¤ JEFFER SON ST 0 Water Trail D ARK WP BRIDGE AV - f Draw/Swing Bridge...,... ¥ ¢ DUFFY ST -- Highways Hydrology Roads CJ Water Bodies Railroad CJ City of Manistee Land Trail CJ Neighboring Jurisdictions OAKFIELD Dial-A-Ride FORD ST 1 I DR The City has a sidewalk replacement program in place that annually replaces section of sidewalk which have fallen into disrepair. Not every neighborhood in the City has sidewalks and the City recognizes this need to provide safe access for pedestrians. Legend NE S The majority of the City is a grid street pattern with public alleys. The City is nearing completion of the State Mandated elimination of combined sewers in the City. This process has taken almost 20 years to complete and once done the City will begin focusing on maintaining and upgrading streets. The 2015 Annual Report “State of Streets” is currently available for public viewing and can be located on the City website at: http://www.manisteemi.gov/ CivicAlerts.aspx?AID=249 City of Manistee Transportation LAKESHORE RD 2.8.2 City Streets and Sidewalks 53 �Section 2.9: City Services 2.8.5 Deep Water Port Manistee owes its very existence to its natural geography and the access provided by its location on the Great Lakes. Commercial freighters access a full domestic port facility at Manistee Lake through the Manistee River Channel. The importance of maintaining a 23 dredged foot depth in the Manistee River Channel is instrumental in the delivery of goods to the deep water port which serves several Manistee Lake industries. 2.8.6 Rail A Daily Rail Freight Service is another key component in the success of the numerous industries around Manistee Lake. There has been talk since the 1980’s to relocate the rail around the lake which would eliminate the train bridge across the Manistee River Channel and two railroad crossings on U.S. 31 on the North Side of town within the City Limits. 2.8.7 Commercial Airport Manistee County Blacker Airport provides daily commercial air service to Chicago Midway, as well as offering scenic plane tours of Northern Michigan and offering private flight services. Information on available services can be found on their website at: http://flymanistee.com/ An inventory of City Services which includes all public services was completed and broken down into categories as follows: 2.9.1 Administration City Hall is home to the Administrative Offices of the City and the Police Department. The following Departments are located at City Hall: 2.9.2 City Manager The City Manager is hired by the City Council; the City Manager is the Chief Administrative Officer for the City of Manistee. The City Manager is primarily responsible for the efficient administration of all city departments; the enforcement of all city laws and ordinances; the appointment of certain city department heads, with the consent of City Council; to fully advise the council on policies, affairs, financial conditions and the needs of the city; the enforcement of any franchises, contracts or agreements and the recommendation and administration of an annual city budget. 2.9.3 Assessing The City Assessor is an administrative officer appointed by the City Council. The assessor is responsible for property tax administration, valuation and record-keeping for real and personal property in the city. Real property is land and improvements. Personal property includes furniture, fixtures, machinery and equipment and is generally owned by commercial, industrial and utility companies. The City Assessor administers principal residence (homestead) exemptions in conjunction with the State of Michigan. Homeowners are allowed one exemption from the 18 mills of school operating tax on their principal residence or homestead. 2.9.4 City Clerk The City Clerk’s office shares staff and duties with the Financial Services Department. Its responsibilities are: • • • • • • • • • • • • • • 54 Accounts payable Bank reconciliations Banner permits Employee benefits Employee \ retiree insurance General ledger maintenance Maintaining voter registration records Management of school, local, state and federal elections Payroll management and maintenance Preparation of council minutes Property \ casualty insurance claims Publishing ordinances and board vacancies Safekeeping all city documents Records retention coordinator 55 �2.9.5 Financial Services The Financial Services Department is responsible for all financial activities in the city, with three main areas of responsibility: finance, treasury and information technology. The main activities of the department include: • • • • • • • • Drafting policies and procedures Investing all city funds Maintaining the city’s accounting records Managing the annual audit Receiving all city revenue Paying all city bills Preparing the annual budget Serving as Chief Technology Officer / managing IT contracts 2.9.8 Planning & Zoning Department The Planning and Zoning Department handles a variety of functions for city government. Activities include: Staff Liaison to the Planning Commission, Historic District Commission, Zoning Board of Appeals and Non-Motorized Transportation Committee. Processing requests, maintaining master files for each Board, acting as Recording Secretary for the Brownfield Redevelopment Authority and maintains master files for the Authority. Acts as the City Planner and Zoning Administrator, issues permits, develops language for zoning amendments and maintains the Zoning Ordinance. Maintains the master files for the Codified Ordinance and is one of two administrators for the City Web Page. City Contact for the Rental Registration Program and Building Permit inquiries; point person for the Redevelopment Ready Communities Program and prepares/processes grants. 2.9.6 Department of Public Safety (Police and Fire) In 2010 the Police Department and Fire Department were merged into the Department of Public Safety. City Police Department The Manistee City Police Department is a young, progressive department with many plans for the future. The department works in conjunction with local law enforcement agencies and rescue services to provide the best service to the community and its guests. The department currently has a staff of 19 full- and part-time employees. Currently there are five patrol cars which patrol 40 miles of city streets. The department also has a car for the detective sergeant’s use. During the summer months there is a bike patrol for community policing and summer events. Officers regularly conduct foot patrols throughout the downtown area, the Riverwalk and local beaches. A Polaris Ranger beach vehicle funded by a Local Revenue Sharing Grant will allow officers to patrol the beaches more effectively and respond to emergencies more quickly. City Fire Department The Fire Department has a budgeted staff of eight full-time employees, seven firefighters and one public safety director. The department provides the city with fire protection and medical response services, including basic life support transport services. In addition, firefighters conduct an active fire prevention program, conduct fire prevention and pre-planning inspections, inspect the city’s fire hydrants and maintain the city’s 117-year-old fire station. All firefighters are specially trained for cold water and confined space rescue, and some Hazmat operations. 2.9.7 Department of Public Works The Department of Public Works is the largest and most diverse of the city’s departments. Its main areas of work include the streets, parks, water system, sewer system, Wastewater Treatment Plant (WWTP), motor pool and the maintenance of these facilities. It provides such services as snow plowing, sanding, street repairs, traffic control, tree trimming, chipping, leaf pick-up, brush collection, park maintenance, flooding the ice rink, making compost, fleet maintenance, beach grooming and public area maintenance, to name just a few. The Public Works Department also assists other organizations as necessary, especially during the city’s festivals and peak summer season. 56 57 �D ER OR SIUDA RD KEMMER RD GUTHRIE RD º ¹ T AR ST MA IN RAMONA DR BITTERSWEET DR WILDWOOD RD ADAMCZAK RD._/ - CANFIELD RD ~' N SIXTH ST THIRD ST OREGON AV MAIN ST VINE ST PINE CREEK RD END ST UNKN OWN HARRIS RD EA ST LA K ¹0 º STRONA CH RD Map 2.15 School District and Buildings MEE ST GR ANT ST ~o k 0 S I ANTHONY RD West Shore Community College South 17 Miles PAR K AV FORES T AV US-31 RED APPLE RD S MAIN ST US 31 OLSON RD E RD NELSON ST £ ¤ MAN ISTEE ST MAPLE RD ¹1 º MERKEY RD CASMAN Alternative Academy 225 Ninth Street (7 – 12 grade) ENGELMANN ST CYPRESS ST FIFTH ST ¹2 º TENTH ST TWELFTH ST Westshore AVENUE B DAVIS ST EIGHTH ST WALL ST CLAY ST FAIRVIEW AV BIRCH ST TAMAR ACK ST CEDAR ST CHERRY ST GOLF CT CHERRY RD THU WASHINGTON ST RIV Y HW ¹3 º T S ER 6 ¹ º º ¹ ¹ º4 AE RF FIFTH AV 5 BE THIRD AV AV FIRST ST Trinity Lutheran School 420 Oak Street (preschool – 8 grade). RS S NE DU T ES ST FI FT H O NR ST 58 ¹8 º West Shore Medical Center Education Center EA Manistee Middle School and High School 525 Twelfth Street (grades 7 – 12) US 31 LE AV CA MO Manistee Catholic Central 1200 S. US 31 (preschool – 12 grade). Michigan Great Lakes Virtual Academy 50 Filer St., Suite F. (Online K-12) £ ¤ KDA E PAR DR V GILLESPIE RD LE A KD A R A WP 2.10.1 Administration and School Buildings Jefferson Elementary School 515 Bryant Avenue (pre-school, Young 5’s, Kindergarten) LAK SNAPE RD It is important to work in a collaborative manner with our school systems and higher educational institutions in order to identify specific areas of focus which are needed to fill positions which are offered not only within the City of Manistee, but also regionally. Further collaboration with the intermediate school districts provides opportunities geared towards shared resources, specifically athletic and recreational opportunities which can save monies through consolidation and maintenance. Superintendent’s office and Kennedy Elementary School 550 Maple Street (grades 4-6) ² RD FROST RD 4,500 ELLIOTT DR UNKNOWN 3,000 RD HILL RD 1,500 Feet 6,000 OA K ST MAPLE ST 750 c::1 POLEN FORD ST 0 Hydrology Water Bodies Manistee Area School District City of Manistee HAHN RD Highways Roads D D E KO T T W KOTT RD ESH º ¹ -+- Railroad # School Properties Higher education and trade school training are important in expanding an individual’s knowledge and skill set in preparation for career opportunities. West Shore Community College is located 17 miles south of the City of Manistee and offers a variety of courses and study areas which one can pursue to increase their knowledge in a subject and to ultimately place themselves competitively in the job market. West Shore Community College also offers courses at the West Shore Medical Education Center located a couple of miles north of the City of Manistee in the West Shore Medical Center Campus. The West Shore Medical Center offers hospital and emergency services to the area with 40 available beds and has cooperative care with neighboring Munson Healthcare in Grand Traverse County. Discussions with Baker College about offering courses locally have been occurring recently. Having additional higher educational courses available from other colleges can fill potential gaps which may be missing in terms of course offerings and educational areas of focus. Manistee Intermediate School District Offices 772 E. Parkdale Ave. District Offices Id# Legend SPRUCE ST The City of Manistee is contained within the Manistee Area Public School District as displayed on map 2.15. Four of the five Manistee Area Public Schools are located in the City of Manistee. CASMAN Alternative Academy located in the City if the only public charter school in Manistee County and offers a rigourous curriculum and high teacher to student ratio. Additional school options are available at Trinity Lutheran and Manistee Catholic Central which are both located within the City. School options are important as there is the school of choice for families within the City of Manistee as well as throughout Manistee County. Options allow for students to attend schools which best fit their character and scholastic needs. A Virtual Academy is also available in the form of the Michigan Great Lakes Virtual Academy (MGLVA). This is an online public school authorized by Manistee Area Public Schools for grades K-12. MGLVA is known for helping students become self-motivated learners. The rigorous curiculum includes art, music, world languages, and career and technical education courses. Students can participate in a dual-enrollment program, allowing them to earn college credits while in high school. City of Manistee School District & Buildings ELM ST Section 2.10: Schools and Education W AT ER ST THIRD AV 59 �Section 2.11: Guiding Ideas for Plan Development This portion of the Master Plan presents a broad spectrum of information related to current conditions and evolving planning trends in the City of Manistee. This section of the plan began with discussion on “likes, dislikes and direction for the future”. This was followed by answering the question “If you were to drive through Manistee or view it from the air in ten years what would you see?” 4. Enlarged Hospital with increased beds, specialists and medical treatments. This was the starting point the Planning Commissioners used to begin the development of this plan. This was then followed by gathering Citizen input as detailed in Section 2.12. The Planning Commissioners drafted a list which was utilized as a starting place for the public input sessions. The public input sessions would further expand the list which would provide a basis for goal and project development and ultimately develop the Future Land Use Plan. The top five initial responses for each category were as follows: 2.11.1 What Do You Like About the City? 1. Natural Bodies of Water (Lake Michigan Shoreline, Beaches, Manistee Lake, Manistee River Channel, Man-Made Lake) 2. Safe, friendly, family oriented, small town atmosphere, solid sense of community 3. Cultural opportunities in the area; The Ramsdell Theatre is a true gem with the Arts and Theater; Music on Tuesdays at the Gazebo and Thursdays on the River; renovating Vogue Theatre; Museums; Festivals 4. Recreational opportunities (Riverwalk, Parks, Golf, Indoor Pool, Indoor Walking Track, etc) 5. Great City services Fire, Police, Roads, Trash pickup 5. Manistee has a great school system with great sports teams and academics 2.11.2 What Do You Dislike About the City? 1. The lack of opportunity for high school and college graduates to obtain a well-paid job with future opportunity for advancement 2. City Taxes, Higher taxes than surrounding townships 2. Limited choices in restaurants 3. Limited Shopping opportunities, hours and selection, closed on Sundays, closed evenings (summer also) 4. Condition of buildings, empty storefronts and streetscape 2.11.3 Direction for the Future 1. Choices for everything (Restaurants, shopping, recreation, entertainment) 2. Job increase 3. Better Co-op between City and outlying areas; Manistee Agencies/Township pulling together to bring more manufacturing and retail jobs to Manistee and the County; Open forums with the City Council, Planning Commission, AES and Chamber held away from City Hall 4. Improved and expanded tourist information for the Manistee area (Midwest Living article an excellent example); Enhanced promotion of Manistee to Michigan and the Midwest (e.g. boating publication); promotion of Manistee County as a site for new industry and business which would employ larger numbers of people and increase starting wage levels; Create a positive acceptance of new industry and business from our local leaders and existing business 5. Economic development focus on solid long-term job growth 5. More improvement from community such as restarting of the Tuesday Committee 2.11.4 Ten Year Vision 1. 2. 3. 4. 60 Fully occupied downtown More jobs/commercial & Industrial facilities Removal & Reroute of train tracks to spur commercial development Vastly developed downtown and new streetscape, parks and fountains 61 �Section 2.12: Community Input Public input is one of the most important factors to be included in a planning process for the development of any plan which sets policy for governmental entities. This planning process embraced public input through the utilization of public input sessions and a survey administered to the public. The findings of each form of public input are summarized within this section of the plan, and the information provided would help to shape Chapter 3 of this plan which outlines goals and tasks as well as the future land use plan for the City of Manistee. 2.12.1 Public Input Session November 21, 2013 A Visioning Session was held on November 21, 2013 at City Hall for the purpose of gathering input from the public for use in formulating the long range priorities, goals, and strategies for the plan. The session was held as part of the Lakes to Land Regional Initiative (www.lakestoland.org), a 16-community planning collaboration in northwest Michigan which spanned between Manistee and Benzie Counties. Sixteen people attended the Visioning Session which was facilitated by Beckett & Raeder, Inc., the consultant agency serving the Lakes to Land Regional Initiative. The attendees arrived to find seven tables set with exercise sheets and other materials. Groups sat at four of the seven tables: # 2, 3, 5, 7. These numbers are referenced throughout this summary. The facilitator asked a series of six questions, giving the groups approximately five minutes to develop as many answers as possible to each of the questions. Each individual then used dot stickers to indicate their preferred answers. They voted for one item on the first question and two items on questions 2-6. When each table had generated and voted on their top three visions for the future, participants were asked to offer three strategies for achieving each vision. The groups then presented these visions and strategies to the audience as a whole. Each group’s top three visions were then written on poster-sized sheets and hung near the exit. Attendees were asked to use their remaining three voting stickers to indicate their top priorities among all of the suggested visions. This summary includes the results of the Visioning Session along with one citizen e-mail. The Collective Prioritization will be used to develop an online survey to confirm the priorities in the wider community. Collective Prioritization Jobs and economic base Vibrant community Be a trend-setter Stronger downtown and expanded retail Less city debt Eliminate blight Clean water, clean air, clean government Fill industrial parks Expanded riverwalk trail Better restaurants Votes 12 9 8 7 6 5 5 2 2 I1 I I I I Table 2.6: Collective Prioritization 2.12.2 Public Online Survey January – February 2014 After the completion of the initial Public Input Session an on-line survey was posted on the City of Manistee’s website during January –February 2014. The online survey questions were developed based upon the Collective Prioritization results gathered from the initial Public Input Session. There were 72 responses to the survey during the two month period during which it was open. The survey introduction read as follows: “The following priorities for the City of Manistee were developed at a Community Visioning Session held on November 21, 2013. Please rank them in the order of importance to the City of Manistee, with “1” being the most important.” The response to the question in order of priority are displayed in table 2.7 below: Answer Options 1 2 3 4 5 6 7 8 9 Sufficient jobs at livable wages Blended economic base of tourism, commercial and industrial Governmental efficiency and transparency Expanded downtown retail offerings Filled industrial parks Lower city debt Cleaner air and water Expanded restaurant offerings Become trend setters, shapers and innovators of successful community development incentives Blight elimination Expanded riverwalk and non-motorized transportation trails Answered question Skipped question 10 38 13 10 1 2 12 10 10 11 6 1 7 4 2 1 4 1 1 0 5 11 Rating Average 1 2.36 4 4.54 Response Count 72 72 5 1 2 2 4 2 4 6 5 14 9 4 2 2 12 9 7 6 3 6 5 12 11 8 7 4 3 5 8 7 8 9 5 13 6 4 17 5 7 7 8 2 7 5 5 7 8 9 12 7 7 2 10 13 5 9 6 4 7 7 11 5 6 1 5 8 2 11 7 10 4 1 6 6 2 12 11 5.25 5.65 5.74 5.99 6.88 6.93 7.17 72 72 72 72 72 72 72 0 2 5 2 3 1 3 7 5 3 10 11 9 4 2 5 14 5 7 7..19 10 18 18 8.31 72 72 72 0 Table 2.7: Survey Priority Response Ranking Having held an initial public input session followed by an online survey, results displayed the importance of economic development with a diversified economic base, governmental efficiency and transparency with lower debt, expanded retail and restaurant offerings, clean air and water, and blight elimination to name a few of the top priorities. This 62 63 �information as developed through public input displayed some important areas of focus, but lacked sufficient input to shape and develop goals and tasks to see the desires of the pubic become a reality. To further involve the public in the establishment of a direction for the City a final public input session was planned. 2.12.3 Public Input Session October 15, 2015 CHAPTER 3: GOALS, FUTURE LAND USE AND IMPLEMENTATION This section of the Plan builds upon the Community profile presented in Chapter 2 The form and vitality of any community is defined largely by how its citizens see the way land is used and how that use relates to their daily life. As a result, the way we use the land is linked directly to the quality of life in the City of Manistee. The final public input session was held on October 15th, 2015 in the City Council Chambers at City Hall. The format of this public input session varied from the session held previously. This input session would utilize the main ideas from the previous vision session and survey to create over arching themes under which the ideas could be placed. Then the session was utilized to identify Strengths, Weaknesses and Opportunities as they related to the themes. Ultimately it was the public input of this session which would outline the creation of the goals and tasks for the plan. As a guide the Plan is dynamic in nature; changing conditions may affect some assumptions used within the Plan, but changing conditions don’t necessarily mean the Plan must change. The City must examine changes as they develop and decide if the principles on which the Plan was based are still valid. If so, the Plan should be followed. Although it should also be noted that changes to the core themes of the plan guiding policy may not be necessary, periodic plan updates to include the most current and relevant land use data and public input should be a priority The over-arching themes which were utilized during this public input session are: The relationship between the Master Plan and the Zoning Ordinance is often misunderstood. The Master Plan is a guide for land use for the future, setting a policy by which to guide regulatory measures and land use decision making. The Zoning Ordinance regulates the current and future use of the land. • • • • • • • • Economic Development and Job Creation Transportation Land Use and Zoning Housing Education and Schools Aesthetics and the Environment Public Safety Government Efficiency and Communication During the public input sessions, the public was split into several groups and seated at tables. Planning Commission members present and members of the public that arrived together were separated and sat at different tables. The purpose of this was to help foster and stimulate conversation and discussion amongst participants which may be unknown to each other. Each table was provided a set of sheets of paper with a planning theme identified at the top of the sheet. The sheets then asked the questions pertaining to strengths, weaknesses and opportunities of each of the themes. The tables discussed the issues and filled out each of the sheets pertaining to a specific theme. Upon completion of this exercise, the sheets were then gathered and the information combined into a singular document which outlined the sound public input for each of the themes presented. This information established through two public input sessions and an online survey would then be utilized to develop draft goals and tasks for the City of Manistee. The direct information gathered at the public input sessions and through the survey can be found in Appendix A. It is important to note that many identified goals and tasks are not directly linked to the City of Manistee Planning Commission. This information was tallied and logged in order to be provided to the correct department, agency or responsible party for their information and to hopefully assist in future decision making. 64 The Master Plan is a legislatively necessary for the establishment of policy for direction towards the establishment of a regulatory zoning ordinance. The Zoning Ordinance is a regulatory land use law that must be followed by the community’s residents and others wishing to utilize or develop a parcel of property within the City. The Plan Goals and Tasks are developed from available land use data, census figures, regional studies available to the community and public input that identified a number of important areas of concern that are important to the Master Plan effort and the entire community. These Goals and Tasks are covered in Section 3.1. The Action Plan found in Section 3.2 outlines Goal and Task implementation through coordinated efforts which includes a series of implementation strategies that outline a course of action to realize the vision of the Master Plan. The Future Land Use Plan, which outlines land use categories and contains a map displaying land use district locations establishing the policy which guides the placement of zoning districts and the regulatory requirements found within them. The Future Land Use Plan is located in Section 3.3, followed by the Zoning Plan in Section 3.4 Section 3.1: Goals and Tasks Themes which are over-arching broad categories meant to capture many varied aspects of land use planning were derived from the critical assets of the City such as infrastructure, building characteristics, transportation, governmental operations, educational systems, historic areas/structures and natural features. Each of these are accounted for and categorized into the Themes. Goals were derived from available data and public input found within this Master Plan. The goals are general in nature and attainable through concerted effort. The Tasks are designed to be specific to the goal and are regarded to be the milestones in the journey to achieve the goal. Tasks are further supported by the identified responsible party which should lead implementation and coordination efforts. The Tasks following the goals are organized into tables. The tables utilize a color-coding system for the identification of planning commission Task and those Tasks that are the responsibility of another party as well as an abbreviation for the department, board, commission, committee or agency which should assist in the efforts of implementing the Task. The tables don’t outline time frames at this time for completion of the tasks for each goal. The assignment of tasks which are under the guidance of various departments, agencies, committees and groups rely upon coordination of those responsible parties in order to move towards completion of tasks for each goal. It is suggested that the goals and tasks outlined within this planning document be reviewed by the responsible parties and then be accounted for and organized into the work plans which are utilized to guide the actions of the responsible parties. More information on 65 �the steps necessary for the implementation of these goals and tasks can be found in Section 3.2 the Action Plan, which identifies the necessary steps for moving forward with implementation efforts. The identified color-coding below outlines those tasks which the Planning Commission is included as a responsible party and for those tasks for which implementation efforts fall upon other departments, agencies, committees and/or groups. Tasks which include the Planning Commission as a Responsible Party are shaded: Tasks which don’t include the Planning Commission as a Responsible Party are shaded: The Responsible Party Tables below provide an abbreviation for departments, agencies, committees and groups which are important to the implementation efforts of the Goals and Tasks. Responsible Party Abbreviation Responsible Party Abbreviation Alliance for Economic Success AES Manistee Area Chamber of Commerce MACC City Council CC Manistee Housing Commission MHC City Manager CM Non-Motorized Transportation NMTC Committee Army Corps of Engineers COE City Parks Commission CPC Dept. of Environmental Quality DEQ Planning Commission PC Dept. of Public Works DPW City Police Department PD Finance Director FD Planning & Zoning Administrator PZ Harbor Commission HC Historic District Commission Main Street/DDA HDC MSDDA Visitor’s Bureau VB Table 3.1 Responsible Parties and Abbreviations Theme: Economic Development/Jobs Creation Goal 1: Explore new opportunities for assisting Downtown as well as supporting opportunities which currently exist. Task Responsible Party Continue to work with the MS/DDA, Visitor’s Bureau and the Chamber to Promote and CC, PZ Advertise downtown businesses and events. Exploration of other options (i.e. tax abatements, grants etc.) that would further assist with MSDDA, PZ business recruitment, staff should continue to participate in existing programs, seminars and conferences which educate on available opportunities. Continue to utilize volunteers for events, maintain and established database for volunteers, and MSDDA recruit volunteers for events with consideration of sufficient time for volunteers to coordinate their schedules for participation. Goal 2: Maintain and continue to utilize water resources around the City for promotion of economic development. Task Responsible Party Maintain the existing deep water port COE, HC, AES Establish and maintain view corridors along the river from both recreational spaces, but also PC, DEQ for commercial and residential areas which are water adjacent. Views should be maintained but bank stabilization and the protection of vegetation should be a priority. 66 Task Continued integration of businesses with waterfront resources, through access to the Riverwalk or other waterfront areas, with support for boat slips for access to businesses. Continued maintenance of established water recreation areas for the public Responsible Party MSDDA, AES, PC, PZ MSDDA, DPW Goal 3: Receive and maintain status as an approved municipality in the Redevelopment Ready Community (RRC) Program through the State of Michigan. Task Responsible Party Obtain certification of the RRC program by meeting all requirements. PZ Set and hold an annual meeting with Council, boards and commissions which pertains PZ specifically to the RRC Program, outlining how the State program assists the community and how to continue to harness the programs opportunities. Market and assist with the development of properties within the City through RRC program PZ, MSDDA with assistance of the State. Follow best practices for the RRC program as modeled by the State PZ, PC Goal 4: Continued work towards communication and consensus of both residents of the community but also amongst various departments, boards and commissions. Task Responsible Party Continue to maintain an updated web page with information that is important to the PZ, FD development process as well as for keeping visitors and residents informed. Utilize a single point of contact for interest in development activities and for initiation of PZ, PC the development process, this point of contact should work with contacts of all necessary departments/agencies, and potentially hold an annual meeting to discuss how to continually improve the development process Goal 5: Continue to work with agencies and groups outside of those within the City of Manistee Government. Task Responsible Party Work with the various agencies and groups outside the City to identify unique recreational PZ, AES, CPC, opportunities within and adjacent to the City that will bring economic benefits to the local MSDDA merchants. Seek assistance from other communities to learn of successes that can be utilized in our CC, PC, PZ community. Seek to work with neighboring jurisdictions agencies and groups to work towards solutions to CC, PC problems which are Areas of Greater Than Local Concern. Goal 6: Seek and expand job creation which is sought after by many local residents. Task Responsible Party Continue to support agencies that work to foster job growth in the community including but CC not limited to the Manistee Manufacturers Council, West Shore Community College, Chamber of Commerce, Manistee Visitor’s Bureau, DDA and Alliance for Economic Success. Goal 7: Continue to embrace Place-making as method to draw interest of those wishing to locate themselves within a community which offers experiences and a style of living which is uniquely Manistee. Task Responsible Party Encourage population growth and development through known Place-making practices, which PC, PZ, MSDDA have been thoroughly researched and developed 67 �Task Continue to maintain resources already in place that make Manistee a unique place to live and visit. Continue to participate in regional recreational planning processes for development of plans which meet State approval for grant funding. Responsible Party PC, PZ, MSDDA CPC, PZ, DPW Goal 8: Continue to support through land use practices the opportunity for residents to pursue occupations within their residences. Task Responsible Party Review zoning requirements to ensure that home occupations are allowed with proper PC, PZ regulatory requirements which offer protections to adjoining property owners. Goal 9: Maintain a GIS database of property information for marketing purposes. Task Responsible Party Develop a GIS database that contains specific information pertaining to each commercial/ PZ, MSDDA industrial property that can be used as marketing tool for development and/or redevelopment. Goal 10: Work with Networks Northwest, MSU Extension and USDA Rural Development during the Stronger Economies Together (SET) Planning Process. Task Responsible Party Participate in the nationally recognized SET Planning Process which is regionally coordinating PZ, CM, MSDDA economic development efforts between Manistee, Benzie, Grand Traverse and Kalkaska Counties. Theme: Transportation Goal 1: Continued support of non-motorized transportation and the non-motorized committee. Task Responsible Party Encourage the placement of bike racks at specific destinations within the City. Continue to PC, PZ, NMTC require bike racks for parking lots with ten space or more. Explore options for bike rental in the City. MSDDA, NMTC Continue to support and works towards non-motorized trail connections to destinations and NMR, DPW amenities both within and outside the City. Continue to support maintenance/development of sidewalks and bike lanes where feasible. NMTC, DPW Goal 2: Continual review of streets and parking adequacy. Task Continue to have discussion and open dialogue about parking availability and options. Support road improvements under direction and leadership of the public works department. Responsible Party PC, PZ CC Goal 3: Continue to provide Deep Water Port and Rail access Task Identify current need of established rail system, rail yards and options. Responsible Party PC, PZ 68 Goal 4: Continue to support private marina business within the City. Task Responsible Party Provide assistance for developments with marina approval processes at local, state and federal PC, PZ levels Theme: Land Use and Zoning Goal 1: Allowance for increased residential uses in the downtown. Task Review zoning that allows first floor residential uses if separated from the commercial use of the building as well as meeting all applicable state building codes. Encourage the development of residential uses on upper stories of existing commercial buildings within the downtown. Responsible Party PC, PZ PC, PZ, MSDDA Goal 2: Review of industrial areas within the City Task Responsible Party Review zoning to ensure that industrial areas are not hindered for development. PC, PZ Review industrial rail area, making determinations upon the necessity of rail for infrastructure PC, PZ, AES for industrial zoned properties. Provide further support and research into the marketing of vacant industrial lots within the PZ, AES City. Goal 3: Consideration for the placement of land uses Task Determine that adjacent uses are compatible with one another, and provide visual buffering of unsightly commercial and industrial refuse areas, storage and mechanical equipment from residential areas Ensure that land use requirements provide the setting aside of easements for infrastructure placement and that street system infrastructure is protected from encroachment. Responsible Party PC, PZ PC, PZ, DPW Goal 4: Explore application of Low Impact Development requirements for environmental sustainability. Task Responsible Party Utilization of stormwater requirements to allow retention and infiltration of stormwater PC, PZ, DPW runoff for protection of property and surface waters. Goal 5: Maintain an accurate and up-to-date land use spatial database. Task The GIS spatial database created to contain all parcel land uses, historic information, rental properties and redevelopment ready information should be updated regularly to correspond to on the ground conditions. Responsible Party PZ Theme: Housing Goal 1: Support for preservation of historical homes within the City. Task Encourage the maintenance and upkeep of this historical resource Responsible Party HDC, PZ 69 �Goal 2: Consideration for senior housing within the City. Task Maintain existing senior housing and support expansion of assisted living options through marketing of potential sites. Set aside senior housing space that is utilized solely by seniors as the needs of seniors differ from other age cohorts. Goal 3: Housing space, size, and rental considerations Task Support the collaboration of multiple local units of government in the development of a housing plan which can meet current and forecasted trends and be implemented and met throughout several local municipalities. Responsible Party MHC, PZ MHC Responsible Party CC, PC, PZ, MHC, AES Theme: Education/Schools Goal 1: Work and collaborate with local colleges. Task Responsible Party Work with West Shore Community College (WSCC) to identify specific study areas of focus CC, AES which may be beneficial for residents of the City and surrounding areas. Support expanded classes at the West Shore Medical Center Education Center. Work with Baker College to identify specific study areas of focus which may be beneficial for CC, AES residents of the City and surrounding areas. Goal 2: Support exploration of fiscally responsible before and after school programs for school age children whose parents are working Task Responsible Party Support the teen center and programs which allow children and teenagers opportunities for CC before and after-school activities. Theme: Aesthetics and Environment Goal 1: Continue support for façade improvements for downtown historical buildings Task Support the Historic District Commission and the work they perform with historic property owners Responsible Party CC, MSDDA, PZ Goal 2: Market and promote the development and redevelopment of under utilized properties Task Responsible Party Develop a plan and database which outlines current commercial buildings, provides PZ, MSDDA information for an aesthetic quality ranking and provides data for marketing purposes. Goal 3: Maintain amenities that make the downtown area unique Task Continue to maintain the Riverwalk as a destination for downtown. Work to increase the beauty of the landscape and the connections to downtown. Continue to works towards a more desirable streetscape through the utilization of trees, benches and landscaping which promotes beauty and a sense of place. 70 Responsible Party MSDDA MSDDA Goal 4: Work towards eradication of blight. Task Continue blight enforcement program and zoning ordinance enforcement. Goal 5: Promote environmental quality of air, land and water. Task Ensure soil erosion protection practices are utilized and enforced for development and soil disturbance activities. Support building practices which utilize Low Impact Design (LID) measures and meet Leadership in Energy and Environmental Design (LEED) practices. Support and work through watershed and other environmental land use planning processes which impact local water and land resources. Responsible Party PD, PZ Responsible Party PC, PZ, DPW PC, PZ PC, PZ Theme: Public Safety Goal 1: Promote public safety, and support our law enforcement and fire personnel. Task Support the established neighborhood watch program, and expansion of the program into areas of the City where it may be lacking. Emphasize the importance of neighborhood communication and getting to know one’s neighbors Continue support for the SCENT program as a priority for reducing drug related crimes within the community. Support for continue education for drug abuse in the City and surrounding areas. Responsible Party CC, PD CC, PD CC, PD CC, PD Theme: Governmental Efficiency and Communication Goal 1: Continue to utilize and expand communication with residents. Task Continue to keep the City’s Web Site up to date, and emphasize the importance of the website as a tool for communication with the City’s residents. Continued use of the community newsletter which is provided with the tax bill Utilize Social Media as a method to communicate information to the residents and visitors. Utilize all communication methods to emphasize the importance of participation at meetings as the primary method with which to have detailed open dialogue and discussion where accountability for one’s words and actions are of upmost importance to furthering the desires of the residents of the City. Responsible Party PZ, FD CM, CC, FD CM, CC, FD CM, CC, FD Goal 2: Promote government efficiency and sound fiscal responsibility through budgeting. Task Responsible Party Continued collaboration amongst departments and agencies to provide assistance to one CC, FD another and to ensure efforts aren’t duplicated. Continued sound budgeting by departments with a goal towards fiscal responsibility to the CC, FD residents. 71 �Section 3.2: Action Plan Section 3.3: Future Land Use Plan The development of goals based upon community input, pertinent data contained within this plan and the collaborative process involving Planning Commission Members and Planning Department Staff have outlined recognized needs across the community. Avenues for meeting goals through implementation of this plan is the single biggest task to come out of this Master Planning Process. In order for successful implementation of the goals of this plan, sound focus from elected officials, appointed officials, department staff and citizen volunteers is needed to support a unified vision for meeting the desires of the community. An approach to meeting the goals of this plan can be applied through a flow chart which identifies an Action Plan. The goals and tasks of the plan should be fit into work plans for each respective responsible party. Work plans can be updated regularly which allows for ease of tracking of success and failures for completing tasks and meeting goals. Work plans should be developed for guidance for each of the responsible parties. • Identification of Responsible Parties and development of a Work Plan for each Party • Identification of goals and tasks establishing time frame for completion and placement in Work Plan. Identification of options for the steps warranted to make progress towards completion of goals/tasks • • • Choosing appropriate steps to be taken to make progress towards a determined course of action. Setting a Course of Action which lays out incremental steps, determines costs, weighs costs and benefits, engages necessary stakeholders and works towards completion of a goal and tasks. Responsible Parties Potential Steps to Meet Tasks Potential Steps to Meet Tasks Determined Steps Determined Steps Course of Action Course of Action Outcome What is the Outcome upon completing the course of action? • Evaluate the Outcome to see if it properly meets the goal, satisfies portions of the goal or misses the mark completely Evaluate Outcome Determine if the goal is truly met or if additional steps need to be taken to ensure the goal is met. Is Goal Met? • 72 By developing a Plan for the future, Manistee is setting the pace for continued progress while preserving its natural, historical and small town characteristics that make the community unique in so many ways. The Future Land Use Map was developed to visually express the intended conditions of land uses in the City of Manistee. While Manistee is a fully established community these uses are illustrative of how the City is recommended to grow in an effort to boost positive characteristics, reverse impending disinvestment while preserving the heritage of the community. The following describes the future land use categories as illustrated on the Future Land Use Map. (See map 3.1) 3.3.1 Future Land Use Categories Goal & Tasks • The Future Land Use Plan establishes a general blueprint for land use and a guide for growth, development, and redevelopment for the next twenty-five years. With the majority of the land within the City of Manistee having already been developed, the primary purpose of this plan is to encourage the enrichment of already exiting development, preserve the City’s unique character, strengthen neighborhoods, enhance downtown investment opportunities as well as support commercial development and industrial potential. Outcome Figure 3.1 Action Plan Flow Chart Land Use Categories outline areas of the City within which certain uses are allowed to be placed and/or operate. Land Use Categories displayed on a Future Land Use Map set a policy for the direction and placement of Zoning Districts and Ordinance Regulatory Language which is developed based upon the Future Land Use Plan. Future Land Use Districts differ from Zoning Districts; Future Land Use Districts outline a land use category which in itself may contain several zoning districts for similar uses which have varying regulatory measures. Thus Land Use Categories are most often fewer in number than Zoning Districts which are found within them. It is important to note that modern movements in Planning are focusing on form and function as a guiding policy for regulation of parcels and buildings rather than strictly relying upon the use of the site. This type of regulatory zoning is called “Form Based Code” and can be an asset in urban environments which may see multiple uses such as residential, commercial, civic and park/open space within close proximity of one another or one or more of these uses contained within a single structure. The current structure of the City’s Zoning Ordinance is not based upon Form Based Code, but this may be a viable option to explore for areas of the Central Business and Mixed Use Districts. Land Use Districts outlined within this section of the plan are accompanied by a summarization of policy for the structuring of regulatory requirements. Residential The revitalization of existing neighborhoods, maintenance of older housing stock and development of new neighborhoods through Planned Unit Developments will continue to provide a high quality and aesthetic form of residential options that create attractive living opportunities for residents. The City desires walkable neighborhoods that are in close proximity to commercial services and recreational amenities. Low Density Residential District Purpose: To provide for large lot residential sites resulting in low density development patterns. Land within this classification would satisfy the demand for a “suburban” type of development theme, and would function as a transition land use between the rural residential sectors of the Townships adjoining the City and higher density development internal to the City. A primary goal of the City of Manistee is the preservation of family living environments by encouraging attractive residential neighborhoods. The main focus of this district is to establish, preserve and enhance inviting and walkable 73 �neighborhoods at suitable densities with less than five units per acre to accommodate empty-nesters, families with children, and single residents. This designation is meant for single-family homes on individual lots, typically in subdivisions with traditional grid street neighborhoods. Lot Min. Lot Min. Lot Area (ft2) Width (ft) 15,000 100 Low Density Residential District Lot Range Allowances Setbacks Bulk Front Side Rear Water Maximum Minimum Floor Front Building Area (ft2) Height (ft) 30 10 10 100 35 1,500 Max Lot % Coverage 40 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Medium Density Residential District Purpose: To recognize Manistee’s most predominant residential and development patterns and to foster continued residential growth of the City consistent with those patterns and density levels which are characteristic of an urban setting. The Medium Density Residential classification accomplishes this need and provides for a density range of approximately 4 to 8 units per acre. Notwithstanding this range, it is noted that certain neighborhoods of the City possess established medium density parcels of smaller size. For the most part, these parcels and their subsequent development are the product of land divisions made years ago, prior to zoning. As the largest Residential District the primary purpose of this designation is to establish walkable neighborhoods in close proximity to commercial and recreational services with amenities. Lot Min. Lot Min. Lot Area (ft2) Width (ft) Medium Density Residential District Lot Range Allowances Setbacks Bulk Front Side Rear Water Maximum Minimum Max Lot % 2 Front Building Height Floor Area (ft ) Coverage (ft) 15 10 10 20 35 960 40 6,000 60 to to 10,000 80 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. High Density Residential District Purpose: To provide alternative housing opportunities that would satisfy the needs and/or desires of a broad range of residents including low and moderate income individuals and families, empty nesters, senior citizens, professionals, young families, and others. Where possible, areas of higher densities should incorporate the preservation of open space and natural features and/or incorporate sound building and site design elements that promote a high quality living environment for residents. The High Density Residential areas are always intended to be served by public utilities, paved streets, and designed to limit any negative effects on existing homes or other types of nearby development. Densities will range as high as seventeen units per acre, where proper infrastructure is in place. 74 High Density Residential District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % 2 2 Area (ft ) Width (ft) Front Building Area (ft ) Coverage Height (ft) 6,000 60 15 10 10 20 35 960 40 to to to 10,000 80 500 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Commercial The character of historic downtown Manistee and the other commercial areas in the City significantly contribute to the perception of the City, as the primary transportation corridor US 31 is lined with a mixture of both commercial and residential uses. Development and redevelopment within commercial areas should be designed to enhance the area, integrate green space and be pedestrian friendly. US 31 Commercial District Purpose: To provide commercial services that satisfies the needs of the City, regional residents, and guests. Uses within this classification would tend to be automobile-oriented and traffic dependent. Therefore, development in the US 31 Commercial Classification should be located on properties near the US 31 Corridor. Commercial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width Front Building Area (ft2) Coverage (ft) Height (ft) 20,000 120 30 10 20 n/a 40 500 60 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Central Business District Purpose: To build a stronger, vital downtown which is highly pedestrian oriented and comprised of a range of synergistic uses. This land use designation is meant to serve the entire Manistee region and its visitors with goods and services. Maintaining a compact downtown core allows public investment to have a greater impact on a smaller area and makes strolling the downtown a pleasurable experience for shoppers and residents. The Plan recognizes the importance of fostering an environment in which the Central Business District and contiguous neighborhoods function in a highly compatible, cohesive, fashion. 75 �Central Business District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % 2 2 Area (ft ) Width (ft) Front Building Floor Area (ft ) Coverage Height (ft) 2,500 25 0 0/4 6 20 50 500 100 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Mixed Use District Purpose: To provide for the marine oriented development and redevelopment of the mixed-use area. This classification is used to take into account the unique relationship that this area has with Manistee Lake, Manistee River Channel and US-31. The area offers potential for increased marine related uses combined with ancillary commercial and possibly residential development of a high density character. Mixed Use District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Max Lot % 2 2 Area (ft ) Width (ft) Front Building Floor Area (ft ) Coverage Height (ft) 6,000 60 4 0/4 10 20 35 500 60 to to to to to 10,000 80 15 10 90 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Industrial Industrial development within Manistee is vitally important as it provides jobs for residents and tax base for the Community. The City wants to maintain existing industrial uses and add new industry within these areas which will help strengthen the local economy. When planning for the future, it is important to consider not only the site requirements of industrial uses, but the impacts of these uses on surrounding neighborhoods and transportation corridors. Traditionally, the Industrial designation has accommodated the following purposes: • To shield residential areas against potentially undesirable effects of manufacturing, such as noise, odors, fumes, and truck traffic; • To provide sufficient lands for base industrial employment and investment; and, • To establish appropriate land use controls intended to protect manufacturing and neighboring residential developments from congestion and pollution. Light Industrial District Purpose: To provide for light industrial development that is properly located and has adequate public services. The Plan calls for future light industrial development to be placed in industrial park settings, such as the City’s Industrial Park located on the north end of Washington Street and the City’s Renaissance Park located in Manistee Township. 76 Light Industrial Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % Area (ft2) Width (ft) Front Building Area (ft2) Coverage Height (ft) 12,000 120 25 10 10 n/a 50 4,000 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. General Industrial District Purpose: To provide for general industrial development that is properly located and has adequate public services. The Plan calls for General Industrial development to be placed primarily along the southwestern shore of Manistee Lake, consistent with the existing character of the lake’s industrial use. Uses provided for by the General Industrial category include heavy manufacturing, processing, mining, and other types of general industries consistent with existing developments. Due to the placement of the district along Manistee Lake, careful attention should be given to maintaining the quality and integrity of the shoreline and water resource while limiting the removal of natural vegetation along the shoreline when possible. General Industrial District Lot Range Allowances Lot Setbacks Bulk Min. Lot Min. Lot Front Side Rear Water Maximum Minimum Floor Max Lot % 2 Area (ft ) Width (ft) Front Building Area (ft2) Coverage Height (ft) 12,000 120 45 10 10 50 50 n/a 70 *All lot, setbacks and bulk square footage, distance and percentages are approximately estimated, and may be slightly adjusted. Other Districts U.S. 31 Corridor: Purpose: The City recognizes the need for improved access management along the U.S. 31 Corridor. The road’s capacity is insufficient to accommodate future volumes in traffic and continued development along the corridor will increase traffic volumes and introduce additional conflict points which will further erode traffic operations and increase potential for crashes. Wellhead Protection Overlay District (WPO) Purpose: The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop long-term strategies aimed at protecting community drinking water supplies. The purpose of developing a WHPP is to identify the Wellhead Protection Area (WHPA) and develop long-term strategies aimed at safeguarding the area from contamination. A WHPA is defined as the surface and subsurface areas surrounding a water well or well field, which supplies a public water system, and through which contaminants are reasonably likely to move toward and reach the water well or well field within a 10-year time-of-travel. 77 �D Water Bodies Parcels City of Manistee Neighboring Jurisdictions 1,000 2,000 High Density Residential GILLESPIE RD Mixed Use Central Business District DAL AR K WP E AV PARK AV Commercial Light Industrial General Industrial Feet 4,000 I HUR In order to maintain Manistee’s small town atmosphere and promote redevelopment within Downtown Manistee, the City has considered adopting a Form-Based Code for the Peninsula District. A Form Based Code is a method of regulating development to achieve a specific urban form. Form-Based Codes create a predictable public realm, primarily by controlling physical form, with a lesser focus on land use, through City regulations. Form Based Codes focus on the quality of spaces and can target a specific development project or an entire portion of a community. They are visionbased, unique to individual places, and can be applied to undeveloped or redevelopment areas and help developments move forward more quickly by relaxing regulations and expediting the site plan review process. Traditional zoning is often very limiting for developers who are attempting to create new, innovative places. Map 3.1 Future Land Use Map Many communities adopt form-based codes to protect existing places. The Peninsula District has a unique character and many historic buildings that should be preserved and protected. Form Based Codes are one tool to help protect these special historic resources. Conventional zoning is often inadequate for revitalizing historic neighborhoods and downtowns because it often fails to foster character and quality of spaces. 3.4.4 Existing Zoning STATE ST MANISTEE ST MAIN ST HIGH ST TWELFTH ST MAYWOOD AV VINE ST LEXINGTON ST FOURTEEN TH ST TENTH ST KOSCIUSKO ST ENGELMANN ST NINTH ST DAVIS ST NINTH ST SIXTH ST RAMSDELL ST SIBBEN ST HANCOCK ST CYPRESS ST MAGILL ST TWELFTH ST MAPLE RD ...; FIFTH ST RAMSDELL ST OAK ST ELM ST . WALNUT ST POPLAR ST MAPLE ST OAK ST PINE ST SPRUCE ST PINE ST ELM ST CEDAR ST CEDAR ST LOCUST ST TAMARACK ST BIRCH ST DINSEN ST CHERRY ST 78 ·7..........._ II CLAY ST TENTH ST j 3.4.3 Form-Based Code Consideration FILER ST SIXTH ST SEVENTH ST EIGHTH ST T ES 31 S MERKEY RD BROAD AV SECOND ST THIRD ST K LA US- CHERRY RD GOLF CT SUNSET LN REIGLE ST BRYANT AV FIRST ST T RS E RIV SIXTH AV WATER ST Industrial uses are located on Washington Street within the Manistee Industrial Park and along the shores of Manistee Lake. The remainder of the City is primarily made up of a variety of intermingled residential, public, and institutional uses. The rezoning of certain areas within the City should be considered to help further the goals of the Master Plan. MCKEE ST FIRST AV SECOND AV THIRD AV THIRD AV FOURTH AV FIFTH AV CLEVELAND ST JEFFERSON ST MARINA DR FIRST AV ART WASHINGTON ST ST OE FORD ST NR MO HARBOR DR The Master Plan describes the vision, objectives, and strategies for future development in the City of Manistee, and places that information in a resource known as the Future Land Use Plan which is outlined in Section 3.3 and is displayed on the Future Land Use Map 3.1. The Zoning Plan is based on the recommendations of the Master Plan and is intended to identify the “Zoning Districts” which will be placed into the appropriate land use districts identified by the Future Land Use Plan and Map. Locations where existing zoning is inconsistent with the objectives and strategies of the Master Plan are identified through comparative analysis of Sections 3.3 and 3.4. The results of the comparative analysis are located in Sub-Section 3.4.5. As development and redevelopment occur within the City of Manistee, rezoning requests may be made by property owners and developers. The City should consider such requests carefully and keep the goals of the Master Plan and desires of residents in mind during the decision making process. Generally, it is intended that a majority of the land uses within Manistee remain organized in a way similar to the current configuration of land uses while allowing for new mixed-use development in specific locations. Currently, commercial uses are found in Downtown Manistee, along US 31, near the waterfront, and scattered throughout existing neighborhoods. ST DU RESID ENTIAL DR FIFTH AVE 3.4.1 Relationship to the Master Plan 3.4.2 Opportunities/Rezoning NE 0 ---- SNAPE RD BRIDGE AV Hydrology Medium Density Residential HAHN RD Railroad DR --+----l UNKNOWN Low Density Residential S Roads OAKFIELD Futture Land Use Districts HILL RD LAKESH OR Legend Highways Section 3.4 Zoning Plan E RD City of Manistee Future Land Use Map The existing zoning districts within the City of Manistee are outlined within this sub-section of the plan and are displayed on map 3.2. Residential Districts The residential zoning districts in the City of Manistee are: 79 �R-1 Low Density Residential It is the intent of the Low Density Residential District to establish and protect residential areas consisting primarily of low density, single-family neighborhoods designed and maintained to promote an attractive, healthy and stable living environment for families, singles and the elderly. In portions of the district near Lake Michigan, this district is intended to protect the Lake Michigan shoreline environment while enabling sustainable enjoyment of this unique feature of the community. R-2 Medium Density Residential It is the intent of the Medium Density Residential District is to establish and protect residential areas consisting primarily of medium density, single-family neighborhoods and multi-family communities designed and maintained to promote an attractive, walkable, healthy and stable living environment for families, singles and the elderly. The R-2 District, while primarily residential in character, will incorporate some retail and personal service land uses to enhance and strengthen neighborhood life and promote a cohesive and complete community. All portions of the R-2 District shall be served with public water and wastewater services. R-3 High Density Residential It is the intent of the High Density Residential District to establish and protect urban residential areas consisting primarily of one and two-family, and multi-family communities designed and maintained to promote an attractive, walkable, healthy and convenient living environment primarily for singles, couples, the elderly, and seasonal residents. The R-3 District will incorporate convenience retail and services as well as dining and entertainment for residents and visitors. All portions of the R-3 District shall be served with public water and wastewater services. R-4 Manufactured Housing Community District It is the intent of the Manufactured Housing Community District to establish a locale to accommodate manufactured housing communities as regulated by the Michigan Mobile Home Commission Act, Act 96 of the Public Acts of 1987, as amended, and the rules and regulations of the Manufactured Housing Commission. GC Golf Course District It is the intent of Golf Course District to provide for and regulate development in association with a Golf Course. The District is intended to maintain and enhance open space, promote recreational opportunities and provide for a variety of residential housing developed with the natural and scenic elements of the land. Commercial The commercial zoning districts in the City of Manistee are: C-1 Regional Commercial District It is the intent of the Regional Commercial District is to provide areas for commercial uses intended to serve the larger community and the traveling public in the vicinity of highway U.S.-31 and to promote the economic development of the City in conformity with the Manistee City Master Plan, while establishing standards for curb cut location, pedestrian facilities, parking and shared parking, loading/unloading area, landscaping, and building form intended to mitigate the negative impacts of lineal development along highway U.S.-31; and potential conflicts with nearby residential districts. C-3 Central Business District It is the intent of the Central Business District to protect and strengthen the commercial core of the City of Manistee as a regional and specialty shopping, service and entertainment area; to encourage a broad range of compatible retail, service, entertainment and residential uses, to formvibrant, walkable and attractive districts in concert with the objectives of the Master Plan and Downtown Development Authority Plan; while establishing standards to manage traffic and parking, operational impacts, parking and shared parking, loading/unloading area, landscaping, and building form intended to complement existing commercial uses and surrounding residential neighborhoods. 80 Mixed Use Districts The mixed use zoning districts in the City of Manistee are: WF Waterfront District It is the intent of the Waterfront District to establish a mixed-use district incorporating a variety of recreational, residential, business or service uses on or near the Waterfront. This district is intended to encourage and promote sustainable, environmentally and aesthetically compatible developments that use or compliment the shoreline while promoting expanded use of the shoreline by the public. The W-F District is intended to host a variety of land uses including, but not limited to, residential, commercial, entertainment and recreational, service and industrial uses. PD Peninsula District It is the intent of the Peninsula District to establish a mixed-use district incorporating a variety of recreational, residential, business or service uses on or near the Waterfront. This district is intended to encourage and promote sustainable, environmentally and aesthetically compatible developments that use or compliment the shoreline while promoting expanded use of the shoreline by the public. The District is intended to host a variety of land uses including, but not limited to, residential, commercial, entertainment and recreational, service, and mixed use. C-2 Neighborhood Commercial District It is the intent of the Neighborhood Commercial District to provide areas for commercial and mixed uses intended to serve nearby residential neighborhood and the larger Manistee community, while establishing standards to manage traffic and parking, operational impacts, parking and shared parking, loading/unloading area, landscaping, and building form intended to complement existing commercial nodes and surrounding residential uses. Industrial Districts The industrial zoning districts in the City of Manistee are: L-I Light Industrial It is the intent of the Light Industrial District to protect adjacent residential areas from the negative effects of the Industrial District by using this District as a transition by providing a buffer while allowing industries which traditionally do not cause excessive noise, vibration, odors, visual blight, pollution, use hazardous processes; and to be compatible with the City’s Master Plan. G-I General Industrial It is the intent of the General Industrial District to protect adjacent residential areas from the negative effects of the General Industrial District while allowing industries which are traditionally heavier and more intense in the nature of their uses; to provide protection to Manistee Lake including its water quality, to protect its shoreline from erosion, instability or other negative effects; and to be compatible with the City’s Master Plan. Overlay Districts Other zoning districts found within the City of Manistee are: Wellhead Protection Overlay The City of Manistee relies exclusively on groundwater for its drinking water source. In response to the concern over safety of public water supplies, the City has instituted a Wellhead Protection Program (WHPP). WHPPs develop longterm strategies aimed at protecting community drinking water supplies. Renaissance Zone Overlay District It is the intent of the Renaissance Zone Overly District is to provide for industrial development in certain parts of Manistee City, which have been designated by the Michigan Legislature as Renaissance Zones, pursuant to P.A. 376 of 1996 (being the Michigan Renaissance Zone Act, MCL 125.2681 et. seq.). The State of Michigan no longer offers Renaissance Zone incentives and there is only one Renaissance District remaining within the City of Manistee and it is 81 �set to expire in 2023. City of Manistee-Northside U.S. 31 Corridor Overlay Zone The U.S. 31 Corridor Overlay Zone is based, in part, on specific studies for U.S. 31 that concluded the road is in need of improved access management. The road’s capacity is insufficient to accommodate volumes in the future. Continued development along the corridor will increase traffic volumes and introduce additional conflict points which will further erode traffic operations and increase potential for crashes. 3.4.5 Comparative Analysis of Future Land Use and Existing Zoning The Planning Commission should review the Zoning Ordinance to ensure that management and design standards reflect the future vision for the City; specifically looking at desired land uses, building location, building orientation, and signage with potential amendments focusing on creating more walkable and pedestrian-oriented development. Additional Zoning Ordinance standards should be considered that help protect the water quality of Lake Michigan, Manistee Lake and the Manistee River Channel. Through the use of spatial data laid out upon work maps, Planning Staff and Planning Commission members were able to locate and identify discrepancies between what exists upon the ground in term of parcel size and what is required of parcel size through zoning in various districts. These discrepancies (or nonconformities) point towards the need for regulatory revisions and adjustments for specific areas within the City of Manistee. The identified issues between what actually is occurring on the ground and what is allowed for through Zoning are outlined below. Revisions to Zoning Ordinance regulatory language is necessary in many of these cases as often the regulatory zoning limits the use and development of parcels due to nonconformities. The information contained in the following tables identifies and summarizes nonconformities in different areas of the City of Manistee. The Future Land Use is identified by location with the total number of non-conformities by minimum parcel size as outlined by the Future Land Use; also the Zoning District is identified and the number of non-conforming parcels according to zoning standards are summed. Lastly notes displaying specific information which outlines the issues associated with the nonconformities will assist with decisions pertaining to zoning district regulatory language and zoning district map amendments upon implementation of this Master Plan. City of Manistee-Northside Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Low Density 15 R-1 15 Ludwingson parcel on Man Made Lake does not meet Residential waterfront setback Medium 125 R-2 125 170 parcels with more than 10k ft2 of parcel area Density 208 parcels meet requirements for single-family residence Residential High Density 53 R-3 53 22 parcels meet zoning requirement Residential 11 parcels have more than 10k ft2 of parcel area 10 parcels meet requirements for single-family Parcels were platted 40’ x 100’ Mixed Use 0 W-F 0 East of US 31 Mixed Use **9 C-2 8 **Adamczak parcel is zoned C-1, shown mixed use on the West of US 31 Land Use Map Mixed Use 0 W-F ***0 ***includes three single-family parcels that are shown as R-2 River Channel on the Zoning Map Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Commercial 3 C-1 *5 *Adamczak/Jarka building are shown in mixed use on the Land Use Map Central 1 C-3 1 Former Springborn Body shop is only non-conforming Business parcel District Light 0 L-I 0 Industrial City of Manistee-West of Maple Street Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Low Density 1 R-1 1 712 Harbor Dr.- meets street frontage requirement but not Residentialparcel area North of MGCC Low Density 0 G-C 0 ResidentialMGCC Low Density 0 R-1 0 ResidentialSouth of MGCC 2 R-1 80 Medium 76 parcels meet zoning requirements for R-1 Density 80 parcels are less than the 15k ft2 area requirement of those Residentialonly two (2) don’t meet the 6k ft2 requirment of the R-2 Zoned R-1 Zoning District West of Cedar St. Medium 63 R-2 63 531 parcels meet zoning requirements for R-2 Density 259 parcels have more than 10k ft2 of parcel area Residential(Commercial/Duplex) Remaining 272 parcels meet requirement for single-family area currently zoned R-2 Mixed Use5 C-2 5 Five (5) parcels are non-conforming North of First St. 8 C-3 8 Central Business District Table 3.3 West of Maple St. Land Use/Zoning Analysis Table 3.2 Northside Land Use/Zoning Analysis 82 83 �R-3 Water Bodies Feet 4,000 FIRST AV FIRST AV NINTH ST TENTH ST TWELFTH ST MERKEY RD C Map 3.2 Existing Zoning Districts STATE ST SIXTH ST SIXTH ST SEVENTH ST MANISTEE ST MAIN ST MAGILL ST HIGH ST MAPLE ST FOURTH ST FIFTH ST MAYW OOD AV VINE ST , ST FILER ST CLAY ST MAPLE RD CHERRY RD GOL F C T EIGH TH ST RAMONA DR "' L..........., T ST R S AKE L 31 S US - ·1 . .,....... SUNSET LN REIGLE ST NT AV E RIV SECOND ST THIRD ST OAK ST J_c__7BRYAl SPRU CE ST PINE ST PINE ST HARBO R DR SIXTH AV WATER ST FIRST ST ELM ST CEDAR ST FIFTH AV OAK ST AV THIRD AV KOSCIUSKO ST EN GELMANN ST THIRD AV LOCUST ST ELM ST FI FT H SIBBEN ST ST DAVIS ST RAMSDELL ST E RO CENTER ST N MO 0 84 S ² ART HU R 3,000 CLEVELAND ST 2,000 WASHINGTON ST JEFFER SON ST 1,000 FOR D ST G-I NE L-I DU C-3 DR C-1 C-2 L • ; -••---- HILL RD WF Neighboring Jurisidictions 3.4.6 Existing Zoning Map AV PD City of Manistee 500 AL E GC Parcels 0 D AR K WP R-2 Hydrology D --- R-1 Railroad BRIDGE AV Roads HAHN RD Zoning Highways Table 3.3 East of Maple St. Land Use/Zoning Analysis The existing zoning map displayed on the following page (map 3.2) displays the location and zoning of each parcel within the City of Manistee. The comparative analysis of the Future Land Use Map and the Existing Zoning for the City of Manistee presented in the previous sub-section 3.4.5 identifies inconsistencies and non-conformities. This information along with the Future Land Use Plan and Existing Zoning Districts provides the information needed to move forward with amendments to both the City of Manistee Zoning Ordinance and Zoning Map. LAKESHORE RD Legend TAMARACK ST Future Land FLU Non- Zoning ZD NonNotes Use Conforming District Conforming Medium 99 R-2 99 233 parcels comply with the R-2 Zoning Requirements Density 78 parcels with over 10k ft2 of parcel area Residential145 parcels meet requirements for single-family West of US 31 Medium 264 R-2 264 376 parcels comply with the R-2 Zoning Requirements Density 71 parcels with over 10k ft2 of parcel area Residential305 parcels meet requirements for single-family East of US 31 High Density 11 R-3 11 62 parcels comply with zoning requirements for R-3 Residential19 parcels meet requirements for single-family South City 43 parcels have more than 10k ft2 of parcel area (eligible for Limits Commercial/Duplex) Mixed Use25 PD 14 11 parcels are zoning lots or City/MDOT owned parcels or Peninsula Area outfall area Mixed Use22 R-3 21 15 parcels comply with the R-3 zoning requirements - One North of First Zoning Lot Street 4 parcels have more than 10k ft2 in parcel area 14 parcels meet requirement for single-family Mixed Use4 C-1 4 All four non-conformities have a minimum of 6k ft2 of West of US 31 parcel area Mixed Use80 R-2 80 114 parcels comply with the R-2 zoning requirements East & West 33 parcels with over 10k ft2 of parcel area of US 31 81 parcels meet requirements for single-family Mixed Use27 C-2 27 27 parcels comply with the C-2 zoning requirements East & West 14 parcels with over 10k ft2 of parcel area of US 31 13 parcels meet requirements for single-family Central 16 C-3 16 Removed City/County and Zoning lots from total Business District General 2 G-I 2 Non-conformity - Two single-family homes Sixteenth Street Industrial City of Manistee Current Zoning Districts CHERRY ST City of Manistee-East of Maple Street 85 � 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 Manistee_Master-Plan_2016 Creator An entity primarily responsible for making the resource Planning Commission, City of Manistee, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2016-08-16 Title A name given to the resource City of Manistee Master Plan 2016 Description An account of the resource The City of Manistee Master Plan 2016 was prepared by the City of Manistee Planning Commission and was adopted by the City Council on August 16, 2016. Subject The topic of the resource Master plan reports Manistee (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b9bbedd3c5037cfdae5292d7fb5dc96f.pdf eaaba58dad56564a0054232a55fff88b PDF Text Text Amendment to Master Plan City of Royal Oak City of Royal Oak, Michigan Adopted: April 17, 2012 ��ACKNOWLEDGEMENTS Planning Commission City Commission Tom Hallock, Chairman Sharlan Douglas Jim Ellison, Mayor Clyde Esbri, Vice-Chairman Dan Godek Scott Newman Jim Rasor, City Commissioner Anne Vaara Stacie Vorves Jim Ellison, Mayor Patricia Capello Kyle Dubuc Michael Fournier Peggy Goodwin David Poulton Jim Rasor Planning Department Timothy Thwing, Director of Planning Joseph Murphy, City Planner Douglas Hedges, AICP, PCP, City Planner Assistance and supplemental materials provided by: Carlisle / Wortman Associates, Inc., Ann Arbor, Michigan LSL Planning, Inc., Royal Oak, Michigan Active Transportation Alliance, Chicago, Illinois Woodward Avenue Action Association, Royal Oak, Michigan Master Plan Adopted by Planning Commission:.............................................. August 24, 1999 Amendment Adopted by Planning Commission:................................................. April 17, 2012 Amendment Accepted and Approved by City Commission: ..................................May 7, 2012 ��City of Royal Oak Master Plan 2012 Amendment Table of Contents Introduction 1 What Is Planning? ........................................................................................................... 1 How Is the City Authorized to Plan? ................................................................................ 1 Why Plan for Royal Oak? ................................................................................................ 3 What Process Has Been Followed? ................................................................................ 3 How Is the Master Plan Different from Zoning?............................................................... 6 How Has the Community Been Involved? ....................................................................... 6 Who Is Responsible for Planning & Zoning? ................................................................... 6 Goals, Objectives & Strategies 9 Neighborhood Preservation & Residential Land Use .................................................... 10 Historic Resources ........................................................................................................ 16 Downtown ..................................................................................................................... 17 Commercial Corridors ................................................................................................... 21 Woodward Corridor ....................................................................................................... 24 Transportation & Circulation.......................................................................................... 28 Parks & Recreational Uses ........................................................................................... 31 Community Resources & Facilities................................................................................ 34 Land Use Plan 37 Residential .................................................................................................................... 37 Low Density Single-Family Residential..................................................................................37 Medium Density Single-Family Residential............................................................................38 Attached / Detached Single-Family Residential ......................................................................38 Multiple-Family Residential ....................................................................................................38 Mixed Use ..................................................................................................................... 39 Residential / Office / Public / Institutional ..............................................................................39 Residential / Office / Commercial ...........................................................................................40 Commercial & Industrial ................................................................................................ 41 General Commercial ................................................................................................................41 Central Business District..........................................................................................................41 Industrial ..................................................................................................................................43 Table of Contents i �City of Royal Oak Master Plan 2012 Amendment Parks & Open Space..................................................................................................... 43 Public & Institutional ...................................................................................................... 44 Future Land Use Map.................................................................................................... 45 Implementation 47 Zoning Requirements .................................................................................................... 47 Zoning Plan & Zoning Map Adjustments ....................................................................... 47 Zoning Ordinance Text Amendments............................................................................ 48 Form-Based Coding & Building Standards .............................................................................49 Sustainability, Green Building, & LEED® for Neighborhood Development ..........................52 Off-Street Parking....................................................................................................................53 State Legislation.......................................................................................................................54 Neighborhood Preservation........................................................................................... 55 Areas Adjacent to the Central Business District ............................................................ 55 Definitions................................................................................................................................56 Establishment of Overlay District............................................................................................57 Existing Two-Family and/or Multiple-Family Uses................................................................57 Existing Commercial ...............................................................................................................57 Mixed Use – Residential / Office / Public / Institutional.........................................................57 Downtown Development ............................................................................................... 58 Transportation & Circulation.......................................................................................... 58 Complete Streets ......................................................................................................................58 Context-Sensitive Design.........................................................................................................60 Commercial Entry Corridors .......................................................................................... 61 Woodward Corridor ....................................................................................................... 62 Historic Preservation ..................................................................................................... 62 Cultural Resources........................................................................................................ 62 Aging Population ........................................................................................................... 62 Capital Improvements Program..................................................................................... 63 Plan Education .............................................................................................................. 63 Plan Updates................................................................................................................. 63 Table of Contents ii �City of Royal Oak Master Plan Background Studies 2012 Amendment 65 Regional & Metropolitan Setting.................................................................................... 65 Past Planning Efforts..................................................................................................... 66 Population Trends & Projections ................................................................................... 67 Historical Trends......................................................................................................................67 Projections................................................................................................................................67 Population Comparisons ..........................................................................................................68 Population & Housing Trends........................................................................................ 69 Household Size ........................................................................................................................69 Gender, Race, & Age Composition .........................................................................................71 Educational Achievement ........................................................................................................73 Income......................................................................................................................................73 Housing Value .........................................................................................................................74 Housing Characteristics ...........................................................................................................74 Residential Construction..........................................................................................................75 Economic Base ............................................................................................................. 77 Regional Influences .................................................................................................................77 Tax Base...................................................................................................................................77 Commercial Base .....................................................................................................................78 Industrial Areas........................................................................................................................78 Employers ................................................................................................................................78 Employment.............................................................................................................................79 Community Facilities ..................................................................................................... 80 Public Services & Recreation ..................................................................................................80 Royal Oak Neighborhood Schools...........................................................................................80 Oakland Community College ..................................................................................................81 Police & Fire ............................................................................................................................81 Public Services.........................................................................................................................81 Transportation ............................................................................................................... 82 Functional Classification System.............................................................................................82 City Roadway Improvement Programs....................................................................................84 Downtown Parking ..................................................................................................................84 Transit ......................................................................................................................................84 Airports ....................................................................................................................................85 Non-Motorized Transportation ................................................................................................85 Existing Land Use ......................................................................................................... 85 Existing Land Use Definitions & Descriptions .......................................................................86 Subarea Existing Land Use Descriptions.................................................................................90 Summary of Implications for Planning ........................................................................... 95 Table of Contents iii �City of Royal Oak Master Plan Visioning & Public Participation 2012 Amendment 97 Visioning Workshops..................................................................................................... 97 Priority Visions .............................................................................................................. 98 Concept Plan Workshops............................................................................................ 100 Non-Motorized Transportation Plan 103 Introduction ................................................................................................................. 103 Background ............................................................................................................................103 Why a Non-Motorized Plan for Royal Oak ...........................................................................104 Benefits of a Non-Motorized Transportation Plan.................................................................105 Plan Methodology & Community Outreach ..........................................................................106 Projected Energy Savings Analysis .......................................................................................107 Legacy of Planning & Active Living.....................................................................................107 Policy Recommendations............................................................................................ 109 Complete Streets Policy.........................................................................................................109 Bicycle Parking Ordinance ....................................................................................................110 Bike Lane Parking Ordinance................................................................................................110 Development Codes to Promote Pedestrian- & Bicycle-Friendly Environments..................111 School Policy Recommendations ..........................................................................................111 Bicycle & Pedestrian Network ..................................................................................... 114 Bicycle Network Map ............................................................................................................114 Bike Routes............................................................................................................................116 Shared Lane Markings ...........................................................................................................116 Road Diets with Bike Lanes ..................................................................................................120 Places & Corridors.................................................................................................................123 Non-Motorized Amenities ............................................................................................ 126 Pedestrian Amenities & Crossing Improvements ..................................................................126 Bicycle Amenities..................................................................................................................128 Transit Amenities...................................................................................................................131 Program Recommendations........................................................................................ 132 Education ...............................................................................................................................132 Enforcement...........................................................................................................................133 Encouragement ......................................................................................................................134 Implementation............................................................................................................ 136 Bicycle & Pedestrian Advisory Committee...........................................................................136 Bicycle & Pedestrian Coordinator .........................................................................................137 Capital Improvement Program...............................................................................................138 Indicators & Evaluation .........................................................................................................138 Table of Contents iv �City of Royal Oak Master Plan Woodward Avenue Transit-Oriented Development Corridor Study 2012 Amendment 141 Introduction ................................................................................................................. 141 What Is Transit-Oriented Development? ...............................................................................141 Transit Options.......................................................................................................................141 Why Plan for Transit-Oriented Development? ......................................................................142 Project Overview ......................................................................................................... 143 Complete Streets ....................................................................................................................143 TOD Principles ......................................................................................................................144 Transit Framework ...................................................................................................... 146 Potential Station & Stop Nodes .............................................................................................146 Pedestrian Crossings ..............................................................................................................148 Recommendations & Implementation.......................................................................... 151 Parcel & Mapping Analysis ...................................................................................................151 Economic Development Initiatives........................................................................................151 Walkability & Transit Guidelines..........................................................................................152 Transit Friendly Zoning .........................................................................................................155 Rochester Road Access Management Plan 159 Introduction ................................................................................................................. 159 Study Area .............................................................................................................................159 Project Need...........................................................................................................................160 Overview of Corridor Conditions ..........................................................................................160 Preparation of Plan.................................................................................................................161 Corridor Analysis...................................................................................................................161 Improving the Corridor ..........................................................................................................164 Implementation ......................................................................................................................164 Access Management Guidelines ................................................................................. 165 What is Access Management? ...............................................................................................165 Benefits of Access Management............................................................................................165 Access Management Principles .............................................................................................166 Access Tools & Techniques...................................................................................................167 Corridor Improvement Guidelines ............................................................................... 171 Non-Motorized Travel ...........................................................................................................172 Low Impact Development & Green Infrastructure................................................................174 Transit ....................................................................................................................................176 Table of Contents v �City of Royal Oak Master Plan 2012 Amendment Specific Recommendations for Royal Oak .................................................................. 176 Introduction............................................................................................................................176 Local Considerations .............................................................................................................177 Twelve Mile Road Intersection..............................................................................................180 Girard Avenue Intersection....................................................................................................181 Thirteen Mile Road Intersection ............................................................................................181 Fourteen Mile Road Intersection ...........................................................................................182 Recommendations..................................................................................................................183 Concept Maps ........................................................................................................................190 Implementation............................................................................................................ 196 Amendment to Master Plan ...................................................................................................196 Model Zoning Ordinance Amendment ..................................................................................196 Administrative Procedures.....................................................................................................202 On-Going Implementation .....................................................................................................203 Conclusion .................................................................................................................. 204 Appendices 205 I – Visioning Statements.............................................................................................. 205 II – Master Plan Meetings: Planning Commission & Steering Committee ................... 217 III – Resolution of Master Plan Adoption ..................................................................... 219 IV – Resolutions of Master Plan Amendment.............................................................. 221 Table of Contents vi �City of Royal Oak Master Plan 2012 Amendment Maps 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Future Land Use – North Portion .........................................................................................................................45 Future Land Use – South Portion .........................................................................................................................46 Roadway Functional Classifications.....................................................................................................................83 Existing Land Use – North Portion ......................................................................................................................88 Existing Land Use – South Portion ......................................................................................................................89 Existing Land Use Sub-Areas...............................................................................................................................94 Potential Bicycle Routes.....................................................................................................................................108 Bicycle Network.................................................................................................................................................115 Woodward Avenue TOD Node Stops & Stations ..............................................................................................150 SMART Routes for Royal Oak & Surrounding Communities ...........................................................................176 Rochester Road Access Management Concepts.................................................................................................190 Figures & Charts 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. Master Plan Adoption Process................................................................................................................................4 Master Plan Amendment Process ...........................................................................................................................5 Compatible Single-Family Residential Development ..........................................................................................12 Compatible Multiple-Family Residential Development.......................................................................................13 Alternative Design Treatments for Alleys............................................................................................................19 Use of Buffers: Walls & Landscaping..................................................................................................................22 Use of Overpass as Entry Sign .............................................................................................................................23 Examples of Form-Based Codes ..........................................................................................................................51 LEED® for Neighborhood Development Scorecard............................................................................................53 Excerpts from ITE’s Designing Walkable Urban Thoroughfares: A Context Sensitive Approach......................61 Royal Oak & Surrounding Communities .............................................................................................................65 Populations & Households 1970 to 2010 – Royal Oak ........................................................................................67 Populations & Household Projections 1990 to 2020 – Royal Oak .......................................................................68 Population 1990 to 2010 – Royal Oak & Surrounding Communities ..................................................................69 Household Size 1970 to 2010 – Royal Oak..........................................................................................................70 Household Size 1990 to 2010 – Royal Oak & Surrounding Communities ..........................................................70 Projected Persons Per Household 1990 to 2020 – Royal Oak ..............................................................................71 Age Distribution 2010 – Royal Oak .....................................................................................................................72 Median Age Distribution 1980 to 2010 – Royal Oak & Surrounding Communities............................................72 Highest Educational Attainment 2000 – Royal Oak & Surrounding Communities ............................................73 Median Household Income 2000 – Royal Oak & Surrounding Communities .....................................................74 Median Housing Value 2000 – Royal Oak & Surrounding Communities ...........................................................74 Year Housing Built – Royal Oak..........................................................................................................................75 Residential Construction Permits Issued 1992 to 2010 – Royal Oak ...................................................................76 SEV for Real Property 1997 to 2011 – Royal Oak...............................................................................................77 SEV by Percentage 2011 – Royal Oak .................................................................................................................78 Employment by Industry 2000 – Royal Oak ........................................................................................................79 Existing Land Use 1998 – Royal Oak ..................................................................................................................87 Non-Motorized Implementation Tracks .............................................................................................................104 Bike Route Sign..................................................................................................................................................116 Dimensions for Shared Lane Markings ..............................................................................................................116 Configurations for Marked Shared Lanes...........................................................................................................118 Table of Contents vii �City of Royal Oak Master Plan 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. 49. 50. 51. 52. 53. 54. 55. 56. 57. 58. 59. 60. 61. 62. 63. 64. 65. 66. 2012 Amendment Bike Lane Sign ...................................................................................................................................................120 Dimensions for Bicycle Lanes............................................................................................................................121 Configurations for Road Diets with Bicycle Lanes ............................................................................................122 Bicycle Lanes at Signalized Intersections ..........................................................................................................123 Bike Route Sign with Directions to Key Destinations .......................................................................................129 Bicycle Rack Spacing.........................................................................................................................................131 Configurations for Bicycle Parking....................................................................................................................131 Bicycle Friendly Community Sign .....................................................................................................................135 Typical Complete Street .....................................................................................................................................143 Transit Station Spacing Recommendations ........................................................................................................147 Un-signalized Pedestrian Crossings ...................................................................................................................152 Potential Woodward Avenue Road Diets ...........................................................................................................153 Example of Access Management .......................................................................................................................154 TOD Overlay Zone Concepts .............................................................................................................................155 Transit Planning Guidelines ...............................................................................................................................156 Rochester Road Corridor Study Area .................................................................................................................160 MDOT Access Management Guidebook............................................................................................................161 Access Management Priorities ...........................................................................................................................167 Driveway Spacing from Intersections ................................................................................................................167 Driveway Alignment & Offsets Relative to Other Driveways ...........................................................................168 Driveway Spacing from Other Driveways .........................................................................................................168 Number of Access Points ...................................................................................................................................169 Typical Driveway Details...................................................................................................................................169 Road Diet Concept .............................................................................................................................................170 Service Drives ....................................................................................................................................................170 Complete Street / Road Diet Cross Section for Rochester Road ........................................................................172 Twelve Mile Road / Rochester Road Intersection Improvements ......................................................................180 Girard Avenue / Rochester Road Intersection Improvements ............................................................................181 Thirteen Mile Road / Rochester Road Intersection Improvements.....................................................................182 Fourteen Mile Road / Rochester Road Intersection Improvements....................................................................182 Road Diet Layout at Fourteen Mile Road & Rochester Road ............................................................................184 Access Management Recommendations ............................................................................................................186 Road Diet Concept – Impact on Biking & Walking...........................................................................................186 Turning Movements ...........................................................................................................................................188 Tables 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Differences Between Master Plan & Zoning Ordinance ........................................................................................6 Relation of Future Land Use Categories to Zoning Districts ...............................................................................48 Racial Composition 2000 to 2010 – Royal Oak ...................................................................................................71 Residential Construction Permits by Decade 1980 to 2009 – Royal Oak.............................................................76 Royal Oak Employers...........................................................................................................................................79 Roadway Segments Under Oakland County Jurisdiction.....................................................................................84 Visioning Workshops ...........................................................................................................................................98 Summary of Subarea Issues..................................................................................................................................98 Recommended Routes for Shared Lane Markings .............................................................................................117 Recommended Routes for Road Diets with Bike Lanes.....................................................................................121 Densities Required to Support Transit................................................................................................................142 Table of Contents viii �City of Royal Oak Master Plan 12. 13. 14. 15. 16. 17. 18. 19. 2012 Amendment Crosswalk Types & Elements.............................................................................................................................149 Level of Service for Signalized Intersections .....................................................................................................162 Rochester Road Driveway Density & Impervious Coverage .............................................................................163 Recommended MDOT Driveway Spacing Standards ........................................................................................168 Rochester Road Average Daily Traffic (ADT) in Royal Oak ............................................................................178 Existing & Resulting Access Points on Rochester Road ....................................................................................179 Existing LOS for AM / PM Peak Hour for Rochester Road...............................................................................180 AM Peak Existing LOS & Road Diet LOS for Rochester Road ........................................................................185 Photographs 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Bicyclists at Farmers Market..............................................................................................................................103 Non-Motorized Community Open House ..........................................................................................................106 Examples of Complete Streets............................................................................................................................110 Safe Routes to School Walking School Bus.......................................................................................................112 Crosswalk Improvements ...................................................................................................................................127 Crosswalk Appliqué ...........................................................................................................................................128 Inverted “U” Bicycle Rack .................................................................................................................................130 SMART Shelters ................................................................................................................................................132 Driveway & Crosswalk Design ..........................................................................................................................173 Example of Bike Lane ........................................................................................................................................174 Capturing Run-Off with Curb Lawn ..................................................................................................................175 Parking Lot without Cross Access......................................................................................................................177 Table of Contents ix ��City of Royal Oak Master Plan 2012 Amendment Introduction What is Planning? Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved:     Identification of the problem or issue. Setting of goals to be achieved. Formulation of alternative solutions and evaluation of impacts. Developing a plan of action. How Is the City Authorized to Plan? The City of Royal Oak derives its authority to prepare a Master Plan from the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended. The Act states: Sec. 7. (1) A local unit of government may adopt, amend, and implement a master plan as provided in this act. (2) The general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: (a) Is coordinated, adjusted, harmonious, efficient, and economical. (b) Considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. (c) Will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity, and general welfare. (d) Includes, among other things, promotion of or adequate provision for 1 or more of the following: (i) A system of transportation to lessen congestion on streets. (ii) Safety from fire and other dangers. (iii) Light and air. (iv) Healthful and convenient distribution of population. (v) Good civic design and arrangement and wise and efficient expenditure of public funds. (vi) Public utilities such as sewage disposal and water supply and other public improvements. Introduction Page 1 �City of Royal Oak Master Plan 2012 Amendment (vii) Recreation. (viii) The use of resources in accordance with their character and adaptability. Sec. 31. (1) A planning commission shall make and approve a master plan as a guide for development within the planning jurisdiction … (2) In the preparation of a master plan, a planning commission shall do all of the following, as applicable: (a) Make careful and comprehensive surveys and studies of present conditions and future growth within the planning jurisdiction with due regard to its relation to neighboring jurisdictions. (b) Consult with representatives of adjacent local units of government in respect to their planning so that conflicts in master plans and zoning may be avoided. (c) Cooperate with all departments of the state and federal governments and other public agencies concerned with programs for economic, social, and physical development within the planning jurisdiction and seek the maximum coordination of the local unit of government's programs with these agencies. (3) In the preparation of the master plan, the planning commission may meet with other governmental planning commissions or agency staff to deliberate. (4) In general, a planning commission has such lawful powers as may be necessary to enable it to promote local planning and otherwise carry out the purposes of this act. Sec. 33. (1) A master plan shall address land use and infrastructure issues and may project 20 years or more into the future. A master plan shall include maps, plats, charts, and descriptive, explanatory, and other related matter and shall show the planning commission’s recommendations for the physical development of the planning jurisdiction. (2) A master plan shall also include those of the following subjects that reasonably can be considered as pertinent to the future development of the planning jurisdiction: (a) A land use plan that consists in part of a classification and allocation of land for agriculture, residences, commerce, industry, recreation, ways and grounds, public buildings, schools, soil conservation, forests, woodlots, open space, wildlife refuges, and other uses and purposes. … (b) The general location, character, and extent of streets, railroads, airports, bicycle paths, pedestrian ways, bridges, waterways, and waterfront developments; sanitary sewers and water supply systems; facilities for flood prevention, drainage, pollution prevention, and maintenance of water levels; and public utilities and structures. (c) Recommendations as to the general character, extent, and layout of redevelopment or rehabilitation of blighted areas; and the removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of streets, grounds, open spaces, buildings, utilities, or other facilities. (d) For a local unit of government that has adopted a zoning ordinance, a zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. The zoning plan shall include an explanation of how the land use categories on the future land use map relate to the districts on the zoning map. (e) Recommendations for implementing any of the master plan's proposals. Introduction Page 2 �City of Royal Oak Master Plan 2012 Amendment Sec. 41. (1) After preparing a proposed master plan, a planning commission shall submit the proposed master plan to the legislative body for review and comment. The process of adopting a master plan shall not proceed further unless the legislative body approves the distribution of the proposed master plan. Sec. 45. (2) At least every 5 years after adoption of a master plan, a planning commission shall review the master plan and determine whether to commence the procedure to amend the master plan or adopt a new master plan. The review and its findings shall be recorded in the minutes of the relevant meeting or meetings of the planning commission. Why Plan for Royal Oak? As the year 2000 approached, there was a strong need to evaluate the physical development of the city. The Master Plan in place at that time was adopted in 1968 and had not undergone any major revision since its adoption. Despite a perception that the city was fully developed, significant changes had occurred in those thirty years:    The construction of I-696 provided a conduit for metropolitan traffic at the front door of Royal Oak. Downtown transformed into a mixed-use retail, service, and entertainment district. New housing was built in response to a desirable residential environment (a total of 772 new dwellings from 1980 to 1999, the majority of which were owner-occupied condominiums in multiplefamily complexes ranging from 3 to 124 units). What Process Has Been Followed? The city’s response in 1999 to those changes was to undertake a systemic process which involved analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan provided for the orderly development of the city, assisted the community in its effort to maintain and enhance a pleasant living environment, and sparked a vision toward the future. The following flow chart depicts the Master Plan process that led to adoption of the revised Master Plan in 1999, and at what points public input was obtained: Introduction Page 3 �City of Royal Oak Master Plan 2012 Amendment Background Studies Conduct Subarea Visioning (public workshops) Draft Concept Plans and Master Plan Evaluate Draft and Revise Plans (public workshops) Draft Recommended Concept Plans and Master Plan Conduct Public Hearing Adopt Plan In 2004, the Planning Commission reviewed the Master Plan to determine whether to commence procedures to amend the plan or to adopt an entirely new plan. At that time the Commission determined that conditions within the city had not changed significantly since the Master Plan’s adoption in 1999 to warrant amending the plan or adopting a new one, and that the goals and objectives of the current plan were still relevant and applicable to the physical development of the City of Royal Oak. In 2009, the Planning Commission again took up a 5-year review of the Master Plan as now required under the Michigan Planning Enabling Act. This time the Commission concluded that although many of the policies and recommendations of the 1999 plan remained pertinent, several conditions and circumstances had changed since then. The Planning Commission determined that amendments should be made to the Master Plan but adopting an entirely new plan was not necessary. It was felt amendments to the plan were needed to address conditions that have changed since 1999 while still providing for the elements of original plan which are still relevant. The Planning Commission then embarked on a process to amend the Master Plan. The following flow chart depicts the process that led to this amendment of the Master Plan and at what points public input was obtained: Introduction Page 4 �City of Royal Oak Master Plan 2012 Amendment Review Conditions and Determine to Amend Master Plan ! Send Notices to Adjoining Cities and Other Agencies About Intent to Amend Master Plan ! Draft Amendments to Master Plan ! Submit Master Plan Amendments to City Commission for Review and Comment ! Distribute Master Plan Amendments to Adjoining Cities and Other Agencies for Review and Comment ! Review Comments from Adjoining Cities and Other Agencies and Revise Master Plan Amendments ! Conduct Public Hearing, Adopt Master Plan Amendments, and Submit to City Commission for Approval The revised and amended Master Plan has the following characteristics:  It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community.  It provides a long-range viewpoint. The Master Plan will depict land use and community development within a time frame of 20 years.  It is comprehensive, covering the entire city and all the components that affect its physical makeup.  It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. Introduction Page 5 �City of Royal Oak Master Plan 2012 Amendment How is the Master Plan Different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long-range policy guide for the physical arrangement and appearance of the city. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory ordinances, investing in public capital improvements, and guiding private land use decisions. The Master Plan provides general direction on the city’s future development pattern. The plan also provides policies and actions for community leaders to consider in the future. Some of the Master Plan’s recommendations will be implemented through amendments to the Zoning Ordinance text and map. However, the Master Plan itself does not change the Zoning Ordinance nor the zoning of any property. Differences Between Master Plan & Zoning Ordinance Master Plan Zoning Ordinance  Provides general policies – preserve residential neighborhoods, protect natural features, redevelop downtown, etc.  Sets forth specific legal requirements on permitted uses, setbacks from lot lines, building heights, parking spaces, landscaping, etc.  A policy guide that can be vague and subjective – not legally enforceable.  A law that must be objective and quantifiable – legally enforceable.  Flexible – written to be able to respond to changing conditions.  Rigid – requires formal legislative amendment to change.  Shows future land use intentions.  Shows how land is regulated today.  Adopted and amended by Planning Commission while City Commission authorizes distribution and may reserve right to approve or reject.  Adopted and amended by City Commission upon recommendation from Planning Commission. How Has the Community Been Involved? The master planning program conducted in 1999 relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, city staff, City Commissioners, and Planning Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the city. The public input process is described more fully in the section entitled “Visioning & Public Participation.” Who Is Responsible for Planning & Zoning? The City of Royal Oak has a number of bodies that are actively involved in the planning and zoning decision-making process: Introduction Page 6 �City of Royal Oak Master Plan 2012 Amendment  City Commission – The City Commission is the chief governing body of the city. By Michigan statute, the City Commission approves rezoning requests, zoning and text amendments, and subdivision plats. The City Commission also authorizes distribution of the Master Plan to adjoining cities and other agencies, and may reserve the right to approve or reject the Master Plan and any amendments to it.  Planning Commission – The Mayor, one City Commissioner, and one administrative staff member serve on the Planning Commission as required by the state law option adopted by the city. Seven of the 9 Planning Commission members, including an administrative staff member, are appointed by the Mayor and approved by the City Commission. The Planning Commission is the principal recommending body to the City Commission on matters pertaining to the planning and development of the community. The Planning Commission approves site plans and special land uses and makes recommendations to the City Commission on rezoning requests, zoning text amendments, subdivision plats, and a capital improvements program. Michigan statutes require a Planning Commission to prepare and adopt a Master Plan.  Zoning Board of Appeals – The Zoning Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when practical difficulties or unnecessary hardships with property make it impossible to meet the strict provisions of the Zoning Ordinance. Introduction Page 7 ��City of Royal Oak Master Plan 2012 Amendment Goals, Objectives & Strategies This portion of the Master Plan identifies goals, objectives, and strategies for the city, thereby setting forth the basis for action. The identification of community visions will be the motivating force behind change. But more must be done to transform the vision into action. While vision statements are broad expressions of a desire for the future, goals, objectives and strategies progressively provide structure for future action. Goals represent a desired outcome, objectives provide more specific direction, and the strategies are actions aimed at achieving particular objectives. Goals, objectives and strategies are organized according to the predominant issues and topics identified in the previous section and are described in the following pages: Neighborhood Preservation & Residential Land Use Historic Resources Downtown Commercial Corridors Woodward Corridor Transportation & Circulation Parks & Recreational Uses Community Resources & Facilities Goals, Objectives & Strategies Page 9 �City of Royal Oak Master Plan 2012 Amendment Neighborhood Preservation & Residential Land Use GOAL 1: To recognize, preserve and enhance existing neighborhoods as the foundation of a strong community, and provide a balanced residential environment. Rationale: Neighborhood viability is one of the foundations of any community. Royal Oak has enjoyed substantial investment in its existing neighborhoods by both individuals and families expecting stable residential environments. Land use decisions must be balanced with and support the interests of existing neighborhoods, while still supporting housing opportunities to both new residents and residents who wish to remain in Royal Oak as their needs change. OBJECTIVE 1.1 Preserve, maintain and enhance the character of existing neighborhoods. Strategies: A) Establish clear and understandable boundaries on the Future Land Use Map of the Land Use Plan between established neighborhoods and non-residential areas. B) Support residential projects within neighborhoods that are compatible with existing density and architectural character by such methods as:     Allowing density based on the average density of the existing neighborhood; Requiring setbacks which are comparable to the balance of the neighborhood; Specifying spacing patterns of buildings from the street view consistent with the balance of the neighborhood; Limiting location of garages and parking to rear yards or side yards. C) Encourage single-family dwellings that have features and characteristics of homes in older, more traditional neighborhoods:    Encourage dwellings oriented towards the public street with a defined frontage; Encourage primary entrances and windows that face a public street; and Encourage parking to the side or rear of dwellings – detached garages in rear yards or attached garages on the sides of dwellings that do not project into front yards. Goals, Objectives & Strategies Page 10 �City of Royal Oak Master Plan 2012 Amendment D) Discourage single-family dwellings that have features and characteristics of more modern and rural subdivisions:     Discourage dwellings oriented away from the public street or without a defined frontage; Discourage primary building entrances that lead to the side of a dwelling or an attached garage; Discourage attached garages that project further into a front yard than the rest of the dwelling; and Discourage blank, windowless façades. E) Ensure that the sizes of any divided lots are compatible with existing neighborhood lots but not less than the minimum city code standard. F) Promote distinct neighborhoods organized around neighborhood parks, schools and shopping. G) Implement overlay zoning techniques to address the areas in proximity to the downtown (see “Implementation”). H) Ensure redevelopment of vacant school sites is consistent with and complimentary to surrounding neighborhoods through overlay zoning techniques, planned unit development, conditional rezoning, special redevelopment design standards, etc. OBJECTIVE 1.2 Enhance the physical appearance and the economic value of existing neighborhoods. Strategies: A) Establish building standards that are style-neutral for new residential development and rehabilitation of existing residences which are compatible with existing conditions (density, setbacks, building spacing, and rear and side garage locations). B) Provide code enforcement of all residential properties. C) Explore the establishment of a neighborhood identification system such as unified street signs, entryway signs, and landscaping. D) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street tree plantings, neighborhood gardens, and sidewalk improvements. Goals, Objectives & Strategies Page 11 �City of Royal Oak Master Plan 2012 Amendment /"--·' ' fflf~ l1ainf-tiin U1mf"lrtrble~ Compotlble Slngle-Famlly ~sldential Development OBJECTIVE 1.3 Ensure that multiple-family development and redevelopment is compatible with the surrounding neighborhood characteristics. Strategies: A) Encourage multiple-family development and redevelopment that has features and characteristics of surrounding established neighborhoods:      Encourage townhomes, row houses, brownstones, walk-ups, courtyard apartments and duplexes with common side walls and 2 to 8 units per building; Encourage buildings oriented towards the street with terraces, courtyards or stoops. Encourage primary building entrances and windows that face a public street; Encourage parking to the side or rear of buildings with common, shared driveways; and Encourage building setbacks similar to and consistent with single-family dwellings. B) Discourage multiple-family development that has features and characteristics of more modern apartment complexes:      Discourage multiple buildings without common walls dispersed throughout a site with more than 8 units per building; Discourage buildings oriented inward towards each other or the interior of the site and away from the street; Discourage primary building entrances that lead to parking lots or the interior of a site with side or rear facades facing the street; Discourage parking in front of buildings with multiple entrances or driveways for each individual unit; and Discourage significantly greater setbacks than those required for single-family dwellings. Goals, Objectives & Strategies Page 12 �City of Royal Oak Master Plan 2012 Amendment C) Ensure multiple-family developments locate along or near public transit corridors and encourage those that adhere to transit-oriented design principles. D) Adopt regulations for multiple-family dwellings that comply with fair housing laws and do not discourage the provision of affordable housing. E) Limit the height of buildings to no more than two and one-half stories, taking into consideration the height of surrounding established neighborhood buildings. F) Require setbacks that are consistent with neighboring buildings. G) Set reasonable maximum lot coverage. H) Establish style-neutral design standards which respect the existing architectural character of the neighborhoods. I) Limit garage and parking locations to rear and side yards. J) Support strict code enforcement of rental, residential and commercial properties. Compatible Multiple-Family Residential Development Goals, Objectives & Strategies Page 13 �City of Royal Oak Master Plan OBJECTIVE 1.4 2012 Amendment Promote safety and security through the management of traffic volumes and speeds which are detrimental to residential neighborhoods. Strategies: A) Evaluate methods which slow down, discourage, and divert cut-through traffic but maintain continuous access for residents, fire, police and emergency personnel. B) Promote and support walkable streets and livable neighborhoods through appropriate design principles and solutions. C) Evaluate feasibility of closing streets in proximity to areas which promote cut-through traffic (i.e., Woodward Avenue Public Spaces Design Framework Plan). OBJECTIVE 1.5 Promote a “Walkable Community” environment that will facilitate pedestrian and bicyclist use. Strategies: A) Promote and support walkable streets and livable neighborhoods through appropriate design principles and solutions. B) Recognize and promote where possible bicycle routes throughout the city as recommended by the Non-Motorized Transportation Plan, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. C) Encourage transit-oriented design principles where possible while supporting clean, efficient public transit service to new developments and existing neighborhoods. D) Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Continue to support the city’s maintenance plan for existing and new sidewalks. G) Discourage the use of drive-through traffic and multiple curb cuts that are a detriment to a pedestrian-oriented environment. H) Continue to work with railroads to provide safer crossings. I) Minimize the amount and speed of traffic through neighborhoods by using “traffic calming” devices and other appropriate design principles. Goals, Objectives & Strategies Page 14 �City of Royal Oak Master Plan 2012 Amendment J) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street and tree plantings, neighborhood gardens and sidewalk improvements. K) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. Goals, Objectives & Strategies Page 15 �City of Royal Oak Master Plan 2012 Amendment Historic Resources GOAL 2: To encourage the preservation of the city’s historic character through the identification and preservation of historically significant neighborhoods and other properties. Rationale: The city has many significant historic structures both in the downtown and in neighborhoods. Preservation efforts such as rehabilitation and adaptive reuse will contribute to the city’s historic character and the community at large. OBJECTIVE 2.1 Recognize and promote the community’s historic resources. Strategies: A) Study the community-wide inventory which identifies historically significant and contributing structures. B) Support educational efforts to publicize historic structures and their importance to the fabric of the community. C) Encourage voluntary participation in a program of identification and formal recognition of restored homes and other structures in acknowledged historical areas. OBJECTIVE 2.2 Encourage the maintenance and rehabilitation of historic structures and neighborhoods. Strategies: A) Investigate potential incentives which will maintain the use of historic structures within neighborhoods as single-family residences. B) Where there are concentrations of historic structures, ensure that new development is compatible with the existing historic character of the area. Encourage an architectural theme which complements existing historic structures. Goals, Objectives & Strategies Page 16 �City of Royal Oak Master Plan 2012 Amendment Downtown GOAL 3: To maintain and improve a healthy and vibrant mixed-use downtown center as a desirable business address that integrates expanded commercial, entertainment, office, residential, retail and service uses. Rationale: The future for downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of its past creates the foundation for change and enhancement. A vital mix of activities, along with a freedom of expression, will continue to give Royal Oak its special flair and appeal as a shopping, entertainment, and living experience. OBJECTIVE 3.1 Enhance the physical appearance of the downtown. Strategies: A) Maintain the traditional development pattern of the downtown, ensuring new projects are compact and pedestrian-scaled, with buildings that front directly onto the street. B) Encourage sustainable projects that contribute to “placemaking” — the creation of a unique downtown that is compact, mixed-use, pedestrian-scaled, and transit-oriented with a strong civic character and lasting economic value. C) Develop building standards that are style-neutral and provide assistance to enhance our vibrant urban environment with specific consideration for building height, setbacks, signage and streetscape design. D) Require taller buildings of four or more stories to have an adequate setback from the front property line for the fourth story and above to prevent them from overwhelming the public realm, creating unusual noise and wind patterns, and to maintain the downtown’s pedestrianfriendly atmosphere. E) Continue to improve public and private signage and lighting downtown. F) Upgrade parking and parking lots with improved, safe lighting and signage, and incorporate separation by landscaping and decorative screening measures that ensure compatibility with neighboring residential areas where applicable. G) Support strict code enforcement of commercial, residential, and rental properties. Goals, Objectives & Strategies Page 17 �City of Royal Oak Master Plan OBJECTIVE 3.2 2012 Amendment Enhance the mixed-use environment downtown with emphasis on expanded retail, office, entertainment and housing compatible with neighboring residential areas. Strategies: A) Encourage an expanded retail environment in the core of the downtown, including, but not only, mixed-use retail options on ground floors combined with office and residential uses on upper floors, and discourage ground floor office uses on Main Street and Washington Avenue. B) Promote the establishment of boutique and specialty retailers that serve as an attraction while also providing adequate convenience and day-to-day shopping for downtown workers and residents. C) Encourage small to medium development projects within the downtown. D) Encourage the relocation of uses not dependant on a downtown location and allow conversion to uses which are complementary to and compatible with a pedestrian-scaled downtown environment. E) Encourage mixed-use, multiple-level parking structures which provide the opportunity for retail and office ground floors and parking on upper floors. F) Discourage new or expanded surface parking lots which detract from the appearance and pedestrian-oriented environment of the downtown, especially for residential developments. G) Create a central business overlay district which will permit increased building height for projects that include the following:     exemplary architectural and site design features; an appropriate mix of retail, office, and upper-level residential uses; increased off-street parking; and landscaping and/or decorative screening measures that ensure compatibility with neighboring residential areas. OBJECTIVE 3.3 Provide guidelines for treatment of buffers to create a smooth transition between residential areas and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of walls, fences and/or landscaping. Goals, Objectives & Strategies Page 18 �City of Royal Oak Master Plan     2012 Amendment Provide separation as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side of said buffers. Landscape areas should be planted with trees and shrubs to visually screen nonresidential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffers and screening should be scaled in accordance with the scale of the non-residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.   Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of fences, walls, and/or landscaping. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. ~ ., I-~IP· -.l·/,.,. '> ~. _, ~ ,;, I I 1 } , .,,f I ~ I ~ :- \,.. , , ., . L , I ,-•' ·y:, ~ ~ Alternative D'eslgn Treatments for Alleys OBJECTIVE 3.4 .. .. . . . . '"=- I ~- ·\ +f, i A~l \ \, ~ / Promote a pedestrian-friendly environment. Strategies: A) Support and encourage design principles and solutions to promote walkable streets throughout the downtown and surrounding neighborhoods. Goals, Objectives & Strategies Page 19 �City of Royal Oak Master Plan 2012 Amendment B) Support and encourage transit-oriented design principles for appropriate new downtown developments. C) Support and encourage clean, efficient public transit service for the downtown, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. D) Increase pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Discourage uses that are a detriment to pedestrian-oriented environment such as drivethroughs, surface parking lots, and uses which require multiple curb cuts. G) Continue to support the city’s maintenance plan for new and existing sidewalks. H) Continue to work with the railroads to provide safer crossings. OBJECTIVE 3.5 Create new and enhance existing public spaces. Strategies: A) Reorganize the Civic Center (City Hall and Library) as a community focal point around an open space or plaza used for outdoor concerts, community events, and informal gatherings. B) Expand Farmers Market to its fullest potential by attracting uses which serve as a destination point and one of the city’s gateways while also improving the linkages between the Farmers Market and downtown. Goals, Objectives & Strategies Page 20 �City of Royal Oak Master Plan 2012 Amendment Commercial Corridors GOAL 4: To improve both the function and visual appearance of the major commercial corridors within Royal Oak while protecting and enhancing neighboring residential areas. Rationale: Varied in terms of use, the appearance of the major commercial corridors leaves a lasting impression on both the casual visitor and the residents. The lack of defined entryways into the community, uncoordinated mix of uses, a multitude of curb cuts, proliferation of signs, predominance of paved surfaces and absence of landscaping all contribute to portions of many corridors that are visually unattractive. OBJECTIVE 4.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of decorative landscaping.     Provide sufficient setback as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative wall along the non-residential side of said buffers. Landscape areas should be planted with trees, flowers, grasses and shrubs to visually screen non-residential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffer dimension should be larger and the screening more intensive when the nature and/or scale of the non-residential use is more intensive than the residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.   Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of decorative screening and/or landscape materials. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. Goals, Objectives & Strategies Page 21 �City of Royal Oak Master Plan 2012 Amendment Use of 811ff'el'f: Walls and Landsca,plng OBJECTIVE 4.2 Improve the visual appearance of the commercial corridors. Strategies: A) Support land use decisions that enhance the economic, aesthetic and functional qualities of each corridor which do not detract from neighboring residential uses, and which are of compatible design, scale and use to the neighboring residential areas. B) Encourage transit-oriented development patterns at appropriate locations along commercial corridors – intersections of major streets with mixed-use development patterns and lots of sufficient size. C) Develop building standards that are style-neutral for new and renovated buildings with specific consideration for building height, setbacks, signage and streetscape design. D) Develop stronger buffer standards between the right-of-way and parking areas through the use of decorative screening and landscaping materials. E) Reduce the number of curb cuts along the corridors. F) Encourage consolidated parking at side or rear of buildings, while ensuring continuous screening between commercial and adjacent residential areas. G) Develop streetscape amenities unique to each corridor with the use of consistent paving, furniture, landscaping, lighting and signage. H) Continue the façade / building line north and south of the downtown along Main Street, with buildings that are appropriately located and oriented to the street, to better integrate with the downtown and to create an entryway into the city. Goals, Objectives & Strategies Page 22 �City of Royal Oak Master Plan 2012 Amendment I) Continue efforts to improve signage along commercial corridors and to reduce the number of nonconforming signs. OBJECTIVE 4.3 Provide linkages between through enhanced corridors. various community elements Strategies: A) Identify and enhance entryways and gateways into the city through the use of landscaping and identification signs such as Main Street / I-696, Woodward Avenue / Eleven Mile Road, Woodward Avenue / Twelve Mile Road, and Eleven Mile Road / I-75. B) Encourage the use of corridors as linkages such as Eleven Mile Road linking Woodward Avenue to civic areas downtown, and Main Street linking I-696 and downtown. C) Support and encourage clean, efficient public transit service along commercial corridors, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. Goals, Objectives & Strategies Page 23 �City of Royal Oak Master Plan 2012 Amendment Woodward Corridor GOAL 5: To recognize the economic, social, and cultural importance of the Woodward Corridor and pursue the improvements needed to enhance and maintain its vitality. Rationale: The economic health and physical improvement of the Woodward Corridor are vital not only to the City of Royal Oak but the entire area traversed by Woodward Avenue. While some improvements have occurred to individual properties, comprehensive strategies, such as the ones embodied in the Woodward Avenue Public Spaces Design Framework Plan, need to be actively pursued. OBJECTIVE 5.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of decorative landscape materials.     Provide setback as well as an attractive physical barrier between the residential and nonresidential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side of said buffers. Landscape areas should be planted with trees and shrubs to visually screen nonresidential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffers and screening should be scaled in accordance with the scale of the non-residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.  Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of fences, walls and/or landscaping. Goals, Objectives & Strategies Page 24 �City of Royal Oak Master Plan  2012 Amendment Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. OBJECTIVE 5.2 Improve and maintain the overall appearance of buildings and streetscapes. Strategies: A) Develop building standards that are style-neutral for new and renovated buildings with specific consideration for building height, setbacks, signage and streetscape design. B) Utilize streetscape elements such as lighting, landscaping, furniture and signage to help visually unify areas and improve the pedestrian environment along with corridor. C) Improve the appearance of strip buildings that have multiple tenants by unifying the individual storefronts through similar use of material, color, signage, lighting, etc., and encourage proper maintenance of said corridor properties. D) Develop treatments for rear building elevation that improve the appearance of entrance and service areas. E) Preserve, establish, and re-establish street trees and related landscape components in the corridor. OBJECTIVE 5.3 Provide sufficient, accessible, conditions for businesses. and attractive parking Strategies: A) Investigate methods of reorganizing existing parking areas to increase their efficiency and improve their appearance. B) Screen adjacent residential neighborhoods from parking areas located behind businesses. C) Investigate opportunities to increase parking through the removal of existing nonconforming, underutilized, or blighted commercial buildings. D) Consider the purchase of homes adjacent to the corridor for the provision of off-street parking where appropriate. E) Encourage street and right-of-way reconstruction projects that eliminate on-street parking where it does not meet minimum design and safety standards and provide for safe on-street parking where possible throughout the Woodward Corridor. Goals, Objectives & Strategies Page 25 �City of Royal Oak Master Plan OBJECTIVE 5.4 2012 Amendment Create a corridor that is distinctive, visually rich, and well organized. Strategies: A) Develop a significant, unique, overriding design concept that reflects the importance of Woodward to the community, county, and state. B) Identify historic places, buildings, structures, locations and events to Woodward and highlight them as features for the corridor. C) Identify opportunities for “corridor-scaled” public art / elements and public spaces at key locations along the corridor. D) Identify individual communities and districts through the use of “gateways” and “landmarks.” E) Maintain and enhance existing open space and investigate opportunities for additional open space on or adjacent to the corridor. OBJECTIVE 5.5 Improve safety and control of traffic speed and congestion. Strategies: A) Support and encourage design principles and solutions to control and reduce speeds where appropriate while providing for efficient traffic flow. B) Consolidate and reduce the number of ingress and egress points along Woodward while maintaining sufficient access to business parking. C) Reduce conflict points between pedestrian and vehicular circulation. D) Investigate signalization and traffic engineering methods such as IVHS (Intelligent Vehicle Highway Systems) that can improve safety and reduce traffic congestion. OBJECTIVE 5.6 Encourage multi-modal use of the corridor. Strategies: A) Encourage the renovation of Woodward Avenue so it accommodates ALL users, including pedestrians, bicycles, transit, freight and motor vehicles. Goals, Objectives & Strategies Page 26 �City of Royal Oak Master Plan 2012 Amendment B) Support and encourage design principles and solutions to support and promote walkability throughout the Woodward Corridor. C) Facilitate pedestrian movement between the east and west sides of Woodward through development and redevelopment of the corridor. D) Incorporate a bicycle route network along or in areas adjacent to the corridor, with connections to existing community bike route systems. E) Develop a network of existing and future parks and recreation facilities for the corridor and surrounding area. F) Support and encourage clean, efficient public transit systems that support redevelopment of the corridor, such as light rail and bus rapid transit. OBJECTIVE 5.7 Maintain a healthy and vibrant retail and institutional mix that allows Woodward to be a sought after business address and phase out over time uses or buildings that have a negative impact on the corridor. Strategies: A) Encourage transit-oriented development patterns where possible along the Woodward Corridor – intersections of major arterials with mixed-use development patterns and lots of sufficient size. D) Enhance pedestrian and bicycle access to businesses with dedicated access points and from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. B) Promote uses and activities that maintain or increase the commercial tax base. C) Identify negative or inappropriate uses along the corridor. D) Identify buildings or sites with outmoded site characteristics and recommend creative redevelopment concepts for underutilized properties along the corridor. E) Develop recommendations for the reuse of such parcels. F) Investigate financing options for the redevelopment of such sites. Goals, Objectives & Strategies Page 27 �City of Royal Oak Master Plan 2012 Amendment Transportation and Circulation GOAL 6: To provide an integrated and accessible transportation system comprised of a balanced range of travel options to facilitate the safe, convenient, reliable and smooth flow of motorized and non-motorized vehicles and pedestrians. Rationale: An efficient and safe transportation system is vital to the quality of life in the City of Royal Oak for both residents and businesses. OBJECTIVE 6.1 Ensure that the roadway system respects the context of adjacent neighborhoods, accommodates all users, and is safe, efficient and adequate to meet the needs of city residents and businesses. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support, design, and build streets that respect and complement adjacent development patterns, densities, and land uses, making all modes of travel efficient and enjoyable. C) Change the design of a street as it passes through areas where there is a change in development patterns, context, and character or where such a change is desired and appropriate. D) Achieve regional transportation capacity through appropriate methods and multiple travel modes, such as network connectivity and properly-sized thoroughfares, instead of simply widening lanes or adding more lanes. E) Establish a priority system of street improvements which improve traffic flow and safety, relieve congestion, and are coordinated with commercial corridor improvements. F) Promote safety improvements at problematic intersections. G) Limit the number of egress / ingress access and service drives and encourage shared drives along major corridors. Goals, Objectives & Strategies Page 28 �City of Royal Oak Master Plan OBJECTIVE 6.2 2012 Amendment Promote a “Walkable Community” environment that will facilitate pedestrian and bicyclist use. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support and encourage design principles and solutions to support and promote walkable streets and livable neighborhoods. C) Encourage transit-oriented design principles where possible while supporting clean, efficient public transit service to new developments and existing neighborhoods. D) Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Continue to work with railroads to provide safer crossings. G) Continue to support the city’s maintenance plan for existing and new sidewalks. H) Discourage the use of drive-through traffic and multiple curb cuts that are a detriment to a pedestrian-oriented environment. I) Minimize the amount and speed of traffic through neighborhoods by using “traffic calming” devices. J) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street and tree plantings, neighborhood gardens and sidewalk improvements. OBJECTIVE 6.3 Promote non-motorized transportation and use of public transit. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support and encourage design principles and solutions to support and promote walkable streets and livable neighborhoods. Goals, Objectives & Strategies Page 29 �City of Royal Oak Master Plan 2012 Amendment C) Encourage pedestrian orientation and provide safe pedestrian linkages through sidewalks between neighborhoods, parks, schools and commercial areas. D) Increase opportunities for biking within the city by developing a bicycle master plan with designated bike routes and appropriate connections. E) Recognize and promote bicycle routes throughout the city, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. F) Encourage transit-oriented development patterns within mixed-use areas with adequate lot sizes and along existing and planned transit corridors. G) Support and encourage clean, efficient public transit service throughout the city, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. H) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. Goals, Objectives & Strategies Page 30 �City of Royal Oak Master Plan 2012 Amendment Parks & Recreational Resources GOAL 7: To provide recreational land in the form of community parks, neighborhood parks, miniparks and recreational facilities which are convenient, accessible, and meet the needs of Royal Oak residents. Rationale: The desirability of Royal Oak as a residential community is enhanced by its excellent parks and recreational facilities. Parks and recreational services contribute to the economic and social well being of the community. Increased demands will be placed on parks and recreational services as population and resident expectations increase. OBJECTIVE 7.1 Provide recreation land in the form of community parks, neighborhood parks, and mini-parks which are convenient and accessible to all residents. Strategies: A) Provide balanced geographical distribution of parks. B) Provide neighborhood parks or mini-park facilities wherever available in deficient areas. C) Encourage new development and existing projects, where applicable, to reserve park and open space. OBJECTIVE 7.2 Provide fields and facilities that meet the community-wide recreation needs of Royal Oak residents. Strategies: A) Provide high-quality recreation fields and facilities for organized team play at community parks. B) Organize a steering committee to investigate the feasibility of developing an outdoor, cityowned swimming facility with a range of amenities including outdoor shallow depth areas, zero-depth play facilities, and ancillary facilities. C) Expand promotion of current swimming programs held at school facilities. Coordinate with school district to consider expansion of swimming programs. Goals, Objectives & Strategies Page 31 �City of Royal Oak Master Plan OBJECTIVE 7.3 2012 Amendment Provide, promote, and encourage the establishment and maintenance of non-motorized trails. Strategies: A) Create a multiple-purpose pathway system in several parks throughout the city that can be used for walking, jogging, in-line skating, skateboarding, etc., and other pedestrian activities. B) Recognize and promote bicycle routes throughout the city, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. C) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. OBJECTIVE 7.4 Eliminate existing barriers to recreation facilities and programs by creating barrier-free facilities and adopting a policy of “inclusive recreation.” Strategies: A) Provide recreation and leisure opportunities to all residents. B) Ensure that each play setting and activity area is accessible, that accessible play components are placed wherever possible, and that similar play opportunities are provided to citizens with disabilities. C) Improve accessible routes of travel, connecting parking areas and drop-off points, and provide safe access to activity areas and accessible activities. D) Provide a means of getting on and off the equipment for children with a range of mobility impairments. E) Ensure that landscape areas, gardens, picnic areas, parking areas, park facilities, and significant natural features are accessible. F) Encourage consultation between operator, manufacturer or designer, and people with and without disabilities who reside in the community. Goals, Objectives & Strategies Page 32 �City of Royal Oak Master Plan OBJECTIVE 7.5 2012 Amendment Increase parking capacity of parks. Strategies: A) Review current parks for parking deficiencies and establish a plan of long-term goals to rectify these deficiencies. Goals, Objectives & Strategies Page 33 �City of Royal Oak Master Plan 2012 Amendment Community Resources & Facilities GOAL 8: To provide community facilities and services which contribute to the overall improvement of the community and goals of the Master Plan and meet the needs of the Royal Oak community. Rationale: Providing basic facilities and services is an essential role of local government. However, well planned and strategically located community facilities can contribute to the advancement of other community goals. As with other public services, demand for improved community facilities will increase as community expectations increase. OBJECTIVE 8.1 Provide Master Plan goals for consideration in the planning, programming, construction, and maintenance of community facilities. Strategies: A) Incorporate evaluation of Master Plan goals, objectives, and strategies in the preparation of a future city Capital Improvement Program as required per state law, providing for long-term capital expenses that require substantial investment (public buildings, infrastructure, equipment, etc.) B) Encourage dialog regarding planning with other governmental units and neighboring cities. C) Develop a separate overlay district or “special redevelopment” zone for former school sites and larger, vacant commercial sites, as well as public and institutional uses outside of the downtown, including parks, schools, cemeteries, utilities, etc. OBJECTIVE 8.2 Develop new or improve upon existing community facilities that contribute to the community visions embodied in the Master Plan. Strategies: A) Continue developing the downtown civic plaza as a focal point for public services and gatherings. B) Maintain and improve the Farmers Market. Goals, Objectives & Strategies Page 34 �City of Royal Oak Master Plan OBJECTIVE 8.3 2012 Amendment Increase awareness of Royal Oak’s rich cultural and artistic heritage; celebrate and expand cultural expressions; and encourage cultural institutions to develop and grow. Strategies: A) Promote Royal Oak’s arts and cultural institutions and programs. B) Promote Royal Oak’s arts, architecture, and cultural assets to advance Royal Oak as a community and tourist destination. OBJECTIVE 8.4 Encourage understanding and support for the unique needs of our aging population and the value they provide to our entire community. Strategies: A) Support the voluntary choice of older residents who wish to remain in their homes, making it easier and more inviting to “age in place.” B) Encourage projects that address the services and housing needs of our aging population. C) Encourage design standards that accommodate the special needs of these residents. D) Encourage consideration of the needs of our aging population in making decisions regarding Royal Oak’s civic, cultural, and recreational services. E) Support the review of current housing options for our aging population. Goals, Objectives & Strategies Page 35 ��City of Royal Oak Master Plan 2012 Amendment Land Use Plan The Land Use Plan and Future Land Use Map presented on the following pages illustrate the proposed physical arrangements of land use for the City of Royal Oak. The Land Use Plan serves to translate community goals into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning and planning analysis, and the desires of the residents of the City of Royal Oak as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the city regarding current issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended to be a working document which will provide for the orderly development of the city, assist the community in its effort to maintain and enhance a pleasant living environment, while fostering economic development and redevelopment where needed. The land use plan is based upon comments and opinions gathered during the planning process including numerous meetings with the Steering Committee and city staff, and the public input obtained from the visioning workshops. To this extent, it reflects general policy toward development and redevelopment within the city. The land use plan is based on equal consideration of a number of factors. These factors include:       Citizen opinion and input Existing land use Existing zoning Existing plans Population projections and characteristics Community facilities and parks       Economic outlooks Socio-economic considerations Traffic and circulation Utilities Compatible uses Community goals, objectives, and strategies The proposed land use categories were developed in an effort to create a long term plan for the development and redevelopment of the City of Royal Oak. These classifications and their general location are described in more detail below. Residential Low Density Single-Family Residential Low Density Single-Family Residential provides for single-family detached dwellings on individual lots requiring a minimum of 13,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of lower-density, single-family detached dwellings, along with other related facilities such as parks and schools. There are only a few areas of low density single-family residential in the city including the south side of Fourteen Mile Road east of Rochester Road, the Lakeside Drive neighborhood between Main Street and Rochester Road, the Vinsetta Park neighborhood south of Twelve Mile Road between Woodward Avenue and the railroad, and north of Thirteen Mile Road between Main Street and Quickstad Park. Land Use Plan Page 37 �City of Royal Oak Master Plan 2012 Amendment Medium Density Single-Family Residential Medium Density Single-Family Residential provides for single-family detached dwellings requiring a minimum of 5,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of medium-density, single-family detached dwellings, along with other related facilities such as parks and schools. Aside from the neighborhoods identified above as Low Density Single-Family Residential, the remaining singlefamily detached neighborhoods in Royal Oak are comprised of medium-density, single-family residential housing. These existing medium-density, single-family residential neighborhoods include but are not limited to neighborhoods and subdivision plats know as Arlington Park, Beverly Hills, the northern portion of Vinsetta Park, Forest Heights, Kensignton-Highland, Lawson Park, Marks Park, Maudlin Park, Maxwell Park, Memorial Park, North Shrine area, Connecticut Street area, Oak Run, Oakview, Quickstad Park, Southpointe, Starr Park, Sullivan Park, and Wendland Park. Attached / Detached Single-Family Residential Attached / Detached Single-Family Residential provides for single-family attached and detached dwellings requiring a minimum of 4,000 to 5,000 square feet of site area provided for each dwelling. This category is intended to provide a transitional residential designation between single-family residential as described above and more intense land uses such as office, commercial, or multiple-family residential, and to allow a mix of housing types, including both attached and detached residential developments such as townhomes and row houses. There are existing areas in the city developed at this density including the duplexes between Webster Road and Glenwood Road east of the railroad, on the west side of Campbell Road, on the east side of Rochester Road, and on both sides of Fourth Street. This designation can accommodate a wide variety of single-family developments. Multiple-Family Residential Multiple-Family Residential is intended to provide for multiple-family dwelling units requiring a minimum of 2,400 to 4,800 square feet of site area provided for each dwelling depending on the number of bedrooms in each dwelling units. This designation is intended to allow a higher density residential environment such as apartments, condominiums, and townhouses. High-density residential can generate significant amounts of traffic and therefore should be directly adjacent to a major thoroughfare with adequate public transit service. There are many areas of existing multiple-family residential uses throughout the city, the largest being the Coventry Parkhomes Condominiums development in the northern portion of the city, and the developments along I-696 along the southern border of Land Use Plan Page 38 �City of Royal Oak Master Plan 2012 Amendment the city including the Main Street Square and Maryland Club developments. Small pockets of other multiple-family uses exist throughout the city. Multiple-family developments should exhibit the same design features and characteristics as the established single-family neighborhoods to which they are adjacent. Compatible types would include brownstones, walk-ups, and courtyard apartments, usually with 4 to 12 units per building. More modern style apartment complexes with their exurban traits are to be discouraged. Both single- and two-family residential uses are permitted in the district. High-density residential serves as a transition between non-residential districts and lower density residential uses and should be developed at a density no greater than 9 to 18 units an acre or 2,400 to 4,800 square feet of lot area per unit. No new areas of Multiple-Family Residential have been designated in the city. Mixed Use Two categories of mixed use are provided, each with a different emphasis. The mixed use designations are intended to provide for a dynamic environment of compatible uses for areas of the city with the following characteristics:       Mixed land uses in close proximity to one another. Relatively compact developments, both residential and commercial. Entrances that front directly onto the street without parking between buildings and the street. Building, landscape, and thoroughfare design that is at a pedestrian-scale. A highly-connected circulation network created by relatively small blocks. Streets and public spaces that contribute to “placemaking” — the creation of unique neighborhood centers that are compact, mixed-use, pedestrian-scaled, and transit-oriented with lasting economic value. This designation will provide for a transition between more intensely developed commercial areas and residential areas and/or between busy thoroughfares and residential areas. Mixed Residential / Office / Public / Institutional Mixed Residential / Office / Public / Institutional is intended to provide for a mixture of residential, public / institutional uses, professional offices, general offices, and business and personal service uses, but would not include retail commercial uses. Such uses may be located in combination with one another within a single building. Upper floor residential uses would be encouraged. This land use designation is designed to maintain and promote the flexible redevelopment of certain areas of the city with a mixture of residential, public / institutional, and office uses. Areas of mixed residential / office uses are proposed for the south of downtown on the east side of the railroad, the northwest corner of Sherman Drive and West Street, the southeast corner of Land Use Plan Page 39 �City of Royal Oak Master Plan 2012 Amendment Crooks Road and Normandy Road, and the southeast corner of Campbell Road and Lincoln Avenue. Office uses would be those compatible with residential uses. It is proposed that the city consider a new mixed residential / office zoning district which would allow single-family and attached / detached residential housing as permitted uses, while multiple-family residential, schools, churches, day care and office uses would be allowed as special land uses. This mixed-use residential classification may also provide locations for smaller-scale senior housing developments that are compatible with adjacent neighborhoods. The intensity of the residential and office uses allowed would depend upon site characteristics. Upper floor residential uses would be encouraged. Mixed Residential / Office / Commercial Mixed Residential / Office / Commercial is intended to provide for a mixture of residential, office, and lower-intensity commercial uses. This designation allows for any combination of residential, office, or local commercial use. Upper floor residential uses above retail or office uses would be encouraged. This land use designation is also designed to maintain and promote the flexible redevelopment or certain areas of the city. The emphasis of this designation is a combination of residential, office, and local commercial uses. Mixed residential / office / commercial use areas are proposed for areas adjacent to the Central Business District, such as south of the downtown along Main Street including the gateway development area along I-696, the area between Main Street and the railroad south of Lincoln Avenue, the area surrounding Oakland Community College south of Lincoln Avenue, and the Fourth Street area from Knowles Street to Alexander Avenue. Additional areas of the mixed residential / office / commercial designation are located along commercial corridors such as portions of Woodward Avenue south of Lincoln Avenue, the west side of North Main Street south of Twelve Mile Road, both sides of North Main Street between University Avenue and Catalpa Drive, the intersections of Twelve Mile Road, Thirteen Mile Road, and Fourteen Mile Road with Crooks Road, areas along Eleven Mile Road, and areas along Rochester Road near Thirteen Mile Road. It is proposed that the city consider a new mixed-use residential / office / commercial zoning district which would allow residential uses as permitted uses, while office, schools, churches, day care, and local commercial uses would be allowed as special land uses based upon site specific conditions. This mixed-use residential classification may also provide locations for senior housing developments such as independent living, assisted living, and congregate care. Upper-floor residential uses in combination with non-residential uses would be encouraged. Consideration should also be given to reducing the required amounts of off-street parking in mixed-use areas to encourage redevelopment of these sites. The whole concept of mixed-use zoning is aimed at providing access to many different uses without the need for multiple automobile trips, thus reducing the need for each individual use to supply its own off-street Land Use Plan Page 40 �City of Royal Oak Master Plan 2012 Amendment parking. Many of these sites are also too small to accommodate the full amount of parking that may be required, especially along the south side of Fourth Street between Troy Street and Alexander Avenue, both sides of Main Street between Eleven Mile Road and Catalpa Drive, and Washington Avenue and Main Street south of Lincoln Avenue. Commercial & Industrial General Commercial General Commercial is intended to provide suitable locations for general retail and service establishments. These types of commercial uses are generally developed along major roads. Uses typically found include larger supermarkets, discount stores, department stores, appliance and furniture stores, and specialty shops. These types of land uses rely on a market area much larger than that of the local commercial areas and can provide either convenience and/or comparison goods. General Commercial may take the form of either a shopping center or groups of buildings sharing common access, architectural style and, design elements. The General Commercial designation also includes special retail and service uses, such as garden sales, building supplies, and automobile dealerships. General Commercial land uses are restricted to primarily the Woodward Avenue corridor, with additional areas in the northwest portion of the city north of Meijer Drive, and along the west side of Coolidge Highway north of Fourteen Mile Road, the northeast corner of Thirteen Mile Road and Rochester Road, the north side of Twelve Mile Road at Main Street and Rochester Road, and select areas along Stephenson Highway and Campbell Road. The area north of downtown along Main Street and Eleven Mile Road was initially designated as General Commercial in 1999. This area included properties on the north side of Eleven Mile Road between Washington Avenue and Troy Street, the northwest corner of Main Street and Eleven Mile Road, and the east side of Main Street between Pingree Boulevard and Eleven Mile Road. Many of these sites have since been redeveloped in a pattern consistent with the rest of the downtown, while others have become vacant. These sites have therefore been changed to a combination of General Commercial and Mixed Use – Residential / Office / Commercial. Central Business District Central Business District is exclusive to the downtown of the City of Royal Oak. This designation is intended to promote the center of the city as a special business area functioning as the commercial center of the city and offering a range of convenient commercial, specialty shops, personal services, housing, restaurants, business, governmental, office, and banking uses. The Central Business District is exclusive to the commercial center or downtown of the City of Royal Oak which exhibits the following characteristics:  Mixed land uses in close proximity to one another. Land Use Plan Page 41 �City of Royal Oak Master Plan      2012 Amendment Compact development for all land uses. Building entrances that front directly onto the street without parking between buildings and the street. Building, landscape, and thoroughfare design that is at a pedestrian-scale. A highly-connected circulation network created by relatively small blocks. Streets, sidewalks, and other public spaces that contribute to “placemaking” — the creation of a unique town center that is compact, mixed-use, pedestrian-scaled, and transit-oriented with a strong civic character and lasting economic value. The Central Business District is the area between West Street, Eleven Mile Road, Troy Street, and Lincoln Avenue with an additional area extending east to Knowles Street on both sides of Fourth Street. The CBD designation is designed to provide for pedestrian-accessible mixed uses consisting of a variety of retail, banking, office, residential, civic, and service uses in the downtown area. It should provide for the comparison shopping, entertainment, convenience, cultural, and service needs for the entire City of Royal Oak area. This district includes and promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. Automotive related services and other uses which tend to interfere with the continuity of retail frontage and hinder pedestrian circulation are discouraged. An area that may need to be added to the Central Business District is the south side of Fourth Street between Troy Street and Kayser Street. These lots were designated as Mixed Use – Residential / Office / Commercial in 1999, while the north side was designated as Central Business District. Both sides have little to no off-street parking. But while the north side has seen significant redevelopment since 1999 and is vibrant and thriving, the south side has remained stagnant with several vacant buildings. Few proposals to occupy these vacant buildings have been submitted since then. To encourage redevelopment on the south side it should be redesignated as Central Business District. Lower building heights may be necessary along Fourth Street than the rest of the downtown, however, due to the close proximity of single-family dwellings to the north and south. Several tall buildings were built in the downtown since adoption of the Master Plan, some with 10 stories or more. The first of these towers were built with the front façade of the lower floors placed immediately next to the sidewalk, while the upper floors were setback about 10 feet. The more recent ones were built with the entire front façade of the building flush with the sidewalk all the way to the top of the building. It has been observed that these buildings seem to overwhelm the comfortable human scale of the downtown’s sidewalks and detract from its pedestrian-friendly environment. They also have a tendency to more readily deflect noise into surrounding neighborhoods and create unusual wind currents. For these reasons the Zoning Ordinance should require the front façade of taller buildings in the Central Business District to maintain an adequate setback from the sidewalk above the 4th or 5th story. Levels below these stories should maintain the build-to line at the sidewalk to preserve the downtown’s defined street frontage. Land Use Plan Page 42 �City of Royal Oak Master Plan 2012 Amendment Industrial Industrial uses are considered warehousing, research, designing and manufacturing. Such uses are intended to be enclosed within a building and external effects are not to be experienced beyond their property boundaries. Outdoor storage is intended to be minimal. Such areas should be located on roads capable of adequately accommodating necessary truck traffic, and should be isolated from residential areas. The Industrial designation is designed to primarily accommodate warehousing, research, laboratory, and light manufacturing whose external and physical effects are restricted to the immediate area having only a minimal effect on surrounding districts. Outdoor storage is intended to be minimal. This category is also designed to provide, by special land use approval, locations for general industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems or similar characteristics. These uses would require service by large trucks. All industrial uses should be adequately screened from adjacent residential uses. It is recommended that the Industrial designation be confined to smaller lots with utilitarian buildings that could be readily occupied by numerous small-scale manufacturers and research facilities. Such properties are extremely flexible and can be easily redeveloped over time when they become vacant. Larger lots with buildings dedicated to a single use may become obsolete in today’s economic climate since they are extremely difficult to redevelop once they become vacant, and subsequently become blighted. The city may need to consider dedicating these sites to other use groups such as General Commercial that have more feasible redevelopment solutions should these site become vacant in the future. The areas planned for Industrial include the areas between Coolidge Highway and Delemere Boulevard south of Fourteen Mile Road, the areas south of Bellaire Avenue east of Campbell Road, the area between Twelve Mile Road and Bellaire Avenue, and the area between Leafdale Boulevard and Coolidge Highway north of Fourteen Mile Road. The area between the railroad and Morse Avenue south of Harrison Avenue was designated as Mixed Use – Residential / Office / Institutional in 1999. Since then the area has continued to be used and redeveloped for industrial and manufacturing uses that were in existence prior to 1999. Theses sites have not redeveloped into other mixed uses as planned. These sites have therefore been re-designated as Industrial. Parks & Open Space Parks and Open Space is intended to provide public and private parks, recreation, and open space systems. This classification includes existing parks as specified in the city’s current Parks and Recreation Master Plan located throughout the city, as well as the city’s cemetery. Consideration should be Land Use Plan Page 43 �City of Royal Oak Master Plan 2012 Amendment given to creating a separate overlay district or “special redevelopment” zone that would include parks and recreational facilities along with public and institutional uses but exclude residential or commercial development. Public / Institutional Areas designated as Public / Institutional land uses are intended to accommodate such activities as governmental and public buildings, schools, and churches. This designation includes government service buildings such as City Hall, the Farmer’s Market, library, etc. It also includes elementary, middle, and high schools, Oakland Community College, and Beaumont Hospital. Consideration should be given to creating a separate overlay district or “special redevelopment” zone that would include these uses that are outside of the downtown along with parks and open space. Land Use Plan Page 44 �City of Royal Oak Master Plan Land Use Plan .+.' ..........,......... _ ___ •..,. _ ••_ - t •••,...... ..... -----·-········ Future Land Use Map - North Half ! Single Family Residential - Low Density ::===::::I Single Family Residential - Medium Density ::===::::! Single Family Residential - Attached - Detached Page 45 02/24/2012 Multiple Family Residential ,J I) Mixed Use - Residential / Office / Commercial Not To Scale Mixed Use - Residential / Office / Institutional •••• ! General Commercial Central Busi ness District Industrial ._IIIIIII Public / Institutiona l Parks and Open Space 2012 Amendment City of Royal Oak Oakland County, Michigan • �• • • • • • • • • • • • • ■ • • • • ■ • • ■ ■ ■ • City of Royal Oak Master Plan Land Use Plan ••••• ••••••••••••••••••••••• ••• •••••• \IATCIILll\1- ! ·~ ~fi'n \ \ \ ..., "'~=:::.;;:;; · E!!EES,;;, ""' ~ -~ ____.. Future Land Use Map - South Hal1 Page 46 Multiple Family Residential 02/2412012 ,.,\ 'i' ~ N ! Single Family Residential - Low Density :::::==:::::! Single Family Residential - Medium Density :::::==:::::! Single Family Residential - Attached - Detached Mixed Use - Residential / Office / Commercial Not To Scale Mixed Use - Residential/ Office/ Institutional ! General Commercial Central Business District Industrial Ill■■' ._ Public / Institutional Parks and Open Space 2012 Amendment City of Royal Oak Oakland County, Michigan �City of Royal Oak Master Plan 2012 Amendment Implementation The Master Plan is a statement of goals and strategies designed to plan for preservation, growth, and redevelopment. The plan forms the policy basis for the more technical and specific implementation measures that will follow after adoption of the plan. The plan will have little effect upon future planning unless adequate implementation programs are established. This section identifies actions and programs which will be useful if the Master Plan is to be followed. Zoning Requirements Zoning is the development control that is most closely associated with implementation of the Master Plan. Originally zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes which include:  To promote orderly growth, preservation, and redevelopment in a manner consistent with land use policies and the Master Plan.  To promote attractiveness in the city’s physical environment.  To accommodate special, complex, or unique situations through such mechanisms as planned unit developments, overlay districts, or special use permits.  To promote the proper relationship between potentially conflicting land uses (i.e. industrial uses adjacent to residential areas).  To preserve and protect existing land uses, where appropriate.  To promote the positive redevelopment of underutilized areas of the city. The Zoning Ordinance and official Zoning Map, in themselves, should not be considered as the major land range planning policy of the city. Rather, the Master Plan must be regarded as a statement of planning policy and zoning should be used to assist in implementing that policy. Zoning Plan & Zoning Map Adjustments As required under Section 33 (2)(d) of Michigan’s Planning Enabling Act, this Master Plan must include a “Zoning Plan” for the Zoning Ordinance’s various districts that also includes an explanation of how the land use categories on the Future Land Use Map relate to the districts on the Zoning Map. The intent of this Master Plan is to have the zoning districts of the Zoning Ordinance and their boundaries on the city’s Zoning Map evolve over time to more closely resemble the Future Land Use Map and its land use categories, regardless of how they may be zoned today. This long-term evolution is the essence of the city’s Zoning Plan. Implementation Page 47 �City of Royal Oak Master Plan 2012 Amendment The following is a comparison of the land use categories contained in this Master Plan and its Future Land Use Map, and what zoning districts of the Zoning Ordinance and Zoning Map they most closely relate to: Future Land Use Categories Single Family Residential – Low-Density Single Family Residential – Medium Density Single Family Residential – Attached / Detached Multiple Family Residential Mixed Use – Residential / Office / Institutional Mixed Use – Residential / Office / Commercial General Commercial Central Business District Industrial Public / Institutional Parks & Open Space               Zoning Districts One Family Residential – Large Lot One Family Residential Two Family Residential Multiple Family Residential Multiple Family Residential Mixed Use 1 Mixed Use 2 Office Service Neighborhood Business 1 & 2 General Business Central Business District General Industrial Special Redevelopment Special Redevelopment Certain areas of the city have been designated for a land use classification in the Master Plan which may conflict with either exiting zoning or existing land uses. The Master Plan recommendations will provide guidance as to the proper zoning of these properties in the future. The Planning Commission and City Commission will further study and make decisions in regards to which areas warrant city-initiated rezoning. There is currently no zone that directly relates to the Public / Institutional or Parks & Open Space land use designations. Most of these properties are zoned for single-family residential uses and can be divided into separate lots for detached dwellings with no further review from the city, provided the originally platted parcel boundaries are re-established. Creating a “special redevelopment” zone for these sites would give the city the ability to approve any new residential or commercial development at these locations through a special land use permit and/or site plan review before they could be converted into another use. They could no longer be automatically converted to residential use should they become vacant. Zoning Ordinance Text Amendments The Zoning Ordinance text and the Zoning Map underwent over 240 collective amendments since their original adoption in 1957. This is not an unusual situation. Ordinances are not static documents and, therefore, should be prudently modified to reflect changes in community needs, conditions, and/or city policy. Unfortunately, isolated text changes often are made without fully assessing their relationship to other critical portions of the text. The end result is troublesome regulatory gaps, or worse, conflicting regulations. An initial review of the Zoning Ordinance in 1999 identified the need to address the following specific issues: Implementation Page 48 �City of Royal Oak Master Plan            2012 Amendment Improved alphabetical subject index and comprehensive table of contents with articles, sections, and sub-sections; Consolidation of requirements into logical functional areas; Streamlined district regulations, including elimination of unnecessary repetition; Presenting information in schedule and/or chart form whenever possible, and utilizing graphics to illuminate critical points; Review of zoning districts to evaluate pertinent differences between districts; Give consideration to elimination of some districts and to the addition of others, as may be desirable; Incorporate techniques such as overlay districts to address specific conditions; Updating of performance / protection design standards, including formulation of an environmental provisions section as a means of consolidating these types of requirements; Updating all design standards (parking, landscaping, buffering / screening, setbacks, signs, etc.) to reflect current planning practices; Improved site plan review process, including clear, concise information to be submitted for review, expansion of review standards, and consideration of an administrative review process for minor site plan amendments; Improved special land use review process, including succinct identification of objectives, provision of clear, concise standards designed to meet objectives, and review / amendment of approval process, if desirable. Many of these matters were addressed in the comprehensive Zoning Ordinance and Zoning Map revisions adopted in 2001 and its subsequent amendments. However, some of these issues still remain. Various goals and objectives of the Master Plan have yet to be incorporated in the Zoning Ordinance, and unforeseen issues have arisen where standards adopted in 2001 either contradict the Master Plan or resulted in unintended consequences. The city must regularly and continually review the Zoning Ordinance and Zoning Map to resolve these concerns. Form-Based Coding & Building Standards The foundation of Royal Oak’s Zoning Ordinance was the conventional zoning model created as part of the federal Standard State Zoning Enabling Act adopted by Michigan and all other states in the 1920’s. That model was based on the separation of residential, commercial, and industrial uses, density controls, and proscriptive standards for attributes such as building setbacks and heights. This is still the basic model used today by nearly all communities to regulate development. Over time, dissatisfaction with the effects of this conventional zoning model on older, developed communities has grown. While numerous factors have created today’s development trends (loss of farmland and open spaces, deterioration of traditional downtowns and urban centers, proliferation of suburban strip malls and “cookie cutter” subdivisions, etc.), zoning has been identified as a main culprit. While originally intended to limit negative impacts of commercial and industrial uses upon residential neighborhoods, the separation of uses and limits on density have also lead to the excessive consumption of land associated with conventional suburban development or “sprawl.” Additionally, the lack of a positive prescription for physical form has Implementation Page 49 �City of Royal Oak Master Plan 2012 Amendment promoted the encroachment of incompatible building types and development patterns into traditional urban neighborhoods. As a reaction to these trends, “form-based” techniques to regulate development and land use were created as both an alternative and a companion to conventional use-based zoning. Formbased regulations can be characterized as prescriptive or contextual in nature, emphasizing the physical character of a development – its form – as much as the land use. Where used-based zoning’s primary objective is to separate uses into various zoning districts, form-based coding places an equal emphasis on the relationship between building façades and the public realm, as well as the form and mass of buildings in relation to one another. While traditional zoning proscribes minimum setbacks, permitting building placement anywhere within the allowable zone, form-based zoning prescribes build-to lines, specifically defining desired development patterns. The aim is to codify the physical parameters of development based upon a desired or ideal urban form typically derived from community input. The premise of form-based codes is that the regulation of physical form and creating a “sense of place” by defining the public realm is just as important as regulating the specific use of land and other factors (off-street parking, landscaping, etc.) in order to produce a better built community. Land uses can and do change relatively often over time, while buildings last for many years. Rather than focusing on what building characteristics are prohibited and forbidden, form-based codes focus on what is desirable. The specific building standards and underlying principles that are desired would have their foundation in a vision developed through public workshops called “charrettes.” Charrettes take place over multiple days and involve all stakeholders – elected and appointed officials, staff, developers, interest groups, and most importantly, the general public. At these charrettes the public actually participates in determining what the preferred character of the city should be by creating and drawing required site layouts, building forms, etc. During most other public hearings the public just gets to respond favorably or unfavorably to already developed proposals. In this way form-based codes possess more credibility and integrity over more conventional regulations, and they better ensure that new buildings will be appropriate to the community’s preferred vision and character. Form-based building standards have several other advantages over zoning ordinances with only used-based regulations. Rather than just using words and numbers, examples of desired building forms are graphically illustrated with diagrams and pictures of site layouts, frontage types, and building forms. This makes form-based standards more easily understood by potential developers and the general public. Form-based codes provide a better link between buildings and public spaces by integrating private development with the public realm, addressing the character and orientation of buildings and how they address public streets. They encourage buildings with flexible floor plans and layouts that can be easily adapted to different uses over the life of the structure, buildings that are necessary for mixed-use areas to thrive. Talented, well-educated people who are the key to success in the 21st century economy are attracted to the quality living environments. They like Implementation Page 50 �City of Royal Oak Master Plan 2012 Amendment amenities and places that attract people. Form-based code are better at creating these amenities and places as they offer greater predictability in what new buildings and development will look like. S£CTKIN i l11 ..... - - -- ij.&. • - m - '•-:1, • !1<11 ••I. • . . TOI, ~ ILIUIIKl'1MCTD•t•'ll4'11f --~ I.......,_ 1,........... e.~ t.A:NIII ~~ LO!ll<lffin:N ,l,!lwia. 11..,_c-,. -- 1. IWav'-til.iblrra- t&,aar.}~~1111 ~l1uur•<11..,_, ~•r/ldoClll~Clf Slailn~d~nil 1 L.1Ctr-,,n1111:11-- t n;&dr,gl-,.d~or lt,ldl..,SNllllll..\41.'8,IIQrlD~ l.Mmllllll~nlbll W.l.dW. IXir1Dc.ilnJ. 3,,,.._,.,.ft!IN mN!MldlDl'lt..,.orfCIOII - _,...,,_.,..orll:d ""' lllli:M• 1----, ~- IUDN3IDIIJ .. t.Dll !t -~~ ... -BmDINOl£DH , u.or~O HEIGH T l a._,. 12--.-. 8U..01Jlo!31)1S,OS lll01i' eu..o tfh,ttlc:ldM,.lfld~ 1.Thl r.=.lls.-.d....,. da~nlbllctaacl 111:nh~:rdklllre -........ ....,. af~aN!f[nltlt IIIWrar:llllm . . lXtll!!II! ZLl'~~'-IUll!blJ n.. -1201..- I QJII,- ,...... ,,.,.. ,_ ,_ ........ .,.,.. ,_ IH" lOUJCl'J.fATOr hpn;:lpllllll:n9'1DI -~w.. IISU!Ulld&Nala,-« Udev... 11a .. -100,i m- OISP0$1ll011 ---.... t ~lflilU.i--. ~~a.re-. bDairgkllnt {-T.t. 11.JIULIIIGffl'!LNttalllt •Co:u!IJ;o,,I liGMllNl(Ula;ll'Or •FIMWK\ ( OL-.121.-. l)UTflU l(CI NOCll8F'Oalfl0.N ~ &lklfAKl eA.t- klMtt _____ 1 rra-.a1,-a.1i.M, t:.~lh:mh t! '~----r---~ ,__.....~---------,,' ' ,:~·1o•- 3t• 1~ : I OL-.2'L-. l o•- ! . ,,.,.,!n! 1--' ' ,a,.,..,--...( ;;:;J.aiQ t:0111,y 1;;&.1 , ........ Flolor•a--,,lillo1' :, :u .. n, 11.- I - - - - (_Te11W1cn•LC. Ir,.~ :: L. - - - ~:I• t-:,-----------• J j lfd.)tt...,.1!._,.ll'lb --flMtltlltlliO'J. 1 ~-.i!N1111 p,Ooi:ledwifinh.)du,11' (! ~ - ---...-.....- - - - l , n.ananR l'lilll bl mtld'MN'l . . 3'111[¥. -....... ..... .·-..... ~51u.i,. . . ~ . . , . _ -wot l1J l'tNl.1HICMADBi-,o'- 1'1 .em.-..... ._f'adl,r... t.i...orLC. 4.fw 1~ I~ I~ l. Tlala:na"tlllnlbll sndwih:iNWi..,mm :f'Dlllnh~ t-flllt -C-• 111)1 , ~ ,_ S.TIMliilll12 - ~ ..... d....y.mc,ot -wot 1~f"dll9,p,Q$ 2. CMNCl~!tllbll p!lftledwihlt.lodla,w 1-kput&..... PAAKINOPI.ACUIENI IU't:IMl'fd ~lf!ICII " - ' - ~ ...... fll:1td· f'AIOOW!IPROYISIOIIS 1.¥n,tl!JM!lflhJ:~ 11 201. __ ..,. I I I I J l ! f ~ ~. . ~ 11 :1 ' [ ' ~.~ ] ! i ' '. ....-i;;.--~ ,..._ ---- · 5017 SC73 Examples of Form-Based Codes (source: Smart Code & Manual, New Urban Publications, Inc.) Form-based coding techniques could be incorporated into the Zoning Ordinance where possible to ensure that future development is compatible with the existing characteristics of adjacent neighborhoods and fits desired forms as expressed in this Master Plan’s goals, objectives, and strategies. These new standards should be developed in conjunction with, but not entirely replace, the more conventional use-based regulations that are already a part of the city’s Zoning Ordinance. Regardless of what types of form-based standards are adopted, they should strive to be styleneutral. Form-based regulations should neither favor nor discourage one architectural style over others. The goal is to prescribe a building’s form, not its style. All architectural styles should be allowed provided they meet required form-based standards for providing more contextual buildings rather than prominent, individualized objects. Architectural creativity should be encouraged within the limits prescribed by the form-based standards. Implementation Page 51 �City of Royal Oak Master Plan 2012 Amendment Sustainability, Green Building, & LEED® for Neighborhood Development Another method of reviewing new development that the city can adopt and apply is a rating system developed by the U.S. Green Building Council. This organization publishes various systems for rating sustainability and green building practices, called the “Leadership in Energy and Environmental Design,” or LEED® certification systems. One such system, LEED for Neighborhood Development (LEED-ND), rates neighborhood design and development based on the combined principles of smart growth, the New Urbanism, and green infrastructure. Establishing the rating system for LEED-ND was guided by sources such as the Smart Growth Network’s ten principles of smart growth, the charter of the Congress for the New Urbanism, and other LEED rating systems. In particular, LEED-ND contains a set of measurable standards that identify whether a development can be deemed environmentally superior. These standards are made up of prerequisites, which all projects must meet, and a set of credits, from which each project can choose to earn enough points for certification. Like other LEED rating systems, LEED-ND is a voluntary program designed to evaluate and guide the design and construction of development projects in an environmentally sustainable manner. Unlike other LEED rating systems which focus primarily on individual buildings, LEED for Neighborhood Development places its emphasis on bringing buildings and infrastructure together into a cohesive neighborhood. It looks beyond the individual building to the larger community, recognizing that a building can only be as green as its surroundings and context. One important focus of LEED for Neighborhood Development is the creation of walkable communities that integrate into the framework of the surrounding environment. A number of requirements in the rating system specify minimum density levels, walk distance thresholds, and street connectivity levels. LEED for Neighborhood Development is another tool the city could utilize in addition to formbased coding and building standards to ensure that new developments are both sustainable and compatible with surrounding neighborhoods. The city could require that new developments provide proof of attaining a certain score on the LEED-ND Project Scorecard, or even rate each new development itself using the same scorecard as part of the site plan review process. The scorecard defines the minimum characteristics that a project must possess to be eligible for certification by the U.S. Green Building Council under LEED-ND. Rather than issue a blanket mandate that all new development must achieve certification, it may be more effective to simply remove barriers to achieving certification and encourage projects seeking certification. Simple modifications in the Zoning Ordinance can yield impressive dividends for developers and building owners alike who chose to follow green building and development standards. Incentives such as density bonuses, reduced off-street parking, and expedited permitting can be implemented at little or no cost to encourage developers to build green and adopt green practices. Implementation Page 52 �City of Royal Oak Master Plan 2012 Amendment ~ LEE~ 200~ for Neighborhood Devefopment Project Name: Dat e-: ~ ProJect SC-orecard _ ...... _ _ ...... _ _...,. Pltteq I Sma11. t.oc.lOfl P1.-cq2 fmpel1kdSp~ find Ecol~• Comm....Ue1 Pltteq l Wkl11nd 11nd W11tct Body COnse , ....llon Pr.-cq, AV1<ultunil I.Ind (Ons.c,l'Y.)t»n Pltteq 5 ~.... A~nce Credit 1 Pt~erred Locbt1ons Green lnfrastructi.re and Buikti~, Continued Cffltlt I Ctrttl'w,d Grttll W ldlnp Cffltlt 2 Bull<I.,_ Ent rr, ttlldt ncy Cffltltl Bull<I... w~ Ellklency <ndlt .. 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Instead, LEED-ND is intended to be a voluntary standard that can promote sustainable land development. Off-Street Parking The Zoning Board of Appeals continues to see several variance requests each year to waive minimum parking requirements. During most cases, the Board questions whether the parking standards in the Zoning Ordinance are excessive, and if there are simply too few properties within Royal Oak that can actually meet them. It may be necessary to review the minimum amounts of off-street parking required in the Zoning Ordinance to see if any of these standards should be reduced. Most commercial, office, and industrial sites in Royal Oak have difficulty meeting these standards, especially along Woodward Avenue. The parking requirements for each use should therefore be studied to see if any could be Implementation Page 53 �City of Royal Oak Master Plan 2012 Amendment reduced and if so, by how much. Doing so could make it much easier to redevelop commercial property throughout Royal Oak. The City of Ann Arbor conducted such a review in 2001 and found that parking for commercial and office developments in their city was seldom if ever used to capacity, even during peak days and times. They found most parking lots had occupancy rates of 70% or lower even during peak times. As a result, Ann Arbor reduced their minimum required amounts of parking for office and retail uses by approximately 20% to 25%. Royal Oak should also study other factors related to parking as part of any review of minimum off-street parking requirements. A map should be created to accurately show streets with “resident permit only” parking, and also areas where patrons of nearby commercial uses park on residential side streets. Another map could be created showing sites or buildings with inadequate and substandard parking lots. This map could also identify obsolete or blighted properties that could be removed to provide additional parking. Consideration should also be given to creating an overlay district where on-street parking spaces could be counted toward a business’s minimum requirement provided they agree to improve and maintain those spaces. Such an overlay district would be especially useful along the Woodward Avenue corridor. At the same time they reduced minimum required amounts of parking, Ann Arbor imposed a maximum permitted amount of off-street for office and commercial uses. Previously, such uses were allowed to have as much parking as they wanted. But with the proliferation of ever larger “big box” retailers and the environmental hazards excessive amounts of pavement can create, they questioned the wisdom having no limits on the amount of parking. They therefore imposed maximum levels of off-street parking to limit the amount of pavement any development can have. Considering the requirements of Royal Oak’s Stormwater Detention Ordinance for impervious surfaces, it may be time to consider a similar maximum permitted level of off-street parking. Limiting the amount of parking a development can have would also prevent excessively large expanses of pavement which could be a barrier to many of the goals and objectives of this Master Plan. Business could also be encouraged to use pervious pavers instead of asphalt or concrete pavement that allow stormwater to seep into the ground in exchange for reduced parking requirements. State Legislation Changes to state legislation may also require amendments to the city’s Zoning Ordinance. Since the adoption of the Master Plan in 1999, the State of Michigan adopted new planning and zoning enabling legislation. Those new acts will require minor amendments to the Zoning Ordinance. State acts have also been passed regulating massage therapists, medical marijuana, complete streets, and other issues. The Planning Commission and City Commission will need to review any new legislation from Lansing carefully to determine if further amendments to the Zoning Ordinance are warranted. Implementation Page 54 �City of Royal Oak Master Plan 2012 Amendment Neighborhood Preservation The residents in Royal Oak take great pride in their neighborhoods. The integrity of many areas has been threatened by past zoning and development practices that have resulted in projects that some consider to be incompatible with existing neighborhoods. New development projects, if not properly done, can have a dramatic impact on the character and viability of existing neighborhoods. However, other actions such as the division of platted lots into smaller lots and the granting of variances, provide more subtle but lasting change within a given area. Finally, the consistent enforcement of regulatory codes and ordinances can have a long-term positive effect on neighborhoods. A series of steps can be taken which involve both regulatory and administrative measures:  Adopt Neighborhood Design Standards. Many of the controversies that have arisen in Royal Oak have been as a result of new residential design which is incompatible with the scale, density, and character of existing neighborhoods. By incorporating neighborhood design standards within the Zoning Ordinance, the existing character of neighborhoods can be better maintained to prevent new developments and additions to existing structures which are incompatible. The intent of the design guidelines is to ensure building designs are compatible with the characteristics of the neighborhood in terms of scale, mass, building patterns, façade articulation, and incorporating design elements of prevalent neighborhood architectural style; and that building additions are compatible with the principal structure. This will allow for modern design and modern interpretation of neighborhood architectural styles.  Increase Housing and Property Maintenance Code Enforcement. Evident through the visioning workshops and concept plan review process was the desire from a broad spectrum of the community for the city to increase enforcement efforts. While it would be expedient to target only rental properties, a credible and equitable effort would have all properties abide by minimum standards. Stepping up housing and property maintenance enforcement will involve the evaluation of existing codes to determine necessary revisions. Furthermore, additional staff will be necessary to increase enforcement efforts.  Review of Lot Division / Combination Requirements. Lot size compatibility with existing neighborhood standards can be incorporated in the Zoning Ordinance. Procedures outlining a compatibility determination process will ensure that lot divisions do not create incompatible building sites. Areas Adjacent to the Central Business District Many issues associated with the Master Plan involved the residential area adjacent to the downtown. Generally, a new viability of existing single-family residential neighborhoods has taken place. In the past, the multiple-family use authorization adjacent to the Central Business District arose out of an era in which the viability of single-family residential uses adjacent to an in close proximity of the Central Business District was in serious question. Implementation Page 55 �City of Royal Oak Master Plan 2012 Amendment A significant and material change of circumstances then took place, namely:    The location of Royal Oak as a focal point within the southeast Michigan area was provided with accessibility, and thus became functional with the construction of I-696. A revitalization of the Central Business District created a dramatic change in the character of the downtown area and, consequently, a change in the relationship with the surrounding residential area. A new and substantial demand and viability for the existing single-family uses has been established, bringing about a renewal and regeneration of the life of the city. Allowing the expansion of existing two-family and/or multiple-family uses within what remains as predominantly single-family residential neighborhoods will undermine the new viability, and thus, frustrate the re-establishment of the city as a mature community area which has been able to make meaningful progress toward renewal and regeneration. Moreover, expansion of existing two-family and/or multiple-family uses may result in the destruction of the neighborhoods in which they are situated, and thus result in a long-term blighting effect. It has been determined that, as a matter of policy, the existing two-family and/or multiple-family uses within the predominantly single-family area of the city adjacent to the Central Business District should be permitted to exist as special land uses, although it must be recognized that an authorization for additional existing two-family and/or multiple-family uses within such area would be detrimental and destructive of the neighborhoods. Definitions To better describe land use and land use changes in these supplemental areas, the following definitions are provided: Existing Two-Family and/or Multiple-Family Uses shall be those two-family and multiplefamily uses that meet the following criteria: 1. An occupancy permit has been issued for the residences within the structure. 2. A license has been issued for more than one residence within the structure under the city’s Landlord Tenant Ordinance. Material Modification shall mean a modification that results in any one or more the following: 1. An increase of density; 2. A modification of the exterior appearance of the structure; and/or 3. A modification that will have some other demonstrable adverse impact upon one or more single-family residential users in the neighborhood. Implementation Page 56 �City of Royal Oak Master Plan 2012 Amendment Establishment of Overlay District A Single-Family Residential Overlay District situated adjacent to the Central Business District should be established, consisting of the area shown on the Single-Family Overlay Map. Within such overlay district, special regulations should be established relative to the existing two-family and/or multiple-family uses and the existing commercial uses fronting on North Washington Avenue. Existing Two-Family and/or Multiple-Family Uses By means established in the Zoning Ordinance, existing two-family and/or multiple-family uses within the Single-Family Residential Overlay District should be granted the status of being uses which conform with the use, setback, and density provisions of the Zoning Ordinance, and therefore should not become burdened with customary “nonconforming use” status, i.e., destruction by natural causes should not prohibit reconstruction of the same use with the same setback and density provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and “material modifications” should conform with the construction codes and all other ordinance requirements of the city with the exception of the use and setback restrictions of the Zoning Ordinance specifying single-family residential use. Properties within the Single-Family Residential Overlay District that do not have existing twofamily and/or multiple-family uses should not, as part of the amendment of the Zoning Ordinance, be granted the status of being uses which conform with the use and density provisions of the Zoning Ordinance. Existing Commercial Uses By means established in the Zoning Ordinance, existing commercial uses fronting on North Washington Avenue within the Single-Family Residential Overlay District should for a limited period of time be permitted to apply for the status of being uses which conform with the use, setback, and parking provisions of the Zoning Ordinance, and therefore should not become burdened with customary “nonconforming use” status, i.e., destruction by natural causes should not prohibit reconstruction of the same use with the same setback and parking provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and “material modifications” should conform with the construction codes and all other ordinance requirements of the city with the exception of the use and setback restrictions of the Zoning Ordinance specifying single-family residential use. Mixed Use – Residential / Office / Public / Institutional It is recognized that, within the Mixed Use – Residential / Office / Public / Institutional area, all land may not be immediately rezoned in conformance with this Master Plan designation. However, as a long-term goal, it is the intent of the city to achieve uniform conformance of the property within the area. Implementation Page 57 �City of Royal Oak Master Plan 2012 Amendment Downtown Development Any community that strives for improvement must have a strong relationship between city officials and various business development organizations (i.e., Downtown Development Authority and Chamber of Commerce). Important issues related to the retail mix, parking, need for civic plaza space, relationship to the Farmers Market, and the relationship between downtown and the neighborhoods were raised throughout the Master Plan process. As a result, important discussions were initiated between city officials and business leaders. An ongoing process will help ensure implementation of the key concepts of this plan. The Downtown Development Authority is responsible for maintaining a Development and Tax Increment Financing Plan. The goals, objectives, and strategies of this Master Plan should be incorporated into any future amendments that may be proposed by the Downtown Development Authority for their Development and Tax Increment Financing Plan. Transportation & Circulation Complete Streets Until recently streets were built with only one primary purpose – the efficient and safe movement of motor vehicles. As traffic increased, new streets were built and existing ones were widened, with more lanes and greater capacities. Little or no thought was ever given to pedestrians or bicyclists. Over the last few years there has been a gradual adjustment in transportation philosophy among engineering and planning professionals. Since streets are typically the biggest component of public space in any city, they should benefit the entire community and not just motorists. Greater emphasis is now placed on balancing the needs of automobiles with pedestrians and bicyclists. This new philosophy aims to provide people with access to multiple forms of transportation, while at the same time making their communities more inviting and enjoyable places to live, work, learn, and play. In response to this philosophical shift, new laws were adopted by Michigan’s legislature in 2010 that significantly impacted road systems throughout the state. Public Acts 134 and 135 of 2010, popularly known as the “Complete Streets Acts,” became effective August 2, 2010. Act 134 amended the state’s planning enabling act (Act 33 of 2008) while Act 135 amended Michigan’s transportation funding act (Act 51 of 1951). Both mandated a policy of “complete streets” for all roads and highways throughout Michigan. Act 134 revises the definition of “street” in the Michigan Planning Enabling Act to mean streets and other public thoroughfares “…intended for use by motor vehicles, bicycles, pedestrians, and other legal users.” It further requires that any master plan adopted by a local community include “…All components of a transportation system and their interconnectivity including streets and bridges, public transit, bicycle facilities, pedestrian ways, freight facilities and routes, port facilities, railroad facilities, and airports, to provide for the safe and efficient movement of Implementation Page 58 �City of Royal Oak Master Plan 2012 Amendment people and goods in a manner that is appropriate to the context of the community and, as applicable, considers all legal users of the public right-of-way.” Act 135 establishes the complete streets policy for both the state and local communities. As defined in Act 135, complete streets means “…roadways planned, designed, and constructed to provide appropriate access to all legal users in a manner that promotes safe and efficient movement of people and goods whether by car, truck, transit, assistive device, foot, or bicycle.” Act 135 further defines a complete streets policy as: “…document that provides guidance for the planning, design, and construction of roadways or an interconnected network of transportation facilities being constructed or reconstructed and designated for a transportation purpose that promotes complete streets and meets all of the following requirements: (i) is sensitive to the local context and recognizes that needs vary according to urban, suburban, and rural settings; (ii) considers the functional class of the roadway and project costs and allows for appropriate exemptions; and (iii)considers the varying mobility needs of all legal users of the roadway, of all ages and abilities.” “Complete streets” are essentially transportation networks that are planned, designed, operated and maintained so all users, not just automobiles, may safely, comfortably, and conveniently move along and across streets. They can promote healthier and more vibrant communities by reducing congestion and offering viable alternatives to driving. Complete streets are also planned and designed in a manner that respects the context of adjacent land uses, striving for compatibility with the surrounding neighborhood through which they travel. Complete streets can improve a city’s economic climate by increasing the potential number of customers to businesses through improved access for all people. They also go hand-in-hand with the tenets of transit-oriented development or TOD. Truly complete streets do more than just accommodate bicyclists and walkers to consider children, the elderly, and the disabled. These individuals, especially the elderly and disabled, rely heavily on sidewalks and public transit to get around. Complete streets make it possible for these vulnerable populations to better use transportation systems by equipping streets with necessary infrastructure, including curb ramps, textured and varied pavement, audible crossing signals, countdown signals, and high-visibility crosswalks. The Michigan Department of Transportation (MDOT) has until 2012 to adopt a state-wide complete streets policy and to develop model complete streets policies for local communities. Many communities throughout Michigan have decided to not wait until then and have already adopted their own complete streets policies and ordinances, including Allegan, Ann Arbor, Berkley, Dexter, Ferndale, Flint, Hamtramck, Houghton, Jackson, Lansing, Linden, Mackinaw City, Manistique, Midland, Novi, Saline, Sault Ste. Marie, St. Ignace, and Taylor. Implementation Page 59 �City of Royal Oak Master Plan 2012 Amendment It is recommended that the City Commission consider adopting a complete streets policy and ordinance as soon as feasible in order to best implement the transportation goals and objectives of this Master Plan. The Planning Commission and City Commission will need to determine if the city should draft its own complete streets policy based on the examples of other communities in Michigan or wait until MDOT’s model is available. Context-Sensitive Design Designers of streets and highways in Michigan can no longer just focus only on moving as many automobiles as fast as possible due to the Complete Streets Acts. Roads must now be designed to accommodate all legal users, including pedestrians and bicycles as well as motor vehicles, while also better respecting the context of surrounding land uses. An innovative method to accomplish this task that is gaining wide-spread acceptance is “context-sensitive design.” While “complete streets” is the overriding policy, “context-sensitive design” is the method by which such streets actually get built. Although there are many definitions for context-sensitive design, they usually all share a common set of principles: o Address all modes of travel including, but not limited to, automobiles, bicycles, walking, public transit, and freight delivery. o Accommodate all travelers conveniently and comfortably on all streets, including the young, old, and disabled, as well as able-bodied adults. o Balance mobility and safety as well as community and environmental goals in all transportation projects. o Involve the public and all stakeholders early and continuously in the planning, design, and development process. o Use a collaborative, multiple-disciplinary design team tailored to each project’s needs, not just engineers and contractors. o Incorporate aesthetics and accessibility as an integral part of good street design. o Allow for flexibility when applying design guidelines and standards. There are some misconceptions about context-sensitive design, however. It does not always involve a “road diet” or limiting roads to only two lanes. It does not require that all modes of travel be allowed on every street, or require landscaping and bike lanes on all streets. In some cases, all users may not be able to safely and comfortably share a given street. It may still be necessary with context-sensitive design to not provide bike lanes on more heavily-traveled streets, for instance. In these circumstances, a decision will need to be made as to what travel modes are going to be favored. Context-sensitive design will not guarantee that all stakeholders will agree with a street’s final design and it is not a substitute for informed technical decision making. Implementation Page 60 �City of Royal Oak Master Plan 2012 Amendment A new manual for designing streets in urban environments was recently published that utilizes the “complete streets” philosophy and “context-sensitive design” principles. Designing Walkable Urban Thoroughfares: A Context Sensitive Approach was approved and published as a recommended practice by the Institute of Transportation Engineers (ITE) in 2010. The new ITE manual identifies specific design elements that could produce walkable streets with characteristics suited to Royal Oak’s development patterns. This manual could provide a basis for adoption of the city’s “Complete Streets” policy and ordinance. Table fi.5 Main Shee t Design Pa ra meters Suburban (C 3) General Urban (C 4) Urban Center (C 5) Comm eroal Mam Streeu Avenue Street Avenue Street Avenue Street Contt-xt ... f,.~.hn.1.1111Mf~Sli!lbn 00-i-Hett~rllogAccesSl\.oQOo)ft OIL Excerpts from the design manual Designing Walkable Urban Thoroughfares: A Context Sensitive Approach. (Institute of Transportation Engineers; 2010) ftNdft)p ZCWlt 'Mdtl'I 'Mil('flJmUhlfl95-~lnttd~ IOp<Mdtp.tl(~xd llll\i Wl ~'°" uSHWldudttl,tp:i,1tell:t lc, SIMt c.its.. ,. 2S ft. 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Commercial Entry Corridors Throughout the visioning workshops strong preference was expressed about improving the image and identity of the city’s main corridors. Stronger linkages need to be developed between I-696 and downtown, and Woodward Avenue and downtown. The city should undertake a study of the Main Street, Eleven Mile Road, and Twelve Mile Road entry corridors which would outline long-range strategies for traffic management as well as visual components such as parking setbacks, landscaping, and signage. In addition to visual improvements within key corridors, review of amendments to the Zoning Ordinance in the commercial zoning districts should address the following policies:  A stronger buffer between the public right-of-way and require on-site parking areas.  Reduce the number of curb cuts and driveways along the major commercial corridors. Implementation Page 61 �City of Royal Oak Master Plan 2012 Amendment  Greater amounts of landscape material be provided for new commercial development along the major corridors.  The character and importance of entry corridors. Woodward Corridor The Woodward Corridor provides a vital economic and transportation corridor within the community. Extensive study in the form of the Woodward Avenue Public Spaces Design Framework Plan has already been completed. No further study is recommended. The Woodward business community and city officials should discuss implementation of the Woodward plan with specific emphasis on demonstration projects that will improve parking, manage access, and enhance buffering between commercial uses and the adjacent neighborhoods. Historic Preservation Strong preference for identifying and preserving historic structures has been expressed by residents. However, a plan for preserving historic structures should be supported by the preparation of a detailed inventory currently underway. Efforts to identify both significant historic structures and neighborhoods should be pursued in the context of a historic preservation master plan. Cultural Resources The words “culture” and “cultural” are defined as the collective, shared history of thought and work of the people who have made Royal Oak what it is today and what it seeks to be tomorrow – a complex and fascinating blend of people, experiences, and heritages. The collective culture of Royal Oak consists of the visual, performing, literary and media arts, science and technology, humanities, architecture, customs, and other means of expression. It is the goal of the city to ensure that Royal Oak’s cultural institutions are an integral part of the Master Plan consideration and to support arts and cultural organizations that seek funding from state and federal agencies. It is the responsibility of the arts and cultural organizations to share in the effort for ensuring that the cultural needs of our citizens are included in the Master Plan and to seek opportunities to assist the city in accomplishing the goals of the plan. Aging Population We recommend that the Royal Oak Senior Citizen Advisory Committee continue its history of advocacy and play a leadership role in the development of a Senior Master Plan Committee. This committee will review community-based housing options which encourage “housing in place” and make recommendations for consideration, approval, and implementation within Royal Oak. An evaluation of the need to expand and/or modify staffing and new services to Royal Oak’s aging population should also be considered. Implementation Page 62 �City of Royal Oak Master Plan 2012 Amendment Capital Improvements Program Capital improvements programs consider the funding and timing of all municipally related capital needs including such items as roadways, utilities, parks and recreation, and major public building expansions and improvements. The Michigan Planning Enabling Act mandates the preparation and annual review of a 6-year capital improvements program by the Planning Commission. Yearly on-going review provides the opportunity to keep the plan up to date and add new projects. Efforts should be made to coordinate capital improvement plans with the Master Plan to help identify priorities for needed improvements. Plan Education Citizen involvement and support will be necessary as the Master Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day-to-day decision making which affects implementation of the Master Plan. A continuous program of discussion, education, and participation will be extremely important as the city moves toward realization of the goals and objectives contained within the Master Plan. Plan Updates The Master Plan should not become a static document. The Planning Commission is required to review the Master Plan every 5 years according to the Michigan Planning Enabling Act for either potential amendments, a comprehensive revision, or a determination that the Master Plan still reflects the city’s goals and objectives. Implementation Page 63 ��City of Royal Oak 2012 Amendment Background Studies Regional & Metropolitan Setting The City of Royal Oak is located approximately two and one-half miles north of Detroit. First laid out in 1838, Royal Oak was a typical railroad town located halfway between Pontiac and Detroit. Its location along Woodward Avenue contributed to the early growth of the city. A unique feature about Royal Oak in comparison to other Detroit suburbs is that it is a selfcontained community with its own downtown and residential neighborhoods. The city is now described as having: a vibrant downtown and commercial districts; mature, established neighborhoods; a significant number of historic structures located within both neighborhoods and commercial districts; and an exemplary system of community and neighborhood parks. The map below illustrates the location of Royal Oak in relation to surrounding communities. Royal Oak & Surrounding Communities SHELBY [O ::;: 0 ~ STERLING HEIGHTS ::;: WARREN B ERLINE Source: SEMCOG Implications for Planning   Consideration of what is occurring in adjacent communities is integral to the planning process. Coordination should occur with adjacent communities to benefit the entire area. Background Studies Page 65 �City of Royal Oak 2012 Amendment Past Planning Efforts The City of Royal Oak has initiated various planning efforts in the past. The Master Plan adopted in 1968 was amended 6 times. The latest amendment occurred in 1996. The following list indicates other significant planning efforts and studies that have occurred in the past which were made available to the Steering Committee and Planning Commission members during the Master Plan process that lead to the new plan adopted in 1999: General Development Plan (Master Plan) – 1968. The General Development Plan was adopted in 1968 to coordinate and guide decisions regarding the physical development of the community. The 1968 plan called for low density residential at 6 to 8 units per acre, medium density residential at 14 to 18 units per acre, and high density at 20 to 25 units per acre. Strategy for Improving the Eleven Mile Road Corridor – 1989. This plan examined the land uses and conditions of the Eleven Mile Road Corridor between Troy and Campbell Streets. Recommendations included 14 programs and strategies to improve the physical appearance and enhance the commercial vitality of the commercial corridor. Parks & Recreation Master Plan – 1999. The scope of this plan included an analysis of all existing city-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the Michigan Department of Natural Resources requires a community to have an up-to-date recreation plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five-year period. This plan has since been amended and updated in 2006. Downtown Royal Oak Master Plan – 1994. This document was a plan prepared for the Downtown Development Authority (DDA) to assist its Board in planning activities for the future. It contains strategies for the following issues: market growth; land use and development; urban design enrichment; and cooperative downtown management. A vision for the future was achieved from interviews, an interactive workshop, and observation and research. Downtown Parking Study & Master Plan – 1995. This study researched the existing parking situation in the downtown area and made recommendations for improvement or expansion of: parking operations; valet service; signage; trolley; marketing; additional parking; and financing. Woodward Avenue Corridor Study – 1995. This study was a cooperative effort between the six communities along Woodward Avenue from Eight Mile Road to Quarton Road and Oakland County. The following topics were covered, each with extensive recommendations: the median; open space; buildings and parking; districts and gateways; signs; transportation; financing improvements; history; market potential; creation of the Woodward Avenue Action Association (WA3); and promoting the corridor. Background Studies Page 66 �City of Royal Oak 2012 Amendment Implications for Planning   Past plans should be utilized in all current and future planning efforts. The city should update and re-evaluate the city Master Plan on an on-going basis. Populations Trends & Projections Historical Trends The City of Royal Oak has historically been moderately sized. The population peaked in the year 1970 with 86,238 people, and has decreased to 57,236 in 2010. Although the population has declined by 33% since 1970, the number of households has increased slowly and remained relatively constant, indicative of a smaller number of people per household, and reflecting the additional housing built in the city since 1970. The following graph depicts the population and household trends for the City of Royal Oak from 1970 to 2010. Population & Households for 1970 to 2010 City of Royal Oak 35,000 86,238 c::::::::::J Population 80,000 ~ Households 70,098 33,000 32,000 70,000 65,410 Population 34,000 31,000 60,062 60,000 57,236 30,000 29,000 28,880 50,000 28,177 40,000 Households 90,000 28,000 28,334 28,063 27,000 27,451 26,000 30,000 25,000 1970 1980 1990 2000 2010 Source: U.S. Census Bureau Projections Population for the City of Royal Oak was projected to decrease slightly (2%) between 1990 and 2005, and then projected to rise slowly to 65,544 by the year 2020. Projections were based on a variety of inputs including demographic and housing data and regional and historical trends. The number of households was projected to steadily increase (5.8%) by the year 2020. Background Studies Page 67 �City of Royal Oak 2012 Amendment The following graph depicts projections for the city as estimated in 1997 by the Southeastern Michigan Council of Governments (SEMCOG) to the year 2020. Also shown is the number of households projected. Population & Household Projections for 1990 to 2020 City of Royal Oak 32,500 66,000 c::::::::::J Population 65,544 -+- Households 65,493 65,367 31,500 31,000 64,951 65,000 Population 32,000 30,500 64,479 64,500 30,000 64,253 64,087 30,039 29,500 29,598 64,000 29,000 29,094 28,658 63,500 Households 65,500 28,832 28,500 28,576 28,366 28,000 63,000 27,500 1990 1995 2000 2005 2010 2015 2020 Source: SEMCOG Population Comparisons Population changes between 1990 and 1995 were small for Royal Oak and surrounding communities, but they grew larger by 2010. Royal Oak, Berkley, and Clawson have experienced slight decreases in population, while Birmingham experienced a slight increase from 2000 to 2010. These slight changes are reflective of the fact that all of these communities are relatively built out in comparison to other more rural communities in Oakland County and have rather stable population bases. The following graph compares 1990, 2000, and 2010 population figures for Royal Oak and surrounding communities. Background Studies Page 68 �City of Royal Oak 2012 Amendment Population for 1990 to 2010 Royal Oak & Surrounding Communities ~ 50,000 ~ 40,000 ~ 30,000 ~ 20,000 ~ - L □ 2000 □ 2010 ~ Royal Oak - 20,103 ,_ 19,921 ~ 14,970 -~ ~ 19,997 57,236 60,062 65,410 □ 1990 15,531 10,000 -=== 16,960 Population -= 1 ,_ Berkley - Birminham - 11,825 60,000 12,732 ,.,,.. 13,874 70,000 ,__,,,_. Clawson Source: U.S. Census Bureau Implications for Planning  The city can expect a relatively stable population base in the future. Population & Housing Characteristics Household Size Household size has decreased from 3.09 persons per household in 1970 to 2.06 persons per household by 2000, and further to 2.03 persons per household by 2010. The largest decrease occurred between 1970 and 1980 where the household size decreased by 19%. This compares with an 8.4% decrease between 1980 and 1990. Overall, this is consistent with state and national trends of decreasing household size. The following graph depicts the changes in household size from 1970 to 2010. Background Studies Page 69 �City of Royal Oak 2012 Amendment Household Size for 1970 to 2010 City of Royal Oak 4.00 3.50 3.00 3.09 ~ 2.50 2.50 2.29 T & 2.06 T - 2.00 2.03 & Persons Per Household ~ ~ 1.50 1.00 0.50 1970 1980 1990 2000 2010 Source: U.S. Census Bureau Royal Oak has a smaller household size than Berkley, Clawson, Birmingham, and Oakland County as a whole. Surrounding communities have also experienced a decrease in household size since 1990, as typical of the more mature communities, although Birmingham’s household size did increase between 2000 and 2010. Household size for the county as a whole also decreased, in spite of all of the new development occurring in the northern and western suburbs and the increasing number of families with children locating in these areas. The following chart shows the changes in household sizes for Royal Oak and surrounding communities between 1990 and 2010. Household Size for 1990 to 2010 Royal Oak & Surrounding Communities 3.00 Persons Per Household 2.50 2.00 2.29 2.06 2.03 2.56 2.32 2.19 2.27 1-- 2.11 2.50 '-- 2.22 2.14 ~ 2.26 2.61 2.51 2.46 '-- t! 1990 1.50 2000 2010 1.00 0.50 Royal Oak Berkley Birminham Clawson Oakland County Source: U.S. Census Bureau Household size was expected to continually decrease, with a projected 2.17 persons per household by the year 2020 according to SEMCOG (a 13% decrease since 1980 and a 30% decrease since 1970). However, the actual household size as determined by the U.S. Census was Background Studies Page 70 �City of Royal Oak 2012 Amendment already well below these projections by 2000. This trend is consistent with the national trend of decreasing household size as families wait longer to have children, are having fewer children in general, and single parent families increase. The following graph depicts the projected household size for Royal Oak as estimated by SEMCOG in 1997. Projected Persons Per Household for 1990 to 2020 City of Royal Oak 2.5 Persons Per Household 2.45 2.4 2.35 2.29 2.27 ---- 2.3 2.25 2.2 2.23 ~ 2.21 - 2.19 2.18 --.... "--- - 2.15 2.10 2.1 2.05 2 1990 1995 2000 2005 2010 2015 2020 Source: SEMCOG Gender, Race, & Age Composition As of the 2010 Census, 49% of the population of Royal Oak is male and 51% is female. Racial composition is predominantly white, as depicted in the following table. Racial Composition in Royal Oak 2000-2010 Percent % Population by Race White Black or African-American American Indian Asian Native Hawaiian or Pacific Islander Other Hispanic (all races) 2000 2010 96.1% 1.8% 0.7% 2.0% 0.1% 0.8% 1.3% 92.5% 5.0% 0.8% 3.1% 0.1% 0.6% 2.3% Source: U.S. Census Bureau In comparison to Oakland County as a whole, Royal Oak has more residents under the age of 17, and Royal Oak has more residents over 45 years of age. This is indicative of an aging population in addition to a majority of households without children, a trend projected to continue to increase over time. Age distribution in Royal Oak is depicted in the following graph. Background Studies Page 71 �City of Royal Oak 2012 Amendment Age Distribution for 2010 Royal Oak Under 5 5.8% 65 and over 13.1% 5 to 19 12.5% 20 to 24 6.0% 45 to 64 26.8% 25 to 44 36.9% Source: U.S. Census Bureau The median age of Royal Oak residents has increased from 1980 to 2010 by 4.9%, although it decreased slightly from 36.9 to 36.3 between 2000 and 2010. The city has a number of residents over the age of 65 which contributes to a higher median age. Surrounding communities have also experienced an increase in median age. As the “baby boomer” generation continues to age, median age will steadily rise. The following chart depicts the median age of Royal Oak residents in comparison to adjacent communities. Median Age Distribution for 1980 to 2010 Royal Oak & Surrounding Communities Oakland County 30.3 I I I I I I 33.8 36.7 I 40.2 38.5 37.7 I Clawson 34.6 30.4 I I I I I I I Birminham 34.4 I I I I I I I I I I I I Berkley II 29.7 I I 5.0 10.0 15.0 20.0 25.0 30.0 r 2000 1990 1980 I 37.9 35.5 33.3 I Royal Oak - 2010 41.1 39.3 37.4 I 36.3 I 36.9 34.6 11 32.4 35.0 40.0 45.0 Median Age (Years) Source: U.S. Census Bureau Background Studies Page 72 �City of Royal Oak 2012 Amendment Educational Achievement Royal Oak has a well-educated population with 39.9% of the population having at least a bachelor’s degree or higher as of 2000, a significant increase from only 28.4% in 1990. The following graph depicts educational attainment levels for Royal Oak residents in comparison to surrounding communities. Highest Educational Attainment for 2000 Royal Oak & Surrounding Communities h Graduate or Professional Degree I 1 i 6.1% Clawson I 20.0% I Bachelor's Degree 29.6% I 11.1% 14.0% Berkley 25.9% 1 Royal Oal I I 63.6% I High School Diploma r Birmingham 37.6% I 24.6% I 30.0% I 55.3% 51.6% I I I 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% Percentage of Adult Population Source: U.S. Census Bureau Income The median household income in Royal Oak in 2000 was $52,252 according to the U.S. Census Bureau. This was higher than the neighboring communities of Berkley or Clawson, as well as Oakland County as a whole, but lower than that of Birmingham. Median per capita income in 2000 was $30,990 according to the U.S. Census Bureau, an increase from the 1990 level of $18,065. The 2000 per capita income is comparable with the average for Oakland County ($32,534). The following graph depicts median household income for Royal Oak and surrounding communities. Background Studies Page 73 �City of Royal Oak 2012 Amendment Median Household Income for 2000 Royal Oak & Surrounding Communities $61,907 Oakland County $50,929 Clawson $80,861 Birminham $57,620 Berkley $52,252 Royal Oak $- $20,000 $40,000 $60,000 $80,000 $100,000 Median Household Income Source: U.S. Census Bureau Housing Value Although dated, the 2000 Census revealed that the majority of the housing in Royal Oak (72.9%) was valued in the $100,000 to $199,999 range, with 17.7% valued over $200,000, and 9.4% valued less than $99,999. The 1990 median value was $74,900, which nearly doubled to $150,900 by 2000. Between 1990 and 2000 housing values increased dramatically. Values have since fallen significantly, although by how much will not be known until 2010 Census figures become available. Average housing costs in Royal Oak rank above those in Berkley and Clawson, but below Birmingham and Oakland County as a whole. Housing values for Royal Oak and surrounding communities are depicted in the following graph. Median Housing Value for 2000 Royal Oak & Surrounding Communities $318,000 Median Housing Value $350,000 $300,000 $250,000 $181,200 $200,000 $150,900 $140,600 $137,700 $150,000 $100,000 $50,000 $Royal Oak Berkley Birmingham Clawson Oakland County Source: U.S. Census Bureau Housing Characteristics Based upon 2000 Census data, the largest percentage (35.2%) of housing in the city was constructed between 1950 and 1959. However, a large percentage of housing (37.2%) was Background Studies Page 74 �City of Royal Oak 2012 Amendment constructed prior to 1949. These figures are indicative of an older suburb, where much of the housing was built prior to World War II. Mature trees in most neighborhoods reflect the older nature of these neighborhoods with distinct architecture and a variety of housing styles. The following chart reveals when housing was built in Royal Oak by decade. Year Housing Built in City of Royal Oak 1990 to 2000 3% 1939 or eariler 17% 1980 to 1989 2% 1970 to 1979 9% 1960 to 1969 14% 1940 to 1949 20% 1950 to 1959 35% Source: U.S. Census Bureau Residential Construction Redevelopment of areas of the city into higher density housing has been a common occurrence since 1995, indicative of the high quality of life the city has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owneroccupied condominium developments. The following graph depicts building permit activity for development of single and two-family housing, multiple-family housing, and demolitions. Background Studies Page 75 �City of Royal Oak 2012 Amendment Residential Construction Permits Issued from 1992 to 2010 City of Royal Oak 200 180 Single-Family & Two-Family # of Permits 160 140 Multiple-Family & Attached Condo's 120 Demolished Units 100 80 60 40 20 0 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Source: SEMCOG The net gain of housing units from 1980 to 1990 was 196 units, compared with 379 new units from 1990 to 2000 which is nearly twice as many units over the same time period. The net gain of housing units from 2000 to 2010 was similar at 373 units. That’s a net addition of 752 dwelling units of a 20 year period. However, more demolitions occurred between 2000 and 2009 than between 1980 and 1989 or 1990 and 1999. The following graph depicts residential construction trends since 1980. Residential Construction Permits Issued By Decade 1980 to 2009 City of Royal Oak 1980-89 Single-Family Two-Family Attached Condominiums Multiple-Family Demolitions 171 76 0 88 139 1990-99 161 4 0 436 137 2000-09 296 4 126 96 192 Source: SEMCOG Implications for Planning    Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the city. An aging population will increase the demand for senior housing and services. The amount of older housing stock in the city will require proactive and ongoing rehabilitation measures. Background Studies Page 76 �City of Royal Oak 2012 Amendment Economic Base Regional Influences Royal Oak is within a short distance to major regional job and trade centers located in Detroit, Southfield, and Troy. As job growth in these areas continues, Royal Oak’s central location and high quality of life will continue to attract new residents. Tax Base Residential property has continued to be the largest tax generator for the City of Royal Oak, indicative of the large number and quality of neighborhoods in the city. Commercial and industrial state equalized value (SEV) have remained relatively stable after a slight increase in 1991. Residential SEV experienced a slight decline between 1990 and 1992, but then increased steadily from 1992 to 2007. Since then residential SEV has decreased sharply every year, although the rate of decline slowed somewhat from 2010 to 2011. The following chart shows the SEV between 1997 and 2011. State Equalized Value of Real Property from 1997 to 2011 City of Royal Oak $2,500,000,000 S.E.V. $2,000,000,000 $1,500,000,000 $1,000,000,000 $500,000,000 19 97 19 98 19 99 20 00 20 01 20 02 20 03 20 04 20 05 20 06 20 07 20 08 20 09 20 10 20 11 $Commercial Industrial Residential Source: Oakland Co. Equalization Dept. The following chart shows how the SEV is distributed amongst residential, commercial, and industrial lands in 2011. Background Studies Page 77 �City of Royal Oak 2012 Amendment State Equalized Value by Percentage for 2011 City of Royal Oak Commercial 20% Industrial 2% Residential 78% Source: Oakland Co. Equalization Dept. Commercial Base The commercial base in Royal Oak is the largest category in terms of tax base after residential land use. Commercial uses are located primarily along Woodward Avenue and in the downtown area, with small pockets along Mile Roads and intersections. There are five major office buildings on Woodward which comprise 140,000 square feet of office space, and range in rents from $12.50 to $18.50 a square foot according to the Woodward Avenue Corridor Study Market Analysis. Two large retail centers located along Woodward are the Northwood Center which contains 214,675 square feet of space, and the Beaumont Center which contains 150,000 square feet of space. The downtown contains approximately 325,000 to 375,000 square feet of retail space according to the Downtown Royal Oak Master Plan, with rents ranging from $8 to $17 a square foot. The health of these commercial areas has a direct impact on the entire city as they provide a significant portion of the tax base. Industrial Areas There are three general industrial areas in the City of Royal Oak. The largest area is located on the east side of Coolidge Highway, north of Normandy Road. A smaller industrial area is located at the southeast corner of Campbell Road and Bellaire Avenue, and lastly, there are a few remaining industrial uses along the railroad between Lincoln Avenue and I-696. Employers Beaumont Hospital is the largest employer in the City of Royal Oak, employing over 15,000. Major employers in Royal Oak are listed in the following table. Background Studies Page 78 �City of Royal Oak 2012 Amendment Royal Oak Employers Rank 1 2 3 4 5 6 7 8 9 10 Company Name Industry Employees William Beaumont Hospital Royal Oak Neighborhood Schools City of Royal Oak Flex-N-Gate Royal Oak Consumer’s Energy Holiday Market Meijer Detroit Zoo Form Tech Industries Howard & Howard General medical and surgical hospital Primary education Local government services Motor vehicle metal stamping Public utilities Grocery store Grocery and discount department store Botanical and zoological gardens Manufacturing Law firm 15,358 473 376 371 350 307 293 237 222 132 Source: Royal Oak Planning Dept., 2011. Employment In 2000, 35,487 residents were employed or 62% of the population. This percentage is expected to decrease significantly in the 2010 Census. Mean travel time to work is 22.5 minutes for Royal Oak residents meaning most residents are employed in close proximity to their homes. The majority of Royal Oak residents (70%) are in the professional / managerial, education / health / social services, wholesale / retail, and manufacturing type industries. The following graph depicts job sectors for Royal Oak residents. Employment by Industry for 2000 City of Royal Oak Communication & Information 4% Other 4% Construction 5% Transportation & Utilities 2% Education, Health, Social Services, & Public Admin. 22% Finance, Insurance, & Real Estate 7% Entertainment, Recreation, & Food Services 7% M anufacturing 18% Retail & Wholesale 15% Professional & M anagerial 16% Source: U.S. Census Bureau Background Studies Page 79 �City of Royal Oak 2012 Amendment Implications for Planning    A strong, stable residential base is vital to the city. Large employers in the city should be encouraged to stay and provide jobs for residents. The continued strong economic role of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the city. Community Facilities Public Services & Recreation The city’s Recreation Department is responsible for parks, the library, and the senior / community center. The department offers a comprehensive program for youth, adult, and senior activities. There are 50 parks in the City of Royal Oak. The city has a variety of mini-parks, neighborhood parks, and community parks. Facilities include two 9-hole golf courses, a driving range, softball fields, an ice rink, and others. Parks provide a range of activities including both passive and active pursuits. The 2006 Parks and Recreation Master Plan included goals addressing needs for programs, recreation lands, administration and organization, and facilities. The plan also established a five-year action plan for programs and facilities improvements. The senior / community center is located in the northern section of the city on Marais Street where a variety of programs and activities are offered for youth, adults, and seniors. Senior support services include ROSES (Royal Oak Senior Emergency Services) which offers a variety of support services to residents 60 years of age and older. These services include home repairs, chores, and personal home care. Outreach and other support services such as the Alzheimer support group are also offered. The City of Royal Oak has a library which is under the jurisdiction of the city’s Recreation Department. The library is located downtown in the civic center area and offers a variety of programs and services including classes and special programs such as a summer reading program and the poet in residence program. Royal Oak Neighborhood Schools The school district for the City of Royal Oak has approximately 5,300 students, down from 7,100 in 1998. The district includes all of the City of Royal Oak and small portions of Huntington Woods, Clawson, and Berkley. Due to decreasing enrollment, redistricting in 1998 resulted in the following mix of schools: 10 elementary schools; 2 middle schools; and 2 high schools. Further redistricting and consolidation in 2007 resulted in only 6 elementary schools, one middle school, and one high school. Additionally, a vocational school operated by the Oakland Tech Center School District is located in the north part of the city. Background Studies Page 80 �City of Royal Oak 2012 Amendment Oakland Community College The Oakland Community College system comprises of five campuses throughout Oakland County and is the largest community college in the state. The Royal Oak campus, located at the northeast corner of Washington and Lincoln Avenues, contains four buildings totaling approximately 164,000 square feet and a parking structure, all of which comprise the entire block. The college has been in Royal Oak since 1971. The Royal Oak campus is combined with the Southfield campus in terms of administration and programming and serves approximately 7,000 students. The majority of students come from Royal Oak, Ferndale, and Madison Heights. A recent master plan for the college calls for expansion of the campus to allow for additional classroom and counseling space. Any expansion would take place adjacent to the existing campus. Police & Fire The city’s police station is located downtown in the civic center. The department has approximately 70 employees and performs a variety of functions and programs. Divisions include Traffic Safety, Traffic Enforcement, Parking Enforcement, Traffic Education, Traffic Engineering, Traffic Accident Investigation, and Criminal Investigation. The department, in conjunction with the Royal Oak school district, runs the THINK Program (Teaching, Helping, Involving, Nurturing, Kids) which sponsors substance abuse education classes in elementary and the middle schools. The Police Department has three crime prevention programs run through the Crime Prevention Section: (1) Neighborhood Watch; (2) Business Watch; and (3) School Crime Prevention. In addition to the employed officers, the city has an auxiliary police force. Members of the auxiliary force are trained and uniformed volunteers from the community who help patrol neighborhoods and business districts and report suspicious circumstances. The force also provides additional support for emergency calls and traffic control at accidents. The city has the following three active fire stations: the main station at Sixth Street and Troy Street in the downtown; Thirteen Mile Road and Woodward Avenue; and Thirteen Mile Road and Rochester Road. There are approximately 50 active members who in addition to fire protection also provide emergency medical services (EMS) and transport services. The Fire Department also conducts public fire education with school children and seniors. The average response time in the city for emergency calls is approximately 2.8 minutes. The department is an active member of the Oakway Mutual Aid Pact including Ferndale, Birmingham, Madison Heights, Pontiac, Southfield, Bloomfield Township, and West Bloomfield Township. The pact has an agreement to assist in times of extraordinary need. The pact also shares the “Haz-Mat” team for hazardous materials response and shares a vehicle equipped to address emergencies involving hazardous materials. Public Services Water service is through the Southeast Oakland County Water Authority (SOCWA), which purchases water from the City of Detroit. The Authority has water mains at several locations throughout the city where the city taps into and water is metered. Royal Oak is one of ten nearby participating communities in the Authority. Background Studies Page 81 �City of Royal Oak 2012 Amendment Sanitary sewer and storm sewer utilizes the Oakland County Water Resources Commission drains which are then treated in Detroit at the treatment plant. The majority of the city has combined sewer and storm drains. Currently the 12 Towns Drain Improvement Project is underway, as directed by the Water Resources Commissioner, to improve capacity in the north arm of the drain system. The city performs maintenance on all drains, and the Engineering Department is responsible for new or replacement projects, while the city’s Department of Public Services performs minor repairs. The city also participates in the Southeast Oakland County Resource Recovery Authority (SOCRRA) for refuse and curbside recycling service. There is, however, a separate millage for refuse pick-up. Yard waste removal is available for a small fee. Royal Oak is one of 14 nearby communities who participate. Implications for Planning   Residents will continue to expect the high quality of city services and programs currently provided. The city should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. Transportation Being an older community, Royal Oak has a well-established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MDOT) and the Road Commission for Oakland County utilize the classification system to determine the order in which improvement projects should be completed. The Roadway Functional Classifications Map illustrates the functional classification system for various streets with Royal Oak. The following is a description of the different roadway classifications: Principal Arterials – Interstate / Non-Interstate. These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distances and to provide through-travel movements. Background Studies Page 82 �City of Royal Oak 2012 Amendment Roadway Functional Classifications City of Royal Oak J (/) .J ..J :i' ~ w > w Q'. m II. 0 ~ 0 LEGEND Principal Arterial - Interstate _,.,, Other Principal Arterial - Non-Int erstate ,,,,. , Minor Arterial _.. .,,., ,-_. Urban Collector Source: Michigan Dept. of Transportation and Carlisle / Wortman Associates, Inc. Background Studies Page 83 �City of Royal Oak 2012 Amendment Minor Arterials. Minor arterials include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major arterial. Urban Collectors. There are two types of collectors: minor and major. Major collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets. The remainder of the streets within the city provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other land uses or arterials. City Roadway Improvement Programs The city maintains and repairs all roads in Royal Oak, coordinated by the Department of Public Services. There are, however, roadways that are under county jurisdiction that the city is reimbursed to maintain as listed in the following table: Roadway Segments Under Oakland County Jurisdiction City of Royal Oak Roadway From To Coolidge Highway Eleven Mile Road Twelve Mile Road Fourteen Mile Road Greenfield Road Woodward Avenue Main Street Campbell Road Rochester Road Webster Road Fourteen Mile Road Campbell Road Stephenson Highway Campbell Road Fourteen Mile Road Source: Road Commission of Oakland County Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. According to the City of Royal Oak Downtown Parking Study and Master Plan report, there area 4,656 total parking spaces in the downtown area: 566 on-street parking spaces and 4,090 off-street parking spaces. The city controls 2,010 of the off-street parking spaces, and the remainder are privately managed and owned. The on-street parking provided allows for a variety of length of stay with one-hour, 2-hour, and 10-hour metered parking. The study concluded that occupancy rates are highest between the hours of 8:00 p.m. and 10:00 p.m., reflecting the position of the downtown as an entertainment and restaurant district with strong night-time activity. Transit Royal Oak residents have a variety of transit opportunities provided by SMART (Suburban Mobility Authority for Regional Transportation) which has a service hub in downtown Royal Oak. SMART transit opportunities include fixed-route service to Detroit and nearby suburbs, park-and-ride facilities, and Community Transit services, which provides curb-to-curb transit Background Studies Page 84 �City of Royal Oak 2012 Amendment services within a six-mile radius of Royal Oak. Community Transit charges seniors and handicapped customers $1.00 a ride, and all others pay $2.00. The service uses large vans which hold up to 18 people. Advance scheduling in required except for common destination points. Also coordinated with SMART is Greyhound bus service and taxi-cab service. Amtrak service is also provided. Airports Royal Oak is conveniently located in close proximity to three major airports: Detroit Metropolitan Airport, Detroit City Airport, and Oakland County International Airport. Non-Motorized Transportation Many people have chosen to live in Royal Oak because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are the traditional city sidewalks. Lacking is a well-defined bikeway system providing designated linkages between neighborhoods and key community facilities. Royal Oak is designated, however, in the Southeast Michigan Greenways Concept Plan as having potential for pedestrian and bike paths which connect to the larger Oakland County system. Implications for Planning     On-going maintenance of existing city roadways is imperative. Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. Explore alternative transportation measures to lessen traffic and improve circulation throughout the city. Ensure adequate parking is provided to meet the growing demand. Existing Land Use Royal Oak was once part of Royal Oak Township and is now defined by an assortment of mile roads, half-mile roads, and freeways. The municipalities of Royal Oak, Oak Park, Royal Oak Township, Huntington Woods, Ferndale, Berkley, Hazel Park, Madison Heights, and part of Clawson all occupy land which was once Royal Oak Township. Of this collection of communities, Royal Oak is by far the largest, occupying over 12 square miles of the 36-square mile area. The majority of the city is located east of Woodward Avenue. I-696 serves as a southern boundary and I-75 serves as much of the boundary to the east. The north boundary is roughly defined by Fourteen Mile Road but jogs both north and south in some places to the nearest halfmile roads. Background Studies Page 85 �City of Royal Oak 2012 Amendment Existing Land Use Definitions & Descriptions Existing land uses were mapped through a combination of reviewing existing land use maps prepared by Oakland County, current aerial photography, and quarter section mapping available from the city. Since all current resources were both dated and/or inaccurate, field verification by both the consultant and staff were necessary. Maps on pages 88 and 89 illustrate existing land use patterns for the northern and southern portions of the city. Existing land uses in the city are defined and generally described below. The figure on page 87 illustrates the distribution of existing land uses within the city. More detailed descriptions of land use characteristics by subarea are found in the next section. Single-Family Residential – single-family detached dwellings located on individual lots. SingleFamily Residential is the largest existing land use category in the city. Single-Family Residential uses are located throughout the city. Two-Family Residential – buildings which contain two attached dwellings (also called duplexes). Two-Family Residential uses exist in both scattered patterns throughout the city and in concentrated areas such as the north side of Fourth Street east of downtown and the west side of Campbell Road north of Twelve Mile. Multiple-Family Residential – buildings which contain three or more attached units which are occupied as either apartments (rental units) or condominiums (owner-occupied). Multiple-Family Residential uses exist in scattered areas within the southern neighborhoods of the city, around the outskirts of downtown, in concentrated areas such as south of downtown west of Main Street, in the northern part of the city north of Fourteen Mile Road, and along Coolidge Highway east of Beaumont Hospital. Commercial – includes uses such as retail, service, restaurant, office, and entertainment facilities located in small or large commercial areas. Commercial uses are located primarily in the downtown, along Woodward Avenue, and along other commercial corridors such as Eleven Mile Road, Rochester Road, and North Main Street. Restricted Parking – parking lots which are accessory to a commercial or industrial use and are located on a separate residentially-zoned and adjacent parcel. Restricted Parking areas are located predominantly along Woodward Avenue behind commercial frontage. Industrial – uses include warehousing, storage, research, laboratory, manufacturing, processing, and fabrication. Industrial uses in the city are concentrated into three areas including east of Coolidge Highway north of Fourteen Mile Road, the southeast corner of Campbell Road and Bellaire Avenue, and in the southern portion of the city along the railroad tracks south of Lincoln Avenue. Institutional – uses include public buildings and parking lots, hospitals, schools, cemeteries, and churches. Institutional uses are located throughout the city such as Beaumont Hospital, schools, and cemeteries, and in the downtown such as City Hall, the Farmers Market, 44th District Court, and library. Background Studies Page 86 �City of Royal Oak 2012 Amendment Parks and Recreation – includes public and private parks, recreational facilities, and open space systems. Parks and Recreation uses area located throughout the city both in the form of small, scattered neighborhood parks and larger city-wide parks and facilities such as the Royal Oak Golf Club. Vacant – parcels that are undeveloped and/or unused. There are very few vacant parcels remaining in the city. One larger vacant parcel located in the southern portion of the city is the area at the east corner of Main Street and I-696. Transportation, Utilities, and Communication – areas utilized for the provision of essential services such as gas, electricity, and telecommunications. There are only a few areas of Transportation, Utilities, and Communication in the city. Notable areas include the southeast corner of Fourteen Mile Road and Coolidge Highway, the east side of Troy Street between Lincoln Avenue and Seventh Street, and some scattered locations along the railroad. Existing Land Use 1998 Royal Oak Transportation, etc. 1% Parks & Recreation 10% Vacant 1% Industrial 3% Commercial 6% Institutional 10% Single-Family Residential 62% M ultiple-Family Residential 6% Two-Family Residential 1% Source: Carlisle / Wortman Associates, Inc. Background Studies Page 87 �City of Royal Oak Background Studies 2012 Amendment Page 88 tes, Inc. Carlisle/Wortman Associa hite cts nne rs and Landscape Arc Com mu nity Plahig an Mic Ann Arb or, �City o f Royal Oak, Mic South Portion of City J uly 15, 1999 City of Royal Oak Background Studies Use E x is ti n g L a nhidgan LE GE ND _ Single Family ential __ Two-Family Resid sidentia l Re ly mi Fa Multiple Commercial Industria l Institutional Parks and Recreation Communication nsportation, Utilities & BIii Trastr ng rki Pa Re icted Vacant II. 0 LJ 2012 Amendment Page 89 iates, Inc. Carflsle/Wortman Assoc d Landscape Arc hite cts an rs nne Co mm uni ty Pla gan chi Mi or, Arb Ann �City of Royal Oak 2012 Amendment Subarea Existing Land Use Descriptions For purposes of organizing workshops and analyzing areas, the city was divided into seven planning subareas as depicted on the Existing Land Use Sub-Area Map. A brief description of the location, land uses, and major landmarks are included in the subarea land use descriptions below. Subarea 1 Subarea 1 is the smallest of all the subareas and is located in the northern portion of the city, bounded by Clawson to the east, Troy to the north, Birmingham to the west, and Normandy Road to the south. This portion was annexed into the city in the 1920’s. Single-family neighborhoods contain post-war cape cods and ranches. New residential development in this subarea has been the 18-unit Cummunigston Court condominiums along Parmenter Boulevard. There is a large residential development called Coventry Parkhomes located along the west side of Crooks Road north of Fourteen Mile Road which contains attached condominium units. Industrial and intense commercial (Meijer’s) uses are located along the railroad, while the east side is predominantly residential. Light commercial uses are located along Fourteen Mile Road, and there is a commercial node at the Fourteen Mile Road and Crooks Road intersection. Landmarks include the large wooded Cummingston Park along the northern boundary of Royal Oak, the Normandy Oaks Golf Course, and the railroad. Subarea 2 This subarea is located in the northwestern portion of the city, bounded by Birmingham to the north, Beverly Hills and Greenfield Road to the west, Berkley and Twelve Mile Road to the south, and the railroad tracks to the east. This area was annexed into the city in the 1920’s. The neighborhoods are varied architecturally including the Beverly Hills area on the west side of Woodward Avenue which was built in the 1930’s and 1940’s. This area includes colonial revival and ranch styles. A portion of the Vinsetta Park neighborhood is located in the southern section of subarea 2. The remaining neighborhoods are generally post-war cape cods and ranches. The land use patterns in subarea 2 are predominantly single-family, with commercial and office uses along Woodward Avenue and Thirteen Mile Road, and multiple-family uses along Coolidge Highway, Thirteen Mile Road, Fourteen Mile Road, and Greenfield Road. There is one industrial area between the railroad and Coolidge Highway, north of Normandy Road. Beaumont Hospital is located on the south side of Thirteen Mile Road west of Woodward Avenue. Landmarks include the Royal Oak Golf Club, Memorial Park, and the fire station at Thirteen Mile Road and Woodward Avenue. Subarea 3 Subarea 3 is located in the northern portion of the city and is bounded by Normandy Road and Clawson to the north, Main Street to the east, the railroad tracks to the west, and Twelve Mile Background Studies Page 90 �City of Royal Oak 2012 Amendment Road to the south. This area was annexed into the city in the 1920’s. Neighborhoods are predominantly comprised of post-war houses such as cape cods and ranches. The subarea is predominantly single-family residential with two areas of duplexes south of Thirteen Mile Road, east of the railroad tracks, and north of Webster Road. Multiple-family residential uses are located along Normandy Road and the railroad, across Crooks Road from Royal Oak High School, along Thirteen Mile Road, along Webster Road, and other pockets in the southern section of the subarea. Commercial uses exist along Crooks Road at Thirteen Mile Road, at Webster Road, and near Twelve Mile Road, and at the intersection of Main Street and Twelve Mile Road. New residential development has been limited to the 12-unit Oak Shade condominium project along Crooks Road. Landmarks include Royal Oak High School, the senior / community center, Quickstand Park, Worden Park, and Starr Park. Subarea 4 Subarea 4 is located in the northern portion of the city and is bounded by Madison Heights to the east, Clawson to the north, Main Street to the west, and Twelve Mile Road to the south. This portion of the city was annexed in the late 1920’s, with the small area east of Campbell Road being annexed in the 1950’s. With the exception of the Lakeside Drive area which contains older large scale homes from the 1920’s, the remaining neighborhoods are predominantly post-war cape cods and ranches. Land uses are predominantly single-family. There are duplexes along Campbell Road adjacent to Madison Heights, and scattered multiple-family projects along Rochester Road and Main Street. Commercial uses are located along Main Street and along Rochester Road, and at the corner of Twelve Mile Road and Campbell Road. The small pocket on the east side of Campbell Road contains a park and commercial and industrial uses. Landmarks include the Red Run Golf Club, Wagner Park, and the fire station along Rochester Road. Subarea 5 Subarea 5 is located between the downtown to the east, Woodward Avenue to the west, I-696 to the south, and Twelve Mile Road to the north. A small portion of subarea 5 is located across Woodward Avenue directly north of the Detroit Zoo, although this small area is virtually indistinguishable from surrounding Huntington Woods. The area of the city which encompasses subarea 5 was annexed by 1922 and serves as the gateway to Royal Oak. Architectural styles are varied with some older neighborhoods built in the 1910’s and 1920’s containing larger colonial revival, English Tudor revival, and Dutch colonial. These areas are located along Hendrie Boulevard and in the Vinsetta Park area. Remaining architecture in subarea 5 can be described as predominantly arts-and-crafts, early 20th century bungalows, American foursquares, and building styles taken from the Sears & Roebuck catalog. Background Studies Page 91 �City of Royal Oak 2012 Amendment Identifiable landmarks and points of interest in subarea 5 include the Detroit Zoo at the southern portion of I-696, the Grand Trunk Railroad which bisects the northern neighborhoods, the Woodward Avenue corridor, the South Oakland YMCA, Royal Oak Middle School, Meininger Park, and the Royal Oak Women’s Club built in 1839, the city’s oldest structure. New housing has mainly consisted of the 14-unit Washington Place condominiums located across from Royal Oak Middle School. The portion of Woodward Avenue located in subarea 5 consists mainly of commercial, office, and multiple-family uses. Both Eleven Mile Road and Washington Avenue (south of downtown) provide a mix of small commercial, office, services, and small-scale multiple-family uses. The commercial uses along Main Street north of downtown are characterized by more intense commercial uses such as automobile dealerships and repair. The remaining area is single-family in nature with scattered multiple-family uses. Subarea 6 The location of subarea 6 generally coincides with the existing Downtown Development Authority boundaries with the exception of the northern boundary, which extends north to Oakland, University, and Pingree Avenues respectively, and the west side of the southern portion of Main Street, which is included in subarea 6. The area which is now the downtown core was the origin of the city and was established in 1836. Several historic structures are located in the downtown area. Land uses are predominantly commercial and office in nature, with scattered multiple-family and institutional uses such as churches. Two high-rise senior housing complexes are located just east of downtown and residential uses are located north of Eleven Mile Road and east of Main Street. The civic center area includes the Farmers Market, City Hall, the library, the 44th District Court, and the police station. Oakland Community College is located along Lincoln Avenue on the west side of downtown. Overall, downtown has a unique character with many restaurants, night spots, and galleries. The southern node of subarea 6 includes the Main Street Square townhouse development. Subarea 7 Subarea 7 is located in the southeast portion of the city and is bounded by I-696 to the south, I-75 and Madison Heights to the east, the downtown to the west, and Twelve Mile Road to the north. The western portion of subarea 7 was annexed into the city in the 1920’s, with the remaining area annexed in the 1940’s. The architectural styles of the western portion includes predominantly arts-and-crafts, Sears-Roebuck, bungalows, and American four-squares. The eastern area is predominantly post-war architecture which includes cape cods and ranches. New development has been concentrated in the southern portion of subarea 7, such as the Maryland Club condominiums, but also small scale condominium projects have been built throughout the subarea. Background Studies Page 92 �City of Royal Oak 2012 Amendment Land uses are generally categorized as varied commercial, office, and industrial uses along the western border adjacent to downtown, and commercial and multiple-family uses along Eleven Mile Road, Campbell Road, Fourth Street, and Lincoln Avenue. A predominantly industrial area is located in the northeast corner of the subarea between Campbell Road, Gardenia Avenue, I-75, and Twelve Mile Road. The remaining area is single-family in nature with scattered multipleand two-family developments, and various institutional uses such as churches and schools. Major landmarks include the Royal Oak, Oakview, and St. Mary’s cemeteries. Implications for Planning   As the city nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue. The city should continue exploring enhancement opportunities and potential for focused redevelopment efforts. Background Studies Page 93 �City of Royal Oak 2012 Amendment Existing Land Use Sub-Area Map Source: Carlisle / Wortman Associates, Inc. Background Studies Page 94 �City of Royal Oak 2012 Amendment Summary of Implications for Planning The following is a summary of the implications for planning from all of the various background studies which were conducted including Population, Housing, Economic Base, Community Facilities, Transportation, and Land Use:  Consideration of what is occurring in adjacent communities is integral to the planning process.  Coordination should occur with adjacent communities to benefit the entire area.  Past plans should be utilized in all current and future planning efforts.  The city should update and re-evaluate the city Master Plan on an on-going basis.  The city can expect a relatively stable population base in the future.  Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the city.  An aging population will increase the demand for senior housing and services.  The amount of older housing stock in the city will require proactive and ongoing rehabilitation measures.  A strong, stable residential base is vital to the city.  Large employers in the city should be encouraged to stay and provide jobs for residents.  The continued strong economic role of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the city.  Residents will continue to expect the high quality of city services and programs currently provided.  The city should continue to seek cooperative efforts with neighboring communities to increase efficiency of services.  On-going maintenance of existing city roadways is imperative.  Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. Background Studies Page 95 �City of Royal Oak 2012 Amendment  Explore alternative transportation measures to lessen traffic and improve circulation throughout the city.  Ensure adequate parking is provided to meet the growing demand.  As the city nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue.  The city should continue exploring enhancement opportunities and potential for focused redevelopment efforts. Background Studies Page 96 �City of Royal Oak Master Plan 2012 Amendment Visioning & Public Participation Visioning Workshops A series of town meetings were conducted as the first step in the public input phase of the City of Royal Oak’s Mater Plan update effort. For planning purposes, the city was divided into seven planning subareas. A workshop was conducted for each subarea. The primary focus of each workshop was to gain an understanding of the issues pertinent to that subarea. In conducting the town meetings, a technique called “visioning” was used. The visioning process provides a vehicle for people of diverse viewpoints to identify the common dreams and desired future for their community. Each workshop entailed identifying vision statements via a brainstorming process based upon the following principles:     Visions should generate new and bold ideas for the future. All ideas and visions are welcome. No ideas or visions will be criticized. Participation from all is encouraged. A common format was followed at each workshop. Central to the process was small group discussions. Workshop participants were divided into small groups and, with the help of a trained volunteer facilitator, generated lists of vision statements which reflected individual ideas. Topics covered by the small groups included:  Housing and Neighborhood Preservation;  Commercial, Office, and Industrial Land Use; and  Community Services, Recreation, and Transportation. Topics somewhat altered for the downtown visioning workshop. After all statements were recorded, the small groups voted on which statements were “priority” visions statements. This step facilitated both the prioritization of issues, as well as built consensus amongst participants. The facilitator recorded all statements and votes. Each small group then presented its “priority” vision statements to the large group, and again the large group voted on the statements producing “top priority” visions for that particular workshop. The following table gives the details regarding each workshop including date, location, and attendance. Nearly 200 people attended the workshops. Visioning & Public Participation Page 97 �City of Royal Oak Master Plan 2012 Amendment Royal Oak Visioning Workshops Subarea Date Location Participants 1&2 3 4 5 6 7 December 10, 1997 November 12, 1997 October 29, 1997 June 17, 1997 January 14, 1998 October 8, 1997 Royal Oak High School Royal Oak High School Royal Oak High School Royal Oak Middle School Royal Oak Women’s Club Royal Oak Middle School 12 10 16 68 60 32 Priority Visions Several predominant themes arose from the visioning workshops. In general, those themes focused on the following elements:        Neighborhood preservation Areas around the downtown Commercial corridor improvements along major roadways Woodward Avenue improvements Downtown Community facilities Transportation The results of each workshop are discussed in detail by subarea in the balance of this section. However, the following table summarizes the predominant themes expressed in each subarea. Summary of Subarea Issues Subarea Issues Neighborhood Preservation Historic Resources Relationship to Downtown Appearance / Image Transportation / Circulation Commercial Corridor Woodward Avenue Area 1 Area 2 Area 3 Area 4 Area 5                        Area 6     Area 7      The following identifies the priorities expressed at each of the visioning workshops. Although the majority of these issues which arose related to the subarea in which the workshop was conducted, several issues which were of city-wide significance arose and are listed separately. A complete documentation of all vision statements is contained in Appendix I for each subarea workshop, and is organized both by small group and by topic. Subareas 1 and 2 1. Protect single-family neighborhoods with use of buffering, only small-scale multiple-family, and prevention of commercial encroachment. Visioning & Public Participation Page 98 �City of Royal Oak Master Plan 2012 Amendment 2. Improve Woodward Avenue corridor addressing appearance, quality of businesses, parking, pedestrian access, etc. Subarea 3 1. Maintain existing character of single-family neighborhoods. 2. Protect historic resources and maintain trees and open space. 3. Promote residential scale and character of commercial areas adjacent to neighborhoods. Subarea 4 1. Protect character of residential neighborhoods and encourage single-family housing. 2. Restrict cut-through traffic through neighborhoods. 3. Maintain parks as natural areas. Subarea 5 1. Promote historic neighborhood identification and develop design and density standards for new development. 2. Encourage consistency between existing land use and zoning. 3. Reduce cut-through traffic in residential neighborhoods. 4. Ensure buffers and transitional uses between commercial areas and neighborhoods. 5. Improve Eleven Mile corridor with regards to façades, landscaping, signage, parking, and code enforcement. Subarea 6 (Downtown) 1. Promote mix of land uses downtown including high-density housing, office space, and a retail and service mix that meets day-to-day needs of residents. 2. Encourage preservation of historic structures and promote urban character. 3. Consider a cultural facility / center and enhance civic center area. 4. Parking should be consolidated into mixed-use, multiple-level structures. 5. Consider expansion of the Downtown Development Authority south of Lincoln Avenue. Subarea 7 1. Preserve integrity of single-family neighborhoods. 2. Ensure buffers between commercial areas and neighborhoods. 3. Improve appearance (landscaping, screening, signage) of Eleven Mile Road corridor and other commercial, office, and industrial areas. Visioning & Public Participation Page 99 �City of Royal Oak Master Plan 2012 Amendment In all of the workshops, a number of visions were expressed that went beyond the boundaries of the particular subarea. The following statements of city-wide significance were expressed: Community Facilities 1. Improve and maintain parks. 2. Consider a community recreation center with a swimming pool, tennis courts, skate board and roller rink, and ice rink. 3. Provide programs for adolescents and young adults. 4. Develop strategy for school building re-use. 5. Consider a cultural facility / center and enhance civic center area. 6. Reorganize civic center and promote as a focal point. 7. Expand Farmers Market complex. Transportation 1. Increase opportunities for walking, biking, and rollerblade trails. 2. Restrict cut-through traffic in single-family neighborhoods. 3. Promote non-motorized transportation. 4. Consider city-wide public transportation system. 5. Bury railroad below grade and reclaim land for development. 6. Promote pedestrian walkways downtown. Concept Plan Workshops Following completion of the visioning workshops, concept plans were formulated for each planning subarea. The purpose of the concept plan was to illustrate the common themes which emerged from the visioning workshops and provide a vehicle for discussion with the Steering Committee and the public in following workshops. The concept plans contained the overall key concepts plan for Royal Oak as well as more detailed land use concept plans for each subarea. While the overall plan identified and illustrated the key concepts for the entire city in a generalized fashion, the subarea concepts provided and illustrated more specific recommendations. Key concepts and specific recommendations were derived directly from the visioning workshops as well as analysis of existing land use patterns and other physical conditions. Particular attention was given to areas where there are conflicts between current zoning and existing land use (i.e., single-family dwellings zoned for multiple-family). Visioning & Public Participation Page 100 �City of Royal Oak Master Plan 2012 Amendment Key concepts were identified for the following areas:       Residential neighborhoods. Major corridors that are primarily commercial in nature. Woodward Avenue corridor. Downtown area. Areas where existing land uses are to be maintained; and Opportunities / enhancement areas, selected target areas designated for redevelopments and/or enhancement. The subarea concept plan narrative followed a similar format for each subarea with a brief description of the area giving location, neighborhood character, major existing land uses, and subarea landmarks. Second, issues emerging from the visioning workshops and from further analysis were identified. Finally, subarea land use concept plan illustrated specific recommendations for future land use. The concept plans were reviewed by the Steering Committee prior to the scheduling of the public workshops. The purpose of the workshops was to present concept plans to the public and receive their input on the general content and direction. In an effort to bring continuity to the planning process, concept plans for the entire city and each subarea were presented. Two workshops were held. The first workshop was conducted at Royal Oak High School on May 21, 1998 and was attended by 9 people. The second workshop was conducted on June 2, 1998 at the Baldwin Theater and was attended by 63 people. Visioning & Public Participation Page 101 ��City of Royal Oak Master Plan 2012 Amendment Non-Motorized Transportation Plan Public Act 135 of 2010, one of the “Complete Streets Acts” adopted that year, requires cities receiving money from Michigan’s transportation fund to prepare a 5-year plan for the improvement of non-motorized transportation facilities. Bicycling and walking facilities are also supposed to be incorporated into all transportation projects according to an official policy statement of the Federal Highway Administration (U.S. DOT Policy Statement on Integrating Bicycling and Walking into Transportation Infrastructure). Through 2010 and 2011 the city prepared such a non-motorized transportation plan. The Active Transportation Alliance of Chicago was hired with EECBG grant funding to complete a nonmotorized plan for Royal Oak. The result of their work is the Royal Oak Non-Motorized Transportation Plan dated September 13, 2011. That document is composed of recommendations on infrastructure improvements, policies, and programs to make it safer and more convenient to walk, bike, and use transit in Royal Oak. The following portions of Royal Oak Non-Motorized Transportation Plan were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction Royal Oak is laid out on a well-established grid system of streets. This street network and the distribution of land uses bring a pedestrian scale to the community. The primary means of providing non-motorized transportation is the sidewalk network. Lacking is a well-defined bicycle route system linking neighborhoods, community facilities, neighboring communities, and regional destinations. Background The City of Royal Oak has undertaken a number of planning studies over the past 15 years. One of a number of planning implications identified through these studies is the desire to explore alternative transportation measures to lessen vehicular traffic and improve circulation throughout the community. In other words, place a greater focus on non-motorized modes of transportation – namely bicycling and walking. In 2009, the City of Royal Oak filed an application for Energy Efficiency and Conservation Block Grant (EECBG) Program funding assistance to develop a non-motorized transportation plan. Funds distributed through the EECBG Program provide assistance to Non-Motorized Transportation Plan People meet at the Farmers Market to bike in Royal Oak Page 103 �City of Royal Oak Master Plan 2012 Amendment communities to implement strategies to reduce fossil fuel emissions and total energy use, and to improve energy efficiency. The city issued a request for proposals to develop a non-motorized transportation plan. In August of 2009, the City Commission awarded the Active Transportation Alliance a contract to undertake the planning project. The project officially commenced in August of 2010. Putting in place infrastructure improvements and implementing policies and programs to encourage Royal Oak residents to utilize non-motorized modes of transportation will improve the health and livability of the community. This non-motorized plan is comprised of four implementation tracts that when employed in concert will establish a physical and cultural environment that supports and encourages safe and comfortable travel throughout the city and into surrounding communities. It is anticipated that the changes to the physical and cultural environment will result in greater numbers of Royal Oak residents choosing to walk, bicycle, or use public transit as their preferred modes of transportation for many trips. These choices will lead to healthier lifestyles, improved air and water quality, and a more energy-efficient transportation system. The chart to the right illustrates four implementation tracks in the plan. Each track may move forward independently as resources allow. However, it is the integration and implementation of all four tracts that will improve the livability of Royal Oak. • • . . ! . -•·:· · ' . ~~ " t • . Why a Non-Motorized Plan for Royal Oak Royal Oak, like many other communities, is looking for ways to be more environmentally, socially, and economically sustainable. While the quality of schools, suburban values, and cost of living attract individuals and families to Royal Oak, people’s life choices are increasingly influenced by wellness, sustainability, and mobility considerations. Many Royal Oak residents already choose to walk or to use a bicycle to get to work or school, to run errands, and for recreation purposes, and the number is growing. With its historic grid system of streets, well-distributed schools and parks, transit service, a pedestrian-friendly downtown, and an active cycling base, Royal Oak is poised to benefit from an improved pedestrian and bicycling network. This plan intends to chart a course for developing a safe and relevant non-motorized transportation network for Royal Oak that will allow residents from age 8 to 80 to feel comfortable getting around the community on foot or by bicycle. The purposes of this NonMotorized Transportation Plan are to: Non-Motorized Transportation Plan Page 104 �City of Royal Oak Master Plan 2012 Amendment  Increase bicycling and walking as active modes of transportation.  Make bicycling and walking comfortable and enjoyable transportation choices.  Expand the network of pedestrian ways and bikeways throughout the community.  Create safe and inviting walking and biking environments for residents and visitors.  Contribute to the “quality of life” for current and future residents and visitors.  Coordinate planned improvements with other agencies having jurisdiction over elements of the transportation network. Benefits of a Non-Motorized Plan Having the ability to move about Royal Oak safely, comfortably, and conveniently, on foot or by bicycle, will provide a number of benefits to residents and businesses, including the following: Mobility Costs related to transportation are a household’s highest expense after housing. Improving accommodations in Royal Oak for bicyclists and pedestrians will make it easier for people to get around without a car, particularly for shorter distance trips. This may allow some families to reduce number of vehicle miles traveled and the number of cars that they own. Economy Bicyclists and pedestrians are also consumers. Making Royal Oak more bicycle- and pedestrianfriendly will encourage people to frequent local businesses, whether they are downtown or along other commercial corridors. Bicycle- and pedestrian-friendly accommodations increase people’s access to businesses. Providing bicycle and pedestrian friendly infrastructure improvements will encourage residents to travel to local shops on foot or bicycle instead of jumping in their car to spend money in another town. Health Sedentary lifestyles are contributing to record levels of obesity and health issues in the United States, including heart disease, stroke, diabetes, and other weight-related problems. Active living is a solution. Traveling by foot or by bike, whether for commuting or recreational purposes, is an inexpensive and convenient way to integrate healthy, physical activity into everyday life. Environment Improving bicycle infrastructure and encouraging more bicycling activity has the potential to reduce the number of vehicle trips and vehicle miles travelled in Royal Oak. Fewer cars on the road means less traffic congestion, reduced vehicle exhaust emissions, cleaner air, and a reduced reliance on finite energy resources. Non-Motorized Transportation Plan Page 105 �City of Royal Oak Master Plan 2012 Amendment Plan Methodology & Community Outreach Kick-Off Meeting The planning process kicked off on August 10, 2010 with a meeting between the Planning Commission, staff, and representatives from the Active Transportation Alliance. The participants discussed the reasons for undertaking the effort, strengths and challenges of the current nonmotorized network, and steps to move the process forward. Community Open House The process to gather input continued with a Community Open House conducted on September 28, 2010. More than 80 Royal Oak residents and stakeholders offered input regarding local and area destinations, obstacles making bicycling and walking difficult, preferred routes, access to transit, and desired routes to build a more complete non-motorized network. Programmatic initiatives to encourage more individuals to bicycle and walk, and to do so safely, were also discussed. The comments received were used to recommend a series of education, encouragement, and enforcement programs, as well as infrastructure improvements to promote bicycling and walking in Royal Oak. Community members share their ideas for improving bicycling and walking conditions in Royal Oak Inventory of Existing Conditions The Active Transportation Alliance inventoried and reviewed: local and regional plans; bicycle, pedestrian, and transit accommodations; and local programs to get a current snapshot of existing conditions for non-motorized travel in Royal Oak. This existing conditions analysis provided a baseline from which the Active Transportation Alliance developed network and programmatic recommendations to improve non-motorized travel in the community. Non-Motorized Transportation Plan Page 106 �City of Royal Oak Master Plan 2012 Amendment Recommended Facilities for Development Report The Active Transportation Alliance presented an interim report including a draft outline for the non-motorized plan and a series of network recommendations. City staff reviewed the network recommendations and their input is reflected in the infrastructure improvements Projected Energy Savings Analysis Funding to develop this non-motorized plan was obtained through the Federal Energy Efficiency Conservation Block Grant Program (EECBG). One of the objectives of this funding source involves documenting energy savings and environmental benefits that might be achieved with the implementation of this plan. One of the many positive benefits of commuting on foot or by bicycle is the energy savings and environmental impact of shifting trips from car to non-motorized travel. In the last two decades mode share for walking and bicycling has increased. A combination of additional infrastructure, educational, encouragement and safety factors have contributed to this increase. And as additional facilities for walking and bicycling are built or improved, non-motorized travel is likely to continue increasing. One way to quantify the value of non-motorized travel and its benefits for the community is by looking at the projected reduction in Vehicle Miles Traveled (VMT) as residents substitute trips taken by car for trips taken on foot or by bicycle. For each vehicle mile not traveled, there is a resulting energy savings. In Royal Oak, at the time of complete build-out of this non-motorized plan, more than 15,000 vehicle miles traveled per day will be saved, resulting in 10 fewer tons of CO2 emitted and 1,000 gallons of gasoline saved due to this reduction in VMT. A complete energy savings analysis can be found in appendix A of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance. Legacy of Planning & Active Living Over the last few decades, Royal Oak has enjoyed a tradition of both active living and planning for active lifestyles. In the city, there are groups that encourage bicycling, and the city itself has completed several plans that have informed or directed bicycle and pedestrian improvements. Wolverine Sports Club The Wolverine Sports Club (WSC) started as the Wolverine Wheelmen in 1888. The WSC promotes many active sports including bicycling. The WSC offers road touring, mountain biking, and racing programs for cyclists. The road tourists represent the largest contingent of the WSC. The focus is on proper riding technique and the touring schedule includes over 800 rides a year, including the well-known “Wednesday Night Ride” that has started and finished in downtown Royal Oak for over 50 years. Non-Motorized Transportation Plan Page 107 �City of Royal Oak Master Plan 2012 Amendment Potential Bicycle Routes Map The Potential Bike Route Map was developed by city staff and adopted in 2008. It identifies both major bike routes used by experienced cyclists in Royal Oak and surrounding communities, and minor bike routes used to get through neighborhoods and connect to parks and schools. POTENTIAL BICYC LE ROUTES City of Royal Oak & Surrounding Communities POI"NTIA 1 MA IOB fllGYCI f BQIITFS/bf iU 'i !1"'5) Slid. K are- po;en.naa maic,r lllcycle rOW!s. In mi! City D:t Royal Oak tha1 llave lleEfl useo rm several }-ea/5 tiy roi:al IIIC)'Clhg team& aml cAJbs as wl!!I as O"Jler aVl4 bk:ydf.s:s ror trarnlng ami scdal ~ e s. ih~e- -wel-est.abl!sf\e<I routes 'll'En! creali>O by bk:.ycllsfi. a/J.d e,,iotved over many fE-alli. :some Dieing In u&e Tor aver 5D ye-a~ Mos.l or l!lese rou1.es cror;s major &-:ree~ at 51:gn~ ticea.eC"JDn&- and con.11.@C[ :ei CD11t:nuhg and ~S[gna:E<I blc.YQ? roll'.es In ac:1;ac.em car.es.. These rout,es genaally avolll a.ti many STOP srgns as po:5,l:ilbl!! a& 1'' !!11 as r.ecnons of worn or aacl ed pavement tr thE City ot Roya£ Oa k pini,es a s.~em m' d!eS[gna.: E<I b lcy~ rllU!i!&-. th~e rout.es shootd rorm the ID1S1da::Joo ar '!llil! r.ystem. Suen rotr. ~ wow! be defln.ed as "51gcle,ii shared roadway&-" 0y MStfTO IT s..rgns were to be placed arong :hies..! streelli- designating lll'!?m as llk:ycle rotr:K. Call!loo 51\olf<I be a<>Ji:::6ed rri ali!r1ng 1t11:,r.e roir:K :o other &tr.! ets.. Ellcyc!I&.:s -.·■ most like-I)' not use ar1y n~• raw, a:1d WIii con UE- to u,e these. wtull ha...e been In comm.on 11&e klr ma yyears. POTCNTIA!.. M1NOR BICYCLE ROUT ES tree tne-,s) Red lines arl' minor blieyCJe- rooto!s ltlat are somel'.me-s ll!oM I))' Dlcydlru m ge-l ll> var1a111i de-:stlna:tlons tnrougnout Royall Oat. to trav to adJ~t commu s:.es. or to -c~ itVOUgJI dmereru nelgtlbOrtlOOOi. Some or tne&e routM Me il:SO recomrnende<I ar, a meariis. to conneci sehoolis. and pdll.s to a p0;:Mttal ma{or 0(-cycie route. Mo61 or mese routes <:rOS& major s:rae-15 a t srgna:tz:ed lnterseCC'.ons. Whlle- Kime- t\a'le acceu to a &lgnal ten tnan a h~ora Dl:Gaotiay. A r,s,w crosi. ma.JorstrHts atgt01n1,,,.·m IZ 16po&Sfble- tosa! cro&o w11t1out a signal duie 10 101.1io-er sp~cts an.a :raffle 'l'Olume-s, or tne- timing 01' sl!Jlals at ne-ar0y lnteris.e-ctlont.. U6e 01' Sfal!'.,alU ano art'lewaYI- acro6' pnva.:e propeny Is MedM CID conMCI minor rooteis. at certain, po1rus, sucn u Be-aumollt ti06prtal. Starr Par1, .R-oya1 Oal Hlgll SdlOOl, Roya.I Oal M/Odle- SCftoot., an<I me Oetron zoo. Tllese rou'.!-S are not welH!s1at111sne-o D}' pas! LtSe an<I coukl De- anere<1 wllt'\001 s1gnmc.Jntry dl&~t:ng exJsllng Dlcyc£.etrat:IC.. B ICYCLE ROUTES IN OTHER COMMUNTIES ( Dlu e Rn1:s \ BILii! lnE<S ari: Dk:)'cle- rootu ., a<IJacent commu &. tna1 ar i: -commonly us.e-d Dy IOcal blc.ydlng team&. aria -cAJtl&. ror tralntn,g an<I 60Cf.al 11dK. Tiles.: routo!&. .uo IU'ti! a lon,g hlstmy of use Dy a'lkl 1>1-cy,::lllits, and most are- pan o1 de:5(<Jna.:ie<I blcyc(e roote&. at ~ Pof11ntsa1 11:ii)or Blcyc lei Rotrul a Pollmtsal Mi no r Blcycfll Rolll ll:11 Elk:yc le Routes In OllMlr c ommu nJtlQS llunlclpal Boun<lary crea.:e<I tly: Crea:lon Date: Royal oa ~ Pla.-inlrtg Ollpanmer.1 Marctl 18, :2DM source: OatWl<I County GIS t.r:lll!y Wolvenne spor-.a Cllltl AN Woodward Avenue Action Association The Woodward Avenue Action Association (WA3) formed in 1996 as a nonprofit economic development organization representing communities along Woodward Avenue. The WA3 has been successful in obtaining Michigan Heritage Route, National Scenic Byway, and AllAmerican Road designations for Woodward Avenue as well as close to $5 million in federal funding for various economic development, tourism, promotion and preservation efforts. A number of operating / planning documents have been approved to guide improvement projects along Woodward Avenue, including a Byway Corridor Management Plan, Attractions and Historic Sites, Public Spaces Design Framework Plan, a Transit-Oriented Development Corridor Study, and their own Non-Motorized Plan. Other Plans & Studies The City of Royal Oak has initiated various other planning efforts in the past, including the following: the General Development Plan (Master Plan) adopted in 1968 and updated in 1999 and 2012; the Eleven Mile Road Corridor Plan adopted in 1989; the Parks & Recreation Master Non-Motorized Transportation Plan Page 108 �City of Royal Oak Master Plan 2012 Amendment Plan last updated in 2009; the Downtown Royal Oak Master Plan adopted in 1994; and the Downtown Parking Study & Master Plan adopted in 1995. Policy Recommendations In addition to a robust non-motorized transportation network, Royal Oak can benefit from the adoption of ordinances and policies in place to promote safe, convenient and comfortable walking and bicycling for a wide range of cyclists. The adoption and administration of local pedestrian- and bicycle-friendly ordinances and policies will help encourage community members to walk or bicycle more often and feel safer while doing so, as well as improve driver awareness of their presence. It is recommended that the following pedestrian- and bicycle-friendly ordinances and policies be adopted by the City of Royal Oak to support the building of non-motorized transportation infrastructure and to enhance the safety, convenience, and comfort of pedestrians and bicyclists. Complete Streets Policy The term “complete streets” describes a comprehensive, integrated transportation network with infrastructure and design that allows safe and convenient travel along and across streets for all users. Complete streets should be able to accommodate pedestrians, bicyclists, motorists, transit users, emergency vehicles, and delivery trucks as well as people of all ages and abilities, including children, students, adults, seniors, and individuals with disabilities. Complete streets encourage walking, bicycling, and transit use as safe, convenient, environmentally-friendly, and economical alternatives to automobile use, promoting health and independence for all people. Careful planning and coordinated development of complete streets infrastructure also offers long-term cost savings for both cities and the state, and provides financial benefits to property owners and businesses alike. Public participation in community decisions concerning street design and use is also encouraged by complete streets to ensure that such decisions: (a) result in streets that meet the needs of all users; and (b) are responsive to needs of individuals and groups that traditionally are not incorporated in public infrastructure design. When designed properly, complete streets recognize and reflect the context of adjacent land uses and neighborhoods. The latest and best guidelines and standards are used for designing complete streets, such as the new walkable thoroughfare manual promulgated jointly by the Institute of Transportation Engineers and the Congress for the New Urbanism in 2010 (Designing Walkable Urban Thoroughfares: A Context Sensitive Approach). Other benefits of complete streets include reduced traffic congestion and fossil fuel use, and improved safety and quality of life of residents by ensuring streets are safe, convenient, and comfortable for walking, bicycling, and transit as well as driving. Non-Motorized Transportation Plan Page 109 �City of Royal Oak Master Plan 2012 Amendment Following accepted best practices, the design recommendations throughout this plan are based on a “complete streets” philosophy. Complete streets are designed to enable safe access for all users of the transportation network regardless of age, ability, or travel mode. A complete street has no predefined facilities requirements, but is optimized within its surrounding context to promote safe, convenient, active transportation options for the community. A complete streets policy can be flexible since there is no “one size fits all” solution. To ensure that these principles play a lasting role in the development of the local transportation network, Royal Oak should adopt a complete streets policy. This means committing to the accommodation of bicyclists, pedestrians, and transit users as well as motor vehicles in all new transportation construction and maintenance projects whenever appropriate. A “complete street” in Royal Oak with sidewalks and a low traffic volume allows for safe on-road cycling. Although this street has sidewalks for pedestrians, there is no dedicated place for bicycles. A “complete street“ accommodates all roadway users using context-sensitive design. The State of Michigan and number of communities have already adopted or are considering complete streets legislation. It is recommended that Royal Oak adopt a policy or ordinance modeled after the Michigan’s Complete Streets Acts (Public Acts 134 and 135 of 2010). Bicycle Parking Ordinance Bicycle parking is an essential amenity for any bicycle transportation network. Residents are more likely use their bike to reach businesses if they can safely lock it at their destination. To promote the use of the network and to boost local commerce, Royal Oak should amend its parking ordinance to include requirements for bike parking at retail, commercial, multiple-family residential developments, and workplaces. The city should also consider offering long-term bike parking in its municipal parking decks and surface lots. Bike Lane Parking Ordinance As Royal Oak develops its non-motorized network, bike lanes and shared lanes will be installed on some local streets. In order for these facilities to be safe for bicyclists, they must be kept clear of motor vehicle traffic and parked vehicles. Royal Oak should consider the establishment and enforcement of meaningful penalties for motorists driving or parking in bike lanes, or blocking marked shared lanes with their vehicles. Non-Motorized Transportation Plan Page 110 �City of Royal Oak Master Plan 2012 Amendment Development Codes to Promote Pedestrian- & Bicycle-Friendly Environments The City of Royal Oak should review its development codes and incorporate standards for pedestrian- and bicycle-friendly accommodations and on-site amenities. The design of facilities within private developments plays a significant role in how they are accessed by active modes of transportation. Royal Oak should update its municipal code to ensure connectivity and access for pedestrians, cyclists, and transit users in development or redevelopment projects. Examples include:  Use best practice designs to meet ADA accessibility requirements.  Consider requiring short- and long-term bicycle parking as well as other non-motorized amenities at workplaces.  Create minimum standards for bicycle parking accommodations at multiple-family complexes, commercial developments, community facilities, and workplace destinations.  Reduce the required number of car parking spaces when bicycle parking is provided.  Provide for a greater mix and integration of land use types, thereby decreasing distance barriers for walking and bicycling.  Require public sidewalks adjacent to all developments and continuous sidewalk connectivity from the public sidewalk to building entrances – a minimum 5-foot walk in residential areas, 10-foot walk in commercial areas, and a minimum 5-foot tree bank or curbside zone.  Require a maximum setback distance or build-to line for building entrances, ensuring shorter trips through parking lots and yards for cyclists and pedestrians.  Adopt context sensitive design principles for all street resurfacing and reconstruction projects based on recommended standards from National Coalition for Complete Streets and the manual Designing Walkable Urban Thoroughfares: A Context Sensitive Approach adopted by the Institute of Traffic Engineers (ITE) in 2010. School Policy Recommendations Safe Routes to School Royal Oak schools are major travel destinations for the most vulnerable members of any community – children. Royal Oak public schools no longer offer bus service requiring students to find another way to get to school. The Royal Oak Neighborhood Schools Board of Education and the Parent Teacher Student Associations (PTSA) are exploring options to promote safe transportation to schools. One of the programs being considered is Safe Routes to School. Safe Routes to School (SR2S) is a federal program to make it safe, convenient, and fun for children to bicycle and walk to school. When routes are safe, walking or biking to and from school is an easy way to get the regular physical activity children need for good health. Safe Routes to School initiatives also help ease traffic jams and air pollution, unite neighborhoods, and contribute to students’ readiness to learn in school. Non-Motorized Transportation Plan Page 111 �City of Royal Oak Master Plan 2012 Amendment The program provides funding for education, encouragement, enforcement, engineering and evaluation strategies aimed at making the trip to school safe, fun, and convenient for students in elementary and middle school. SR2S provides funding for sidewalks and other infrastructure projects and requires no local match. The City of Royal Oak should work with Royal Oak Neighborhood Schools to take the following steps to assess needs and develop a strategy for Safe Routes to School:  Form a Safe Routes to School committee at each elementary and middle school.  Collect baseline data, such as student walking and bicycling rates, parent surveys and walking and bicycling audits around each school. Free tools are available for download through the National Center for Safe Routes to School.  Identify a list of education, encouragement, and enforcement strategies that address barriers to walking and bicycling to school.  Complete a School Travel Plan. A template is available for download on the Michigan Department of Transportation (MDOT) Safe Routes to School web page.  Identify and implement a handful of low- and no-cost strategies from the School Travel Plan.  Apply for a federal Safe Routes to School grant through MDOT. A group of students and parents take the “walking school bus” to school. Safe Routes to School provides funding to support walking school buses and many other programs to facilitate walking and biking to school. Non-Motorized Transportation Plan Page 112 �City of Royal Oak Master Plan 2012 Amendment Elementary Bicycle Education Completion of a safe bicycling course taught at the end of second grade and again at the end of fifth grade could also be implemented as a prerequisite for the privilege of bicycling to school. Upon completion of a course teaching children on-bike basics, how to fit a helmet, and the ABC quick check, children will earn a “bike license” which allows them to bike to school on their own beginning in third grade. Children – and their parents – will begin seeing bicycling as a right of passage rewarded with a new privilege, which can be a powerful motivator. A culture of responsible cycling to school would likely spread into middle school. Royal Oak’s involved parents would absorb the safe cycling lessons as well, and feel more comfortable about their children riding to school after their children have learned some basic safety lessons. Public and private elementary schools could establish an end-of-year “bicycle academy” integrated into physical education classes. Children would learn basic bicycling skills, how to perform a bicycle safety check, helmet fit, and appropriate traffic cycling skills such as crossing roads, driveway dangers, and negotiating sidewalks. Children completing the academy would then receive a license permitting them to bicycle to school in third grade. The program would include the identification of safe bicycle routes to school. A similar lesson should be taught again as students transition to middle school and again as they transition to high school. Students could participate in a ride from their neighborhood elementary school to the junior high and receive a graduated license. During all courses, students should be taught on-road cycling techniques and discuss which streets are safe for cycling. Driver’s Education Curriculum & Multi-Modal Education The driver’s education curriculum in high school could also be modified to educate student drivers regarding alternative transportation choices and on how to share the road with bicyclists. The course should integrate education on other transportation choices, and how drivers should interact with bicyclists and pedestrians into the Royal Oak High School driver’s education curriculum. As teenagers obtain their drivers licenses and gain access to automobiles, they will daily be faced with choices on how to get from place to place. With students having many options besides a car, mobility education helps students recognize those options available in their community and shows them they need not rely on an automobile to get around. Understanding basic rules for sharing the road with bicyclists and pedestrians will make Royal Oak streets safer for all users. Mobility education lessons could be integrated either directly into the current driver’s education curriculum or provided as a supplement. Lessons will reinforce the education they received in their bicycle academy instruction and will teach students how to make appropriate transportation choices based on their destination (or how to get around without a car). Non-Motorized Transportation Plan Page 113 �City of Royal Oak Master Plan 2012 Amendment Bicycle & Pedestrian Network Bicycle Network Map There is no such thing as a typical pedestrian or bicyclist. An individual’s preferences for a bicycle or walking route may vary based on the type of trip. Their daily commute route will likely favor directness of travel over a scenic route (but not always). An evening or weekend ride, walk, or run for recreation and exercise will be based on an entirely different set of criteria. It will likely favor local roads and trails through parks and schools. Individuals also vary greatly in their tolerance of traffic, hills, weather and numerous other factors. A child will likely choose to stay on local roadways on their way to school provided they have safe ways to cross busy streets. An adult who is just starting to bicycle again will likewise shy away from busy roadways, sticking to residential roads wherever possible. But an experienced bicyclist may choose the busy road for its directness of travel. The solution then is not one dimensional. It responds to the needs of the various users and trip types. By doing so this plan addresses the needs of the majority of the community’s population, not simply a small interest group. Bicycle and walking are not exclusive modes of travel either. Most bicycle trips will also include some time as a pedestrian. Also, some bicycling and walking trips may be a part of a longer multiple-mode journey. For example, someone may ride their bike to a bus and then walk from the bus to their final destination. For all the reasons listed above, there needs to be a spectrum of non-motorized facilities available that gives the user the choice to choose the route that they feel most comfortable with off-road trails, neighborhood connector routes, sidewalks, roadside pathways, and bike lanes are some of the most common facilities that make up the network. The proposed non-motorized network for Royal Oak recognizes that pedestrians and bicyclists are a diverse population and that no one solution will apply to all. A combination of bike lanes, shared lanes, and sidewalks has been proposed along primary roads in the Royal Oak. Complementing the primary road system is a network of neighborhood connectors and off-road trails that provide access to key destinations while minimizing exposure to a large volume of high-speed motor vehicles. Additional facility guidance and basic cost estimates can be found in appendices E and F of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance Non-Motorized Transportation Plan Page 114 �City of Royal Oak Master Plan Non-Motorized Transportation Plan Non-Motorized Transportation Bicycle Network Map Legend Shared La ne Marking Bike Lane With Road Diet Bike Route Path or Trai l Future Improvement Area Road Centerlines ,:a Connection To Iii& Adj acent City • Traffic Signals On Bicycle Routes Parks & Open Space Educational Facilities 2012 Amendment Page 115 Created by: Royal Oak Planning Department Creation date: 02/24/2012 Sources: Oakland Cou,ty Dept of Info Tech Active Transportation Alliance �City of Royal Oak Master Plan 2012 Amendment Bike Routes Objective. Create a bicycle network for Royal Oak by signing routes already in use by local cyclists. Description. Many Royal Oak streets are comfortable for cyclists who possess a moderate tolerance for traffic. These routes include predominantly low-traffic residential streets. Many residents and most visitors are unaware of the city’s existing bike-friendly routes. Most of these routes have been used by “cyclists in the know” for several years. They typically cross major streets at signalized intersections and connect to designated routes in adjacent cities. Standard “BIKE ROUTE” sign from FHA’s Manual on Uniform Traffic Control Devices. Signing the network will provide immediate value and encouragement to cyclists while raising awareness of all road users and the acceptance of cycling within the city. The wayfinding signs marking the bikeway network are also appreciated by drivers and pedestrians looking for specific destinations within the city. Signage should comply with the Federal Highway Administration’s Manual on Uniform Traffic Control Devices (MUTCD). As bike traffic increases, some of these routes should be enhanced to prioritize bicycle traffic. These streets should be selected for their outstanding connectivity within the network and connections to important destinations in Royal Oak. Paint, pavement markings, planters, chicanes, and other diverters will make cycling on these streets more comfortable for even the youngest and oldest cyclists. Streets where these additional route enhancements would be appropriate include Vinsetta Boulevard, Fourth Street, and Northwood Boulevard. Special roadway treatments to guide cyclists and cars are necessary along streets with higher traffic volumes and motor vehicle speeds. These roadway treatments include shared lane markings and road diets with bike lanes. Shared Lane Markings Objective. Install shared lane markings on signed bike network routes without sufficient width for 5-foot bicycle lanes and posted speed limits of 35 mph or less. Description. Marked shared lanes and bike route signs help drivers expect and accept cyclists in the street, and the markings encourage drivers to pass bicyclists with caution at an acceptable distance. For bicyclists, marked shared lanes encourage legal behavior, such as riding on the street with traffic, and raise cyclists’ comfort levels helping them ride more predictably and safely. 40 inches Recommended dimensions for a shared lane marking or “sharrow.” Non-Motorized Transportation Plan Page 116 �City of Royal Oak Master Plan 2012 Amendment Shared lane marking are most commonly found on streets with a minimum 13-foot travel lane, but can be used on narrower streets to raise awareness of cyclists. The following recommended streets meet established design parameters for adding marked shared lanes, but are not suitable for dedicated bike lanes due to their narrow width and on-street parking spaces. When on-street parking is allowed, place shared lane markings at a minimum 11 feet of center from the curb. When on-street parking is prohibited, place shared lane markings at a minimum 4 feet of center from the curb. Recommended Routes for Shared Lane Markings East / West Routes Lincoln Avenue Existing Conditions Recommendations  36-foot paved surface.  Parking both sides of the street.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Eleven Mile Road (RCOC jurisdiction) Existing Conditions Recommendations Troy Street to Stevenson Highway:  Four narrow lanes w/ 9.5-11.5 feet each lane. Woodward Avenue to Troy Street:  Four lanes plus a turn lane.  ADT = 15,000 to 17,000 vehicles / day.  Sign the street as a bike route.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Catalpa Drive Existing Conditions Recommendations  36-foot paved surface.  Curb or on-street parking on both sides.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is allowed.  Put shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Gardenia Avenue Existing Conditions Recommendations  25-foot paved surface curb-to-curb.  No on-street parking.  Sign the street as a bike route.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Non-Motorized Transportation Plan Page 117 �City of Royal Oak Master Plan 2012 Amendment Webster Road Existing Conditions Recommendations  36-foot paved surface.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is allowed.  Apply shared lane markings on the street at the appropriate distance from the curb to create awareness for cyclists and to guide cyclists where to bike. Normandy Road Existing Conditions Recommendations  36-foot paved surface.  Occasional curb or on-street parking both sides of the street.  Sign the street as a bike route.  Stripe a bike lane where on-street parking is prohibited.  Stripe the roadway with a continuous 7-foot parking stripe where on-street parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Existing conditions on Lincoln Avenue, Catalpa Drive, and Normandy Road. Proposed conditions on Lincoln Avenue, Catalpa Drive, and Normandy Road. When a car is parked, the cyclist shares the travel lane. When no car is parked, the cyclist can use the parking lane. Non-Motorized Transportation Plan Page 118 �City of Royal Oak Master Plan 2012 Amendment North / South Routes Main Street Existing Conditions Recommendations Gardenia Avenue to I-696:  60- to 70-foot paved surface.  Parking on both sides of the street. North of Eleven Mile Road:  Two lanes in each direction with a center turn lane.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Washington Avenue Existing Conditions Recommendations Between Eleven Mile Road and Austin Avenue:  36-foot paved surface.  On-street parking on west side only. North of Austin Avenue:  25-foot paved surface.  No on-street parking. South of Sixth Street:  62-foot paved surface.  Intermittent on-street parking.  Sign the street as a bike route.  Apply shared lane markings on the street from Lincoln Avenue to Catalpa Drive.  Place markings at the appropriate distance from the curb to create awareness for cyclists and to guide cyclists where to bike. Coolidge Highway Existing Conditions Recommendations  24-foot paved surface in each direction with a center median.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Greenfield Road (RCOC jurisdiction) Existing Conditions Recommendations  60-foot paved surface including 2 travel lanes in each direction and a center turn lane.  Narrows to 26 feet north of Springer Avenue.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Primary objectives in establishing these marked shared lanes are to identify and formalize existing east/west bicycle routes and to establish a recognized system of north/south routes. The “half mile” roads – Lincoln Avenue, Catalpa Drive / Gardenia Avenue, Webster Road, and Normandy Road – have been used for years as major east/west routes by experienced bicyclists. The proposed markings and signage will now formally identify these routes as the preferred method for east/west travel by bicycle within Royal Oak. Although these east/west routes have a long history, there are no readily identifiable north/south bicycle routes in Royal Oak of the same stature. Bicyclists are instead forced to weave and meander down local streets though neighborhoods and subdivisions. The proposed marked shared lanes will finally begin to establish recognized north/south bicycle routes in Royal Oak, especially along Main Street and Washington Avenue. Non-Motorized Transportation Plan Page 119 �City of Royal Oak Master Plan 2012 Amendment Other east/west streets could possibly accommodate marked shared lanes, namely Twelve Mile, Thirteen Mile, and Fourteen Mile Roads. The width of these roads and their current traffic volumes (over 20,000 average daily trips) make them unsuitable for dedicated bike lanes, but shared lane markings could be placed in their right-hand lanes. Marked shared lanes could be useful on portions of these roads, especially along Thirteen Mile Road near Beaumont Hospital. Even if shared lane markings are added to these major streets they should not be signed as designated bike routes. Bicyclists should instead be encouraged to use the preferred parallel routes on “half mile” streets for east/west travel, using the “mile” roads only as necessary to reach a given destination. Road Diets with Bike Lanes Objective. Accommodate additional types of roadway users by putting the road on a “diet.” Description. Road diets are often conversions of fourlane undivided roads into 3 lanes (two through lanes and a center two-way left turn lane). Narrowing a roadway by reducing the number of lanes or lane width is a traffic calming strategy used to decrease congestion caused by left-turning vehicles, making space for other roadway user types. The former right-of-way of the fourth lane could be used for bicycle lanes, sidewalks, and/or onstreet parking. Pedestrian refuge islands, bulb-outs, and flare-outs can easily be coupled with road diets to increase pedestrian safety at crossings. BIKE LANE Standard “BIKE LANE” sign from FHA”s Manual on Uniform Traffic Control Devices. An alternative form of road diet could involve keeping the same number of lanes on a street but reducing the width of each lane. For example, a street with five 12-foot lanes of traffic (two in each direction and a center turning lane) could have its lanes reduced to 10 feet each. This would create 5 feet for a bike lane on each side while keeping the same number of travel lanes for motorists. Both forms of road diets have the advantage of avoiding expensive reconstruction of streets. Adding bike lanes can usually be accomplished by simply re-striping existing pavement, making them an extremely cost-effective form of achieving “complete streets.” The proposed road diets will each require a separate and thorough traffic study at least one year before being installed. Preferably, these studies should be conducted simultaneously to be costefficient. Traffic counts should be conducted and other applicable factors studied prior to implementation in order to ensure that motorists will continue to travel at a similar and acceptable level-of-service. Currently available traffic counts are five or more years old, and although still valid, new counts should be conducted along the proposed routes. Some streets may not be able to accommodate a road diet and other options may need to be considered. Main Street and Crooks Road are already at or near the 20,000 average daily trip threshold over which a 4-to-3 lane road diet is not recommended. It may be possible to keep the same number of lanes and instead simply narrow the width of each lane to create space for bike Non-Motorized Transportation Plan Page 120 �City of Royal Oak Master Plan 2012 Amendment lanes on these streets. Otherwise, marked shared lanes may need to be used instead of bike lanes if traffic counts prove to be too high and lane widths can not be narrowed. Dedicated bike lanes are recommended on north / south routes as part of these road diets. Bike lanes should be from 5 to 6 feet in width and separated from automobile traffic with a solid white line. A width of 3 to 4 feet can be used under limited conditions where there may not be enough space for a full-width bike lane. Lane markings should also be used according to the recommended forms and dimensions of the MUTCD, including symbols, arrows, and words. Bike lanes should also be identified separately from bike routes with signs that comply with the MUTCD. These features help cyclists ride more predictably and safely while also alerting motorists to share the road. - Uormal I whitg \inq - ~ 1.8t6ft) • ' D .. 100 rn.m x 100 m m (•I lnch~s X~ locl>9S) Diroctional arrov,• (opt ional) i t I I l .ll m (6 ft ) i - I l t - f.llm (6ft) l ., . -- - ' .. ,., , ~ Symbols Word Leg.,nds (oplional) Recommended dimensions and markings for standard bike lane. Recommended Routes for Road Diets with Bike Lanes Campbell Road Existing Conditions Recommendations North of Gardenia Avenue:  55-foot paved surface including 2 lanes in each direction and a center turn lane. South of Gardenia Avenue:  44-foot paved surface including 2 travel lanes in each direction. North of Gardenia Avenue:  One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes.  Consider using a buffered bike lane. South of Gardenia Avenue:  One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Rochester Road Existing Conditions Recommendations      One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Two lanes in each direction. No on-street parking. 45-foot paved surface. Lots of residential driveways. Non-Motorized Transportation Plan Page 121 �City of Royal Oak Master Plan 2012 Amendment Main Street Existing Conditions Recommendations Gardenia Avenue to Fourteen Mile Road:  Two lanes in each direction.  No on-street parking.  40-foot paved surface.  Lots of residential driveways fronting on this street.  (ADT = 23,500 vehicles / day (2006)  One travel lane in each direction with two way left turn lane in the center.  Stripe for on-street bike lanes. Crooks Road Existing Conditions Recommendations       One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Two lanes in each direction. No on-street parking. 40-foot paved surface. Lots of residential driveways. ADT = 24,500 vehicles / day (2006) ADT = Average Daily Traffic 11 11 ~ ~ 11 11 lj ii ~ ~ I] Existing Conditions Before Road Diet ~ 11 Proposed Conditions After Road Diet Care must be exercised where bike lanes approach signalized intersections. Bicyclists and motorists alike need to be properly directed, especially where vehicles are turning right across a bike lane. Special signage and lane markings are necessary to indentify proper methods of proceeding through an intersection for both bicycles and cars. Non-Motorized Transportation Plan Page 122 �City of Royal Oak Master Plan 2012 Amendment Examples of lane markings and signage for bike lanes at signalized intersections (left and below). IIIGHTLAK[ MUST TURNRIGHT A3-7A RICHT LAME MUST TURHRIGHT A3-7R Dotted lines .ire option.i i 1+--!~ = = = =1= Dolled lines are optional A4-4 at t>egmning ol rig hi IUrn ontoj lan9 R4 -4 at beginning of righl turn ontoj lane Places & Corridors First-rate places to eat, learn, shop and recreate anchor Royal Oak’s high quality of life. These places of special consideration will help residents reach their favorite places without a car. Putting places first in the consideration of biking, walking, and transit improvements will help integrate sustainable, efficient, healthy living into community life. Woodward Avenue Woodward Avenue is one of Southeastern Michigan’s most famous roads. Often called “Michigan’s Main Street,” this road connects from downtown Detroit to Pontiac. It has traditionally been an automobile-oriented corridor bringing from people around the region. In 2004, this street was designated a National Scenic Byway, awarded to commemorate the important and historic role this street played in American history. In 2009, it was given the prestigious All-American Road designation. It is largely a commercial corridor connecting shops, offices, restaurants, health services, and communities. Objective 1. Implement a “road diet” for Woodward Avenue. Description. The current configuration of Woodward Avenue was conceived prior to the opening of I-75. It was therefore designed and constructed to carry far greater volumes of traffic than it actually does today. At that time adjoining cities had larger populations, too – almost 1/3 more people than they now do. As a result Woodward Avenue now operates with significant Non-Motorized Transportation Plan Page 123 �City of Royal Oak Master Plan 2012 Amendment excess capacity, having too many lanes that are too wide for the actual volume of traffic they handle. This in turn encourages speeds which are dangerously fast for adjacent land use patterns. Overall, Woodward Avenue is in good condition for vehicular traffic, but its non-motorized amenities are in need of improvement. Although a sidewalk system is in place, it is too narrow to be considered pedestrian-friendly, and there are no bicycle facilities at all. The speed of traffic makes walking or bicycling along Woodward Avenue difficult and dangerous. While the condition of travel lanes and the landscaped center medians are excellent, what little on-street parking that remains is usually in poor condition and badly configured. To better accommodate pedestrians, bicyclists, and transit users as well as much needed on-street parking, a road diet should be applied to Woodward Avenue. This can be done without reducing capacity and levels of service for automobiles considering both current and anticipated traffic volumes. Elements to be considered for such a road diet include the following:  Eliminating the outside (far left) vehicle lane and reducing the width of reaming lanes.  Reducing the speed limit to 35 mph.  Improving parallel on-street parking and re-establishing it where it was removed.  Providing a dedicated bike lane on the inside (far right) lane next to on-street parking.  Adding a landscaped median (6-10 feet) to separate the bike lane and on-street parking from vehicle lanes.  Expanding the width of sidewalks to at least 8 feet.  Adding 14-foot bicycle / pedestrian bridges over I-696 on each side.  Adding non-motorized rest stops (parking, lockers, maps, restrooms) at key locations (Detroit Zoo, Memorial Park).  Enhancing landscaping and streetscape amenities while reducing the width of the center median. With Royal Oak’s dense, urban development pattern, both motorized and non-motorized traffic must share the same streets. As a result, some typical road diet elements may not be appropriate for the city’s portion of Woodward Avenue. These items are more suited to a conventional suburb where non-motorized traffic is completely separate from the streets and roadways. Such an element would be two-way bicycle and pedestrian pathways, or “cycle tracks,” where the outside lane travels in the opposite direction of oncoming vehicular traffic. When placed immediately next to vehicular traffic these types of cycle tracks are inherently dangerous to nonmotorized traffic and should not be implemented as part of a Woodward Avenue road diet. Bicycle traffic should always travel in the same direction as adjacent vehicular traffic, whether within a dedicated bike lane or a marked shared lane. Due to its current design, Woodward Avenue is neither safe nor suitable to accommodate anyone but the most experienced bicyclists at this time. Therefore, bicycle traffic on Woodward Avenue Non-Motorized Transportation Plan Page 124 �City of Royal Oak Master Plan 2012 Amendment should not be promoted until such time as a road diet that implements the above listed design elements can be accomplished. Objective 2. Provide swift and frequent transit service along Woodward Avenue from Pontiac to downtown Detroit Description. A new transit system is currently being planned for Woodward Avenue from downtown Detroit to Eight Mile Road. Although originally proposed as a light rail system it is most likely to be developed as bus rapid transit (BRT) according to the latest reports. In order to continue transit service for cities north of Eight Mile Road, BRT should be implemented along the remainder of Woodward Avenue in conjunction with the Detroit project. BRT is a high-capacity transit option that provides frequent service along a fixed route at lower costs than light rail. Stops are often spaced farther apart than traditional bus service. Faster boarding and decreased number of stops make bus rapid transit faster and more appealing to riders. BRT operates in the same manner as a light rail system except for using rubber-wheeled buses on existing pavement rather than specialized cars running on fixed rails. BRT systems can utilize many of the same amenities common of light rail, such dedicated travel lanes and priority timing at signalized intersections. BRT could utilize the either existing center medians of Woodward Avenue for stops along the route, or the additional medians proposed to separate travel lanes from on-street parking and bike lanes as part of the Woodward Avenue road diet. Pedestrian amenities, crossing improvements, and long-term bike parking at the stops will need to be made in order to facilitate use of BRT. Potential locations for BRT stops and associated improvements include the Detroit Zoo, Eleven Mile Road or Fourth Street for connecting to Royal Oak’s downtown, and Coolidge Highway and Thirteen Mile Road for Beaumont Hospital. The system could even venture off of Woodward Avenue and proceed directly to and from Royal Oak’s Downtown Transit Center. Downtown Transit Center Objective. Increase use and awareness of the Downtown Transit Center. Description. Transit complements bicycle and pedestrian facilities by taking people longer distances without the use of an automobile. To improve accessibility of this transit center and increase SMART bus ridership, the transit center, along with all bus stops, should post route maps and timetables for each route. Long term bicycle parking and instructions for how to put a bike on the bus should be clearly posted. Beaumont Hospital Objective. Increase bicycle and pedestrian accessibility to Royal Oak’s largest employer, Beaumont Hospital Description. As Royal Oak’s largest employer, Beaumont Hospital attracts staff and patients from the metropolitan region. In order to decrease traffic congestion at shift changes and offer Non-Motorized Transportation Plan Page 125 �City of Royal Oak Master Plan 2012 Amendment commute alternatives for staff, improvements to bicycle and pedestrian access and on-site facilities should be made. At Thirteen Mile Road and Hillside Drive, add accommodations for bikes in this area such as bike boxes to prioritize and help cyclists safely cross the intersection. The city and hospital should also work together to offer employees commute trip reduction incentives for choosing a means of travel other than driving alone. Regional Trail Connections Objective. Convert the undeveloped portion of the Canadian National (CN) railroad right-ofway that parallels the existing CN railroad tracks into a regional rail-with-trail multiple-use path Description. The CN railroad right-of-way was established and graded for 4 parallel railroad tracks, but only two were ever laid, leaving substantial room for a parallel multiple-use path that is 10 to 12 feet wide. As an older Detroit suburb, Royal Oak is landlocked by surrounding communities with difficult access to the region’s few regional trails, such as the Paint Creek and Clinton River Trails. Long term, this path could stretch from Pontiac all the way to downtown Detroit. The CN railroad right-of-way parallels historic Woodward Avenue, presenting an opportunity for story telling along a non-motorized, sustainable, and slower-paced corridor. Many of the street crossings north of Royal Oak are above grade, offering safety and appeal to trail users. In downtown Royal Oak, crossings become at-grade, offering convenient access for trail users to Royal Oak’s shops, restaurants, businesses, schools, and parks. Access ramps at half-mile and mile roads provide an essential front door to the trail, a health infrastructure connection for all Royal Oak neighborhoods and residents. Parallel trail development would supplement and showcase current Amtrak service. Amtrak only uses the tracks twice a day and freight use occurs mostly at night, presenting a rare acquisition opportunity prime for leveraging national resources such as federal trail banking legislation and support from the Rails to Trails Conservancy. Public desire is already amply demonstrated by extensive paths from current use of the railroad right-of-way by cyclists, walkers, and runners. Plans for any trail within the railroad right-of-way will have to be flexible. Although the space is used infrequently at present, it is still possible that the right-of-way could be used for local light rail transit or even a regional high-speed rail system. Alternative designs and possibly locations, too, may need to be pursued if the right-of-way is ever developed for additional rail capacity. Non-Motorized Amenities Pedestrian Amenities & Crossing Improvements Objective. Improve the pedestrian network by incorporating ‘best practices’ traffic control devices such as countdown timers, ladder-style crosswalks, bidirectional curb cuts, and pedestrian refuges where appropriate. Non-Motorized Transportation Plan Page 126 �City of Royal Oak Master Plan 2012 Amendment Description. A near miss by a car or long waits to cross safely will quickly discourage a person from choosing to walk or bike to their destination. Improving crossings is a cost-effective strategy to encourage walking, biking, and transit use. They also save lives. These simple improvements are recommended at all of the network’s major intersections, with priority given to areas with higher volumes of pedestrian traffic such as in downtown Royal Oak, schools, parks and community centers. The following recommendations illustrate intersection and crossing improvements that should be made. Technical guidance for these recommendations can be found in the MUTCD: Install Countdown Pedestrian Signals Pedestrian crossings at all signalized intersections should be upgraded with countdown pedestrian signals. These signals show pedestrians how much time they have to cross the street and discourage pedestrians from running across the street when there is not enough time. Install Bidirectional Curb-Cuts & Truncated Domes All new intersection crossings should be equipped with bidirectional curb-cuts and truncated domes to insure the intersection complies with ADA standards. These amenities direct the visually impaired through an intersection at a crosswalk. Curb extensions and clearly striped crosswalks with red truncated domes make it easy for people of all abilities to cross the street. Countdown timers let pedestrians know how much time is left before the traffic signal changes. Install & Re-Stripe Visible Crosswalks All crosswalks in high-use areas should be upgraded to “ladder-style” markings per the MUTCD and be installed where missing. These crosswalk styles are significantly more visible to drivers than the traditional parallel line crosswalks and promote safe crossing at both signalized and nonsignalized intersections. Non-Motorized Transportation Plan Page 127 �City of Royal Oak Master Plan 2012 Amendment Appliqués that resemble stones, brick pavers, or other types of aesthetic features could also be used to mark pedestrian crossings. They provide just as much visibility for pedestrians and motorists, offer a more decorative alternative to ladder-style crossings, and are a more costeffective option than the actual paving materials. Appliqués can also be easily replaced after being worn though by cars, trucks and snow plows. The pedestrian crossing between the library and Farmers Market across Troy Street is made from such an appliqué (right). Install Curb Extensions Along Streets & Intersections A curb extension reduces the roadway width to create a shorter crossing for pedestrians. Curb extensions can also improve driver and pedestrian visibility all while calming motor vehicle traffic. Continue to Support & Install Street Furniture in Pedestrian-Oriented Areas Pedestrians are sensitive to character and convenience features which can encourage more people to walk further as well as more often. Some examples include pedestrian scale lighting, seat walls, benches, trash cans, shade trees, plantings, and public art. These amenities are most effective in areas with higher pedestrian traffic, such as shopping districts, and to improve the pedestrian experience along arterial road corridors. Bicycle Amenities Objective. Improve the bicycle network by incorporating ‘best practices’ bicycle amenities such as wayfinding signage and bike racks. Description. Providing people with information about where to bike and a safe place to lock a bike will encourage a person to choose biking. Improving signage and bike parking are a costeffective strategies to encourage biking. These simple improvements are recommended at all of the network’s major routes and destinations, with priority given to areas with higher volumes of bike traffic such as in downtown Royal Oak and at schools, parks, workplaces and community centers. Technical guidance for these recommendations can be found in the Manual for Uniform Traffic Control Devices (2009 edition). Traffic Signal Detectors for Bicycles Objective. Place consistent markings at signalized intersections using vehicle detector loops to show cyclists where to place their bike for detection by demand-actuated signals. Description. Unless properly positioned over an under pavement detector loop, most bikes will not activate demand-actuated traffic signals. The MUTCD placement marking shows cyclists where to position their bicycle. Prioritize installation of detector loops at signalized intersections Non-Motorized Transportation Plan Page 128 �City of Royal Oak Master Plan 2012 Amendment on local cross streets and on designated bike routes. Some traffic signal loop detectors will not detect a bicyclist regardless of the bike’s position. A near-term priority is to adjust these loop detectors so they will detect most cyclists. Bicycle Network Signs Objective. Mark the Royal Oak bicycle network using signs that display destination, direction, and distance. Description. The MUTCD also provides guidance and specifications for implementing a wayfinding sign program. In the near term, the city should use the Bike Network Map in this plan to guide which streets and major destinations to sign, focusing on routes that cyclists identified as most comfortable for cycling. In addition to guiding cyclists, signs are useful as wayfinding for all residents and visitors. Begin by signing frequently-used local routes and continue adding signs to mark the bicycle network as it develops. + + ~ Detroit Zoo 1.5 ~ Beaumont Hospital 2 Bike Route Sign Directing Cyclists to Key Destinations Bicycle Parking Objective. Install inverted-U or functionally similar bike racks in commercial and retail areas, at public buildings and parks, and on publicly owned property near businesses and multiple-unit residences. Description. Racks should be located within clear view of the destination’s entranceway, preferably as close as the closest motor vehicle parking space, and no more than 50 feet away from a building entrance. If multiple racks are clustered in a visible and signed location, they can be sited up to 100 feet away from the entrance. Placing racks further away than this discourages their use and cyclists are likely to ignore the racks and look for a closer place to lock up. Rack placement should be coordinated with other street furniture such as benches, trash cans, newspaper boxes, planters, and street lights along the curbline to create a buffer between the street and the pedestrian zone. Bike parking installation should focus on destinations along existing and proposed bicycle corridors. By choosing racks with a unique color or shape at high visibility locations, the racks can add character to a community. Coordinating purchases and installation with regional agencies such as SMART or Oakland County are likely to reduce the per-unit cost of racks. The inverted “U” or similarly shaped racks, such as an “A” frame or post-and-loop rack, are recommended for public bicycle parking. These racks are able to support a bicycle upright by its frame in two places – either at the top tube, down tube, or seat tube – while preventing its wheels Non-Motorized Transportation Plan Page 129 �City of Royal Oak Master Plan 2012 Amendment from tipping over. They also allow a bicycle’s fame and one or both wheels to be secured simultaneously. Inverted “U” racks allow two bicycles to be parked side-by-side to one rack. With a single bicycle, they also allow front-in parking (front wheel and down tube secured to rack) and back-in parking (rear wheel and seat tube secured). Bicycles with a horizontal top tube instead of a diamond-shaped frame can also be secured to these racks. These racks offer significant resistance to being cut or detached Typical Inverted “U” Style Bike Rack on Commercial Street with common hand tools thereby minimizing the risk of bicycle theft. Their size allows them to be used in locations with limited space, even when combined in rows of multiple racks. When properly used they will not damage bicycle wheels the way other types of racks will. Other common bicycle racks types should be avoided, such as comb, toaster, or schoolyard style racks. These racks secure bicycles by their wheels only and not by the frame. Even when properly used, bicycle wheels can be easily bent and damaged. They are also highly susceptible to theft. Most avid cyclists will not use such racks for these reasons. Although not an ideal method, wave racks can be used for bicycle parking in certain circumstances. When used properly – back-in and front-in parking – wave racks can accommodate several bicycles. Unfortunately, wave racks are often used improperly for side-byside parking significantly reducing their capacity. Wave racks also require significantly more space than rows of inverted “U” racks, an important concern where sidewalk width is limited. A wave rack with 3 loops needs at least 48 square feet of area. A row of 3 inverted-U racks has the same capacity but requires only 30 square feet For ease of access, inverted “U” racks mounted in a row should be placed on 30-inch centers. This allows enough room for 2 bicycles to be secured to each rack. But if the racks are placed too close together, it becomes difficult to attach 2 bikes to the same rack. If it is too inconvenient and time consuming to squeeze the bikes into the space and attach a lock, cyclists will look for an alternative place to park or use one rack element per bike and reduce the projected parking capacity by half. The minimum separation between aisles of a rack area or “bicycle parking lot” should be 48 inches. This provides enough space for one person to walk one bike. Wider aisles up to 72 inches can be provided in high traffic areas where many users park or retrieve bikes at the same time, such as at transit centers, college classrooms, etc. Six feet or 72 inches of depth should be allowed for each row of parked bicycles. Conventional upright bicycles are just less than 72 inches long and can easily be accommodated in that space. Non-Motorized Transportation Plan Page 130 �City of Royal Oak Master Plan 2012 Amendment - - - - - - 30" - - - - 1- - - - - 30 ,, ____ (min) (min) Bicycle rack space (above) and a typical bike “parking lot” (below). The recommended inverted “U” style can park up to two bikes per “U” and requires minimum spacing between each rack and around each parking spot. (Source: Association of Pedestrian & Bicycle Professionals) - - - - - - 72 "----r---48 " --►--I◄- - - T24" t All dimensions are recommen ded minimums. Transit Amenities SMART Routes & Information Royal Oak has eleven SMART bus routes that serve the community, taking residents along Woodward Avenue, Main Street, Eleven, Twelve, Thirteen and Fourteen Mile Roads and into neighboring communities. Transit service helps residents choose walking and biking for many of their longer daily trips. People are generally willing to walk or bike up to 10 minutes to a dependable and direct transit access point, roughly a one-half mile walk or a 2-mile bike ride. Connecting the local network to transit hubs will help to coordinate the local system with regional transit service. Objective. Create awareness for routes and increase access to buses. Non-Motorized Transportation Plan Page 131 �City of Royal Oak Master Plan 2012 Amendment Description. Integrate the active transportation network with current SMART routes by improving stop visibility, posting route maps and time tables at stops, providing enhanced amenities such as paved waiting areas at all stops, covered shelters at priority stops, participating in SMART route planning to increase frequency of service, and educating residents on the potential trips that can be made using the available service. Posting the following information at each stop will create awareness for the bus system: route name and number; route map with information about where each bus route goes; bus schedules including estimated arrival times at major destinations along the route; and instructions on how to use bike racks on buses. SMART recently installed new shelters with a modern design in several communities throughout the region, including Ferndale (below left) and Birmingham (below right). Advertising was used to defray the costs. The city should encourage SMART to install similar shelters in Royal Oak. Program Recommendations In addition to infrastructure and policy, the city and organizations throughout the community can work together to educate people about safe bicycle and pedestrian habits, encourage increased use of walking and biking as a mode of transportation, and enforce the rules of the road through both positive and educational methods. The following sections are a listing of education, encouragement, and enforcement programs that, when implemented, will increase bicycle and pedestrian traffic. Resources for holding these programs including both funding and a list of organizations that can provide guidance can be found in appendix E of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance Education Residents of Royal Oak will begin to feel more comfortable bicycling when they know the rules of the road and how to safely ride on the streets. The following recommendations include ways to distribute information and educate residents of various age levels and abilities on bicycling and pedestrian issues. Non-Motorized Transportation Plan Page 132 �City of Royal Oak Master Plan 2012 Amendment Mobility Education Campaign Distribute information on rules of the road for drivers and cyclists to community members in partnership with other organizations.  Distribute one page informational sheet in the Insight newsletter, library newsletters, school notices, utility bills, and the city website.  Use local media outlets such as WROK and Facebook to broadcast videos and publish articles on bike and pedestrian safety.  Arrange for bicycle and pedestrian information to be reprinted and/or distributed by partner agencies, utility companies, and the private sector  Partner with American Cycle & Fitness / Trek Store and the Wolverine Sport Club to distribute publications.  Work with Beaumont Hospital and local doctors to distribute information on the health benefits of cycling and walking.  Offer bike maintenance and traffic skills classes to adults and teens through the Recreation Department, schools, other community groups and local shops  Hang posters demonstrating safe cycling at the Salter Center, Mahany / Meininger Center, Ice Arena, Farmers Market, and other community destinations. Free educational materials can be found through the Michigan Trails and Greenways Alliance, League of Michigan Bicyclists, Active Transportation Alliance, Michigan Bicycle Racing Association, and Michigan Mountain Biking Association. Enforcement Successful implementation of this plan will result in an increase in active transportation users and create new challenges for enforcement of laws. At the same time, traffic safety laws are only as good as the enforcement of those laws. Royal Oak should prioritize enforcement of laws that deter reckless behavior by road users. Train Police Officers on Bicycling & Pedestrian Issues Objective. Train all officers, not just on-bike officers, on laws and enforcement techniques for bicyclists and pedestrians. Benefits. By learning bicycle and pedestrian laws and enforcement techniques, officers are more likely to enforce them and make Royal Oak’s streets safer for cyclists and pedestrians. Police officers enforce laws they understand and support. How It Works. Officers receive additional training on the following topics. Holding a full or half training day, screening videos at roll call, distributing Action Alerts, memorandums to police Non-Motorized Transportation Plan Page 133 �City of Royal Oak Master Plan 2012 Amendment officers, or requiring officers to watch training videos are all ways to get the information out to officers.  Rules of the road for bicyclists and pedestrians  Illegal motorist behaviors that endanger bicyclists and pedestrians  Most dangerous types of bicycling behaviors  Most common causes of bicycle and pedestrian crashes  Importance of reporting bicycle and pedestrian crashes  Importance of investigating serious bicycle and pedestrian crash sites  Best ways to prevent bicycle theft  Best practices for policing by bicycle  Transportation, health, and environmental benefits of bicycling Encouragement Although most people understand the many benefits of walking and biking, it can be challenging to change a person’s usual travel routine. By starting with schools, making information available, holding events, and leading by example, the people of Royal Oak will be encouraged to walk and bike. The following are a few of the many ways the city can work with community members and organizations to encourage people. School Travel Encouraging students to walk or bike to school will instill life-long active transportation habits in the younger residents of Royal Oak. Some examples of school based initiatives to encourage walking and biking include:  Walking Wednesdays – designate one day per week where all students are encouraged to walk to school.  Walking School Buses – parent volunteers lead a walking group from their neighborhood to school.  Mileage Clubs – classes or schools track students walking and biking habits and compete against each other.  Walking and Biking Routes – distribute recommended walking and biking routes to parents. Bicycle-Friendly & Walk-Friendly Community Awards Objective. The City of Royal Oak gains local and national recognition as a bicycle- and/or pedestrian-friendly community. Non-Motorized Transportation Plan Page 134 �City of Royal Oak Master Plan Description. Improving Royal Oak’s bike and pedestrian network will make the city an even better place to live, work, shop and play. National recognition of these efforts can generate commerce and increase property values. The Bicycle Friendly Community Program (BFC) led by League of American Bicyclists provides incentives, hands-on assistance, and award recognition for communities that actively support bicycling. To apply for recognition, a step-by-step guide is available through the League of American Bicyclists website. Walk Friendly Communities is a similar program the Pedestrian and Bicycle Information Center uses to honor bicycle- and pedestrian-friendly cities. 2012 Amendment Bicycle ~Q;r Frie d Community L tM fJU O 0~ Amo r• " Bit:yc lr ,. Royal Oak can be eligible for a Bicycle Friendly Community or Pedestrian Friendly Community award. Community Encouragement through Information Access Objective. Provide easily accessible information on recommended routes, rides, and classes. Description. Knowledge about when and where to bike and walk safely supports increased use of active transportation. The following are some ways to make bicycle and pedestrian information more accessible: Royal Oak Non-Motorized Facebook Page – Royal Oak can reach a large and diverse audience by posting regular updates about the non-motorized plan on an easily accessible Facebook page. This site can also be used to promote local events such as bike maintenance classes and convey important safety information. A member of the bicycle and pedestrian advisory committee could manage the page. Bike Network Map – A user-friendly bike and pedestrian network map would encourage use of the improved pedestrian and bicycle network and patronage of the key places identified in this plan. Royal Oak should work with local volunteers, the Wolverine Sports Club, Michigan Trails and Greenways, or a contractor to produce and distribute a free active transportation network map that includes safe bicycling and walking routes to key places and safety tips. Beaumont Hospital, the DDA, American Cycle & Fitness / Trek Store, and the WA3 could be approached for sponsorship and/or distribution of the map. Transit Information – Royal Oak can increase use of public transit by distributing transit service information. The city can partner with the SMART bus to display timetables and install transit vending machines in key places besides the Royal Oak Transit Center, as well as promote SMART’s existing transit mapping service available on Google’s Transit Trip Planner. Community Events & Programs Community events centered on walking and biking will create awareness for active transportation and encourage residents who do not often walk or bike to start doing so. These Non-Motorized Transportation Plan Page 135 �City of Royal Oak Master Plan 2012 Amendment events also provide opportunities for community members to come out and get to know their neighbors, shop locally, and explore their community. Some examples include: Bike-and-Dine – progressive dinner where patrons bike to a restaurant, eat one course, and proceed by bike to another restaurant a few miles away by bike. Bike-and-Dine rides have been organized in Royal Oak and should continue. Open Streets Royal Oak – Close one street in Royal Oak to cars for half a day and allow residents to bike and walk in the middle of the street. Coordinate with local street closing festival such as a street fair, community run, or family bike ride Shop by Foot and by Bike – Residents are rewarded with discounts for shopping and visiting stores or restaurants by bike. Coordinate with WA3 and the DDA. Car Free Day – Choose a single day to encourage residents and people who work in Royal Oak to choose a mode of travel other than their car for a whole day. Reward walkers and cyclists with gifts and snacks. Track participation and allow businesses to compete against each other. Community Bike Rides – Organize a large scale bike ride event in Royal Oak. This can make a great fundraiser and bring visitors from neighboring communities. These events can be organized alone, or can be an addition to local events such as the Oak Apple Run, Birmingham Bicycle Festival, and Green Cruise. Implementation This plan provides a comprehensive set of network, policy, and programming ideas. The effective implementation of this plan will require leadership by Royal Oak staff and residents. It will also require cooperation with community organizations, neighboring municipalities, Oakland County, RCOC, and MDOT. Bicycle & Pedestrian Advisory Committee (BPAC) Background. Plan stakeholders—including representatives from city departments, local bicycle advocates, residents, and the Royal Oak Planning Commission—gave input on this plan to guide and direct its development. Objective. The City Commission should appoint a Bicycle and Pedestrian Advisory Committee (BPAC). The BPAC should work to implement the recommendations set forth in this plan and be charged with directing and overseeing its implementation. The BPAC will facilitate coordination between the city, area schools, and institutions as well as oversee the development of related programs such as Safe Routes to School, bicycling and walking events, and education. The committee should set goals for plan implementation and monitor those goals. Examples of goals are number of bike racks installed, miles of bike routes signed, number of educational events held, or number of group rides held. Non-Motorized Transportation Plan Page 136 �City of Royal Oak Master Plan 2012 Amendment The BPAC could take one of several different forms. The Planning Commission could serve as the BPAC since it is charged with overseeing the city’s overall Master Plan and Capital Improvements Programs, including the recommendations of this plan. As an alternative, the BPAC could be setup as a subcommittee of the Planning Commission. Members from the city’s previous non-motorized task force could be included as liaisons or ad-hoc members if the BPAC was formed as a subcommittee of the Planning Commission. A separate, stand-alone body could also be established as the BPAC. This form should include at least one Planning Commission member and a city staff member charged with being the Bicycle and Pedestrian Coordinator. Up to 5 residents / advocates with a strong interest in bicycling and walking should be included, including at least one individual representing the disabled community. Liaisons from Royal Oak Neighborhood Schools, WA3, Beaumont Hospital, the DDA, Oakland Community College, and local bike shops should also be included. The group should meet at least quarterly to review plan progress and set next steps and implementation, and should take an active role in implementing the safety and encouragement objectives. Representatives from the City Manager, Engineering, Planning, Police, Fire, and Recreation Departments as well as the senior and community centers should be available on an ad-hoc basis. Bicycle & Pedestrian Coordinator Expand a position within the Planning or Engineering departments responsible for convening the BPAC and implementing this plan. This individual will manage the implementation of the plan’s facility recommendations, coordinate with other city, county, and state transportation projects, and pursue grants to implement this plan’s recommendations. A long-term goal for this position is to grow into a full-time grant-funded position. His/her primary responsibilities are as follows:  Convening the BPAC.  Managing the implementation of the plan’s recommendations.  Coordinating with the BPAC to establish baseline walking and cycling metrics and regularly measuring changes.  Serving as point of contact for residents regarding the plan.  Coordinating with other city, county, and state transportation projects.  Reporting progress annually to the City Commission.  Pursuing grants for the plan’s implementation.  Applying for a Bicycle Friendly Community award through the League of American Bicyclists and the Walk Friendly Community Award through the Pedestrian and Bicycle Information Center. Non-Motorized Transportation Plan Page 137 �City of Royal Oak Master Plan 2012 Amendment Capital Improvements Program The Michigan Planning Enabling Act mandates the preparation and annual review of a 6-year capital improvements program by the Planning Commission. Capital improvements programs consider the funding and timing of all municipally-related capital needs including street reconstruction projects. The Planning Commission, in conjunction with the BPAC, will need to monitor the city’s capital improvements program on an annual basis to ensure the non-motorized facilities and infrastructure called for in this plan are incorporated into the specifications for street reconstruction projects – bike route signage, shared lane markings, road diets with bike lanes, etc. This will be the most important method of implementing the plan’s recommendations by seeing that non-motorized amenities are first budgeted for and then built. Indicators & Evaluation The overall success of this plan will be judged by how the city implements the recommendations and the impact they have on the safety and operations for all users in the community. This section establishes a set of performance indicators to quantitatively judge the effectiveness of the plan. As this plan is implemented, reviewing the following performance measures and setting goals for the future will help measure the success and effectiveness of this plan. These indicators should be reviewed annually by the BPAC. Should these indicators show that the objectives are not being met, (e.g. bicycle/pedestrian crash rates go up instead of down), initiatives and programs in future years should focus on addressing the specific indicators. Mode Share The city should have the goal of increasing the number of trips taken by walking and biking. Vehicle Crash Rates The city should work with MDOT and RCOC to monitor vehicular crashes on an annual basis with the goal of reducing vehicular crashes. Pedestrian & Bicycle Crash Rates As stressed throughout the study, individuals are less likely to walk or bike if they don’t feel safe. The city should work with MDOT and RCOC to monitor pedestrian and bicycle crashes on an annual basis with the goal of reducing both types of crashes. Allocate Funds for Bike Parking & Route Signage on Annual Basis The city can make a strong commitment to biking by allocating a set amount of money per year towards bike parking and route signage. Non-Motorized Transportation Plan Page 138 �City of Royal Oak Master Plan 2012 Amendment Maintain Existing Parking Demand While Increasing Office & Retail Space The city should continue to encourage use of transit and communing by foot and bike. The goal should be to maintain the existing parking demand, even as the city grows in the future. Grants & Other Resources Grant programs and organizational resources should be reviewed and updated annually to capture changes in funding sources and funding cycles. Funding cycles can be unpredictable and the approval process through MDOT can be challenging. Integration of recommended projects with other capital projects can streamline costs and timelines and even open other funding sources. Non-Motorized Transportation Plan Page 139 ��City of Royal Oak Master Plan 2012 Amendment Woodward Avenue Transit-Oriented Development Corridor Study In October of 2010, the Woodward Avenue Action Association (WA3) convened a task force to create a plan for advancing transit-oriented development along Woodward Avenue in southern Oakland County. This effort was prompted by planning currently underway for in Detroit for what was originally a light rail project but which is now poised to become a bus rapid transit (BRT) project. Key members of the task force include elected officials from the cities of Berkley, Birmingham, Ferndale, Huntington Woods, and Royal Oak, as well as institutional and business partners from MDOT, SMART, SEMCOG, the Michigan Suburbs Alliance, the Detroit Zoo and Beaumont Hospital. The primary task force mission is to identify the land use, zoning, and master plan changes needed to support transit-oriented development along Woodward Avenue. The result of this effort is the Woodward Avenue TOD Corridor Study for South Oakland County prepared by LSL Planning, Inc., of Royal Oak with direction from the WA3 Transit Task Force. The corridor study was paid for in part by a Planning and Research Grant from MDOT. The following portions of the corridor study were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction What Is Transit-Oriented Development? Transit-oriented development (TOD) is a concept intended to encourage use of mass transit systems through site design, system planning, and road patterns. It involves pedestrian-friendly development that includes mixed-use land forms and increased accessibility for pedestrians, bicyclists, and transit users. TOD is an attempt to provide compact, walkable communities with a heightened sense of place for community residents. TOD’s typically involve uses that best support transit, transit-friendly site and building design, a mixture of uses clustered around a transit stop or transit corridor, and a walkable environment. Transit Options While the corridor study did not evaluate transit alternatives, an understanding of possible future transit options can help recognize why TOD is important for Woodward Avenue. The right mix and design of land uses can help make transit more feasible. The following are the key transit types expected to serve Woodward Avenue communities in the future: Woodward Avenue TOD Corridor Study Page 141 �City of Royal Oak Master Plan 2012 Amendment Enhanced Local Bus Service SMART currently operates buses along Woodward Avenue as part of its regional transit system. This effort will help identify how to improve pedestrian connections to stops and crossing Woodward Avenue. Future improvement could include more frequent buses or express buses. Bus Rapid Transit (BRT) Densities Required to Support Transit Depending on what occurs south of Eight Mile Road with Detroit’s project along its portion of Woodward Avenue, a possible mode of transit in Oakland County could be bus rapid transit (BRT) with dedicated bus lanes and express buses with fewer stops. BRT provides the service quality of rail transit with the flexibility and cost savings of regular bus transit. Residential (units) Business (employees) Light Rail Service Bus Rapid Transit 15 to 24+ 150+ Local Bus Service 7+ 40+ 1 to 6 2+ Supports: Carpools & Vanpools Source: LSL Planning, Inc. Light Rail Transit (LRT) Light rail service was previously being explored south of Eight Mile Road. Extending any future light rail line from Detroit into Oakland County is one possibility. Why Plan for Transit-Oriented Development? TOD development can improve the local economy along Woodward Avenue and increase transit ridership by making the environment attractive to pedestrians and bicyclists, especially around transit stops. This typically involves inviting building design, careful interface between public and private land, and thoughtful placement of vehicular parking lots. It often results in more pleasing aesthetic environments and reduced automobile dependency, which then can lead to a host of secondary benefits:  Safer pedestrian and bicycle environments.  Improved accessibility for those less able.  Increased walk-by traffic for local businesses.  More convenient access to businesses for local residents.  Less congestion and associated fuel emissions.  Creation of a “sense of place” for the community. Woodward Avenue TOD Corridor Study Page 142 �City of Royal Oak Master Plan 2012 Amendment Project Overview Complete Streets Transportation practices in the past 50 years or so tended to focus on the efficiency and safety of automobile travel. And, while design applications and engineering have made our roadways much safer to travel by automobile, it has also resulted in designs that increase vehicle speeds while discouraging walking, biking and transit use. Complete streets presents a shift in attitude about transportation planning that focuses more on equality for all users of the roadway. Recent legislative changes under the Michigan Complete Streets Acts now lend more weight to road design that considers motorists, pedestrians, bicyclists, transit riders, and users of all ages and ability. Not surprisingly, increasing fuel costs, desires to improve air quality, concerns about community health, coupled with campaigns to end obesity, especially among children and teens, have all contributed to a demand for travel alternatives to the single-occupant automobile. Complete streets seek to meet that demand through policy and regulatory changes at the local, regional, state and federal levels. Typical “complete streets” include safe, convenient travel options for ALL users. (San Francisco Planning Dept. / SFMTA) The following key principles of complete streets should be applied to the Woodward Avenue corridor to enhance the road’s functionality for all users, and to create an active and dynamic corridor that will support transit: 1. Accommodate all roadway travelers, which includes pedestrians, bicyclists, and transit passengers of all ages and abilities, as well as trucks, buses, and automobiles. 2. Emphasize interconnected road and sidewalk networks to create a comprehensive, integrated, connected network for all modes. Such networks are needed to provide shorter, more direct routes that will reduce walking time. A typical citizen will walk about 5 minutes or a quarter-mile before seeking other travel alternatives. 3. Integrate into all project types, including planning, road and development design, maintenance, traffic signals, and operations for the entire right of way. Woodward Avenue TOD Corridor Study Page 143 �City of Royal Oak Master Plan 2012 Amendment 4. Integrate best practices for design while recognizing the need for flexibility in balancing user needs. 5. Select designs that will complement the character of the Woodward Avenue district and the context of each different community. 6. Create plans that seek to link transportation and land use planning. 7. Develop realistic expectations for walking and biking and apply design tools where appropriate along Woodward Avenue. This does not mean that every tool must be applied to every block. It may involve creation of alternate bike routes or improvements on side streets to ensure bicycle safety. 8. Develop an implementation plan that includes specific next steps. TOD Principles The Woodward Avenue TOD Corridor Study focuses on incorporating the following key principles in the future development of the Woodward Avenue corridor: Plan Around Transit Stations  Allow the highest commercial intensity in areas within ¼ mile of locations that seem most likely for transit stations. Expand maximum building heights, encourage high floor-to-area ratios, or minimize lot coverage limitations to provide greater development potential.  Consider increased residential densities within ½ mile area from station locations (see previously listed density suggestions).  Allow for intensification of uses over time, such as increased building heights or allowing surface parking lots to be gradually replaced by buildings and parking structures.  Consider revisions to the master plan and zoning map to allow deepening of commercial lots along Woodward Avenue, especially at TOD nodes and where taller buildings are allowed. This may involve rezoning of some residential lots to accommodate redevelopment or additional parking needs. Where such changes will advance the goals of this corridor study, they should be carefully considered to ensure proper transitions to the residential areas, screening, and other site design elements are included to protect the integrity of nearby neighborhoods. Any potential encroachment into residential neighborhoods for TOD nodes will require an in-depth study on a site-by-site basis. The goals and objectives of the city’s Master Plan call for clear and understandable boundaries between established neighborhoods and non-residential areas. Encroachments for TOD nodes should therefore only be encouraged where negative impacts to established neighborhoods can be minimized or eliminated. Woodward Avenue TOD Corridor Study Page 144 �City of Royal Oak Master Plan 2012 Amendment Use Regulations  Encourage transit-supporting uses, especially within ¼ to ½ mile of transit stops. This includes commercial and mixed uses that provide activity throughout the day and into the evening, such as retail, restaurants, personal and business services, high-density residential (including senior housing), universities, civic centers, and upper-story offices and residential.  Discourage uses that will either dilute the concentration of residents or employees, or those which, by nature of the business will create activity likely to disrupt the pedestrian and transit-friendly environment. These include uses such as drive-through facilities, automobile dealerships, regional “big box” retailers, and other uses requiring large surface parking facilities. Bulk, Setback & Area Controls  Encourage land to be used for buildings rather than surface parking or expansive yards. This includes reducing the amount of parking allowed or required, and increasing the amount of building that may or must be built.  Locate buildings close to the street and sidewalk so those on foot, bike or transit can easily reach building entrances.  Remove maximum lot coverage requirements in core TOD areas.  Encourage building design that will engage passers-by. First floor uses should include active storefronts that attract customers and pedestrian-scale design, with the primary operable pedestrian entrance oriented to Woodward Avenue. Impact Studies  Require study of potential development impacts on the entire transportation system. Where already required, modify traffic impact study standards into transportation impact studies that evaluate development impacts to all modes of travel.  Shift transportation planning priorities in core and transitional areas from improving the speed and efficiency of automobile travel, to one that emphasizes safety for pedestrians, bicyclists, and transit users.  Apply access management to minimize the number of driveways that pedestrians must cross using access management techniques. Parking Management  Implement standards to limit parking in core TOD areas. Regulations like maximum parking standards, parking space reductions, shared parking, payment-in-lieu of parking programs, floor-to-area ratios (or requiring them where they do not exist) can be applied for this purpose.  Provide incentives in core TOD areas to reduce parking, or encourage structured lots over surface lots. Woodward Avenue TOD Corridor Study Page 145 �City of Royal Oak Master Plan 2012 Amendment  Include amenities for bicyclists, pedestrians, and transit riders, including wider sidewalks, bicycle storage facilities, bus shelters, lighting and landscaping in the standards for site plan review.  Arrange parking in the rear yard (or side yard only if necessary) to provide safer pedestrian access to store fronts. The Woodward Avenue profile also lends itself to other options, such as on-street or median parking, if allowed by MDOT.  Recognize the variables contributing to parking demand, and match local policies to individual geographic factors such as density, transit access, income, and household size. Transit Framework The Transit Framework Map is a simple map that illustrates potential TOD nodes, infill or redevelopment opportunities, potential transit stations, concepts of how to improve connectivity and convenience of bus stop locations and pedestrian crossings, access management, and parking. This map and the recommendations in this document are intended to be used as a schematic – something that can be built upon in future planning efforts. The framework map began with a general assessment of the corridor; identifying signal locations, current destinations and development nodes. Next, discussion with local planners identified the following challenges and opportunities: Challenges Opportunities  Shallow lot depths.  Residential concerns over commercial encroachment, building height, density, etc.  Woodward Avenue right-of-way parking  Lack of open / green spaces  Primary nodes at I-696 and Thirteen Mile Road  Secondary notes at Eleven Mile and Twelve Mile Roads Potential Station & Stop Nodes The above analysis resulted in the Transit Framework Map. It includes potential station locations, which consider existing development, identified opportunity locations, signalized crossing locations, typical spacing for bus rapid transit or light rail (ideally no less than ½ mile spacing), and suggested connections to local destinations like the Detroit Zoo and downtown Royal Oak, which are vibrant areas that rely on the corridor for regional access, and have the potential to add riders to the system. Station locations shown on the Framework Map are described in more detail below. The station and stop locations, crosswalk types, and shuttle connections shown on the map are preliminary and conceptual in nature. They are only meant to illustrate one scenario of how these features might be spaced and are not intended to suggest preferred transit stop locations, route alignments, crosswalk types, or shuttle connections to other sites. A more detailed feasibility study, including ridership projections, cost-vs.-funding analysis, and other applicable factors will be required before the routes and stops can be formalized. Woodward Avenue TOD Corridor Study Page 146 �City of Royal Oak Master Plan 2012 Amendment Spacing Guidelines Stop and station location should be given careful consideration for the corridor. Stops should be kept to a minimum necessary to support the land-use and accessibility needs. Stop and station structures and amenities should be developed (LSL Planning, Inc.) and designed with pedestrian and bike STATION SPACING amenities, and should consider automobile access, but not so that it dominates the station Ideally, stations should be spaced design. Priority must be given to pedestrians, ½ to 1 mile apart. bicyclists, and transit riders, with less Spacing emphasis on maintaining higher vehicle considerations ½mile include: to 1 mile speeds or faster automobile travel time. Stops should be between one-half (½) to one mile ► Proximity to transit nodes apart for ideal transit service. The quality of ► Required connections the stop should also be designed to ► Convenience to riders accommodate the expected use in the area. Stations could be used at route termini and transfer points with improved amenities at on-route major attractors, and stops with more basic facilities could be used at key TOD points between major destinations. Connecting Nodes Several proposed transit node locations have opportunities for connections to nearby downtowns, Amtrak / SMART stations, and the future Woodward Light Rail or BRT project. These are suggested at Thirteen Mile Road / Beaumont Hospital, downtown Royal Oak, and I-696 / Detroit Zoo in Royal Oak. These intersections were identified as ideal locations for nodes due to their proximity to nearby amenities and existing or potential densities to support transit. Stations at these locations for either bus rapid transit or light rail could be incorporated into new mixed-use buildings with indoor seating and ticketing areas. Since these stations will connect to a different form of transit, indoor facilities will allow a safe place for travelers to wait for their connection.  Thirteen Mile Road / Beaumont Hospital One of the busiest intersections along the corridor, Thirteen Mile Road already had the activity required for a feasible transit station. A station could be located just south of Thirteen Mile Road near Coolidge Highway to provide connecting shuttles to the Beaumont Health Systems campus and downtown Berkley. Future redevelopment of the shopping center on the southwest corner of the intersection would be an ideal catalyst to spur future TOD.  Downtown Royal Oak Although not directly on Woodward Avenue, Royal Oak’s downtown is a logical spot for a connecting node with its existing bus and train station and transit-ready zoning. It is already a major transit hub for the region due to the Amtrak / SMART station at Lafayette Avenue and Sherman Drive. In addition to serving train passengers, the station is a collection point for Woodward Avenue TOD Corridor Study Page 147 �City of Royal Oak Master Plan 2012 Amendment several SMART bus routes, including those that travel on Ten Mile and Twelve Mile Roads, Woodward Avenue, and Main Street / Livernois Road. The area surrounding the station is zoned Central Business District so it is already conducive to transit-oriented development. The proposed Michigan Regional Transit Authority (RTA) even utilizes this station as a hub for a future light rail or BRT project, moving the primary transit route off of Woodward Avenue and through downtown Royal Oak.  I-696 / Detroit Zoo The existing parking structure at the Detroit Zoo can support a future station and park-andride at this busy node. As the gateway to Royal Oak from the interstate, this node could provide a circulating shuttle to the Detroit Zoo, downtown Royal Oak, or even a parallel transit route that stops at the downtown Amtrak/SMART station in Royal Oak. On / Off Nodes In between the connecting nodes, transit will stop at outdoor platforms for boarding which are labeled as “on / off” nodes on the analysis map. These station/stops’ platforms would be elevated to raise the travelers to the level of the transit equipment and be covered shelters to protect users from the elements. For enhanced transit to be most efficient, stops will not be as frequent as traditional fixed-route bus service but at key locations to collect sufficient passengers from nearby housing and businesses. The proposed on/off nodes in Royal Oak include the Twelve Mile and Fourteen Mile Road intersections, and possibly the Catalpa Drive intersection. These on/off nodes were identified as being good central locations between the connecting nodes where existing development is conducive to TOD or where development could be further intensified to support transit.  Fourteen Mile Road The area between Fourteen Mile Road and Lincoln Avenue / Adams Road in Birmingham has been identified by the city as a future TOD. This location is halfway between the proposed connecting nodes at Maple Road and Fourteen Mile Road.  Twelve Mile Road / Catalpa Drive This area has large, institutional uses which are typically not conducive to TOD, including a cemetery. However, the Shrine of the Little Flower Catholic Church and Elementary School are heavily used and could benefit from an on/off stop. The southwest and northeast corners of this intersection already have commercial and multiple-family residential uses which could be intensified and expanded with a TOD redevelopment program. A stop at this location would also provide a direct transit link to Berkley’s downtown. If a station proves unfeasible at Twelve Mile Road due to the institutional uses then it could be moved to Catalpa Drive. A stop at this intersection would be half-way between the primary stops at I-696 for the Detroit Zoo and Thirteen Mile Road for Beaumont Hospital. Woodward Avenue TOD Corridor Study Page 148 �City of Royal Oak Master Plan 2012 Amendment This area has been identified for strengthened commercial development in the Berkley Master Plan and could collect riders between Twelve and Eleven Mile Roads. Pedestrian Crossings Type A – Byway Significant Crosswalks Type A1 crosswalks are the most significant, providing connections between the intrinsic resources of the byway. The only A1 crossing in the study area is at Twelve Mile Road, improvements for which are currently in the final construction stages. Type A2 crosswalks are also significant, but are more so locally than regionally. Downtown crosswalks provide important connections between buildings on opposite sides of the street, and they provide a gateway or entrance to a downtown area. No A2 crossings are designated in Royal Oak. Type B – Community / District Connectors Type B pedestrian crosswalks are community / district connectors that provide connections for a specific local draw and may be historically significant in the community and/or state, but not necessarily to the byway. Typically, they would occur at major intersections. Most of the Mile roads along the corridor are considered type B crossings. Type C – Remainder Type C pedestrian crosswalks are essentially all other crosswalks that do not meet the criteria established for type A and type B crosswalks. From a byway and community standpoint, they are less significant than type A and B and do not occur at major intersections. Crosswalk Element Pedestrian Crosswalk Signalization Pedestrian Crosswalk Signalization w/ Count Down Mast Arm Signalization Crosswalk Designation - Painted Crosswalk Designation – Pavement / Material Change District Identity Element Woodward Heritage Identity Element Historical Reference Element Lighting Plantings Bump-Outs (if applicable) Bollards Woodward Avenue TOD Corridor Study Type AI X X X Type A2 X X X X X X X X X X Optional X X X X X X Optional Type B X Type C X X Optional Optional X Optional X X X Page 149 �Transit Framework Map Woodward Avenue TOD Corridor Study Transit-Oriented Development Corridor route alignments . crosswalk types, or shuttle connections to sites not on Woodward Avenue. A more detailed feasiblity study, including ridership projections, cost vs funding, and analysis of other factors , is required. City of Royal Oak Master Plan Station and stop locations, along with crosswalk types and shuttle connections , are preliminary and conceptual to illustrate one scenario of how stops might be spaced. This is not intended to suggest preferred transit stop locations . <:}~ The quarter-mile and half-mile radii surrounding each possible station 5 minute wal< ( 1/4 mile radius) , 10 minute walk (1/2 mile radius) Potential Primary / Connecting Station & Stop ~-~~~~ K']lJ~lJ:::r),..\_:~TTTTr1rlft__..-..i.;:;;.::=-] 'IL I-I--H--t-""--iL-----,:----11 and stop location are not intended to designate or establish any preferred TOD zoning district boundaries. They are only meant to show the 5-minute and 10-minute walking distances from each potential station. The formal boundaries of any TOD zoning district will have to be determined by the Planning Commission and City Commission after a thorough and in-depth investigation during the formal rezoning process required by state law and the city's Zoning Ordinance. 5 minute w alk (1/4 mile radius) 10 minute walk (1/2 mile radiu s) Potential Secondary/ On-Off Station & Stop Primary Trans it Route Potential Shuttle Connections @)@© Crosswa lk Types CE] Existing Amtrak I SMART Trans it Station 1111111111111111111 11111111• 1111111111 - 1111■ 2012 Amendment Road Centerlines I ~& Page 150 Created by: Roya l Oak Planning Department Creation date: 02/28/2012 Sources: Oakland County Dept of Info Tech LSL Planning , Inc Woodward Avenu e Action Association Ferndale �City of Royal Oak Master Plan 2012 Amendment Recommendations & Implementation Typically, the next step in transit planning would include determination of the transit modal vehicle type, which is not part of the scope of this corridor study. This project is intended to provide the framework for such planning efforts. A common misconception is that transit will drive development, which can be true to some extent. However, the opposite is also true – development of a certain type and density can be a catalyst for transit. Therefore, a key component of this project was to identify ground-level planning efforts that can be made to provide a transit-supportive atmosphere that will drive future transit decisions. Parcel & Massing Analysis Parcel Analysis With few exceptions, parcels along Woodward Avenue are quite shallow for the type of businesses they attract. Small lot sizes can limit development options and deter real estate investors. One way to identify opportunities is to analyze potential development or redevelopment sites. In some locations, these sites are obviously vacant or obsolete, but in others, opportunities may not be so evident. Analysis of property ownership along the corridor will reveal parcels in common ownership that, if consolidated, could provide more viable redevelopment sites. Create a Massing Model Creation of a two-dimensional or three-dimensional corridor model will help residents and stakeholders visualize how TOD might be implemented in the future. Modeling existing and future development forms will help to locate underutilized sites. When matched with a parcel analysis above, key redevelopment sites will emerge. Economic Development Initiatives Establish a Corridor Improvement Authority Pursuant to the Corridor Improvement Authority Act, Michigan’s Public Act 280 of 2005, the purpose of a corridor improvement authority (CIA) is to plan for, correct and prevent deterioration in business districts, to encourage historic preservation, and to promote economic growth within the district. Unlike some other tax capturing authorities, a CIA may span more than one jurisdiction and is therefore ideal for Woodward Avenue. If established, taxes from the increase in property values can be captured and re-assigned for capital improvement projects within the district. Such a mechanism could leverage future economic growth on Woodward Avenue into physical improvements that will attract even more business, visitors and investment. Secure Funding The collaboration facilitated by WA3 has yielded positive results already with grant funding secured for the Twelve Mile Road crossing improvements which were recently constructed. The Woodward Avenue TOD Corridor Study Page 151 �City of Royal Oak Master Plan 2012 Amendment association has also received a National Scenic Byway Grant, Michigan State Planning and Research Grant, and an Urban Land Institute grant for even more significant transit-planning projects which are expected to begin in the near future. The nature of the group, which not only represents a multiple-jurisdictional effort but also a public-private partnership, poises it above many others seeking grants, as this spirit of cooperation is given increasing weight with funding groups. Walkability & Transit Guidelines In many ways, walkability and transit go hand-in-hand. Without a safe, walkable environment, people cannot reach transit facilities and ridership rates decline. Designing any non-motorized system requires careful planning that considers safety, efficiency, convenience and costs versus benefits. It is important to provide clearly delineated pedestrian areas both along the corridor and connecting to private commercial developments. Non-motorized improvements should focus on providing safe routes for bicyclists and pedestrians which may require alternative routes or facilities on other roads as well. Un-Signalized Non-Motorized Crossings Ideally, crossings will be accommodated at signalized intersections, but pedestrians are likely to cross where it is most convenient. Studies show that people will usually take the most direct route, not necessarily the one designated for them. They are more likely to cross at unsignalized locations when signalized crossings are spaced farther than ½ mile apart, or where they are not proximate to transit stop locations. Un-Signalized Non-Motorized Crossings Ideal mid-block crosswalk elements:  ADA-compliant ramps  Striping or textured concrete  Lighting and landscaping Where un-signalized crossings are needed, they should be designed so (LSL Planning, Inc.) the pedestrian is clearly visible and feels safe, including elements such as lighting, signage, textured pavement treatments and context-sensitive crossing design. Using flashing beacons and reflective road striping can also help improve pedestrian safety. Road Diet A road diet involves replacing travel lanes with bike lanes, exclusive transit lanes, and/or wider sidewalks. On Woodward Avenue, a road diet could be implemented to provide a dedicated bus lane or bike lane. Careful consideration of the interface between bicyclists, motorists, and Woodward Avenue TOD Corridor Study Page 152 �City of Royal Oak Master Plan 2012 Amendment businesses is required to ensure that these facilities remain safe and attractive to users. The figures below illustrate how Woodward Avenue could look with a road diet, including fewer vehicle lanes with a dedicated bus or bike lane, plus amenities like wide sidewalks and landscaped buffers for pedestrian comfort. Application of a road diet would require additional study and traffic modeling, but it is a real possibility for the future. (LSL Planning, Inc.) Illustrations of how Woodward Avenue could look if a road diet was implemented. The number of and/or width of vehicular travel lanes could be reduced and the center median narrowed to make room for dedicated transit lanes, or for additional non-motorized facilities like wider sidewalks, dedicated bike lanes, and on-street parking. (McKenna Assoc., Inc.) ~ ~ • I ' - a~). I ~ -,I i ~ Woodward Avenue TOD Corridor Study a f- I- i . --j 0 0 . I ti f- Page 153 �City of Royal Oak Master Plan 2012 Amendment Speed of Travel Currently, Woodward Avenue is posted for a maximum speed of 45 miles per hour in Royal Oak. Vehicles sometimes travel at speeds in excess of these maximums, which degrades the pedestrian environment. Higher vehicle speeds reduce the perceived safety of travel along the corridor because they result in more frequent and more severe crashes, especially when they involve pedestrians or bicyclists. Some TOD guidelines suggest a speed limit of 30 m.p.h. is ideal for pedestrian safety. The City of Birmingham’s Triangle District Urban Design Plan includes a suggested 35 m.p.h. for portions of the corridor near Maple Road where a road diet is suggested. This speed limit is already established in parts of Ferndale and could be considered for the rest of the study corridor if acceptable to MDOT. Such a reduction in speeds, either alone or as part of a road diet, would require changes to signal timing and perhaps some traffic modeling to ensure travel conditions will remain at acceptable levels. Accommodate Bicycles Non-motorized systems must also accommodate bicycle activity. Amenities like bicycle storage, staging areas, and rest spots should be included in community-wide non-motorized systems. In some locations along the corridor, the existing road can be re-striped to include bike lanes or shared lane markings without widening the expanse of pavement. Such a “road diet” is recommended in areas where motorized and non-motorized traffic volumes suggest fewer travel lanes and more bicycle facilities are needed. However, in others, on-street bicycle facilities may not be safe or comfortable for riders. In these places, alternate routes on adjacent streets may be needed. Driveway Design The geometric design of access points, including the width, throat, radius, and pavement type, should all include consideration of the interaction with off-street non-motorized users. Excessively wide driveways with little or no separation from off-street parking areas and broad, sweeping driveway curbs provide an unprotected nonmotorized environment that lacks clear definition for turning movements and increases the amount of time a pedestrian or bicyclist is exposed to traffic. Driveways should include a clear-vision zone at the entrance, free of visual obstructions like shrubs, signs, utility boxes, or other barriers so oncoming traffic can clearly see pedestrians entering the driveway. Woodward Avenue TOD Corridor Study ACCESS MANAGEMENT (LSL Planning, Inc.) Access to private development should be managed to maintain safe and efficient transportation conditions. Safety is improved by limiting the number of driveways that pedestrians and bicycles must cross. In addition, providingwell -planned driveway locations helps maintainefficient vehicle operations, which isalso needed to maintain reliable transit service. - - ~I I_ _ _ _J Page 154 �City of Royal Oak Master Plan 2012 Amendment Delineate Driveway Crossings Sidewalk crossings of driveways should be clearly delineated. For higher volume areas (traffic or pedestrian) the crossing could be striped or constructed of durable contrasting material. Textured or colored concrete are the preferred options for Woodward Avenue since they can withstand vehicular weight and wear while attracting the attention of motorists. Maintenance of crosswalk markings on private land should be made a condition of site plans, just like maintenance of parking lot striping. Transit-Friendly Zoning Adopt the Corridor TOD Zoning Overlay Model Zoning is an effective way to transform the form of development. Along Woodward Avenue, a model TOD overlay zoning district is recommended. The overlay would be a “modular” ordinance that includes a set of regulations to apply in core TOD node areas, another set for the transitional areas around them, and potentially a basic set of uniform regulations for the entire corridor. The model also includes strategies to assemble land in the core areas, or where additional depth is needed to accommodate redevelopment or shared parking facilities. The approach presented respects the fact that, while transit-friendly development is desired by most communities, it may take some refining at the local level in order to achieve support. The basic standards for development include side-walk requirements, parking standards, use restrictions, etc., that should apply within core and transitional zones in order to promote walking and biking along the corridor. The core TOD node standards are more form-based and focused on (LSL Planning, Inc.) creating desirable places for pedestrians, bicyclists and transit riders. The transitional standards will involve some form-based elements, but requires less intense development as a way to slowly step down building intensities and scale as they get farther from the core and closer to residential areas. Woodward Avenue TOD Corridor Study Page 155 �City of Royal Oak Master Plan 2012 Amendment Standards for areas not designated as core or transitional zones could also include incentives to replace commercial uses that should be relocated to the core, with supportive residential or office uses. Such policies will depend on local desires and attitudes, but may provide opportunities for redevelopment of some of the existing underutilized commercial areas for multiple-family or other uses that could be accommodated on some of the shallower development sites not located in the core areas. Define District Zone Boundaries The TOD zoning model provided in the appendix of Woodward Avenue TOD Corridor Study for South Oakland County is intended to apply to all parcels with frontage along Woodward Avenue in south Oakland County. The model could easily be modified to apply to only connecting and on/off node intersections, leaving the areas between nodes subject to underlying zoning. It suggests that three additional zones be established: a core zone, a transitional zone, and a parking zone. This plan does not suggest specific boundaries for each zone; PLANNING FOR TRANSIT however, it is assumed that core zones will generally occupy areas PHASE I: within ¼-mile of the center, while ► Establish TOD district boundaries transitional zones will extend out ► Identify sites for the Core. Transir onaI and Parking Zones ► Parcel and Massing Analysis ½-mile. The parking zones are ► Adopt interim regulations for land use. pa ing, setba • basic bui ding expected to be applied at the design that set the stage for density, intensity and infi ll. periphery of transitional zones, as PHASE//: determined necessary to create ► Develop specific plans for wre TOD nodes (at the city level}. redevelopment sites of a viable size ► Conduct housing affordabil ity analysisand feasibility reviews to identify and shape. ways to provide housing for avariety of ircome levels. ► Again, it should be re-emphasized that the ¼-mile and ½-mile radii surrounding each possible core and transition zone are not intended to designate or establish any preferred TOD zoning district boundary. They are only meant to show the 5minute and 10-minute walking distances from a potential station or stop. The formal boundaries of any TOD zoning district will have to be determined by the Planning Commission and City Commission after a thorough and in-depth investigation of all potential core and transitional zones during the formal rezoning process required under both state law and the city’s Zoning Ordinance. Woodward Avenue TOD Corridor Study Develop specific regulationsbased on progress achieved. Add itional Transitional or Parking Zones may be added, more aggressive parki ng strategies imp emented, and greater municipa l involvement with redevelopment. (LSL Planning, Inc.) Page 156 �City of Royal Oak Master Plan 2012 Amendment Two- to three-story buildings, such as those suggested in the core areas typically require sites with depths of 140 to 160 feet, but that does not account for parking needs. Ideally, parking programs will be implemented at the city or corridor-wide level using one of the approaches discussed in the project overview section. However, in the short-term, some on-site surface parking may be needed. Therefore, cities should plan for parcel depths of up to 250 feet for sites where on-site parking is needed, and to up to 350 feet for areas where parking structures are planned, such as in the core TOD nodes. More specific analysis may be needed to identify the specific property depths needed to achieve the desired building form. Elements such as building height, lot coverage, parking lot location, front yard setbacks, and required buffers from residential areas will all impact the amount of land that is needed for development. Take a Phased Approach Each local zoning ordinance was reviewed to determine needed changes to promote additional development and growth that will encourage transit ridership. These models should be adopted to help direct future development to desired areas. Once some success is achieved, cities may choose to take their TOD efforts a step further by initiating redevelopment projects, increasing densities, and planning for municipal parking.  Redevelopment of sites along Woodward Avenue may require acquisition of additional land to accommodate larger buildings or parking needs. Communities may consider parking zones within the proposed TOD overlay district that would allow certain residential sites to be converted to temporary surface parking lots to support core areas, that can eventually transition into parking structures or mixed-use infill sites.  Plan parking in areas away from the TOD core to maximize building potential, but consider reasonable replacement locations, or take a phased approach so businesses are still served in the short-term. Consider adoption of local parking programs.  Consider higher residential densities within proximity (½ to 1 mile) of Woodward Avenue that consider local community conditions. Woodward Avenue TOD Corridor Study Page 157 ��City of Royal Oak Master Plan 2012 Amendment Rochester Road Access Management Plan LSL Planning, Inc., of Royal Oak was hired with funding from SEMCOG to complete an access management plan for Rochester Road as it travels through Royal Oak, Clawson, Troy, Rochester Hills, and Rochester. The result of their work is the Rochester Road Access Management Plan dated September 27, 2011. That document contains recommendations on access management strategies to improve safety and efficiency of travel along the Rochester Road corridor. The preceding chapters of this access management plan discuss overall guidelines for access, non-motorized travel, and green infrastructure changes along Rochester Road. Those chapters are consistent for each community because the basis and standards for them are the same for all communities. However, because site conditions and character vary by community, a communityspecific chapter was crafted for the individual cities, and includes an inventory of existing conditions, analysis, and recommendations, and concludes with maps that illustrate changes. The recommendations in this plan were based on access management studies, traffic conditions, and analysis conducted in 2010 and 2011. The plan is intended to be implemented as opportunities arise, and is flexible so it will be useful for many years, but can be adapted as conditions change. While the basic access management principles in the chapter Access Management Guidelines should always be applied, precise locations and configurations of driveways and service roads illustrated on the maps may need to be modified as development plans come into focus and more detailed site information is known. The following portions of Rochester Road Access Management Plan were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction Study Area The limits of the study area corridor begin at Main Street in Royal Oak, where it diverges northeast through the City of Clawson until it meets with Stephenson Highway in the City of Troy. From there, Stephenson Highway becomes Rochester Road as it proceeds north and crosses I-75, then M-59 where it officially becomes M-150 in the City of Rochester Hills, before terminating at Mead Road. The study area for this project extends 660 feet east and west of the centerline of Rochester Road. The study focuses on access to non-residential frontage properties. As discussed in this report, this portion of Rochester Road is referred to as the “Rochester Road Corridor” or “Rochester Road.” Rochester Road Access Management Plan Page 159 �City of Royal Oak Master Plan 2012 Amendment Project Need Segments of Rochester Road, especially along portions located north of I-75, experience periodic congestion and a relatively high number of crashes. Data and observations indicate that vehicles entering and exiting the roadway at cross streets and individual driveways contribute significantly to these problems. Managing access along the corridor can reduce crash potential and congestion because it considers the number, placement, and design of access points (intersecting streets and commercial driveways) in the context of the overall roadway, not just on each individual site. The primary purpose of this project is to assess access conditions along the corridor and recommend changes that will improve safety and efficiency of travel. However, applying access management has other secondary benefits, including Land Use Raad Design higher pedestrian comfort and safety, improved biking environments, improved economic vibrancy, traditional de~lopmen1 and increased opportunity to “green” the corridor. Recommendations to achieve these benefits are provided throughout this plan. t Overview of Corridor Conditions The Rochester Road corridor is generally a four-lane road, with a center left turn lane for segments north of I-75. A small segment at the north end of the corridor, north of Cross Creek Drive, is three lanes, and another segment south of I-75 is constructed as a divided road with a center median. The median was extended north to Wattles Road in 2010. Remaining portions of the corridor in Troy are also planned for a median in the future. The character of land use is generally segmented by the I-75 freeway, which crosses the corridor in Troy, just south of Big Beaver Road. Areas south contain small-lot, traditional single-family neighborhoods with scattered pockets of neighborhood retail, while areas north maintain a more suburban commercial character with larger retailers and national chains dominating the commercial areas, and more modern multiple-family developments scattered throughout. Exceptions to this pattern exist just south of I-75, where approximately one mile of the corridor contains industrial development, and in the City of Rochester, where the corridor serves as Main Street through the city’s downtown. suburban development with commercial nodes, especially at k.ey Intersections commercial frontage, strip development, suburban residential Industrial park neighborhood commercial, single-family residential, traditional development 41anes l Rochester Road Access Management Plan Page 160 �City of Royal Oak Master Plan 2012 Amendment Preparation of Plan The recommendations in this access management plan were developed from a site-by-site review of the corridor that considered access, crash data, site design, land use (existing and planned), zoning, and topography. They consider the standards contained in MDOT’s Access Management Guidebook, other publications and research supporting access management from around the country. The cache of research available on access management, which is summarized in the MDOT Guidebook, forms a solid base for recommendations to reduce the number of driveways and promote the benefits of access management. To synchronize input from each city and the various agencies, a steering committee was established to oversee development and administration of the plan. The committee consisted of representatives from each city, MDOT, SEMCOG, and Oakland County. This group acted as the technical review and coordinating group and facilitated communication with city officials and the public. MDOT’s Access Management Guidebook was a reference for recommendations in this plan. Development of this plan also considered input from the public. A series of meetings with the public and individual local communities and agencies were conducted throughout the process. The key public meeting was a public open house held at Troy Community Center on January 10, 2011, where draft recommendations were displayed for review and comment. The meeting began with presentations on the benefits of improved access management. Drafts of the plan recommendations and concepts for select intersections were displayed in an “open house” setting. Comments by the public, local officials, and the MDOT staff were considered and many were incorporated into the final recommendations. Corridor Analysis Crash Analysis A crash rate is a calculation that considers the number of crashes related to the volume of traffic. For purposes of evaluation, crashes along the corridor were classified as “intersection” crashes and “link” crashes. To evaluate the “link” crashes, Rochester Road was divided into segments between each signalized intersection. Crashes within 250 feet of a signalized intersection were considered to be “intersection” crashes. Crash rates for intersections along Rochester Road were compared to SEMCOG’s crash rates for the southeast Michigan region from the past three years. SEMCOG classifies intersections with Rochester Road Access Management Plan Page 161 �City of Royal Oak Master Plan 2012 Amendment relatively high crash rate as “critical.” No intersections in Royal Oak were found to exceed SEMCOG’s critical crash rate threshold based on average daily traffic (ADT) volumes. Unlike intersections, SEMCOG has not compared crash rates for links, so critical crash rates were established specifically for Rochester Road, based on available SEMCOG crash data for the entire roadway. This comparison found a critical crash rate for links of 2.55 where ADT was below 35,000, while sections where ADT was over 35,000 had a rate of 4.04. (source: LSL Planning, Inc.) It verifies that crashes are more likely to occur in areas with higher traffic volumes. The established crash rates were then compared to rates for each link along the corridor. Crash types along critical crash links were evaluated to identify access-related patterns to the crashes. This comparison revealed that no links in Royal Oak met the average critical crash criteria with rates from 1.21 to 2.27 (source: LSL Planning, Inc.) Intersection Operational Analysis Intersection capacity analysis is the traditional form of measuring operational performance, as intersections control the flow of most roadways. Intersection capacity is a function of a calculated delay experienced by the average vehicle due to the intersection control. Intersection delay can then be equated to level of service (LOS), which is an intuitive scale of “grades” from “A” to “F” that measure how a roadway is operating. The level of service is defined in terms of delay, which is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. These variables are summarized and provided as grades for signalized intersections in the 2000 Highway Capacity Manual Special Report 209, which are shown in the following table: Level of Service Level of Service for Signalized Intersections Based on Control Delay Average Control Delay per Vehicle Description (seconds) A Very low control delay. Favorable progression and/or short cycle lengths. B Low control delay. Good progression and/or short cycle lengths. 10.0 to 20.0 C Average control delays. Fair progression and/or longer cycle lengths. Individual cycle failures begin to appear. 20.0 to 35.0 D E F Longer control delays. Combination of unfavorable progression, long cycle lengths, high volume-to-capacity ratios, many vehicles stop. Individual cycle failures noticeable. High control delay values. Poor progression, long cycle lengths, and high volume-to-capacity ratios, frequent individual cycle failures. Limit of acceptable delay. Control delays unacceptable to most drivers. Over saturation, poor progression, or very long cycle lengths. Less than 10.0 35.0 to 55.0 55.0 to 80.0 More than 80.0 Source: 2000 Highway Capacity Manual Special Report 209 Rochester Road Access Management Plan Page 162 �City of Royal Oak Master Plan 2012 Amendment Measures of delay and levels of service for this study were evaluated using a micro-simulation model (Synchro / SimTraffic) that used peak hour traffic movements and signal timing. The existing conditions AM and PM peak hour models were calibrated within SimTraffic to help ensure the model reflected actual traffic conditions. Typically, municipalities and road agencies prefer a LOS “D” or better for each approach at an intersection. Any movement at the intersection (e.g. through, left-turn, or right-turns from any leg of the intersection) rated below a “D” was evaluated to identify changes that could improve the level of service. These changes, often called “mitigation measures,” included adjusting signal timings at a minimum and then geometric conditions were modified to improve operations and/or safety. Driveway Density The MDOT Access Management Guidebook recommends spacing between access points, based on the posted speed limits. Few segments along the corridor currently conform to these recommendations. For each segment, actual access density (or number of access points per mile), were compared to the MDOT spacing standards. Key findings of this evaluation are listed below, with detailed density information shown below. 1. Driveway frequency along the corridor is 1.45 times higher than that suggested by the MDOT spacing standards. 2. In total, this plan recommends a 14% reduction in the number of existing driveways. If fully implemented, the corridor will actually fall below MDOT’s recommended density, meaning there will be fewer driveways than would be acceptable according to MDOT standards. 3. If all of the proposed driveways are gradually removed, it can result in elimination of approximately 48,525 square feet (or 1.1 acres) of impervious coverage/pavement. Rochester Road Driveway Density & Impervious Coverage Access Density (# of access / mile) Existing Access 13 Existing Density 20.9 MDOT Standard 18.6 Proposed to be Removed 2 Removed Access Area 100 s.f. Twelve Mile to Detroit 19 30.5 21.2 0 - Detroit to Thirteen Mile 48 62.0 23.6 6 3,000 s.f. Thirteen Mile to Whitcomb 48 53.4 25.0 2 250 s.f. Whitcomb to Fourteen Mile 19 34.6 9.3 2 - 147 201.4 97.7 12 3,350 s.f. Segment Main to Twelve Mile Overall Source: LSL Planning, Inc. Rochester Road Access Management Plan Page 163 �City of Royal Oak Master Plan 2012 Amendment Improving the Corridor Access management is a key tool in reducing congestion, preventing crashes and preserving road capacity. While these benefits are most obvious to motorists, access management can also improve conditions for those walking and biking. Access management can support local nonmotorized policies by reducing driveways and improving the safety of sidewalk crossings. Businesses, especially those along congested segments, can also benefit since access to their establishments can be safer and more convenient for customers. Some locations may also benefit from the additional parking spaces that could be claimed in place of driveways that have been removed due to closure or consolidation. This plan includes a set of general guidelines for managing access along the corridor, as well as a set of site-specific maps that show existing conditions and recommendations for improvement. The next chapter, Access Management Guidelines, discusses in detail the benefits that can be achieved through proper planning and management, and the guidelines for access changes. Walking and biking systems depend on many factors, most importantly, the extent of attractions within walking distance (approximately ¼ to ½ mile) and the pedestrian environment. Factors such as the width and condition, provision of bike lanes or routes along nearby local streets, the ease of road crossings, and maintenance of sidewalks influence the number of pedestrians and bicyclists. Implementation Successful implementation of plan recommendations will require continued coordination between the cities, RCOC, MDOT, SEMCOG and other quasi-public organizations. Therefore this access management program fosters a collaborative approach so the various groups can work together to achieve the same goals. To implement the recommendations for Rochester Road, each city was advised to amend its master plan to incorporate the contents of this plan. Each city was provided with a plan document for this purpose that contained consistent guidelines for access management and other corridor improvements, along with a local chapter that discusses the conditions and recommendations specific to each city. If full integration of this plan is not possible or desired, the local master plan should at least be revised to include a basic discussion of access management, its benefits, and ways the community plans to implement it. This will provide the required legal framework upon which each city can adopt specific zoning regulations. The key regulatory tool to implement access management is a zoning overlay ordinance. A model ordinance was provided to each city for their use and integration into their own zoning ordinance. It was crafted using MDOT’s spacing guidelines, but includes the appropriate amount of flexibility needed to respond to existing conditions or unusual situations in the future. Rochester Road Access Management Plan Page 164 �City of Royal Oak Master Plan 2012 Amendment Access Management Guidelines Rochester Road in Oakland County holds an important transportation function, but due in part to a proliferation of driveways and access points, experiences periodic congestion, and some locations along the corridor experience relatively high crash rates. This access management plan was created to help identify areas of concern along the corridor, and recommend changes to improve them. Numerous studies in Michigan and nationwide have shown that a proliferation of driveways or an uncontrolled driveway environment can increase the number and severity of crashes, reduce roadway capacity, and create a need for more costly improvements in the future. Access management can also restore capacity that is lost due to frequent flow interruptions for turns into and out of poorly spaced driveways. In the State of Michigan, access management has been in practice for over two decades. In 1999, MDOT commissioned a task force to research, discuss, and organize best practices on access management, and officially adopted a statewide guide, known as The Access Management Guidebook, in 2001. That document and its foundation in significant national research and statistics form the basis for this plan’s standards and recommendations. What Is Access Management? Access management is a series of techniques and standards used to maximize existing street capacity and minimize the potential for crashes. Studies show reducing or limiting the number of access points, carefully placing, spacing and design of access points can help achieve safer environments and preserve efficient traffic flow. Access management techniques are used to improve transportation operations and increase safety while maintaining reasonable access to properties. In some cases, access may be provided through shared or indirect means, but in every case, reasonable access is always maintained. Access management can also improve the corridor for bicyclists and pedestrians by reducing and limiting the number of potential conflict points along the corridor. Proper placement and design of access points can help improve visibility of pedestrians and bicyclists and reduce the risk involved in crossing multiple driveways and intersections. Benefits of Access Management By considering the relationship between access points along a roadway, all road users and property owners stand to benefit. National experience and case studies of other corridors have shown that access management can result in 25-50 percent reductions in access-related crashes (Access Management Manual, Transportation Research Board), but can also have secondary benefits on non-motorized and transit environments while providing improved business environments and opportunities for inter-agency coordination. Rochester Road Access Management Plan Page 165 �City of Royal Oak Master Plan       2012 Amendment Decreased potential for and severity of crashes by reducing conflict points. Restored efficiency of travel by eliminating access points that cause traffic disruptions and delays. Boosts local property values and increase the vitality of adjacent businesses by reducing congestion and improving business visibility. Improved air quality through reduced braking and accelerating, eliminating unnecessary vehicle idling, and promoting alternative travel options. Enhanced access to and from businesses, both in terms of safety and convenience. Less need for costly road widening or other major improvements by maximizing the efficiency and volume of traffic. While application of access management can provide the above benefits, merits of the planning process are often overlooked. Bringing communities together into a joint planning effort increases opportunities for information sharing and cross-education. It is also helpful in educating the public, especially those directly impacted by the plan’s recommendations. This planning effort can help to:      Provide information on the benefits of access management and the various implementation techniques to assist local and county officials in their planning efforts. Promote continued coordination and communication among SEMCOG, MDOT, RCOC, Oakland County, local governments and the public during the development review process. Inform property owners, business operators, potential developers, and the general public about access management, its benefits, the rationale for recommendations, and how they will be applied over time. Provide guidance for future development reviews through advance planning, clear and consistent protocol and early coordination with local communities and business owners. Inform communities and property owners that access management can support other corridor goals for safety, aesthetics, and enhanced walking, biking, transit, and green infrastructure. Access Management Principles To achieve the benefits of access management, this plan was developed using the following principles:  Design for efficient access. Identify driveway design criteria that promote safe and efficient ingress and egress at driveways, while considering the interaction with pedestrians and bicyclists.  Separate the conflict areas. Reduce the number of driveways, increase the spacing between driveways and between driveways and intersections, and reduce the number of poorly aligned driveways.  Remove turning vehicles or queues from through lanes. Reduce both the frequency and severity of conflicts by providing separate paths and storage areas for turning vehicles and queues.  Limit the types of conflicts. Reduce the frequency of conflicts or reduce the area of conflict at some or all driveways by limiting or preventing certain kinds of maneuvers. Rochester Road Access Management Plan Page 166 �City of Royal Oak Master Plan 2012 Amendment  Provide reasonable access. Recognize that property owners have an inherent right to access public roadways, although reasonable access may be indirect in some instances. Access recommendations are not made according to a static set of standards. Rather, they are made by considering the context of the site, volume of traffic using each access point, existence of support facilities (such as shared drives, side access, etc.), interface with walking, biking and transit systems, and proximity to other nearby access points. Often, these existing conditions can prevent full compliance with ideal access standards, so it is important to know which are most critical to implementation. Where this occurs, other alternatives such as shared access, service drives and traffic signals should be considered to improve access conditions. To identify the best recommendation for each situation, access recommendations should be made using the following priorities: Priority A: Spacing from intersections Priority B: offsets from opposing drives or median crossovers Priority C: Spacing from drives on the same side of the road Spacing from intersections, most im portantly from signalized intersect ions. Where possible, d riveways should be avoided w it hin the operational area of the in te rsection . Offsets from d riveways and median crossovers on t he opposite side of the road shou ld be sufficient to preven t left-tum Spacing from driveways on the same side of the road shou ld be based on the posted speed areas, and where idea l spacing cannot be achieved, as far apart as possible. _ _J-l confl icts. Access Tools & Techniques Access management can be accomplished through a variety of techniques, both physical and regulatory. Recommendations and regulations are based on the following techniques: Driveway Spacing from Intersections Driveways need to be spaced far enough from intersections, especially signalized intersections, to reduce crash potential between traffic entering or exiting a driveway and intersection traffic. Standards take into account the type of roadways involved, type of intersection control, and type of access requested (full- or partial-movement). For state trunklines with speed limits of 30 or more miles per hour, full movement driveways should typically be at least 230 feet away from a signalized intersection (460 feet in 40 mph zones) and 115 to 230 feet away from un-signalized intersections. Rochester Road Access Management Plan Don't: l the driveways shown here are likely to cause co nfl icts wit h act ivity at the intersection 7 Do : r IL Keep driveways _ _ _ _ _ _ _ _ _) ' away from the "ope rationa l area" of t he intersect io n, c;.: where possible. 7 Page 167 �City of Royal Oak Master Plan Driveway Alignment & Offsets Relative to Other Driveways One problem with two-way left-turn lanes is the potential for opposing automobiles to prevent the other from safely completing their maneuver due to “left turn lock up,” as shown. To help prevent this situation, driveways should be aligned with those across the street or offset a sufficient distance to reduce left-turn turning movement conflicts. Minimum offsets on the corridor should be determined by posted speed limits and range from 255 feet in 25-mile per hour zones to 750 feet in 50 mile per hour zones. 2012 Amendment L Don't: Opposing drivers turn ing left into these dr iveways are likely t o co nfl ict, caus ing "left-tu rn lock l up" Do: Al low adequate room for bot h veh icles to safely en ter the lefttu rn lane before completing t heir tu rn L I l ( ~ Driveway Spacing from Other Driveways Optimum driveway spacing simplifies driving by reducing the amount of information to which a driver must react. Adequate spacing between adjacent driveways and between driveways and intersections can reduce confusion that otherwise requires drivers to watch for ingress and egress traffic at several points simultaneously while controlling their vehicle and monitoring other traffic ahead and behind them. Reducing the amount of information related to selecting an access point and avoiding conflicting turns and traffic provides greater opportunity to see and safely react to automobiles in the street and pedestrians and bicyclists on sidewalks. Don't: Driveways t hat a re spaced too closely ca n create congestion, confusion and clutte r along t he roadway 7 n ' Do: Separate driveways and strategica lly place t hem to prevent backups and remove conflict points Recommended MDOT Spacing Standards Generally, higher posted speed limits demand greater driveway spacing. Spacing standards recommended for this corridor are based upon MDOT guidelines for minimum distances between driveways, measured centerline to centerline. The posted speed limits in the spring of 2010 for the corridor are illustrated on the recommendations maps. While these recommended spacing guidelines will be difficult to achieve along Rochester Road, where existing lot widths and driveway locations are likely to prevent compliance, they do provide a good benchmark for review. Realistically, each city should strive to achieve greater compliance with these recommendations. Rochester Road Access Management Plan Posted Speed MDOT Spacing (mph ) (i n feet) 25 130 30 185 35 245 40 300 45 350 so+ 455 Page 168 �City of Royal Oak Master Plan 2012 Amendment These driveway spacing standards will require more in-depth study before being applied along Rochester Road in Royal Oak. Most driveways in Royal Oak can not meet these standards. The city’s smaller lot sizes and fully-developed land use patterns make adoption of these standards extremely difficult. A balance will need to be achieved between how close Royal Oak can come to achieving these standards without creating too many nonconforming lots and driveways. Number of Access Points The number of access points to a development should be limited to one where possible. Every effort should be made to limit the number of driveways and encourage access from side streets, service drives, frontage roads, shared parking areas, and shared driveways. Certain developments generate enough traffic to consider allowing more than one driveway and larger parcels with frontages that are wide enough to meet spacing standards may also warrant an additional driveway. These possibilities need to be considered when crafting zoning regulations to ensure reasonable application of this standard. Do: Seek removal of driveways that do not meet the MOOT spacing standards, or that are not necessary for reasonable access r C) x □ x lr Access Design The geometric design of access points, including the width, throat, radius, and pavement type, should meet relevant standards wherever possible to promote smooth transition between Rochester Road, cross streets, and private driveways. 20' 11 - DETAIL A: TYPICA L ONE-WAY PAIR DRIVEWAY CONFIGURAT ION Uln 25' Ft - W n. DETA IL 8: T YPICAL TWO-WAY DRIVEWAY ON E ENTRAN C E LANE. ON E EXIT LANE U.61 Road Design Historically, congestion issues were often addressed through widening the road or intersection. While this is still appropriate in some cases, other less extensive physical changes can also be made to improve access conditions. Installation of center medians or channelized driveways can be used to create “right-in / rightout” driveways, immediately eliminating half the potential conflict points. A segment of Rochester Road in Troy was reconstructed into a divided road with center median in 2010. Among the benefits of this type of median is an improvement to traffic flow and safety. Studies consistently show a median can improve capacity by 10% to 25% and reduce crashes by 25% to Rochester Road Access Management Plan Page 169 �City of Royal Oak Master Plan 50%. Intersection redesign is another more costly approach, but where warranted, can be necessary to address a safety concern. 2012 Amendment ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road I..'.) Vl A less costly road redesign option is to convert a four-lane road to a three-lane road, sometimes called a “road diet.” This plan proposes such a change in Royal Oak, where the four existing vehicle lanes would be replaced by three vehicle lanes and dedicated bike lanes on both sides, the same as proposed under the Non-Motorized Transportation Plan. The road diet allows for addition of a center left-turn lane, and can sometimes be implemented with simple striping changes. zw -z I- <( ~ ....I c;S """ I- Vl 0... lJ.J u z w z <( ....I OM u The road diet proposed from Main Street to Fourteen Mile Road will improve the bicycling environment by providing dedicated, on-street bike lanes in lieu of unnecessary vehicle lanes. Shared Driveways & Cross-Access Sharing or joint use of a driveway by two or more property owners should be encouraged. This will require a written easement for access and maintenance from all affected property owners before or during the site plan approval process. Where future shared access is desired, the developer should construct a ‘stub’ drive up to the property line (with access easement) or initiate a floating cross-access easement that will be reciprocated by adjacent development in the future to facilitate an easy connection when opportunities arise on adjacent property. Alleys & Service Drives Frontage drives, rear service drives, and shared access can be used to minimize the number of driveways, while preserving property owner rights to reasonable access. Such facilities provide customers with access to multiple sites without the need to re-enter the main roadway. In areas within one-eighth of a mile of existing or future signal locations, access to individual properties should be provided via these shared or indirect access methods first, rather than by direct roadway connections. Use of these secondary access opportunities helps disburse traffic and alleviate congestion at direct driveway locations. Any new service drives should be constructed to public roadway standards in regard to cross section (i.e. 22-30 feet wide), materials, design, and alignment. Use of service drives should be encouraged, and incentives enacted, where they can: 1. 2. 3. 4. Provide through connections between side streets. Relieve a congestion or safety condition. Serve numerous properties. Benefit the general public to an extent that their use provides a greater service to the community than to the individual property owner. Rochester Road Access Management Plan Page 170 �City of Royal Oak Master Plan 2012 Amendment Internal Sidewalk Connections to Public System Clearly marked internal sidewalks and paths should be included in site design. Walkways need to be located in convenient, visible locations to encourage use, but also should be clearly separated or protected from driveway and internal circulation lanes. This is especially important for segments of the corridor with higher sidewalk traffic. Corridor Improvement Guidelines The focus of this access management plan is addressing access-related issues along the Rochester Road corridor. However, when access points are removed or redesigned, new opportunities emerge to improve the corridor in other ways. Improving driveway location and design can improve the environment not only for motorists, but also for pedestrians, bicyclists, and transit riders. The following sections outline site and access design considerations that can improve walking, biking and transit environments, and explains how use of green infrastructure and low-impact development (LID) concepts can enhance the corridor as well. Rochester Road has historically been planned to accommodate motorized traffic, but it also serves pedestrians and bicyclists. Access management is one tool with the potential to improve the safety and flow of traffic from all modes. By reducing the number of and improving the design of driveways, the interface between motorists and pedestrians and bicyclists is safer and less frequent. This approach of considering the function of the whole corridor and all who use it for transportation purposes is referred to as “complete streets.” Recent amendments to the Michigan Planning Enabling Act (MPEA) and the State Trunkline Highway System Act (Act 51) show the State’s support of Complete Streets policies, as summarized below:  The MPEA was amended to provide for the inclusion of complete streets: “A system of transportation to lessen congestion on streets and provide for safe and efficient movement of people and goods by motor vehicles, bicycles, pedestrians, and other legal users.” This amendment requires local master plans to include a comprehensive transportation component that addresses all modes of transportation, and requires communities to work together, and with appropriate road agencies, toward local complete streets policies.  Act 51 was amended to mandate the creation of a State Advisory Council that will adopt a state-wide policy. It also requires state departments of transportation to provide technical knowledge and assistance to local communities, and demands best practices be used when planning improvements to the state’s transportation system. The Rochester Road Access Management Plan seeks to advance the concept of complete streets by integrating non-motorized data, including bike routes, regional trails, and sidewalk locations, into the project maps, and by identifying gaps in the existing sidewalk or pathway systems. In addition, many of the proposed access recommendations will have secondary benefits to the nonmotorized environments, such as fewer driveway crossings, better visibility to motorists, and safer road and driveway crossings. Rochester Road Access Management Plan Page 171 �City of Royal Oak Master Plan 2012 Amendment Complete Streets accommodate all users ... On-Street On-Street On-Street Wide Paths : Bike Lanes: Travel Lanes: Parking: Bike Lanes: Wide Paths: • Pedestrians • Bicycl ists • Motorists • Busi ness • Bicycl ists • Pedest ri ans • Recreational users customers • Recreat iona l users Non-Motorized Travel Pedestrians and bicyclists (referred to as “non-motorized users”) are the most vulnerable travelers. To be most effective when planning corridor features, the pedestrian and bicyclist must be considered a priority. By encouraging fewer access points and proper spacing and design, access management can improve the non-motorized environment. Improved driveway design (e.g. geometric, materials) can improve visibility of pedestrians and bicyclists for automobiles. Pedestrian and bicycle travel along corridors with a proliferation of access points can be dangerous for several reasons:    More driveway crossings means pedestrians face interaction with vehicles more often, increasing the likelihood of a vehicle-to-pedestrian crash. More driveways often include more signs and clutter within the right-of-way, which can be distracting to motorists and can block views of pedestrians and bicyclists. Driveways designed without proper curb radii, throat depth, and other design factors can reduce visibility, reaction times and hamper circulation. Access management supports driveway designs that intuitively cause motorists to drive with caution. Existing Trail & Sidewalk Systems Three regional trail systems converge just east of the study corridor in the City of Rochester. The Paint Creek Trail originates in Lake Orion and continues southeast to Rochester, and the Clinton River Trail generally follows the Clinton River, beginning at Opdyke Road and running northeast. East of Rochester, the trail enters Macomb County as the Macomb-Orchard Trail and continues northeast to the City of Richmond. Rochester Road is located near the point where these trails connect, and as such has the potential to connect numerous residents in the five cities involved in this effort with these regional trails. Therefore, as development progresses along the corridor, wider sidewalks and multiple-use pathways should be encouraged to provide more residents with access to these regional assets. Rochester Road Access Management Plan Page 172 �City of Royal Oak Master Plan 2012 Amendment Sidewalk gaps exist in various locations along the corridor, most commonly in the northern end where vacant development sites exist and the system has not been completed. These locations are noted on the site-specific recommendation maps so each community is well-aware of deficiencies in the system before development proposals are submitted for review. Non-Motorized Design Guidelines Designing any non-motorized system requires careful planning that considers safety, efficiency, convenience and costs versus benefits. It is important to provide clearly delineated pedestrian areas both along the corridor and connecting to private commercial developments. Nonmotorized improvements should focus on linking the planned regional trails and improving safety and convenience for transit users and walkers or bikers traveling in high-use areas. In general, when planning for future non-motorized systems, communities should follow the guidelines listed below.  Access Design. The geometric design of access points, including the width, throat, radius, and pavement type, should all include consideration of the interaction with off-street nonmotorized users. Excessively wide driveways with little or no separation from off-street parking areas and broad, sweeping driveway curbs provide an unprotected non-motorized environment that lacks clear definition for turning movements and increases the amount of time a pedestrian or bicyclist is exposed to traffic. Driveways should include a clear-vision zone at the entrance, free of visual obstructions like shrubs, signs, utility boxes, or other barriers so oncoming traffic can clearly see pedestrians entering the driveway.  Delineate Driveway Crossings. Sidewalk crossings of driveways should be clearly delineated. For higher volume areas (traffic or pedestrian) the crossing could be striped or constructed of durable contrasting material. Textured or colored concrete are good options since they can withstand vehicular weight while attracting the attention of motorists. Maintenance of crosswalk markings should be made a condition of site plans, just like maintenance of parking lot striping. Example of how driveway design can draw attention to pedestrians in crosswalks.  Mid-Block Non-Motorized Crossings. When convenient, pedestrians will cross in the safest location. Preferably these are at signalized intersections, but pedestrians are more likely to cross in un-signalized locations when crossings are spaced more than ½-mile apart. While there is not much potential to see new signals in the more urban, developed communities in the southern end of the corridor, new design technologies and advanced traffic signals may be used to facilitate mid-block crossings in suburban settings. These options can help safely move pedestrians near school sites, key destinations or other locations, with minimal impacts to higher speed automobile traffic. Rochester Road Access Management Plan Page 173 �City of Royal Oak Master Plan  Accommodate Bicyclists. Non-motorized systems must also accommodate bicycle activity. Amenities like bicycle storage, staging areas, and rest spots should be included in community-wide non-motorized systems. In some locations along the corridor, existing 4-lane roads can be re-striped to include bike lanes without widening the actual road. Such a “road diet” is recommended in areas where motorized and non-motorized traffic volumes suggest fewer travel lanes and more bicycle facilities are needed, such as the segment in Royal Oak between Main Street and Fourteen Mile Road. 2012 Amendment Example of bike lane on suburban arterial road. Low Impact Development (LID) and Green Infrastructure Stormwater management has historically been addressed from an engineering standpoint, to manage the quantity of runoff and prevent flooding. Stormwater runoff, especially in the more established urban areas of the corridor has historically been directed to privately- and municipally-owned detention or retention ponds with little regard for the water’s volume, flow and especially quality. These systems are expensive to build and maintain. Techniques to lessen the volume and speed of runoff, and improve the quality of water that enters municipal stormwater systems can help reduce the need for costly improvements in the future. In the last decade or so, increased focus has been given to the quality of stormwater runoff. Best practices encourage application of “green infrastructure” techniques or low impact development (LID), which use a basic principle modeled after nature: manage rainfall by using design techniques that infiltrate, filter, store, evaporate, and detain runoff close to its source. Instead of conveying, managing and treating stormwater in large, costly, end-of-pipe facilities often located in drainage areas, LID addresses stormwater through smaller, more cost-effective landscape features. Providing incentives for green infrastructure and LID with required access management improvements provides numerous benefits to property owners, regulatory agencies and the general public:         Reduces the volume and improves the quality of stormwater runoff Provides storage areas to minimize flash flooding Reduces municipal infrastructure and utility maintenance costs (e.g., streets, curbs, gutters, storm sewers) Increases energy and cost savings for heating, cooling, and irrigation Protects community character and aesthetics Reduces salt usage and snow removal on paved surfaces Protects and restores water quality in rivers and lakes and groundwater supplies Improves air quality Rochester Road Access Management Plan Page 174 �City of Royal Oak Master Plan 2012 Amendment Low Impact Development Guidelines Because application of low-impact design will vary from site to site depending on soil conditions, existing drainage and stormwater systems, this plan provides a policy framework for strongly recommending the use of LID techniques. They should be considered as part of the menu of other potential improvements when there is a change to a site plan or a proposed new development to determine if there are ways to better address stormwater runoff. Low-impact design should be encouraged wherExample of using curb lawn to capture runoff while ever it can be applied along the corridor, but it is “greening” the corridor specifically warranted in areas where vegetation may be installed in lieu of impervious surfaces (i.e. pavement). Green infrastructure techniques and LID should be encouraged, although not absolutely required, when access management improvements become necessary during the site plan review process for individual properties. Detailed design criteria for LID can be found in SEMCOG’s Low Impact Development Manual (A Design Guide for Implementation and Reviewers).  Bioretention (rain gardens) and bioswales should be considered in areas between the new or existing sidewalk where driveways are removed and in areas where a road median is installed or redesigned. Plant species should be salt tolerant, provide aesthetic benefits, and be low maintenance.  Native street tree planters are recommended where earth is disturbed due to the removal or relocation of a driveway or median crossover. Maximizing exposed soil around the tree will facilitate water infiltration; however, tree grates and planter options can be applied in more urban or pedestrian high-traffic areas. Street tree species should be varied to minimize the potential of invasive threats.  Porous pavement may be considered instead of impervious applications (i.e. asphalt or concrete) in parking areas or the road gutter. To function properly, porous pavement requires adequate subsurface soil conditions, overflow connection to a storm sewer or other final discharge location and routine vacuum maintenance. Porous pavement should not be installed in areas where there is a potential for soil contamination.  Installation of landscaped islands within parking areas can help provide additional “green” areas that serve various functions. Landscaped islands sometimes act as pedestrian refuge areas for those entering or exiting a store. They also provide planting areas for trees and other native vegetation, which can help reduce temperatures, water usage, and maintenance costs. Rochester Road Access Management Plan Page 175 �City of Royal Oak Master Plan 2012 Amendment Transit Fixed-line, connector, paratransit and community partnership bus service is provided to Oakland County residents by SMART (Suburban Mobility Authority for Regional Transportation). SMART began providing transit service to Wayne, Oakland and Macomb Counties in 1967. It has provided paratransit service to residents since 1994. What began as a on modest service has become a necessity for those whose disabilities prevent them I from using the fixed line service. Ma le Weekday curb-to-curb connector service is available to senior and handicap residents upon 24 hour advance notice. '.:~. ITT Technical lnstnute Kroger ■ SMART does not offer fixed line service ---on Rochester Road, but the 430 (Main -..-:=.::Street - Big Beaver Road) and 760 ---:i= (Thirteen and Fourteen Mile Roads) lines offer service in the vicinity. Because there is no fixed line service on Rochester ■ Road, there are no bus stops located in the study corridor. Where these transit lines run proximate to the study corridor, they are noted on the site-specific maps. Where possible, communities should encourage sidewalk connections to these routes, but fixed route transit service it is not anticipated for this corridor, and improvements are likely to be minimal. --------·-- ---------- uthfleld Ivie Center Specific Recommendations for Royal Oak Introduction The southern end of the Rochester Road corridor is located in Royal Oak, beginning at Main Street, where it proceeds north-northeast in direction. This segment of the corridor is similar to other arterial streets in the city, with a four-lane cross section through predominantly singlefamily neighborhoods with small pockets of neighborhood-scale commercial development. Data and observations indicate that vehicles entering and exiting the roadway at cross streets and individual driveways can create potential for crashes and congestion. Managing access along the corridor can reduce these effects because it considers the number, placement, and design of access points (intersecting streets and commercial driveways) in the context of the overall roadway, not just on each individual site. Analysis of Rochester Road begins with broad evaluation of local planning policies and regulations along the corridor then proceeds with analysis of existing conditions including posted speed limits, traffic volumes, crash locations and concentrations, driveway locations and nonmotorized conditions. These analyses, when combined with on-site reviews and discussions with Rochester Road Access Management Plan Page 176 �City of Royal Oak Master Plan 2012 Amendment local officials, create the basis for access recommendations for the corridor and individual sites within the City of Royal Oak. Local Considerations Lot Sizes & Development Patterns Similar to most established communities in the region, development in Royal Oak transformed over time. The city experienced the largest population growth in the 1960’s and 1970’s, so it is natural that parcel sizes and development patterns reflect the character and style of that period. Lots fronting on Rochester Road vary in size, depending on the use of the property. Most of the corridor is residential and lot sizes are typically small in size; typically 40 feet wide by 110 feet deep. Due mostly to these small lot sizes, many of the commercial sites contain several platted lots that have been combined together to accommodate larger buildings and associated parking. Even those lots combined for commercial development are still quite small compared to modern standards. These lot sizes and building arrangements restrict options for shared access, since many buildings have short front yard setbacks that do not provide room for cross-access connections. In addition, most of the commercial sites abut neighborhoods to the rear, which can sometimes limit indirect access via rear alleys or service drives. Because of these limitations, most businesses have one or more driveways with direct access to Rochester Road. A few have assembled enough land to extend from side street to side street. Example of small parking lot without cross-access. Road Jurisdiction While portions of the Rochester Road corridor in Oakland County fall under the jurisdiction of the Road Commission for Oakland County and the Michigan Department of Transportation, the entire 2.5-mile length through Royal Oak is under control of the city. Planning Policy The City of Royal Oak Master Plan envisions a mixture of uses along Rochester Road. Downtown Royal Oak and Woodward Avenue contain much of the city’s planned general commercial districts, so the majority of future land uses along Rochester Road include mixeduse, multiple-family, and single family residential with a few nodes of general commercial located on the north sides of Twelve and Thirteen Mile Roads. The city’s transportation goal, as stated previously in this Master Plan, is “to provide an integrated and accessible transportation system comprised of a balanced range of travel options to facilitate the safe, convenient, reliable and smooth flow of motorized and non-motorized vehicles and pedestrians.” Rochester Road Access Management Plan Page 177 �City of Royal Oak Master Plan 2012 Amendment In accomplishing this goal, the city supports use of access management, and encourages continuous sidewalks, coordinated non-motorized planning, and proper road improvements to improve safety conditions. Several objectives and strategies from the city’s Master Plan support the recommendations presented in this access management plan. Zoning Zoning along the corridor in Royal Oak is generally consistent with the existing land uses. The predominant zoning in the area is One-Family Residential with pockets of Neighborhood Business and Mixed Use 2 zoning at key intersections. Traffic Conditions Rochester Road between Main Street and Fourteen Mile Road is generally two lanes in each direction with left turn lanes at major intersections. The average daily traffic (ADT) along this segment of Rochester Road ranges from approximately 10,000 to 20,000 vehicles per day. The following table illustrates the average daily traffic along Rochester Road in the City of Royal Oak. The speed limit along Rochester Road in the City of Royal Oak is 35 m.p.h. Rochester Road Average Daily Traffic (ADT) in Royal Oak Segment ADT Main St. / Catalpa Dr. / Crooks Rd. to Twelve Mile Rd. 10,600 Twelve Mile Rd. to Girard Ave. 13,700 Girard Ave. to Thirteen Mile Rd. 13,000 Thirteen Mile Rd. to Fourteen Mile Rd. 20,100 Source: LSL Planning, Inc. Non-Motorized Conditions Sidewalks exist on both sides of Rochester Road for the entire length of the corridor in Royal Oak. The city’s sidewalk system is well-connected along streets and through adjacent neighborhoods. Therefore, the primary objectives are to provide safe routes and road crossings. Driveway Density Analysis of driveway density, or the number of access points per mile, can help identify concentrations of driveways that may contribute to unsafe conditions or congestion. Areas with higher concentrations are more likely to create frequent disruptions to traffic flow in the right lane, and less likely to attract non-motorized traffic. Understanding the average dimensions and area of driveways also provides an idea of the amount of land that, if the driveway were removed, could otherwise be used for stormwater detention or corridor greening efforts. Ideally, access along Rochester Road would adhere to MDOT’s suggested spacing requirements, but in Royal Oak, existing lot sizes, driveway locations, frequency of access and truck traffic patterns sometimes dictate specific access locations that cannot be modified. Understanding the existing built, urban nature of development in Royal Oak prevents full conformance with the Rochester Road Access Management Plan Page 178 �City of Royal Oak Master Plan 2012 Amendment MDOT access standards, this plan focuses more on achieving greater conformance with the spacing requirements, while still maintaining reasonable access to private property. The following table shows the number of existing access points (streets and driveways) on both sides of the road in Royal Oak. Of the existing 147 access points, 8% are proposed to be closed or consolidated. While the number of remaining driveways is still over one and a half times the number of access points that would result if MDOT’s spacing standards were applied, it sill represents a decrease in access points while maintaining reasonable access to difficult sites with size and shape constraints. Existing & Resulting Access Points Density # of Access Points Segment Length Access / (ft)1 Mile Existing Remove Keep Main St. to Twelve Mile Rd. 2,277 20.9 13 2 7 Twelve Mile Rd. to Detroit St. 2,593 30.5 19 0 15 Detroit St. to Thirteen Mile Rd. 2,896 62.0 48 6 28 Thirteen Mile Rd. to Whitcomb Ave. 3,067 53.4 48 2 29 Whitcomb Ave. to Fourteen Mile Rd.2 2,287 34.6 19 2 13 Overall 13,120 41.9 147 12 92 Notes: 1. Segment lengths are approximate. 2. Rochester Road is the boundary between Royal Oak and Clawson in this segment. Only access points on the east side of this segment were counted. Source: LSL Planning, Inc. Crash Segment Analysis There were four segments of Rochester Road in the City of Royal Oak that were evaluated for crash frequency and rate – Main Street / Catalpa Drive / Crooks Road to Twelve Mile Road, Twelve Mile Road to Girard Avenue, Girard Avenue to Thirteen Mile Road, and Thirteen Mile Road to Fourteen Mile Road. From the crash analysis, it was found that none of the segments had a crash rate above the threshold used by SEMCOG to qualify as a critical crash location. Intersection Crash Analysis Intersection crash rates were also calculated and compared to the SEMCOG critical crash rates for signalized intersections in the Detroit metropolitan area. None of the Rochester Road intersections in the City of Royal Oak exceeded the critical rate for intersections with the same average daily traffic. Intersection Operation Analysis Existing traffic and safety conditions along the Rochester Road corridor within the City of Royal Oak are currently acceptable, based on traffic engineering standards. Analysis determined that the four study intersections were operating at an acceptable level of service (LOS) during the AM and PM peak hours, and none of the intersections or segments in the city exceeded the SEMCOG critical crash threshold. Based on the volumes, existing signal timings, and current laneage described above, the following table summarizes the existing levels of service at the four Rochester Road Access Management Plan Page 179 �City of Royal Oak Master Plan study intersections. An acceptable LOS is “D”. All intersections currently operate at LOS “C” or better during both time periods under existing conditions. This suggests there may be some additional capacity available to accommodate a 4-lane to 3-lane road diet along Royal Oak’s portion of Rochester Road. 2012 Amendment Existing LOS for AM / PM Peak Hour North South East Bound Bound Bound Existing Twelve Mile Road C / A* C/A A/A Girard Avenue A /A A/A C/A Thirteen Mile Road B/A C/A B/A Fourteen Mile Road C/A C/A C/B West Bound A/A A/A B/A C/B * AM / PM Source: LSL Planning, Inc. / SEMCOG The mixture of stopped left-turning vehicles with through traffic can also result in a higher number of rear end, sideswipe, left-turn related, and driveway related crashes along four lane roads. Although none of the segments along Rochester Road in the City of Royal Oak were above the critical crash threshold, safety improvements may still be realized by implementing the general recommendations of this plan. Twelve Mile Road Intersection All four approaches at the intersection of Rochester Road and Twelve Mile Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The signal operates in two phases with three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal is actuated-coordinated with detection on all approaches and Twelve Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Twelve Mile Road. ~U'I ......... Existing laneage at Twelve Mile Road (left) and AM / PM peak hour volumes (right). There is heavy westbound through movement on Twelve Mile Road during the morning peak hour and a heavy eastbound movement during the evening peak hour. There are heavy Rochester Road Access Management Plan Page 180 �City of Royal Oak Master Plan 2012 Amendment southbound through and right turn movements on Rochester Road in both the morning and evening peak hour. Girard Avenue Intersection The northbound and southbound approaches of Rochester Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The eastbound and westbound approaches of Girard Avenue have one approach lane with all movements shared. The signal operates in two phases with three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuatedcoordinated with detection on all approaches and Rochester Road as the coordinated phase. This means that any green time not used by Girard Avenue will be given to traffic on Rochester Road. There is a heavy northbound volume in the AM peak hour and a heavy southbound volume in the PM peak hours. ##; = AM / PM Hour Vollin Existing laneage at Girard Avenue (left) and AM / PM peak hour volumes (right). Thirteen Mile Road Intersection All four approaches at the intersection of Rochester Road and Thirteen Mile Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The signal operates in four phases with lagging permitted-protected left turns for all approaches. The signal at this location has three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuated-coordinated with detection on all approaches and Thirteen Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Thirteen Mile Road. There is a heavy westbound through movement on Thirteen Mile Road in the morning peak hour and a heavy eastbound movement in the evening peak hour. There are heavy southbound through and right turn movements on Rochester Road in both the morning and evening peak hour. Rochester Road Access Management Plan Page 181 �City of Royal Oak Master Plan 2012 Amendment Existing laneage at Thirteen Mile Road (left) and AM / PM peak hour volumes (right). Fourteen Mile Road Intersection The northbound approach of Rochester Road at Fourteen Mile Road has three approach lanes consisting of one left, one through, and a through-shared right turn lane. The southbound approach of Rochester Road has four approach lanes consisting of one left, two through, and one exclusive right turn lane. The eastbound approach of Fourteen Mile Road has three approach lanes consisting of one left, one through, and a through-shared right turn lane. The westbound approach of Fourteen Mile Road has four approach lanes consisting of one left, two through, and one exclusive right turn lane. fouriffn @ =Un 1Rd 11gri - AM IPM Existing laneage at Fourteen Mile Road (left) and AM / PM peak hour volumes (right). Rochester Road Access Management Plan Page 182 �City of Royal Oak Master Plan 2012 Amendment The signal operates in four phases with lagging permitted-protected left turns for all approaches. The signal at this location has three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuated-coordinated with detection on all approaches and Fourteen Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Fourteen Mile Road. There is a heavy westbound through movement on Fourteen Mile Road in the morning peak hour and a heavy eastbound movement in the evening peak hour. The peak flow of traffic along Rochester Road is evenly distributed in the AM peak hour and shows a slightly heavier southbound volume in the PM peak hour. Recommendations The section of this access management plan titled Access Management Guidelines describes the general standards that should be applied along the entire length of the study corridor, while Corridor Improvement Guidelines includes other general recommendations for non-motorized systems and greening of the corridor. Road Design By redesigning its streets over time, Royal Oak can not only provide a safe system that balances the needs of various users, but also that also responds to the desired character of adjacent land use and development to make street design more context sensitive. Because average daily traffic volumes along the corridor in the cities of Royal Oak and Clawson are less than 18,000 per day, Rochester Road is a good candidate to convert from four to three lanes, or “road diet.” A road diet converts multiple-lane roads into roads with fewer lanes, usually converting the two inside travel lanes into one center left-turn lane, therefore leaving additional shoulder width that can be used to accommodate other modes of travel. Often, road diets are used to narrow roads with extra vehicle carrying capacity by converting one lane into bike lanes, on-street parking, landscaping, and/or sidewalks. This four-lane to three-lane conversion would reduce the existing corridor’s two northbound lanes and two southbound lanes to one northbound through lane and one southbound through lane, and a shared center left turn lane. Converting the two inside travel lanes into one center left-turn lane frees up space in the existing pavement width for on-street bike lanes, new onstreet parking, widened sidewalks or landscaped areas and other streetscape enhancements. These types of conversions have been shown to reduce crashes, especially left-turn and driveway related crashes; enhance mobility for all users and better harmonize street design with adjacent land uses. Road diets are most often implemented on four-lane “prime connector” and “arterial corridors” with traffic volumes low enough (generally 18,000 – 20,000 vehicles per day or less) and where the conversion is expected to maintain acceptable levels of service, both along Rochester Road, and at key intersections. Rochester Road Access Management Plan Page 183 �City of Royal Oak Master Plan 2012 Amendment To investigate the operational impact of the proposed road diet, the four intersections discussed on the previous pages were further evaluated. Traffic volumes for three of the four intersections were obtained from the Road Commission for Oakland County (RCOC) 2008 signal optimization project. An updated turning movement count was taken at Thirteen Mile Road on August 28, 2010. An intersection analysis was conducted to determine the amount of intersection delay along Rochester Road under existing conditions and with the road diet in place. The analysis indicated that the four study intersections would operate at an acceptable level of service (LOS “D” or higher) with the road diet in place. The road diet would reduce the existing corridor’s two northbound and two southbound travel lanes, to one northbound through lane, one southbound through lane, and a shared center left turn lane. Currently, the corridor’s existing four lanes have only a slightly higher capacity than it would if it was reduced to the proposed threelane cross section because the inside lanes can be blocked by motorists waiting to turn left. When this occurs, Rochester Road essentially operates with only one through lane in each direction. A conceptual example of a road diet at the intersection of Rochester Road and Fourteen Mile Road is shown at right. A center left turn lane and northbound and southbound bike lanes are illustrated, although the additional shoulder space could be used for a number of other purposes as well. Due to turning movement volumes, right turn storage pockets were added to increase vehicle Fourteen Mile Road – Road Diet Layout capacity and alleviate congestion at the three mile road intersections. At Girard Avenue, the right turn storage pockets were not necessary due to low northbound and southbound right turn volumes. The table on the following page compares the modeled LOS of the existing versus road diet configurations during the morning and evening peak hours (busiest one-hour periods of the day). Just as traffic engineers have made adjustments over time to maximize the LOS of the existing road, minor adjustments were made to the signal timing ‘splits’ in the model to maximize LOS Rochester Road Access Management Plan Page 184 �City of Royal Oak Master Plan of the road diet. Elements such as ‘cycle length’ and ‘offsets’ were not altered to ensure progression on the cross streets would not be impacted. 2012 Amendment AM Peak Existing LOS & Road Diet LOS Roadway North Bound South Bound East Bound West Bound Twelve Mile Rd. Girard Ave. Thirteen Mile Rd. Fourteen Mile Rd. C / C* A/A B/C C/C C/C A/A C/C C/D A/B C/A B/B C/C A/A A/B B/B C/C While an acceptable level of service for intersection approaches PM Peak Existing LOS & Road Diet LOS is “D” or better (lower letters are better), all 32 approaches modeled North South East West have an existing LOS of “C” or Roadway Bound Bound Bound Bound better. With the road diet in place, Twelve Mile Rd. A/A A/B A/A A/A 30% of the approaches had a Girard Ave. A/A A/A A/A A/A decreased level of service, with Thirteen Mile Rd. A/B A/B A/B A/A only one of those falling to “D” Fourteen Mile Rd. A/A A/B B/C B/B (all others remained “C” or better). Existing LOS / Road Diet LOS For the one approach that fell to *Source: LSL Planning, Inc. “D,” at Rochester Road and Fourteen Mile, data shows that the southbound through movement has the highest delay of the three movements (with a volume to capacity ratio of 0.71). Review of the SimTraffic simulation did not show any excessive queuing for this movement. Based on this information, the southbound through movement is expected to operate sufficiently in the field. These results would indicate that implementing a road diet in this stretch would not significantly impact traffic operations at any of the signalized intersections. Access Historic development patterns along Rochester Road have resulted in placement of buildings very close to Rochester Road and side streets. The trajectory angle of Rochester Road causes side streets to intersect at odd angles, and building locations can limit sight distances when they are located near the corridor. In some locations signage has been placed to inform travelers of sight distance limitations. The city should ensure all signs are visible and not blocked by overgrown vegetation or utility poles. The city should monitor conditions at intersections and determine if additional measures to reduce crash potential (e.g. more visible warning signage or an overhead yellow beacon) are warranted and practical. Opportunities to improve sight distance should be taken as they arise, but may require changes to building placement or other costly development options, which may or may not occur in the future. If a road diet was implemented, these situations could improve to some degree, because there would only be one lane of traffic in each direction, and because of the wider turning radius and resulting clear views created by the additional feet of separation between the curb and travel lanes. The corridor recommendation maps illustrate specific recommendations for the corridor through Royal Oak, including suggestions for driveway closings, shared and cross-access locations, proper alignments and alternative access opportunities. These recommendations are based on state and national research, a thorough review of the existing conditions along the corridor, and Rochester Road Access Management Plan Page 185 �City of Royal Oak Master Plan the extensive experience and expertise of the access management plan team with access management implementation across the state. 2012 Amendment CORRIDOR RECOMMENDATIONS Channelizedriveway/access Generaliz.ed new curb /nght-lnlr/9h!-M1J11/yu,r,'tss!p1</ted/ \ Close driveway/acml__.,. .. ., Because the recommendations are based on the existing conditions at the time this plan was Connect adjacentparking ..__} • • ~ •.31... Add/extendservice • - 7 drive/alley areas/alley/servicedrive developed, a significant change in conditions on a site should prompt a thorough consideration of any proposed project in the context of the policies, standards, and goals of this plan. The city, Oakland County, MDOT, SEMCOG and members of the Steering Committee will play an important role in reviewing development proposals along this corridor to promote the most efficient, and safe configuration of access. Walking & Biking Royal Oak’ non-motorized transportation plan to help facilitate walking and biking throughout the community will be helpful in identifying key routes, destinations, and barriers to mobility that should be addressed in the future. Future nonmotorized planning should consider the various types of users, and coordinate a “complete streets” approach to mobility that addresses the needs of citizens of varying age, ability and socioeconomic status. Some citizens use the system for recreation, and others for commuting. Achieving better mobility will require a combination of various non-motorized facilities, including sidewalks, separate bike paths, regional trails and on-street bike lanes. ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road \..'.J V) i== V) z <( X ....J z l.J.J l.J.J <:t fc.. V) l.J.J u z 0 u zl.J.J <( ....J rt) The road diet proposed from Main Street to Fourteen Mile Road will improve the biking environment by providing dedicated, on-street bike lanes in lieu of unnecessary vehicle lanes. Special consideration should be given to the places where the non-motorized and motorized systems interface. Pedestrian path and bike route crossings should be planned or improved in locations where traffic signals can facilitate safer road crossings, and where local roads, rather than large mile roads, can be used for pedestrian and bicycle traffic. If the road diet recommended for Royal Oak’s segment of Rochester Road is implemented, it would provide additional room for an on-street bike lane. Low-Impact Development It has been shown that implementing access management policies can improve other corridor conditions. As the science of planning for access evolves and improves, additional benefits are continually being identified. One such benefit is the potential to “green” the corridor. Every driveway that is removed as a result of access management presents an opportunity to replace hard surfaces like asphalt or concrete with pervious surfaces like grass, rain gardens or detention. Rochester Road Access Management Plan Page 186 �City of Royal Oak Master Plan 2012 Amendment The average driveway in Royal Oak occupies approximately 275 square feet, but some driveways are very shallow, which limits low impact opportunities. Those larger driveways, if removed, could be used as green space, additional stormwater retention, or to reclaim needed parking. Based on the access recommended to be removed, this plan suggests a total of 3,350 square feet of impervious surface that can be reclaimed for other purposes, as previously discussed. Transit Presently, there is no fixed route transit service on Rochester Road. Local connector service seems adequate to serve residents living near the corridor, but if future demands suggest new routes, the city should coordinate with neighboring communities and SMART toward filling such needs. SMART should be contacted if a large employer or traffic generator locates in the city, to determine if service extensions are needed. Recommendations for Specific Corridor Segments Broad recommendations that apply to the entire corridor in Royal Oak are discussed above and in the preceding sections, but are only a small part of the larger access management program. Improved safety and traffic operations will most likely come as a result of small improvements and gradual changes to individual access points made over time. The maps provided for Royal Oak illustrate the changes for each property along the corridor, so the city can implement access changes on site-by-site basis. To help explain the mapped recommendations, the corridor was broken into half-mile segments; specific recommendations that apply to that segment are described below. Main Street to Twelve Mile Road Existing Conditions. Cemeteries are a predominant use in this segment, with some office and retail uses emerging at the southeast corner of Rochester and Twelve Mile Roads. Lots here are shallow, with short front yard setbacks, and rear service alleys. Recommendations. (See Map 1 of the Site-Specific Recommendation Maps.) Because of the few access points that exist in this segment, this segment operates safely. The access and nonmotorized standards of this plan should be applied. Twelve Mile Road to Thirteen Mile Road Existing Conditions. The intersection at Twelve Mile Road is largely commercial, with pharmacies, banks and restaurants. These commercial uses extend almost a quarter mile north of Twelve Mile Road to Wagner Park and the Red Run Golf Club begins the transition to singlefamily residential. Aside from a few apartment complexes, smaller office, retail, civic and municipal uses, this segment of the corridor consists of single-family residential lots. Two blocks of homes on the west side, between Girard and Devillen Avenues, are provided access via gravel frontage roads that have been constructed between the sidewalk and west curb of the road. Rochester Road Access Management Plan Page 187 �City of Royal Oak Master Plan 2012 Amendment Recommendations. (See Maps 2 and 3 of the Site-Specific Recommendation Maps.) It is recommended that the access and non-motorized standards of this plan be applied in this segment. More specific recommendations are given for the following locations  CVS Pharmacy. Access to the CVS Pharmacy on the northeast corner at Twelve Mile Road has existing driveways on both Twelve Mile and Rochester Roads. Because of its proximity to the signalized intersection, it is recommended that the Rochester Road driveway be restricted to right-in, right-out turning movements only, to avoid left-turn conflicts. ' B D J lj)lt.,l - I ------ ~ 711'((1 A 1JJ~J-- - --- -- ~ MAJOR ROADWAY ,\ > a: "' oi= -- -- ~ zCI ;g -- a: L r C Restricting turning movements into and out of driveways reduces the potential for crashes. Driveways with full turning movements (see driveway C) have significantly more conflict points than those with restricted movements (see A, B, and D). Source: FHWA.com  Intersection at Detroit Avenue. The party store on the southeast corner at Detroit Avenue should have shared access with the office to the south, to facilitate directional access driveways. It is recommended the southern driveway be designated for inbound traffic and the northern for outbound.  Side Street Offsets. Two cross streets in this stretch are offset just enough to create the potential for “left-turn lock-up,” where opposing vehicles each attempting a left turn ‘lock up’ just before they’re close enough to complete their left turn: DeVillen and Linden Avenues. While available crash data didn’t show an existing crash concentration, an increase in traffic in the future or reconfiguration of the lanes with a road diet could increase crash potential. These intersections should be regularly evaluated by Royal Oak; if there is a need, the plan recommends signage to prohibit left turns from southbound traffic on these two cross streets, instead routing left turns to the next street south (Girard Avenue). Fern Street runs parallel to Rochester Road 300 feet east and connects Girard Avenue to DeVillen and Linden Avenues.  East Side between LaSalle & Lawrence Avenues. Two businesses and the fire station in this stretch of two short blocks have six driveways directly onto Rochester Road and four additional access points via cross streets. The plan recommends closing and consolidating the drives to have four driveways onto Rochester Road with better spacing and offsets from opposing driveways.  West Side between Lawrence & Bloomfield Avenues. Two offices on the west side have two driveways in the mid-block near an adjacent parking area. One of the two driveways should be closed, with cross-access provided between properties to allow shared use of the remaining driveway. Rochester Road Access Management Plan Page 188 �City of Royal Oak Master Plan 2012 Amendment Thirteen Mile Road to Fourteen Mile Road Existing Conditions. Land along this segment is a mix of residential, retail, office and service uses located on shallow lots. The sites between Thirteen Mile and Midland Roads are served by a rear alley and farther north, the intersections at Edmund Avenue / Montrose Avenue, at Sunnybrook Drive, and at Amelia Street are askew, causing locations where turning left onto the side streets can be unsafe if met by an opposing left-turning vehicle. To the north is Whitcomb Avenue, which if extended west of the corridor would be the city boundary between Royal Oak and Clawson. North of Whitcomb Avenue, the City of Royal Oak maintains jurisdiction over the east side of Rochester Road, and the City of Clawson maintains jurisdiction over the west side. Land uses on the Royal Oak side have a similar land use pattern as found to the south, with automobile-oriented and commercial uses at the intersection at Fourteen Mile Road. Recommendations. (See Maps 4 to 6 of the Site-Specific Recommendation Maps.) The access and non-motorized standards in this plan should be applied, in addition to the following:  Side Street Offsets. Three sets of cross streets in this stretch are offset just enough to create the potential for “left-turn lock-up,” where opposing vehicles each attempting a left turn ‘lock up’ just before they’re close enough to complete their left turn: Edmund Avenue / Montrose Avenue, Sunnybrook Drive, and Amelia Street. While available crash data didn’t show an existing crash concentration, an increase in traffic in the future or reconfiguration of the lanes with a road diet could increase crash potential. These intersections should be regularly evaluated by Royal Oak; if there is a need, the plan recommends signage to prohibit left turns for one direction of Rochester Road at each crossing: ¤ ¤ ¤  Edmund Avenue / Montrose Avenue would allow left turns from northbound Rochester Road, with southbound traffic turning left on Sunnybrook Drive and using Alexander Avenue to connect with Montrose Avenue. Sunnybrook Drive would allow left turns from southbound Rochester Road, with northbound traffic turning left on Edmund Avenue and using Bellevue Avenue to connect to Sunnybrook Drive. Amelia Street would allow left turns from northbound Rochester Road, with southbound traffic turning left on Millard Avenue and using Alexander Avenue to connect to Amelia Street. Allowing northbound instead of southbound left turns was chosen because Amelia Street does not have any connecting north-south cross streets west of Rochester Road. Access at NE Corner at Whitcomb Avenue. Parking for the businesses on the east side between Whitcomb Avenue and Bauman Avenue is currently provided via angled on-street parking spaces, but there is no defined service drive to separate Rochester Road traffic from vehicles backing out of these spaces. Access to the parking should be channelized and better defined to manage the number of places where parking traffic interfaces with through traffic on Rochester Road. Rochester Road Access Management Plan Page 189 �City of Royal Oak Master Plan 2012 Amendment Proposed Main St to Fourteen Mile Road i~rAAiM ·-. A. ~~ ■A& ■ f CL LU lR/\NSPOllTATION l'IDl[S & DAlA CORRIDOR RECOMMENDATIONS 0 G<oN,l;,ed new curb ) Criticalmshinltl'St'Ction Rochester Road Access Management Plan Connectid}acen1pa~ ___} • • , areis/illey/Sl'JV!ctc'ffie •- •+ dritt/~lley Crllicalmshsegment. ti Posted~limit ~ uisM'jalleyfservkttffit Add/mtndstfVICt Si!Jwtueddfflertion Emting"9(!0al pathway SEMCOG ..MOOT □ ~- - LSL Planning. 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"' :;; 1 Page 190 OF 30 �City of Royal Oak Master Plan 2012 Amendment ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road i~rAl1M ·~-...;~ ~AAAia .__. ,~ z ::, :l r--~ I i1 f-----';'='-'--t ~ ~ ~ '--t--:-.7 r AVON IIN lu•-~~~1~•HH·!d•:~1~:!i1l~ CORRIDOR RECOMMENDATIONS 0 Crmlcrashll'llerwction Rochester Road Access Management Plan ffi l.!1 ~ Cnm adj,Jctnt palm!J ateWiley/serviceffl .__J •-, - - ~-t, Addfmmlsen'R dtiY'e/a.8" er.olcrash~ WJ,... liil l'oS!td,,..dlimlt ~ Emti,galey/-d,m, SEMCOG ......< ..MOOT :;; u w 0 SignatlltdinlefS«tion Emting~pathway ffi w °' 0. □ LSL Planninl!· Inc. _ , . . , _..,1,...--0 a, :;; DI! !!!!!:'. ~ .M :, z 0. <( :;; I 2 Page 191 OF 30 �City of Royal Oak Master Plan 2012 Amendment Proposed Main St to Fourteen Mile Road M ,M Ud&AAii. lalt"i li■~I ~ ~ ~ l-'l1i,:;.. . l RAN!>PORTAl ION NOTE5 & DAlA CORRIDOR RECOMMENDATIONS 0 Rochester Road Access Management Plan Connea.m1pamlg _ _ } • • ~ .eas/iilley/sem::tdrrw: •- •+ dl'M/illey Add/mendst'f'OO' Crifiralaashinlfflttdkln Critiralmdisegmen1 @I Posted~limn ~ Emmgalley/'lffWt drM" SEMCOG ..MOOT a: w DI! □ ,__,_,_""_ -... 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LSL Planning, Inc. "'"""""_,,_.. a: w DE --... e ~ 5 "':E :, Page 194 c.. 30 z <( :E OF �City of Royal Oak Master Plan 2012 Amendment Current configuration results in site distance issues at signalized intersection. Remove two-thrE\e parking spaces at corner oflot (clear · vision zone). Short-term recommendation is to close the northernmost drive (signed as one-way out). Long-term design should have one 3-lane driveway and better crossaccess to south site. The southeast corner of Fourteen Mile Road and Rochester Road is the only potion of Map 6 in the City of Royal Oak. The remainder of Map 6 is in the City of Clawson CORRIDOR RECOMMENDATIONS r..n.raJOM IINUll:b Rochester Road Access Management Plan C ffi ~ ... Coe!ltct~ palklf'!I Me~alley/wn lcedrlve J ••,---+ Addtttte11d.stt~ drlvtlal~ il CritlulCIWllnlfflfCtlan """o1...,.1imi1 C1ltk.llaiS!lsegmtn1 Eab:Tmgiley/""'lrf'drlvt 519"-"lfflllrlteoftOOn bt.tmg "91QNI pi!M'tdy """"'- SEMCOG ......<w °'IMDOT u ::E a: w aa: □ :::, w ... LSL Pl1nnl ng. lnc. ID ::E ...z< ::E 6 Page 195 OF 30 �City of Royal Oak Master Plan 2012 Amendment Implementation Amendment to Master Plan To provide a legal basis for requiring access design in site plan review, the preceding chapters have been adopted as an amendment to the City of Royal Oak’s Master Plan. The city will need to continually work with county and regional agencies to further regional pathway initiatives, and should maintain relationships with regional transit agencies in order to ensure future plan updates reflect their efforts and progress toward improved service. Model Zoning Ordinance Amendment Purpose of Model Zoning Ordinance Amendment This access management plan provides specific recommendations along Rochester Road based on a review of existing conditions and best practices. But the plan cannot be enforced unless a supporting set of zoning regulations is adopted. Therefore, a model access management ordinance was developed for the Rochester Road corridor based on the standards in MDOT’s Access Management Guidebook. The proposed Rochester Road overlay zone is the regulatory document that translates the general policies of the access management plan into specific regulations and standards that apply when properties are developed, redeveloped or reused. The intent of the regulations is to provide a means to review access to sites when development applications have the potential to change traffic or parking patterns. Triggers for review are provided in the model zoning ordinance, and include review of building or parking expansions, increases in parking demand or traffic that will be generated, etc. Access management reviews in Royal Oak could be processed according to existing site plan review procedures. The goal is to achieve gradual compliance with the standards in the plan, so some consideration for each city’s nonconforming policies is needed to ensure that reasonable changes are being required in response to the potential impact. How the Model Zoning Ordinance Amendment Works The Rochester Road overlay zone is proposed to be additional regulations that apply in addition to those already in place. They would not replace any existing regulations, but would apply alongside existing regulations (such as setbacks, uses, parking, etc.) to all parcels with frontage on Rochester Road. For example, if the current zoning is commercial, the uses permitted in that zoning district, the dimensional standards (setbacks, height, etc.) and other regulations would still apply. But, for sites with Rochester Road frontage, the access spacing and circulation design standards of the proposed overlay zone would also apply. The overlay zone can be adopted either as an additional district that would apply over top of the traditional zoning district regulations, with a notation on the official zoning map, or as a general provision in the ordinance (such as in the parking section of the ordinance). Either approach is Rochester Road Access Management Plan Page 196 �City of Royal Oak Master Plan 2012 Amendment equally effective, the decision whether to create an overlay zone “district” or a general regulation is really more one of local preferences and past practice. Where & When Does the Model Zoning Ordinance Amendment Apply? As written, the overlay zone applies only to non-residential property on Rochester Road. It could also apply to other roads, if desired. By amending specific references to Rochester Road to include other streets with similar characteristics, the ordinance can easily be applied to other roads that could benefit from access management. When new access regulations are adopted in developed areas, communities often ask when they should apply. Driveways and access points proposed with new land division or development should comply with all of the requirements. This ordinance was written to require compliance for changes in use that will attract more traffic to the site, or new buildings or additions that will increase the building by more than 25%. This threshold can be changed to a higher or lower percentage if it is felt the number is too lenient or restrictive. Many communities ask if it is fair to require every land owner to comply with these more restrictive standards. First, it is important to remember that the purpose and intent of access management is to improve the safety and efficiency of the existing transportation system, a purpose that is in the best interest of the entire community. In some cases, where a safety hazard exists, it is more important to improve access for the good of the community than to preserve an extra driveway that someone has had for a while. In other cases, where building addition or business expansion will bring additional traffic, a potential safety hazard is anticipated and access changes are required to prevent them for the good of the community. Yet still, in other cases, the extent of an application may not be significant enough to demand a change. Communities need to ensure that the access changes required are proportional to the extent of changes proposed in the application submitted. Flexibility in Required Standards Because this ordinance is intended to provide direction for all communities along Rochester Road, it contains regulations for any possible scenario, which includes divided roads or boulevards. Since no portion of Rochester Road in Royal Oak is divided, this section can be deleted. If the city desires to regulate other divided roads in the community, then this provision could remain in the final draft. Because of the developed nature of Royal Oak along the Rochester Road corridor, it is difficult to implement the optimal access spacing standards recommended by MDOT. In many cases, not all standards can be met, and when reviewing such, the hierarchy of standards, which is discussed further in the chapter Access Management Guidelines should be as follows: 1. Maximize spacing from signalized intersections. 2. Directly align driveways, or provide sufficient offset from, access and median crossovers located across the street. 3. Maximize spacing from other driveways on the same side of the street. Rochester Road Access Management Plan Page 197 �City of Royal Oak Master Plan 2012 Amendment 4. Where minimum spacing and offsets are not practical, access should be located to maximize the spacing. In some cases, a shared access system should be considered. The model zoning amendment was written to give the city the flexibility to modify the requirements where they may not be reasonable or appropriate. It provides the city the ability to approve modifications of the spacing and dimensional requirements on a case-by-case basis. Modifications may be granted by the Planning Commission during site plan review, by the Zoning Board of Appeals as a formal variance, or administratively by the Planning Department. Standards for review of modifications are provided in the model ordinance to guide decision makers and ensure that deviations from the access management ordinance are applied as consistently as possible. ARTICLE ___ Rochester Road Access Management Overlay District  § 770-___. Intent. The intent of the Rochester Road Access Management Overlay District is to improve traffic operations; reduce potential for crashes; improve pedestrian and transit environments; and preserve the vehicular carrying capacity of roads through regulations on the number, spacing, placement and design of access points (driveways and intersections). Published reports and recommendations by the Michigan Department of Transportation (MDOT) show a relationship between the number of access points and the number of crashes. § 770-___. Applicability. Planning Commission Option  This ordinance is written as an overlay zoning district, but the provisions can be added as an amendment to existing parking or access requirements. If a separate overlay district is preferred, the district boundary should also be shown on the zoning map. Planning Commission Option  As written, these access standards apply to sites on Rochester Road only. Are there other major roads where access management is needed? If so, they should be specified here. This overlay zone shall apply to all land with frontage along Rochester Road , except for single-family homes, duplexes or essential service facility structures. The following applications must comply with the standards in this Article: A. MDOT Permit Review. In accordance with P.A. 200 of 1969, as amended, applicants may need to have a review of the current MDOT access permit to determine if a new permit is required [R 247.214 Rule 14(4)]. B. Land Division, Subdivision or Site Condominium. Any land division or subdivision or site condominium development, including residential developments. Rochester Road Access Management Plan Page 198 �City of Royal Oak Master Plan 2012 Amendment C. Site Plan Review or Changes in Use. Any activity that requires site plan review at according to § 770-12, Site Plan Review, shall be submitted for review. Activities subject to site plan review, changes in use, or expansions on sites where any of the following will result: 1. Any increase in intensity of use of any building, structure, or lot through the addition of dwelling units, increase in floor area, increase in seating capacity, or through other means . 2. The amount of parking required will increase by 20 spaces or by more than 10%, whichever is less. Planning Commission Option  As written, any increase or expansion would require a review of access, but these triggers can be quantified as percentages if desired. Review of access for expansions over 25% is suggested, but this trigger can be greater or less. 3. The existing driveway(s) does not meet current geometric engineering design standards enforced by MDOT or the City of Royal Oak, as applicable [see P.A. 200 of 1969, as amended, and published Rules Regulating Driveways, Banners and Parades on and Over Highways]. 4. The site is located along a segment that experiences congestion. 5. The site is located along a segment that has experienced high crash rates. 6. Any access that is within 250 feet of a signalized intersection (measured at the edge of the right-of-way). 7. The change will increase automobile trips into and out of the site by more 25% or 50 total trips in the peak hour, as estimated using the most recent edition of the ITE Trip Generation Manual. 8. Any access that does or is expected to exceed 100 total trips per peak hour, or 1,000 total trips daily. § 770-___. Standards. Unless otherwise noted, spacing and offsets shall be measured from centerline to centerline. The following regulations of this Section shall be considered by the Planning Commission: A. Compliance with Sub-Plans. Where specific sub-plans have been adopted, such as the Rochester Road Access Management Plan, access shall generally adhere to the recommendations and standards contained therein. Where conflicts arise, the standards and specific recommendations of the plan shall prevail. B. Number of Driveways. The number of resulting driveways shall be the fewest necessary to provide reasonable access to the site. Each lot shall be permitted reasonable access, which Rochester Road Access Management Plan Page 199 �City of Royal Oak Master Plan 2012 Amendment may consist of an individual driveway, a shared access with an adjacent use, or access via a service drive. C. Offsets and Spacing from Intersections. Driveways shall be either directly aligned or spaced / offset as far from intersections as practical, especially signalized intersections. A minimum spacing or offset of 150 feet, measured from the edge of the intersection to the centerline of the driveway, is preferred. D. Driveway Spacing. Access points shall be spaced as far as practical from other driveways on the same side of the road, considering the posted speed limit along the road segment. The spacing listed in Table 1 is preferred. Table 1 Minimum Driveway Spacing * – Same Side Posted Speed (mph) 25 30 35 40 45 50+ Driveway Spacing (feet) Arterial Road Other Road 130 185 245 300 350 455 90 120 150 185 230 275 Table 2 Minimum Driveway Offset – Opposite Side Posted Speed (mph) Driveway Spacing (feet) 25 30 35 40 45 50+ 255 325 425 525 630 750 * Unless greater spacing is required by MDOT or RCOC. E. Driveway Offsets on Undivided Roads. Driveways shall be either aligned with driveways on the opposite side of the road or offset to the greatest distance practical. Consideration for weaving across travel lanes shall be given, especially where signalized intersections are present. The offsets listed in Table 2 are preferred. F. Driveway Locations on Divided Roads . Access points along divided roads shall be located in consideration of median crossovers. Access points shall directly align with or be offset a sufficient distance from median crossovers to allow for weaving across travel lanes and storage within the median. A minimum offset of 250 feet, measured from the edge of the driveway to the nose of the crossover, is preferred. Rochester Road Access Management Plan Planning Commission Option  This subsection addresses divided roads. This subsection should remain only if: (1) the portion of Rochester Road in your community is divided; or (2) you plan to regulate other divided roads in the community. Page 200 �City of Royal Oak Master Plan 2012 Amendment G. Consideration of Adjacent Sites. Where the subject site adjoins land that may be developed or redeveloped in the future, the access shall be located to ensure the adjacent site(s) can also meet the access location standards in the future. H. Shared Driveways. Where direct access consistent with the above regulations cannot be achieved, access should be provided via a shared driveway or service drive. Conditional driveway permits may be issued in these situations [R 247.234 Rule 34]. I. Access Design. Where practical given right-of-way constraints, driveways shall be designed with radii, tapers and other geometrics as determined by MDOT that are required to minimize the impacts of inbound right turns on traffic flow. § 770-___. Administration. Applications subject to review shall be processed according to the following: A. Submittal Information. Along with any other information required in § 770-12, Site Plan Review, developments subject to review according to this Section shall submit: 1. Detailed information showing nearby intersections; existing driveways on adjacent sites; proposed driveways; changes to existing access; and any information requested by the city necessary to review site access. 2. The Planning Commission may require submittal of a traffic impact report, prepared by a qualified traffic engineer, to verify the need for additional driveways or to justify a modification. 3. Evidence that MDOT and the Road Commission for Oakland County have been sent a copy of the proposed plan for review and approval, where applicable. B. Allowed Modifications. It is recognized that certain existing site conditions may prohibit full compliance with this Section. The Planning Commission may, after considering the criteria of subparagraph (C) below, modify the standards of this Section in the following situations: 1. The modification will allow an existing driveway to remain that does not meet the standards of this Section but that has, or is expected to have very low traffic volumes (less than 50 in- and out-bound trips per day) and is not expected to significantly impact safe traffic operations. 2. The use is expected to generate a relatively high number of trips and an additional driveway will improve overall traffic operations. 3. Practical difficulties exist on the site that make compliance unreasonable (sight distance limitations, existing development, topography, unique site configuration or shape), or existing off-site driveways make it impractical to fully comply with the standards. Rochester Road Access Management Plan Page 201 �City of Royal Oak Master Plan 2012 Amendment 4. Because of restricted turning movements or presence of a median that restricts turning movements, the driveway does not contribute to congestion or an unsafe situation. C. Modification Criteria. The Planning Commission  may waive certain requirements of this Section upon consideration of the following: Planning Commission Option  1. The proposed modification is consistent This draft gives the Planning Commission with the general intent of the standards of authority to grant modifications to the this overlay zone, the recommendations of above standards during site plan review, the Access Management Plan, and but the city can require variances from published MDOT guidelines. the ZBA instead. If this is the city’s 2. MDOT staff endorses the proposed access design. 3. Driveway geometrics have been improved to the extent practical to reduce impacts on traffic flow. 4. Shared access has been provided, or the applicant has demonstrated it is not practical. preferred approach, these criteria should be modified into specific variance standards for access-related applications. If desired, the city may wish to form an Access Management Review Committee to advise the Planning Commission on access and/or modification decisions. Such committee should include, but need not be limited to: planning & engineering staff; Planning Commission representative; neighboring community representative (especially if the application is within ¼ mile of border); and MDOT or RCOC staff. 5. Such modification is the minimum necessary to provide reasonable access, will not impair public safety or prevent the logical development or redevelopment of adjacent sites and is not simply for convenience of the development. Administrative Procedures Development decisions along different segments of the corridor fall under the purview of different agencies. In all cases, the city has jurisdiction over land use planning, zoning, site plan and subdivision reviews outside the corridor right-of-way. For some segments, MDOT or the RCOC has jurisdiction to review access permits and changes within the right-of-way. The City of Royal Oak has jurisdiction over its entire portion of Rochester Road. The ideal access environment considers a variety of conditions, which can make administration of rigid standards difficult. The zoning ordinance model provided includes the needed flexibility to implement access changes in a way that responds to existing conditions and limitations. When doing so, it is also important to consider administrative procedures and sight distance, driveway design, permitting and other requirements of other road agencies. It is sometimes helpful to confer with other community or road agency officials when making access decisions. Rochester Road Access Management Plan Page 202 �City of Royal Oak Master Plan 2012 Amendment The recommended process occurs in three stages: Stage 1: Submittal The development review process begins with a submittal from an applicant to revise the use or development on a property. Applications are submitted to city staff according to the Zoning and Subdivision Ordinances. Larger development projects within a quarter-mile of a city boundary should be sent to the adjacent city for review and comment. Special attention should be given to the interaction of access points and non-motorized facilities around these transition areas. Stage 2: Review Once received, applications are processed according to procedures in the city’s Zoning and Subdivision Ordinances. The suggested process includes feedback loops between the Planning Commissions and agencies as modifications are made to access and circulation. Developing a partnership between MDOT, RCOC, and private property owners is essential to accommodating planned development along the corridor. Stage 3: Action & Permitting After all boards and commission have reviewed the application according to the city’s ordinances and policies, the applicant will secure final approval for driveway permits, land use permits and building permits. Sometimes, access approvals will require execution of documents and deposit of financial guarantees to ensure future cross-access or service drive connections. Locations for shared access connections should be shown on the site plan and proper access agreements, easements, and guarantees executed that ensure construction in the future, indicating those responsible for initial construction costs and on-going maintenance. If cross-access is not feasible due to off-site conditions, temporary access may be approved. The site plan should note the temporary driveway and the terms under which it will be removed. Most often, it will be removed by the private property owner upon availability of an alternative or shared access system in the future, so provision for its removal should also be secured. On-Going Implementation Implementation of the plan’s recommendations through site plan and development review, as discussed above, is one way to achieve the benefits of access management. However, the process is expected to be gradual, taking a number of years to achieve. There may be other opportunities that can accelerate implementation of the recommendations, which are described further below, that include: Road Reconstruction or Resurfacing Projects Access management can be implemented with streetscape plans or road resurfacing or reconstruction projects. The design process for such projects should include time for coordination meetings with private property owners to discuss changes along their frontage. Often, the road agency can absorb the cost of driveway closures that are coordinated within the Rochester Road Access Management Plan Page 203 �City of Royal Oak Master Plan 2012 Amendment larger project. In fact, this approach is more cost-effective than reconstructing each individual driveway. During the design process, the focus should be on modifying or removing access points that have the potential to contribute to congestion or crash potential, especially those near intersections and high-crash areas. Local or County Funding Sources Implementation of many of the plan’s recommended improvements will depend on available funding. In some cases, the costs of the improvements will be borne by the property owner as part of changes to private property. In others, grants or other transportation funds may be earmarked for access changes along Rochester Road. Still in other cases, a local Corridor Improvement Authority may seek to fund improvements that further their plans and goals. Conclusion The underlying benefits of access management can be realized on other major roads, and the city may choose to expand the scope of this effort to apply to other roads. While the access management ordinance provided is written to apply only to Rochester Road, it can be expanded to include other roads. When developing city-wide access management regulations, the city should confer with MDOT to discuss appropriate spacing requirements or standards that should apply to different roads with different conditions and character. Access management can incorporate non-motorized and low impact design elements to improve the potential positive impacts of investment along the corridor. As access improvements are made over time, simultaneous review of non-motorized and stormwater systems is also needed to capitalize on opportunities to enhance the overall corridor and provide a catalyst for future improvements and economic growth. Rochester Road Access Management Plan Page 204 �City of Royal Oak Master Plan 2012 Amendment Appendices Appendix I – Visioning Statements The following appendix contains verbatim listings of vision statements from each Subarea Workshop. Only the priority visions statements which were presented by the small groups to the large group are presented. Visions are listed by subarea, and are organized in two ways: by small group, and by topic. The number of large groups votes are given for each vision statement. Vision Statements by Group - Subareas 1 and 2 Group 1 Visions 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 1.2 Increase Woodward parking by removing commercial buildings 1.3 Buffering between residential and more intense uses: 10-15’ landscaped 1.4 Increase Woodward parking by removing housing 1.5 Eliminate “seedy” businesses (e.g. motels) 1.6 Reduce sign clutter increase uniformity on Woodward 1.7 Add transit up Woodward ... a tram? Vote 6 9 5 9 5 9 6 Group 2 Visions 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 2.2 Maintain our school property 2.3 Fewer (maybe none) motels in Royal Oak 2.4 Improve and maintain our neighborhood parks 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking Vote 8 5 1 6 11 Group 3 Visions 3.1 “Westborn” style use closing streets forming cul-de-sacs to separate business from residential, use ½ walls, landscaping 3.2 More consideration of parking needs of businesses/business owners 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business “park-like settings” 3.4 Use of “small scale” multiple family, creates intimacy/friendly setting 3.5 Commercial/Industrial/Office = Moratorium on fast-food/carry out due to traffic considerations Vote 11 Neighborhood Related Visions 3.1 “Westborn” style, use closing streets and forming cul-de-sacs to separate business from residential, use ½ walls, landscaping 3.4 Use of “small scale” multiple family, creates intimacy/friendly setting 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 1.3 Buffering between residential and more intense uses: 10-15’ landscaped Vote 11 Appendices 9 9 7 5 7 6 5 Page 205 �City of Royal Oak Master Plan 2012 Amendment Woodward Ave. Related Visions 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking 1.6 Reduce sign clutter increase uniformity on Woodward 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business “park-like settings” 1.4 Increase Woodward parking by removing housing 1.2 Increase Woodward parking by removing commercial buildings 1.7 Add transit up Woodward . . . a tram? Vote 11 Commercial/Industrial/Office Related Visions 3.2 More consideration of parking needs of businesses/business owners 1.5 Eliminate “seedy” businesses (e.g. motels) 3.5 Moratorium on fast-food/carry out due to traffic considerations 2.3 Fewer (maybe none) motels in Royal Oak Vote 9 5 5 1 Community Services Related Visions 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 2.4 Improve and maintain our neighborhood parks 2.2 Maintain our school property Vote 8 6 5 9 9 9 9 6 Vision Statements by Group - Subarea 3 Group 1 Visions Vote 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson 1 border. 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in 7 Kimball area. 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family 5 housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 1.4 Stress enforcement of codes both to rental and owner occupied properties. 2 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.7 Maintain current number of parks. 1 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 1.9 Improve drainage and walking/riding facility in park areas. 0 Appendices Page 206 �City of Royal Oak Master Plan 2012 Amendment Group 2 Visions Vote 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height 8 restriction. 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.3 Code enforcement: 5  signage (commercial)  outdoor display area  lighting  maintenance - neatness of structures  notification area expanded (beyond 300 feet) 2.4 Need to combine city, school, and community when discussing school closings or utilization of public 4 facilities. 2.5 Maintain resources: 8  trees  greenspaces  historical sites 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1 Neighborhood/Transitional Areas Related Visions Vote 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family 5 housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 Commercial/Office/Industrial Related Visions 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. Vote 8 1 Parks and Community Services Related Visions Vote 2.5 Maintain resources: 8  trees  greenspaces  historical sites 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in 7 Kimball area. 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.4 Need to combine city, school, and community when discussing school closings or utilization of public 4 facilities. 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1 1.7 Maintain current number of parks. 1 1.9 Improve drainage and walking/riding facility in park areas. 0 City Image/Appearance Related Visions 2.3 Code enforcement:  signage (commercial)  outdoor display area  lighting  maintenance - neatness of structures  notification area expanded (beyond 300 feet) 1.4 Stress enforcement of codes both to rental and owner occupied properties. Appendices Vote 5 2 Page 207 �City of Royal Oak Master Plan 2012 Amendment Vision Statements by Group - Subarea 4 Group 1 Visions 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 1.2 More Community Center needs: busses, north center and south center 1.3 Mass transportation plan 1.4 Specifically plan where single family houses and condos/apartments should be located within neighborhoods (no strip malls) 1.5 Berm to keep Foodland shoppers out of nearby neighborhood Vote 5 Group 2 Visions 2.1 Protect Royal Oak from strip malls--”We don’t need them” 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial 2.3 Restrict commercial traffic flows into residential neighborhoods 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 2.5 More supervised recreation facilities for everyone--community swimming pools Vote 10 4 12 5 10 Group 3 Visions 3.1 Encourage single-family housing 3.2 Keep parks natural- don’t be trendy, don’t over specialize. Maintain them. 3.3 Fix existing roads and sidewalks 3.4 Consistency of contiguous land uses - no mixing 3.5 A city with high appearance standards which all work to maintain Vote 14 14 9 3 11 Group 4 Visions 4.1 Protect character of our residential neighborhoods 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4.3 Facilitate non-motorized traffic 4.4 Improve utilization and appearance of parks 4.5 Redevelop commercial and industrial to residential 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol Vote 15 4 4 1 1 7 Neighborhood Related Visions 4.1 Protect character of our residential neighborhoods 3.1 Encourage single-family housing 1.4 Specifically plan where single family houses and condos/apartments should be located within neighborhoods (no strip malls) 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. Vote 15 14 7 Transitional Areas Related Visions 1.5 Berm to keep Foodland shoppers out of nearby neighborhood 3.4 Consistency of contiguous land uses - no mixing 4.5 Redevelop commercial and industrial to residential Vote 6 3 1 Transportation Related Visions 2.3 Restrict commercial traffic flows into residential neighborhoods 1.3 Mass transportation plan 3.3 Fix existing roads and sidewalks 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 4.3 Facilitate non-motorized traffic Vote 12 9 9 5 4 Appendices 9 9 7 6 5 Page 208 �City of Royal Oak Master Plan 2012 Amendment Parks and Community Services Related Visions 3.2 Keep parks natural- don’t be trendy, don’t over specialize. Maintain them. 2.5 More supervised recreation facilities for everyone--community swimming pools 1.2 More Community Center needs: busses, north center and south center 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 4.2 Preserve parks and greenbelts (especially Mark Twain Park) Vote 14 10 9 5 City Image/Appearance Related Visions 3.5 A city with high appearance standards which all work to maintain 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Vote 11 4 Commercial Land Use Related Visions 2.1 Protect Royal Oak from strip malls--”We don’t need them” 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol Vote 10 7 4 Vision Statements by Group - Subarea 5 Group 1 Visions 1.1 Loft Apartments/Condo/Businesses - Development 1.2 Elected Officials to set policy and let staff run it 1.3 Promote a mass transit subway; trolley; integrate all transportation 1.4 Planning areas to have neighborhood retail within walking distance 1.5 Create zoning to help corridor business flourish Vote 22 6 6 0 0 Group 2 Visions 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 2.2 Preserve the neighborhood with regard to multi/single/two party homes 2.3 Green space 2.4 Preserve historical character 2.5 Greatly increased free parking 2.6 Retail - support incentives from a proactive City government Vote 11 Group 3 Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 3.5 All utilities underground Vote 18 4 4 3 3 1 9 7 6 4 Group 4 Visions Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, 22 stricter code enforcement on commercial and apartment exteriors (Citywide) 4.2 Bike/running/rollerblading paths in parks, rollerblade rink 11 4.3 Limiting multi-family housing in residential neighborhoods 10 4.4 Woodward / 11 Mile Roads, locations where business meets residential, setbacks, improved parking, 2 appearances, etc. 4.5 SEMCOG regional transportation system; railroad below street level in Downtown 0 Appendices Page 209 �City of Royal Oak Master Plan 2012 Amendment Group 5 Visions 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use, Better public transportation within the City and intra-City (bus, trolley, and light rail) 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.3 Maintain neighborhood occupant diversity 5.4 Conformity with Woodward commercial architectural design 5.5 Hiking/biking paths 5.6 Downtown landscaping (planters) 5.7 No encroachment by Commercial/Industrial on Residential 5.8 Incentive for conformity with signage to regulations Vote 22 Group 6 Visions 6.1 “CBD” - expansion with guidelines - possibly to South or any other place within reason 6.2 Create recreational “Bike Path” 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 6.4 Within transition areas - between business and neighborhood - “buffer zones.” (create continuity) 6.5 Keep a variety of businesses in town Vote 9 6 1 0 0 Group 7 Visions 7.1 Expand and improve Farmer’s Market area to create a “Commons” or Town Center – incorporate City Hall, Court House and Library 7.2 No condos on streets zoned single family 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space 7.4 Improve 11 Mile road and businesses appearance 7.5 Quality new construction carefully planned with neighborhood input Vote 20 Group 8 Visions 8.1 Reduce through-traffic in residential neighborhoods 8.2 Establish City-wide public transportation system 8.3 Address parking in downtown area (congestion/density) 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 8.5 Balance future development between uses (retail, office, restaurants, etc.) Vote 13 10 6 2 2 Neighborhood Related Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 7.2 No condos on streets zoned single family 8.1 Reduce through-traffic in residential neighborhoods 4.3 Limiting multi-family housing in residential neighborhoods 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use 7.5 Quality new construction carefully planned with neighborhood input 2.2 Preserve the neighborhood with regard to multi/single/two party homes 2.4 Preserve historical character 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 5.3 Maintain neighborhood occupant diversity 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 1.4 Planning areas to have neighborhood retail within walking distance 5.7 No encroachment by Commercial/Industrial on Residential Vote 18 Appendices 3 2 1 1 1 0 0 13 12 6 5 13 13 10 *16 5 4 3 2 2 1 0 0 Page 210 �City of Royal Oak Master Plan 2012 Amendment Transitional Areas Related Visions 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 6.4 Within transition areas - between business and neighborhood - “buffer zones.” (create continuity) Vote 12 Downtown Related Visions 1.1 Loft Apartments/Condo/Businesses - Development 7.1 Expand and improve Farmer’s Market area to create a “Commons” or Town Center – incorporate City Hall, Court House and Library 6.1 “CBD” - expansion with guidelines - possibly to South or any other place within reason 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 8.3 Address parking in downtown area (congestion/density) 2.5 Greatly increased free parking 8.5 Balance future development between uses (retail, office, restaurants, etc.) 5.6 Downtown landscaping (planters) 6.5 Keep a variety of businesses in town Vote 22 20 11 0 9 7 6 6 3 2 1 0 Commercial Corridor (11 Mile, Woodward) Related Visions Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, 22 stricter code enforcement on commercial and apartment exteriors (Citywide) 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 9 7.4 Improve 11 Mile road and businesses appearance 6 4.4 Woodward / 11 Mile Roads, locations where business meets residential, setbacks, improved parking, 2 appearances, etc. 5.4 Conformity with Woodward commercial architectural design 1 2.6 Retail - support incentives from a proactive City government 1 1.5 Create zoning to help corridor business flourish 0 5.8 Incentive for conformity with signage to regulations 0 Recreation Related Visions 4.2 Bike/running/rollerblading paths in parks, rollerblade rink 6.2 Create recreational “Bike Path” 2.3 Green space 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.5 Hiking/biking paths Vote 11 6 4 3 Transportation Related Visions 8.2 Establish City-wide public transportation system 1.3 Promote a mass transit subway; trolley; integrate all transportation 5.1 Better public transportation within the City and intra-City (bus, trolley, and light rail) 4.5 SEMCOG regional transportation system; railroad below street level in Downtown Vote 10 6 *6 0 Miscellaneous Visions 1.2 Elected Officials to set policy and let staff run it 3.5 All utilities underground Vote 6 4 * 1 Group 5, statement 1 had three elements to it, but participants voted for it as a whole. Twenty-two votes were given to the entire grouping of statements, so when statements were organized by topic, points were broken down accordingly. Appendices Page 211 �City of Royal Oak Master Plan 2012 Amendment Vision Statements by Group - Subarea 6 (Downtown) Group 1 Visions Vote 1.1 Make paths from parking lot to the retail/entertainment areas an “adventure” 7 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas 0 station.) 1.3 Expand DDA area to further south of Lincoln 25 1.4 Change 11 Mile Road to an “Old Town” area 8 1.5 More “green spaces”, “larger squares”, and pedestrian mall 10 Group 2 Visions 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 2.2 Utilize corridor between downtown and I-696 2.3 Retail mix commercial office space and service related business 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 2.5 Establish graduated building heights from residential peaking toward downtown Vote 0 5 22 4 19 Group 3 Visions Vote 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 3.2 Provide integrated parking capability 0 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 1 3.5 Central community plaza with swimming pool, skate board ½ pipe, outdoor ice rink and civic/athletic 22 accommodations Group 4 Visions Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also 28 for retail, etc. Generally use of decks 4.2 Farmer’s Market - Revamp/clean up parking area, improve appearance. Increase use of activity 15 perhaps auction extravaganza - weekdays. 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more 11 pedestrian-friendly 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this 1 will act as a transition to residential 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 Group 5 Visions 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 5.2 Taller facilities/higher density of housing close to downtown 5.3 Downtown “central” park 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 5.5 Develop linear corridor to I-696 - Main and Washington 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service Vote 12 1 3 26 14 1 Group 6 Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character 32 - not suburban 6.2 Attract higher income residents 5 6.3 Must have land use mix - not all bars/restaurants 0 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 Appendices Page 212 �City of Royal Oak Master Plan 2012 Amendment Group 7 Visions 7.1 Eliminate surface parking lots and replace with multi-level lots 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 7.3 Encourage higher density housing in downtown lofts 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 7.5 Reorganize civic center area 7.6 Promote intensively pedestrian and slightly off-beat atmosphere Vote 13 26 36 6 12 11 Group 8 Visions 8.1 Redefine/expand CBD boundaries 8.2 Develop cultural/civic/auditorium/amphitheater center 8.3 Apartments over businesses 8.4 Do not allow non-conforming businesses 8.5 Railroads underground 8.6 Preserve historical buildings Vote 14 15 3 3 1 1 Housing Related Visions 7.3 Encourage higher density housing in downtown lofts 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 6.2 Attract higher income residents 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 5.2 Taller facilities/higher density of housing close to downtown Vote 36 12 8 5 4 1 Land Use Mix Related Visions Vote 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 2.3 Retail mix commercial office space and service related business 22 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 1 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this 1 will act as a transition to residential 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas 0 station.) 6.3 Must have land use mix - not all bars/restaurants 0 Design/Appearance Related Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character 32 - not suburban 2.5 Establish graduated building heights from residential peaking toward downtown 19 1.5 More “green spaces,” “larger squares,” and pedestrian mall 10 1.4 Change 11 Mile Road to an “Old Town” area 8 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 5.3 Downtown “central” park 3 8.6 Preserve historical buildings 1 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 Appendices Page 213 �City of Royal Oak Master Plan 2012 Amendment Civic/Cultural Center Related Visions Vote 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 26 3.5 Central community plaza with swimming pool, skate board ½ pipe, outdoor ice rink and civic/athletic 22 accommodations 8.2 Develop cultural/civic/auditorium/amphitheater center 15 4.2 Farmer’s Market - Revamp/clean up parking area, improve appearance. Increase use of activity 15 perhaps auction extravaganza - weekdays. 7.5 Reorganize civic center area 12 Transportation/Parking/Pedestrian Related Visions Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also 28 for retail, etc. Generally use of decks 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.6 Promote intensively pedestrian and slightly off-beat atmosphere 11 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more 11 pedestrian friendly 1.1 Make paths from parking lot to the retail/entertainment areas an “adventure” 7 8.5 Railroads underground 1 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service 1 3.2 Provide integrated parking capability 0 Downtown Expansion Related Visions 1.3 Expand DDA area to further south of Lincoln 5.5 Develop linear corridor to I-696 - Main and Washington 8.1 Redefine/expand CBD boundaries 2.2 Utilize corridor between downtown and I-696 Vote 25 14 14 5 Vision Statements by Group - Subarea 7 Group 1 Visions 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 1.3 Restrict “overbuilding” in relation to lot size (no small box houses) 1.4 11 Mile Rd. - develop a beautification “theme”/streetscape wider street 1.5 More “green space” Vote 38 18 8 8 7 Group 2 Visions 2.1 Stricter code enforcement on owner occupied & rental residential properties 2.2 Create more programs for adolescents, young adults, i.e. rollerblading, skateboarding, hiking and biking trails 2.3 No more condo clusters in south end of town 2.4 Create buffers between residential & commercial/industrial 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible Vote 13 17 Group 3 Visions 3.1 Single family zoning in neighborhoods, less density in multiple complexes 3.2 Streetscape on 11 Mile/Main more welcoming. Have combination of 1st floor retail/office, upper floors residential 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Vote 5 11 Appendices 19 10 12 12 7 11 Page 214 �City of Royal Oak Master Plan 2012 Amendment Group 4 Visions 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 4.2 Remove parking meters 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 4.4 Improve public transportation by using smaller van-type units to various business areas 4.5 Add Park & Ride areas from downtown to Woodward Corridor Vote 2 Group 5 Visions 5.1 Appropriate placement of condos with regard to ingress and egress of traffic 5.2 Preservation of single family neighborhoods 5.3 Mixed use development (offices and residential) in same building 5.4 Better managed parking in City, including free parking in downtown 5.5 Expand use of Farmers Market as a community center Vote 1 6 15 14 14 Group 6 Visions 6.1 Maintain residential density 6.2 Transition areas = green areas 6.3 Traffic control 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown Vote 8 7 5 11 Neighborhood Related Statements 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 2..1 Stricter code enforcement on owner occupied & rental residential properties 6.1 Maintain residential density 5.2 Preservation of single family neighborhoods 3.1 Single family zoning in neighborhoods, less density in multiple complexes Vote 38 18 13 8 6 5 Transitional Areas Related Statements 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 2.4 Create buffers between residential & commercial/industrial 6.2 Transition areas = green areas 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property Vote 11 Transportation/Parking Related Statements 4.2 Remove parking meters 5.4 Better managed parking in City, including free parking in downtown 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 6.3 Traffic control 4.5 Add Park & Ride areas from downtown to Woodward Corridor 4.4 Improve public transportation by using smaller van-type units to various business areas 5.1 Appropriate placement of condos with regard to ingress and egress of traffic Vote 17 14 10 5 3 2 1 Community Services Related Statements 2.2 Create more programs for adolescents, young adults, i.e. rollerblading, skateboarding, hiking and biking trails 5.5 Expand use of Farmers Market as a community center 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Vote 17 Appendices 17 5 2 3 10 10 7 5 2 14 11 Page 215 �City of Royal Oak Master Plan 2012 Amendment City Image Related Statements 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 3.2 Streetscape on 11 Mile/Main more welcoming. Have combination of 1st floor retail, office, upper floors residential 1.3 Restrict “overbuilding” in relation to lot size (no small box houses) 1.4 11 Mile Rd. - develop a beautification “theme”/streetscape wider street 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 1.5 More “green space” Vote 12 12 Miscellaneous Statements 2.3 No more condo clusters in south end of town 5.3 Mixed use development (offices and residential) in same building Vote 19 15 Appendices 11 8 8 7 7 Page 216 �City of Royal Oak Master Plan 2012 Amendment APPENDIX II – Master Plan Meetings: Planning Commission & Sterring Committee Master Plan Steering Committee Meetings 1997-1999 DATE 5-1-97 6-5-97 6-17-97 7-3-97 8-7-97 8-26-97 9-16-97 10-2-97 10-8-97 10-29-97 11-6-97 11-12-97 12-10-97 1-14-98 2-5-98 3-5-98 3-23-98 4-2-98 4-30-98 5-21-98 6-2-98 6-18-98 9-3-98 9-16-98 9-23-98 10-1-98 10-20-98 11-5-98 12-1-98 1-13-99 1-20-99 2-4-99 2-24-99 3-11-99 3-24-99 3-31-99 Appendices LOCATION Planning Dept. Conference Room Senior / Community Center Royal Oak Middle School Senior / Community Center Senior / Community Center Senior / Community Center Royal Oak Middle School Senior / Community Center Royal Oak Middle School Royal Oak High School Senior / Community Center Royal Oak High School Royal Oak High School Royal Oak Women’s Club Senior / Community Center Senior / Community Center Senior / Community Center Senior / Community Center Senior / Community Center Royal Oak High School Baldwin Theater Senior / Community Center Senior / Community Center Library Auditorium Library Auditorium Senior / Community Center Oakland Comm. College Theater Senior / Community Center Senior / Community Center Cancelled Due to Weather Senior / Community Center Senior / Community Center Senior / Community Center Library Auditorium Baldwin Theater Senior / Community Center TYPE OF MEETING Regular Regular Visioning Workshop Regular Regular Regular Town Meeting Follow-Up Regular Visioning Workshop Visioning Workshop Regular Visioning Workshop Visioning Workshop Visioning Workshop Regular Regular Regular Regular Special Town Meeting Town Meeting Regular Regular Neighborhood Review Neighborhood Review Regular Public Hearing Regular Regular Cancelled Due to Weather Regular Regular Regular Public Comment – Closed Session Public Hearing Regular Page 217 �City of Royal Oak Master Plan 2012 Amendment Planning Commission Master Plan Schedule Type of Meeting Meeting Meeting Meeting Meeting Meeting Meeting Meeting Meeting Public Hearing Meeting Meeting Meeting Public Hearing Meeting Appendices Day Saturday Saturday Monday Tuesday Monday Tuesday Wednesday Tuesday Tuesday Wednesday Wednesday Tuesday Tuesday Tuesday Date March 27 April 17 April 26 May 4 May 10 May 11 May 26 June 1 June 8 June 23 July 7 July 13 August 10 August 24 Location Senior Center Senior Center City Hall Senior Center Senior Center City Hall Senior Center Senior Center Royal Oak Middle School Senior Center Senior Center City Hall Royal Oak Middle School Senior Center Time 9:30 a.m. 9:30 a.m. 6:30p.m. 6:30p.m. 6:30p.m. 6:00p.m. 6:30p.m. 6:30p.m. 7:00p.m. 6:30p.m. 6:30p.m. 6:30p.m. 7:30p.m. 6:30p.m. Page 218 �City of Royal Oak Master Plan 2012 Amendment APPENDIX III – Resolution of Master Plan Adoption RESOLUTION OF MASTER PLAN ADOPTION WHEREAS the Master Plan for the City ofRoyal Oak was adopted at a Special Meeting of the Plan Commission, held on August 24, 1999: COMMISSIONERS PRESENT: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Ms. Harrison, Mr. Lee, Mr. Gomez, Mr. Kondek COMMISSIONERS ABSENT: Ms. Hofinan WHEREAS the City of Royal Oak Plan Commission recognizes the need to formulate and adopt a Master Plan, including establishment and support of a Land Use Plan as described in this document; and WHEREAS preparation of the Master Plan included 35 public meetings, workshops and hearings held by the Master Plan Steering Committee and 14 public meetings and hearings held by the Plan Commission; and WHEREAS the Master Plan Steering Committee and the Plan Commission were assisted by the City of Royal Oak Planning Department and Carlisle/Wortman Associates, Inc , in the preparation of the Master Plan; NOW, TIIEREFORE, BE IT RESOLVED THAT: Appendices I. The City ofRoyal Oak Plan Commission hereby adopts the Master Plan, dated August 1999, with amendments approved thereto, including the Future Land Use Plan Maps, dated July 15, 1999; and 2. A certified copy of the Master Plan be forwarded to the Oakland County Register of Deeds for filing; and 3. All resolutions and parts ofresolutions, insofar as they conflict with the provisions of this resolution be and the same, hereby are rescinded. Page 219 �City of Royal Oak Master Plan 2012 Amendment AYES: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Mr. Gomez, Mr. Kondek NAYS: Ms. Hamson, Mr. Lee RESOLUTIONDECLARED ADOP1ED, this 241h day of August 1999. Royal Oak Plan Commission Appendices - Page 220 �City of Royal Oak Master Plan 2012 Amendment APPENDIX IV – Resolutions of Master Plan Amendment ADTOPION BY PLANNING COMMISSION: The City of Royal Oak Planning Commission, at its meeting on April 17, 2012, took the following action regarding this Amendment to the City of Royal Oak Master Plan: BE IT RESOLVED, that the Amendment to the City of Royal Oak Master Plan, dated including amendments to the following chapters: Goals, Objectives, and Strategies; Land Use Plan; and Implementation; also the Future Land Use Maps, Bicycle Network Map, TOD Corridor Transit Framework Map, and Rochester Road Access Management Concept Maps; and also including the referenced portions of the Non-Motorized Transportation Plan, Rochester Road Access Management Plan, and Woodward Avenue TOD Corridor Study; is hereby adopted in its entirety as an update to the City of Royal Oak’s Master Plan. Respectfully, Timothy E. Thwing, Director Planning Department ACCEPTANCE BY CITY COMMISSION: The Royal Oak City Commission, at its meeting of May 7, 2012, took the following action regarding this Amendment to the City of Royal Oak Master Plan: BE IT RESOLVED, that the City Commission accepts and approves the Amendment to the City of Royal Oak Master Plan, including amendments to the following chapters: Goals, Objectives, and Strategies; Land Use Plan; and Implementation; also the Future Land Use Maps, Bicycle Network Map, TOD Corridor Transit Framework Map, and Rochester Road Access Management Concept Maps; and also including the referenced portions of the Non-Motorized Transportation Plan, Rochester Road Access Management Plan, and Woodward Avenue TOD Corridor Study; in its entirety as an update to the City of Royal Oak Master Plan. Respectfully, Melanie Halas, City Clerk Appendices Page 221 ���City of Royal Oak Planning Department 211 Williams St. P.O. Box 64 Royal Oak, MI 48068-0064 Telephone: (248) 246-3280 http://www.ci.royal-oak.mi.us � 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 Royal-Oak_Master-Plan_2012 Creator An entity primarily responsible for making the resource Planning Commission, City of Royal Oak, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2012-05-07 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Royal Oak was prepared by the Planning Commission with the assistanace of Carlisle/Wortman Associates, Inc., LSL Planning, Inc., Active Transportation Alliance, and Woodward Avenue Action Association. The Master Plan was approved by the City Commission on May 7, 2012. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) LSL Planning, Inc. (consultant) Active Transportation Alliance (consultant) Woodward Avenue Action Association (consultant) Subject The topic of the resource Master plan reports Royal Oak (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/4d2fbd4d5de361b7689f59fb531061b7.pdf 388d70e74ae92bd508854a733b866e6b PDF Text Text CLEON TOWNSHIP ADOPTED JUNE 14, 2006 Pre pa red by: Cleon Township Planning Commission 16505 Imhoff Drive Copemish, Michigan 49625 Manistee County, Michigan �TABLE OF CONTENTS Introduction .. ........ .. ...., ... .... .... ... ................... .................,...... ... ..................... ... .. 1 Background and History .... ... ........ ...... ·-·.... .... ....... ... ........ ..,......... ..... ....... ....... _ ... 2 Population, Housing, Education, and Employment.. ...... ................ .... ..... .. ... .. ... 5 Transportation, Utilities, and Services ....... .. ................ ...................... , .. ............ 6 Existing Land Use ... ... .......... •········ ··········-······ ·············· ··········-· ··· ······· ···-·· ······· 7 Goals, Objectives, and Strategies .... .. ......... .. ..·-.- ......... .... .... ............ .......... ... ..... 9 Future Land Use .. ....... .... ............... .. ................. .. ........ ... .... .. .. ,.... .. .. ....... .... .. ...... 12 Implementation Strategies ... ....... ....... ..... ,_...... .......... .... ....... ... .... .. .. ...... ......... .... 14 Maps Cleon Township Population Census 2000 .. .... ...... .. .............. .... ...... ........ .. .. 16 Cleon Township Public Lands ···· ···························· ·························-· ···· ... .. 17 Cleon Township Wetlands ....... .. .. .. ... ...... .. ..................... ,..... ......... .... .... ........ 18 Cleon Township Wooded Areas .. ... .,...... ... ....................... ...... .......... ... ......... 19 Cleon Township Soil Types .... ... .. .. .. ........ ........ ............................ .. ......... ..... 20 Cleon Township USGS Topographic ... ..... ... ... ..... .. ,....... ....... ....... ....... ..... .... 21 Cleon Township Zoning .......... .. ..... ...... .... ........... ........ .... .............. ... .. ... .... .... 22 Cleon Township Parks and Trail. .. ....... ............ .. .............. .. _....... ... ......... ...... 23 Census Data ........................ .. ......... ....... ..... ... ,.... ....... ...... ........... .. .... Last 8 Pages �INTRODUCTION The Cleon Township Planning Commission has prepared this Master Plan under the authority of the Township Planning Act, Public Act 1968 of 1959, as amended. Section 6 of the Act states: The township planning commission shall make and approve a basic plan as a guide for the development of unincorporated portions of the township. As a basis for the plan, the township planning commission may do any of the following: (a) Make inquiries, investigations, and surveys of all the resources of the township. (b) Assemble and analyze data and formulate plans for the proper conservation and uses of all resources, including a determination of the extent of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities, and utilities required to equip those lands. Planning is a process that involves the conscious selection of polices relating to land use and development in a community. A Master Plan serves several functions: 0 Provides a general statement of the community's goals and provides a comprehensive view of its vision of the future. 0 Provides the statutory basis for the Zoning Ordinance, as required by Section 3 of the state Township Zoning Act, Public Act 184 of 1943, as amended. 0 Serves as the primary policy guide for local officials considering development proposals, land divisions, capital improvements, and other matters related to land use and development; thus, it provides a stable and consistent basis for decision making. The Master Plan comprises three primary components. The background studies profile the demographic and environmental conditions that existed at the time this document was prepared. The goals, objectives, and strategies provide the philosophical basis of the Plan. The future land use studies describe the Township's vision of its future. 1 �With the railroads, many little villages sprang up. Harlan, located on the Wexford-Manistee County line, became a prospering village with a post office. Pomona, located on the line between Sections 15 and 16 in Cleon Township, had twenty acres laid out for a village. An Evangelical Church was built in 1890, and this holds the distinction of being the first church constructed in Cleon Township. There were two stores, a post office, a telephone office, a blacksmith shop, a sawmill, and a schoolhouse located in Pomona, but not a saloon. The population of Pomona was an estimated 75 people. Yates, located at the intersection of County Roads 597 and 600 at the Marilla-Cleon Township line, started out as a logging camp and sawmill. Yates had a stagecoach stop which later became a post office. A little store named Yates Store was built on the corner. In 1879 the Yates WCTU built Yates Chapel. Woodman Hall and a school were also built. The population was approximately 75 people. Copemish, the biggest village of all mostly located in Section 18 but with outskirts in Sections 7, 8, and 17, was platted at the intersection of two major railroads, the Toledo, Ann Arbor & Northern Michigan and the Manistee & Northeastern. The village expanded immediately and within two years had reached a population of 300, the number necessary for incorporation. Thus, in February, 1891, Copemish became the first incorporated village in Manistee County. Many businesses sprang up which included blacksmith shops, saloons, hotels, a post office, stores, and even a bank. The population went from very few in 1889 to 300 in 1891 and 500 in 1900. Although Copemish had two saloons in 1905, it could also boast of three churches: Congregational, Methodist, and Church of Christ. Today, there are two churches: St. Raphael Catholic Church on M-115 just outside of Copemish and Pomona Bible Church on Marilla Road in Pomona. It was also unique as a northern Michigan school district when in the early years it built a large, eight-room masonry school and took several decades raising sufficient students to fill the building. Today, the township is part of both the Mesick School District and the Benzie County Central School District, which operates Betsie Valley Elementary School located in M-115 just outside of Copemish. Over the past half century Copemish has seen many of the changes experienced by other northern Michigan communities as transportation patterns have been altered. The railroads are gone and a new highway, M-115, was built which bypasses the village. Although these changes have reduced commercial activities, some businesses have survived, including MR Products. Cope Tool and Die has closed, but Cleon Township has bought the building and it is now used as the township hall and offices. There are a handful of small businesses including a grocery store, a hardware store, a gas station, a bar/restaurant, a beauty salon, a resale shop, an auto garage, and a self-storage. A new family park has also been erected. Honor State Bank opened a branch in Copemish in 3 �POPULATION, HOUSING, EDUCATION, AND EMPLOYMENT POPULATION The 2000 Census revealed that there are 932 residents in Cleon Township. The population of the Township increased between 1990 and 2000 by 30. 7%. The median age of the population is 36.5 years. According the 2000 Census, there are 493 males and 439 females. When broken down by race, there are 894 white persons, 4 black persons, 18 Native Americans, and 19 Hispanics. HOUSING According to the 2000 Census there are 478 dwelling units in the Township which is an increase of 16.3% from the 1990 Census. 67.8% of these dwelling units are one-family homes while 26.5% are single-wide mobile homes. The remaining homes are multiple family dwellings such as duplexes. Of the total housing units, 73.4% are occupied and 26.6% are vacant with 19.5% of these being used for seasonal, recreational, or occasional use. The average (owner-occupied) housing value is $89,705. The average rent payment is $494. EDUCATION For the population 25 years and over, 18.6% have attended grades 9 to 12 with no diploma, 41.9% are high school graduates (this includes equivalency), 6.4% have an associate degree, 4.2% have a bachelor's degree, and 1.8% have a graduate or professional degree. EMPLOYMENT For the population 16 years and over, 448 residents or 63.9% are in the labor force and 253 residents or 36.1 % are not working. Of the residents in the labor force, 23.4% are involved in production, transportation, and material moving occupations, 22% are involved in construction, extraction, and maintenance occupations, 20.8% are involved in sales and office occupations, 18.6% are involved in service occupations, 13.8% are involved in management, professional, and related occupations, and 1.4% are involved in farming, fishing, and forestry occupations. The median household income is $30,547. Refer to the Cleon Township Population Census 2000 Map on Page 16 and the Census Data at the end of this Master Plan. 5 �EXISTING LAND USE STATE LAND Large tracts of State land are found in Sections 5, 6, 7, 19, 29, 30, and 31. The state land is part of the Pere Marquette State Forest. The majority of this land is forested. Refer to the Public Lands Map on Page 17 for the locations of State land. AGRICULTURE Farms, orchards, pastures, and croplands are an important part of the landscape and economy in the Township. Productive farmlands are known to exist in many ·sections of the Township. According to the figures of the 2005 tax assessment rolls, there are 3,320 acres of qualified agricultural properties in the Township. OPEN LANDS Non-developed lands covered with native herbaceous plants and shrubs are found throughout the Township. Generally, these are areas that have been previously forested and not replanted or are former farms. WETLANDS Scattered pockets of wetland areas are found throughout the Township; however, there are large wetland areas containing hundreds of acres in the western part of the Township. For the most part, the large regulated wetland areas are found on State land and are contiguous to streams. The predominant wetland type in the Township is forested wetlands. Because of the extent of the wetlands in this area, develqpment will be limited. For the location of wetlands in the Township, refer to the Wetlands Map on Page 18. FORESTED LANDS .Deciduous an.ti conifer forests make up the predominant land cover in Cleon Township. Forested areas are found in virtually every section of the Township altAough th.e type of for:est varies from area to area. Th& predominant forest type in tfie Township is Northern Upland Hardwood. For the mapJ:)ed location of forest lands, refer to·the Woodeat Areas Map cm Page 19. DEVELOPED LANDS Much of the Township r.ema'ins tin'developed or at least free of buildings and structures. For tne most part, qeve'lopment consists of single family residences, roads, gr.avel pits, snd ,oil or gas wells. The mad system is made up of county roads located on section lines. Only a few exceptions to this exist, one of them being M-115 which angles through the Township. 7 �GOALS, OBJECTIVES, AND STRATEGIES GOAL 1: Designate land use areas that compliment and do not conflict with the Township's vast natural resources. Objective: To preserve and protect the Township's natural resources. Strategies: -Identify and map natural resource areas. -Include the mapped natural resource areas in the Master Plan. -Determine which land uses are compatible and appropriate within or near areas of natural resources. -Review the Zoning Ordinance to make sure the uses allowed are consistent with the Master Plan. GOAL 2: Create and maintain a Master Plan that directs future growth into appropriate areas. Objective: To ensure that growth occurs in areas that can be served adequately by roads and streets, public safety vehicles, potable water, and sewage disposal systems. Strategies: -Encourage any commercial and industrial developments to locate in or near the Village of Copemish and/or on M-115 or other paved main county roads. -Encourage any commercial and industrial type uses to locate in existing buildings. -Ensure that all residential structures have adequate lot area for well and septic isolation requirements and replacement. GOAL 3: Preserve recreational, cultural, and historic areas, as well as areas of commercial significance. Objective: Encourage the preservation of buildings and lands that are culturally, historically, recreationally, and commercially important. Strategies: -Identify and map all historic, cultural, and recreational buildings and lands. -Work with land owners to preserve the resources when they are located on private property. -Identify sources of funds which may be used to rehabilitate historic buildings. -Identify sources of funds to acquire important lands. 9 �Strategies: -Ensure five acre minimum parcel size in most of the Township. -Identify sources of funds to acquire farmland so it can be preserved. 11 �RURAL-RESIDENTIAL DISTRICT This district covers the majority of the Township. In fact, approximately 60% of the Township falls under this use. The Rural-Residential district is intended to be the most flexible of the land use areas set forth by this plan. Within this area, a mix of rural land uses such as single family homes, small farms, scattered commercial and non-residential uses such as churches, halls, and similar items will be found in order to retain the existing character of the Township. AGRICULTURAL-PRESERVATION DISTRICT The intent of this district is to provide for areas which are suited for the production of food or plant fiber to be retained for agricultural production. The intent of this area is to encourage the continuance of agricultural land as much as possible. FOREST AND RECREATION DISTRICT Generally, public lands within the Township have been designated Forest and Recreation. Many of the lands which make up this area contain wetlands, streams, forested areas, and open spaces. These lands are appropriate for and will allow for many types of recreation, resort, and very limited residential development where the designation has been applied to private property. RESIDENTIAL DISTRICT This designation has been applied to approximately 280 acres in Section 36 that is more densely populated than the rest of the Township. Although many of the existing parcels are larger than two acres in size, one acre parcels are permitted. This area discourages non-residential uses, and is intended for single family residences on lots large enough to provide private well and septic systems. NATURAL BEAUTY ROAD OVERLAY DISTRICT This designation involves three and three-tenths miles of Valencourt Road from Yates Road to Litzen Road/M-115. The goal is to balance growth and development with preservation and conservation and balance roadside safety with aesthetics. Refer to the Cleon Township Zoning Map on Page 22. 13 �effectiveness of a Master Plan will likely take many years to measure. However, as the preservation of natural resources is a theme throughout this Plan; keep an eye open. Destruction of natural resources is often very visible. 15 �Cleon Township Population Census 2000 Legend Population D 0.0000 - 3.oooo 3.0001 - 9.0000 - 16 9.0001 - 18.0000 - 18.0001 - 35.0000 - 35.0001 - 53.0000 0 0.5 1 2 3 4 •-===--=:::::::i------============------Miles �Cleon Township Public Lands Sim on Rd Adams Rd rt Rd Valenoourt Rd 'a It: :c Legend OWNER I PRIVATE ROAD COMMISSION SCHOOL DISTRICT J STATE FOREST (D.N.R.) TOWNSHIP VILLAGE 17 0 0.5 1 2 + 3 4 Miles �Cleon Township Wetlands Map Simpson Rd Adams Rd Valenoourt Rd Wetlands Probability D o-2 3-22 18 23-102 103-112 - 113-122 a 0.5 1 2 3 4 --==--===------c:::=======::1111-----Miles �Cleon Township Wooded Areas· Legend 'N:>odfands 0 0.5 1 2 3 4 -==-=--llll:=::=:=--• Miles 19 �Cleon Township Soil Types Rd Adams Rd Valencourt Rd Legend NAME - AUGRES ETC.& ROSCOMMON D CROSWELL - CJ EMMET ETC.& BLUE LAKE ETC 20 LOXLEY NESTER, KENT AUGRES, FINCH D KALKASKA D BERGLAND ETC.& !OSCO ETC. D KALKASKA, MONTCALM D D BERGLAND,BREVORT,ENSLEY KALKASKA-LIKE (DEPLEATED) C J TAWAS, LUPTON 0 RICHER & GLAO\I\IIN ETC. 0.5 1 ROSCOMMON W/COMPLEX OTHER 2 3 4 •-==--==------c:::::=====------Mites �USGS Topographic Map Cleon Township 21 �Cleon Township Future Land Use Map County Line Street V\k>o rd Lane Simpson Road Valencourt Road This is to certify that this is t e Official Zoning Map referenced in the Zoning Ordinance of Cleon Township as amended December 31, 2003 Legend ZONELABEL - Township Supervisor 22 D Agricultural Preservation Rural Residential R-1 - Copemish Village - Forest Recreation CJ Residential R-2 [ZJ Natural Beauty Roads overlay Township Clerk 0.5 0 1 Miles �Cleon Township Parks and Trail Map ~ I I . IL ** * " COPEMISH VILLAGE PARK MISH-A-MISH PARK FIRST CREEK NATURE TRAIL 23 �Profiles from the 2000 and 1990 Decennial Censuses Page 1 of Cleon township, Manistee County, Michigan 2000 Census Number Total population 932 SEX ANO AGE Mal Femal 49 43 Under 5 years 5 to 9 year 10 lo 14 year 15 lo 19 year 20 lo 24 year 25 35 45 55 60 to lo lo to to 34 44 54 59 64 years year year years year 65 to 74 year 75 to 84 years 85 years and over Median age (years) (see note 5) Mal Femal 21 years and ave 62 years and over 65 years and ave Mal Femal . 100.0 52 ,9 47 1 General Demographic Characteristics, 2000 Census Demographic Profile 1 (DP-1) 1990 - 2000 Percent Chang 30.7 31.1 30.3 6 6 7 7 4 6.5 7.0 8,2 8.0 5,2 13.0 16.1 58.3 23.0 11.6 12 15 14 4 4 6 3 13.0 16.4 15.8 4.7 4.4 6.5 3,6 0.6 12 0 30.8 119.4 63.0 20.6 -4.7 9,7 100.0 (X) (NIA) 36.4 18 years and over Percen 713 37 33 5 5 4 6 4 10 11 6 2 3 6 3 (NIA) Percen 100.0 I HISPANIC OR LATINO AND RACE 7.6 7.9 6.7 86 6.0 15.1 16.4 9.4 3.8 4.8 9.0 4.3 0.4 ()() 72.7 37.7 32.4 33 5 51 26 71.8 36.9 32 64 12 10 5 4 35.1 69.0 13.5 10 8 5,6 5.3 31 3 34 .0 2.4 3.1 57 .6 -24 .6 24 34.9 67 .3 9 3 6 I Subjec 52.7 47 3 67 35 48 12 17. 3 13.7 4. 6 9.1 Number Total population Hispanic or Latino (of any race) Mexica Ruerto Rica Cuba Other Hispanic or LaUn Not Hispanic or Latin While alone (see note 4) 92 98.8 (NIA) (NIA) (NIA) 89 95 9 (NIA) 70 98.5 Black or African American American Indian and Alaska Native 1;, Asian 0.4 (NIA) 0.4 19 (NIA) 1.0 0.0 (NIA) 0.0 932 1 Percen BB 100.0 2.0 1.4 0. 1 0.0 0 ,5 98.0 95.0 91 1990 - 2000 Percent Chang Total population In household Householder Spouse Chil Own child under 18 years Other relative Under 18 years Nonrelative Unmarried partner (see note 5) In group quarter OD 0. 0 0. 0 -16.7 30 2 (NIA) (NIA) 0.0 0.8 98.3 (NIA) 70 30 .7 713 100.0 100 0 37.7 21.5 33.2 25.8 30 7 38 7 32 5 53 7 34.1 71 25 15 20 17 100.0 35 ,5 21 2 2 3.1 12 45 0 -2 1 4 2 1 2.8 4 4 6 2 4 0.0 49 (NIA) 0.0 4 (NIA) 2.0 5. 8 (NIA) 0 0 .0 0.0 0.0 00 0.0 0 0 .0 0.0 2 lnsliluLionalized population Noninstitutionalized population 28 2 25 .1 0 HOUSEHOLD BY TYP Total households 351 25 12 100.0 71.8 34 8 38.7 33.3 19.6 253 Family households (families) With own children under 18 years 20 9 57 0 25 9 32 5 16 7 3 9.4 5 4 32 0 18.8 15 7 2 28.2 21 1 54 7 7 2 8, 0 Female householder, no husband present With own children under 18 years Nonfamily households Householder living alone 1 9 Householder 65 years and over 11\a,1990'~~:flf-11j•irSTF~OO rel~!!!> ai1fl 1 100.0 Nole 1: For the 2000 Census Other Asian alone, or two or mom Asian categories. Note 9: l:lc!::upa-dalil for ,1990 lll\d 2000 ara_llOl.OOOfpar,it\le due to chati9"5 ~ f1!l dass,piiQn ,;ysll!m by QIX:UPQnon. Nole 10: lln18!isOOIOMji;o noted, i ~ d,a!;i(or,1990 2000 are not,1Jlf11Pi1!8b!a dll<l-tpc;banges lr1 tf)edasskali:>n system by industry. 100.0 1.7 0. 8 713 932 'Nots 2: FQr lhj, 20Qo'c...,,.,.,,·~l?a;i;ifii: lalarpor-nJono, oowo "'""'"' Nativ• HaWlilla/J and 0iJ-ii!rPa,lnc tsliiriler,,liittigones. r.o"io 3: For \lie-2000~, <1mrilfn;!lldt1 with Oflti'o,r)\O'll oltltea!jiloraces llll~ ~ ~ ·•~may i!a,:I IO ma,11 ~1ho'~ I~ l'WI Iha •ll!•~tegBS""'¼~ lo ~ .than 100 peroenl becaUse individuals may report more than one race, f!lO~ 4: 200Q,Coostis"r.n:af ~IB ls:tia, ~ lo 19!10,C{in9fs'~ d,aii, ~i>·ll.fe 2Q/l9 ~ ~--~ ~,lof,mon,:~ orio (l>ll8 wll1le 0JO 1!i!l(I C!Josuit-y d[!l•l!O) Note 6: School enrniment data for 1990 and 2000 are not fully ccmparable due to changes ,n hem data ware obtained on level of enrollment Note 7: Veleran status dala ere for the cv1l1an populal.Jon 16 years and <:Ner in 1990 and for the civilian population 18 years and a,.,er in 2000. Note B: Data for 1990 and 2000 am not comparable due ta d'langes in census questions Percen 93 35 20 30 24 Soon:;e: U.S Bureau or Iha Census, Census 2000. 1990 Census dala is from the Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Not Available (X) is Nol Applicable Noia 5: 1990.nata r1a1 avai!IJ!iii, ~ 30 .7 58 3 116.7 Number RELATIONSHIP Married-couple family With own children under 18 year While 1990 Census 2000 Census 1990 Census Numbe RACE (see note 4) One race a 100.0 74-7 40.3 18 10 59 7 30.8 1 9.9 6 3 54.2 6 4 25 3 19 0 12 0 2 9 .9 ~1~-· l.n ~~ ~ ~ rJl~ The Bureau of u,bor SlaUstics' Consumer Price Index (CPI-U-RS) 1s187 0 for 1989, 196.3 for 1990, 242.7 for 1999, and 250.8 for 2000. Based on these revi>ions, lhe fac1or lo adjust lo 1999 oonslanl dolars;, Table DP-3 would be 242 71187.0, or 1 297861, and lhe faclor lo adjust ti 2000 constant dolars r, Table OP-4would be 250.8/196 3, a 1.277636. Note 11: The industry categones ol Construdion, Manufactunng, \Miolesale trade, Retail lrade. and Public admmistration are COffl)lltabla for 1990 end 2000. Note 12: In the 1990 census STFJA CD release, "S'4'Plemenlal Secunty income" was Induded"' the "public assistance income "dala. Note 13: The dela represenl a conti,nation ol two ancestries s/10""1 separately in Summa,y File 3 Czedi ricludes Czechoslovakian. French includes Alsatian French Canadian in dudes Acadian/Cajun Irish indudes Celtic �Page 2 of 8 Profiles from the 2000 and 1990 Decennial Censuses General Demographic Characteristics, 2000 Census Demographic Profile 1 (DP-1) Cleon township, Manistee County, Michigan 2000 Census Number Percen 1990 - 2000 Percent Chang Numbe 0,0 (NIA) 0.0 Chinese 0.0 (NIA) 0.0 Filipino 0.0 (NIA) 0.0 Japanese 0.0 (NIA) 0.0 Korean o_o (NIA) 0.0 0.0 (NIA a.a HOUSING OCCUPANCY Total housing units o.o (NIA) 0.0 Occupied housing unit Vacant housing unit Other Asian (see note 1) Native Hawaiian and Other Pacific Islander Native Hawaiian Guamanian or Chamorro (NIA 0.0 0.0 (NIA 00 (NIA o.o a.a a.a a.a 0.5 (NIA 0.1 1.2 (NIA) a.a a.a Samoan Other Pacific Islander (see note 2) Some other race Two or more races 00 ' (NIA) (NIA (NIA) Households with individuals under 18 years Households with individuals 65 years and over I (NIA) Black or African America American Indian and Alaska Native Asia Native Hawaiian and Other Pacific lslande Some other race 13 7 23.6 16.2 10 6 (X) -5 .6 2_8 (X) -2 .8 3.2 ()() 478 100.0 16.3 411 35 73 4 38 .7 25 61 .6 12 26.6 -19.6 15 38.4 9 19. 5 2.2 9 1.6 (X 3.8 (X) Homeowner vacancy rate (percent) Rental vacancy rate (percent) 22. -17.2 1.9 (X 93 ,8 2.0 (X) 253 20 100.0 351 100.0 38.7 Owner-occupied housing units 30 85 ,5 47.8 Renter-occupied housing units 5 14.5 2 (NIA) (NIA) (NIA) (NIA) 2 (NIA (NIA (NIA) (NIA Average household size of owner-occupied units 2.5 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) Average household size of renter-occupied units 3.0 80 .2 a 5 (X -7 .2 2.7 (X (X 2.7 2.9 (X Source: U.S. Bureau of lhe Census, Census 2000. 1990 Census data is from lhe Michigan STF1A CD (release September 1991) or STF3A CD (release Novembor 1992). (NIA) is Not Available (X) is Not Applicable 19.8 'I , Note 1: For the 2000 Census Olher Asian alone, or two or more Asian categories. NORTHWEST MICHIGAN Note 2: For the 2000 Census Other Pacific Islander alone, or t'NO or more Native Hawaiian and Other Pacific 15'ander categories, Nole 3: Fa- the 2000 Census, in combination with one or ma-a of the olher races lis1ed. The six numbels may add lo more than lhe Iola! population and lhe six percentages may add lo more than 100 percent because individuals may report more than one race Nole 4: 2000 Census raoe data is not comparable lo 1990 Census raoe data because lhe 2000 Census survey allowed selection or more than one raoe IMlile lhe 1990 Census survey did not. Note 5: 1990 data not available from the 1990 Census STF1A or STF3A CD release. Nole 6: Sdiool enrolment data for 1990 and 2000 ara not fully comparable due lo changes in how data were obtained on level of enrollment. Nole 9: Occupation data for 1990 and 2000 are not comparable due to changes in lhe dassilication system by oa:upation. Note 10: Unless otherwise noted, industry data for 1990 and 2000 are not comparable due lo changes in lhe classification system by industry. 100.0 HOUSING TENURE (NIA) Note 7: Veteran status data are for the civilian population 16 years and over in 1990 and for lhe civioan population 18 years and over in 2000. Note 8: Data for 1990 and 2000 are not comparable due to changes in oensus questions. 41 ,9 26.9 ()() 0, 5 2.6 (NIA) 37.3 22 .5 2,6 90 0.0 1.1 Percen Number 3.1 97.1 1 -- Average family size Occupied housing units a.a 1990 - 2000 Percen Percent Chang Average household size For seasonal, recreational or occasional use Race a/one or in combination with one or more other races (see notes 3 & 4) White Number Subjec Percen Asian Indian Vietnamese 1990 Census 2000 Census 1990 Census ·, COUNCIL OF GOVERNMENTS The Bur..,u of Labor Statistics' Consumer Price Index (CPI-LI-RS) is187 0 for 1989, 196 3 for 1990, 242.7 for 1999, and 250.8 for 2000 Based on lhese re1asions, lhe !actor lo adjust to 1999 constant lioltars in Table DP-3 would be 242 71187.0, or 1,297861, and lhefactor to adjust kl 2000 constant lto1ars in Table DP-'! would be 250.8.1196,3, a- 1-277636 . Note 11: The induslry categories of Construction, Manufacturing, Wholesale trade, Retail trade, and Public administration are comparable for 1990 and 2000. Note 12: In lhe 1990 census STF3A CD release, "Supplemenlal Security income" was induded in the "public assislanoe income "dala. Note 13: The data represent a combination of two anoestries shown separately in Summary Fite 3. Czedl includes Czechoslovakian. French includes Alsatian. French Canadian indudes Acadian/Cajun. Irish inciudes Celtic �Page 3 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Social Characteristics, 2000 Census Demographic Profile 2 (DP-2) Cleon township, Manistee County. Michigan 2000 Census Subject Number 1990 - 2000 Percen Percent Change 2000 Census 1990 Census Number Percen SCHOOL ENROLLMENT (see note 6) Population 3 years and over enrolled in school Nursery school, preschool Kindergarten 211 1 100.0 194 100.0 5.2 3.3 8 .8 (NA) (NA) (NA) {NA) High school (grades 9-12 6 54.5 31.3 (NA) (NA (NA) (NA (NA) (NA) (NA) (NA College or graduate schoo 1 5.7 -33.3 18 9.3 100.0 32.1 452 100.0 Elementary school (grades 1-8) 11 EDUCATIONAL ATTAINMENT Population 25 years and over Less than 9th grade 597 5 8.5 8.5 4 10.4 9th ro i2th grade, no diploma High school graduale (includes equivalency) 11 25 18.6 41.9 9.9 10 19 Some college, no degree Associate degre 11 3 18.6 6.4 26.9 94.7 22 .3 43 .6 280.0 1 12.6 2.2 Bachelo~s degree 2 4.2 56.3 1 3.5 Graduate or professional degree 1 1.8 -54. 2 2 5.3 Percent high school graduate or higher Percent bachelor's degree or higher 5 72.9 (X) 8 .4 67.3 (X) 6 .0 (X) -32 2 8.8 (X) Number Subjec 1990 - 2000 Percen Percent Change Number Percen NATIVITY AND PLACE OF BIRT Total population 926 100.0 26.B 730 Native Born in United State 90 90 97.8 97.3 26.2 98 4 26.0 71 71 State of residence 78 84 .8 27.4 61 84 4 Differenl stale 11 12.5 17.2 9 13.6 0.5 -66.7 1 2 1 2 2.2 66.7 1 16 1 0 .2 0.6 1.5 0.0 -40.0 600 0 1 0 0 14 0 3 100.0 (NA) (NA (NA) (NA (NA) (NA (NA (NA (NA) (NA) (NA) (NA (NA) (NA) (NA) (NA) Born outside United Stale Foreign bor Entered 1990 to March 2000 ('90 data is 1980 to March 1990) Naturalized citize Not a citize REGION OF BIRTH OF FOREIGN BORN (see note 5) Total (excluding born at sea) 20 Europ 45.0 100.0 97 9 Asi Africa 25.0 5.0 Oceani Latin America Northern America 0.0 5.0 20.0 (NA) (NA) (NA) (NA) 860 100.0 27.6 674 100.0 85 98.8 31 4 647 96 0 1.2 -63.0 27 4. 0 0.3 -25,0 -33.3 - 100 0 4 3 3 0 .6 0.4 (NA) (NA) LANGUAGE SPOKEN AT HOME Population 5 years and over MARITAL STATUS Population 15 years and over Never marrie 723 100.0 31.2 551 100.0 19 27.5 42.1 14 25 4 Now married. except separate 38 53.7 27 .2 30 55.4 Separale 1 1.4 -44.4 1 3.3 Spanish Widowe Femal Divorce Femal 4 4 8 3 6.2 5.8 11.2 5.0 32.4 35.5 50.0 125.0 3 3 5 1 6.2 5.6 9 .8 2.9 Speak English less than "very well" Other Inda-European languages (see note 5) English only Language other than English 1 Speak English less than "very well" Speak English less than "very well" Asian and Pacific Island languages Speak English less than "very well" 0.2 0.0 0.9 0.3 .,,,,ro, Na:a 9- ~tloh dliia !(1f 1990,1111d 20Qtl'a,:er!OI CllfllPJirab.Jo.we bci;~ in the dassificabon system by oa:upalion nolL>d, l ~,.da)a (Of 1000,and'20Q(J Dl1I nat canpntable due lo changes in lhe dassificali>n syslem by industry. Nora 11~,rc!!l.'4'1' c:ali!Q011"5 d ~ctlon, Mii11u~. WIK\}esa)r> \,ade, Relail trade. and Public adminislralion are oo~able for 1990 illd 2000. 0.4 00 (NA) 0 (NA) 00 a.a 0 0 0 0.0 NolD1: F-«"1'>~-c:..n,;,.,.0111er~il alq/'6, Of l"1!10tmoo,.l\sTan 'oalegones. ~te2.: F-o):,t~o"iooo~~ Gtli\irPar;iJ!a.!~nder-aJwo. aM9.o DI! ,,_,NHJ"1o :fla'N'iJl/;in lffjj Gllhar P-dc\f!<! 1~..-..nQWnes, Noi! :i, Fer l)fl liO(JO~ irn:onllil'~llon-w,tt, mil c, miril Q{ ~oll\ofl~~QQ- ·n ,,,~ ~ ITl!IY,add l<>fl10(l! tiJan thlflelnl ~lloifas1d the slxpiipri,911$ rr,;iyodd lo llQ'O lhan 100 peroenl because individuals may report mora lhan one race Na»~- 2®11 Coo5liS r1Ja> tla1n .fs_rrot c;om~ bl•l~:ten~_r.ue daia'~ lhe 2Wl G e n ~ ~'gi{~of mani•ltuirl - ~ 'Mlile ih1J')990 i2ensus '!!Jf\"Y di!l r1f)l Nd!o 5, f990 dalanpt nv"altuhr<, fiilm 011,.l!!!!P~~s-STfl~ or STF3A,.lllD reieose . Nale 6. Schpol en!')llolo<\t data for 1000 ana 2000 ""'Mi lulfy ~ doe lo tllanges in how dala were ob lamed on level al oorollmen!. N\lln 71)/~n ;;li;D'.B du!Q lbD ~ n ~ , a n 16~ ood /J'/er 01•!'190 and for the dvikan population 18 yea,s and <War in 2000. Ng_lo 8; ~ ,!Dl,1,990 >nl 2000 a'lrrjpt,~111ic1ua todw,mesln Qll1SUSI Questions (NA (NA (NA) 0.0 Soorce: US Bureau of lhe Census, Census 2000. 1990 Census dala is from the Michigan STF1A CD (release September 1991) or STF3A CD {release November 1992). (NIA) is Nol Available {X) is Nol Applicable lllolO 10!\.Jniess'~ 1990 Census Al ,~~ ti!tl t~~ .,~i~j' ~· or a~ll• Too Bureau of labor Statistics' Consumer Price Index {CPI-U-RS) ,s187 O for 1989, 196,3 for 1990, 242,7 for 1999, and 250.8 for 2000. Based on these re11isfons. lhe factor lo adjust to 1999 conslant noaal'S in Table DP-3 would be 242.71187 0, or 1 297861. and lhe factor to a~usl ID 2000 conslanl J)Dla15:in Table DP-4 would be 250.81196.3. or 1 277636. Nole 12l In 11\p 1990~ STFJA. CO run.158, "S~lal•Sec.Jrtlypv;:Qllle" was induded in lhe "public assistance inC0018 "dala. 1 Nule ~ The' dala,~ n l a c:oniJi/lalh:.-1 Qf lWD""1a,,slrie/;.sllown r;epatii1ofy in Summary File 3 Czech includes Czechoslovakian. Frenct, includes Alsatian French Canadian indudes Ac.adIan/Cajun Irish indudes Celtic �Page 4 of 8 Profiles from the 2000 and 1990 Decennial Censuses 2000 Census Subjec Profi le of Selected Social Characteristics, 2000 Census Demographic Profile 2 (DP-2) an Cleon township, Manistee Coun Number 1990 - 2000 Percen Percent Change 2000 Census 1990 Census Number Percen GRANDPARENTS AS CAREGIVERS (see note 5) Grandparent llving in household with one or more own grandchildren under 18 years 16 100.0 50.0 VETERAN STATUS (see note 7) Civilian population 18 years and over 671 100.0 Civilian veteran 10 15.8 (NA) (NA) (NA) (NA) (NA) (NA (NA) (NA (NA) (NA) (NA) (NA DISABILITY STATUS OF THE CIVILIAN NONINSTITUTIONALIZED POPULATION (see note 8) Population 21 to 64 years With a disability Percent employed No disability Percent employed Population 65 years and over With a disability RESIDENCE IN 1995 ('90 data is 1985) Population 5 years and over Same house in 1995 ('90 data is 1985 Different house in the U.S. in 1995 ('90 data is 1985) Same county Different county Same stale Different state Percen 1990 Census Percen Number ANCESTRY (single or multiple) Grandparents responsible for grandchildren Population 5 to 20 years With a disability Number Subjec 1990 - 2000 Percent Change 220 100.0 (NA) 2 12.7 (NA) 537 10 52 .0 43 74.9 100.0 19.0 103 4 860 50 (NA) (NA) (NA) (NA) 81 .0 (X) (NA (NA (NA) (NA) (NA) (NA (NA (NA) (NA) (NA (NA (NA) (NA) 100.0 43 .7 (NA) (NA) (NA) (NA) (NA) (NA) (X) 100.0 59 . (NA) 27.6 15.7 674 43 (NA) 100.0 65 .1 35 40.9 49_8 23 34 .9 8 9.4 92 .9 4 6.2 27 21 31 .5 24 .7 40.4 30.1 19 16 28 .6 24 .2 5 6.9 96.7 3 4.5 Elsewhere in 1995 ('90 data is 1985 0.0 0.0 0.0 Total population 926 100.0 Total ancestries reported 989 106.8 0,0 26.8 8 .6 0 ,0 20 .0 Ara Czech (see note 13) 1 1.3 Danish Dutch 1 6 14 6.9 English French (except Basque) (see note 13) French Canadian (see note 13 10 3 1 11.3 3_3 1.5 Germa 730 100.0 91 124.8 , a.a 1.4 a.a a.a 8.1 8.5 -61 .5 5 27 -40.4 250.0 5 37 .4 7 1 0, 5 11 .7 -100.0 17 23 .4 19 20.6 Gree Hungarian 1 0.0 1.3 Irish (see note 13 llalia 8 1 9.2 1.7 4 .9 33 ,3 8 1 11 .1 16 Lithuania 0.0 Norwegian Polish Portuguese 0.8 5.9 0.0 0 ,0 -61 ,1 1 2, 5 64 5 Russia Scotch-Irish Scottish Slova .,, i Subsaharan Africa Swedish 3 0.0 3.6 United States or America 17 Welsh West Indian (exluding Hispanic groups) u~•; - .' ~• · : •14' 17 ,0 0,0 0,0 0.8 0.0 15. Note 1: For the 2000 Census Other Asian atone , or 1'M> or morn Asian categories 4 a.a 0.0 1. 1 0 3 1 0.0 a.a 3 4.4 0.0 10 0.0 19,7 11 0.0 16.0 ffi ti"r Note 2: For the 2000 Census Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Islander categones. Note 3: Fa- the 2000 Census, in combination with one or morn oflhe other races listed The six number.; may add lo more than Iha total population and lhe six pen::entages may add to more than 100 pera,nt because individuals may report morn than one race Note 4: 2000 Census race data is not comparable to 1990 Census race data because the 2000 Census survey allC>N&d selection of mo,e lhan one race while the 1990 Census survey did not. Nole 5: 1990 data not available from Iha 1990 Census STF1Aor STF3A CD release . 0 ,0 0 0 1.4 a.a 19. 0 Soorce: US. Bureau of lhe Census, Census 2000. 1990 Census data is from the Miclligan STF1A CD (release September 1991) or STF3A CD (release November 1992). (N/A) is Not Available (X) is Not Applicable a.a 37 .5 450 .0 0. 0 230 .0 0.0 0.0 450 0 0.6 0.0 Swis Ukrainia Other anceslrie 0.0 1.2 1.2 0.0 0. 3 0.8 100.0 [IT NORT><WEST ~,4 I cou~ "" GO'IER~!IEfffll Note 6: School enrolment data ror 1990 and 2000 are not fully comparable due to changes in hc>N data-.. obtained on level of enrollment. Note 7: .Veteran >la!,tlJS da1>'>13(11[or; 11:i<,;ayitlan popuali<>n1 6;yoa,s a>d <M!rfl 199CJ..D!l\l..fo< ~ ~ Nole @:•Data) crf ~ ,inl zopq,..,. nc1,aimperal:il,, diia to chilngm, frrCl!!h,lls ~~- 9!. n~ iii 'l!'ar:o,~ <Mlfln 2000. """"""ccnlJi'li aol1(ilve Nole !)ccupatiar,,dola,[or·l990and 2CXJO 10°~ iil_l fe:~ s.i;;tei.r,,t,o,, QCQJpetion., Nole 1_0; l'Jl)less.-.v&e•hbleQ, lnd~ d,i\ak/i''1~ . ail(I 20C)1J'cife OOI ~ d,ile.!I> changBS in,11\e,oiassifcalion ~ lml'b'f industry. The Bureau of Labor Statistics' Consumer Pree Index (CPI-U•RS) is187.0 ror 1989, 196 3 ror 1990, 242 7 for 1999, and 250 8 ror 2000 Based on these revisions, Iha factor lo adjust lo 1999 oonstant dollars in Table DP-3 would be 242,7/187,0, or 1.297861, and Iha factor to adjust lo 2000 constant dollars in Table DP-4 would be 250.81196.3, or 1.277636 . Note 11: The industry categorias of Construction, Manufacturing, 'lllholesale trade, Retail trade, and Pwlic administration 'are comparable[or 1990 and 2000, Nole 12: In Iha 1990 census 5TF3A CD release, '"Supplemental Security income" was incuded in the "public assistance income "data Note 13: The data represent a oombination ct l\w ancestries shown separately in Summary File 3. Czech includes Czechoslovakian French includes Alsatian. French Canadian indudes Acadian/Cajun. Irish includes Celtic �--- ' Page 5 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Economic Characteristics, 2000 Census Demographic Profile 3 (DP-3) Cleon township.,. Manistee Countv. Mi'chiaan 2000 Census S'ubjec Number Percen 1990 - 2000 Percent ·Oh'ari_ge Number 1990 Census 2000 Census 1990 Census 1990 - 2000 Percen EMPLOYMENT STATIJS Nl.lrilbcet Subjec Percen Percent Chang Number Population 16 years and over In labor force Civilian labor force Employed Unemployed Percent of civilian labor force Armed Force Not in labor force 701 448 448 419 100.0 63.9 63.9 59.6 29.1 49.8 49.8 70.3 543 29 29 24 29 -45.3 5 6.5 4.1 (X) 0 0.0 0.0 253 Females 16 years and over In labor force Civilian labor force Employe Own children under 6 years 36 .1 -63.3 3 .7 17.7 100.0 55.1 55.1 45 _3 9.8 (X) 0.0 24 44 .9 327 161 161 151 100.0 49 .2 49.2 46 .2 24.8 41.2 41.2 79.8 262 11 11 8 100.0 43.5 43.5 32. 70 100.0 70 .0 6.1 206.3 66 1 100.0 24.2 49 All parents in family in labor force Households 34 100.0 39.4 -57.6 -21.6 $15,000 to $24,999 63 3.3 61 26.8 15.0 24 ,8 $25,000 to $34,999 81 23 ,6 113.2 38 15.4 $35,000 to $49,99 6 113.8 2 11 .8 $50,000 to $74,99 5 18 16 3 522 .2 $75,000 to $99,99 2 5.8 900 .0 4 0 0 1.2 0 .0 0 0 00 (NA) (NA) 30,547 (X) 67.0 18,28 30,547 (X) 28.7 23,737 284 82.8 65.1 172 69.9 Mean earnings (dollars) 34,764 (X) 48 7 .... in 1999 dollars 34,764 (X) 14.6 23,372 30,334 (X) 28 9 2 29 $100,000 to $149,999 $150,000 to $199,999 (see note 5) $200.000 or more (see note 5) Median household income (dollars COMMUTING TO WORK Workers 16 years and over Car, truck, or van - - drove alon Car, truck, or van - - carpoole 415 100.0 70.8 243 100.0 332 80.0 101.2 16 67.9 49 11 8 0.0 28.9 3 15.6 0 5 8 1.2 1.9 25.0 0.0 21 5.1 (X) -41.7 3 27 3 28.0 Public transportation (including taxicab) Walke Other mean Worked at home Mean travel time to work (minutes 35 .6 Employed civilian population 16 years and older 419 100.0 0.0 70.3 0.(l 246 58 13.8 (NA) (NA) (NA) 7 18.6 (NA) (NA) (NA) 20.8 (NA Farming, fishing, and forestry occupations 6 1.4 (NA) (NA (NA) Construction, e,traction, and maintenance occupations 92 22.0 (NA) (NA) (NA (NA) 0.8 (X (X (X) 38.0 71 18 0 8,049 10,446 26 7 6 (NA) (NA) 6,588 (X) (NA) (NA) (X) 12 3.5 (NA) (NA) (NA) 2,608 (X) (NA (NA (X 47 13 7 20 5 3 15.9 Mean retirement income (dollars 12,157 (X) 56.B 7,754 (X , . .in 1999 dollars 12,157 (X) 20 8 10,063 (X) Mean Supplemental Security income (dollars) With public assistance income (see note 12 Mean public assistance income (dollars) With relirement income -9 1 (X (X) (NA) (NA) °' moo, Asian calegories_ 1:= l~f.J1· Nole 2: For the 2000 Census Other Pacific Islander alcrie, or two or more Native Hawaiian and Other Pacific Islander categories, Nole 3: Fa lhe 2000 Census, in ccmt>nation with one or more of !he olher races listed The SIX numbe!s may add lo more lhan !he 100!1 popolaUan and lhe six peroentages may add 10 rrore lhan 100 peroonl because indNiduals mey report more lhan one race. Nole 4: 2000 C'"1sus race dala is nol comparable lo 1990 Census race data because !he 2000 Census survey allowed selection of mora lhan one race ""1ile lhe 1990 Census S<Ney did not Nole 5: 1990 dala not available from lhe 1990 Census STF1A STF3A CD release °' 6: Scl1M ~l,l(!Ma liif (NA) (X) (X) Soun:,,: U.S. Bureau of \he Census, Census 2000, 1990 Census data is from Iha Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Nol Available (X) is Nol Applicable Nole 1: fo, !he 2000 Census Olher Asian alone. a lv.<l 1 6 (NA) 4 (NA) (NA) 28.6 14.8 With Supplemental Security income (see note 12) Management, professional, and related occupations 3.7 98 ... .in 1999 dollars 100.0 6 37 9,494 9,494 0 .0 Service occupations 8 With Social Security income 1.6 OCCUPATION (see note 9) Sales and office occupation With earnings Mean Social Security income (dollars) (X) 100.0 24 82 8.5 18.4 Less than $10,000 $10,000 to $14,999 .... in 1999 dollars ''°" Percen INCOME IN 1999 ('90 data Is 1989) tJ± ~~ OF liomit~m, t®Ci anil 2000 ate ,iQI ful/y .~ d l l O lb dlanges m ho.v data were obtained on level <i '"1roilmenl. Ndle 1l'Vll!Bmn,:ioJjl:s,~ J!,i, '!l"for llf/ q;,)i,an IIDl!!Jlal0t1 18'80lffll'llll~ D11e- lr:I 1S!IO and ror lhe civilian population 18 years and over In 2000. Nola 8: Dal.a !pr- 1900 '1llil 2000 we '101 com~o-d~lo chnnge;;,ln ~ questions N_ole'jl: Og;up;,jici!I 1~ Elf\d2000Mi Mt CDTipaOlblo' ~o,ID d)!")9ll:S in Iha dass~cation syslam by oa:,,pation •~ ·10: llQ!ed. "1clu~_11ata f1lt f!l!IO' aml 2«ll) afo(iot~~due lo changes ii Iha dassnicalbn syslam byindust,y. 4",iqr ~l!!>S~ l'lole 11: Thilittluwy ciitll!IO'i<i/1 o! COtislrudlan, ,rv,a'1fJfa,rluri!lll, Wboles8le !lade, Relai lrade, and Plblic adminislralion are OOIJ"4)af>lble Jor 1990 and 2000. Note 12::ln ll)e 1$0 ~ STfaA_l:;J:l,roloasa. "S[,Wleme<ilJil Si!col)1y-ill!l0ffl0" was induded in lhe "public assistanae income "dala. [111• Bureau of Labor Slatistics' Consumer Price Index (CPI-U-RS) is187.0 for 1989, 196 J for 1990, 2~H for 1999, and 250.8 for 2000. Based oo lhese rev,sions, lhe fador lo ad1ust to 1999 constant tlolal;s in Table DP-3 would be 242.7/187.0, or 1 297861, and Ille facto,to adjusl lo 2000 constant ~ ii Table DP-4 woold be 250.81196 3, a 1 277636 Nol~ 1!!: Tl'8 di$>-nlpli!sei11 a cri;rt,I~ d~ ,loce~ sho'Ml s,epar,,\ely in Summary File 3 Czecll includes Czechoslovakian. French includes Alsatian. French Canadian indudes Acadian/Cajun Irish indudes Celtic. �Page 6 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Economic Characteristics , 2000 Census Demographic Profile 3 (DP-3) Cleon townshto. Manistee ~oum;y; m1cmgan 2000 Census Subject Number Production, transportation, and material moving occupation 98 INDUSTRY (see note 10) Agriculture, forestry, fishing and hunting, and mining Construction (see note 11) 16 77 Manufacturing (see note 11) 86 Wholesale trade (see note 11) Retail trade (see note 11) Transportation and warehousing, and utilities lnformatio 4 51 18 11 Finance, insurance, real estate, and rental and leasing Professional, scientific, management, administrative.and waste management services Percen 23.4 1990 - 2000 Percent Change Number (NA) (NA) 2000 Census 1990 Census Sdb)ooL Percen 11 (NA) (NA) 18.4 71 .1 4 20.5 186.7 3 1. 0 12.2 -73.3 1 4 4 .3 2 .6 (NA) (NA) 8. 5 2. 6 (NA) Less than $10,000 $10,000 to $14,999 18.3 $15,000 to $24,999 12.2 $25,000 to $34,99 6.1 $35,000 lo $49 ,99 (NA) (NA (NA 19.1 $50,000 to $74,999 (NA $75,000 to $99,999 (NA $100,000 lo $149,99 (NA) $150,000 to $199,999 (see note 5) (NA) $200,000 or more (see note 5) I, 22 5 .3 (NA) (NA) (NA) 59 14.1 (NA) (NA (NA 39 9 .3 (NA) (NA) Other services (except public administration) 8 17 1.9 4.1 (NA) (NA) (NA) (NA) Subject CLASS OF WORKE Private wage and salary workers Government worker Self-employed workers in own not incorporated business Unpaid family workers 183.3 32.1 184 100.0 1 4 5 4.9 5 .3 19.8 23 .9 4 1 5 3 22.3 9.2 28 .8 19,0 4 17.3 68.0 2 13.6 4 2 19 .8 8.2 0.8 433.3 900.0 0.0 0 .0 0.0 (NA) (NA) 0 Percent below poverty 1990 - 2000 level Percent Change 4.9 1 1. (NA) (NA) (NA) (NA) Number below poverty level Percent below poverty level I POVERTY STATUS IN 1999 (for 1990 Census, 1989) 328 32 78 .3 7.6 57 2 83 .2 33.3 17 2 13.6 62 .9 3 0 .5 -75.0 72.8 1 Families 9, 8 With related children under 18 years With related children under 5 years Families with female householder, no husband present 14.21 3.3 With related children under 18 years 22 9.1 -45.0 40 21 .7 15 3 12 4 6.7 -31 ,8 -81.3 2 1 20 .6 38. 1 4 12.5 -71 .4 14 56.0 4 25 .0 -66.7 1 63 .2 0 0 .0 -100.0 122 86 13.2 12 .8 -31.1 -32.3 177 12 24.3 24 .9 18 17 .5 -37 9 2 33 0 4 2 21 3 18 7 5 48 1 Median family income (dollars) 32,841 (X) 54.5 21,250 (X) ... .in 1999 dollars 32,841 (X) 19. 1 27,580 (X) 13,523 (X) 80.5 7,492 (X) 13,523 (X) 39.1 9,724 (X) (X) (NA) (NA) (X) 28 12 .7 15.1 -28 9 26 ,016 Related children under 18 years Related children 5 to 17 years 32 Male full-time, year-round workers Female full-time, year-round workers 20,694 (X) (NA) (NA) (X) Unrelated individuals 15 years and over 46 32 .2 -8 0 .... in 1999 dollars Percen -70.7 -23 .5 -9.4 65.7 Number below poverty level I 24 INCOME IN 1999 ('90 data is 1989) Per capita income (dollars) Number 100.0 243 Families 3.8 1990 Census (NA) Educational, health and social services Arts, entertainment, recreation, accommodation and food services Public administration (see note 11) 1990 - 2000 Number _ Percen Percent E:t,aog. Median earnings (dollars) (see note 5): With related children under 5 years Individuals 18 years and over 65 years and over I 100.0 -3.4 - - Source: U.S. Bureau of the Census, Census 2000. 1990 Census data is from the Michigan STF1A CO (release September 1991) or STF3A CD (n,iease November 1992). (N/A) is Nol Available (X) is Nol Applicable Note 1: For lhe 2000 Census Other Asian alone, or tv.o or more Asian calegories, Nole 2: For the 2000 Census Other Pacilic Islander alone, or lwo or more Native Hawaiian and Other Pacific Islander categories. ~1~-" r No!B 3: Fer the 2000 Census, in oorrbination with one or mae of the olher races Hsl.ed. The six numben; may add lo more than the laal populalion and the six percentages may add lo mom lhan 100 percent because individuals may report more than one race, Nole 4: 2000 Census race data is not comparable lo 1990 Census race data because the 2000 Census surwy allONed selection of more than one race while the 1990 Census survey did nol Nole 5: 1990 dala not available from lhe 1990 Census STF1 A or STF3A CD release . ill 1 MICHIGAN COUNCIL OF Go\,.~11! No4e 6: School enrollmenl dala for 1990 and 2000 are not fully ccmparable due lo cllanges in how data - e obtained on level of eorollmenl. Nole 7: Veteran slalus data are ~M~"l),popU!il\on 16 years and OVti£iif.1990 ;ji)(j for lhe civihan populalion 18 years and over in 2000. Nole 8: Data for 1990 and 2000 ~ ,:iot "'(llpa@ble.due lo ctianges in ci!fJsUs qucisiQ,s. ~~k, ~.ala {qf-199Q nod 2000 am.bol ~para,pla'ilue lo cllanges in lhe ~~lion "}'SU!m'by oa:upa6on. Nole 9:, Hole 10: ~ .ail1efYMe noted, Industry data ror·~~-and ~ are not comparable d.\18 ID ctianges ii h, d ' ~ syslam by induslry. Nole 11: The i()dustry caj~a,,? ~,ilj;udion, fi,lanufacturing, Wllolesale ~ade, Retail bade, and Public adminislraliorl are oomparable for 1990 and 2000. Nate 12: In the 1990 C8l\SUs STF3A CD release , "Supplemeotal Securily income" was included in the "public assistance income "data. Nole 13: The dala represenl a corrbinalion rl. l\Ml anoeslries shown separately in Summary File 3, Czech includes Czechoslovakian. French includes Alsalian Th.a Bureau of Labor SlaListics' Consumer Price Index (CPI-U-RS) is187.0 for 1989, 196,3 for 1990, 242.J for 1999, and 250 8 for 2000. Based on lhese rellisions, lhe factor lo adjusl lo 1999 constanl do~ra in Table OP-3 would be 242 7/187.0, or 1.297861 , and \he !actor lo adjusl lo 2000 constant ~Bi'$ in Table DP-4 would be 250,B/196 3, or 1 277636 . French Canadian indudes AcadiarvCajun hish indudes Callie. �Profiles from the 2000 and 1990 Decennial Censuses Page 7 of 8 Profile of Selected Housing Characteristics, 2000 Census Demographic Profile 4 (DP-4) Cleon township, Manistee County, Michigan 2000 Census Subjec Number Total housing units Percen 1990 - 2000 Percent Change Number Percen 100.0 19.6 397 322 67.8 29.3 1-unit, attached 24 0 0.0 0 ,0 2 units 7 1.5 16.7 1.5 3 or 4 units 2 0.4 a.a 5 to 9 units a.a 0 0,0 0.0 10 to 19 units 0 a.a a.a a.a a.a VALUE 0,0 20 or more units 100.0 62.7 0 ,0 0 0.0 00 126 26.5 18 3.6 (NIA) (NIA) 32 6.7 0.0 1995 to 1998 ('90 data is 1985-1988) 47 9.9 640.0 1990 to 1994 ('90 data is 1980-1984) 38 6.0 22.6 3 7.6 1960 to 1969 ('90 data is 1970-1979) 53 11.2 -60.7 13 34.0 1970 lo 1979 ('90 data is 1960-1969) 70 14.7 6.1 6 16.6 78 Mobile home (see note 8) Boat, RV, van, etc (see note 8) (NIA) (N/A) (NIA) (N!A) YEAR STRUCTURE BUilT 1999 to March 2000 ('90 dala is 1969-March 1990) 0.0 1 3 1960 to 1969 ('90 data is1950-1959) 42 8. 8 35 5 3 1940 to 1959 ('90 data is 1940-1949) 1939 or earlier 57 12.0 171.4 2 53 136 26.6 25.9 10 27.2 Number Subjec 475 UNITS IN STRUCTURE 1-unil, detached Percen 1990 · 2000 Percent Change Percen Number OCCUPANTS PER ROOM 244 229 5 10 100.0 17 0.6 42.6 4B. 5 20 0 -80 0 127 100.0 78.9 71 100,0 Less than $50,000 53 41.7 -7 .0 57 80 3 $50,000 to $99,999 $100,000 to 149,999 $150,000 to $199,999 61 7 2 4B.O 5.5 1.6 335 ,7 14 0 0 19 7 Cl .O 0.0 $200,000 to $299,999 $300,000 to $499,999 2 2 1.6 1.6 0 0 0 00 a.a a a.a $500,000 to $999,999 (see note 5) $1,000,000 or more (see note 5) 0 0 0.0 0.0 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) 61,300 61,300 (X) (X) 95.6 53.3 31,300 39,990 (X) (X) 113 9 36 50 7 a 23 .9 14 1 0 0 348 Occupied housing units 1.00 or les 1.01 to 1.5 340 6 2 1.51 armor Specified owner-occupied housing units Median (dollars) .... in 2000 dollars 100.0 97 7 00 0.0 93 ,9 20 4 1 MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS With a mortgage Less than $300 ROOMS 1 room 1990 Census 2000 Census 1990 Census 77 60 6 0 0.0 23 26 18.1 20 .5 35 3 160 0 9 17 10 -100 12.7 11 2.3 2 rooms 4 0.8 -81 8 5.5 3 rooms 2 $300 to $499 $500 to $699 21 44 -25 0 7 1 $700 to $999 12 9.4 0 0 0 4 rooms 2 69 14.5 -5.5 $1,000 to $1,499 14 11 0 0 0 0 0.0 5 rooms 7 18.4 132 27.8 38 9 9 23 9 $1 ,500 to $1,999 $2,000 or more 2 0 1.6 0, 0 0.0 0.0 0 0 0,0 0.0 Median (dollars) .... in 2000 dollars 645 645 (X) (X) 74 8 36.8 369 471 (X) 50 39.4 42 9 35 49.3 220 220 (X) (X) 44 7 13 3 152 194 (X) (X) 6 rooms I -54.2 2 6.0 110 23,2 61 .6 6 17. 1 7 rooms 64 13.5 8 rooms 3 29 6.1 77.8 11 ,5 9.1 6.5 9 or more rooms 35 7.4 40.0 55 (X) (NIA) 2 (NIA) Median (rooms) (see note 5) 2 6.3 (X) Not mortgaged Median (dollars) .... in 2000 dollars (X) Source: US Bureau of lhe Census, Census 2000 1990 Census dais is from Iha M[clligan STF1A CO (releasa Seplember 1991) or STF3A CD (releasa Nol/OfTlber 1992). (NIA) 1s Nol Available (X) is Nol Applicable Note 1: For~21XJOt:e._,oiM<A5Janaldtll)\c,,, "-',<I Cf~flisl'M ~ Nolu2: Forili11~Ce-Oll1crr>adlle lslaritbr~' i,, l\\fJQ(lriQ!e_~Ml Hi!wai1en and OIMrPnofielslandorcalagones. Npfa 3: Frr 11:>e'2000 Census; in ..,.,...~ ~f one,0(111011 of lite .,.;DI mces ll!ileef. The six n ~ may-add lo mo(e itwin Iha lwil population and Iha six pen:.enlages may add lo rrorn lhan 100 percenl because individuals may repol1 more lhan one race Nots 4: 2000 Census raoa dala is not comparabla lo 1990 Census raoa dala because lhe 2000 Census survey all""'8d saladio,nofrnon,.lhnn one raoa ..+,ia !he 1990 Census &JrV8Y did nol. Nole 5: 1990 dala nol availal:ie from lhe 1990 Census STF1AoriSTFilA C'i::\,,o\ollsb NOfe 6: £.wt "'11~ dala for 1990 onil io!lpm_ii ll0I f u l l ) ' ~ .&,,«> ~ ' l n hON dllta ~ ®!ai~ an liwoi« o,,,,q!lrl'eo1 ~ ?,:Vo1oran.s1otuS"rJ;ita ilrlflli<lhoqv(m ~lion 11h'.oal'i••ncfove!l'i'I 1990 arid fat lhorMlia(, ~ tlis)Olms:snil9'1'"'1!'2000, Np111,if; ~1arl990..,;i12000...;no1~~®e,to~1noansus!lu-. .• ' · - i'lDJD 9; Ocl:upallon ilata /j)i; I ~ 11C1U 2000 am 110( a,mparai,IO Cluo l o ~•\'\ I!\~,d."'.'il'·~"fll by a<q1pe!IOO. t<oia 10. \Jnl<>SiollillfMSo llOIOd, lrrdlllih'~ far 1fl90'nnd 2000 oro oot ~ ~ icJcllil"9'!$" Iii!> <!"551ij:a1;,n rlyslem by induslry. Nace 11: The infu<,llY,catugq1es af'~l:llanl Mlu.4tiic!ili,v, Wholasa/e bode, Ralail lrade, and Public adminislralion am comparable for 1990 and 2000. "" ~ljlit!mi l;m~ Bureau of Labor Slatistics' Consumer Price Index (CPl•U-RS) is187 0 for 1989, 196 3 for 1990, 2~2.7(ar,1999, and 250 8 for 2000 Based on lhesa re\/!SJons, lhe facto- lo adJusl ID 1999 oonslanl ~ I, Table DP-3would be 242.7/167 0, a 1.297861, and lhefaelor lo aqust lo 2000 cooslanl ilo1!a,s in Table OP-4 woold be 250.6/196.3, a 1 2TT636 . Nq~ 12. In lh~ 1990 ceo.sus-STF~CD ~ase. "S_upj>~ Sec,Jrity income" was intluded in !he "pul:iic assislanoa income "dala. Ni>la 13: The dllia "IOOP'..riiil <1 ooii1'ln;!!Dl o/lvj0,,gc:8Slries'Shown separalely in Summary File 3 Czech includes CZ2Choslovakian, Frend! includes Alsalian. Fmnch Canadian indudes Ac.adoan/Cajun. hish includes Cetuc. �Page 7 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Housing Characteristics , 2000 Census Demographic Profile 4 (DP-4) Cleon township, Manistee County, ,Michigan 2000 Census Subjec Number Total housing units 475 UNITS IN STRUCTURE 1-unit, detached 1-unit, attached Percen 100.0 1990 - 2000 Percent Change Number 19.6 322 67,8 29,3 0 0. 0 0.0 397 24 1990 Census 2000 Census 1990 Census Percen 100.0 62 .7 0 ,0 Number Subjec Percen 1990 - 2000 Percent Change Number Percen OCCUPANTS PER ROOM 340 6 2 100.0 97.7 1,7 0.6 42.6 48 ,5 20 .0 -80 ,0 244 229 5 10 100.0 93 ,9 2.0 4.1 127 100.0 78.9 71 100.0 348 Occupied housing units 1.00 or les 1.01 to 1.5 1,51 or mor 2 units 7 1.5 16 .7 1.5 3 or 4 units 2 0.4 0.0 0.0 5 to 9 units 0 0,0 0.0 0.0 10 to 19 units 0 0.0 00 0 ,0 VALUE 0.0 0.0 Less than $50,000 53 41 ,7 -7 .0 57 80 3 $50,000 to $99,999 $100,000 to 149,999 $150,000 to $199,999 61 7 2 48.0 5. 5 1.6 335.7 14 0.0 0 0 19.7 0.0 $200,000 lo $299,999 $300,000 to $499,999 2 0.0 0.0 0 2 1,6 1.6 $500,000 to $999,999 (see note 5) $1,000,000 or more (see note 5) 0 0 0.0 0.0 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) 61,300 61,300 (X) (X) 95 8 53.3 31,300 39,990 (X) (X) 50 .7 20 or more units 0 0.0 126 26.5 18 3.8 1999 to March 2000 ('90 data is 1989-March 1990) 32 67 o.o 1995 to 1998 ('90 data is 1985-1988) 47 9.9 840.0 Mobile home (see note 8) Boat, RV, van, etc (see note 8) (NIA) (NIA) (NIA) (NIA) (NIA) (N/A) YEAR STRUCTURE BUilT 1990 to 1994 ('90 data is 1980-1984) 0,0 1.3 38 8.0 22.6 3 7.8 1980 to 1989 ('90 data is 1970-1979) 53 11.2 -60.7 13 34.0 19 70 to 1979 ('90 data is 1960-1969) 70 14.7 6. 1 6 16.6 1960 to 1969 ('90 data is1950-1959) 42 8.8 35.5 3 1940 to 1959 ('90 data is 1940-1949) 57 12.0 171.4 2 78 5 ,3 136 28 ,6 25 .9 10 27.2 1939 or earlier Specified owner-occupied housing units Median (dollars) .... in 2000 dollars 0 .0 0.0 00 00 0 MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS With a mortgage Less than $300 77 60.6 113.9 36 0 00 -100 0 9 12 .7 23 26 18 1 20 5 35 3 160 0 17 10 23 ,9 0 ,0 ROOMS 1 room 11 2 .3 -54 2 2 2 rooms 4 0.8 -81 ,8 2 5.5 $300 to $499 $500 to $699 3 rooms 21 4.4 -25.0 $700 to $999 12 94 0.0 0 2 7. 1 14 11-0 0. 0 0 0.0 0.0 6.0 14.1 4 rooms 69 14.5 -5,5 7 18.4 $1,000 to $1,499 5 rooms 132 27_8 38.9 9 23.9 6 rooms 110 23.2 61 .8 17.1 2 0 1.6 0.0 0.0 0 .0 0 0 6 $1,500 to $1,999 $2,000 or more 7 rooms 64 13,5 3 9.1 6 .5 Median (dollars) .•.in 2000 dollars 645 645 (X) (X) 74.8 36 .8 369 471 (X) 2 (NIA) 50 39 4 42 9 35 49.3 220 220 (X) (X) 44.7 13.3 152 194 (X) (X) 8 rooms 29 6.1 77 .8 11 . 5 9 or more rooms 35 7.4 40 ,0 5.5 (X) (NIA) Median (rooms) (see note 5) 2 6.3 (X) Not mortgaged Median (dollars) ... .in 2000 dollars 0. 0 (X) Soun:e: U.S. Bureau of the Census, Census 2000. 1990 Census data is from Iha Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Nol Available (X) is Nol Applicable Note 1: For the 2000 Census Other Asian alone, or two or more Asian categories, Nole 2: For lhe 2000 Census Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Island..- categooes. , Nole 3: Fer lhe 2000 Census, in oombinalion with one or mere of the olher races listed. The six numbers may add ti more than the total population and the six percentages may add lo more than 100 peroenl because individuals may report more than one race Nole 4: 2000 Census race data is not oomparable lo 1990 Census race dala because lhe 2000 Census survey allowed selection of mere than one race while lhe 1990 Census survey did not. Nole 5: 1990 data not available from lhe 1990 Census STF1Aor STFJA CD release . l!f110h~ data,~ j99Ct aod:2000 ar&'nol rul y ~ :ilo!, ta changes in how data were olllained on level ri enrcilmenl. Na4e 7! V~i""'n •11\l"!I dstaaaiv 1i:r ll'l&'i:M~lhi 16·:~ ~ lijp CM!"ff 1~ and for lhe civilian pop.Jlalioo 18 years and over in 2000. 1\1<>18•8; Q;11a ftlf 1~•·ar,c12000 riool COU1j,,ir,illl~ !l,ie to ~ ln air,sU&cqueslioos. ~ -a, Cb:upafion'<lala li:Jr'1990 an,f;iOOo.~ 111'~ ~ ~ lO<IJonges,n lhe dassi!icalion system by oa>.Jpalion. ,.,,Ill 10, lJflloss Oll'HWii,;e.notild, 1 ~ ,diit.i19r 19'.!!) jlfid ~ an, nal,oomparable due lo changes in lhe dassi!icalion syslem by industry. ~r lNOll"IWEST MICHIGAN [~ . . .I COUNCIL Of GOVERNMENTS Nole ~ NDlli 1h Tt,e!lnqilstfY~ . , . o f - ~ ~i ManufacUllig. Wtiolasaie ll;Dde , Retail trade, and Public adminislralion are comparable for 1990 and 2000. Nole 1~ Iii ~ • -i~it~ STF.lA CD release, ~ ~ ~'~ •~ " was included in lhe "public assistance income "dala. Note-,3:'The dsla ~ L i r~ ni!~ \ii tv.o-a{l00Slries-lhcw,n.s~b!bl-ln Summa,y File 3. iii!, Bureau of Labor Statistics' Consumer Price Index (CPI-U-RS) is187,0 for 1989, 196 3 for 1990, ~2.7 for 1999, and 250 8 for 2000, Based on lhese revismns, the factor ID adJusl lo 1999 constant .clolM,n Table DP-3 would be 242.7/187.0, or 1 297861 , and thefaclor to adjust lo 2000 constant boi.,a'in Table DP-4 would be 250 B/196.3, or 1 277636 . Czech includes Czechoslovakian. French includes Alsalian . French Canadian indudes Acadian/Cajun Irish indudes CelUc. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cleon-Twp_Master-Plan_2006 Creator An entity primarily responsible for making the resource Planning Commission, Cleon Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2006-06-14 Title A name given to the resource Cleon Township Master Plan Description An account of the resource The Cleon Township Master Plan was prepared by the Cleon Township Planning Commission and was adopted on June 14, 2006. Subject The topic of the resource Master plan reports Cleon Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/29fb43204bcc7a5f92eb990dc5f94c87.pdf e266e9194e4c614239b1b31f8d3db82a PDF Text Text EAST BAY CHARTER TOWNSHIP MASTER PLAN Adopted January 3, 2023 ��East Bay Charter Township Planning Commission Resolution PC-2023-01 Adoption of the East Bay Charter Township 2022 Master Plan At a regular meeting of the Planning Commission for the Charter Township of East Bay, Grand Traverse County, Michigan, held in the Township Hall located at 1965 N. Three Mile Road, Traverse City, Michigan, on the 3rd day of January 2023. PRESENT: Ferguson, Gonzalez, Richardson, Leonard, Edly, Wassom, and Walters ABSENT: None The following resolution was offered by Walters and supported by Gonzalez and passed 7-0. Whereas in 2020, East Bay Charter Township authorized the preparation of a Comprehensive Master Plan to establish goals and guidelines to facilitate the direction, redevelopment and growth of the Township into the future; and; Whereas the Planning Commission, in concert with Planning & Zoning staff, the Board of Trustees, and with input from a cross section of local agencies, and the resident public, has undertaken an extensive evaluation of demographic data, land use patterns, economic development trends, natural features, and municipal interests essential to the development of a comprehensive master plan; and; Whereas the aforesaid information has been compiled into a Master Plan document that, in addition to other purposes, will serve to establish a pattern for land use to guide development and redevelopment, provide a legal basis for zoning and other regulations, and a basis for amendments to the Zoning Ordinance and Zoning Map, preserve or enhance natural resources, identify and recommend various infrastructure improvements and options, and address the desires and needs of the residents, businesses and property owners; and Whereas on May 17, 2022, pursuant to the requirements of Section 43, Preparation and Adoption of Master Plan of Article 3, of Michigan Public Act 33 of 2008, Michigan Planning Enabling Act, the East Bay Township Planning Commission approved the Master Plan and forwarded it to the Board of Trustees for public release; and Whereas on June 13, 2022, the Board of Trustees unanimously agreed to send the draft Master Plan out for Public Review; and Whereas on September 20, 2022 pursuant to the requirements of Section 43 sub section (3), Preparation and Adoption of Master Plan of Article 3, of Michigan Public Act 33 of 2008, Michigan Planning Enabling Act, the Planning Commission conducted a final public hearing on the proposed Comprehensive Master Plan; and East Bay Charter Township Resolution PC-2023-01 Page 1 of 2 �Whereas, in fulfillment of the requirements of Michigan Public Act 33 of 2008 Michigan Planning Enabling Act, the East Bay Charter Township Planning Commission has on this date, January 3, 2023, made the determination that the Master Plan document will facilitate the overall future planning and redevelopment objectives of East Bay Charter Township; therefore, be it Resolved by the Planning Commission of East Bay Charter Township that: 1. The proposed Comprehensive Master Plan for East Bay Charter Township is hereby adopted and that preparation of the final Comprehensive Master Plan document is hereby directed and scheduled for final distribution; and 2. That in accordance with Michigan Public Act 33 of 2008, East Bay Charter Township shall, no later than five years from this date, review the Master Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan. Upon roll call vote: YES: Ferguson, Gonzalez, Richardson, Leonard, Edly, Wassom, and Walters NO: None ABSTAIN: None THIS EAST BAY CHARTER TOWNSHIP PLANNING COMMISSION RESOLUTION PC-2023-01, APPROVED ON THE 3rd DAY OF JANUARY 2023, IS DECLARED ADOPTED BY THE PLANNING COMMISSION CHAIRMAN AND DECLARED CERTIFIED BY THE SECRETARY. Dan Leonard, Chair 01.03.23 Date I, the undersigned, the Secretary of the Planning Commission of Charter Township of East Bay, Grand Traverse County, Michigan, do hereby certify that the foregoing is a true and complete copy of certain proceedings taken by said municipality of East Bay Charter Township at its Planning Commission meeting, relative to the adoption of the resolution therein set forth, that said meeting was conducted and public notice of said meeting was given pursuant to and in full compliance with the Open Meetings Act, being Act 267 of 1976, Public Acts of Michigan, and that the minutes of said meeting were kept and will be or have been made available as required by said Act. 01.03.23 Carl Ferguson, Secretary Date East Bay Charter Township Resolution PC-2023-01 Page 2 of 2 �The 2023 Master Plan for East Bay Charter Township involved significant effort of Boards and Commissions, stakeholders, and citizens of the community. Without this support, completion of this plan would not have been possible. PLANNING COMMISSION DAN LEONARD, Chair PAUL GONZALEZ, Vice Chair CARL FERGUSON, Secretary MINDY WALTERS, Township Board Liason RHONDA WASSOM, Commissioner RENEE EDLY, Commissioner STEVEN RICHARDSON, Commissioner ROBERT TUBBS, Past Chair JOHN SYCH, Past Chair TED HENTSCHEL, Past Commissioner JUDY NEMITZ, Past Secretary TRACEY BARTLETT, Past Township Board Liason BOARD OF TRUSTEES BETH FRIEND, Supervisor and Chair SUSANNE COURTADE, Clerk TRACEY BARTLETT, Treasurer MINDY WALTERS, Trustee GLEN LILE, Trustee MATT COURTADE, Trustee MATT COOK, Trustee Special acknowledgement to technical assistance provided by Land Informtation Access Association (LIAA) and State Craft in the form of mapping, data analysis, and focus group facilitation. Cover photo: Jacon Dean, Arbuts Lake Number 5 East Bay Charter Township Master Plan i �CONTENTS Executive Summary ............................................................................................................... # Chapter 1 Introduction ............................................................................................................................. 2 Chapter 2 Community Vision.................................................................................................................. 8 Chapter 3 Community Profile ............................................................................................................ 24 Chapter 4 Community Vision Page 8 Natural Features ................................................................................................................. 34 Chapter 5 Community Facilities........................................................................................................ 48 Chapter 6 Parks & Recreation .......................................................................................................... 58 Chapter 7 Housing & Neighborhoods ......................................................................................... 64 Chapter 8 Business & Economic Development ..................................................................... 72 Chapter 9 Transportation....................................................................................................................... 86 Chapter 10 Future Land Use & Zoning............................................................................................. 98 Chapter 11 Community Facilities Page 48 Action & Implementation .......................................................................................... 112 MAPS AND TABLES Maps Map 1. Watersheds ......................................................................................................................... 36 Map 2. Inland Lakes & Streams .................................................................................................... 37 Map 3. Wetlands ............................................................................................................................. 38 Map 4. FEMA - Flood Risk ................................................................................................................41 Map 5. Flooding Analysis.................................................................................................................. 42 Transportation Page 86 Map 6. Tree Canopy ....................................................................................................................... 44 Map 7. Prime Farmland .................................................................................................................. 45 Map 8. Wellhead Protection ........................................................................................................... 49 Map 9. Water Master Plan .............................................................................................................. 52 Map 10. Sanitary Sewer Master Plan ............................................................................................ 52 Map 11. Broadband & Internet ..................................................................................................... 55 Map 12. Parks & Recreation .......................................................................................................... 61 Map 13. Road Classification .......................................................................................................... 87 Map 14. PASER Rating ................................................................................................................... 89 Map 15. Non Motorized Plan ......................................................................................................... 93 Map 16. Existing Land Use .......................................................................................................... 102 Map 17. Zoning ............................................................................................................................. 103 Map 18. Future Land Use ............................................................................................................ 106 ACTION & IMPLEMENTATION Page112 ii� East Bay Township Master Plan �Tables Table 1. Total Population ............................................................................................................... 26 Table 2. Total Population Change ................................................................................................. 26 Table 3. Households (2019 ACS) .................................................................................................. 27 Table 4. Age (2019 ACS) ............................................................................................................... 28 Table 5. East Bay Township Racial Distribution ........................................................................... 29 Table 6. Educational Attainment .................................................................................................. 29 Table 7. Income .............................................................................................................................. 30 Table 8. East Bay Township Median Earnings ............................................................................. 31 Table 9. East Bay Township Employment by Industry Sector ...................................................... 32 Table 10. Wetlands ......................................................................................................................... 39 Table 11. Trees in the Regional Business District ........................................................................ 43 Table 12. Types of Wells in East Bay Township ............................................................................ 50 Table 13. Municipal Wastewater Capacity ................................................................................... 51 Table 14. School Enrollment ......................................................................................................... 56 Table 15. Recreation Resources in East Bay Township .............................................................. 59 Table 16. Housing Units ................................................................................................................. 65 Table 17. Housing Types ................................................................................................................ 65 Table 18. Industry Trends in East Bay Township ......................................................................... 75 Table 19. District Regulations and Future Land Use Categories ............................................. 105 Table 21. Natural Resources Action Plan ................................................................................... 117 Table 22. Housing & Neighborhoods Action Plan ....................................................................... 117 Table 23. Community Facilities Action Plan ............................................................................... 118 Table 24. Economic Development Action Plan ......................................................................... 118 Table 25. Farmland & Agriculture Preservation Action Plan ................................................... 119 Table 26. Governance & Regional Cooperation Action Plan .................................................... 119 East Bay Charter Township Master Plan iii �CHAPTER 1 | INTRODUCTION� E A ST B A TOWN S H IP East Bay Township Water Tower Photo courtesy of Jacob Dean. 1� East Bay Charter Township �� CHAPTER 1 | INTRODUCTION CHAPTER 1 INTRODUCTION The process of creating a Master Plan asks a community to pause from its busy daily operations of running the Township, and look to the future. As a policy document that comprehensively inventories and analyzes the elements that makes East Bay Township tick, it is essential to include as many stakeholders in the process as possible. While much of the content of the 2022 Master Plan remains unchanged, the planning process holistically engaged the residents and stakeholders of East Bay Township. l'tJRTH,PD~ 3124,.i_ CHERRY KNOLL 05 •• CONCERVANCY 1 "i. ST BAY LIBRARY D~ K£Ml~lt;AN WHAT IS A MASTER PLAN? The Michigan Planning Enabling Act, PA 33 of 2008, enables municipalities to write a Master Plan that broadly guides development to meet current and future needs and promotes the health, safety, and general welfare of its residents. Through community engagement, the Master Plan identifies key challenges the residents face, but focuses on finding a shared vision and goals that could help achieve that vision in perpetuity. More specifically, the Master Plan collates a vision statement, an Action Plan with specific strategies, tools for making coordinated land-use decisions, assessment of current programs, services, structures, and infrastructure, into one document to inform its citizenry on how the Township will plan for its future. A sign at the Three Mile Trail Open House in 2021, showing attendees the walking and biking distances to various destinations throughout the Township. Photo courtesy of Gary Howe. RELATIONSHIP TO THE ZONING ORDINANCE The Master Plan is not a binding agreement but rather a planning framework. The Zoning Ordinance, on the other hand, is local land use law. The Zoning Ordinance is a set of regulations that provide the details for how and where development can locate to exacting specifications. The Zoning Ordinance is how the Master Plan gets implemented; as outlined in the Michigan Planning Enabling Act of 2008, a direct relationship between the two documents is required. For example, if it emerges through community engagement and research that the housing types available do not adequately serve the population, then a vision statement in the Master Plan could read “to plan for housing types that meet all the preferences of all age groups, income levels, and disabilities.” To ensure this vision is implemented, a municipality would revisit the zoning ordinance to determine if the land use code is preventing a particular type of development through height restrictions or lot size requirements. Only when the two documents are in sync can they be effective planning tools. East Bay Charter Township 2 �CHAPTER 1 | INTRODUCTION� REGIONAL CONTEXT Four Mile Rd High Lake Rd Rasho Rd Pe rc h La ke Rd Townline Rd Edgecomb Rd Three Mile Rd Four Mile Rd e Rd 3� Lak utus East Bay Township is located in the north central portion of Grand Traverse County, with frontage along East Grand Traverse Bay. fie ld R Rd d ts h ig Sle Lardie Rd i E Arb G ar EAST BAY CHARTER TOWNSHIP, GRAND TRAVERSE COUNTY ile Rd Five M East Bay Charter Township is located in Grand Traverse County and lies in the northwest portion Location of East Bay Township within Michigan of Michigan’s lower peninsula. East Bay Charter Township is an important part of the greater Grand Traverse community. 31 £ ¤ Located adjacent to the City Holiday Rd of Traverse City and along the southern shoreline of Grand Traverse Bay, the Township Vanderlip Rd Wemple Rd includes a broad range of land Hammond Rd forms and development. While the Supply Rd predominate form of development Su pp is residential in nature, the rolling ly Rd topography, dense woodlands, N inland lakes and, of course, Grand Potter Rd Traverse Bay, lend a resort and recreational character to the Data Sources: Trager East Bay Township, Rd Grand Traverse County, community. Eikey Rd wy SH b ob ch Ran E River Rd Michigan GIS Open Data. sH Rud olf R d Prepared September 2020 for East Bay Township d ge R n Brid Brow Scharmen Rd East Bay Charter Township �� CHAPTER 1 | INTRODUCTION RELATIONSHIP TO EXISTING PLANS AND STUDIES This Master Plan adds to East Bay Township’s strong history of planning studies over the years. These efforts have analyzed the community’s natural features, built characteristics, infrastructure, and economic potential, and made recommendations for improvement in these specific areas. This plan draws on recommendations from these strategic documents, codifies the information in them, and uses them as the basis for further action. The following plans and documents were used to frame this master plan update. EAST BAY TOWNSHIP MASTER PLAN, 2015 The last update for the East Bay Township Master Plan occurred in 2015. This Master Plan sets a strong framework for targeted growth and development as well as natural resource preservation. It presents the vision, goals and strategies to guide the Township toward a desired and achievable future for the next ten to twenty years. Its focus is on natural resources protection, wise land use, attractive housing and neighborhoods, good jobs and economic development and public services that meet the needs of local residents. The updated Future Land Use (FLU) Map remains virtually unchanged compared with the 2015 FLU Map. EAST BAY TOWNSHIP PARKS & RECREATION MASTER PLAN, 2019-2023 East Bay Township’s Parks & Recreation Master Plan, commonly referred to as a “5-Year Recreation Plan,” was adopted in 2019 and serves as a basis for priority projects and future land acquisition related to parks and recreation in East Bay Township. To be eligible to apply for Land and Water Conservation Fund, Michigan Natural Resources Trust Fund, and Waterways grants, a community must have an approved 5-Year Plan on file with the Michigan Department of Natural Resources (MDNR). East Bay Township’s plan includes an inventory of existing A 10 YEAR VISION FOR The 2015 Master Plan serves as a strong foundation for the updated master plan. Community input indicated many of the goals and objectives remain unchanged. recreation resources, existing programing, gaps in facilities, and a prioritization of future projects related to parks and recreation. EAST BAY BEACH DISTRICT STRATEGY, 2018 The East Bay Beach District Strategy was developed in 2018 with input from local business owners and managers, Township officials, Grand Traverse County Planning Department, and other agency stakeholders. The Grand Traverse Bayshore Corridor is known by several names within East Bay Charter Township. It is generally referred to as Munson Avenue between the city limits of Traverse City at Avenue B eastward to Three Mile Road and known as US-31/M-72, east of Three Mile Road to Acme Township. The strategy includes an inventory of existing conditions, results of a visioning session East Bay Charter Township 4 �CHAPTER 1 | INTRODUCTION� and visual preference survey, and goals and objectives as identified by stakeholders. BAYSHORE CORRIDOR STRATEGY, 2014 The 2014 Bayshore Corridor Strategy was a collaborative planning effort for the ten-mile-long bayshore corridor linking Acme, East Bay, Traverse City, and Elmwood. Devised as a blueprint for developing a cohesive development approach for the entire corridor, the Bayshore Corridor Strategy identified values and goals, and strategies for implementing them. These strategies can be summarized as (1) identification of transportation improvements (i.e. crosswalks, bike lanes, etc.); (2) development of common zoning standards; and, (3) development of a branding and wayfinding (identity) strategy for the corridor. GRAND TRAVERSE BAY REGION DEVELOPMENT GUIDEBOOK, 2000 The original guidebook was developed in 1992 with the stated goal of “maintaining and improving the quality of life of the people who live here and of those in future generations” through appropriate development practices, and has since been updated to keep with current trends in the County. The guidebook includes an inventory of existing land use and development patterns, an overview of preferred development principles, and examples of sustainable development techniques. The East Bay Township Zoning Ordinance references this document in relation to landscaping standards and other development practices. Both the Beach District Strategy and the Bayshore Corridor Strategy were informed by significant stakeholder input and help form a foundation for placemaking and economic development goals in East Bay Township. BEACH DISTRICT STRATEGY Bayshore Corridor Strategy Phase I Summar)' Report+ May 2014 -~ .,.,_IIIXloJnonlhl,proctHll.!IDl,W• _ . . . . . , I I M l r -,11r1 1ctuonlmllC511Wll :i.-..:==---~ ------Clrl(.,.._ 5� East Bay Charter Township �� CHAPTER 1 | INTRODUCTION East Bay Charter Township 6 �CHAPTER 2 | COMMUNITY VISION� PROPOSED TART TR L CORRIDOR East Bay Town hip Photo courtesy of Gary Howe, Three Mile Trail Public Open House. 7� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION CHAPTER 2 COMMUNITY VISION Public input served as the foundation of the East Bay Township master planning effort. The goal of the public engagement process was to gather input from diverse stakeholders in a variety of ways. Township leaders worked to make the input opportunities as accessible and inviting as possible and offer a variety of different forums for collecting this input. EAST BAY TOWNSHIP PLANNING COMMISSION The East Bay Township Planning Commission took a leadership role on facilitating an open and inclusive process for the master plan development. The planning commission met monthly over the course of the project to review existing planning documents and make recommendations for the master plan. Planning Commission meetings were open to the public and included informational presentations designed to build a better understanding of local land use and demographic trends as well as housing and economic opportunities. The Planning Commission also developed the future land use map, zoning plan, and action plan based on extensive public input and data gathering. COMMUNITY INPUT METHODS 1. Planning Commission as Steering Committee 2. Public comment at Planning Commission Meetings 3. Community Survey 4. Community Focus Groups 5. Joint study sessions between Board of Trustees and Planning Commission COMMUNITY FOCUS GROUPS East Bay Township hosted a series of focus groups in 2021 to inform the current update to the Township Master Plan. The Township hired a consultant to facilitate the focus groups. Five focus groups were held around the topics of families with children, business, transportation, natural resources, and senior citizens. The purpose of the focus groups was to understand the most pressing issues facing East Bay Township from the perspective of East Bay Township residents, business owners, visitors, and stakeholders. The focus groups were held remotely via Zoom and attended as follows: ■ Senior Citizens, February 9, 2021: 11 attendees ■ Families with Children, May 25, 2021: 13 attendees ■ Business, May 27, 2021: 5 attendees ■ Transportation, June 2, 2021: 10 attendees ■ Natural Resources, June 3, 2021: 21 attendees Three Mile Trail Open House in East Bay Township, photo courtesy of Gary Howe. East Bay Township Master Plan 8 �CHAPTER 2 | COMMUNITY VISION� Several high-level themes emerged across all focus groups, including: ■ The TART Trail system is widely appreciated and used. Additional non- motorized infrastructure is desired. ■ Traffic speed and flow throughout the Township is a concern for many resident and business stakeholders. ■ East Bay Township’s mix of urban amenities and rural character make it a desirable place to live. ■ Land use regulations should protect and enhance our dense woodlands, open spaces, and inland lakes. ■ The Hammond and 3 Mile intersection’s future land use and design generated a lot of interest, specifically including safe pedestrian crossings, community amenities, and active businesses are desired in the area. “I WOULD LIKE TO SEE THE TOWNSHIP ENCOURAGE PARKS DEVELOPMENT NEAR NEIGHBORHOODS.” -Focus Group Participant Volunteers serving breakfast at the annual pancake breakfast in East Bay Township. 9� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION FAMILIES WITH CHILDREN FOCUS GROUP FEEDBACK Focus group registrants were asked to provide their feedback to two questions via email prior to the focus group: what is working well and what is not working, related to raising a family with children in East Bay Township? What do you want the Township to do related to raising a family with children in East Bay Township? Next, focus group attendees were asked to consider what the Township and partners could do to support raising a family in East Bay Township. Focus group attendees were asked to share their personal experience. Oft-repeated feedback is summarized below. 1. Future pedestrian infrastructure improvements should be considered as new developments are proposed and should prioritize neighborhood connections and intersection safety. 2. Housing is needed for all income levels. 3. The process for reviewing new development requests should be thoughtful and transparent. 4. Groundwater contamination is a concern. 5. East Bay Township’s character provides the right mix of urban convenience and rural space. New development should be thoughtfully targeted to maximize urban connections and minimize sprawl. “THE TOWNSHIP NEEDS MORE SAFE TRAILS AND SIDEWALKS.” -Focus Group Participant 6. Increase community gathering amenities in parks. BUSINESS FOCUS GROUP FEEDBACK Focus group registrants were asked to provide their feedback to two questions via email prior to the focus group: what is working well and what is not working, related to owning and/or operating a business in East Bay Township? Focus group attendees were asked to share ideas and priorities based on their their personal experience. Oft-repeated feedback is summarized below. 1. Develop a brand for the Township. 2. Be proactive in identifying what types of businesses are needed and how to attract them. 3. Implement buffering measures between commercial uses will improve community and corridor aesthetics. 4. Encourage the development of community center amenities at Hammond and 3 Mile intersection, including a coffee shop, farmer’s market, and community gathering space at the Township offices. 5. Locate new development to protect dense woodlands, open spaces, and inland lakes. East Bay Township Master Plan 10 �CHAPTER 2 | COMMUNITY VISION� TRANSPORTATION FOCUS GROUP FEEDBACK Focus group registrants were asked to provide their feedback to two questions via email prior to the focus group: what is working well and what is not working, related to transportation in East Bay Township? Focus group attendees were asked to share feedback based on their personal experience. Oft-repeated feedback is summarized below. 1. US-31 and Hammond ingress and egress should be thoughtfully designed to support traffic flow and safety along the corridors. 2. Need additional crosswalks on US-31 for pedestrians crossing between hotels and Lake Michigan. 3. Vehicle traffic on the US-31 corridor will slow as dense development continues along the corridor. 4. Reducing speeds on major roads and improving pedestrian crossings work together. “SENIORS ARE LOOKING FOR MORE RECREATION PROGRAMMING AND OPPORTUNITIES” -Focus Group Participant 5. The Township should continue to partner with environmental and natural resource partners to ensure that natural resources are safeguarded and with transportation partners to minimize traffic speeds and maximize intersection efficiency. NATURAL RESOURCES FOCUS GROUP FEEDBACK Focus group registrants were asked to provide their feedback to two questions via email prior to the focus group: what is working well and what is not working, related to natural resources in East Bay Township? Next, focus group attendees were asked to consider what the Township and partners could do related to natural resources in East Bay Township. Oft-repeated feedback is summarized: 1. The Master Plan and Zoning Ordinances are well intentioned. Enforce existing zoning rules and close loopholes. 2. Township residents are very engaged in natural resource issues. 3. Many property owners are well-meaning but don’t understand what is allowed and not allowed on their property. Communicate with property owners, residents, realtors, and contractors around Township land use regulations. 4. Wetland and tributary protections are vital to ensure the Township remains rich in high-quality water resources. 11� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION SENIOR CITIZENS FOCUS GROUP FEEDBACK Attendees began by introducing themselves and shared what interested them related to senior services. Attendees were then polled to identify when topic(s) to discuss in more detail, and in which order. These included environmental protection, recreation, transportation & economic development, and housing, as summarized below. DISCUSSION THEMES 1. Environmental Protection: Numerous sites on Munson Ave in need of beautification; Dark sky protection is important; Concern about lack of separation and green buffers between land uses; Education of real estate professionals regarding protection requirements; Desire to keep rural character; Consider preservation of agricultural lands, including Preservation of Development Rights program. 2. Recreation: Desire for further development and accessible access to biking, hiking, cross-country ski trails and pathways; Desire for safe biking lanes on rural roads of Township; Desire for more canoe and kayak points of access for East Bay and inland lakes; The Township is a mecca for retirees and retirees today are active and healthy; and Design recreation opportunities with elderly population in mind. 3. Transportation & Economic Development: Need more promotion of the Bayline bus service; Desire for frequency and hours of operation expanded within the Township; Traffic issues are increasing in summer and throughout year; Hammond and Three Mile has potential for better transportation and land use development, such as a roundabout and village center, respectively. 4. Housing: Acknowledgement that service workers in the Township have difficulty finding housing and more affordable options are needed; Concerns over traffic and number of new homes planned for Hammond; Desire for high quality homes while still preserving the landscape and existing trees; and tiny homes should be addressed in new Master Plan. East Bay Township Master Plan 12 �� CHAPTER 2 | COMMUNITY VISION COMMUNITY SURVEY RESULTS The East Bay Township Planning Commission developed a community survey to gather feedback for the Master Plan update. The survey was hosted online and distributed to residents, businesses, and property owners. A postcard with a link to the online survey was mailed to all residential and commercial addresses, as well as all permanent property owner addresses if they differed. Hard copies of the survey were mailed to residents upon request and made available at the Township Hall. The survey was open from November 1, 2020 through January 15, 2021. A total of 655 surveys were completed and returned. Response rate is difficult to determine given the fact that the survey was open to residents, businesses, and property owners. The majority of respondents (84%) were year-round residents. Based on the 2015-2019 American Community Survey estimates, East Bay Township has 4, 575 households. These are groups of individuals living together who claim East Bay Township as their primary residency. A total of 546 permanent residents completed the survey. Based on this information, the response rate is estimated at 12% of all households in East Bay Township. It should be noted that this does not account for the fact that in some instances, multiple people from one household may have completed the survey. On the following pages is a detailed summary of the survey results. SURVEY BY THE NUMBERS A total of 655 individuals completed the East Bay Township Community survey. ■ 84% were year-round residents. ■ 12% were seasonal residents. ■ 4% lived elsewhere, and were likely completing the survey as a business owner or employee. To the left is a postcard sent out to all property addresses and property owner addresses in East Bay Township in early November 2020. LET'S PLAN OUR FUTURE TOGETHER Share your vision! East Bay Charter Township is updating the Community Master Plan. The Master Plan is a blueprint for how a community aspires to grow and develop. Together, we will be making important decisions on land use, zoning, transportation, recreation, and resource conservation. Get involved today! Complete the online survey by December 18, 2020 at: www.surveymonkey.com/r/East-Bay-Survey Paper versions of the survey will be available at the Township Hall. To receive a mailed copy, please call Director of Planning & Zoning Claire Karner at 231-947-8681 ext. 2. East Bay Charter Township • 1965 N Three Mile Road • Traverse City, MI 49696 • Main Office: (231) 947-8647 East Bay Township Master Plan 13 �CHAPTER 2 | COMMUNITY VISION� Question 1: How would you rate the Township on the following quality of life issues? While many of these issues are regional in nature, we want to know how you feel the Township is performing in these areas. Quality of Emergency Services (Police, Fire, and EMS) 35% Variety of parks and recreation facilities 21% Quality of schools Cost of living and affordability Variety of transportation options 7% Quality of roads 3% 34% ■ Good ■ 21% Fair 26% 47% 30% ■ Poor 30% 32% 42% 5% Excellent 7% 43% 11% 14% 18% 45% 13% Employment opportunities 3% 5% 56% 17% Access to shopping and dining opportunities Broadband and cellular services 46% 10% 15% 36% 30% 8% 16% 18% 42% 31% 11% 6% 21% 33% ■ Unsure / Doesn't Apply As shown in question 1, it is interesting to note that at least half of all respondents rated the Township as good or excellent in the quality of emergency services, variety of parks and recreational facilities, quality of schools, access to shopping and dining opportunities, broadband and cellular services, and cost of living. A total of 81% of respondents felt quality of emergency services were either good or excellent, and variety of parks and recreation facilities was a close second, with 77% of all respondents characterizing them as good or excellent. Quality of schools and employment opportunities both had 30% or more of respondents unsure of quality, indicating they are not personally impacted by these topics. 14� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION Question 2: Which of the following housing options would you support adding in East Bay Township? Single family houses 57% Smaller housing options 33% Senior living centers or communities 33% Housing above storefronts 12% Duplexes 11% Short term rentals 11% Mobile or manufactured homes ■ Very supportive ■ 5% Somewhat supportive 21% 15% 22% 16% 10% ■ Neutral 18% 24% 15% 24% 28% 19% 14% 23% 27% 28% 27% 29% ■ Somewhat unsupportive 7% 14% 21% 22% 22% 6% 3% 17% 24% 6% 8% 28% 26% 3% 7% 29% 24% 26% 8% 25% 32% 15% Townhouses / row houses 14% 37% 18% Rental housing Seasonal housing 29% 24% Accessory Dwelling Units (also called granny flats) 24% 20% 37% ■ Very unsupportive As shown in the Question 2 graphic on housing options, single family homes were the type of housing with the greatest level of support amongst survey respondents. However, this is not surprising due to the fact that 86% of occupied homes in the Township are owner-occupied and 86% are single unit homes. There still appears to be some support for other housing options. Over half of survey respondents were supportive of senior living centers or communities and housing above storefronts. The only options that elicited an “unsupportive” response from over half of survey respondents were mobile or manufactured homes and short term rentals. East Bay Township Master Plan 15 �CHAPTER 2 | COMMUNITY VISION� Question 3: Which of the following transportation improvements would you be in support of in the Township? Expansion of non motorized options throughout the Township elicited strong support from survey respondents. Sidewalks and pathways connecting neighborhoods with schools was supported by three-quarters of all respondents. Similarly, 75% of respondents supported sidewalks along collector roads like Three Mile and 72% of respondents were in support of more bike lanes throughout the Township and non motorized trails along roads such as Hammond Road. Over half of respondents supported expanded bus routes and increased service, sidewalks in existing subdivisions, and electric vehicle charging stations. The only transportation amenity that received less support was accommodations for electric bikes. These survey results further support Safe Routes to School and other non motorized planning efforts underway in the Township. Sidewalks and pathways connecting neighborhoods with schools 54% More bike lanes throughout the Township 53% 19% Sidewalks along both sides of collector roads 51% 24% Non motorized trails on arterial roads Sidewalks within existing subdivisions ■ Very supportive 16� ■ Somewhat supportive ■ 28% 28% Electric vehicle charging stations Accommodations for high speed electric bikes 32% 30% 30% 25% 13% Neutral ■ 21% 13% 33% Somewhat unsupportive 9% 6% 11% 7% 6% 14% 24% 48% Expanded bus routes and increased service 13% 3%4% 26% 29% 6% 7% 4%5% 29% 8% 7% 30% 7% 8% 17% 16% ■ Very unsupportive East Bay Township Master Plan �CHAPTER 2 | COMMUNITY VISION� Question 4: Which of the following recreational improvements would you like to see in the Township? Expanded hiking trails 60% Increased public access to East Bay 48% Improvements at neighborhood parks 47% Improved access for people with mobility constraints Very supportive ■ Somewhat supportive ■ 16% Neutral 18% 32% 22% 20% 5%4% 14% 3% 22% 32% 26% 10% 3% 35% 36% Improved access for boaters to inland lakes ■ 26% 42% Parks and recreation programming Expanded ATV and snowmobile trails 25% 2% 26% 32% 31% ■ Somewhat unsupportive ■ 10% 16% 3% 11% 17% Very unsupportive As shown in the results on Question 4, expanded hiking trails garnered the most support from survey respondents at 85% either very supportive or somewhat supportive. Improvements to neighborhood parks, increased public access to East Bay, and improved recreation access for those with mobility constraints all gained support by three quarters or more of respondents. Expanded ATV and snowmobile trails and improved access for boaters to inland lakes both garnered support from slightly less than half of respondents. 17� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION Question 5: The Township is actively working to support placemaking and economic development along the U.S. 31 Beach District. Which of the following businesses/amenities would you like to see encouraged in this district? Please keep in mind that many of these actions would require partnerships with other agencies. Check all that apply. Increased tree canopy & preservation of existing white pines 73% Traffic calming measures to slow speeds 63% Improved public access to East Bay 60% Developments with a mix of housing, retail, and dining 49% 39% 29% Logo and branding efforts 37% 31% 35% Pedestrian connections with nearby residential neighborhoods 33% Expansion and increased frequency of BATA Bayline Very supportive ■ Somewhat supportive ■ 14% Neutral ■ 13% 2% 27% 11% 17% 18% 20% 28% Somewhat unsupportive 5% 4% 8% 6% 25% 32% 30% 6% 2% 21% 25% Safe pedestrian crossings More locally-owned businesses ■ 17% 5% 6% 6% 31% 32% ■ 4%4% 13% 11% Very unsupportive As illustrated by the responses to Question 5, there was strong support amongst survey respondents to placemaking improvements along the U.S. 31 corridor. A total of 90% of respondents were either very supportive or somewhat supportive of increasing tree canopy and preserving white pines on the corridor. This further supports the recent efforts undertaken by the tree preservation subcommittee focused on preserving iconic white pines along the U.S. 31 corridor. Similarly, 87% supported improved public access to East Bay and 84% supported traffic calming measures to slow speeds. Other notable improvements that garnered support from over half of survey respondents included mixed use developments, safe pedestrian crossings, logo and branding efforts for the Beach District corridor, support of more locally owned businesses, and better pedestrian connections with nearby neighborhoods. Question 5 provided respondents with the opportunity to expand with additional ideas for placemaking on the U.S. 31 Beach District Corridor. Top priorities included adding more greenspace and investing in tree canopy, facilitating redevelopment on vacant and underutilized parcels, and a desire for more dining and entertainment options along the corridor. From a transportation standpoint, numerous respondents highlighted the need for better pedestrian crossings along U.S. 31. Traffic speeds were a top priority amongst respondents with the majority favoring traffic calming measures. East Bay Township Master Plan 18 �CHAPTER 2 | COMMUNITY VISION� Question 6: Which of the following do you feel are zoning and/or land use issues in the Township? Blight and junk on private properties 35% High water levels on inland lakes and Lake Michigan 32% Redevelopment and reuse of vacant or underutilized properties Residential development pressure in Forest Lakes Area 19% Short-term rentals 18% Limited development options in single family zoning districts Food Trucks 4% ■ The most significant issue ■ 15% 34% 32% 43% ■ 13% 33% 36% 37% An issue but not the most pressing 10% 31% 39% 22% 8% 25% 40% 14% 6% 21% 41% 26% 4% 21% 41% Not a major issue ■ Not an issue at all As noted in the results graphic for Question 6, a few land use and zoning issues rose to the top of the priority list for respondents. Blight and junk on private property was noted as the most significant issue by 35% of respondents while high water levels on inland lakes and Lake Michigan was a close second, with 32% of respondents identifying this as the most significant issue. Other items of significance included redevelopment and reuse of underutilized properties (rated as most pressing by 26% of respondents), residential redevelopment in the Forest Lakes Area (19% rated as most pressing), and short term rentals (18% rated as most pressing). Question 6 invited respondents to expand on the multiple choice options or identify additional zoning and land use issues of importance. Environmental concerns were a recurring theme. Some respondents vocalized a desire for better ordinances and enforcement to protect water quality. There was also a desire for preservation of trees and native landscaping and monitoring of septic systems. Traffic concerns came up in responses often, although many sentiments were related more to speeds and road condition as opposed to land use and zoning. A few respondents noted cut trough traffic to neighborhoods adjacent to the U.S. 31 corridor. From an economic development standpoint, there were a number of respondents who supported expansion of water and sewer, along with promotion of mixed use and commercial development in targeted areas. There were a variety of sentiments related to housing. Some respondents vocalized a strong desire for smaller housing options and workforce housing while others articulated a desire for less residential development. 19� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION Question 7: Do you support the following solar energy projects in the Township? Roof-top solar Residential scale solar Large commercial Solar Farms ■ Very Supportive ■ Somewhat supportive ■ Neutral ■ 12% 16% 27% 27% Somewhat unsupportive 6% 5% 17% 24% 49% 4% 5% 14% 27% 50% ■ 18% Very unsupportive As shown in the graphic above, there was strong support for residential scale solar including rooftop solar and small scale residential ground-mounted solar panels amongst survey respondents. Large commercial solar farms had less overall support, but still were supported by over half of all survey respondents. Question 8: Where do you live? Elsewhere is Grand Traverse County, 2% Question 9: What is your age category? Other, 2% East Bay Charter Township Seasonally, 12% Under 35 years of age 35 - 44 years of age 45 - 54 years of age 15% 55 - 64 years of age 65 - 74 years of age East Bay Charter Township - Yearround, 84% 75 - 84 years of age 85 years or greater I Question 10: Do you have school-aged children? (18 years or younger) Yes, 18% No, 82% As shown in the survey demographic graphics, the vast majority of survey respondents were full time residents in the Township, while another 12% were seasonal residents. Sixty-seven percent of respondents were over 55 years of age. It is also interesting to note that 82% of respondents did not report having any children living in their home. East Bay Township Master Plan 20 �CHAPTER 2 | COMMUNITY VISION� Question 11: Please provide your email address if you are interested in receiving updates on the master plan process. Your contact information will not shared and will not be tied to any of your survey responses. 370 respondents provided email contact information and recieved follow-up communications to stay engaged. Question 12: What is your VISION for East Bay? Pretend you left East Bay Township and are returning after 15 years away. With the Township’s best interest in mind, what would you want to see upon returning? What has changed? What has stayed the same? Think about all aspects that make up this community including the transportation systems, land and water resources, parks, businesses, and neighborhoods. Vision statements from survey respondents were a mixed desire to keep things as they are, while also supporting growth and development in the Township. There was a strong sentiment for preservation of rural character, natural beauty, water quality, and the dark sky. Some respondents noted their desire for East Bay Township to remain a bedroom community while others envisioned a mix of more diverse housing options. There was a widespread desire to provide housing first and foremost for residents as opposed to tourists. Respondents envisioned continued preservation of up north character, with unique developments and recreation opportunities. Numerous respondent’s vision included beautification of corridors with more trees and buried power lines. There were references Increase H me to an intergenerational, family-friendly Rent.al Lesso community. Another theme was the Neighborhood .~ '- ro ~ Q) desire for growth management O. Mainta in >, Make C,_ _ ..c ClJ I-~ GJ GJ within designated areas while -1-' Cl. 0 Q) ::, -1-' >- i= preserving farmland and :.C ~ Cl) cij :=> _ b o.. ~ Here QJ open space. Many >, _ . ~ Q) Tow n = V) ~ 11 I ..::S:, Q_ ~ C Q) :C • ro C "" ro o '-' o ~ GJ -1-' ro - .:::S:.. - -o respondents hoped to Build E ~ ~ .....1 i... V) 'ro ::l u o.. __ see more sidewalks (l) ~ V') o <C CL 0 8-QJ o C'OV> 0 .-t= CO LJ... ....I trails, more IClean ~ LU a::i - ' .§ Preserve and recreation options, O li'.J V) c. Family 0::: connect . >,_ _JI Recreate Shop and better public ~ QJ mprove access to water in Residentia l Many Commercial the future. Another Restaurant~ Lot Beach Live Wa nt Support desired change was for a more vibrant commercial district Open Better Hammond with restaurants and dining, shopping, Well ·V'l and more entertainment options. Respondents also noted the desire for more locally owned businesses and a desire for investment in green technologies and renewable energy. Below is a word cloud that illustrates common words used by respondents to describe their vision. The larger the word, the more frequently it appeared in answers. House ro ~ > -o O 5 ~ a.'E ~ o .....1 1::l co ~ Park IB gn~ Community ro Traffic co ! Nature 21� East Bay Township Master Plan �� CHAPTER 2 | COMMUNITY VISION Question 13: Please feel free to provide additional comments related to the questions above. Many of the same themes can be found in additional comments as those articulated throughout the survey. There was a strong desire for environmental protection, support for walking and biking infrastructure, and a family friendly community. A number of people made comments on the management of corridors in East Bay Township, including concerns over speeds, a desire for better landscaping, and a desire for a concentration of commercial and residential development in targeted areas. A few respondents also voiced concerns over planned roundabouts on Hammond Road. From an economic development perspective, there were comments on the availability and cost of water and sewer utilities, and concern over size and scope of new developments and how they fit with existing character. Numerous residents also stated a desire for vacant lots to be cleaned up. From a residential perspective there was a stated desire for well planned, landscaped, but affordable residential neighborhoods. Respondents noted the importance of meeting the needs of residents with concerns over impacts from short term rentals. A number of people noted concerns associated with zoning enforcement, particularly in the Forest lakes area. There were also comments related to Township initiatives. There was support for a Farmer’s market at the Township Hall, an idea for a Township-wide clean-up day, appreciation of new park amenities, and appreciation of the Township newsletter. Taxes and preservation of property rights were also noted by a number of respondents. Three Mile Trail Open House in East Bay Township, Photo courtesy of Gary Howe. East Bay Township Master Plan 22 �CHAPTER 3 | COMMUNITY PROFILE� NORTH.POL£' 3/26Ai CHERRY KNOLL 05 ,.CDNCERVA.NC Y 1 Mi EAST BAY LJBRARY D. • l.AK[ MICH/SAN 3 Hi .~ OPEN SPAC5 6 CENTRE Ni re£' 0.9---IU- ~~~. .'?L-------..---------- EAST MIDDL£ SCHDDL 07,.; East Bay Township Pancake Breakfast, Photo courtesy of Gary Howe, Three Mile Trail Public Open House, October 2020 23� East Bay Charter Township Master Plan �� CHAPTER 3 | COMMUNITY PROFILE CHAPTER 3 COMMUNITY PROFILE As the ultimate audience for the policies recommended in this plan, an understanding of who resides in East Bay Township is a necessary beginning. What follows is a summary of data gathered from several sources: the decennial U.S. Census and the Census Bureau’s 2019 American Community Survey (ACS 2019), a general survey of the population taken each year in between the decennial complete Census. To follow general trends, East Bay Township will be occasionally compared with nearby jurisdictions: Garfield Township to the west, Acme Township to the north, and the City of Traverse City to the northwest. In addition, some trends from Grand Traverse County will be included, as will trends from the State of Michigan. It should be noted that the last data set available for this analysis was from 2019. 2020 and 2021 are years that most likely caused unforeseen change for the region due to the pandemic. Future analyses will measure what impact, if any, those years have on the trends discussed here for East Bay Township. However, as rural northwest Michigan was arguably on the periphery of much of the impact of the pandemic, with all due respect to individuals whose lives were devastated by the pandemic, this analysis should still be relevant for planning purposes in East Bay Township. POPULATION As illustration in Table 1 and 2, East Bay Township has had steady population growth for the last 40 years. The region around and including East Bay Township experienced a large expansion of population throughout the last decades of the 20th century (East Bay Township population increased 34% from 1980 to 1990 and 19% from 1990 to 2000), with a continued but slower expansion in more recent years (just under 8% each decade from 2000 to 2010 and 2010 to 2019 for East Bay Township). Nearby jurisdictions experienced different trends from one another. The City of Traverse City lost population from 1980 to 2000, and only recently has shown an increase (6% from 2010 to 2019). Grand Traverse County continues to grow steadily, with a 20% increase in population from 2000 to 2010 and a 5% increase from 2010 to 2019. Unlike regional trends around East Bay Charter Township Master Plan 24 �CHAPTER 3 | COMMUNITY PROFILE� DEMOGRAPHIC DASHBOARD Below are graphic representations of the data for East Bay Charter Township to provide a quick picture of the information covered in more detail later. Where dates are not shown, data is from the ACS 2019 in this section. Total Population Age Distribution 14,000 12,000 10,000 8,000 6,000 4,000 2,000 0 1980 19'90 2000 2010 2019 ■ 19 years 111 d under ■ 20 to 44 years ■ 45 to 64 years ■ 65 and 01Jer Education Median Age 2,500 50 45 2,000 40 ...,"' 35 '1! C ""' 30 '1! 1,500 1,000 I I cc 25 500 20 0 15 <:}q ~ q,'> ·¢-.:; J<F' t'f;f'C 0 1980 1990 2000 2010 2019 ~~ ■ $14,9'99 or less ■ ■ $35,000 to$74,99'9 ■ $75,000 to $9-9,999 ■ $100,000+ fl, ~q, ~ <:f <::)q,; .., ~ ....q, ◊.g, ;,,;:,. ci~ 'o~ Housing Household Income 25� 'Riq,; ':,,.0 5 t ~ f:'-7, 10 $15,000 to $34,99'9 ■ Owner-occupie:1 ■ Renter-occup-=d East Bay Charter Township Master Plan �CHAPTER 3 | COMMUNITY PROFILE Table 1. Total Population United States State of Michigan Grand Traverse County City of Traverse City Garfield Township Acme Township East Bay Township 1980 1990 2000 2010 2019 226,542,199 9,262,078 54,899 248,709,873 9,295,297 64,273 281,421,906 9,938,444 72,389 308,745,538 9,883,640 86,986 324,697,795 9,965,265 92,181 15,516 8,747 2,909 6,212 15,116 10,516 3,447 8,307 14,353 13,840 4,332 9,919 14,482 16,256 4,375 10,663 15,338 17,319 4,694 11,492 1980-1990 1990-2000 2000-2010 2010-2019 1980-2019 9.8% 0.4% 17.1% 13.2% 6.9% 12.6% 9.7% -0.6% 20.2% 5.2% 0.8% 6.0% 43.3% 7.6% 67.9% -2.6% 20.2% 18.5% 33.7% -5.0% 31.6% 25.7% 19.4% 0.9% 17.5% 70.2% 7.5% 5.9% 6.5% -36.4% 7.8% -1.1% 98.0% 61.4% 85.0% Table 2. Total Population Change United States State of Michigan Grand Traverse County City of Traverse City Garfield Township Acme Township East Bay Township East Bay Township, the State of Michigan lost population from 2000 to 2010, though once again slightly gained population from 2010 to 2019 (less than 1%). Overall, throughout the period reviewed here (1980 to 2019), only Garfield Township exceeded East Bay Township in population growth (98% for Garfield Township and 85% for East Bay Township), while the City of Traverse City lost 1%, Grand Traverse County increased 68% and the State of Michigan increased just under 8%. East Bay Charter Township Master Plan 26 �CHAPTER 3 | COMMUNITY PROFILE� Table 3. Households (2019 ACS) Size Total Number Families With People over 60 With Children under 18 Couple Families One Householder Families Nonfamily Below Poverty Level Michigan Grand Traverse County Acme Township East Bay Township Garfield Township Traverse City 2.47 3,935,041 64.0% 40.7% 28.7% 2.41 37,319 65.1% 42.9% 27.2% 2.29 2,039 70.3% 53.6% 15.6% 2.51 4,575 69.6% 44.2% 27.6% 2.19 7,666 56.7% 43.9% 27.1% 2.17 6,697 53.6% 55.3% 22.4% 47.1% 16.9% 52.3% 12.8% 67.3% 3.0% 57.3% 12.3% 39.9% 16.9% 40.3% 13.3% 36.0% 13.6% 34.9% 9.1% 29.7% 6.2% 30.4% 6.6% 43.3% 12.3% 46.4% 12.8% HOUSEHOLDS As shown in Table 3, East Bay Township has larger, younger households. The Census Bureau defines a household as “all the people who occupy a housing unit.” East Bay Township has an estimated 4,575 households. The average household size in East Bay Township of 2.51 persons is considerably larger than nearby jurisdictions (with Acme Township at 2.29, Garfield Township at 2.19 and the City of Traverse City at 2.17), though close to the average household size for the state of Michigan (2.47). East Bay Township also has a majority of households occupied by families (i.e., people related to one another) at 69.6%, comparable with Acme Township at 70.3%, but well above Garfield Township at 56.7% and the City of Traverse City at 53.6%. Notably, East Bay Township has a smaller share of households with persons over 60 years of age (44.2%) than Acme Township (53.6%) or the City of Traverse City (55.3%) while remaining comparable to Garfield Township (43.9%). Conversely, households with children under the age of 18 represent a larger share in both East Bay Township (27.6%) and Garfield Township (27.1%) than in Acme Township (15.6%) or the City of Traverse City (22.4%). 27� East Bay Charter Township Master Plan �CHAPTER 3 | COMMUNITY PROFILE AGE As shown in Table 4 and Figure 1, East Bay Township has a slightly older population than the State and nearby jurisdictions due to a larger population aged 45 to 64 years. East Bay Township’s median age of 45.6 years is somewhat above most nearby jurisdictions (compared with 40.4 for Garfield Township and 41.2 for the City of Traverse City) and the State of Michigan (at 39.7). This is due to a larger percentage of the population of the Township being within the 45- to 64-year-old cohort (31.6%) when compared to the other jurisdictions (22.1% for Garfield Township, 25% for the City of Traverse City, and 27.2% for the State of Michigan). Nearby Acme Township has a much older median age due to a larger percentage of 65-year-old and above (25% as opposed to East Bay Township’s 18.9%). Like much of the region, East Bay Township’s median age has advanced over time. In 1980 the Township’s median age was 27.6, and in 2019 it was 45.6. Only Garfield Township among the nearby jurisdictions has ever seen a decrease in median age, going from 44.8 in 2010 to 40.4 in 2019. Table 4. Age (2019 ACS) Median age (years) 19 years and under 20 to 44 years 45 to 64 years 65 and over Michigan Grand Traverse County Acme Township East Bay Township Garfield Township Traverse City 39.7 24.5% 31.5% 27.2% 16.8% 42.8 22.4% 29.8% 28.6% 19.1% 49.6 15.0% 30.1% 29.9% 25.0% 45.6 21.0% 28.6% 31.6% 18.9% 40.4 22.3% 33.4% 22.1% 22.2% 41.2 21.6% 31.9% 25.0% 21.5% Figure 1. East Bay Township Age Distribution Under 5 5 to9 10to14 1.5 to 19 20 to24 25 to29 30 to34 35 to 39 40to44 45 to49 50to54 55 to59 60 to 64 65 to 69 70 to74 75 to79 80to84 &5 and Over 800 600 400 200 ---0 200 400 600 800 ■ Male ■ Female East Bay Charter Township Master Plan 28 �CHAPTER 3 | COMMUNITY PROFILE� RACE As shown in Table 5, as with the rest of our region, East Bay Township’s racial makeup is relatively homogeneous. In 2019, 97.6% of East Bay Township residents were white, followed by 2.3% black or African American and 1.4% American Indian. Although not a category in the ACS Racial Distribution estimate below, the Census Bureau estimates 3% of residents in East Bay Township identify as Hispanic or Latino. EDUCATION The residents of East Bay Township have comparable education to nearby jurisdictions and above that of the State average. Table 6 shows that about 96% of East Bay Township’s residents hold a High School diploma or more advanced degree. This is comparable to Acme Township (98.1%), Garfield Township (96.4%), and the City of Traverse City (94.6%). The State of Michigan’s High School education rate is 90.8%. About 37.3% of East Bay Township residents hold a bachelor’s degree or higher. This is well above the State of Michigan’s rate of 29.1%, above Garfield Township (32.8%), and below Acme Township (48.5%) and the City of Traverse City (45.6%). Table 5. East Bay Township Racial Distribution Percent White Black or African American American Indian or Alaska Native Asian Other 97.6% 2.3% 1.4% 0.4% 0.6% Table 6. Educational Attainment MI 29� GT County Acme Twp East Bay Garfield Twp Traverse City Population 25 years and over Less than 9th grade 9th to 12th grade, no diploma High school graduate Some college, no degree 6,813,480 2.9% 6.3% 28.9% 23.4% 66,588 1.2% 3.6% 24.0% 25.1% 3,727 0.9% 1.0% 17.0% 21.1% 8,379 0.3% 3.7% 23.7% 24.2% 12,538 1.5% 3.9% 26.2% 25.7% 11,208 0.8% 2.9% 20.4% 21.2% Associate's degree 9.4% 10.1% 11.5% 10.8% 9.9% 9.1% Bachelor's degree 17.7% 22.6% 29.8% 26.1% 21.8% 29.5% Graduate or professional degree 11.4% 13.5% 18.8% 11.2% 11.0% 16.2% High school graduate or higher 90.8% 95.2% 98.1% 96.0% 94.6% 96.4% Bachelor's degree or higher 29.1% 36.0% 48.5% 37.3% 32.8% 45.6% East Bay Charter Township Master Plan �CHAPTER 3 | COMMUNITY PROFILE INCOME Household income in East Bay Township is above that of most nearby jurisdictions and the State. Table 7 shows detailed data on income. Educational attainment and income are closely correlated in the nearby jurisdictions and the State. Having a higher percentage of population with High School Diplomas or Advanced Degrees makes for higher median income in a jurisdiction. In 2019, East Bay Township’s median household income was $74,015, just below that of Acme Township ($80,634) and above that of the City of Traverse City ($56,948), Garfield Township ($50,372), and the State of Michigan ($57,144). The income distribution in East Bay Township has changed dramatically over the last decade. From 2000 to 2010, the median household income increased 20% (from $47,569 to $56,936). From 2010 to 2019, the median household income increased another 30% (from $56,936 to $74,015). Accordingly, each decade the percentage of households in East Bay Township earning $75,000 or more increased while those earning under $35,000 decreased. Individual median full-time earnings in East Bay Township have continued to grow each decade (see Table 8). As with much of the rest of the United States, females tend to earn less than males. In East Bay Township, this disparity has decreased each decade, with females earning 69% of the male wage in 2000, to 80% in 2010, to 97% in 2019. East Bay Township’s earnings growth and decline of the disparity between male and female earnings were much larger than the State of Michigan’s changes over the same period (2000 to 2019). Access to health care also impacts the prosperity of the Township. About 95% of East Table 7. Income MI Median household income (dollars) Median family income (dollars) Median nonfamily income (dollars) All people below poverty level GT County Acme Twp East Bay Garfield Twp Traverse City 57,144 63,575 80,634 74,015 50,372 56,948 72,600 33,711 79,544 38,782 98,793 51,058 82,400 50,930 64,978 31,824 80,598 34,298 14.4% 9.6% 4.8% 6.6% 14.5% 11.8% Under 18 years below poverty level 19.9% 13.2% 2.6% 7.2% 21.8% 11.6% Households below poverty level 13.6% 9.1% 6.2% 6.6% 12.3% 12.8% East Bay Charter Township Master Plan 30 �CHAPTER 3 | COMMUNITY PROFILE� Table 8. East Bay Township Median Earnings 2000 2010 2019 Male full-time, year-round workers Female full-time, year-round workers Male Increase Female Increase $34,118 $40,497 $50,625 $23,580 $32,348 $48,857 X X 18.7% 37.2% 25.0% 51.0% Difference 69% 80% 97% Bay Township residents (the Census counts the “Civilian noninstitutionalized population” for this metric) had health insurance in 2019, comparable to the rate of the State of Michigan (94.5%) and Acme Township (95.8%), and somewhat above the rates of Grand Traverse County (93.5%), Garfield Township (93.4%) and the City of Traverse City (91.5%). Also, East Bay Township’s percentage of residents under 19 years of age without health insurance, 1.7%, is less than the typical percentage (5.1% in Grand Traverse County, for example). The Census Bureau sets an Official Poverty Measure each year that compares money income to a threshold of need to set a baseline poverty level. In 2019, 5.6% of families and 6.6% of individuals in East Bay Township lived below this poverty level. As population has increased over time, the proportion of people living below the poverty level has increased in East Bay Township (for families, it was 1.9% in 2000 and 5.1% in 2010). These rates are below the State of Michigan’s average of 9.9% for families and 14.4% for individuals in 2019. 31� East Bay Charter Township Master Plan �CHAPTER 3 | COMMUNITY PROFILE Table 9. East Bay Township Employment by Industry Sector 2000 2010 2019 Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing 5,374 1.7% 10.4% 11.1% 5,779 2.1% 7.8% 7.8% 6,271 1.3% 7.4% 11.3% Wholesale trade 5.1% 3.6% 2.6% Retail trade 15.4% 14.5% 9.8% Transportation and warehousing, and utilities 4.5% 4.4% 2.2% Information 2.4% 2.9% 1.0% Finance and insurance, and real estate and rental and leasing 5.2% 6.5% 9.6% Professional, scientific, and management, and administrative and waste management services Educational services, and health care and social assistance 7.4% 7.6% 10.7% 20.8% 18.8% 21.6% Arts, entertainment, and recreation, and accommodation and food services 9.8% 12.5% 14.4% Other services, except public administration 4.2% 6.2% 4.4% Public administration 1.9% 5.2% 3.7% EMPLOYMENT Like the rest of the region, most jobs in East Bay Township come from education and health care, with retail declining and hospitality increasing. Table 9 further illustrate this point. In 2019, 6,583 of the East Bay Township’s 9,556 residents aged 16 years and over (68.9%) were in the labor force. Following East Bay Township’s population trend, the Township’s employed population 16 years of age or over has increased by 16.7% since 2000 (from 5,374 to 6,271). Education and health care provided the largest proportion of East Bay Township resident’s jobs (21.6%) in 2019 with accommodations and food service providing the next largest proportion (14.4%). Agriculture generally provides the smallest proportion of jobs (1.3% in 2019). The sectors of the economy providing employment in the Township have changed little since 2000, except for a decrease in retail employment (15.4% in 2000 to 9.8% in 2019) and an increase in accommodation and food service (9.8% in 2000 to 14.4% in 2019). Somewhat increased percentages of the employed population in financial services (5.2% in 2000 to 9.6% in 2019) and professional services (7.4% in 2000 to 10.7% in 2019) also follows the population increase. East Bay Township’s distribution of employed population among the various occupation sectors does not vary widely from that of the nearby jurisdictions. Acme Township’s management, business, science, and arts sector is somewhat larger (45.4%) than East Bay Township’s (41.4%), while other sectors occupy similar proportions of the population. The region’s sales and office sector does appear to occupy a larger percentage of the population (24.4% for East Bay Township, for example) than that of the State of Michigan overall (20.9%). East Bay Charter Township Master Plan 32 �CHAPTER 4 | NATURAL FEATURES� Arbutus Lake No. 5. Photo courtesy of Jacob Dean. 33� East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES CHAPTER 4 NATURAL FEATURES East Bay Township is blessed with some of the most beautiful and varied landscapes in Michigan. The sandy shores along the East Arm of Grand Traverse Bay give rise to forested hills, carved out by ancient glaciers. These natural features are an important part of East Bay Township’s identity and of residents’ way of life. Because of the importance the natural environment has for residents of East Bay Township, any effective land use planning should include an evaluation of the Township’s natural systems and features. This chapter profiles the watersheds, wetlands, soils, and topography of the Township and the implications these features have on future planning. WATER & WATERSHEDS GRAND TRAVERSE BAY The east arm of Grand Traverse Bay, part of Lake Michigan, is one of East Bay Charter Township’s defining assets and from which the Township is named after. As one of the premier tourist and outdoor recreation attractions in the State of Michigan, Grand Traverse Bay has been integral for the community’s hospitality industry and will continue to be essential in the Township’s future. Grand Traverse Bay is the second largest bay in Lake Michigan, with a surface area of 277 square miles. Grand Traverse Bay branches into eastern and western arms in its southern half, separated for 16 miles by the Old Mission Peninsula. In total, there are 132 miles of shoreline along Grand Traverse Bay, of which three miles is located within East Bay Charter Township. Grand Traverse Bay is primarily fed by the Elk and Boardman Rivers; other smaller tributaries feed less than 10 percent of Grand Traverse Bay. Grand Traverse Bay is surrounded by 15 jurisdictions, including 11 townships, 3 villages, and one city. Along the eastern arm of Grand Traverse Bay, there are seven jurisdictions, including five townships, the Village of Elk Rapids, and the City of Traverse City. Map 1 Watersheds illustrates the size and extent of five sub watersheds that exist partially within the Township. While much of the bay’s shoreline in the Township is highly developed, there are several naturalized areas with minimal shoreline development and/or modification. This includes the Keith J. Charters Traverse City State Park Beach, the Grand Traverse Band of Ottawa and Chippewa Indian’s parcel to the west of the mouth of Mitchell Creek, and township-owned Gens Park. There are several East Bay Charter Township Master Plan 34 �CHAPTER 4 | NATURAL FEATURES� tributaries that empty into the bay along this shoreline, including Mitchell Creek and smaller, unnamed tributaries that likely drain the extensive wetland network in the northern part of the township that are part of both the Mitchell and Baker Creek watersheds. Much of the shoreline in this area is dominated by wetland plants, including sedges and rushes, which have been historically removed due to the high development pressure along the shoreline. The Coastal Grand Traverse Bay Watershed Plan was approved in 2021 by the Michigan Department of Environment, Great Lakes and Energy (EGLE) and the Environmental Protection Agency. The top pollutants and stressors for the Grand Traverse Bay watershed listed in the plan include changes to hydrologic flow, loss of habitat, nutrients, and sediment. Although the water quality of East Bay is high, there are several potential threats to that quality. Excessive nutrients and toxic contaminants from runoff are just two examples of potential threats to the bay, while invasive species including zebra mussels, sea lampreys, and gobis threaten natural ecosystems. BOARDMAN RIVER Several miles of the Boardman River, a Michigan Department of Natural Resources designated “Natural River” and “Blue Ribbon” trout stream, run through the southern portion of the township. East Bay Township has adopted Natural River zoning and administers this overlay zone on behalf of MDNR. The Boardman River has immense cultural, spiritual, and recreational value. Further, the township’s Forest Lakes region is part of the Boardman River subwatershed. The Boardman River Prosperity Plan was adopted in 2016 to set forth a vision and a roadmap for the future management of the river and its watershed. Recent dam removal, regional development pressure, and a desire to improve the environmental, economic, and social prosperity of the watershed region provided an impetus for the planning effort. High priority actions related to land use policy include storm water management, enhancing and protecting wetlands, and protection of wildlife habitat. FOREST LAKES East Bay Charter Township has a significant area of water table lakes located in the eastern and southeastern portion of the Township, commonly known as the Forest Lakes. Map 2, Lakes, Streams, and Tributaries, shows the extent of these lakes, along with streams at lower elevations that drain into East Bay. The largest of the Forest Lakes are Spider and Arbutus Lakes, which have surface areas of 450 and 395 acres, respectively. Other lakes include but are not limited to Rennie Lake, High Lake, Chandler Lake, Vandervoight Lake, Indian Lake, Perch Lake, Spring Lake, George Lake, Tibbets Lake, Bass Lake, Denzer Lake, and Wether Lake. According to the State of Michigan database, East Bay Township has a total of 19 inland lakes, three of which are unnamed. These lakes have attracted significant residential development. The Forest Lakes are located within the Boardman River Watershed, with portions of the Forest Lakes less than a mile away from the river. The Forest Lakes area inland lakes continue to be classified as oligotrophic, or oligo/mesotrophic, although the trophic condition of these lakes is vulnerable 35� East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES Map 1. Watersheds Watersheds East Bay e £ ¤ 31 9 I / Whi tefo rd R d \ Cr Rd \ 22 La nd s Wemple Rd En d r 23 ( 24 h l Rd ( Prouty Rd ~ 18 13 ;\ r 21 Rd Townline Rd li dar Van 19 ' Holiday Rd 14 La ke \- f Rd Phaneu 20 15 \ Loth Lo rien Dr Vanderlip Jr It { ou ty l /' Cr e Cr 16 I e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 { ~ m Ac Mi tch ell 8 Cr Pr 7 Four Mile Rd Av \ \ Pe rc Mu nso n 26 27 Willsey Rd 33 25 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd Rd #4 Yellow B irch Ln Arbutus Wether Lake G ar fie 8 ld Rd d R ts Sleigh We be Lakes T #3 9 Trager Rd Spider Lake George Lk Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd rkey Sha E #5 1 2 d 7 S 4 Denzer Lk 3 ake R Eikey Rd N Arbutus Lake Rd #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z 5 L utus Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd 28 Coon Lks ) High Lake Rd Carlisle Rd Three Mile Rd Edgecomb Rd Farm Ln 29 19 r ( Hammond Rd 30 Perch Lk ch R Ran lf udo Rd Pumpanickel Rd #1 16 13 e Rd d g n Brid Scharmen Rd d Brow tR ill R iver Boardman River 14 15 N CJ Acme Creek-Frontal East Arm Grand Traverse Bay i Twentytwo Creek-Boardman River East Branch Mitchell Creek igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. Jaxon Creek-Boardman River Prescott Lake-Frontal Grand Traverse Bay Prepared September 2020 for East Bay Township 0 0.5 1 Miles 1.5 East Bay Charter Township Master Plan 36 �CHAPTER 4 | NATURAL FEATURES� Map 2. Inland Lakes, Streams, and Tributaries Mu nso n Inland Lakes, Streams and Tributaries East Bay e (Including Elevation Profile) £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 7 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr En d 23 24 26 25 Pe rc h Wemple Rd Rd La nd s La ke 22 Pr ou Cr ty R d Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd Rd ts h ig E Sle We be Lakes #3 9 Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G Trager Rd Spider Lake George Lk #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z Rd rkey Sha #5 1 2 d 7 S 4 Denzer Lk 3 ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 N Arbutus Lake Rd Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Boardman River 14 15 13 e Rd d g n Brid Scharmen Rd d Brow tR ill R iver 16 igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R N i High : 1,000.6 ft Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. Low : 578.1 ft Prepared September 2020 for East Bay Township 0 37� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES Map 3. Wetlands 7 Wetlands East Bay Av e £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Mu nso n 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr Rd 24 26 25 La ke En d 23 h Cr 22 La nd s Wemple Rd Pe rc 21 ou ty Rd Prouty Rd Pr Vanderlip Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd N Arbutus Lake Rd 4 #5 d E Yellow B irch Ln Arbutus Wether Lake G ar fie 8 ld Rd Rd ts h ig Sle We be Lakes #3 9 Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd 7 Trager Rd Spider Lake George Lk #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z yR Sha rke S 1 2 d #4 Denzer Lk 3 ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 16 Moderate Potential Wetland Restoration 1111 Low Potential Wetland Restoration Brow g n Brid Scharmen Rd d Rd 1111 Existing Wetlands (NWI) 1111 High Potential Wetland Restoration 13 e Rd tR Hill iver Boardman River 14 15 igh Kn 17 tus E River Rd u Arb 18 Boa rdm an R N i Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 0.5 1 Miles 1.5 East Bay Charter Township Master Plan 38 �CHAPTER 4 | NATURAL FEATURES� Table 10. Wetlands Wetland Type TOTAL ACRES Freshwater Emergent Wetland Freshwater Forested/Shrub Wetland Freshwater Pond Lake 195.4 1,839.7 51.1 1,505.4 given their size and average depth. The substantial number of riparian zones bordering the Forest Lakes creates potential for conflict between developmental and environmental interests. To this end, East Bay Charter Township has created a Forest Lakes overlay zoning district which more carefully regulates development than other residential zoning districts. Continued enforcement of the zoning standards as well as proactive water quality and invasive species monitoring will be imperative in protecting and enhancing the water quality of the Forest Lakes. MITCHELL CREEK Mitchell Creek is the third largest single tributary in the Grand Traverse Bay watershed. Draining approximately 16 square miles of land, it is also the fifth largest subwatershed of Grand Traverse Bay by area. The Mitchell Creek watershed is principally located within East Bay Charter Township, with a small amount located within adjacent Garfield Charter Township. East Bay Township has long recognized its stewardship responsibility for these important natural features in our community. Through the Mitchell Creek and Baker Creek watershed protection strategies, the Township has taken seriously its obligation to preserve and protect these important features. The Township is cognizant of the fact that impending population growth may cause development to encroach into many of these important natural areas. Therefore, the Township has adopted site development strategies to balance the effects of growth and development on surface water quality. While the rate of growth experienced in the 1990’s and early 2000’s has recently abated, the Township should not lose sight of these important objectives. The lower Mitchell Creek and Baker Creek watersheds remain area of significant interest and potential for development. Yet both are vital natural resources in our community. Balancing these interests will continue to be a challenge for the Township. East Bay Township has partnered with the Watershed Center of Grand Traverse Bay (TWC), along with Garfield Township and the City of Traverse City to better understand the source of E. coli in Mitchell Creek, which is listed as Impaired Waters under Clean Water Act Section 303(d). TWC secured grant funding for this effort and is also partnering with the Grand Traverse County Health Department and Michigan State University. As a part of the effort, TWC has been sampling sites on Mitchell Creek during wet and dry weather to determine the source of elevated levels in the creek, and have also installed five groundwater wells to determine the directional flow of groundwater and the potential impacts of septic systems. The results of this study will have policy implications, including inform locations for targeted septic upgrades, and provide support for the septic inspection ordinance. 39� East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES WETLANDS Wetlands were once common throughout the Great Lakes region. Over the past century, wetlands were dredged, filled, and converted to other uses as Michigan developed into an industrial state. Rapidly, the seemingly limitless marshes and their connecting channels began to disappear, and today less than half of the state’s wetlands remain. The value of services provided by wetlands has been well documented and widely recognized. In addition to critical fish and wildlife habitat, wetlands provide water quality protection and improvement, sediment and erosion control, and flood management — all extremely valuable ecosystem services. East Bay Township is home to two important wetland features. As shown in Map 3, Wetlands, running east and west across the southern portion of the township is the Boardman River. This river is the drainage course for the 186,000 acre Boardman River watershed. The river flows essentially in an east to west direction through a pronounced river valley marked with significant wetland and thick forested areas. Wetland areas associated with the Boardman River essentially follow its course across the southern portion of the township. The second significant wetland area found within East Bay Township is in the lower portion of the Mitchell and Baker Creek watersheds. Map 3 illustrates the location of these significant areas of wetlands, or potential wetlands, within the Township. According to the National Wetlands Inventory, East Bay Township has 3,592 acres of existing wetlands. There are approximately 1,340 acres of potential wetland restoration areas. These lands generally have hydric, or wet, soils and were often wetlands pre-European settlement. This means that 37% of pre-European settlement wetlands have been developed in East Bay Township. PROJECTED TRENDS Some of the potential impacts of climate change in East Bay Township are as follows: ■ Storms are expected to CLIMATE become more frequent and more severe The climate in East Bay Township is heavily influenced by the community’s ■ Increases in winter and proximity to Lake Michigan and the micro-climate around Grand Traverse Bay. spring precipitation The climate is especially attractive during the summer months when cooler ■ Less precipitation as snow breezes off the lake offset the frequently bright and direct summer sunshine. and more as rain The agricultural growing season within the community begins in late April and terminates in late September. The moderating effect Lake Michigan has on ■ Less winter ice on lakes the local climate has made northwest Michigan area ideal for the agricultural ■ Greater frequency and production of cherries. intensity of storms The Great Lakes Integrated Sciences + Assessments Program (GLISA) is a ■ More flooding events with consortium of scientists and educators from the University of Michigan risks of erosion and Michigan State University that is funded by the National Oceanic and ■ Increased frequency and Atmospheric Administration (NOAA) to provide climate information and length of severe heat events resources, including downscaled models, for communities across the Great Lakes ■ Increased risk of drought, region. According to GLISA, the Great Lakes region has already experienced a 2.3° particularly in summer F increase in average temperatures since the 1900s. An additional increase of 1.8 to 5.4° F in average temperatures is projected by 2050. Although these numbers are relatively small, they are driving dramatic East Bay Charter Township Master Plan 40 �CHAPTER 4 | NATURAL FEATURES� Map 4. FEMA Flood Risk Mu nso n FEMA - Flood Risk East Bay e £ ¤ 31 9 Cr e Cr e Cr hell Mitc ile Rd r Five M C Four Mil rs ke Ba 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 7 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr Rd 24 26 25 La ke En d 23 Pe rc h 22 La nd s Pr Cr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Wemple Rd Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #5 #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd Rd ts h ig E Sle We be Lakes #3 9 Trager Rd Spider Lake George Lk Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G 1 2 #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z Rd rkey Sha 4 Denzer Lk 3 d 7 S N Arbutus Lake Rd ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Boardman River 14 15 g n Brid Scharmen Rd d Brow tR d 1111 1% Annual Chance of Flood Hazard 1111 0.2% Annual Chance of Flood Hazard 13 e Rd igh Kn 16 ill R iver 17 sH E River Rd utu Arb 18 Boa rdm an R N i Data Sources: East Bay Township, FEMA, Grand Traverse County, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 41� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES Map 5. Flooding Anlaysis Mu nso n Flooding Analysis East Bay 7 e £ ¤ 31 9 Cr e Cr e Cr hell Mitc ile Rd r Five M C Four Mil rs ke Ba 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr Rd 24 26 25 La ke En d 23 Pe rc h 22 La nd s Pr Cr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Wemple Rd Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #5 #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd Rd ts h ig Sle We be Lakes #3 9 Trager Rd Spider Lake George Lk Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G 1 2 #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z Rd rkey Sha E 4 Denzer Lk 3 d 7 S N Arbutus Lake Rd ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 16 g n Brid Scharmen Rd d Brow tR d -- 13 e Rd ill R iver Boardman River 14 15 N i Lucky Flooding Scenario Expected Flooding Scenario Perfect Storm Flooding Scenario igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R Data Sources: East Bay Township, FEMA, UM Flood Analysis, Grand Traverse County, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 0.5 1 Miles 1.5 East Bay Charter Township Master Plan 42 �CHAPTER 4 | NATURAL FEATURES� DEFINING STORM EVENTS The term “100-year flood” is used in an attempt to simplify the definition of a flood that statistically has a 1-percent chance of occurring in any given year. But, just because a 100-year event happened last year doesn’t mean it can’t happen again the following year. Since the 100 year standard was adopted, it has become quite universally used to describe a reasonable flood protection level. It is now usedthroughout the U.S. and in many other countries as well. Similarily, a “500-year-flood” is a flood event that has a statistical 0.2% chance of occuring in any given year. Climate change is altering the probability thresholds that were previously used to set the appropriate level of risk. The vast majority of the continental United States will experience the 100-year event with much more frequency throughout the 21st century. changes in Michigan. Based on the most recent models, the climate of Northwest Michigan and East Bay Township will continue to warm, with greater increases in temperature during the winter months and at night. There are a variety of weather impacts expected with this change in average temperatures. Extended growing season (earlier spring/later fall) can have a possitive impact on crop yeilds, particularly in the short term. These trends are important to track and plan for, as they will have impacts on future land use and development decisions in East Bay Township. INLAND LAKES & STREAMS Changing water levels, impacts of a hardened shoreline and development, and increased nutrient loading and runoff are all amplified by observed changes to the climate, specifically increased intense precipitation events and higher average temperatures. Moreover, increase and aquatic invasive species (AIS) and loss of coldwater fish species can be linked to changing climate conditions. There are a number of tools available to local units of government to support climate resiliency efforts. Some examples include moderating temperatures of water bodies by preserving natural vegetation along the stream or water body, reducing impervious surfaces by limiting development along the stream or inland lake, and reducing nutrient loading by ensuring functioning septic systems and enhancing the vegetative buffer. FUTURE FLOODING AND WATER LEVELS One of the most significant changes communities in northern Michigan are experiencing is an increase in the frequency and severity of heavy rain and flooding events. More precipitation combined with high water levels will have implications on future land use and zoning along Lake Michigan as well as East Bay Townships inland lakes and riverine areas. The Flooding Analysis (Map 5) illustrates an analysis performed by researchers at the University of Michigan to help communities predict future implications of flooding and storm events. Researchers used data from FEMA’s flood insurance rate maps, topographic surveys, elevation profiles, storm and wave runup projections, historical water level data, and soil surveys to develop three different scenarios. Rather than presenting a prediction of what the future will bring, each of the “climate futures” illustrated on the map plays out a possible future that might occur. These varying climate futures — all of which are reasonably anticipated possibilities — are arranged from a least impactful to a most impactful condition in terms of the potential for wave damage and flooding hazards they would bring. The following descriptions outline the key assumptions made in defining each of the climate futures as compared to the others. 1. “Lucky” Future: Under the Lucky Climate Future, Great Lakes water levels will stay relatively low. Although there will be wave and wind action, major storm events and wave impacts will not encroach on properties 43� East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES landward of current beaches. A Lucky Future projection, indicating the land areas that would be affected by high-energy waves along the shorefront and/or adjacent riverine flooding under these conditions, is shown in yellow on Map 5. 2. “Expected” Future: Under the Expected Climate Future, Great Lakes water levels will continue to fluctuate according to long-term decadal patterns, including recent extreme storm events incorporated into the Federal Emergency Management Agency’s (FEMA) ongoing Great Lakes Coast Flood Study. Given those ongoing fluctuations, this Climate Future accounts for periods when Great Lakes still-water elevations are closer to the long-term average. In addition, this Climate Future anticipates the so-called “100year storm event” (or 1% storm) becoming more like a 20- or 50-year storm event (i.e., an expected storm within the normal community planning time horizon) because of increased storminess. The Expected Future projection is shown in orange on Map 5. 3. “Perfect Storm” Future: Under the Perfect Storm Climate Future, Great Lakes water levels will continue to fluctuate according to decadal patterns, consistent with assumptions made for the Expected Future. However, for this Perfect Storm Climate Future, the estimated still-water elevation is set higher than the long-term average and closer to the long-term high (583 feet). In addition, this Climate Future anticipates the occurrence of a so-called “500-year storm event” (or 0.2% storm) occurring within the planning time horizon while lake levels are high. The Perfect Storm Future projection is shown in red on Map 5. It is important to note that much of the area in East Bay Township identified as prone to possible flooding is already developed. While limiting development in these areas is not feasible, other solutions involving stormwater management, green infrastructure, and wetland setbacks may be appropriate. WOODLANDS East Bay Township is home to approximately 15,000 acres of designated State Forest Land. These lands are part of the Pere Marquette State Forest which covers significant portions of eastern Grand Traverse County, Kalkaska County, Leelanau County, Benzie County, and Manistee County. The forest themselves consist of mixed conifers and hardwoods, including within the upland areas, oaks, maples, aspens, and various varieties of pine. The rolling topography of the Township has become a strong magnet for development, especially in those upland areas with its scenic views of Grand Traverse Bay, farm orchards, and woodland areas. The Township’s varied topography, illustrated in the Lakes, Rivers, and Streams Map, presents challenging development conditions in some cases, but also offers attractive views of these features. TREE CANOPY The existing tree canopies throughout East Bay Township contribute to a variety of ecosystem benefits and to the Township’s unique character and up north feel. In 2020, the Township convened a Tree Preservation Subcommittee to explore TREE PRESERVATION SUBCOMMITTEE Vision: Large white pines on U.S. 31 provide dramatic character and sense of place in East Bay Township. The healthy heritage trees on this corridor have been protected and preserved in perpetuity. Commercial roadways throughout the Township serve as diverse tree corridors, welcoming visitors up north. Mission: To protect and preserve in perpetuity the white pines and healthy heritage trees along US 31, Hammond Road, and commercial roadways throughout East Bay Township. Values: 1. Heritage trees are incorporated into the site plan and developers seek creative solutions to retain existing trees. 2. Acknowledge that large trees are irreplaceable and will take a lifetime to reestablish. 3. To observe the distinct ecosystem services trees provide, such as slowing stormwater runoff, improving water quality, shade, and cooling. 4. Foster a diversity of tree species with an emphasis on native species. 5. Appreciate the visual aesthetics trees provide in new developments. 6. Trees are continually replenished to develop a multigenerational tree canopy. 7. Township policies related to trees are enforceable and balance tree preservation with facilitating and encouraging new desirable development. East Bay Charter Township Master Plan 44 �CHAPTER 4 | NATURAL FEATURES� Table 11. Trees in the Regional Business District Tree Height ESTIMATED NUMBER OF TREES 50 feet or greater 60 feet or greater 70 feet or greater 80 feet or greater 3,908 7,654 11,562 23,124 opportunities for preserving and protecting trees in East Bay Township. The primary goal was to preserve the large white pine heritage trees along the U.S. 31 corridor that contribute to the corridor’s unique identity. The subcommittee also looked globally at tree landscaping requirements that would facilitate desired development character on key corridors. Trees provide a variety of unique benefits, including visual aesthetics, buffering, screening, shade, stormwater control, and cooling. Please see side panel for an overview of the vision, mission, and values related to tree preservation. Map 6 provides an overview of the existing tree canopy along the U.S. 31 corridor and Table 11 summarizes estimated heights of treees in the district. This data was developed using LiDAR (Light Detection and Ranging), a remote sensing imagery method by LIAA. SOILS The soils in East Bay Township have been categorized by the United States Department of Agriculture in its 1990 Soil Survey and by the Michigan Department of Natural Resources Geological Survey Division in a report titled Hydrology and Land Use in Grand Traverse County. The bedrock in the Township underlies glacial deposits. Generalized soils within the Township include Rubicon-Grayling Association which predominates in the eastern half of the Township. These are characterized as level to steeply sloped droughty sands. In the western half of the Township, three generalized soil types are found. The Lupton-Roscommon series are typically found in the lowlying areas along lower Mitchell Creek and following the Boardman River. These tend to be level, very poorly drained to imperfectly drained mucks, peats and sandy soils. Emmet-Leelanau Association soils are found in an area extending approximately from Hammond Road south to Potter Road and from Townline to Five Mile Road. These soils are characterized as gently sloping to steep, well drained, slightly acid or neutral sandy loams and loamy sands. Finally, south of this area to the River is found the Kalkaska-Mancelona Association, characterized as level to steep, well drained sands and loamy sands. The geology of the Township includes several oil- and gas-bearing deposits, especially in the southern and southeast portion of the Township. Several operating oil and gas wells remain in operation today. 45� East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES Map 6. Tree Canopy along U.S. 31 Corridor Business District N Potential Tree Canopies within the Regional Business Zoning District D D i Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. Probable Tree Canopies with heights of 70+ feet D Parcels Prepared November 2020 for East Bay Township Zoning 0 0.125 Miles 0.375 0.25 7 Mu ns on A ve £ ¤ 31 eG rov eA 8 ve 9 £ ¤ Rd Mi tch ell S t Pin East Bay eM ile 31 Business Park Dr Oak Dr Maple Dr East Ln West Ln N Th re Holiday Rd Oak Dr Pine Dr Poplar Pl 18 Busin N Four Mile Rd 17 16 ess P ark D r Above, white pines located on the U.S. 31 corridor at the Port Traverse development, across the street from Pirate’s Cove. East Bay Charter Township Master Plan 46 �CHAPTER 4 | NATURAL FEATURES� Map 7. Prime Farmland in East Bay Township Mu nso n Prime Farmland East Bay 7 e £ ¤ 31 9 Cr e Cr e Cr hell Mitc ile Rd r Five M C Four Mil rs ke Ba 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr Rd 24 26 25 La ke En d 23 h 22 La nd s Wemple Rd Pe rc Pr Cr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd d R ts h ig le ES We be Lakes #3 9 Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G Trager Rd Spider Lake George Lk #2 Spring Lk Lardie Rd 12 Ka nt z Rd rkey Sha #5 1 2 d 7 S 4 Denzer Lk 3 ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 N Arbutus Lake Rd Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd Perch Lk South ch Ran olf Rud Rd Pumpanickel Rd #1 16 d Brow 13 d ge R n Brid tR ill R iver Boardman River 14 15 d Scharmen Rd N 1111 All areas are prime farmland CJ Farmland of local importance CJ Farmland of unique importance CJ Prime farmland if drained i Data Sources: East Bay Township, Grand Traverse County, USDA-NRCS, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 47� igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 4 | NATURAL FEATURES FARMLAND PRIME FARMLAND DEFINITIONS ■ Prime Farmland: Land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and oilseed crops and is also available for these uses. PLANNING IMPLICATIONS ■ Farmland of Unique East Bay Township has long recognized its stewardship responsibility for these Importance: Land other important natural features in the community. Through the Mitchell Creek and than prime farmland that Baker Creek watershed protection strategies, the Township has taken seriously is used for the production its obligation to preserve and protect these important features. The Township of specific high-value food is cognizant that impending population growth may cause development to and fiber crops, such as citencroach into many of these important natural areas. Therefore, the Township rus, tree nuts, olives, cranhas adopted site development strategies to balance the effects of growth and berries, and other fruits and development on surface water quality. The lower Mitchell Creek and Baker Creek vegetables. watersheds remain areas of significant interest and potential for development, yet ■ Farmland of Local both are vital natural resources in East Bay. Balancing these interests will continue Importance: This farmland to be a challenge for the Township. In the following chapters, the growth trends is identified by the approin terms of demographics, housing and economic development will be described. priate local agencies. Throughout this discussion the reader is reminder to pay careful attention to the Farmland of local imporTownship’s ongoing commitment to the preservation of the important natural tance may include tracts features and the environment within the community. of land that have been designated for agriculture by local ordinance. East Bay Township has a robust farming history. Map 7, Prime Farmland, shows the locations in the Township ideal for agricultural activities, either based on past agricultural use, soil type, or a combination. While some historical farms are now fallow farm fields that are reverting to wet meadows and emergent wetlands, there remain agricultural opportunities and farmland preservation should continue to be a priority. East Bay Charter Township Master Plan 48 �CHAPTER 5 | COMMUNITY FACILITIES� LIB RA RY 47� .. ,. East Bay Charter Township Master Plan �� CHAPTER 5 | COMMUNITY FACILITIES CHAPTER 5 COMMUNITY FACILITIES AND SERVICES Community services, including drinking water and sanitary sewer, education, healthcare, public safety, and telecommunications play an important role in facilitating a high quality of life for residents and promoting economic development. The value they place on services depend upon their underlying needs. For example, families looking to purchase a home may prioritize quality education while business owners may be more interested in the location and quality of utilities. Improvements to the public infrastructure can catalyze redevelopment and new development, which can create new economic opportunities, but can also present new challenges in the management of new growth. Investments in public infrastructure should therefore be considered in the development of a master plan and done proactively and strategically. This chapter describes the current community services and facilities in East Bay Township and discusses these resources in relation to land use decisions. WATER AND SEWER INFRASTRUCTURE & SERVICES WATER DISTRIBUTION East Bay Township primarily relies on groundwater for its public water supply. The water system is operated by the Township, and services much of the Township’s northern area within the urban growth boundary. The Township’s water system consists of two centralized systems known as the Cherry Ridge Water System and the English Woods Water System. Both systems operate as a series of wells, elevated reservoirs, and distribution lines. The Township’s water is pumped from the water table by eight wells located throughout the community. The water is then pumped to one of three elevated reservoirs for storage. The first of these reservoirs is located within the southern edge of the Cherry Ridge subdivision off Three Mile Road and has a storage capacity of 200,000 gallons. The second reservoir is located within the English Woods subdivision north of Prouty Road with a storage capacity of 300,000 gallons. The third reservoir is located nearby the intersection of Hammond Road and Five Mile Road with a capacity of 300,000 gallons, bringing the total water storage capacity of the Township’s water system up to 800,000 gallons. From these reservoirs, the water flows through the Township’s water distribution lines by way of gravity to properties throughout the East Bay Charter Township Master Plan 48 �CHAPTER 5 | COMMUNITY FACILITIES� Map 8. Wellhead Protection Mu nso n Wellhead Protection East Bay 7 e (Including Existing Water Wells) £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d 23 En d 24 h 22 La nd s Wemple Rd Pe rc Pr Cr ou ty Rd Prouty Rd La ke d 21 Rd Townline Rd li dar Van 19 fR Phaneu 20 Vanderlip Rd Loth Lo rien Dr Perch Lk 19 28 Coon Lks 26 27 Willsey Rd 33 25 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #5 #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd d R ts Sleigh We be Lakes #3 9 Trager Rd Spider Lake George Lk Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G 1 2 #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z Rd rkey Sha E 4 Denzer Lk 3 d 7 S N Arbutus Lake Rd ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Boardman River 14 15 13 e Rd d g n Brid Scharmen Rd d Brow tR ill R iver 16 N i Wellhead Protection Areas Type 1 Public Water Supply Type 2 Public Water Supply 0 igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R Data Sources: East Bay Township, Grand Traverse County Michigan GIS Open Data. All other Water Wells Prepared September 2020 for East Bay Township 0 49� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 5 | COMMUNITY FACILITIES Table 12. Types of Wells in East Bay Township Well Type Amount Type 1 Public Type 2 Public Type 3 Public Household Irrigation Test Well Heat Pump Unknown Total 8 25 19 2,201 21 13 3 18 2,350 Township. Two water booster stations are located within the distribution network to ensure adequate water distribution through the Township, one off Five Mile Road and the other nearby the Cherry Ridge subdivision. See Map 9 (East Bay Township Public Water Distribution System). Those not served by the municipal system rely on individual wells. There are currently an estimated 2,350 wells in East Bay Township (both public and private systems), which are broken down by category in Table 12. The United States Census Bureau estimates there were 4,504 households in East Bay Township in 2018. Using this figure as well as the data from Table 12, the percentage of households using an individual well is approximately 48%. The Wellhead Protection Map (Map 8) helps visualize the geographic distribution of these individual household wells. A large amounts of these wells are located within the Lakes Area zoning district as well as in the subdivisions located between the subdivisions of Holiday Hills already connected to municipal water and Supply Road. Because groundwater is the drinking water source for most of the Township’s residents, maintaining high quality, unpolluted groundwater in and around East Bay Township is vitally important. The Wellhead Protection Map (Map 8) shows the location of public and private wells throughout the Township. Type 1 wells (in red) are the municipal wells, Type 2 wells (in yellow) represent institutional uses, and the grey dots indicate the locations of private wells. The protection area boundaries are delineated by EGLE and show the area where protection efforts should be concentrated, as these are the areas where soil contaminants would take less than ten years to find their way into the groundwater source. The State of Michigan has defined a period of ten as a reasonable length of time for responding to environmental problems within a Wellhead Protection Area that is of a size that can be reasonably managed. The Township may wish to consider adopting an ordinance to add protections to prevent contamination of the water supply. A wellhead protection overlay district can be added to the zoning ordinance to limit potentially harmful activities within the wellhead protection boundary. Currently, thirty-four communities in Michigan have a wellhead protection ordinance. Of these municipalities, fourteen are cities, seventeen are townships, and three are villages. East Bay Charter Township Master Plan 50 �CHAPTER 5 | COMMUNITY FACILITIES� As the township continues to grow, there will be need for further improvement and expansion of the municipal water system. The 2019 Water Master Plan identified potential areas for expansion and improved interconnectivity of the current water system. According to this plan, most of the future water mains should be 12 inches in diameter and located along major roads. This is needed to provide adequate fire flows at the outer edges of the system, where dead ends are most common. Looping will enhance flows and provide redundancy in the event a portion of the main is shut down for repairs, to make a major connection, or for general maintenance operations. The Township should continue to monitor the remaining capacity of the municipal water system. With growth anticipated in the service area and the anticipated increase in the number of connections to the existing water system, it is possible that capacity could soon be reached without future improvements. SANITARY SEWER East Bay Township provides sanitary sewer services to properties located within the Growth Boundary. Wastewater connected to the municipal system is sent to the public wastewater treatment plant located in the City of Traverse City. The wastewater plant is operated by the City of Traverse City and has serviced East Bay Township since 1987. In addition, the plant serves the residents of Acme, Elmwood, Garfield, Blair, and Peninsula Townships, and the Grand Traverse County Board of Public Works. The municipal sanitary sewer uses a combination of gravity and force main lines to collect wastewater from the properties connected to the system. Wastewater is pumped to the wastewater treatment plant through the force mains by a series of ten pump stations, as designated in Map 10 2019 Sanitary Sewer System Master Plan Map. The current sanitary system allocates plant capacity among the governmental units and the operation is funded by the five townships and the City in proportion to the amount of their sewage flow over time. Currently, the wastewater system capacity is allocated as demonstrated in Table 13. Table 13. Municipal Wastewater Capacity 51� Municipality Percent of Total Capacity East Bay Township Acme Township Elmwood Township Garfield Township Peninsula Township Traverse City 8.17% 9.00% 4.72% 25.09% 2.01% 50.00% East Bay Charter Township Master Plan �� CHAPTER 5 | COMMUNITY FACILITIES Map 9. East Bay Charter Township Water System Master Plan --- ~,..,.. . . . . . ~"4Jl'..«ii- -.- ~~~~=-- fdfMfB S)QrePf CWCltr ~ ,,___ £..&ir.., iieii EAST BAY CHARTER TOWNSWP: WATER SYSTEM MASTER PLAN MAP 2019 -·-------_... ...... . . ..... ~411...-.--- .. . ""-· - ,.... ,..... .,.... ... ,,..__ ..... ~ . . _ _ ;1111 1 - ~~ Map 10. East Bay Charter Township Sanitary Sewer System Master Plan ,..-...-v. ....• . • t;;~. ,,... . .,.. __ -~-, ..,, ,,........ '•'· ...... . .... ~ • EAST BAY CHARTER TOWNSHIP: SANITARY SEWER SYSTEM MASTER PLAN MAP - 2019 =::---1 WADE ::-;.=-• It] TRIM East Bay Charter Township Master Plan 52 �CHAPTER 5 | COMMUNITY FACILITIES� SEPTIC SYSTEMS The forest lakes area of the Township offers a very desirable location for residential use. However, despite the concentrated residential pattern in the area, no public water or sewer facilities serve the Forest Lakes. With fluctuating lake levels, aging septic systems, holding tanks, stormwater runoff, oil and gas wells, and the intensity of vacation short-term rentals, private drinking wells and surface water in this area is susceptible to contamination. Nevertheless, except in isolated areas, lake water quality has remained very good. Programs and partnerships for continual and increased water quality testing in the Forest Lakes area will help to ensure that septic systems are well maintained and that water quality remains high. Nevertheless, Lake Associations’ and riparian owners’ concerns regarding water quality remain at the forefront. Many visitors, short-term rental owners, and recreational users of the lakes view the water quality as good with little understanding of our oligotrophic lakes and the efforts of many groups and volunteers working together to monitor and maintain a good water quality level in our township. Some areas that the Township could work to address in the Forest Lakes area include surface water quality testing, septic systems and holding tank monitoring and maintenance, continued shoreline protection and enforcement, and working with propoerty owners on the identification and mitigation of invasive species. Water quality is a result of ongoing monitoring and maintenance taken on by Lake Associations, EGLE, CLMP, Michigan Lakes and Streams, EBT, along with riparian property owners in order to ensure good water quality for everyone to enjoy and recreate on our bodies of water in East Bay Township. STORMWATER INFRASTRUCTURE Stormwater management is a critical component of community infrastructure because it protects homes and businesses, water quality of lakes and rivers, and ensures the personal safety of residents in the event of heavy precipitation events. As severe precipitation events increase in frequency and intensity, effective stormwater management is a priority for East Bay Township. A variety of low impact development (LID) strategies are employed by communities to reduce the negative impacts of stormwater runoff, particularly in places with impervious surfaces and existing buildings. Conventional land development, such as roads, buildings, and parking facilities, change hydrological patterns, slow the normal infiltration of stormwater into the soil, and remove the natural vegetation that normally filters stormwater before it reaches waterbodies. This has the effect of increasing the amount of stormwater that runs off the landscape, the rate at which runoff occurs, and the level of pollution it contains. Low impact development includes a variety of techniques to manage precipitation where it falls, and not where it may otherwise negatively impact the environment. These techniques work by filtering nutrients in stormwater, slowing the rate of runoff, and increasing percolation into groundwater, thereby recreating a site’s natural hydrologic characteristics. Low impact development 53� East Bay Charter Township Master Plan �� CHAPTER 5 | COMMUNITY FACILITIES encompasses a wide variety of human-made features including basins that catch and temporarily store stormwater, constructed wetlands designed to filter nutrients, and rain barrels that capture precipitation. There may be opportunities to integrate low impact development provisions within the existing stormwater ordinance in East Bay Township. LID can have the added benefit of reducing the total area of land dedicated to stormwater management, thus resulting in more buildable area or usable open space. GOVERNMENT AND COMMUNITY FACILITIES Public facilities are important community assets and centers for civic engagement. The East Bay Township Hall and the East Bay Branch Library of the Traverse Area District Library are both located on the southwest corner of the intersection of Hammond and Three Mile Roads. This location is advantageous because its central place within the residential areas of the township; they are accessible to a larger number of residents. The Township Hall provides space for civic events and hosts meetings for local boards and commissions, while the Library provides residents access to the larger District Library collection and a place for community events. EMERGENCY SERVICES Residents and visitors rely on emergency services in critical moments. East Bay Township provides fire, police, and ambulance services funded through an emergency services millage paid by all Township property owners. While the funding source is the same for each emergency service, the provision is through a variety of direct and contractual services. Regardless, Master Plan survey respondents rated the quality of emergency services as the top performing quality of life issue. Like many rural townships, East Bay Township’s emergency medical and fire services were originally provided by a Township volunteer department. However, as a municipality grows and society changes, paid staffing often becomes necessary. East Bay Ambulance (EBA) has responded and also changed to serve the needs of the residents and visitors by providing a fully staffed Advanced Life Support (ALS) ambulance service. EBA has two ambulance vehicles, a primary rig and a back-up rig, to provide ALS service 24/7, every day of the year. Both vehicles are equipped with identical equipment and have access to Advanced Life Support (ALS) services on-board. Providing services to this level requires a mix of full and parttime Paramedics and EMTs, led by a full-time Ambulance Director. East Bay Ambulance operates out of Grand Traverse Metro Fire Station #9, located at 110 High Lake Road. Since 1980, fire services have been provided by Grand Traverse Metro Emergency Services Authority (GTMESA). GTMESA is a collaborative effort of three townships, solidified by contractual agreements, and serves East Bay Charter, Garfield Charter, and Acme Townships. GTMESA has five fire EXPLORING A SEPTIC ORDINANCE The Michigan Department of Health and Human Services (MDHHS) has articulated concern about the increasing burden that increased precipitation events will have on both surface water and groundwater drinking sources. As noted in the 2016-2021 Climate & Health Adaptation Strategic Plan, septic failure will lead to increased risk to groundwater, well, and surface water from contamination resulting from extreme precipitation events. Michigan is the only state in the country without a uniform septic code. One policy option Townships can explore is an ordinance to require inspections of the existing septic systems at the time of property transfer. A total of 19 point of sale (POS) septic inspection ordinances are on the books in Michigan. There are currently ten counties with such an ordinance. POS ordinances at the county level are administered by the District Health Department but must be approved by the County Board of Commissioners for each county within the Health Department’s jurisdiction. Local units of government can also adopt a POS septic inspection ordinance, which is usually done through a local police power ordinance. The enforcement for these ordinances is done by the local unit of government, while the Health Department is responsible for conducting the inspections. There are seven townships and two villages in Michigan with POS septic inspection ordinances, all of which are in northwest Michigan. There has been a significant push in recent years to address management of septic systems at the local level. East Bay Charter Township Master Plan 54 �CHAPTER 5 | COMMUNITY FACILITIES� Map 11. Broadband Internet Coverage Broadband Internet Coverage East Bay Av e 7 FCC broadband definition is a minimum of 25 Mbps download and 3 Mbps upload £ ¤ 31 9 I \ "' \- 1R ( \1 t ~ 28 I 1 rl \ l \ t T l ~ E ar 8l f '<iel d Rd ts Rd Sleigh T T ~ ><... #4 ! #2 f d wy ~ Rennie Lake 11 ,1/ J / ch R Ran ) ~ l f Rd udo Pumpanickel Rd Boardman River 14 15 ridge Rd d nB Brow 13 Scharmen Rd N i 100Mbps x 10Mbps* 25Mbps x 3Mbps* 10Mbps x 1Mbps 12 tR \ ~ #1 16 ,, b Ho / Spring Lk Perch Lk South d - rR ) sH b (' ill R D D We be 10 H tus iver Bass Lk igh Kn 17 Trager Rd Spider Lake George Lk S #3 9 Lake Rd 1 2 Lakes u Arb E River Rd #5 r Denzer Lk 3 4 } G 36 Indian Lake Yellow B irch Ln Arbutus Wether Lake I Lardie Rd I 18 Boa rdm an R \ N Arbutus l l Lake Rd Four Mile Rd Rd rkey II Sha 7 S Rd d Eikey Rd Su pp ly High Lk Chandler ,,: Lk ' \.\ ~ 19 25 Tibbets Lk R Lake utus 5 L t l 26 E Arb 6 ~ ~ r( T Perch Lk Rennie Potter Rd 24 I Vandervoight 35 Lk 34 [' I \, ( nd I \l I 33 23 l ~ I- 32 31 1J 27 T Willsey Rd Coon Lks i 'r , I( t La nd sE iq { Wemple Rd Supply Rd I Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd [l\_~· Three Mile Rd Edgecomb Rd Hammond Rd l 22 \ / Ka nt z Cr \ l I 1 j Rd ( Prouty Rd 21 l ~fr d r\ t /< f Rd Phaneu Rd Townline Rd li dar Van 19 18 13 La ke Loth Lo rien Dr 20 Whi tefo rd R I I Vanderlip Holiday Rd 14 L Pe rc h tl i j • l 15 ) Rd e Cr 16 ~{ ; I I I I I- Rasho Rd Four Mile Rd Cr hell Mitc \I Cr Four Mil I rs ke Ba l 17 18 I 1 e J ile Rd r Five M C T m Ac Mi tch ell 8 Cr Pr ou ty Mu nso n Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. * The yellow & orange coverages are identical. Prepared October 2020 for East Bay Township 0 55� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 5 | COMMUNITY FACILITIES Table 14. School Enrollment School 2020 Enrollment Change 2015-2020 Grades Grand Traverse Academy Traverse City East Middle School Cherry Knoll Elementary School St. Elizabeth Ann Seton Middle School Courtade Elementary School Traverse City High School 874 862 420 Est. 300 267 168 -25% -2% +10% Not Available -8% -29% K-12 6-8 K-5 6-8 K-5 9-12 stations and one administration office. Two of the five stations and the administrative office are located in East Bay Township. Again, this emergency service developed from an initial volunteer-driven agency to a staffed agency with full and part-time personnel. East Bay Township has two Community Police Officers (CPOs) for police service. The CPOs are Grand Traverse County Sheriff’s Deputies assigned to patrol the Township through a contract with Grand Traverse County. The Township pays an annual rate for each CPO which equals officer compensation, including fringes, while the County provides resources, such as vehicles, education, and training. While the CPOs are designated to and patrol the Township, the contractual relationship ensures that if the County needs emergency assistance when a CPO is on duty, they have the ability to utilize any resource a situation requires even if located in another jurisdiction. This agreement ensures additional officer coverage within the Township while limiting the cost of police service provision, providing benefits to the Township, the County, and, most significantly, residents. EDUCATION A robust education system provides a key link to a flourishing economy for communities in the 21st Century. High quality public, private, and charter schools are readily available in East Bay Charter Township. Table 14 summarizes the largest schools in East Bay Township from both public and private school districts. Traverse City High School, East Middle School, Cherry Knoll Elementary School, and Courtade Elementary School are all part of Traverse City Area Public School (TCAPS) system. It should be noted that enrollment numbers reflect data from the 2021-2020 school year, which was heavily impacted by the COVID-19 pandemic. In many cases, enrollment numbers are down due to family decisions to homeschool or enroll in virtual schooling. Schools not listed include the Seventh Day Adventist School and preschool facilities. BROADBAND INTERNET SERVICE Access to technology, and the ability to use it, is a key determinant of economic success in the 21st Century, and largely drives a community’s ability to connect with distant locations. Information sources on broadband availability show that service is available in East Bay Township, although there are some issues with slower speeds and fewer providers. As the Broadband Internet Coverage indicates, cable broadband speeds sufficient to support most business activities (25 megabits per second) are available throughout most of East Bay Township. See Map 11 for the existing service area of broadband internet in East Bay Township. East Bay Charter Township Master Plan 56 �CHAPTER 6 | PARKS & RECREATION caption credit 57� East Bay Charter Township Master Plan � � CHAPTER 6 | PARKS & RECREATION CHAPTER 6 PARKS AND RECREATION The abundant recreation opportunities, facilities, and amenities of northwest Michigan are critically important to the region’s economy. In a 2019 report, Networks Northwest found that the recreation and entertainment industry directly supports 225 business establishments which employ more than 2,200 people in northwest Michigan. The impact recreation has on the region is even more substantial when considering the relevant associated industries such as accommodation, food service, and tourism. Taken as a combined category, these industries account for more than 18,000 jobs in northwest Michigan – more than any other industry. Within the ten-county region, Grand Traverse County accounts for a third of these jobs. Aside from economic benefits, parks and recreation amenities play a key role in attracting and retaining businesses and residents. Parks and recreation facilities in East Bay Township also improve the quality of life for its residents and promote physical activity and healthy lifestyles. East Bay Charter Township has long recognized the value of parks and natural areas. This chapter identifies East Bay Township’s parks and recreational amenities, as well as the community’s plan and priorities for their continued improvement. RECREATIONAL FACILITIES East Bay Township provides a wide variety of parks and recreational facilities for residents and visitors. The community’s access to three miles of Grand Traverse Bay shoreline, more than a dozen inland lakes, and extensive forests allows for diverse recreational opportunities. East Bay Township owns and maintains many of these facilities, though other entities including Traverse City Area Public Schools, Grand Traverse County, the State of Michigan Department of Natural Resources, and other non-profit organizations, also own and manage recreational areas within the township. Often the maintenance and development of these amenities requires coordination from multiple overlapping entities and cooperation between the public and private spheres. The following Recreation Resources Table 15 inventories these facilities, and their geographical location is shown in East Bay Township – Parks and Recreation Map 12. MOST POPULAR RECREATIONAL ACTIVITIES IN GRAND TRAVERSE COUNTY ■ Walking ■ Biking ■ Swimming ■ Hiking ■ Cross-country Skiing ■ Bird Watching ■ Boating ■ Mountain Biking ■ Kayaking/Canoeing ■ Snowshoeing ■ Hunting ■ Fishing EAST BAY TOWNSHIP PARKS East Bay Township currently owns and operates seven park and recreational facilities. This section will provide a brief overview of these facilities. For more comprehensive information, refer to the East Bay Charter Township 2019-2023 Parks & Recreation Plan. East Bay Charter Township Master Plan 58 �CHAPTER 6 | PARKS & RECREATION Table 15. Recreation Resources in East Bay Township MINI PARKS: A TINY TREND Pinegrove Park and Gens Park are both considered “mini parks.” Mini parks, or pocket parks, are small public areas, less than an acre in size. These types of public green spaces have been increasing in popularity in recent years as they have been found to increase nearby property values. Mini parks can be created both retroactively and proactively. Municipalities have been able to create mini parks from single vacant building lots, small irregular pieces of land, and sometimes even parking spots. Through proactive zoning measures, mini parks can also be created by the inclusion of public space requirements in new building projects, that serve both residents and the public. Source: “Economic Benefits of Trails.” American Trails. Web. Facility Maintaining Organization Grace Macdonald Park Arbutus Lake No. 5 Park Killingsworth Park Kelly Park Pinegrove Park Gens Park Pines Park Brown Bridge Quiet Area Four Mile Road Boat Launch Traverse City State Park Arbutus Lake No. 4 Campground Spider Lake MDNR Boat Launch Site Boardman Valley Snowmobile Trail Michigan Shore to Shore Riding & Hiking Trail VASA Pathway TART Trail & Three Mile Trail North Country National Scenic Trail Holiday Woodlands Preserve Edwards Nature Preserve Reffitt Nature Preserve Arbutus Lake No. 4 Boat Launch East Bay Township East Bay Township East Bay Township East Bay Township East Bay Township East Bay Township East Bay Township City of Traverse City Grand Traverse County State of Michigan State of Michigan State of Michigan State of Michigan State of Michigan TART Trails TART Trails GT Hiking Club Chapter Holiday Woodlands Preserve GTRLC GTRLC State of Michigan Pinegrove Park is a neighborhood park near the intersection of Hemlock Street and Parsons Road in the Pinegrove neighborhood. This third of an acre park was acquired in 1969 and was the first neighborhood park to be developed by East Bay Township. Despite its small size, Pinegrove Park provides many different types of amenities for residents, many of whom can access the park by foot. Gens Park is a beachfront park located on the north side of US-31/ Munson Avenue along Grand Traverse Bay. Gens Park is nearly two-thirds of an acre and offers nearly 100 feet of shoreline access. Gens Park is both pedestrian and automobile accessible. Grace Macdonald Park tennis and pickleball courts. 59� Arbutus Lake No. 5 Park is located on East Arbutus Lake Road on the northeasterly shore of Arbutus Lake, in the Forest Lakes area of the Township. Because of the fishing pier and boat launch, this park is a popular fishing, swimming, kayaking, and canoeing location. Large sections of the park are heavily wooded and undeveloped, providing an opportunity for future park development. East Bay Charter Township Master Plan � � CHAPTER 6 | PARKS & RECREATION Grace Macdonald Park is located off the intersection of Rasho Road and High Lake Road, less than a mile north of Arbutus Lake No. 5 Park. Grace Macdonald Park is located on forty-two acres of conifer and hardwood forest, and due to its many amenities, it may be the Township’s most well-known park. Amenities offered at the park inlcude basketball courts, tennis and pickleball courts, a playground, soccer field, picnic area, and sledding hill in the winter. Killingsworth Park is located off of the intersection of Chandler and Highview Roads, about a mile northwest of Grace Macdonald Park. Killingsworth Park is fifty-three acres in size, heavily wooded, and primarily undeveloped, but offers several hiking trails. Trail sign at Killingsworth Park. Pines Park is an eighty-acre site located off Eikey Road. This site is home to mature pines and is currently undeveloped. However, twenty acres of the park have been cleared for eventual recreational development as the township continues to become more populated in the park’s vicinity. Kelly Park is a two-acre site across the road from Killingsworth Park that provides boat access to Chandler Lake. Holiday Woodlands Natural Area is a newly acquired park property in East Bay Township totaling 145 acres, comprised of the existing 80-acre Holiday Woodlands Preserve and an additional 65 acres of natural land to the north. The Holiday Woodlands Natural Area conserves a substantial amount of ecologically and recreationally important property in an area projected to receive some of the highest long-term growth pressures of anywhere across the state of Michigan. There are multiple ecological zones throughout the site, including creeks, wetlands, sand dunes, artesian springs, and evergreen and hardwood forests. In the coming months, East Bay Township will be engaging existing and future users of the property to develop a coordinated plan for trail access and development. Mt. Holiday ski area, whose boundary line is adjacent to the soon to be acquired Holiday Woodlands Natural Area. . East Bay Charter Township Master Plan 60 �CHAPTER 6 | PARKS & RECREATION Map 12. Parks & Recreation Assets EAST ARM GRAND TRAVEASEBAY East Bay Township Parks & Recreation Boat Access Swimming " a'. WILLSEY RD ~ Ri ver Access J: ":f X-Country Skiing Picnic Area Parking Sledding Fish ing Dock Restrooms Playground Sports Facilities Hiking 1 inch = 5,000 feet ~o E RIVER Ro D 0.5 2 3 •--===--c:::::::1-------===========:::::J /'V MaJorRoad A/ Minor Road /'V Access Road /.cP'-'~ cc ,.,"'~ -~ ('>(?,:,.·•"'= • ,;> ,;,· Tart Trail ,;"~ ?'''~' vasa Bike Trails / .,--- vasa Ski Trails / Shore to Shore Trail Reffitt Nature Pathway 4;,·:.":,-.. ., :::-.., _:• Streams ,.---- Brown Bridge Trails Snowmobile CJ East Bay Twp Miles - .. Killingsworth Park Lakes Pine Grove Park Traverse City Grace MacDonald Park Pines Park-Anticipated State of Michigan Kelty Par1<- Undeveloped East Bay - Other Properties TCAPS Arbutus Lake #5 Pan< ~ 1111 1111 01/28/2016 GTC-G IS I RH Gens Park 1111 This map is based on ci~ ital databases prep <l'ed by Gram Traverse Courty. Grand Traverse Countv does not warrart, expressly or ~lied ty, or accept any responsibilit\l for any er rors. emissions, or that the flformatlon conta ined In the map or the digital d.a! abases ls current~ or pos itional~ acci..rate. 61� East Bay Charter Township Master Plan � � CHAPTER 6 | PARKS & RECREATION East Bay Charter Township Master Plan 62 �CHAPTER 7 | HOUSING & NEIGHBORHOODS 63� East Bay Charter Township Master Plan � � CHAPTER 7 | HOUSING & NEIGHBORHOODS CHAPTER 7 HOUSING AND NEIGHBORHOODS Residential housing is the single largest use of land and comprises the greatest number of structures for most communities in the United States. Most households within these communities find that housing costs are their single largest expense, while home ownership is typically their greatest financial asset. Therefore, housing significantly influences a community’s land use and the economic well-being for those who reside there. The U.S. Census Bureau defines a “housing unit” as an apartment, individual room, or group of rooms intended for separate living quarters. According to the American Community Survey there were an estimated 5,527 housing units in East Bay Township in 2019 — a slight increase from the 5,227 housing units documented in the 2010 Decennial census. This trend correlates to the Township’s increase in population during that period, with the number of residents increasing from 10,663 to an estimated 11,621. HOUSING Housing is the single largest land use in East Bay Township. There are eight different zoning districts in the Township in which the predominate land use is housing. HOUSING As shown in Table 16 and 17, East Bay Township has mostly owner-occupied single-unit detached homes. In 2019, East Bay Township had 4,575 occupied housing units with a median 5.8 rooms (the same number of rooms as the State of Michigan overall). The primary type of housing unit in the Township is the single-unit detached home (at 81.4%) followed by single-unit attached homes (4.3%), medium-sized apartment complexes of 5 to 9 units (3.7%) and mobile homes (3.7%). This means that East Bay Township has a less diverse set of housing options than nearby jurisdictions. For example, Garfield Township has 47.6% in single-unit detached homes, 7.2% single-unit attached homes, 14.5% large apartment complexes of 20 or more units, and 11.5% in mediumsized apartment complexes of 5 to 9 units. Except for Traverse City, much of the region’s housing stock was built toward the end of the 20th century. 24% of East Bay Township’s housing units were built during the decade beginning in 1990, with 16.7% built in the decade beginning in 2000. Garfield Township, for example, is similar, with 21.4% of housing units built in the 1990s and 22.8% built in the 2000s. About 86.1% of East Bay Township’s housing units are occupied by the owner. This is a larger percentage than nearby jurisdictions, with Garfield Township having 59.6% and Traverse City having 61.5% owner-occupied housing units. East Bay Charter Township Master Plan 64 �CHAPTER 7 | HOUSING & NEIGHBORHOODS Table 16. Housing Units Unit Type Michigan GT County Acme Twp East Bay Twp Garfield Twp Traverse City Occupied housing units Owner-occupied Renter-occupied With a computer with a broadband internet subscription 3,935,041 71.2% 28.8% 89.6% 81.5% 37,319 76.3% 23.7% 92.4% 85.5% 2,039 77.9% 22.1% 89.7% 83.1% 4,575 86.1% 13.9% 96.0% 90.2% 7,666 59.6% 40.4% 89.5% 80.3% 6,697 61.5% 38.5% 88.5% 82.1% Table 17. Housing Types Housing Type Michigan GT County Acme Twp East Bay Twp Garfield Twp Traverse City Total housing units 1-unit, detached 1-unit, attached 2 units 4,596,198 72.2% 4.6% 2.3% 43,942 72.5% 4.8% 1.8% 2,634 77.2% 12.2% 2.2% 5,527 81.4% 4.3% 1.1% 8,203 47.6% 7.2% 1.0% 7,325 60.7% 5.8% 4.8% 3 or 4 units 5 to 9 units 10 to 19 units 20 or more units Mobile home Boat, RV, van, etc. 2.6% 4.2% 3.5% 5.2% 5.3% 0.0% 2.3% 4.3% 2.7% 4.3% 7.4% 0.0% 0.0% 2.7% 2.2% 3.6% 0.0% 0.0% 2.4% 3.7% 1.4% 1.9% 3.7% 0.0% 3.7% 11.5% 3.5% 14.3% 11.2% 0.0% 5.9% 6.8% 9.6% 6.3% 0.2% 0.0% The median value of owner-occupied housing in East Bay Township was $195,000, somewhat higher than Garfield Township ($190,300) and below Acme Township ($258,800) and Traverse City ($263,800). The Census Bureau uses Selected Monthly Owner Costs (SMOC) to give a relative indication of housing costs. The majority of East Bay Township residents with a mortgage (38.8%) paid $1,000 to $1,499 per month for their home in 2019. 55.8% of mortgage holders paid less than 20% of their household income for housing. The majority without a mortgage (37.1%) paid $400 to $599 per month (53.6% without a mortgage paid less than 10% of their income for housing), and the majority of renters (70.4%) paid $500 to $999 per month (27.5% of renters paid 35% or more of their income for housing while 22.2% paid less than 15% of their income for housing). As access to technology is often an indicator of potential economic activity, it is noteworthy that in 2019 96% of Easy Bay Township homes had a computer and 90.2% had a broadband internet connection. Again, this can be contrasted with Garfield Township, where 89.5% of homes have a computer and 80.3% of homes have broadband internet, and Traverse City, where 88.5% of homes have a computer and 82.1% of homes have broadband internet. Conversely, the Census Bureau notes that in 2019, 152 (or 3.3% of ) housing units in East Bay Township had no telephone service available. 65� East Bay Charter Township Master Plan � � CHAPTER 7 | HOUSING & NEIGHBORHOODS HOUSING TYPES Detached single-family homes are the most prevalent type of housing both in Michigan and the United States as a whole. Bolstered by increased automobile ownership, cheap building materials, and mortgage assurances from the federal government, the construction of detached single-family homes boomed in the post-war years alongside a wave of suburbanization. This dynamic is prolific in East Bay Township with its position southeast of Traverse City contributing to a suburban character in the north of the Township that transitions to semirural further south in the Township. These land characteristics contribute to a predominance of single-family detached homes in East Bay Township; 86% of the community’s housing units were in single-family detached formats as of 2019. By contrast, this format made up only 62% of housing units in the City of Traverse City, and 72.3% of units in the State of Michigan overall. Only small amounts of dwelling units in other formats exist in East Bay Township. East Bay Township has a lack of housing diversity, a phenomenon often termed “missing middle” housing. In fact, single-family detached housing is the only housing type allowed throughout much of the Township’s residential land. Multi-family dwellings, including duplexes and townhomes, in many cases require a special permit, while single-family housing can be built by-right in most residential zoning districts. MISSING MIDDLE HOUSING “Middle” housing refers to the range of multi-unit or clustered housing types that are complementary with single-family homes. See Figure 1 below for the types of housing associated with missing middle. This term was introduced in 2010 and has since become a popular strategy to meet the growing demand for denser and more walkable communities among millennials and baby boomers. The predominance of single-family housing discourages the MIDDLE HOUSING compact housing patterns that these demographics REFERS TO A RANGE often prefer and can afford. Communities can foster OF MULTI-UNIT middle housing through various means; amending HOUSING FORMATS zoning ordinances to either increase the permissible THAT IS COMPATIBLE housing density or expand the amount of uses by WITH SINGLE FAMILY. right — where it is appropriate — can encourage the development of middle housing. However, these Figure 1. Missing Middle ''Detach, j S1ngle-Fem11, l-it)USe5 Duplex· Side-By-Side + 'Stacked ,..,.. - Fourplex, Stacked ---- Courtyard Building Cottage Court Townhouse Multiplex, Medium Missing Middle Housing Triplex, Stacked Mid Riso Live- ' Work '- ' ------~ OPTICO~ East Bay Charter Township Master Plan 66 �CHAPTER 7 | HOUSING & NEIGHBORHOODS Holiday Village Condos, located on Holiday Road, is an example of multifamily development in East Bay Township, zoned high density residential. zoning regulations need not dramatically change the character of existing neighborhoods. Rental and owned housing units with two to four dwelling units per structure can fit the scale and aesthetic of existing single-family residential areas while enhancing walking and biking commuters and accommodating a greater diversity of incomes. DEMAND FORECASTS The types of housing demanded by potential new residents is of significant interest for community decision-makers. In 2019, Networks Northwest partnered with the consulting firm LandUse USA and the State of Michigan to forecast demand for housing types in Grand Traverse through 2025. Conservative growth estimates, which assume modest in-migration and an otherwise normal economic climate, forecast an annual demand for 1,143 housing units, with demand for rental units far outpacing that for owner-occupied units - Grand Traverse County 67� East Bay Charter Township Master Plan � � CHAPTER 7 | HOUSING & NEIGHBORHOODS could support 817 rental units and 2326 owner units annually. Within these figures, the County’s market potential leans towards detached housing types; slightly more than two-thirds (69%) of the County’s market potential would prefer detached housing while the remaining third (31%) would prefer attached units. The analysis also forecast the demand for housing based on potential resident’s lifestyles and incomes. Demand among for new buyers was focused on housing types such as duplex houses and traditional single-family homes, while demand among renters was for duplexes, cottages, accessory dwellings, townhouses, and lofts. Consistent among both demographics is the demand for housing types with smaller footprints and lots at lower costs than the County average rent and home price. East Bay Township’s ability to leverage this forecasted demand depends on its ability to allow the appropriate physical form of development. The annual demand for attached housing options, including triplexes, townhomes, and multiplexes, far exceeds the supply of housing types in the Township. The community’s limited supply of multifamily options shows the need to allow for more of these types. The Township could encourage the development of these housing types through various mechanisms. Rezoning “Low Density Residential” zones to “Moderate Density Residential” or “High Density Residential” would expand the area where these types of housing types are allowed by right. Other measures could include reducing the square footage requirements and front and rear setbacks standards, and other zoning district regulations that constrict development. Cherry Ridge subdivision is an example of single family development in East Bay Township and is zoned Low Density Residential. East Bay Charter Township Master Plan 68 �CHAPTER 7 | HOUSING & NEIGHBORHOODS HOUSING VALUE American Community Survey data reveals that housing values in East Bay Township are slightly lower compared to the average of the surrounding communities within Grand Traverse County. The median home value of owneroccupied units in the Township was $195,000 as of 2019, which was about 10% less than the median home value in Grand Traverse County ($212,500), and about 25% less than the median home value in neighboring Traverse City (266,100). High housing value can pose a problem by creating unaffordability relative to residents’ incomes. The target market analysis also forecasts the price ranges in which new Grand Traverse County households will be interested in. Most new homeowners will seek homes between $125,000 to $175,000, while most new renters will seek rents at $650 or less a month. However, slightly more than half of owner-occupied housing units in East Bay Township were valued at more than the $175,000 that most new homeowners will seek. East Bay Township could consider measures to increase its supply of moderately priced ownership options within the desired price range to capture growth from new residents. Further, a lack of affordable options poses a problem for northwest Michigan’s moderate-income households, and accordingly, these measures could help the area’s residents step into ownership, accumulate savings, and increase their spending power. Reducing minimum square footage and setback requirements in single-family zoning districts could be good starting points. TENURE AND COST BURDEN Housing data in East Bay Township suggests the predominance of owneroccupied housing units at rates (86% of units) greater than Traverse City (62%), Grand Traverse County as a whole (75%), and the State of Michigan (71%). These numbers suggest that East Bay Township does not contain proportions of rental housing similar to other communities in Grand Traverse County and that the available amount of rental housing does not meet future demand. 69� East Bay Charter Township Master Plan � � CHAPTER 7 | HOUSING & NEIGHBORHOODS Housing costs are a pressing concern for communities everywhere, and particularly as Michigan’s economy shifts from manufacturing to service jobs – often at a lower pay. In 2019, the median monthly cost of housing ownership in East Bay Township was $1,288 compared to $1,314 per month in Grand Traverse County. At the same time, median gross rent among renter households in East Bay Township was $899, compared to $787 in the county, and $824 for the State of Michigan. Other figures show that housing expenses throughout the County are pressing concerns relative to household incomes. The relative burden of housing expenses for households is determined by comparing monthly housing expenses (ownership cost or rent). Households spending more than 30% of their monthly income on housing are considered “cost-burdened” by the United States Department of Housing and Urban Development. VACANCY Housing units have periods of vacancy when they are for sale or between leases. Communities should have at least some of this type of vacancy because it indicates that housing is available for new residents or for those who choose to move within the community. Of the estimated 5,527 housing units in East Bay Township in 2019, the American Community Survey estimates that around 939 units (17%) of the total, were vacant. According to data collected in the 2012 Grand Traverse County Housing Inventory, 70% (666) of the Township’s vacant units fell into the category or seasonal or occasional use. This contrasts with Traverse City and Grand Traverse County, where the overall vacancy rates were 9% and 15%, respectively. In Traverse City, only 35% of these vacant units were for seasonal use, while 57% of vacant units in the County were used for this purpose. The higher rate of vacant housing units used for seasonal, recreational, or occasional use in East Bay Township in comparison to the City and surrounding County can be explained in part by the prevalence of vacation rentals in the Forest Lakes area. East Bay Charter Township Master Plan 70 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� caption 71� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT CHAPTER 8 BUSINESS AND ECONOMIC DEVELOPMENT The economic characteristics of a given community are driven to a large extent by those of the region in which it is situated, and more broadly by national and international trends. East Bay Township is heavily influenced by the hospitality and tourism industries, as This chapter begins by exploring economic trends in northwest Michigan and Grand Traverse County and then examines local attributes in East Bay Township. The final section of this chapter establishes a vision for economic development and placemaking in two key development districts - the U.S. 31 Beach District and East Bay Corners/Hammond Road corridor. ECONOMIC TRENDS IN NORTHWEST MICHIGAN In 2015, Networks Northwest, the regional planning organization for Northwest Michigan’s 10-county region, published a report titled “A Framework for Growth and Investment,” which charted a road map for municipalities to enhance economic vitality. The report found that although the region’s population remained stagnant between 2010 and 2015, new forms of economic activity still emerged since the Great Recession in the form of technology and information and tourism. The plan defined 31 “growth and investment areas” throughout the region, which are communities that already function as employment and population centers, operate municipal public utilities, and are therefore best positioned to accommodate future growth. The City of Traverse City and its surrounding townships, which includes East Bay Township, were included among these designated areas and East Bay Township, with its established and expanding water and sanitary systems, is positioned to leverage these regional growth patterns. The plan recommends a series of best practices for these communities to realize growth in emerging industries, including maintaining robust and affordable services, promoting high-capacity and low-cost broadband, and creating high-quality and memorable places through zoning and incentives. This chapter inventories East Bay Township’s economic profile and commercial corridors and compares them to these regional trends and defined best practices. NETWORKS NORTHWEST 2015 REGIONAL STUDY Tourism-related employment accounts for nearly 30% of the region’s total jobs and growth is expected to remain steady through 2030. Knowledge-based industries such as finance, information, and professional management were expected to grow by 11% between 2015 and 2023. Employment in healthcare, which offers high average wages, was expected to grow 21% between 2015 and 2023. Source: Networks Northwest – A Framework for Growth and Investment in Northwest Michigan East Bay Charter Township Master Plan 72 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� GRAND TRAVERSE COUNTY ECONOMY While Grand Traverse County has historically had robust forestry, agriculture, and manufacturing industries, economic and employment trends have grown and changed throughout the years. According to employment data in the Networks Northwest report “2020 Comprehensive Economic Development Strategy,” the three largest segments of the economy over the past decade were: (1) health care and social services (9,883 jobs); (2) retail trade (7,701 jobs); (3) accommodation and food service (5,986 jobs). Combined, these industries provided 23,570 jobs in 2018, a share of nearly half of all jobs (43%). The next three largest segments of the economy in 2018, manufacturing, construction, and finance and insurance comprised about a fifth (18%) of jobs, with 5,236, 2,603, and 2,159 jobs, respectively. Overall, total jobs in Grand Traverse County grew by 13.78% between 2009 and 2019, from 48,943 to 55,409, according to Networks Northwest. Employment in Grand Traverse County’s largest employment sectors saw varying amounts of growth between 2013 and 2020. In that period, employment in health care and social services grew by 41%, employment in retail trade grew by 33%, and employment in accommodation and food service grew by 31%. The next three largest employment sectors had fewer similarities in their employment trends. Employment in manufacturing grew by 35% between 2013 and 2020, while employment in construction and finance/insurance had statistically insignificant change in employment numbers throughout that period. Notably, industries in Grand Traverse County with the fewest employment numbers saw continued declines throughout the 2013-2020 window. Employment in agriculture, forestry, fishing and hunting declined from 656 to 355 (-47%), in utilities from 353 to 220 (-38%), and in mining from 387 to 157 (-60%). These figures suggest that communities throughout the County have already begun to capitalize on regional employment patterns, especially within the health care and social services, retail trade, and accommodation and food service. These trends are supported by strong anchor institutions such as Munson Medical Center and a diverse and vibrant retail and accommodation sector. However, stagnant employment numbers in emerging industries identified by Networks Northwest, industries such as finance, information, and professional management, suggest that communities throughout Grand Traverse County have not fully realized the potential in those industries. JOBS IN EAST BAY TOWNSHIP Much like the rest of the region, most jobs in East Bay Township come from education and health, with retail declining and hospitality increasing. Education and health care provided 21.6% of East Bay Township resident’s jobs, with accommodations and food service providing the next largest proportion at 14.4%. Agriculture provides the smallest proportion of jobs at 1.3% in 2019. The sectors of the economy providing employment in the Township have changed little since 2000, except for a decrease in retail employment (15.4% in 2000 to 9.8% in 2019) and an increase in accommodation and food service (9.8% in 2000 to 14.4% in 2019) and professional services (7.4% in 2000 to 10.7 in 2019). 73� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT In 1990, the median family household income for East Bay Township was $31,382. By the 2010 Census it had increased to $47,569, and the 2015-2019 American Community Survey reports that the median household income had increased to $74,015. This reflects an average rate of increase of 4.85% per year. By comparison, from 1990 to 2019, the average change in the Consumer Price Index from year to year was 3.5%. Essentially, households in the Township managed to stay slightly ahead of inflation during this period. The 2012 median household income in the Township per capita was $26,826 in 2012, which had increased to $36,694 per capita in 2019 per American Community Survey estimates. The 2019 per capita income is comparable to $35,405 for Grand Traverse County residents. East Bay Township’s residents reported slightly lower levels of employment than Grand Traverse County. According to 2017 American Community Survey reports, the Township’s unemployment rate was 5.1%, while Grand Traverse County reported an unemployment rate of 4.35%. Unemployment rates tend to be somewhat volatile and seasonal in nature, especially in industries related to the high volume of tourism in the region. The Covid-19 pandemic has had a significant impact on unemployment and creates challenges in reporting an accurate portrayal of unemployment rates in East Bay Township. Exemplary of this is the unemployment rate in Grand Traverse County prior to and throughout the duration of the Covid-19 pandemic. In January 2020, the unemployment rate in the County was 3.6%, which eventually peaked at 25.4% in April 2020. Unemployment rates in the County decreased to 5.7% in March 2021, significantly lower than the peak of unemployment, yet still higher than before the Covid-19 pandemic. Small residential and tourism-oriented businesses can be found in the Forest Lakes Area of Easts Bay Township. Many of these businesses were estbalished when the residential areas around the lakes were predominately seasonal. East Bay Charter Township Master Plan 74 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� Table 18. Industry Trends in East Bay Township Industry 2000 2010 2019 Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing and utilities Information Finance and insurance, real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and health care and social assistance Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration 1.7% 10.4% 11.1% 5.1% 15.4% 4.5% 2.4% 5.2% 7.4% 2.1% 7.8% 7.8% 3.6% 14.5% 4.4% 2.9% 6.5% 7.6% 1.3% 7.4% 11.3% 2.6% 9.8% 2.2% 1.0% 9.6% 10.7% 20.8% 9.8% 4.2% 1.9% 18.8% 12.5% 6.2% 5.2% 21.6% 14.4% 4.4% 3.7% RETAIL MARKETS One major concern when it comes to the economic vitality of business districts is how well local demand for products and services matches businesses’ supply of those goods and services. The “Retail Market Place Profile” created by ESRIs Business Analyst software aggregates demographic, payroll, and other public consumer data to estimate this. A “surplus” industry means that visitors from outside East Bay Township come to the community for the good or service, while conversely, “leakage” markets are where community residents travel outside of the Township limits to access the good or service. The Retail Market Place Profile also quantifies in dollar terms the value of surplus and leakage. Of course, East Bay Township is heavily reliant and connected to the business and commerce activities of the greater Grand Traverse region. The retail markets in East Bay Township businesses attract patronage from outside the community are varied, but prominently include food and beverage related submarkets. Surplus to community businesses from outside the Township across the two markets of restaurants and eating places, and food services and drinking places totals an estimated almost two million dollars annually. This is a great trend, considering that all these businesses are components of a thriving tourism economy. Note hospitality trends were not factored into this analysis. Retail markets in which local businesses’ provision of goods and services do not meet community demand, and range from essential, everyday goods and services, often found at larger big box stores. Notably, motor vehicle parts and dealers, home goods, garden stores, clothing, and office supplies are markets wherein East Bay Township residents go elsewhere to procure goods. In contrast, when a retail marketplace profile is generated for Grand Traverse County, these items are at a surplus. This indicates East Bay Township residents can access these types of goods and services within a short driving distance. 75� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT Figure 2: EAST BAY BEACH DISTRICT LOGO & BRANDING Pictured is the logo for the Beach District developed by Traverse City Tourism in partnership with business and property owner representatives along the U.S. 31 corridor. The Township plans to work with partners to develop a branding and marketing campaign for the corridor, install light pole banners, and distribute maps and brochures to patrons. Also pictured is a sample of banners that could line the Beach District, helping to create a sense of place and identitiy. t;A5T BAY ------B(;AC~ 15TRICT U.S. 31 CORRIDOR & BEACH DISTRICT VISION With over 36,000 vehicles per day, and peaking at 50,000-60,000 per day in the summer season, the U.S. 31 corridor in East Bay Township serves as a regional commercial corridor, transporting commuters and visitors alike. Existing land uses include a large number of hotels and motels, recreation, retail, offices, and a State Park beach and campground. Through a visioning and public input process, the Township seeks to take implementable actions that will transform the Beach District in East Bay Township into a more cohesive place to live, work, and play. Challenges to placemaking and economic development goals include traffic speeds, traffic, limited crossings for pedestrians, vacant and underused sites, and residential neighborhoods boardering commercial activity. A successful process will enhance placemaking, create a cohesive public realm, help attract private investment, and maximize the waterfront while protecting water quality. East Bay Charter Township Master Plan 76 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� Figure 3: ENHANCING PUBLIC ACCESS TO THE WATER Pictured to the right is an example of a popup shop that could be incorporated into the vacant or underutilized properties along the waterfront. Also pictured is an example of simple water access improvements that could be explored at the 4 Mile public road end. Figure 4: OUTDOOR DINING & FOOD TRUCKS Below (left) is the outside dining area at Hopscotch in East Bay Township and right is the Grand Traverse Pie Company Food Truck that was stationed on U.S. 31 the summer of 2020. The Township desires to support outdoor dining and new food enterprises by allowing food trucks that require few start up dollars. The U.S. 31 corridor in East Bay Township is zoned Regional Business and is home to a variety of hotels, resturants, and retail outlets, serving visitors and the greater Grand Traverse region. 77� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT This corridor will be a friendly place for people to be active, shop, conduct business, eat, enjoy the outdoors, and relax. The Township seeks to calm the traffic and make the destinations within the district accessible by foot, bike, bus and automobile. The following actions will be explored to help achieve the U.S. 31 vision for economic development: 1. Beach District Signage - Welcome residents and visitors into East Bay Township from the east and west, brand the business district to help create an identity. 2. Access to the Water - Explore opportunities to enhance public access to the waterfront, including land acquisition, partnerships, and improvements at existing access points. Explore options for partnering with MDNR to improve beach access and amenities at the State Park. Also explore opportunities to improve property owned by the Grand Traverse Band of Ottawa and Chippewa Indians. Possible uses for the Tribe’s property could include collection of shops, with a walkable, mix of uses and serve as an attraction for State Park users. 3. Access Management - Work to consolidate driveways as properties redevelop and complete access drives behind businesses to support connectivity. 4. Protect Trees – The large white pines that line the corridor provide a unique identify and should be protected and enhanced as new developments are approved. Updates to the zoning ordinance should include provisions to incentivize preservation of large heritage trees on redevelopment properties. 5. Vacancies - Reduce commercial vacancies along U.S. 31 by obtaining Redevelopment Ready Ccommunity certification and working with Michigan Economic Development Corporation to market priority redevelopment sites. 6. Placemaking - Seek funding to facilitate a business engagement and community design process that will enhance placemaking on U.S. 31 by burying power lines, installing Beach District signage, pedestrian crosswalks, and decorative pedestrian scale lighting. Explore the merits of a Corridor Improvement Authority to help fund improvements along the U.S. 31 corridor. East Bay Charter Township Master Plan 78 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� Figure 6: TRANSPORTATION OPTIONS AND CONNECTIONS Active transportation facilities and connections are a key element of the U.S. 31 vision. Businesses on the south side of U.S. 31 have a tremendous asset in the TART Trail, and future safe crossings will facilitate safe connections for cyclists and pedestrians to the businesses on the north side of the street. Red Mesa (pictured below) has atracted cyclists through signage and bike parking. The BATA Bayline is a tremendous asset along the corridor. Recent investment in bus stop amenities and frequency of service benefits employees as well as visitors. MDOT has expressed interest in identifying safe midblock crossing locations along the corridor and has held preliminary meetings with Township officials and property owners to identify appropriate locations. Ideally, a safe crossing would be available every quarter mile along the corridor. Figure 7: PRESERVING WHITE PINES Although some developments have reduced its size, the tree canopy and specifically the white pines offer a unique identify along the corridor and should be preserved and protected with new developments. A subcommittee was formed in 2021 to develop zoning recommendations to better protect and enhance the tree canopy. 79� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT EAST BAY CORNERS & HAMMOND CORRIDOR VISION Hammond Road serves as a primary east-west connection and thoroughfare in East Bay Township and the greater Grand Traverse County. Compared with U.S. 31 and South Airport Road, Hammond Road it is significantly less developed, thus presently opportunities for proactive planning for future investment. New roundabouts at 4 Mile and possibly 3 Mile Road further provide the opportunity for proactive planning for lighting, landscaping, and pedestrian crosswalks. During a visioning session, planning commissioners expressed support for creating a campus-like feel along the corridor with deep setbacks, high-quality landscaping, consistent lighting, and other design elements. Commissioners expressed support for mixed housing as well as industrial along the corridor, with a mixed-use commercial node at Three Mile and Hammond Road. Due to available land and water and sewer services, the Township has recently experienced an uptick in the demand for higher density and multi-family residential investment along the corridor. East Bay Corners is a planned mixed-use commercial node on Hammond Road, centered at the Three Mile Road intersection. This is the only area along the corridor in East Bay where commercial amenities are permitted under current zoning. There are four schools near the intersection of Three Mile and Hammond Road, with 2,400 students. Recent trail planning initiatives, including the extension the Three Mile Trail to Hammond Road and the Safe Routes to School infrastructure improvements could serve as a catalyst to incentivize private investment within East Bay Corners. To the left is the intersection of Three Mile and Hammond Road, the center of the East Bay Corners zoning district. East Bay Charter Township Master Plan 80 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� Figure 8: STREETSCAPING The Township coordinated with the Road Commission on pedestrian crosswalks, landscaping, pedestrian scale lighting, stamped concrete construction materials, and utility installation. Landscaping and streetscaping design for the 4 Mile and Hammond roundabout could be replicated elsewhere on the corridor to provide consistent design along the corridor. .....>~,.~ _, -. .... , ..1 ... _,, f -..,. ,. ~~ . •,,r ...:.i,--··-~ L, l_ ._ • ~- •·4 ;~ ' -"1,,c I• ll. -~-,-··· ~~· ► L.AH:)KA,C..,_ 14 MILE & HAM ONO ROAD ROU DABOUT --"Ir.~ "1111"1111 OHN"IIII There are some natural environmental constraints along the corridor that has impacted previous development and will continue to restrict future growth patterns. Significant portions of the Mitchell Creek headwaters and its tributaries traverse throughout the corridor, limiting development options near those protected waterways. The southern side of Hammond Road between Townline and Three Mile Roads also has considerable wetland coverage. The following actions will be explored to help achieve the East Bay Corners and Hammond Corridor vision for economic development: 1. Community Gathering Space - East Bay Corner’s offers a unique opportunity for a node of public and quasi-public gathering spaces. The existing Township Hall and East Branch Library attract locals and plans for a seasonal Farmer’s Market and community garden at the Township Hall would further support a space for community gathering. Focus group participants noted a desire for amenities such as outdoor dining, a coffee shop, and places to sit and gather. 81� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT 2. Streetscaping – The new roundabout at 4 Mile and Hammond features pedestrian scale lighting, landscaping and planter boxes, as well as pedestrian crosswalks. There is opportunity to coordinate with Garfield Township to install consistent lighting and landscaping in the road rightof-way and at future roundabouts through the entire corridor. 3. Signage – During a visioning session, planning commissioners noted the opportunity to install Welcome to East Bay signage, particularly around East Bay Corners, to have support an identify and let visitors and patrons know they have arrived at a destination. 4. Multimodal – The planned Three Mile Trail extension coupled with the planned infrastructure improvements surrounding the schools could be transformational in allowing residents, students, employees, and visitors to access East Bay Corners and the Hammond corridor by foot and bicycle. When considering public infrastructure investments in this area, the Township seeks to support the 20-minute neighborhood concept. This means that individuals can access services within 20 minutes of resident’s homes, schools, and businesses. Olson’s and Roy’s General Store are easily accessible by vehicle to many residents and offer daily needs without a special trip into town. 5. Access Control – The East Bay Township zoning ordinance requires that new developments connect with adjacent properties through an access drive. The Township will continue to limit driveways and provide cross access connections as possible Figure 9: NON MOTORIZED CONNECTIONS Pictured below is a conceptual rendering of the future Three Mile Trail expansion, planned to traverse through the Grand Traverse Regional Land Conservancy property (pictured below right) and eventually connecting with Hammond Road. This project, along with planned Safe Routes to School improvments have the potential to transform East Bay Corners and help catalyze private investment. East Bay Charter Township Master Plan 82 �CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT� FIGURE 10: DESIGN ELEMENTS AND COMMUNITY GATHERING Pictured below are examples of retail, restaurant, and office developments that would be appropriate in the East Bay Corners district. Outdoor dining provides opportunity for civic gathering and quasi-public spaces. The Township could consider adopting design standards that regulate building facade, parking locations, and setbacks. Input from focus group participants indicated strong support for public spaces to compliment the library, including a coffee shop, farmer’s market, and community garden. An outdoor farmer’s market at the Township Hall would support local farmers in the Township and could provide a gathering space for Township residents. INDUSTRIAL PARKS East Bay Township has two Industrial Parks, Meadowlands and Peninsula Business Park East. Both parks are located near the airport. There has been steady new investment, particularly in the Meadowlands Industrial Park in recent years. The Meadowlands Industrial Park was approved in 1999 and has 14 units total. The Peninsula Business Park was approved in 1991 with 50 lots. 83� East Bay Charter Township Master Plan �� CHAPTER 8 | BUSINESS & ECONOMIC DEVELOPMENT East Bay Charter Township Master Plan 84 �Photo courtesy of Jacob Dean �� CHAPTER 9 | TRANSPORTATION CHAPTER 9 TRANSPORTATION Transportation infrastructure, including local roads, highways, trails, sidewalks, and railroads is essential in the formation of connections within a given community as well as in facilitating interactions with other communities separated by distance. This infrastructure allows goods, services, and information to move between these locations, thereby facilitating a healthy economy. In most communities, the same infrastructure allows residents and households to access the day-to-day goods and services they need, while simultaneously, households’ choice of transportation mode also affects the portion of their income they expend on transportation-related costs. With East Bay Township’s unique geographic location, a variety of transportation forms, including automotive, railroad, and maritime have shaped the community throughout its history. Maintaining today’s transportation infrastructure, including roads, sidewalks, public lake access, and recreational trails, requires careful coordination between agencies and organizations. This chapter inventories East Bay Township’s infrastructure, its conditions, and the organizations responsible for it. ROADS The roadway system in East Bay Township consists of a state trunkline, county primary, arterial and collector streets. Hammond Road, between Townline and Three Mile Roads, and Munson Avenue are configured as multi-lane cross section roads. Almost all other roads in the Township are designed with a two lane configuration. Munson Avenue is a segment of US-31 and is the only state or federal highway located within the Township. CLASSIFICATIONS AND TRAFFIC The Federal Highway Administration has a standardized classification for roadways called the “National Functional Classification System”, which categorizes roads based on their traffic numbers and types, and is commonly used by federal, state, and local agencies to evaluate roads. These classifications are important because they determine whether a road is eligible for federal funding. Grand Traverse County Road Commission (GTCRC) uses a similar classification method, and according to the GTCRC, all of East Bay Township’s roads fall into one of five categories: East Bay Charter Township Master Plan 86 �CHAPTER 9 | TRANSPORTATION Map 13. GTC Road Classification Mu nso n GTC Road Classification East Bay e £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 7 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Cr 22 La nd s 23 Wemple Rd En d 24 Pe rc h 21 ty R d Prouty Rd La ke d Pr ou Vanderlip Rd Townline Rd li dar Van 19 fR Phaneu 20 Rd Loth Lo rien Dr Perch Lk 19 28 Coon Lks 26 27 Willsey Rd 33 25 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #5 #4 Yellow B irch Ln Arbutus Wether Lake G #3 Bass Lk We be rR d S bb Ho sH wy Rennie Lake 11 10 Rd 9 Trager Rd Spider Lake George Lk Lakes ar fie 8 ld Rd d R ights E Sle 1 2 #2 Spring Lk Lardie Rd 12 Ka nt z Rd rkey Sha 4 Denzer Lk 3 d 7 S N Arbutus Lake Rd ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd Perch Lk South ch Ran olf Rud Rd Pumpanickel Rd #1 Access Road Minor Arterial Local Feeder Road Rd d d Major Arterial ridge nB Brow 13 tR ill R iver Boardman River 14 15 igh Kn 16 17 sH E River Rd utu Arb 18 Boa rdm an R Scharmen Rd N i Data Sources: East Bay Township, FEMA, UM Flood Analysis, Grand Traverse County, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 87� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 9 | TRANSPORTATION 1. Major Arterial 2. Minor Arterial 3. Feeder Road 4. Access Road 5. Local Road See Map 13 GTC Road Classification for an overview of road locations. 42% OF SURVEY RESPONDENTS FELT TOWNSHIP ROADS WERE IN FAIR CONDITION, WHILE ONLY 3% REPORTED THEM AS EXCELLENT. FIGURE 11: The Michigan Department of Transportation also calculates the average number of vehicles that travel on roadways daily throughout the year, a figure termed “average annual daily traffic”. According to the most up to date data, the average annual daily traffic for the segment of U.S. 31 that traverses East Bay Charter Township is just shy of 36,000 vehicles per day. OWNERSHIP & CONDITION The maintenance and condition of roadways is a major issue in northwest Michigan communities. A 2019 summit that convened transportation leaders throughout the state estimated that the funding gap on road maintenance was between 2 and 2 ½ billion dollars annually. Further, experts at the summit concluded that costs from this underfunded infrastructure are often transferred to businesses and residents through added vehicle maintenance costs and lost productivity. The issue was highlighted further by Networks Northwest, the regional planning agency for northwest Michigan. The organization evaluated pavement conditions throughout the region’s roads using a standardized analysis called PASER, which categorizes conditions into “good”, “fair”, and “poor” condition. According to the report, degraded pavement is a major issue. Regionally, 46% of roads were rated “good” or “fair”, while almost one third (31%) were rated “poor.” Map 14 PASER Rating Data for 2019 shows the results of road condition assessments in East Bay Township. There were a few segments of roads in East Bay Township identified as poor condition. These road segments include Three Mile Road north of Hammond, South Airport Road, Hammond Road east of Three Mile, and Parsons. It should be noted that this data was collected in 2019, and the GTCRC has made significant improvements to Hammond Road and has scheduled improvements on Three Mile in the near future. SPECIAL ASSESSMENT DISTRICT (SAD) The special assessment process is one way a township can facilitate improvements made to county roads and private property, such as private roads or streetlights in a subdivision. Michigan Public Act 188 of 1954, as amended, establishes and authorizes townships to utilize special assessment procedures to fund the costs of certain types of public improvements. The proportional share of the cost of the improvement is assessed against the benefited property, which will be generally offset by the increase in the property’s value once the improvement is in place. While statute allows for a township to initiate a SAD, in most Townships it is typically done by petition of the property owners in a designated area who wish to make an authorized improvement. The township then acts in an administrative capacity by establishing the district, gathering cost estimates and plans for the improvement, identifying financing or funding for the cost of the improvement, and levying and collecting the special assessment to pay off the associated debt. East Bay Charter Township Master Plan 88 �CHAPTER 9 | TRANSPORTATION Map 14. PASER Rating Data for 2019 Mu nso n P.A.S.E.R. Rating Data for 2019 East Bay 7 e £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Av 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr Wemple Rd En d 23 24 26 25 La ke Rd La nd s h 22 Pe rc Cr Pr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Perch Lk 19 28 Coon Lks 27 Willsey Rd 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd #5 #4 Yellow B irch Ln Arbutus Wether Lake G #3 Bass Lk We be rR d S bb Ho sH wy Rennie Lake 11 10 Rd 9 Trager Rd Spider Lake George Lk Lakes ar fie 8 ld Rd Rd ts h ig le S E 1 2 #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z Rd rkey Sha 4 Denzer Lk 3 d 7 S N Arbutus Lake Rd ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Fair Good -- d d Poor Brow 13 d ge R n Brid tR iver ill R -- Boardman River 14 15 Scharmen Rd N i Very Good Excellent igh Kn 16 17 sH E River Rd utu Arb 18 Boa rdm an R Data Sources: East Bay Township, FEMA, UM Flood Analysis, Grand Traverse County, Michigan GIS Open Data. Prepared September 2020 for East Bay Township 0 89� 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 9 | TRANSPORTATION East Bay Township’s public roads are owned and operated by Grand Traverse County and U.S. 31 by the State of Michigan. Although the roads are under the County Road Commission’s purview, East Bay Township residents and property owners have initiated a number of Special Assessment Districts (SAD) to cover the cost of road improvements where GTCRC funding would restrict the agency’s ability to reconstruct a road on a timely basis. VISION 2035 Long-Range Transportation Land Use Plan (Vision 2035) was prepared by TCTALUS12 pursuant to federal requirements to effectively plan for and implement surface transportation improvements needed to serve the community. As the planning organization responsible for managing federal support for transportation improvements, TC-TALUS developed Vision 2035 in September, 2014. Vision 2035 includes results of traffic modeling studies for certain possible new roads and a rough project cost estimate for their completion. A possible eastward extension of South Airport Road from Three Mile Road to either Four Mile or Five Mile Roads was modeled. The intent was to determine if such an extension would significantly relieve traffic volumes on Munson Avenue. The modeling exercise suggests that the proposed extension would have minimal impact on traffic volumes on Munson Avenue and would likely cost upwards of $25 million to complete. This cost-benefit analysis implies a lack of justification for further consideration of the proposed extension. In addition an eastward extension of South Airport Road would necessitate crossing areas impacted by the Mitchell and Baker Creek wetlands where the potential for environmental degradation would be high. EAST-WEST CORRIDOR STUDY In 2018, the Grand Traverse County Road Commission initiated an independent analysis of the transportation corridors in the county. The goal of the study was to identify a range of possible transportation improvements that would alleviate congestion and improve pedestrian and non-motorized traveler safety in Traverse City and the surrounding area. A key component to achieving that goal was engaging local units of government and members of the public in the development of the priority projects and ultimate solutions. In the end, a number of projects—including roundabouts at strategic locations, roadway widening, traffic signal optimization—were identified to improve cross-county mobility. In East Bay Township, a number of improvements to the Hammond Road corridor were identified. In the summer of 2021, a roundabout was constructed at the intersection of Four Mile and Hammond Road. As discussed in more detail in Chapter 8, the Township was heavily involved in the project to ensure placemaking elements were included. Future intersection improvements are planned at Three Mile and Hammond Roads in 2023/2024. East Bay Charter Township Master Plan 90 �CHAPTER 9 | TRANSPORTATION COMPLETE STREETS AND NON-MOTORIZED TRANSPORTATION The complete streets movement is a relatively recent development and has been pushed by national organizations seeking to make community streets and roadways serve all users, regardless of their mode of travel. Complete Streets advocates for the design of streetscapes to facilitate travel by bicycle, walking, public transportation, among others. This contrasts with conventional street design in the United States, which facilitates the rapid movement of automobiles at the expense of these other modes. Elements of complete streets include the installation of specific features where they are appropriate, including wide sidewalks, bicycle lanes, bus shelters, crosswalks, vegetation. According to Networks Northwest, the potential benefits of complete streets are many; they can improve safety for non-motorists, lower transportation costs associated with the automobile, and can promote travel choices that millennial and baby boomer demographics need or prefer. The state of Michigan passed complete streets legislation in 2010 that requires MDOT and local transportation agencies to consider all roadway users when undertaking transportation projects. As noted in Chapter 2, there is strong and growing public support for better non-motorized connections in East Bay Township. Three-quarters of survey respondents supported more sidewalks throughout the Township. Seventytwo percent of survey respondents supported trails along highways as well as bikes lanes throughout the Township. Opportunity exists to ensure new developments provide internal sidewalks within their development as well as non-motorized pathways along the public right-of-way of their development. Recent development approvals have included those conditions and the updated zoning ordinance shall seek to codify those requirements. Figure 12: SHARED USE PATHS Shared-use paths support a diverse array of transportation choices and often feel safer and thus accommodate more users because they are separated from vehicular traffic. These types of paths come in multiple forms depending on the right-of-way availability, the desired use, and the type of land adjacent to the pathway. In areas with significant green space, the pathway should have 10-12-foot wide cross sections. In areas with less green space available, shareduse paths are often narrower to accommodate existing infrastructure and rights-of-way constraints. These segments of this system are up to 10 feet wide as space permits but can be as narrow as 6 feet. 91� Pictured above is a shared use path rendering for the future Three Mile Trail in East Bay Township. East Bay Charter Township Master Plan �� CHAPTER 9 | TRANSPORTATION SAFE ROUTES TO SCHOOL AND THREE MILE TRAIL PLANNING UNDERWAY As part of the Safe Routes to School initiative, East Bay Township is seeking to improve pedestrian access to area schools in the vicinity of the Three Mile Road and Hammond intersection, while also furthering the enhancement of regional trail connectivity. The Master Plan community survey indicated that 80% of respondents supported investments in new sidewalks and trails to connect students homes with their schools. In 2020, the Township contracted with a consultant to assist the Township in applying for Safe Routes to School funding. Projects partners at four East Bay Township schools, TART Trails, the Grand Traverse Regional Land Conservancy, and Norte were instrumental in leading a public input process to identify infrastructure improvements. The final grant application was submitted by the GTCRC on behalf of the Township and included a trail on Hammond Road, safe crossing at the intersection of Figure 13: EAST BAY SRTS AT A GLANCE Participating Schools: ■ Cherry Knoll ■ East Middle School ■ St. Elizabeth Ann Seton ■ Grand Traverse Academy Input Opportunities: ■ Walking & Biking Audits – Over 60 completed, on 5 different potential routes ■ Public Open House – Outdoors, attended by 50 people ■ Action Plan Meeting – Virtual meeting to prioritize possible improvements Pictured to the left is a map showing the Three Mile Trail and SRTS planning area. The two trail systems will be integrally connected. Also pictured are the locations of the 4 East Bay Township schools of interest. East Bay Charter Township Master Plan 92 �CHAPTER 9 | TRANSPORTATION Map 15. Existing & Future Non Motorized Plan & Map Existing & Future Walking and Biking Routes e 31 9 Cr Holiday Rd 14 15 Loth Lo rien Dr d Rd ou ty 22 La nd s -. En d 23 24 Wemple Rd Pe rc Pr Cr 19 Prouty Rd 21 Rd Townline Rd li dar Van I 18 13 - - - --- • - •I f Rd Phaneu 20 Vanderlip Whi tefo rd R Rd 16 La ke e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr h 7 East Bay Av Four Mile Rd Mu nso n Perch Lk 19 28 Coon Lks 26 27 Willsey Rd 33 25 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd N Arbutus Lake Rd 4 #5 d Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd Rd ts h ig le S E We be Lakes #3 9 Spider Lake George Lk Bass Lk rR d S bb Ho sH wy Rennie Lake 11 10 Rd G Trager Rd #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z yR Sha rke 7 S 1 2 d #4 Denzer Lk 3 ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd \ Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Future 5ft Sidewalk g n Brid Scharmen Rd N Note: future sidewalks and pathways within the urban growth boundary are intended to be constructed on both sides of the road, while future pathways outside of the growth boundary are intended to be on one side of the road. Exact placement will depend on site conditions and engineering design. t Data Sources: East Bay Township, Grand Traverse County, USDA-NRCS, Michigan GIS Open Data. Prepared February 2022 for East Bay Township 0 93� d Future 10ft to 14ft Pathway Brow tR Existing Sidewalk 13 e Rd d Existing Paved Pathway Boardman River 14 15 ill R ~ iver 16 igh Kn 17 sH E River Rd utu Arb 18 Boa rdm an R 0.5 1 Miles 1.5 East Bay Charter Township Master Plan �� CHAPTER 9 | TRANSPORTATION Three Mile and Hammond Road, sidewalks on both sides of Three Mile, a midblock cross on Three Mile, and pathway connections at the schools. A closely related project, led by TART Trails is the Three Mile Trail Extension. Once complete, the Three Mile Trail and SRTS improvements will provide much needed connections for East Bay Township residents. A conceptual planning effort was launched in the summer of 2020. Additional project partners include East Bay Township, the Grand Traverse Regional Land Conservancy, and Norte Youth Cycling. In August 2021, the East Bay Township Board of Trustees approved a conceptual alignment for the future trail expansion. TART is actively seeking funding for final design engineering and construction. NON MOTORIZED PLAN The Non Mototized Map (Map 15) depicts desired locations for future sidewalk and trail connections in East Bay Township. The future system network was developed through citizen input as a part of the Safe Routes to School Planning process, Three Mile Trail input sessions, and based on the maps developed in past master planning and recreation planning initiatives at the Township. This system will be built out piecemeal as future developments are reviewed and adopted. It is the intent of the Township to update the zoning ordinance so that new developments provide trails and/or pathways along the public right-of-way based on the desired infrastructure identified in Map 15. Grants like Safe Routes to School and MDOT’s Transportation Alternatives Program (TAP) can provide funding to fill the infrastructures gaps left by private investment. East Bay Charter Township Master Plan 94 �CHAPTER 9 | TRANSPORTATION AIRPORT The Cherry Capital Airport (TVC) is owned and operated by the Northwest Regional Airport Authority (NRAA). This newly formed authority represents a shift in governance with the goal of improving service and representation. The NRAA has formed a Zoning Board with representation from East Bay Township to help guide land use and development decisions on airport property. The TVC plays a major role in transportation and commerce in East Bay Township and the greater Grand Traverse Area. A 2017 Michigan Department of Transportation study found that TVC contributes nearly $1 billion annually to the state and local economy, supporting 1,377 on-site jobs and an additional 3,169 off-site jobs. The Airport also generates more than $53 million in state sales tax and more than $6 million in state income tax through its aviationrelated activity. After 8 years of continuous growth, 2020 reflected a significant decrease in travelers due to the impacts of COVID-19. Total passenger traffic declined 49% when compared to TVC’s record year in 2019. Even so, Cherry Capital Airport’s decrease in activity at was felt less than our peers across the state of Michigan, whose passenger traffic was down more than 60% from their reported passenger numbers in 2019. Total Passenger Traffic 579,712 '76,767 629,361 500,416 451,356 397,649 295~ 92 2014 2015 2016 2017 2018 2019 2020 20U&t Total passenger traffic at TVC over the years. Source: TVC Annual Report, September 2021 95� East Bay Charter Township Master Plan �� CHAPTER 9 | TRANSPORTATION PUBLIC TRANSPORTATION Public transportation is an important option for residents and employees of East Bay Township without access to a private automobile and can also serves to reduce congestion on the roadways by serving as a viable option for “choice riders.” The Bay Area Transportation Authority (BATA) serves residents and visitors of Grand Traverse and Leelanau Counties, and provides over half a million rides to residents and visitors of Leelanau and Grand Traverse counties. There are a 62% OF SURVEY variety of fixed routes that traverse East Bay Township, including the Village RESPONDENTS SUPPORT Loop, that connects Traverse City and Kingsley with a stop at the Oleson EXPANDED BATA BUS Plaza in East Bay Township. The most popular route, called the Bayline, ROUTES THROUGHOUT goes through the Regional Business District of East Bay Township and is no THE TOWNSHIP. REPORTED cost to the passenger. BATA also offers the Link for the urbanized portion THEM AS EXCELLENT. of East Bay Township, which is an on-demand ride service with real time tracking technology. Above, a passenger boards the BATA Bayline. The Bayline runs through East Bay Township long U.S. 31 and is BATA’s most popular route. East Bay Charter Township Master Plan 96 �CHAPTER 10 | FUTURE LAND USE PLANNING A view at the edge of the urban growth boundary, photo courtesy of Jacob Dean 97� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING CHAPTER 10 FUTURE LAND USE AND ZONING The Michigan Planning Enabling Act of 2008 requires the inclusion of a future land use map and zoning plan in the Master Plan. The future land use map and districts identify a generalized, preferred organization of future land uses in the Township. It is a general framework intended to guide land use and policy decisions within the Township over the next 15-20 years. It guides the development of a Zoning Plan and ultimately influences changes that may be made to the MICHIGAN PLANNING ENABLING ACT Zoning Ordinance.. The Future Land Use Map is not intended to be used to identify future land use on a parcel by parcel basis, but rather to identify land uses that may evolve within the Township. The Future Land Use Map shows the preferred locations for future preservation and development in East Bay Township. The Future Land Use map is often informed by what currently exists in the Township (see Existing Land Use Map) and the current policy framework in the Township (see Zoning Map). Both the Existing Land Use map and the Zoning Map are important influences of the Future Land Use map. This map shows the relative desired locations for residential, commercial, industrial development in the Township. OF 2008 Provides the foundation for long range planning authority with Michigan municipalities and provides for the creation, organization, powers, and duties of local planning commissions. GROWTH BOUNDARY The growth boundary was initially established with the adoption of the Township’s Comprehensive Plan in 1999 and it has proven to be a useful guide for land use decision making. Illustrated on the Future Land Use Map, it consists of an area of about 7,900 acres, or the northwestern one-third of the Township adjoining the City of Traverse City THE GROWTH and Garfield Township. It is bounded on the south by the BOUNDARY IN EAST Consumers Energy right-of-way, the north face of the glacial BAY TOWNSHIP WAS ridge located in Sections 31, 32 and 33 (T27N/R10W) and the FIRST ESTABLISHED limits of gravity service in the existing wastewater collection IN 1999. district. This future land use plan will seek to promote efficient and aesthetic growth within this growth boundary, while seeking to promote conservation of natural features and the rural character outside the boundary. Based on the social, economic and environmental characteristics of the Township, eight (8) general categories of land use have been identified to serve existing and future development needs. These categories are as follows: East Bay Charter Township Master Plan 98 �CHAPTER 10 | FUTURE LAND USE PLANNING NATURAL AREA PRESERVATION The overall purpose of the Natural Area Preservation designation is to foster the protection of these natural features with as little disturbance as possible. Much of the area designated is in public ownership and efforts should be directed to maintain and provide more public stewardship. Lands that are not in public ownership may see low intensity development that incorporates careful measures which limit the impact on the natural features. Techniques, such as conservation easements, should be encouraged. Extensions of public utilities and roads into these areas should be avoided. Development in the Natural Feature Preservation areas should be limited to forestry and farming operations with single family housing limited to very low density or conservation cluster design that preserves natural areas at an overall ratio of at least 20 acres preserved for each 1 acre developed. MITCHELL CREEK PROTECTION AND TRANSITION DISTRICT The purpose of this district is to protect the delicate ecosystems and water quality in the Mitchell Creek system while permitting careful and low intensity development where feasible. This district also serves as a scenic and low intensity transition and buffer from the urbanization of the northern portion of the Township and the Township Center area. Land uses in this area may include a combination of low intensity development intended to work in harmony with the sensitive natural features of the watershed. These uses may include single-family residential, office park or clean industrial land uses. All patterns of development will be flexibly structured using the Planned Unit Development mechanism to fulfill the performance standards established for the watershed. To the extent single-family homes are proposed they will be developed in densities of 1 to 3 units per acre, arranged generally in conservation clusters that result in the preservation of wetlands and wildlife corridors. AGRICULTURE The overall purpose of the Agriculture land use designation is to promote the continued use of quality farmland for agricultural purposes and to minimize the potential for conflict with more intense land uses. The primary use in this area should be farming and related activities. Field crops, orchards and livestock operations (exclusive of high intensity feed lot operations) may be permitted. In addition, residential development associated with farming operations is anticipated. Other single family housing that preserves quality farmland areas and/or natural features may be permitted either in very low densities or conservation cluster design. RESIDENTIAL - VERY LOW DENSITY This land use designation is intended primarily to address the need for scattered single-family development in relatively rural and low density patterns. These areas are 99� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING not intended to be served with large-scale public utility systems that would promote greater densities. The primary land use within this area will be single family homes that are developed on lots of about 1 acre, or more, or in conservation clusters that result in the preservation of significant open lands and overall densities of less than 1 unit per acre. RESIDENTIAL - LOW TO MEDIUM DENSITY A significant portion of the Township lends itself to suburban style single family neighborhoods. The primary land use within this area will be homes developed on lots ranging from 1/5 acre to 1 acre or in conservation clusters which result in preservation of significant open lands, and overall densities of 5 units per acre, or more. Appropriate housing types include single family homes, duplexes, accessory dwelling units, townhomes, and cottage courts. Possible candidates for rezoning consideration to moderate density residential classification include parcels located adjacent to existing commercial, industrial, and multifamily uses, and along primary roads or near major intersections. RESIDENTIAL -- MEDIUM TO HIGH DENSITY The central purpose of this designation is to establish human scale, walkable neighborhoods that are in close proximity to commercial and recreational services and with a design that works with the area’s natural features. The primary land use within this area will be single family and attached homes that are developed in clusters or in multi-unit buildings. Overall residential densities of up to 5 to 8 dwelling units per acre may be achieved. RESIDENTIAL – HIGH DENSITY The high density designation anticipates high quality and aesthetic forms of development that increase density while creating very attractive living environments for residents. These neighborhoods will be human scale with good access to commercial and recreational services. Overall residential densities of 8 to 12 units per acre will be achieved. On a limited basis, higher densities of greater than 12 units per acre may be considered where the effects of that density on natural features, infrastructure and surrounding properties are mitigated. NEIGHBORHOOD COMMERCIAL This land use designation is intended to provide goods and services primarily to meet the needs of the immediate neighborhood. Uses may consist of coffee shops, bakeries, delis, pharmacies, community banks, restaurants, art galleries, and offices planned and designed with pedestrian orientation and formed into a compact and walkable community. Nonresidential uses will be permitted on the first story of a building, with residential uses or offices permitted above. East Bay Charter Township Master Plan 100 �CHAPTER 10 | FUTURE LAND USE PLANNING REGIONAL COMMERCIAL This land use designation is intended to provide goods and services to meet the needs of the larger Grand Traverse Region and the traveling public, including jobs for residents and goods and services for residents and the tourist and business traveler markets. Facilities will be developed in harmony with the area’s natural features and in a scale and form to promote smooth traffic access and to preserve views of the Bay and other important features. INDUSTRIAL This land use designation is intended to provide employment for area residents and manufactured goods and services to meet the needs of the larger Grand Traverse Region and beyond. EXISTING LAND USE & ZONING To help inform the development of the future land use map, it is important to look at historic development patterns in the Township as well as the existing land use regulations to better understand what type of development is currently permitted in the Township. The maps that help paint this picture are the Existing Land Use map (Map 16) and the Zoning map (Map 17). The Existing Land Use map illustrates how land is currently being used, what areas are vacant or underutilized, and what areas have higher intensity development. The Zoning Map shows what land uses are currently permitted in each district in the Township. Figure 14: LAND USE ANALYSIS Commercial ■ Total Land Zoned for Commercial: 1,342 parcels totaling 591 acres ■ Total Land Zoned for Commercial currently vacant: 218 parcels remaining totaling 117 acres Industrial ■ Total Land Zoned for Industrial: 71 parcels totaling 513 acres ■ Total Land Zoned for Industrial currently vacant: 23 parcels totaling 260 acres ■ Of the remaining 23 parcels: ■ <2.0 acres = 5 parcels, totaling 6.457 acres ■ 2-5 acres = 14 parcels, totaling 42.127 acres ■ >5 acres = 4 parcels, totaling 471.818 acres Residential ■ High Density Residential: 379 parcels totaling 605 acres, Vacant HDR: 45 parcels totaling 314 acres ■ Moderate Density Residential: 270 parcels totaling 799 acres, Vacant MDR: 44 parcels totaling 301 acres ■ LDR: 2,617 parcels totaling 5,548 acres, Vacant LDR: 252 parcels totaling 1,772 acres 101� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING Map 16. Existing Land Use Map Mu nso n Existing Land Use East Bay Av e £ ¤ 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd 7 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Wemple Rd 23 nd La ke La nd sE 24 h 22 Pe rc Cr Pr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Rd Loth Lo rien Dr Perch Lk 19 28 Coon Lks 26 27 Willsey Rd 33 25 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd 4 #5 #4 Yellow B irch Ln Arbutus Wether Lake ar fie 8 ld Rd Rd ts h ig le S E We be Lakes #3 9 Trager Rd Spider Lake George Lk Bass Lk rR d S sH bb Ho wy Rennie Lake 11 10 Rd G 1 2 #2 Spring Lk Lar die Rd Perch Lk South 12 Ka nt z Rd rkey Sha 7 S Denzer Lk 3 d Eikey Rd N Arbutus Lake Rd R Lake utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran l f Rd udo Pumpanickel Rd #1 17 g n Brid Scharmen Rd d Industrial -- Brow tR Commercial 13 e Rd d --- Agriculture/Rural Residential Boardman River 14 15 ill R iver 16 igh Kn E River Rd sH utu Arb 18 Boa rdm an R N i Open Space/Recreation Residential Vacant Land Data Sources: East Bay Township, Grand Traverse County, Michigan GIS Open Data. Prepared October 2020 for East Bay Township 0 0.5 1 Miles 1.5 East Bay Charter Township Master Plan 102 �CHAPTER 10 | FUTURE LAND USE PLANNING Map 17. Zoning Map US 31 Par s Acme Twp ons US 31 --- -- -- -----~-------- ------ -----1 5 Mile Traverse City ! I i i 3 Mile i i I i i Prouty ! Townline Vanderlip I i i 2 Hammond J i 1 High Lake Carlisle 4 Mile pl y Hobbs Rasho Su p fie Chandler Lake White Water Twp Garfield Twp i ! Potter G ar i i High Lake ld Spider Lake Eikey Bass Lake ak e utus L Salon Arbutus Lake s Ho bb ts Sleigh Union Twp rb East A Blair Twp Rennie Lake nc h Ra Ru dol f River Paradise Twp East Bay Charter Township Legend cs Mitchell and Baker Creek Overlay District C3 100' Stream Buffer -- AG, Agricultural Gran d Tra ve rse Co u nt y, Mi ch ig a n RR, Rural Residential LDR, Low Density Residential Zoning Effective: May 22, 2003 as amended through December 31, 2019 103� MDR, Moderate Density Residential HDR, High Density Residential ! ! ! ! ! ! ! ! ! MHC, High Density Residential & Manufactured Housing ! ! ! ! --! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 0 LA, Lakes Area NA, Natural Area Conditional Rezoning: 1. Ord. #1-19, PPN 03-230-005-00 from IND to HDR 2. Ord. #3-18, PPN 03-220-039-00 & PPN 03-220-035-00 from MDR to MHC BR, Boardman River EBC, East Bay Corners LB, Local Business 1 inch = 5,000 feet PO, Professional Office RB, Regional Business AS, Airport Services IND, Industrial 0 µ 1,250 2,500 5,000 Feet williams works l'<1g'T'l!'tn .-i""')"D<~ pla,. .. -" East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING Township staff worked with LIAA and Grand Traverse County Assessing to summarize the total acres in the Township dedicated to various land use categories, and the total acres of vacant land within each category. Taking stock of existing land use by zoning district will help the Planning Commission determine if there are areas where more land is needed as well as if there are areas where there may be a surplus of land available. Note that location is important and in some cases, land zoned for certain uses may be more or less desirable based on transportation access, access the public water and sewer, environmental factors, and proximity to other goods and services. Please see Figure 14 for a summary of the results of this land assessment. ZONING PLAN According to Section 2(d) of the Michigan Planning Enabling Act (PA 33 of 2008), the Master Plan shall include a Zoning Plan depicting the various zoning districts and their use, as well as proposed changes to these standards. The Zoning Plan serves as the basis for the Zoning Ordinance. As a key component of the Master Plan, the Zoning Plan is based on the recommendations of the Master Plan and is intended to identify areas where existing zoning is inconsistent with the objectives and strategies of the Master Plan, and to guide the development of the Zoning Ordinance. The Zoning Ordinance is the primary implementation tool for the future development of East Bay Township. The following zoning districts can be found within the East Bay Township boundary. Table 17 summarizes existing district regulations. PROPOSED ZONING CHANGES The following summarizes a list of proposed changes to the Zoning Ordinance. After adoption of the master plan, the Township will engage a consultant to assist with a complete rewrite of the zoning ordinance, and the Planning Commission will likely convene a steering committee to oversee that process. While the zoning ordinance is being updated, high priority amendments will be prioritized and implemented by the Planning Commission as opportunities arise. The recommended changes to zoning districts will be evaluated upon rezoning requests and on a case-by-case basis. ADMINISTRATION There are numerous opportunities to streamline the zoning ordinance to make it more user friendly for residents, developers, and Township officials. As part of the Michigan Economic Development Corporation (MEDC) Redevelopment Ready Communities (RRC) certification program, staff has identified several opportunities for improving and streamlining the site plan review process. For example, East Bay Township currently requires a public hearing for all site plan reviews, including those permitted by right. The Township should consider administrative review and approval for most uses permitted by right. Phasing for site plan approval, including a process for issuing separate land use permits for each phase, should be codified in ordinance. There are also some special uses that would be better suited for administrative review accompanied by a set of East Bay Charter Township Master Plan 104 �CHAPTER 10 | FUTURE LAND USE PLANNING Table 19. District Regulations and Future Land Use Categories Zoning District Minimum Lot Size Height Setbacks (Front, Side, & Rear) Future Land Use Category 2 ½ stories or 35 feet 30, 10, 35 2 ½ stories or 35 feet 25, 8, 25 3 stories or 40 feet 20, 6, 25 3 stories or 40 feet 30, 10, 35 2 ½ stories or 35 feet 30, 10, 35 3,000 26 feet 25, 7, 20 Residential – Low to Medium Density Residential –Medium to High Density Residential –High Density Residential –High Density Residential – Very Low Density Not Applicable 2 ½ stories or 35 feet 30, 10, 20 Regional Business (RB) 40,000 or 25,000 with S&W 40,000 30, 10, 20 East Bay Corners (EBC) 20,000 35 feet (N of U.S. 31) 50 feet (S of U.S. 31) 2 ½ stories or 35 feet Professional Office (PO) 20,000 35 feet 20, 10, 20 Industrial (IND) 40,000 Airport Service (AS) Not applicable Agriculture & Preservation Districts Agricultural (AG) 40,000 Lakes Area (LA) 40,000 50 feet 3 stories and 40 feet 40, 20, 40 25, 0, 15 2 ½ stories or 35 feet 2 ½ stories or 35 feet 30, 10, 35 30, 10, 35 Boardman River (BR) 2 ½ stories or 35 feet 30, 10, 50 2 ½ stories or 35 feet 30, 10, 35 Residential Districts Low Density Residential (LDR) 40,000 or 12,000 with S&W Moderate Density Residential 40,000 or 8,000 with (MDR) S&W High Density Residential 40,000 or 5,500 with (HDR) S&W Manufactured Housing 40,000 or 12,000 Community (MHC) with S&W Rural Residential (RR) 40,000 Pocket Neighborhood (PNR) Commercial Districts Local Business (LB) Natural Area (NA) 40,000 or 2.5 acres within 400’ of River 5 acres 30, 10, 20 Neighborhood Commercial Regional Commercial Neighborhood Commercial Industrial & Regional Commercial Industrial Regional Commercial Agricultural Residential – Very Low Density Natural Area Preservation Natural Area Preservation Please note that setbacks vary based on proximity to natural features as application in the zoning ordinance, please refer to the East Bay Township Zoning Ordinance for regulations pertaining to specific parcels. non-discretionary standards. For example, accessory structures over a certain percentage of the principal building are currently a special land use. A process and conditions should also be added to the ordinance for rezoning and conditional rezoning. Changes like these would make the ordinance and Township approval process more predictable and efficient. LANDSCAPE STANDARDS In 2020, the Township convened a Tree Preservation Subcommittee to identify opportunities for preserving and protecting trees in East Bay Township. Specifically, 105� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING Map 18. Future Land Use Map 7 Future Land Use East Bay Av e Approved by the Planning Commission: 01.03.23 31 9 Cr e Cr e Cr hell Mitc r ke Ba Four Mil ile Rd r Five M sC 17 18 m Ac Mi tch ell 8 Cr Four Mile Rd Mu nso n 16 Holiday Rd 14 15 Whi tefo rd R 18 13 d Loth Lo rien Dr En d 23 24 26 25 La ke Rd La nd s h 22 Wemple Rd Pe rc Pr Cr ou ty Rd Prouty Rd 21 Rd Townline Rd li dar Van 19 f Rd Phaneu 20 Vanderlip Perch Lk 19 28 27 Willsey Rd Coon Lks 33 Su pp ly Rd Vandervoight 35 Lk 34 36 Tibbets Lk Potter Rd N Arbutus Lake Rd 4 #5 d Yellow B irch Ln Arbutus Wether Lake G #3 Bass Lk We be rR d S bb Ho sH wy Rennie Lake 11 10 Rd 9 Spider Lake George Lk Lakes ar fie 8 ld Rd Rd ts h ig le S E Trager Rd #2 Spring Lk Lardie Rd Perch Lk South 12 Ka nt z rkey R Sha 7 S 1 2 d #4 Denzer Lk 3 ake R Eikey Rd L utus 5 Four Mile Rd E Arb 6 Lake Rd Indian Lake High Lk Chandler Lk Rennie 32 31 Supply Rd Rasho Rd Farm Ln 29 High Lake Rd 30 Carlisle Rd Three Mile Rd Edgecomb Rd Hammond Rd ch R Ran lf udo Rd Pumpanickel Rd #1 Lakes D Agricultural -[Z:J Industrial Mitchell Creek Protection Natural Area Preservation d D --- g n Brid Scharmen Rd tR GrowthBoundary Brow d FEMA Flood Zone 13 e Rd N Neighborhood Commercial t Regional Commercial Residential - Very Low Density Residential - Low to Medium Density igh Kn iver Boardman River 14 15 ill R •• 16 17 sH ~ E River Rd utu Arb 18 Boa rdm an R Data Sources: East Bay Township, FEMA, Grand Traverse County, Michigan GIS Open Data. Residential - Medium to High Density Residential - High Density East Bay Charter Township Master Plan Prepared September 2021 for East Bay Township 0 0.5 1 Miles 1.5 106 �CHAPTER 10 | FUTURE LAND USE PLANNING the subcommittee was tasked with identifying strategies to preserve the large white pine heritage trees along the U.S. 31 corridor that contribute to the corridor’s unique identity. The subcommittee also looked globally at tree landscaping requirements that would facilitate desired development character on key corridors. The subcommittee reviewed existing landscaping requirements in East Bay Township and identified opportunities to make the existing standards more specific. Generally, the opportunities identified in the ordinance related to landscaping requirements for trees were as follows: 1. Add specific requirements for types of tree species (e.g ensuring mature deciduous or conifers, shade trees in parking lots, large canopy at maturity, native species) 2. Add size requirements (e.g minimum caliper when planted) 3. Add spacing requirements for street trees 4. Add opportunity for credits (using trees preserved on site for reductions in landscape requirements) 5. Add requirements for buffers between single family residential and multifamily, commercial, etc. 6. Add specific requirement for percentage canopy cover of site (as trees reach maturity). FOREST LAKES OVERLAY DISTRICT As a part of ongoing development pressure in the Forest Lakes Area, the Township plans to reconvene a subcommittee of Lakes Area residents and stakeholders to review the Forest Lakes Overlay District standards, first developed in 2008. The subcommittee would identify opportunities to clarify and strengthen the protection standards. One example would be to formalize the process for documenting the Ordinary High Water Mark (OHWM) elevation at the time of permitting, as well as ensure consistency in references to OHWM throughout the ordinance. REDEVELOPMENT FRIENDLY POLICIES As referenced earlier, East Bay Township is actively engaged in the MEDC RRC program. Many of the zoning ordinance recommendations for the certification revolve around removing barriers to development and redevelopment. Based on the Township’s evaluation report, zoning ordinance recommendations include: 1. Amending parking standards to reduce minimums and add maximums, 2. Provide provisions for outdoor dining 3. Allow for mixed use buildings by right in certain districts SIGNS In line with Reed v. Town of Gilbert, 576 U.S. 155 (2015), the zoning ordinance will need to be amended to ensure all sign standards are content neutral. Additionally, the Township will want to reevaluate sign sizes. Currently very 107� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING large signs are permitted in commercial districts and may be inconsistent with desired aesthetics. HISTORIC RESIDENTIAL DISTRICT REGULATIONS In older neighborhoods of the Township, the district regulations are in conflict with the historic development patterns of the Township. Where possible, these inconsistencies should be rectified in the Zoning Ordinance to reduce the number of non-conformities and support future development that is harmonious with historic patterns, housing and development goals, and preservation priorities. Township residential areas of note include the Pine Grove Neighborhood and the Lakes Area. Both districts have many parcels nonconforming parcels based on size and density. DESIGN STANDARDS The Planning Commission has discussed the type of development the Township should foster in two key districts – East Bay Corners/Hammond corridor and the Regional Business District along U.S. 31. Future development should focus on high quality site design that contributes to an improved public realm. These desired goals can be facilitated through design standards. For example, the Township could stipulate preferred building materials, require parking in back of the development, reduce setbacks from the public right-ofway, and add enhanced landscape requirements. ENVIRONMENTAL & OPEN SPACE PROTECTIONS Currently, East Bay Township regulates development located in proximity to Mitchell and Baker Creeks and their tributaries, inland lakes in the Forest Lakes area, and East Bay. Each of these bodies of water have development setbacks associated with them, as well as greenbelt provisions to protect water quality and reduce runoff. There are, however, opportunities to enhance environmental protections to better protect East Bay Township’s natural areas. In the updated zoning ordinance, the Township should explore wetland protection provisions, natural features setbacks, enhanced tree protection and landscaping requirements, and a septic ordinance. Development standards for agricultural lands and open spaces should be added and focus on future utility scale solar development standards and provisions to codify the Right to Farm Act in the Zoning Ordinance. To protect private property, critical facilities, and natural features, the Township should consider adding an overlay district for flood protection using the most up to date FEMA FIRM to the zoning map, as illustrated in the Future Land Use map. WORKFORCE HOUSING To better meet the changing needs of current and future residents, the Township should work to develop zoning standards in the residential areas surrounding the commercial district to provide for a mix of housing options. In established residential districts, work to update zoning standards to better facilitate infill and mixed housing developments in areas near commercial and employment centers with access to transportation options. Specifically, consider allowing mixed housing, housing permitted in commercial areas, East Bay Charter Township Master Plan 108 �CHAPTER 10 | FUTURE LAND USE PLANNING a mixture of dwelling densities permitted by right, and reduced parking requirements. The Township is also looking to reduce or remove the minimum dwelling size and allow the owner of an accessory dwelling unit to live in the accessory dwelling unit and rent the principle dwelling. Consider reducing the minimum parcel size and minimum lot width in all residential districts to better facilitate allowable densities in single family developments. TRANSPORTATION From a transportation standpoint, future amendments to the ordinance should seek to clarify access management and connectivity requirements between adjacent development properties to improvement connectivity and access. To support the Township’s non-motorized infrastructure plans, future amendments to the ordinance should focus on requirements that new developments and redevelopments provide sidewalks and trails along the public right-of-way per the Township’s adopted non-motorized map. INDUSTRIAL There has been steady investment in both established industrial parks in the Township. The Township should continue to evaluate opportunities for appropriate industrial development locations as demand arises. The existing areas zoned for industrial land use may present development challenges due to existing wetlands and other natural features. CAPITAL IMPROVEMENT PROGRAM Article IV of the new Michigan Planning Enabling Act (PA 33 of 2008) requires that township Planning Commissions annually prepare a capital improvements program (CIP) of public structures and improvements when the municipality owns or operates a water supply or sewage disposal system. The Planning Commission may be exempted by charter from this duty if it is assigned to the legislative body and the legislative body may assign the duty to the chief elected official or a non-elected administrative official. The CIP must prioritize the projects which are deemed to be needed or desirable within the next six (6) years. Upon adoption of the 2022 Township Master Plan, the Planning Commission should work with staff to draft a CIP that reflects the reflect projects and priorities set forth in the Master Plan. 109� East Bay Charter Township Master Plan �CHAPTER 10 | FUTURE LAND USE PLANNING East Bay Charter Township Master Plan 110 �CHAPTER 11 | ACTION & IMPLEMENTATION Farmland at the intersection of Three MilePhoto and Potter, by photo Deb courtesy of Jacob Dean 111� East Bay Charter Township Master Plan �CHAPTER 11 | ACTION & IMPLEMENTATION CHAPTER 11 ACTION AND IMPLEMENTATION This Master Plan’s primary function is to guide future development and growth in East Bay Township. The Master Plan identifies a future vision for the Township and a series of goals and objectives to guide decision making. It is important that the vision and goals of the Master Plan reflect the needs and desires of the people of East Bay Township, and the planning process provided the public input that served as the basis for the vision, policies, and actions found in this chapter. Specifically, the actions were developed using public input from the community survey, master plan focus groups input sessions, Planning Commission works sessions and joint works sessions with the Township Board, priorities from the 2015 Master Plan update, and demographic and social data trends. At the end of this chapter, a 5-year action plan is presented with identification of partners, priority level, and funding opportunities. ACTION PLAN COMPONENTS Vision: Forward looking, describes an ideal state for the community, inspirational and aspirational. Policies: Set of guidelines that determine a course of action Action: Accomplishment of something that occurs over a period of time OUR VISION East Bay Township will continue to be a vital part of the greater Grand Traverse community. The NATURAL Township will retain significant areas of attractive FEATURES FORM natural features that are protected, yet enjoyed A FOUNDATIONAL in a sustainable manner by residents and visitors. IDENTITY FOR EAST Inland lakes, the East Bay shoreline, streams BAY TOWNSHIP and tributaries, and sensitive wetlands will be RESIDENTS. protected and enhanced through low impact development practices and natural features preservation. The neighborhoods of the Township will include a diverse range of attractive housing options to serve the needs of the entire spectrum of current and future Township residents. They will offer high quality public utilities and services and will be connected through a range of transportation options. Commercial and industrial development will support a growing workforce in the Township as well as support tourism in the region. The land uses in the community will be arranged in keeping with this vision, encouraging more intense and diverse land uses in the northern portions of the Township with less intense or intrusive uses and activities in the southern two-thirds of the Township. East Bay Charter Township Master Plan 112 �CHAPTER 11 | ACTION & IMPLEMENTATION NATURAL RESOURCES POLICY: The natural features that define the character of the Township are of vital importance; and protection of these features is central to decision-making. Land use policies and development decisions will be driven by the commitment to preserving and enhancing sensitive natural areas and open space. Actions: ■ Conduct a tree inventory to track what exists and develop benchmarks for preserving and enhancing the tree canopy, particularly along the U.S. 31 corridor, Hammond corridor, and Lakes Area. ■ Update the landscaping standards in the zoning ordinance to protect and enhance the tree canopy, protect large heritage trees, and ensure vegetative buffers separate land uses. ■ Update and amend the Forest Lakes Overlay District ordinance clarify standards, definitions, and enhance desired protections in the 50-foot setback area. ■ Preserve clean drinking water by adopting a wellhead protection overlay district to protect the Township’s drinking water supply. ■ Conduct regular mailings to groups including lake associations, new property owners, realtors, contractors, and landscapers about the Forest Lakes Overlay District rules and regulations. ■ Explore adoption of a wetland ordinance to protect wetlands that are not otherwise protected by the State; provisions could include site plan requirements, setbacks, buffers, and protection of wetlands less than five acres in size ■ Enhance consistency and predictability of enforcement of existing ordinances to protect natural resources, particularly in the Lakes Area. ■ Work with partners and lakes associations to explore tools to combat invasive species in the Lakes Area and throughout the Township. ■ Enact an ordinance for septic inspections at certain frequency or at time of sale to protect water quality. HOUSING & NEIGHBORHOODS POLICY: Housing options are increasingly at the forefront of community conversations about issues ranging from social equity to economic development, employee retention, and school enrollment. East Bay Township is a community that is welcoming to all households and will seek to support a range of housing solutions. Action: ■ Increase supply of affordable high quality rentals through zoning and other development incentives. 113� East Bay Charter Township Master Plan �CHAPTER 11 | ACTION & IMPLEMENTATION ■ Update zoning to allow smaller housing units and more flexibility of housing styles to meet the changing market demand for housing. ■ Continue to invest in neighborhood parks and amenities through grants and other funding mechanisms and require pocket parks as a part of new developments. ■ Support zoning and other policies that facilitate childcare facilities in the Township. ■ Evaluate enacting a cap for short-term rental licenses as a way to balance the long-term housing supply and support workforce housing. ■ Update Township zoning standards to encourage infill and mixed housing developments in areas near commercial and employment centers with access to transportation options. ■ Explore opportunities for senior housing to meet the needs of aging residents and allow for aging in place. COMMUNITY FACILITIES POLICY #1: The Township will seek to support and expand efficient, reliable and economical public infrastructure, recognizing that sound transportation and East Bay Charter Township Master Plan Pine Grove Park in the Pine Grove Neighborhood of East Bay Township. 114 �CHAPTER 11 | ACTION & IMPLEMENTATION utility policies and investments support economic development and other Township priorities. Actions ■ Update the capital improvements program for the Township to include detailed cost estimates and time-frames for water, sanitary sewer, stormwater, and road improvements. ■ Work to offer broadband, wifi and fiber optics throughout the Township to support remote workers and economic development. ■ Review Township water and sewer ordinances and make adjustments to support private investment in priority growth areas of the Township. COMMUNITY FACILITIES POLICY #2: Seek non-motorized connections and support multimodal transportation investments Actions ■ Actively work to implement the Safe Routes to School routes and the Three Mile Trail expansion preferred alignment. ■ Evaluate models for long-term maintenance of non-motorized facilities. ■ Update zoning standards to require sidewalks with new development. ■ Work closely with MDOT to identify locations for mid-block crossing on U.S. 31. ■ Explore funding opportunities to support electric car charging stations and identify appropriate locations. ■ Work with BATA to support transit route and service expansion with new residential developments. ■ Implement the non-motorized plan map found in Chapter 9 of this plan. ECONOMIC DEVELOPMENT POLICY #1: Support existing businesses and create a climate for future business investment and expansion in East Bay Township. Evaluate areas for future commercial and industrial expansion. Actions: ■ Work to develop East Bay Corners as a mixed use, multimodal center through public investment and private partnerships. ■ Evaluate locations for a new industrial park or other light industrial sites with readily available utilities and infrastructure. ■ Partner with Traverse Connect, Venture North, or other local economic development groups to support proactive business recruitment. ■ Communicate with business owners about technical assistance and grant funding opportunities to support business development. 115� East Bay Charter Township Master Plan �CHAPTER 11 | ACTION & IMPLEMENTATION ■ Given the shift to remote work, track commercial demand for office uses and evaluate if other zoning would be more appropriate for future commercial expansion in the Township. ECONOMIC DEVELOPMENT POLICY #2: Support economic development on the U.S. 31 Corridor Actions ■ Reduce commercial vacancies along U.S. 31 by obtaining RRC certification and working with MEDC to market priority redevelopment sites. ■ Seek funding to facilitate a business engagement and community design process that will enhance placemaking on U.S. 31 by burying power lines, installing Beach District signage, pedestrian crosswalks, building design standards, and decorative pedestrian scale lighting. ■ Explore opportunities to enhance public access to the waterfront, including land acquisition, partnerships, and improvements at existing access points. ■ Explore creation of a Corridor Improvement Authority to help fund improvements along the U.S. 31 corridor. FARMLAND & AGRICULTURE PRESERVATION POLICY: Shifts in demographics and the agricultural marketplace have resulted in a decline in farming in the Township. East Bay will seek to support new and innovative agricultural enterprises to support the local agricultural economy, farmers, and to help preserve rural character. Actions ■ Work with landowners to identify local measures that may be implemented to encourage and support economically viable agriculture, including timber, in the Township. ■ Update the zoning ordinance to support value added agricultural enterprises and operations. GOVERNANCE & REGIONAL COOPERATION POLICY: East Bay Charter Township will continue to play an important role in the careful governance of the broader Grand Traverse region, in cooperation with other neighboring communities while seeking to be open, communicative, and transparent with residents. Actions ■ Foster a culture of civic ownership and encourage a diversity of residents to join boards and commissions. ■ Improve and expand proactive communication with residents, businesses, and other stakeholders through social media, direct email messaging, and other means. East Bay Charter Township Master Plan 116 �CHAPTER 11 | ACTION & IMPLEMENTATION Table 21. Natural Resources Action Plan Policy Actions The natural features that define the character of the Township are of vital importance; and protection of these features is central to decision-making. Land use policies and development decisions will be driven by the commitment to preserving and enhancing sensitive natural areas and open space. Conduct a tree inventory to track what we have and 2 develop benchmarks for preserving and enhancing the tree canopy, particularly along the U.S. 31 corridor, Hammond corridor, and Lakes Area. Priority Time 1-3 years Staff, grant Responsibility Update the landscaping standards in the zoning ordinance to protect and enhance the tree canopy, protect large heritage trees, and ensure vegetative buffers separate land uses. 1 <1 year Staff, PC, grant Update and amend the Forest Lakes Overlay District ordinance clarify standards, definitions, and enhance desired protections in the 50-foot setback area. 1 <1 year Township – general fund, Lake Associations Preserve clean drinking water by adopting a wellhead protection overlay district to protect the Township’s drinking water supply. 2 1-3 years Township Engineer/P&Z department Conduct regular mailings to groups including lake associations, new property owners, realtors, contractors, and landscapers about the Forest Lakes Overlay District rules and regulations. 3 1-3 years Township – general fund Explore adoption of a wetland ordinance to protect 2 wetlands that are not otherwise protected by the State; provisions could include site plan requirements, setbacks, buffers, and protection of wetlands less than five acres in size. 4-6 years Partnership with watershed center Enhance consistency and predictability of enforcement of existing ordinances to protect natural resources, particularly in the Lakes Area. 1 1-3 years Township general fund Work with partners and lakes associations to explore tools to combat invasive species in the Lakes Area and throughout the Township. 2 4-6 years HOA – special assessment districts, staff, invasive species network Enact an ordinance for septic inspections at certain frequency or at time of sale to protect water quality. 1 1-3 years Health Department, staff, lake associations Table 22. Housing & Neighborhoods Action Plan Policy Actions Priority Time Responsibility Housing options are increasingly at the forefront of community conversations about issues ranging from social equity to economic development, employee retention, and school enrollment. East Bay Township is a community that is welcoming to all households and will seek to support a range of housing solutions. Increase supply of affordable high quality rentals through zoning and other development incentives. 2 1-3 years Township General Fund Update zoning to allow smaller housing units and more flexibility of housing styles to meet the changing market demand for housing. 2 <1 year Township General Fund Continue to invest in neighborhood parks and amenities through grants and other funding mechanisms and require pocket parks as a part of new developments. 2 4-6 years Pks & Zoning grant Support zoning and other policies that facilitate childcare facilities in the Township. 2 1-3 years Township General Fund Evaluate enacting a cap for short term rental licenses as a way to balance the long-term housing supply and support workforce housing 1 <1 year Township – ensure STR program pays for itself Update Township zoning standards to encourage infill and mixed housing developments in areas near commercial and employment centers with access to transportation options. 2 1-3 years Planning grant Explore opportunities for senior housing to meet the needs of aging residents and allow for aging in place. 3 1-3 years Developers 117� East Bay Charter Township Master Plan �CHAPTER 11 | ACTION & IMPLEMENTATION Table 23. Community Facilities Action Plan Policy Actions The Township will seek to support and expand efficient, reliable and economical public infrastructure, recognizing that sound transportation and utility policies and investments support economic development and other Township priorities. Update the capital improvements program for the 1 Township to include detailed cost estimates and timeframes for water, sanitary sewer, stormwater, and road improvements. 1-3 years Township staff, planning commission, Board of Trustees Work to offer broadband, wifi and fiber optics throughout the Township to support remote workers and economic development. 2 1-3 years Private market will provide Review Township water and sewer ordinances and make adjustments to support private investment in priority growth areas of the Township. 2 1-3 years Currently underway Explore options for reducing pressure on the U.S. 31 corridor by extending South Airport through to Five Mile Road and/or looking at a limited access roadway along the exiting TART/rail corridor. 2 4-6 years GTCRC responsibility Evaluate models for long-term maintenance of nonmotorized facilities. 2 1-3 years Partnership – Rotary, County, TART Update zoning standards to require sidewalks with new development. 1 <1 year Township Work closely with MDOT to identify locations for midblock crossing on U.S. 31. 1 <1 year MDOT responsibility, currently underway Explore funding opportunities to support electric car charging stations and identify appropriate locations. 4 4-6 years MDOT/GTCRC grants Work with BATA to support transit route and service expansion with new residential developments. 2 1-3 years BATA, staff, Developer incorporates into developments Implement the non-motorized plan map found in Chapter 9 of this plan. 1 4-6 years Township, Private Developers Seek non-motorized connections and support multimodal transportation investments Priority Time Responsibility Table 24. Economic Development Action Plan Policy Actions Priority Time Responsibility Support existing businesses and create a climate for future business investment and expansion in East Bay Township. Evaluate areas for future commercial and industrial expansion. Work to develop East Bay Corners as a mixed use, multimodal center through public investment and private partnerships. 2 1-3 years Township and developers Evaluate locations for a new industrial park or other light industrial sites with readily available utilities and infrastructure. 3 1-3 years Economic development partner Partner with Traverse Connect, Venture North, or other local economic development groups to support proactive business recruitment. 2 <1 year County/Township Communicate with business owners about technical assistance and grant funding opportunities to support business development. 2 1-3 years Economic development partner Given the shift to remote work, track commercial demand for office uses and evaluate if other zoning would be more appropriate for future commercial expansion in the Township. 3 1-3 years Economic development partner Reduce commercial vacancies along U.S. 31 by obtaining RRC certification and working with MEDC to market priority redevelopment sites. 2 <1 year Township, MEDC Seek funding to facilitate a business engagement and community design process that will enhance placemaking on U.S. 31 by burying power lines, installing Beach District signage, pedestrian crosswalks, building design standards, and decorative pedestrian scale lighting. 1 4-6 years Township and local businesses, MDOT, utility companies, grant funding (MDARD) Explore opportunities to enhance public access to the waterfront, including land acquisition, partnerships, and improvements at existing access points. 2 1-3 years GTCRC Explore creation of a Corridor Improvement Authority to help fund improvements along the U.S. 31 corridor. 3 4-6 years Rotary/Tourism grant Support economic development on the U.S. 31 Corridor East Bay Charter Township Master Plan 118 �CHAPTER 11 | ACTION & IMPLEMENTATION Table 25. Farmland & Agriculture Preservation Action Plan Policy Actions Priority Time Responsibility Shifts in demographics and the agricultural marketplace have resulted in a decline in farming in the Township. East Bay will seek to support new and innovative agricultural enterprises to support the local agricultural economy, farmers, and to help preserve rural character. Work with landowners to identify local measures that may be implemented to encourage and support economically viable agriculture, including timber, in the Township. 2 4-6 years P&Z staff Update the zoning ordinance to support value added agricultural enterprises and operations. 2 1-3 years P&Z staff, MSUE Cultivating Local Farm Economies Training Table 26. Governance & Regional Cooperation Action Plan Policy Actions Priority Time Responsibility East Bay Charter Township will continue to play an important role in the careful governance of the broader Grand Traverse region, in cooperation with other neighboring communities while seeking to be open, communicative, and transparent with residents. Foster a culture of civic ownership and encourage a diversity of residents to join boards and commissions. 1 <1 year Township staff Improve and expand proactive communication with residents, businesses, and other stakeholders through social media, direct email messaging, and other means. 1 <1 year Township staff Meet on a regular basis with neighboring communities and the County to identify challenges that are common to multiple jurisdictions and evaluate and adopt joint responses where appropriate. 2 <1 year Begin Planner and ZA luncheons 119� East Bay Charter Township Master Plan �CHAPTER 11 | ACTION & IMPLEMENTATION East Bay Charter Township Master Plan 120 � 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 East-Bay-Charter-Twp_Master-Plan_2023 Creator An entity primarily responsible for making the resource Planning Commission, East Bay Charter Township, Grand Traverse County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2023-01-03 Title A name given to the resource East Bay Charter Township Master Plan Description An account of the resource The East Bay Charter Township Master Plan was prepared by the East Bay Charter Township Planning Commission with assistance from the Land Information Access Association and was approved on January 3, 2023. Contributor An entity responsible for making contributions to the resource Land Information Access Association (consultant) Subject The topic of the resource Master plan reports East Bay Charter Township (Mich.) Grand Traverse 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/59e186078ff06ebd709c05fa9270e774.pdf a8c44351ff85ffb3ae5eb37a5c384c87 PDF Text Text Elmwood Township Master Plan Public Hearing Date: March 20, 2018 Adopted by Planning Commission: March 20, 2018 �CHARTER TOWNSHIP OF ELMWOOD COUNTY OF LEELANAU, MICHIGAN PC Resolution No. 2018-01 PLANNING COMMISSION RESOLUTION TO AMEND MASTER PLAN WEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development and preservation of all lands in the Township; and WEREAS, the Planning Commission prepared a proposed updated Master Plan and submitted the plan to the Township Board for review and comment; and WEREAS, on November 13, 2017, the Elmwood Township Board received and reviewed the updated Master Plan prepared by the Planning Commission and authorized the distribution of the Master Plan to the Notice Group entities identified in the MPEA; and and WEREAS, notice, dated November 14, 2017, was provided to the Notice Group entities as provided in the MPEA; WEREAS, the Planning Commission held a public hearing on March 20, 2018, after notice published in the Leelanau Enterprise on March 1, 2018, to consider public comment on the proposed updated Master Plan, and to further review and comment on the proposed updated Master Plan; and WEREAS, the Planning Commission finds that the proposed updated Master Plan is desirable and proper and furthers the use, preservation, and development goals and strategies of the Township; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: 1. Adoption of the 2018 Master Plan Update. The Planning Commission hereby approves and adopts the updated 2018 Master Plan, including all of the chapters, figures, maps and tables contained therein. 2. Distribution to Township Board and Notice Group. Pursuant to MCL 125.3843 The Township Board has not asserted by resolution its right to approve or reject the proposed Master Plan and therefor the approval granted herein is the final step for adoption of the plan as provided in MCL 125.3843 and therefore the plan is effective as of March 20, 2018. In addition, the Planning Commission approves distribution of the adopted Master Plan to the Township Board and Notice Group. 3. Findings of Fact. The Planning Commission has made the foregoing determination based on a review of the existing land uses in the Township, a review of the existing Master Plan provisions and maps, input received from the Township Board, public, and Notice Group, as well as the public hearing, and finds that the updated Master Plan will accurately reflect and implement the Township’s goals and strategies for the use, preservation, and development of lands in Elmwood Township. 4. Effective Date. The Master Plan shall be effective as of the date of adoption of this resolution. The foregoing resolution was offered by Planning Commissioner Elliot. Second offered by Planning Commissioner Trevas. Upon roll call vote, the following voted: Aye: Elliot, Trevas, Roberts, Johnston, Bechtold Nay: None Absent: Aprill, Prewitt The Chair declared the resolution adopted. ________________________________________ George Prewitt, Planning Commission Secretary 2|Page �Table of Contents Elmwood Township—A Brief History Existing Land Use Natural Features Goals, Objective & Policies Future Land Use Plan Recommendations Zoning Plan Plan Implementation Resources Appendix A – Maps Future Land Use Map Soils Map Public Water System Public Sewer System Zoning Map Greilickville Sub Area Master Plan-Land Use Plan Appendix B – Demographics Appendix C – Other Documents 4 8 15 21 31 37 43 44 49 50 51 52 53 54 55 56 63 3|Page �This original plan was adopted September 7, 1999 by the Elmwood Township Planning Commission after a public hearing on August 3, 1999. In 2009, the Elmwood Township Board directed the Planning Commission not to review the Master Plan until the Elmwood Township Draft Zoning Ordinance was completed. In August 2016, the Planning Commission forwarded the Draft Zoning Ordinance to the Township Board for consideration. The Planning Commission then began the review and update of this Master Plan. After notice and public hearing, the draft Zoning Ordinance was adopted and became effective on September 1, 2017. In anticipation of the Master Plan update, the Planning Commission commissioned a survey in 2013 to be sent to Elmwood Township residents, property owners, and business owners. The Planning Commission relied on these results in supplementing the existing Master Plan to create this update. The 1999 plan was the basis for the update and changes made for the 2017 update. Much of the text is the same, only updated as necessary for the changes that have occurred in the almost 20 years since previously written. Elmwood Township -- A Brief History Elmwood Township’s history and its present economic and social conditions have been shaped and determined by its geography and its abundant natural resources. Prior to European settlement in Elmwood Township, forests were the principal land cover, primarily sugar maple, elm, basswood, yellow birch, hemlock, and white pine, with poor sandy soil areas supporting jack pine and red pine barrens, including oak, aspen, red maple, and some white pines. These forests originally provided for and spurred the economic development of the area, first by providing the habitat for trapping and then for logging. Being located on the Great Lakes made this area accessible first to European adventurers and mercantilism, and later to American settlement and expansion by enabling transportation for export of the area’s raw materials. Although there were settlements, forts, and travel routes in the Grand Traverse Bay area throughout this period, the effects of human activity were not significant until the nineteenth century when inexpensive land was made available by the federal government, and the demand for construction wood, railroad ties and trestles, and fuel in expanding communities throughout the East and Midwest was increasing rapidly. Seth Hall Norris was the first settler in what is now Elmwood Township.1 He arrived in Traverse City in 1851 and set up a small saw mill on the creek flowing from Cedar Lake to the Bay. A tannery followed, then a grist mill, an ice supply business, and finally a brick yard in 1862. Norris was bought out by James Markham who became the primary supplier of bricks for the then burgeoning City of Traverse City. (The Traverse City State Bank, the Masonic Building, the Hannah & Lay Building, and many of the State Hospital buildings are some of the best1 Wakefield, 1987. Most of the material included in this section is taken from Elmwood Township, a Pictorial History by Lawrence Wakefield. 4|Page �known buildings built with Markham bricks). The Norris family also ran the local grocery store which also housed the post office in what was then called "Norrisville." In 1853, the Greilick family arrived and began a large steam-powered sawmill near the site of Norris’s original mill and established and ran docks in West Bay. Except for the Hannah, Lay & Company, the Greilick Brothers were the largest producers of lumber in the region. They also began a brewery on the creek in Greilickville that still bears that name. Norrisville, or Norristown, adopted the name of Greilickville when the Norrisses moved to other parts shortly after the Greilick family erected its large mill on the bayshore.2 Elmwood Township was also the site of some of the area’s most popular resorts: the Traverse Beach Resort (also known as the Baptist Resort), the Spring Beach Resort, and Margie’s Court on Lake Leelanau.3 The Township of Elmwood was organized by the Leelanau County Board of Supervisors on December 21, 1863. Only about 200 people lived in the Township at that time (with only a little over 2,000 in the whole county). Originally part of Solon Township was included in Elmwood Township’s territory, but in 1871 it was reduced to 13,715 acres.4 By the early 1900s most of the virgin timber in the area had been cut over and many of the farmsteads created on poor soils had reverted back to the state for delinquent taxes. Resale and cut over of second growth occurred in some areas, but farming of the good lands began taking hold. State-held properties from abandoned farmlands were being consolidated and farmers on marginal lands were relocated. The first commercial orchard was planted in Elmwood Township in 1916. Morgan Orchards, as it was known, was located on M-72, just west of the present Tom’s Market property. The railroads had expanded throughout northern lower Michigan by this time, and in 1919, the state began highway construction with a fifty million dollar bond issue, followed in 1925 by a two-cent per gallon gasoline tax to fund highway construction.5 Also, around 1910, the state’s urban population exceeded its rural population and was growing at a rate of approximately 30 percent per decade, with a dramatic increase in per capita wealth as well.6 Better roads, increased incomes and more leisure time led to increased tourism in northern Michigan. Resorts and summer vacation properties began appearing all along the Grand Traverse Bay. Through the 1920s the number of farms increased in the area and the planting of orchards increased steadily on most of these farms. The largest percentage of farm acreage was used to produce tart cherries, with apples, sweet cherries and other fruit taking up most of the rest. _________________________ Let’s Fly Backwards, Al Barnes, 1976. Sprague’s History of Grand Traverse and Leelanau Counties, 1903. 4 As a result of annexation, the Township currently encompasses 12,928 acres. 5MSPO, 1995. 6MSPO, 1995. 2 3 5|Page �During the Great Depression of the 1930s many properties, especially farms in poor soil areas, reverted to the Michigan State Conservation Department and the U.S. Forest Service bought thousands of acres. Much of this land was replanted by the Civilian Conservation Corps which planted almost 500 million trees in Michigan.7 Red and white pine woodlands are still evidence of these actions. During the 1930s people left rural areas for the cities and rural population growth halted or declined. In the 1950s Elmwood Township’s population began to rise again, mounting steadily over the next decades. By the 1970s much of Michigan’s rural population expanded, and the Traverse City area’s population in particular, began to grow much more quickly.8 The need for Township zoning was recognized in 1967 when a delegation of citizens requested controls on increasing development. This population growth has not been in farm population, but is dominated in Elmwood Township by retirees and others servicing the increasing tourist trade. The average household size also began to drop dramatically, all of which has expanded the use of land for non-agricultural purposes and has had a profound effect on the landscape and ecology of the area. The style and methods of farming have also changed notably. Small general farms usually with a specialty cash crop had been the rule until the late 1940s and early 1950s. At this time, farms began to consolidate and specialize in single commodity crops. Smaller farms were bought out and much larger enterprises, most commonly orchards of tart and sweet cherries, apples, plums, and other fruits, were formed. These operations were still familyrun but no longer were self-contained general farms. In 1986, the Township Board called for the construction of a new Township Hall on Lincoln Rd. This hall replaced the existing building on Cherry Bend Rd that was shared with the Fire Department. The Fire Department later constructed a new fire hall immediately adjacent to the Township Hall in 2001. In August of 1987 in response to continued population growth in and around Traverse City and in what the Board believed would be an action to retain the integrity and control over its territory, the Township Board resolved to change Elmwood Township into a Charter Township. Despite this action, in June of 1989 the City of Traverse City annexed a portion of the southeast corner of the Township. As a method to reduce congestion on M-22 along West Grand Traverse Bay, the Bugai Rd extension was constructed in the mid-1990s. This connected Bugai Rd to S Lake Leelanau Dr allowing for North-South connection to the greater Leelanau County. This also led to the installation of a signalized intersection at Bugai and M-72 at a later date. ______________________ 7Titus, 8Ferris 1945. & McVeigh, 1995. 6|Page �In the 2000s the Total Petroleum/Marathon Oil property was decommissioned. This was the end of using the West Grand Traverse Bay as a way to transport petroleum to the area. All of the tanks and pipes associated with this use were removed in 2017. The Township began to construct and expand their marina facilities in the 1990s with the construction of Dock A. Today there are 3 docks, that have 190 slips in the marina. Twentyone are for transient uses and the remaining are for seasonal lease. In 2018, the Township will start a 3-phase construction project on the marina to update facilities. 7|Page �Existing Land Use Since much of the existing land use remained the same from 1999 to 2018, only minor changes were made to this section. There was no field survey conducted, only aerial photography taken in 2012 and personal knowledge from Planning Commissioners and staff. The basic and essential data necessary for any planning study is an inventory and analysis of existing land uses within the community. A knowledge of the existing land development pattern and site conditions furnishes the basic information by which future residential, commercial, industrial, and public land use decisions can be made. In the course of exercising its zoning powers, the controlling municipality must give reasonable consideration to the character of each area and its suitability for particular uses. An inventory of existing land use furthers this objective. The existing land use map and acreage tabulation, which are included in this chapter, will also serve as a ready reference for the Township in its consideration of land use and infrastructure improvement proposals. Methodology A field survey was conducted in 1998 to gather existing land use data. Each parcel of property in Elmwood Township was inspected in the field and its use characteristics recorded on an updated base map. Aerial photographs were used as supplementary information to determine land use boundaries, agricultural locations, etc. General Pattern of Land Use Elmwood Township has four distinctive sub-areas: Greilickville, the M-22 corridor, the Timberlee Resort area, and, finally, the rural portion of the Township which consists of the majority of the land in the Township. Greilickville Greilickville, so named in the mid-1800s after a predominant lumbering family, has developed into the primary commercial area of the Township. While the majority of residents of Elmwood Township rely heavily on Traverse City for their shopping and commercial needs, the Greilickville and Cherry Bend area has developed into a small but vital commercial, office, medical and light industrial area. The activities in the harbor area are recreation and pleasure boating with the Elmwood Marina, Greilickville Harbor Park, Discovery Pier & Harbor, Children’s Museum as well as the other marinas and docks along the West Arm of the Grand Traverse Bay. There are also small shops, restaurants, and gas stations in the Greilickville area. The majority of Greilickville is serviced with public sewer and water and is also the portion of the Township that is most densely populated with many single-family subdivisions clustered between E. Grandview and Cherry Bend Roads. 8|Page �M-22 Corridor With the exception of Pathfinder school, a small motel, and rental cottages clustered along M-22, just north of Cedar Lake, the M22 corridor has been developed as a predominantly single-family, detached residential corridor. M-22 is the Township’s primary north-south road, running adjacent to the West Arm of Grand Traverse Bay, and leads to the Village of Northport to the north and Traverse City to the south. The majority of development has been individual residential lots fronting M-22 with a scattering of residential subdivisions including Forest Hills, La Riviera, Cedar Cove and the Valley Estates at the northern border of the Township. Exceptional views of the Bay can be seen while traversing M-22. In 2016, the Township completed a traffic study on the M-22 corridor from the Township line North to Cherry Bend Rd. The results of the survey were that a traffic signal between Carter Rd and Cherry Bend Rd was not warranted and that to improve traffic congestion an access management plan should be investigated. The Greilickville Sub Area Master Plan states that parking lots should be connected to aid in the flow for traffic and allow for reduced left hand turning movements. Timberlee Resort The Timberlee area is a second population node found on the west side of the Township. It has developed with townhouse-style condominiums, single family houses, and an old lodge that has been converted to an event center. Timberlee was developed as a ski resort in the 1970s, and is now used as a snow tubing hill, the property has remained largely intact and under single ownership. The Timberlee area is serviced with public water making it a desirable and scenic location for residential development. Rural Environment The remainder of the Township is rural in character with the exception of single-family homes along the shoreline of Lake Leelanau and some scattered residential development and homesites. Much of the remaining land is used for agriculture and orchard production or is heavily wooded or wetland areas. When not in a subdivision, residential development occurs predominantly along section line roads and on large lots. 9|Page �Land Use Distribution Each existing land use was placed in one of eight general land use categories. Elmwood Township encompasses 12,928 acres, or 20.2 square miles. Data in Table 1 indicate the total acreage occupied by each land use type and its proportion of the total land area in the Township. A discussion of each land use is provided later in this section. From 1999 to 2018, few developments were approved in the Township. Because of this, the existing land use calculations were not updated with the 2018 update. Table 1 Existing Land Use Acreage, 1999 Elmwood Township, Leelanau County Land Use Category Acres Percent of Total Agricultural/Orchards 3,353 25.9 Single-Family Residential 2,845 22.0 Multiple-Family Residential Office 74 0.6 9 0.06 Commercial 97 0.8 Industrial 111 0.9 Public 145 1.1 Vacant, Woodlands, Other 6,294 48.7 Total 12,928 100.0 Source: Wade-Trim/Elmwood Township Field Survey, January 1999. The land use classification system used for this analysis is a derivative of the Michigan Land Cover/Use Classification System which was developed by the Michigan Department of Natural Resources for use in statewide current use inventories. The following defines the land use classifications used to categorize existing land uses and describes the distribution of those uses. 10 | P a g e �Agricultural/Orchards This category includes all areas where the principal land use classification is agricultural and includes lands under cultivation, horse farms, ranching operations, pastures, orchards, vineyards, cherry processors, nurseries and greenhouses and tree farms as observed from field observation, from review of aerial photographs, and/or as indicated by Township officials. These lands are primarily located in areas of good agricultural soils with no existing or planned public sewer and water service. It is the intent of the Township to promote the conservation of agricultural lands and protect existing farms from the costs frequently associated with development. There are 3,353 acres, or 25.9 percent of the total Township land so classified. Most of this acreage is utilized for farming purposes, orchards including vineyards and hops, or is lying fallow. Also included in this category are the cherry grower’s co-op found in Section 8. Small hobby farms and small crop farms (less than ten acres) are not included in this category. Single-Family Residential The single-family residential category includes site-built single-family detached structures used as a permanent dwelling, manufactured (modular) dwelling or mobile homes located outside of designated mobile home parks, duplexes (two-family dwellings), and accessory buildings such as garages that are related to these units. It also includes small farmsteads and related agricultural buildings located near the primary dwelling. This category includes a number of single-family subdivisions scattered throughout the Township. These include Hidden Hills, Cherry Bend Heights, Harbor Hills, Cedar Lake Gardens, Leelanau Hills, Valley Hills, Shoreside Valley, and several others. Single-family residential development occupies 2,845 acres of land, or about 22.0 percent of the Township’s land area. While the majority of homes are located within organized subdivisions, many single-family homes are located on large lots which front section line roads. In cases where large parcels currently have only one residence, much of the parcel may be shown as vacant land. This is done to acknowledge the possibility that this undeveloped area may be someday developed. In cases where a large parcel (10+ acres) is part of a plat or subdivision, the entire parcel is shown as yellow to indicate that no additional splits will be allowed in this location. 11 | P a g e �Multiple-Family Residential The multiple-family residential category includes structures with more than one unit on the same site. These may be duplexes, apartments, or townhouses developed individually or in complexes, senior housing facilities, and mobile home parks. It also includes related lawn areas, parking lots, and any accessory recreation facility. Multiple-family development accounts for about 74 acres, or 0.6 percent of the land area in Elmwood Township. Major developments include the condominiums adjacent to the old Timberlee, the senior housing to the west of Cedar Lake, and the mobile home park in the northwest portion of the Township. Field observations reveal that these developments are well-maintained and in relatively good condition. Traditionally, multiple-family developments have provided a transitional land use between single-family areas and nonresidential developments or have been located along primary roadways to benefit from the additional exposure offered by high traffic corridors. This is not necessarily the case in Elmwood Township where there are only a few multiple family developments and they are scattered throughout the community in no definable pattern although many do have public water or sewer available. Office The office category includes business, financial, medical, professional offices, and related service establishments. Approximately nine acres, or 0.06 percent of the Township acreage is devoted to this land use. Existing office development is relatively confined to the Greilickville area and Cherry Bend Rd. The most significant office development within the Township is the Center Pointe (formally Great Lake Insurance) office building located near the Elmwood Township Marina and Viridian (formally OneUpWeb) building located near the intersection of Carter Rd and M-22. Commercial The commercial category includes convenience stores, comparison shopping centers, and general commercial businesses. At the present time, there are approximately 97 acres occupied by commercial uses or about 0.8 percent of the total Township land area. Most of this development is again clustered along M-22 in the Greilickville area, just north of the Traverse City border. Commercial development is fairly limited within the Township as residents depend primarily on Traverse City for their commercial needs. Commercial uses within the Township include small shops, restaurants, and mini storage. 12 | P a g e �Light Manufacturing/Industrial The industrial category includes manufacturing, assembling and general fabricating facilities, warehouses, and non-manufacturing uses which are industrial in their character (significant outdoor storage or shipping/receiving requirements). Approximately 111 acres, or 0.9 percent of the Township land area is used for industrial purposes. The approximately 80-acre gravel pit, located in Section 19 of the Township, occupies the largest portion of industrial land in Elmwood. The decommissioned Marathon gasoline storage tank farm, located in the Greilickville area, is also a primary industrial land use within the Township. Public The public land use category includes publicly owned land for cultural, public assembly, recreational purposes, educational uses (including all types of public institutions where education is a primary use), and governmental administration and service buildings. Privately owned lands that are best characterized as educational, religious or open land which is used for recreational purposes and open to the public are considered semi-public uses and, thus, included in this category. Places of worship are examples of semi-public uses. Pathfinder, a private school, is also located within the Township, along M-22. Also included in this category are the Township Hall, Old Fire Station, Cherry Bend Park, Brewery Creek, DeYoung Natural Area, and TART trail. Rotary Camps and Services owns the Discovery Center & Pier, adjacent to the Township Greilickville Harbor Park, which includes the Children’s Museum and other non-profits participants related to the water. Grand Traverse Regional Art Campus/Leelanau Studios acquired the old Norris School and offers a location for arts and is a semi-public location to the community. Approximately 145 acres, or 1.1 percent of the total land area within the Township is categorized as public land. More details on public land within the Township can be found in the Township Park and Recreation Plan. 13 | P a g e �Vacant, Woodlands, Other This land use category includes vacant land for which no specific use is evident, undeveloped wooded areas, all dedicated rights-of-way including county roads, thoroughfares, and local roads. Approximately 6,294 acres, or 48.7 percent of the Township falls within this description. 14 | P a g e �Natural Features Natural features, such as topography, soils, wetlands, woodlands and lakes help shape a community’s identity. New land developments can significantly impact natural features and, consequently, effect community character. Special attention should be given to the preservation of natural and environmentally sensitive areas in long-range planning. The purpose of this chapter is to identify the important natural features which exist in Elmwood Township. Knowing the location of significant natural features and understanding the function of natural systems will enable the Township to accomplish two important objectives. 1. The Township will be able to channel, or encourage, development into areas which are the least environmentally sensitive. 2. The Township can work to minimize adverse impacts to these areas. Environmentally sensitive areas are lands whose destruction or disturbance will immediately affect the life of a community by: • • • Creating hazards such as flooding or slope erosion; Contaminating important public resources such as groundwater supplies or surface water bodies; or, Wasting important productive lands and renewable resources. Each of these effects is detrimental to the general welfare of a community and may result in economic loss.9 The natural features inventoried in this chapter include climate, geology, topography, soils, and hydrological features as well as natural habitats and airsheds. The analysis of natural features identifies which areas of the Township are most suitable for development and which lands should remain undeveloped to conserve their natural function. Climate Elmwood Township’s climate is greatly affected by its location on the Grand Traverse Bay. As is detailed in the following table, this quasi-marine climate moderates changes in temperature and precipitation and allows a longer frost-free growing period for plants than would be usual at this latitude. The average growing season for the Township is approximately 120- 140 days and the average annual rainfall is 32 inches. The mean annual temperature is 46° F. The mean number of day per year that exceed 90°F is 6 with the mean number of days per year that fall below 32°F is 145. The average daily maximum and minimum temperatures in January are 28°F and 16°F, and in July are 81°F and 58°F. The average snowfall is 100 inches.10 _________________________ Charles Thurow, William Toner, and Duncan Erley Performance controls for Sensitive Lands, American Planning Association, Planning Advisory Service Reports 307-308, June 1975 10 Great Lakes Integrated Sciences Assessments, Historical Climatology: Traverse City, MI, Updated 3/11/16 9 15 | P a g e �First and last heavy freeze dates are of concern to growers in all areas, including Elmwood Township. According to National Weather Service, temperatures below 29 degrees Fahrenheit are uncommon after May 1st and before October 25th in the Traverse City area. Table 2 Temperatures and Precipitation in Traverse City, MI1,2 Temperature Precipitation Average Average Average Average Minimum Maximum Rain Snow January 16.26°F 28.79°F 1.866 in 31.11 in February 16.17°F 31.29°F 1.267 in 19.22 in March 22.27°F 40.67°F 1.489 in 10.6 in April 33.09°F 54.85°F 2.483 in 3.16 in May 42.47°F 66.83°F 2.501 in 0.63 in June 52.48°F 75.67°F 2.921 in 0 in July 58.21°F 80.88°F 2.697 in 0 in August 57.35°F 78.52°F 2.99 in 0 in September 50.02°F 70.50°F 3.489 in 0 in October 39.36°F 57.47°F 3.081 in 0.64 in November 31.14°F 45.13°F 2.368 in 8.98 in December 21.18°F 32.72°F 2.058 in 26.64 in 1 Great Lakes Integrated Sciences Assessments, Historical Climatology: Traverse City, MI, Updated 3/11/16 2 Michigan State Climatologist’s Office, climate.geo.msu.edu Traverse City, MI 1981-2010 Geology An Ellsworth Shale bedrock underlies the Elmwood Township area at a depth of approximately 400 feet. This geologic formation is the result of marine conditions that existed approximately 325 million years ago during the Mississippian period of the Paleozoic era. The glacial drift that overlies bedrock was primarily deposited during the Valders Maximum glacial event, approximately 11,500 years ago. Township lands were formed when this last glacial ice sheet retreated and the melt waters receded to form the existing lake shorelines, beaches, bluffs, and lake benches. Lake Algonquian shoreline dynamics (elevation 605 feet) sculpted the drift and had a major impact on the current land formation. Lake Algonquin resulted from the coalescence of glacial Lakes Saginaw and Chicago. 16 | P a g e �Topography The topography of Elmwood Township was created by the receding Wisconsin ice age glaciers that left the Manistee moraine stretching from Kalkaska around Traverse City into Leelanau County, forming a large plateau in the south and on the eastern edge of the township. North of the Manistee moraine and in the northern two thirds of the township is a large ground moraine. The ground moraine is characterized by hills (drumlins) roughly ¼ to 2 miles long and 1/8-mile-wide that rise 35 to 100 feet above the adjacent creeks and other drainage ways. Glacial lake plains are associated with the shore areas of the Grand Traverse Bay. The entire Township, with the exception of the southwest sections and areas surrounding Lake Leelanau, are relatively hilly. The majority of land north of Cedar Lake and along the Bay has slopes greater than 20% as do Sections 29 and 32 in the southeastern portion of the Township near the Hidden Hills development and south of Cedar Creek. Surface elevations range from a mean lake level at the Bay of 580 feet to approximately 1,100 feet near the southern boundary of the Township, an elevation gradient of 527 feet. The highest point in the Township (1,110 above sea level) located in the southwest corner, is also the highest point in Leelanau County. Areas of steep topography present many challenges, both in terms of land development and for recreation-conservation purposes. Development in such areas should be undertaken with caution in regards to erosion and drainage hazards that may affect adjacent properties. Soils Soil conditions may also present significant limitations to development and assist in determining what land is most suitable for development and what land is most suitable for agricultural, recreation and conservation purposes. Identification and analysis of soils aids in determining which areas offer maximum amenities without adversely impacting natural systems. Most of the soils of the Township are ground up rock material laid down by glaciers, predominately sandy, well-drained soils, ranging from 50 to 600 feet in depth, with deposits of gravel and clay in many spots. As reported in the Soil Survey of Leelanau County, prepared by the US Soil Conservation Service (SCS), there are three major soil associations in Elmwood Township: East LakeEastport-Lupton, Leelanau-Mancelona, and Emmet-Leelanau. The majority of soils in the Township are of the Leelanau-Mancelona association and are strongly sloping to very steep, well-drained sandy soils. Specifically, these soils are found in the southeastern portion of the Township including Sections 19, 24, 25, 29, 30, 31, 32 and 36. The soils along Lake Leelanau, surrounding Belnap and Mann Creeks and Cedar Lake as well as those in the Greilickville area are East Lake-Eastport-Lupton association. These soils vary from moderately welldrained on gently sloping lands to mucky, very poorly drained on lake and creek terraces. 17 | P a g e �The balance of the soils in the northcentral portion of the Township are Emmet-Leelanau association. The soils are well-drained, loamy and sandy soils in areas that vary from nearly level to very steep. All of these soils can be moderately productive for forestry and are good for woodland wildlife habitat, but only fair for habitat when left open or un-forested. In general, the Emmet-Leelanau and Leelanau-Mancelona association have agricultural suitability but because of their varying water retaining capacities, also vary widely in productive capability. As depicted on the map, prime farmlands are scattered throughout the Township with significant areas located in Sections 1, 5, 6, 12, 18 and 20. Individual on-site study and testing should be conducted prior to site design and construction due to the fact that many of the soils in the Township may have limitations either because of wetness in low soil areas, steepness of the slopes, or because of seepage or potential of poor filtering problems for septic systems. Hydrological Features Watersheds Elmwood Township is located within the Lake Michigan Watershed Basin of northern Lower Michigan, and the entire eastern border abuts the West Arm of the Grand Traverse Bay. The main watersheds of the Township are the Belnap and Mann Creeks and the creek associated with Cedar Lake, all of which drain about half of the Township. Areas along the Grand Traverse Bay and Lake Leelanau are drained directly or through various small creek systems. The southwestern area of the Township is associated with the Weisler Creek Watershed and the Cedar Run Watershed which drain into south Lake Leelanau. Wetlands Wetlands can be described as marshes, bogs, swamps, potholes, sloughs, shallow lakes, and ponds. Wetlands may be temporary, permanent, static, or flowing. They are areas of natural vegetation growing in shallow water, hydric (saturated) soil, or seasonally flooded environments. They may also include areas of mature tree cover commonly associated with, but not restricted to, floodplain environments. More than any other natural landform, wetlands are working landscapes whose ecosystem meets a variety of needs. They support a rich variety of wildlife, purify water, help contain flooding, and provide scenic and natural vistas. 18 | P a g e �The majority of wetlands in Elmwood follow the valleys and course of creeks and streams meandering through the Township. It is interesting to compare the location of wetlands to the current development pattern. Significant development has not occurred in the immediate vicinity of Cedar Lake, particularly the western side. Land is also undeveloped in the southern portion of the Township in Section 33, just west of M-22 and north of the Traverse City border. Again, on-site investigation should be conducted for a more accurate delineation of wetland boundaries. Since the wetlands have not been delineated, delineations should occur prior to development. Bodies of Water Besides their obvious aesthetic and recreational benefits, lakes and ponds serve as natural retention areas for storm water runoff, as a groundwater recharge area, as habitat for a number of species of animals and plants, and tend to moderate the microclimate in proximity to the shoreline. Protection of these natural assets should be given high priority in future land use planning decisions. Drinking water quality is generally good in Elmwood Township and there appears to be abundant quantity. The exception is found in some areas of the urbanized corridor, near the Traverse City boundary. The Benzie-Leelanau Health Department depends upon well logs and water samples from surrounding properties when making assessments for new installations and developments. The water resources within the Township are extensive and serve as a primary recreational opportunity for residents of Elmwood as well as the surrounding area. Elmwood Township’s entire eastern border, over 35,000 feet, fronts the West Arm of the Grand Traverse Bay. The Township also has over 6,500 feet of frontage on the picturesque Lake Leelanau as well as the approximately 250-acre Cedar Lake. There are also several streams located within the Township including Belnap Creek, Mann Creek, and Cedar Creek. Natural Habitats Elmwood Township lies in the Temperate Deciduous Biome of the Eastern United States. This biome encompasses many different natural communities. Communities are naturallyoccurring assemblages of plants and animals on the landscape that co-exist under the influence of soil, climate, hydrology, disturbance regime, intra-species association, and other factors. A classification of natural communities seeks to group species assemblages into types that share similar characteristics. Elmwood Township has a number of communities including dry-mesic northern forests, mesic northern forests, cobble beaches, northern wet meadows and emergent marshes. Most of Elmwood Township is found within the Traverse City subdistrict of the Leelanau District natural region. The Traverse City subdistrict of the Leelanau District is characterized by drumlin fields, which distinguishes it from adjacent subdistricts. These drumlins are long narrow ridges, usually about ¼-mile-wide, and less than 100 feet high. Slopes are gently sloping to steep, with slightly acid to acidic, sandy loams and loamy sands that are mostly 19 | P a g e �well-drained. Swamps, marshes, and small lakes or ponds are found between some of the drumlins. Sand, gravel, and cobble beaches occur along the Great Lakes shoreline, with limited areas of former lake-plain. While most of the arable land in the subdistrict is used for orchards and vineyards or is fallow shrub land, remnants of the original northern hardwood forests remain on many of the steeply sloping drumlins. Woodland areas are an important part of the complex ecological system, providing multiple benefits to the environment and its wildlife and human inhabitants. Woodlands play a role in flood protection by slowing the flow of surface run-off to allow for greater storm water infiltration. Woodlands also reduce air pollutants by absorbing certain air borne pollutants. In addition to providing wildlife habitats, forest vegetation moderates the effects of winds and temperatures while stabilizing and enriching the soil. For human inhabitants, forested areas offer a visual and audio barrier, which is considered aesthetically pleasing and offer unique opportunities for recreation and relaxation. Woodland resources contribute greatly to the Township's environmental quality. The conservation of woodlands will play a positive role in maintaining and enhancing the future environmental character of the Township. Woodland areas should be conserved, as possible. Trees which are removed through development actions should be replaced. Of special concern will be the fragmentation of woodland areas through parcel subdivisions in and adjacent to wooded areas. According to aerial photographs which were taken in the 2012, and a windshield survey conducted, woodlands are scattered throughout Elmwood Township, with the most significant areas found in Sections 4, 5, 7, 8, 9, 12, 16, 17, 18, 19, and 24. Human development has fragmented and isolated former natural communities into vestiges of their pre-European settlement patterns. Wetlands and wetland habitat is associated with the creeks and the southern Lake Leelanau lakeshore. Deer, raccoons, and opossum, as well as many species of birds, reptiles, and other animals and plants occupy these areas and the forested hillsides. Connecting remaining lowland corridors and forest stands can provide important habitat and refuge for Township wildlife. Airshed It is evident that despite our present relatively pristine conditions of clean air, we are not immune to these up-wind influences nor to those we create ourselves. Great strides have been made in reducing point-source air pollution, but non-point (or mobile) air pollution continues to be a severe problem due to our continued increased use of automobiles and other internal combustion engines. This pollution is injurious to the entire environment -flora, fauna, and us. 20 | P a g e �Goals, Objectives & Policies Before a community can actively plan for its future growth and development, it must first set certain goals and objectives that define the boundaries of its needs and aspirations and, thus, establish a basis for the formulation of a Master Plan. Given realistic social and economic constraints, these goals and objectives must reflect the type of community desired and the kind of lifestyle its citizens wish to follow. Goals describe the ultimate purpose of the Elmwood Township Master Plan, objectives outline the means to help the Township achieve its goals, and policies recommend specific tasks to guide action. Formulation Process The process of developing goals and objectives for the Elmwood Township Master Plan involved multiple steps. Initially, in early 1996, Elmwood Township conducted a community attitude survey on several issues including land use and the future development of the Township. Second, the Planning Commission and Township officials studied background information on the community including the existing land use pattern, natural features, soils, slopes, and socioeconomic characteristics of the Township and surrounding areas. Finally, the Leelanau County General Plan was reviewed and referenced to ensure County-wide concerns were examined and addressed. The 2018 update was started with a survey that took place in 2013. The update was stalled by the Draft Zoning Ordinance but once it was forwarded to the Township Board, the Planning Commission began review and update of the Master Plan in 2016. Much of the update was based on the existing plan as the survey did not provide a change of opinion on the future development of the Township. Community Attitude Survey In early 1996, the Elmwood Township Planning Commission prepared the “Elmwood Township Community Attitude Survey”. The survey was intended to solicit the opinions of Township residents on various topics and issues in order to assist them in preparing a Master Plan for the Township. In November of 1996, the Elmwood Township Board distributed 1,800 surveys to the property owners of the Township. Seven-hundred fifteen (715) surveys were returned and tabulated for a remarkable response rate of 40%. The response rate alone indicates the residents intense interest in the future development of the Township. A reoccurring theme throughout the survey results is the community’s desire to protect the natural resources in the Township including forests, lakes, wetlands, farms, hills, and streams. Many respondents were also adamant about limiting commercial development within the Township and satisfied with depending on Traverse City for their shopping, dining, and commercial needs. 21 | P a g e �In anticipation of the 2018 update to the Elmwood Township Master Plan, the Planning Commission prepared a survey in 2013 that was sent to all occupants, property owners, and business owners to solicit opinions on various topics important for future development. A total of 494 surveys were returned. The survey results showed that the respondents would like the Township to focus on non-motorized trails and parks and encourage residential uses in the commercial district. Respondents were in support of ordinances restricting blight and noise, and regulations regarding septic and stormwater. Background Studies At a March 1998 Master Plan workshop, the Township reviewed background studies including natural features, socio-economics, housing, and existing land use within Elmwood. The natural features section detailed the climate, geology, topography, soils, and hydrological features within the Township. The analysis of natural features resulted in the identification of areas within the Township that are most suitable for development and which lands should remain undeveloped to conserve their natural function. The socioeconomic analysis revealed that the Township housing stock is relatively new, the population is well educated and, judging from the analysis of the age of Township residents and the high number of people in the family formation age group, the Township is a good place to settle and raise a family. An existing land use survey was also conducted and mapped to illustrate the current development pattern in the Township. The survey revealed four primary land use areas within Elmwood: Greilickville, the M-22 Corridor, the Timberlee Resort area, and finally the rural portion of the Township. Greilickville has developed as the primary commercial and industrial area of the Township and is surrounded by relatively dense single-family development. With a few exceptions, M22 has developed as a single-family residential corridor with excellent views of the Bay. Timberlee was an old ski resort that has developed into its own population node. The area is serviced with a public water system, which helps in making the otherwise isolated area into a more desirable hamlet. The remainder of the Township, with the exception of residential development surrounding Lake Leelanau and Cedar Lake, and some scattered subdivision developments, is rural in character. The Township has historically been and continues to be a community in which farming and orchards play a significant role. The Township and its residents are committed to supporting farming activities within the Township and protecting them from encroaching development. Leelanau County General Plan The Leelanau County General Plan: Policy Guidelines for Managing Growth on the Leelanau Peninsula is a series of working papers prepared by Leelanau County staff members to update/revise the Leelanau County Comprehensive Development Plan. The latest County Plan was adopted in 2012. Working Paper Number 6 of the series is entitled Goals and Objectives for Managing Growth on the Leelanau Peninsula. The document was reviewed in the process of developing the Elmwood Township goals and objectives to ensure county-wide issues were considered and appropriately addressed. 22 | P a g e �The goals and objectives described in the Leelanau County plan address the following issues: • • • • • • • • • • • Growth Management Land Use Planning Community Character Special Environments and Open Spaces Environmental Quality Agriculture, Farming, Mining and Fisheries Commercial and Industrial Jobs and Economic Development Housing Public Facilities and Services Intergovernmental Coordination The results of the formulation steps, summarized above, is the basis of the action plan. Goals are identified below, each of which have objectives or strategies for a means for attaining the goal. Planning and Growth Management Goal: To guide future growth and development in a manner that respects both the natural environment and the Township’s rural atmosphere, promotes an efficient and well-ordered land use pattern, and economizes community facilities. Objectives: • Accommodate future growth within the Township while maintaining its existing rural/residential character. • Ensure that new land uses are compatible and in character with existing uses. • Encourage the ongoing maintenance of properties, buildings, and public facilities. • Guide new development in a manner that conserves natural features and environmentally sensitive areas and meets the long-term needs of the community. • Balance the rate of land development with the availability of public facilities and services such as adequate roads and public water and sanitary sewer systems. Encourage development where those types of facilities and services currently exist. • Promote cooperation with and among other governmental units and nongovernmental stakeholders in Leelanau County and the Grand Traverse Bay Region. 23 | P a g e �Strategies: • Update the Master Plan at least every five years, with updates to objectives and strategies as needed to ensure the plan remains current, reflects the vision of Township residents, and encompasses new issues and planning techniques. • Annually update a Capital Improvements Plan for the Township with review requirements for the Planning Commission adopted as part of the Zoning Ordinance. • Amend the Township Zoning Ordinance to implement the recommendations made in this plan. • Continue to encourage and solicit citizen participation and community involvement in all facets of Township life. • Encourage redevelopment and infill in order to maximize existing public utilities and decrease sprawl. Environmental Features and Agricultural Land Goal: Protect environmentally sensitive areas such as agricultural and orchard lands, wetlands, bodies of water, steep slopes, and groundwater recharge areas. Objectives: • Encourage the retention of important farmlands, orchards, vineyards, forest lands, open space areas, and woodlands. • Protect the quality of surface and groundwater resources in the Township from development related impacts. Strategies: • Encourage the retention of productive agricultural and forest lands through available mechanisms such as open space and farmland agreements, forest stewardship programs, and conservation easements, as well as local zoning incentives. • Encourage property owners to practice planned management, or stewardship, of privately-owned forest lands, wetlands and other environmental sensitive areas. • Encourage the establishment of a continuous open space system that interconnects public and private natural areas and recreational facilities, as well as providing for 24 | P a g e �wildlife habitat. • Encourage the inclusion of parks, bicycle and pedestrian linkages and open space areas in new and established developments. • Ensure that all county, state, and federal environmental regulations are adhered to in the development of land. • Encourage land use planning and site design that provides for efficient land use and takes into account natural features (soils, topography, hydrology, woodlands, and natural vegetation), conserves agricultural resources, and maintains scenic vistas. • Adopt coordinated zoning provisions which provide adequate buffers between agricultural and adjacent land uses to protect the future viability of the farmlands. • Encourage the maintenance of undisturbed natural buffers around bodies of water, wetlands, and other sensitive environmental systems. • Develop site plan review regulations which will help protect the community’s drinking water supply. • Discourage development on slopes greater than 18 percent and ensure adequate development controls for construction on slopes with an incline of 12 to 18 percent. Further, encourage hillside development to be designed in consideration of topography. • Encourage development to conserve scenic views, agricultural lands, wetland areas, bodies of water, groundwater recharge areas, steep slopes and other environmentally sensitive areas. Encourage cluster developments. Residential Land Use Goal: To maintain the current housing stock and to plan for new residential development that will offer a variety of residential densities and styles to meet the needs of current and future residents. Objectives: • Provide for a range of residential styles and densities to meet the needs of the Township’s diverse population. • Encourage the development of residential neighborhoods that are well-integrated into the existing landscape and complement the character of existing neighborhoods. 25 | P a g e �Strategies: • Encourage and guide the development of housing at densities that relate to natural and manmade features. • Collaborate with other governmental units, non-governmental stakeholders and agencies to develop opportunities for housing for the Township’s diverse population. • Encourage the incorporation of existing vegetation, topography, and other natural features into the design of new residential developments. • Encourage new residential developments to be sited in a manner that protects the Township’s rural character and scenic views by maintaining proper setbacks and providing landscaping screening as appropriate. • Discourage a pattern of scattered rural housing development on overly large lots, particularly in areas of productive agricultural or forest lands. • Through site plan review regulations, provide that the layout of new residential developments to be logical extensions of existing neighborhoods. This shall apply to lot layout, road extensions, and open space plans. • Encourage infill and higher density housing on lands that have or are planned to have the capacity to support such development by means of public roads and utilities. • Encourage cluster housing and other creative forms of development to permit higher density housing while protecting the Township’s rural character and balancing the needs of the agricultural community with the interests of the non-farm residents. • Through zoning district Special Use Permit regulation, allow compatible nonresidential land uses which help build and maintain the local sense of community, particularly in relation to future Planned Development. • Consideration should be given to multi-generational and workforce housing. Commercial Land Use Goal: To maintain the existing commercial base and encourage only limited commercial development that satisfies local market needs without compromising the Township’s rural/residential character. 26 | P a g e �Objectives: • Provide limited but reasonable opportunities for the establishment of commercial uses that meet the demonstrated market needs of local residents. • Recognize Traverse City as a regional retail center which meets the majority of resident needs and support the continued economic viability of downtown Traverse City. • Encourage limited local commercial development to occur in the established Greilickville area in the vicinity of M-22. Discourage commercial development from spreading along major thoroughfares outside of that area. • Ensure that the architecture, landscaping, and signage associated with commercial establishments is compatible with the established character of the Township. • Comply with the principles of the Greilickville Sub Area Master Plan. • Encourage quality construction materials, such as brick, wood and stone, that will provide aesthetically pleasing structures. Steel structures to be located behind other buildings to limit viability from right-of-ways. Strategies: • Maintain the City of Traverse City as the commercial focal point for residents of Elmwood Township. • Improve the overall aesthetics and encourage the maintenance and restoration of structures in the Greilickville area and along M-22. • Review commercial architectural, landscape, and signage designs to ensure that any such proposed uses are carefully integrated into the Township’s landscape and reflect the character of the community. • Require the establishment of transitional uses and/or landscape screening between commercial and residential, agricultural, or open space land uses. • Develop an access management plan for the commercial areas as recommended by the 2016 Elmwood Township Traffic Study (see appendix). • Encourage development that provides efficient traffic flow by coordinating and facilitating shared driveways and interconnected parking areas. 27 | P a g e �Industrial Land Use Goal: Provide locations for limited, light industrial development which are harmonious with the existing land use pattern and the rural/residential character of the community. Objectives: Ensure that the location, architecture, landscaping, and signage associated with industrial establishments is compatible with the established character of the community and environment. Strategies: • • Encourage industrial development which is primarily research oriented, light, and environmentally clean. • Light industrial uses that might be located near existing residences shall not negatively impact adjacent neighborhoods and shall be encouraged to provide landscaping and other elements to minimize any potential conflict between the uses. • Discourage industrial development which will negatively impact environmentally sensitive areas or require substantial changes to natural systems. Recreation Land Use Goal: Continue to improve existing recreational facilities and expand recreational facilities for Township residents. Objectives: • Provide for public and semi-public use areas offering a variety of recreational opportunities that facilitate public use. Strategies: • Follow the action program set forth in the Township’s adopted Park and Recreation Plan to the extent that local resources allow. Keep the Plan updated as required by state statute. • Provide public facilities and encourage private community facilities in size, character, function, and location suitable to the population and needs of the community. 28 | P a g e �• Encourage citizen participation and utilize professional expertise to determine needed and desired public and semi-public improvements. • Research alternative methods and manners of providing public and semi-public services and choose those most conducive to citizen needs and desires, considering sound budgetary practices. • For Township provided facilities, plan, locate, and provide public areas based on a long- range general plan, short-range project plans, and capital improvements programming. • Assist interested semi-public and citizen groups in their efforts to help implement the Township Recreation Plan. • Maximize the utilization of public buildings for multi-functional land services. • Encourage the establishment of a continuous open space system that interconnects public and private natural areas and recreational facilities, as well as providing for wildlife habitat. • Encourage the inclusion of parks, bicycle and pedestrian linkages and open space areas in conjunction with new and established developments. • Provide access to waterfront by connecting existing facilities to the water. 29 | P a g e �Summary The proposals enumerated above for the Township are guidelines for the future development of the Township. It is essential that these goals, objectives, and strategies be seriously considered. They will help maintain an orderly, prosperous, and attractive development pattern in the Township. These statements are suggested as a starting point for the local officials. As the planning process progresses, the goals, objectives, and strategies may be altered and new ones formed. Thus, these recommendations are flexible and need constant attention. It is recommended that the goals, objectives, and strategies be reviewed and updated as necessary, and adopted on an annual basis. 30 | P a g e �Future Land Use The Future Land Use Plan is designed to serve as a guide for future development and use of property in Elmwood Township. Development of the Plan was based upon analysis of information collected throughout the planning process including the following: • • • • • • Existing Land Use Inventory Existing Zoning Map Natural Features Inventory Utility Assessment Goals and Policies Existing Township and County Plan Documents In order to adequately serve the needs of the Township, the Future Land Use Plan must incorporate several important objectives, which are as follows: 1. The Plan should encompass an extended but foreseeable time period of approximately 20 years. The Elmwood Township's Future Land Use Plan depicts land uses and community development strategies through the Year 2040. 2. The Plan should be comprehensive. If it is to serve as an important decision-making tool, the Future Land Use Plan must give adequate consideration to the sensitive relationship which exists between all major land use categories, environmentally sensitive properties, socioeconomic characteristics, planning and design characteristics, goals and policies, and community opinion. 3. The Plan should be flexible. The Future Land Use Plan may require periodic review and revisions to reflect changes in local, state, or national conditions which are unforeseen at this time. For example, several major innovations in land development have occurred within the past 40 years which have significantly impacted development patterns. Such innovations include the initiation and expansion of the freeway system; modifications in shopping facilities (shopping centers, enclosed malls, “big box” development); relocation of residents and employment centers from the cities to the suburbs; and the declining family size. Since it is impossible to predict the variety of changes which may occur over the next 20 years, the Future Land Use Plan should be analyzed and modified periodically to reflect changing conditions, especially the extension of centralized sanitary sewer and water facilities and road improvements. 31 | P a g e �4. The Plan must be updated periodically. A comprehensive review of the Future Land Use Plan should be undertaken approximately every five (5) years to adequately analyze new conditions and trends. Should a major rezoning be sought which conflict with the Plan's recommendations, it should be reviewed and amended accordingly to reflect the current community developmental goals and policies. The Future Land Use Plan depicts the generalized development pattern for Elmwood Township into the middle of the 21st century. It is intended to provide the necessary guidelines for making future land use, community facility, and capital improvement decisions. The Future Land Use Plan was prepared with the intention of accommodating the continuing spillover effects from Traverse City which is essentially built out and has limited land available for new development. The availability, quality, and distribution of public water, sewer, and roads is also a major element of the Future Land Use Plan. Another factor, which aided in the future land use planning process, was the carrying capacity of the land. Those areas designated as having tillable soils coincides closely with land which is currently being farmed. These lands are planned to either remain as farmland for agricultural production or be carefully transitioned into residential or mixed uses. Those soils identified as having severe building limitations, high water tables, wetlands, etc., are those areas which have been planned for less intense developments and recreational uses. Finally, expectations of the community assisted in shaping the Future Land Use Plan for Elmwood Township. The strong, collective message throughout the development of this Plan was the conservation of the natural environment and the preservation of Elmwood Township’s image as a rural community. This Plan recommends that factors such as clustering and permanently designated open space, direct access to paved roads, and other measures be used to preserve the Township’s rural character and to minimize the demand on the Township’s limited public services. Further, a special emphasis should be placed on the visual character of developments which will be visible from road rights-of-way and existing land uses. Development Densities Development density is used to provide the basis for a zoning program that allows flexibility in residential development. Development densities are a means of describing the recommended development intensity within different areas of the Township. References to “development density” mean the density that results by dividing the total acreage of an area by the number of dwelling units planned for that area—it does not mean a uniform minimum lot size. 32 | P a g e �Recommended development densities are determined by considering a number of location elements. Most notable in Elmwood Township are the availability of public utilities and potential traffic impacts. It is the recommendation of this Plan that developments in areas that are not served with either public water or sanitary sewer system have a density of not greater than one unit per two and one-half acres. Zoning district regulations should reflect this policy with higher densities permitted in areas where public utilities are available or where the developer is planning to extend or install such facilities. The Ordinance should also provide standards whereby the Planning Commission may offer bonus density calculations to developments that exhibit exceptional site design in terms of considering the natural and manmade environment. Traffic impacts will also affect density determination. In order to better assess potential traffic problems, the Township should also incorporate into the zoning ordinance standards identifying when and what type of traffic impact studies should be required as part of the development review standards. One of the key triggers for identifying when an impact study should be required is “trip generation.” The trip generation of a proposed development is basically the number of inbound and outbound vehicle trips that are expected to be generated by the development during an average day or during a peak hour. Table 3 lists some of the more common types of developments and the number of trips which could be expected to be generated by development. Following the Table are recommended thresholds for trip generation that help identify when a traffic impact study should be completed. 33 | P a g e �Table 310 Examples of Trip Generation for Common Land Uses Land Use AM Peak hour Size PM Peak Hour IDai liy T rips Residentiat S ingle Fami'ly 70 U1nits 52 6,9 661 S ingle Fami'ly 150 1..mns 111 149 1,4 16, 53 64 115 lllnHs 2:45 llnns 125 llnfiS 29,5 U1nits U1nits U1nits Apartmen1s/C-0ndom · i urnsfliov,, nhouses (ll.!ow Rise: 1-2 floors) A parbnen1s/C-0ndom · i urnsfliov,, n:houses (ll.!ow Ri s.e: 1-2 floorn) Apartmen1s/C-0ndom· i urnsfli011,1 I n houses (Medi urn Rise) A pm1men1s/Condom i urnsfliov,, I n houses (Medi um Rii se) Mbb~e Home Park 842' 113 140 305 137 1,793 45 55 106 130 36 64 1,6 05 7(10, 1,525 680, 19 14!0 Shopp ing Center ,(GFA) 5,2fl0 sqft 5 20 196, Shlop;ping Center ,(GFA) 15,500 sqft 15 59 585 Fas Food Restaurant wl d rive-in 2,600 sqft 104 85 1,224 Fast Food Restaurant wfd rive-in 5,2.00 sqft 2(19 170 2 ,449 6,5 0 sqft 49 57 Gas Sta on with con,..enien ce· store ,(GFA} Banks w/ drive·- in (GFA), 1,300 sqft 99 HS 2,2fl0 sqft 21 45 Banks w/drive-in (GFA), 4 ,400 sqft 42 90 120 f OOlllS 56 n 1,003 250 i oorns 2 ,090, Mbb~e Home Park Gas Station with con,..enien ce stor e ,(GFA} Hotel 936, 1,872' 220 440, 118 150 Genera l Office 22,000 sqft 26 25 2 14 General Office 55,000 sqft 64 63 536, Medica'l!Dootal Office 18,600 sqft 64 647 Medica'l!Dootal Office 37,000 sqft 52 1(13 128 1,288, Hotel Note: GLA = Gross Leasable Area; GFA = Gross Floor Area _________________________ Rates/equations used to calculate the thresholds are from Trip Generation, 10 Transportation Engineers. 10 th Edition, by the Institute of 34 | P a g e �The following thresholds for requiring a traffic impact study are recommended for most cases in Elmwood Township11: • Any proposed site plan or subdivision plan which would be expected to generate over one hundred (100) directional trips during the peak hour of the traffic generator or the peak hour on the adjacent streets, or over seven hundred fifty (750) trips in an average day. A less detailed study (Traffic Impact Assessment) is recommended for projects which could generate 50-99 directional trips during a peak hour or 500-749 trips during an average day. • Any proposed development along a corridor or segment of a corridor currently or projected to experience significant congestion or relatively high accident rates which would be expected to generate over 50 directional trips during the peak hour of the traffic generator or the adjacent streets, or over 500 trips in an average day. • For new phases or changes to a development where a traffic study is more than two years old and roadway conditions have changed significantly (volumes increasing more than two percent annually). • A change in use or expansion at an existing site where traffic is expected to increase by at least 50 directional trips in a peak hour. • Special land uses, conditional land uses, planned developments, and other uses which are required to provide a traffic impact study in the zoning ordinance. Wellhead Protection As mentioned throughout this Plan, access to public drinking water and sanitary sewer facilities in the Township is limited. This fact, combined with the amount of land which has the potential to be developed during the life of this Plan, brings to the forefront the need to include in this Plan protection measures for private and shared water systems. It is the intention of this Plan to encourage shared utility systems for all developments resulting from subdividing, condominium or planned development activity. This is especially true if the overall density of the development exceeds one unit per acre. Even with a shared system, however, the risk of environmental hazard is not eliminated. _____________________ Threshold recommendations found in this section are taken from the publication Evaluating Traffic Impact Studies, 1994, Michigan Department of Transportation, et. al. 12 National (U.S.) Research Council on Groundwater Quality Protection, National Academy Press, Washington, DC, 1986. 11 35 | P a g e �The most significant sources of water supply contamination are landfills, surface impoundment areas, subsurface percolation from septic tanks and cesspools, open dumps, injection wells and underground storage tanks.12 These uses represent both point and nonpoint contamination sources. Point source is the term used to describe contaminants which originate in the immediate area ofthe well or tap. For example, of the above list, surface impoundments and open dumps are good examples of point source polluters. Contaminants from these uses may seep directly down through the soil to the water source. By carefully monitoring land uses at the surface, much of the potential for point source contamination may be abated. Non-point source contamination is much more difficult to control because the cause of the problem may actually be located a considerable distance from the well. This type of contamination is caused by pollutants (e.g., from a leaking underground tank) filtering into an underground aquifer and migrating slowly to off-site well and water sources. Prevention of this type of contamination must involve a collective effort on the part of property owners and local officials from a large geographic area. It is the recommendation of this Plan that all existing and future wells be protected from both point and non-point source contamination to the greatest degree possible. This may be undertaken through a variety of means, including monitoring wells for land uses with a potential for wide area contamination; the incorporation of wellhead protection overlays zones into the local zoning ordinance, and careful permitting of potentially hazardous land uses, especially in areas of shared wells and highly permeable soils. _____________________ National (U.S.) Research Council on Groundwater Quality Protection, National Academy Press, Washington, DC, 1986. 12 36 | P a g e �PLAN RECOMMENDATIONS Five future land use classifications are proposed for Elmwood Township. A description of each land use category is presented below. High Density Residential A total of 1,612 acres or 13.2 percent of the Township is planned for High Density Residential land uses. This land use is intended for single-family residential development on the smaller lots near Lake Leelanau, along M-22, and in the area adjacent to Traverse City, west of Greilickville with the following objectives: • To provide lands in the Township for more urban-type residential lots of less than one acre in size; • To use to public advantage the availability of public sanitary sewer facilities in the planned development of these parcels; • To protect the residential character of areas so designated by excluding incompatible activities such as, but not limited to, commercial and industrial land uses; • To encourage a suitable family environment by permitting appropriate neighborhood facilities such as places of worship, schools, playgrounds, and open spaces; • To permit certain institutions and utilities considered compatible with residential neighborhoods; • To preserve individual privacy and avoid overcrowding by requiring minimum yard setbacks and by regulating the maximum amount of lot coverage permitted; • To provide for access to light and air and for privacy, as far as reasonable, by controlling the spacing and height of buildings; • To protect residential areas from unnecessary traffic to the greatest degree possible; and, • To encourage development within residential areas that is attractive, consistent with family needs, and conducive to an improved environmental quality. Most of the planned High Density Residential land in the Township is already developed according to the recommendations of this plan, however not always with the benefit of public utilities. This is most notably the case along the coast of Lake Leelanau and along M-22, north of Crain Hill Road. The majority of additional, vacant area planned for this type of residential use is located around the city of Traverse City and is served with public sanitary sewer. 37 | P a g e �The intensity of new High-Density Residential development will be dependent upon the availability of central utilities as well as the amount of traffic generated. Given a general density of less than one acre, with potential density of as much as twelve (12) units per acre, single- family residential areas should be located close to a roadway designated as either a principal or minor arterial. Multiple family developments should be directed toward areas where public utilities are available or planned as part of the site design. The boundaries for the High-Density Residential area are intended to serve as a guide and specific limits will be dependent on both natural and manmade features. This is especially true for the properties surrounding the city of Traverse City. As the indicated area infills with development and public utilities expand to meet demand, the boundaries of High Density housing will also expand. As the Planning Commission considers this future expansion, they should also be aware that not all designated areas are suitable for intense development. They should be observant of the environmentally sensitive conditions in some locations and encourage developers to creatively protect these areas as part of the site design. It should be noted that this Plan recognizes the Michigan State Supreme Court holding that manufactured housing units cannot be excluded from districts in which site-built singlefamily homes are permitted, simply because they are factory built. The Court did acknowledge, however, that a Township had the right and responsibility to adopt adequate, reasonable regulations to assure that manufactured units would be compatible with other site-built housing in the vicinity. Therefore, while the Plan honors the holding of the Court regarding placement of manufactured housing in all districts in which single-family homes are allowed, it also recommends that Elmwood Township continue to implement adequate, reasonable zoning ordinance provisions governing manufactured housing to assure, insofar as possible, that such housing will meet standards of compatibility. Medium Density Residential Approximately 2,211 acres of land, representing 18.1 percent of the Township's area, have been planned for Medium Density Residential development. Intended uses within this designation would include: • • single-family detached dwelling units; various public and semi-public uses, as may be desirable. The Medium Density Residential land use classification intended to provide locations for building sites on lots which are greater than one acre. Lands in this classification are currently developing with homesites on individual or platted lots which are between five and ten acres. Although allowed, little additional subdividing is expected in areas designated as Medium Density Residential. The attraction for residents in this area are the large, private parcels with commanding views of the countryside. Public water and sewer facilities should be considered in density calculations. 38 | P a g e �Rural Low Density Elmwood Township has historically been an agricultural community. A look at the plat map today reveals a significant number of large parcels, many of which are currently farmed or have been farmed at one time. As the local economy moves away from farming and young family members seek opportunities away from the land, an increasing number of property owners are considering the possibility of releasing their land to development. As certain areas of the Township move through this transition, large tracts of land will likely be made available for development. In Elmwood Township, these lands may be found throughout the entire length of the Township and from Solon Township line to the west to Cherry Bend Road to the east. Because of the transitional nature of the properties in this area, the desire of residents to retain the rural character and the current lack of public water and sanitary sewer facilities, this future land use classification has been termed Rural Low Density. The terrain, soils and existing land uses vary greatly throughout this classification of land. Large tracts of farmed land are found in the relatively flat Sections of 25, 30, 31, and 36. Wetlands are interspersed with scattered residential lots extending diagonally through Sections 12, 18, and 20. Steep ravines and farmland are the primary characteristics of Sections 6 and 7, and Sections 1 and 12 find the ravines leveling somewhat with more farms and scattered residences on individual lots. Generally, lands in the Rural Low Density category are either farmed or vacant, and wooded and hilly. The growing attraction of northern Lower Michigan, both as home and recreation destination, has been frequently documented. As the Township moves into the next wave of development, it is critical that any transition of lands be conscientiously planned to protect those natural characteristics which first attracted residents and visitors to the region. The Rural Low Density section of this Plan will help identify methods and strategies for the Township to consider when developing regulations for future land uses. It is not the intent of this plan to encourage residents away from agriculture or in any way create difficulty for those who are committed to remain in farming for the foreseeable future. Developments occurring adjacent to those areas where farming activities are expected to continue should incorporate appropriate design measures to minimize the impact of development on land which is being farmed. Although traditional parcel subdividing is often the instinct for property holders, the Township should build incentives into the zoning ordinance which will increase the appeal of the less- traditional clustered and/or mixed-use development. Clustering is a form of residential subdivision that permits housing units to be grouped on sites or lots with dimensions, frontages, and setbacks reduced from conventional sizes, with remaining land dedicated as permanent open space. Clustering permits greater flexibility in residential design and discourages development sprawl while permitting the owner and developer the overall density allowed by the underlying zoning district. A condition of the cluster design approval is that open space may not be further subdivided, and must be 39 | P a g e �designed and intended for the common use of residents of the development. Preservation and/or maintenance provisions for the common areas shall be clearly explained and adopted as part of the project approval. It is recommended that these planned developments should be primarily residential in nature, but some mixing of uses, such as outdoor recreational uses, in Planned Developments (PD) should also be permitted. Recreation areas, sidewalks, neighborhood retail shops, and natural feature enhancements which are built into the plan help meet the needs of a variety of lifestyles as well as helping to create a sense of community for residents living in the developments. Examples of recommended retail uses would include coffee shops, bookstores, and small grocery stores. Personal service uses may also be intermixed in the developments. Uses with a large consumer draw and/or which have a large trip generation rate should be avoided. Non-residential elements should, whenever possible, be designed into the interior of the development. Single-family condominium development can also be anticipated within this district. A condominium is a building or group of buildings in which units are owned individually and the structure and all the unit owners on a proportional, undivided basis own common areas and facilities. Such ownership has long been associated with multiple-family developments. It has recently become more popular for single-family development because the condominium approval process allows developers to circumvent the platting procedure of the Land Division Act (formerly the Subdivision Control Act of 1967, as amended (PA 288 of 1967), thereby reducing the length of time required to have a development approved. In addition, local subdivision control ordinance engineering standards (such as pavement width or composition) can be relaxed because maintenance obligations can be transferred from the local governing body to the condominium association. Large, outdoor recreation facilities may also be considered for properties in the Rural LowDensity classification. Golf courses, riding stables and similar uses enhance the quality life for residents and visitors to the area while helping preserve the open, rural character of the community. Specific permitted development densities will depend on site conditions, availability of public or shared water and sanitary sewer facilities and the development objectives of the landowner. As landowners take increased measures to preserve the Township’s open spaces and rural character and minimize public impacts, greater development densities could be permitted. Thus, a strong incentive will exist to develop land in a responsible manner as it relates to preserving the Township’s current character. Another critical area of concern in this land use classification is the M-72 corridor. The 2013 Township Survey shows that the M-72/Bugai Rd area is an area where some respondents would like to see commercial development. The Planning Commission should study this area to determine the type of development that should be allowed in this area. It is anticipated that this area will provide some sort of form based zoning so that the structures are visually appealing and not steel structures. The Rural Low Density classification encompasses a total of 6,656 acres, or 54.4 percent of the Township’s land area. 40 | P a g e �Greilickville Service Area Commercial, office and industrial development is an important aspect of the livelihood of any community, in terms of offering services to residents, providing a reasonable tax base, and having increased employment opportunities. The Greilickville Service Area in the most southeast corner of the county has evolved into the commercial and retail center of the Township, offering a variety of shopping, non-profits, and service-oriented opportunities for local residents. Lands found in this classification are generally planned for more intense uses and densities than other locations. This is due in part to the availability of public water and sanitary sewer facilities, and the proximity to compatible land uses in the city of Traverse City. Examples of commercial uses recommended for the Greilickville Area include restaurants, professional offices, personal services and convenience grocery stores. Industrial uses should be limited to those which are generally compatible with residential uses or which under the imposition of certain reasonable conditions may be safely and aesthetically located in relatively close proximity to residential uses. Residential use recommendations are similar to those in the High-Density Residential classification, with consideration given to multiple family developments where both pubic water and sanitary sewer is available. Commercial uses should be designed consistent with the recommendations of the New Designs for Growth Development Guidebook. Specifically, the uses in this area should be encouraged to provide shared access, margin access easements, and screen parking and loading areas. Building architecture and signage should be compatible Commercial Development Guidelines with surrounding uses, including residential uses. Future commercial or industrial rezoning requests which are not in conformance with the Plan, must be carefully analyzed in terms of their .. potential effect on the existing SPECIES THAT OCC t,"~, 1N NEARBY WOODS ANO FIELD: commercially zoned and ,,#•.ti---.. • · established properties. The indiscriminate rezoning of properties for commercial use will diminish the integrity of quiet residential neighborhoods as well as hinder the success of existing commercially zoned properties. The result will be a pattern of commercial development which does not adequately serve the local and regional populations. .. \,1,,1.: 41 | P a g e �Timberlee The Timberlee resort area encompasses several acres in Sections 12, 13, 18, and 24. This area has historically been used as a resort area and should be planned for the continued use as such. This area has developed over the years as a mix of residential and commercial uses. Not surprisingly, some ventures in this area have proven successful, while others have not. Currently there are a number of plats, not all developed, and a restaurant operating in the Timberlee area. Although many lands have been platted, not all have been developed. The topography and availability of a central water system should make this area desirable for residential, recreational, and commercial land uses. To take advantage of the extremes in elevation, the area lends itself naturally to both outdoor recreation and residential land uses. Non-residential uses, including restaurants, shops and services geared toward the local market are recommended to support the primary uses. Site design for commercial establishments should follow the recommendations stated in the Greilickville Service Area of this Plan and the and New Designs for Growth Development Guidebook. In addition, non-residential uses should be located toward the center of the development and all future development should be planned with attention to the natural features of the area. Residential densities in Timberlee should vary from very high density (up to twelve units per acre) in areas served with public water and adequate road visibility to at least one unit per 2.5 acres in areas without shared utilities or where the roadways wind and curve to create blind access drives. Because of the unique characteristics and uses, the Planning Commission should develop a sub-area plan for the Timberlee area. 42 | P a g e �Zoning Plan Section 22, (2), (d), of the Michigan Planning Enabling Act (Act 33 of 2008) requires that Master Plans adopted after September 1, 2008 include a Zoning Plan to explain how the future land use categories in this Plan relate to the zoning districts incorporated in the Township’s Zoning Ordinance. The following table relates the more general future land use categories with the zoning districts and discusses the features and factors to be considered in reviewing requests to rezone lands in the Township consistent with this Plan. Future Land Use District Greilickville Service Area High Density Residential Compatible Zoning District General Commercial Light Industrial Neighborhood Commercial Shoreline Commercial Municipal Center Residential 3 Residential 3 Manufactured Home Park Medium Density Residential Residential 2 Rural Low Density Residential 1 Agricultural-Rural Timberlee Rural Resort Residential 1 Residential 3 Evaluation Factors The Greilickville Service Area is intended to provide commercial needs and high density needs for the community. This area generally has public water and sewer available. The High Density Residential district provides for multiple family dwelling and higher densities with smaller lots. Generally, in areas where public water and sewer are available or along waterfront. The Medium Density Residential district allows for single family and two-family dwellings on larger lots. These areas typically do not have public water and sewer. The Rural Low Density areas are where large lot developments or farming occurs. Timberlee area is located near Timberlee Recreation Area and may have public water. There is a mix of single-family dwellings and townhomes. 43 | P a g e �Plan Implementation Resources The Elmwood Township Master Plan is a comprehensive community policy statement. The Plan is comprised of a variety of both graphic and narrative policies intended to function as benchmarks and to provide basic guidelines for making reasonable, realistic community development decisions. The Plan is intended to be used by Township officials, by those making private sector investments, and by all of those Elmwood Township citizens interested in the future development of the Township. The completion of the Plan is but one part of the community planning process. Realization or implementation of the recommendations of the Plan can only be achieved over an extended period of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: • assuring community-wide knowledge, understanding, support, and approval of the Plan; • regulating the use and manner of development of property through up-to-date and reasonable zoning controls, subdivision regulations, and building and housing codes; • providing a program of capital improvements and adequate, economical public services by using available governmental financing techniques to encourage desired land development or redevelopment; and, • developing design guidelines to implement attractive development within the Township. Public Support of the Long-Range Plan Citizen participation and understanding of the general planning process and policies of the Plan are critical to the success of the Township's planning program. A well-organized public relations program is needed to identify and marshal public support. Lack of citizen understanding and support could have serious implications for the eventual implementation of planning proposals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessments, zoning decisions, and development proposals are some of the results of public misunderstanding and rejection of long-range plans. The validity of the Plan, as well as the right of the Planning Commission to review various development proposals to assure their compatibility with the Township's expressed policies, requires that the Plan be officially adopted by the Commission. 44 | P a g e �Land Development Codes Zoning Ordinance Zoning regulations are adopted under the power granted from the State in the Michigan Zoning Enabling Act for the purpose of promoting community health, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the community into districts, for the purpose of establishing density of population and regulating the use of land and buildings, their height and bulk, and the proportion of a lot that may be occupied by them. Regulations in different kinds of districts may be different. However, regulations within the same district must be consistent throughout the community. The intent of zoning is to assure the orderly development of the community. Zoning is also employed as a means of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a comprehensive long-range community plan. Zoning is an effective tool not only for the implementation of the Plan, but also benefits individual property owners. It protects homes and investments against the potential harmful intrusion of business and industry into residential neighborhoods; requires the spacing of buildings far enough apart to assure adequate light and air; prevents the overcrowding of land; facilitates the economical provision of essential public facilities; and aids in conservation of essential natural resources. A stable, knowledgeable Planning Commission is critical to the success of the zoning process. The Commission's responsibilities include long-range plan formulation and the drafting of appropriate, reasonable zoning ordinance regulations designed to implement Plan goals and objectives. Adoption of the zoning ordinance by the legislative body then provides the legal basis for enforcement of zoning ordinance provisions. The ultimate effectiveness of the various ordinance requirements, however, is dependent upon the overall quality of ordinance administration and enforcement. If administrative procedures are lax, or if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. There are a variety of zoning approaches and techniques which may be employed to help assure that Elmwood Township remains an attractive community in which to live and conduct business. These techniques acknowledge the critical role of both Township officials and staff in enforcing the provisions of the local zoning ordinance. Two key tools available to Township officials seeking to assure quality development are special approval use procedures and performance guarantee provisions. 45 | P a g e �Some land uses are of such a nature that permission to locate them in a given district should not be granted outright but should only be approved after assurances that the use will meet certain specified conditions. These types of land uses are called special approval, conditional, or special exception uses. The Township currently uses this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the compatibility of the use within the vicinity in which it is to be located. This technique is based upon discretionary review and approval of special land uses. The site development requirements and standards upon which these decisions are made are specified in the ordinance as required by state law. However, additional reasonable conditions may be attached in conjunction with the approval of a special land use including provisions to conserve natural resources and measures designed to promote the use of land in an environmentally, socially, and economically desirable manner. To ensure compliance with a zoning ordinance and any conditions imposed under the ordinance, a community may require that a performance guarantee, cash deposit, certified check, irrevocable bank letter of credit, or surety bond, acceptable to the Township and covering the estimated cost of improvements on the parcel for which site plan approval is sought, be deposited with the Clerk. This performance guarantee protects the Township by assuring the faithful completion of the improvements. The community must establish procedures under which rebate of cash deposits will be made, in reasonable proportion to the ratio of work completed on the required improvements, as work progresses. Subdivision Regulations When a developer proposes to subdivide land, he or she is, in effect, planning a portion of the Township. To assure that such a development is in harmony with Plan objectives, the subdivision or re-subdivision of residential or nonresidential land must be guided by the Township in accordance with the Land Division Act (formerly the Michigan Subdivision Control Act, Act 288, P.A. 1967, as amended). Several direct benefits accrue from the regulation of subdivisions by a local unit of government. By requiring the developer to install adequate utilities and improved streets, purchasers of the lots are not later burdened with unexpected added expenses. A subdivision without adequate physical improvements is detrimental not only to itself, but it also reduces the opportunity for reasonable development of adjacent parcels. In addition, long-range economy in government can be realized only when adequate improvements are provided by the subdivider. As a part of its review of proposed subdivisions, the Planning Commission focuses on such features as the arrangement and width of streets; the grading and surfacing of streets; the width and depth of lots; the adequate provision of open space; and the location of easements for utility installations. The subdivision review process is one of the methods of implementing the goals and policies of the community's long-range Plan. 46 | P a g e �Capital Improvement Program Elmwood Township created a Capital Improvement Plan in 2017 that will be reviewed and updated annually. The Plan includes anything that is anticipated to cost more than $10,000 and lasts longer than one year. This includes any land acquisitions, new vehicles, new structures, and infrastructure. Few communities are fortunate enough to have available at any given time sufficient revenues to satisfy all demands for new or improved public facilities and services. Consequently, most are faced with the necessity of determining the relative priority of specific projects and establishing a program schedule for their initiation and completion. The orderly programming of public improvements is to be accomplished in conjunction with the long-range Plan for development. In essence, the Capital Improvements Program is simply a schedule for implementing public capital improvements, which acknowledges current and anticipated demands and which recognizes present and potential financial resources available to the community. The Capital Improvements Program is a major planning tool for assuring that they proceed to completion in an efficient manner. The Capital Improvements Program is not intended to encourage the spending of additional public monies but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated projects. Long-range programming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of community need. Second, the program must be developed within the community's financial constraints and must be based upon a sound financial plan. Finally, program flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all proposed improvements and related expenditures. It is essential that, in the process of preparing and developing the program, the Planning Commission be assigned a role in reviewing project proposals to assure conformity with the Elmwood Township Master Plan and to make recommendations regarding priority projects and appropriate methods of financing. Governmental Assistance Many sources of governmental assistance are available to aid local officials and private interests in meeting desired land use objectives or improvement needs. Local government must also be cognizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a common purpose. The participation can range from direct loans to private interests to reduce the capital needed to develop a project, selling publicly controlled land at less than fair market value to lower construction costs, or by issuing bonds to acquire land, construct buildings, or acquire equipment which the Township would sell or lease to private industry. 47 | P a g e �Design Guidelines Elmwood Township is experiencing a transition from an agriculturally based community to a suburban community. The accompanying population growth often occurs with only a limited regard to preservation of environmental and scenic amenities. The Plan can only assure what type of development occurs, not what the quality of the development will be. Design guidelines are a way of helping to ensure the Plan's intent to create attractive development within Elmwood Township. 48 | P a g e �Appendix A-Maps 49 | P a g e �t NORTH CHARTER TOWNSHIP OF ELMWOOD FUTURE LAND USE MAP 1111 GREILICKVILLE SERVICE CENTER MEDIUM DENSITY RESIDENTIAL L_J TIMBER LEE HIGH DENSITY RESIDENTIAL 1111 RURAL LOW DENSITY TRAVERSE CITY - TartTrait Date: 416120 16 50 | P a g e �0 • CHARTER TOWNSHIP OF ELMWOOD 1111 Loamy Sand 1111 Sand Muck 1111 Silty Clay Loam 1111 Sandy Loam [=:J Water Gravelly Sandy Loam [=:J Muck 1111 Silt Loam 1111 Loam 1111 Sand Elmwood Soils N A 51 | P a g e �akeview Hills <ii -1!: "' 0.. QJ Fouch Hoxie OJ ::, CD Lo g ra ch Harrys M 2 t NORTH CHARTER TOWNSHIP OF ELMWOOD Public Water System Date : 4/17/20 17 52 | P a g e �t NORTH CHARTER TOWNSHIP OF ELMWOOD Public Sewer Map Date: 4/17/2017 53 | P a g e �erse 27 CHARTER TOWNSHIP OF ELMWOOD Zoning Districts Manufactured Home PBJi { MHP) - GeneralCommerciel { GC) Rural Resort { RR) - Light Industrial (LI) Residential 2 { R-2) Munici?BI Center (MC) - Shoreline Commercial ( SC) Residential 3 { R-3) Neighbolhood Commercial ( NC ) - - ~ricultural- Rural {A-R) - Residential 1 { R-1 ) - - Travase City ~ Conditional Rezoning Offic ial Zoning Map A September 1, 2017 54 | P a g e �DISTRICT WIDE INITIATIVES 1 ESTABLISH COMMUNITY PUBLIC SPACES ACTIVITY,SUPPORTTHE RRIDOR,ANOCREATEA , CREATELINKSTOAOJACENTPROPERHESTHATPROMOTESPUBLIC ACCESS ANO PEDESTRIAN SAFETY. · INSTALL FISHING PIER ALONG EXISTING ARMOR STONE REVETMENT 2 CEOA R LA KE ESTABLI SHAMIXAND DENSITYOF LAND USES ;·······-._.......... ...1 , OEVEtOPLANOUSESTHATSUPPORTEACHOTHERANDFIT THE \ . .. p ; ( l b~ l l A~ , : IOl ' LA U\ 0 TD ; , : E CHE RRY BEND ROA D 3 2 , DISTRICT PARKING STRATEGIES , DEVHOPSHAREDPARKINGRESOURCES , UTIUZEPEAK·SEASONSHUTTLE/JITNEYSERVtCE , LOCATE PARKING IN REAR OF FUTURE DEVELOPMENT 4 DISTRICT CONNECTIVITY , EN HANCE EXISTING , INCREAS TRAILAL , PROVIDE PROPERTY 5 ENVIRONMENTAL STRICT TO CREATE AN REEKFROMTARTTRAIL TO BAY J'S NATURAL RE.SOURCES AS ELMWOO D TO WNI HI P LEGEND DEVELOPMENT BLOCK EXISTING DEVELOPMENT IT] PARKING GREEN INFRASTRUCTURE DEVELOPMENT OPPORTUNITY EXISTING ROAD PROPOSED ROAD EXISTING TRAIL PROPOSED TRAIL EXISTING WATERWAY PARCEL LINES EB EL MWOOD TOWNS HIP MIC HI GAN F,guie 6 Augult 20, 201 l Greil1ckville Co111merc1al Corridor Sub-Area Master Plan -~~lllllllllij LAND USE PLAN SMITHGROUPJJR 55 | P a g e �Appendix B-Demographics Socioeconomic Profile This chapter examines the characteristics of the Elmwood Township’s population and housing stock, identifies historical patterns, and determines future trends of the Township. The data described in this chapter is benchmarked to county and state. Population Data in Table 4 indicates the decennial population count of Elmwood Township, its surrounding townships, Leelanau County, and the State of Michigan. This data reflects the numeric and percentage change in population of the communities listed below. 56 | P a g e �Population by Jurisdiction Table 4 Place 1970 1980 1990 2000 2010 2015 Projection Elmwood Township 2,240 3,004 3,427 4,264 4,503 4,566 Bingham Township 916 1,546 2,051 2,425 2,497 2,530 Centerville Township 473 709 836 1,095 1,274 1,288 Cleveland Township 393 654 783 1,040 1,031 1,046 Empire Township 547 457 503 707 807 Empire Village 409 340 355 378 375 Glen Arbor Township 571 578 644 788 859 871 Kasson Township 676 952 1,135 1,577 1,609 1,628 Leelanau Township 1,270 1,560 1,694 2,139 2,027 2,052 Leland Township 1,219 1,446 1,642 2,033 2,043 2,068 Solon Township 798 987 1,268 1,542 1,509 Suttons Bay Township 838 1,270 1,589 2,393 2,363 Suttons Bay Village 522 504 561 589 618 Traverse City in Leelanau County n/a n/a 39 149 192 Traverse City 18,048 15,516 15,155 14,532 14,674 Leelanau County Population 10,872 14,007 16,527 21,119 21,708 21,981 8,881,826 9,262,078 9,295,297 9,938,444 9,883,640 9,922,576 Michigan Population 57 | P a g e �Percent Population Change by Jurisdiction Table 5 1970-1980 1980-1990 1990-2000 Percen Number t Change Change 837 24.4% 374 18.2% 259 31.0% 257 32.8% Number Change 764 630 236 261 Percent Change 34.1% 68.8% 49.9% 66.4% Number Change 423 505 127 129 Percent Change 14.1% 32.7% 17.9% 19.7% Empire Township -90 -16.5% 46 10.1% 204 Empire Village Glen Arbor Township Kasson Township Leelanau Township Leland Township -69 7 276 290 227 -16.9% 1.2% 40.8% 22.8% 18.6% 15 66 183 134 196 4.4% 11.4% 19.2% 8.6% 13.6% Solon Township 189 23.7% 281 Suttons Bay Township 432 51.6% Suttons Bay Village Traverse City in Leelanau County -18 Elmwood Township Bingham Township Centerville Township Cleveland Township Traverse City Leelanau County Population Michigan Population 2000-2010 2010-2015 Number Change 239 72 179 -9 Percent Change 5.6% 3.0% 16.3% -0.9% Number Change 63 33 14 15 40.6% 100 14.1% Not Avail 23 144 442 445 391 6.5% 22.4% 38.9% 26.3% 23.8% -3 71 32 -112 10 -0.8% 9.0% 2.0% -5.2% 0.5% Not Avail 12 19 25 25 28.5% 274 21.6% -33 -2.1% Not Avail 319 25.1% 804 50.6% -30 -1.3% Not Avail -3.4% 57 11.3% 28 29 4.9% Not Avail n/a n/a n/a n/a 110 5.0% 282.1 % 43 28.9% Not Avail -2,532 -14.0% -361 -2.3% -623 -4.1% 142 1.0% Not Avail Percent Change 1.4% 1.3% 1.1% 1.5% Not Avail Not Avail 1.4% 1.2% 1.2% 1.2% Not Avail Not Avail Not Avail Not Avail Not Avail 3,135 380,252 28.8% 4.3% 2520 33219 18.0% 0.4% 4592 643147 27.8% 6.9% 589 54804 2.8% -0.6% 273 38,936 1.3% 0.4% Source: 1970, 1980, 1990, 2000, & 2010 Census, Estimate from US Census Bureau, Population Division; Annual Estimates of the Resident Population 58 | P a g e �Over the last 40 years, all of the townships in Leelanau County, with the exception of Empire Township, experienced significant increases in population until the 2000-2010 decade when the increase in population slowed greatly and even declined in some Townships. Between 1990 and 2000, Townships were experiencing 20-30% growth. During 2000 to 2010 growth was 5% with the State seeing a decrease in population. This is the result of the 2007-2008 financial crisis which greatly impacted development nationally. The largest increases in population occurred within Townships that are connected to Traverse City by M-22 and M-72. The close proximity of Bingham Township, Elmwood Township, and Suttons Bay Township to Traverse City has likely influenced this population growth. Elmwood Township, which is directly north of Traverse City, has the largest number of residents of any township in the County, followed by Bingham Township, Suttons Bay Township, Leelanau Township, and Leland Township. Leelanau County Population 25,000 20,000 15,000 10,000 5,000 0 1970 1980 1990 2000 2010 2015 Projection 59 | P a g e �Michigan Population 10,200,000 10,000,000 9,800,000 9,600,000 9,400,000 9,200,000 9,000,000 8,800,000 8,600,000 8,400,000 8,200,000 / / / / ~ 1970 1980 1990 2000 2010 2015 Projection The County’s population doubled between 1970 and 2010 with a total population of 21,981 in 2010. The State’s population only increased by 11% over the same period. The County has seen a larger population growth than the State in every decade except the 1980s when the population change was 18% for the County and 40% for the State. Elmwood Township Population by Age Group 1,600 - 1,400 0-4 1,200 5-19 1,000 20-44 800 600 45-64 400 .......... 65-74 200 ........ 75+ 0 1980 1990 2000 2010 60 | P a g e �Age-life Cycle The previous graph describes the age distribution of Township residents. For the purpose of analysis, age levels are categorized according to life-cycle stages. In this analysis, six lifecycles are defined: • • • • • • Preschool (Less than 5 years) School (5 to 19 years) Family Formation (20 to 44 years) Empty Nest (45 to 64 years) Senior (65 to 74 years) Elderly (75 years or more) According to the 2010 Census, the largest age group in Elmwood Township is the empty nesters (45-65 years old) followed by the family formation (20-44 years old) age group. The empty nester represents 33% of the population, while family formation represents 23% of the population and is decreasing over the years. In 2000, the family formation age group was 31% of the population. All age groups over 45, have increased dramatically since 2000 with the younger age groups decreasing. In general, the patterns of the age-life cycle in Elmwood Township is consistent with the State and National trends. People are living longer and the baby boomers, the largest demographic cohort in recent years, are getting older. Currently, Elmwood Township has the greatest percentage of individuals over 70 in the State for its population. Elmwood Township is located close to medical facilities and Traverse City, offering great location for the older population in retire. 61 | P a g e �Housing Housing Characteristics Elmwood Township 1990 2000 2010 Total Housing Units 1518 1914 2205 Total Occupied Housing Units Owner Occupied Renter Occupied 1288 1046 242 1697 1484 213 1902 1591 311 230 10 12 217 14 9 303 32 66 182 26 163 31 161 44 Vacant Housing For rent For Sale For seasonal, recreational, or occasional use Other vacant Source: 1990, 2000, & 2010 Census Between 1990 and 2010, the number of housing units in Elmwood Township has increased by 45% or 687 housing units, with the 1990s seeing a larger increase than 2000s. Of the total housing units, over 85% are occupied. Vacant housing makes up about 15% of the housing units. These numbers are consistent with the State of Michigan housing characteristics. In 2010, there were 4,532,233 housing units in Michigan. Of those, 3,872,508, or 85% were occupied and 659,725, or 15% were vacant. A differing characteristic between Elmwood Township and the State is the owner-occupied units. In 2010, 84% of the housing units in Elmwood Township were owner occupied while only 72% of the housing units in the State were owner-occupied. 62 | P a g e �Appendix C- Other Documents In addition to documents previously mentioned throughout this plan, the following documents, as amended from time to time, are incorporate by reference. July 2016 M-22/Greilickville Commercial Corridor Traffic Study 2013 Greilickville Sub Area Master Plan Community Park, Recreation, Open Space, & Greenways Plan 2013 Community Perception Survey Waterfront District Master Plan 63 | P a g e � 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 Elmwood-Twp_Master-Plan_2018 Creator An entity primarily responsible for making the resource Planning Commission, Elmwood Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2018-03-20 Title A name given to the resource Elmwood Township Master Plan Description An account of the resource The Elmwood Township Master Plan was prepared by the Planning Commission and was adopted on March 18, 2018. Subject The topic of the resource Master plan reports Elmwood Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/53ebfd5830814fbb40070409a4725c4e.pdf 01b1f9bac1ed079e853ba828455b7918 PDF Text Text Marilla Township Master Plan Revised 2018 Adopted by the Marilla Township Board: April 12, 2018 �TOWNSHIP OF MARILLA COUNTY OF MANISTEE. MICHIGAN Resolution number _ _ _ _ _ __ TOWNSHIP 80AAO RESOLUTION TO AOOPT (OR AMEND) MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commi$Sion to prepare a Master Plan for the use. development and preservation of all lands In the Township; an<! WHEREAS, the Planning Commission prepare<:! an upoated Master Plan and submitted the plan to the Township board lor<eview and comment; and WHEREAS. the Planning Commission held a public hearin9 on March 22. 2018 to oonsider public oomment on the Master Plan, an<I to further review and comment on the updated Masler Plan; ano WHEREAS, the Township Board find finds Iha! the update<I Master Plan is desirable and proper and furthers the use, preservation, and development goals and strat~ies of the Township; WHEREAS. the MPEA authorizes the Township board to assert by resolution ijs ri~t to approve or reject the proposed Master Pian: THEREFORE BE IT HEREBY RESOLVED AS FOU.OWS: t. Adoption of 2018 Master Plan, The Township board hereby approves and adopts the proposed 2018 Master Plan, including ell of the chapters, figures, maps and tabres contained 1herein. Pursuant to MCL 125.3843 the Township 8oa·d has asserted by resolutioll its rifl\1 lo approve or rej8C1 the proposed Master Plan end therefore the approval granted therein is lhe final step for adoption of the plan as provided in MCL 125.3843 and therefore the pten is effective as of April 12, :2018 2. Findings of Feet. The Township Board has made the foregoing detennination based on a review of existing land uses in the Township, a review of lh& existing Master Plan provisions and maps, input received from the Planning Commission and public hearing. and wilh the assistance of a professional planning group, and finds that !he updalecl Master Plan will aocurately reflect and implement the Township's goats and &ttategies for the vse. preservation, and development of lands in Man11a To..,nship. 3. Effe,:;live Date. The Master Plan shall be effective as of the date of adoption of this ,esofutioo. The foregoing resolution oftered by Boa\C\Member Second offered by Board Member ~,.,;J'~ k,/().,<,<. 6 ~ �• Upon roll call vole the tollowing voted: "Aye• &tl?ai: BL.JIM~'R~ lilJ,u.. ~ ' 7i Upon rod call vote lhe following voted: "Nay" <1 a,.., 7 I ha !lupe,v1sor decla1E1d the resolulions adopled. 8onnle I I ~. Marilla Township Clerk :Da:c?i.R JI RohC~:i ::---L- ' ~ C �Table of Contents Introduction.................................................................................1 Purpose....................................................................................................1 Legal Authority to Plan............................................................................1 Township Location and Description.........................................................1 Chapter 1: Township History........................................................ 2 Chapter 2: Natural Resources...................................................... 5 2-1 Glacial Features................................................................................. 5 2-2 Surface Water and Drainage Systems................................................ 5 2-3 Mineral Resources............................................................................ 6 2-4 Slope of the Land............................................................................... 6 2-5 Hydric Soils....................................................................................... 6 2-6 Soils with Limited Ability to Handle Wastes or Industrial Development............................................................................................... 7 2-7 Unique Agricultural Lands................................................................ 7 2-8 Definitions of Soil Types from the Manistee County Third Level Soil .. Association Report:................................................................................. 7 Chapter 3: Currant Land Use and Land Cover.............................17 3-1 Land Cover....................................................................................... 17 3-2 Land Use.......................................................................................... 17 3-2.1 Agricultural........................................................................................ 17 3-2.2 Residential.........................................................................................18 3-2.3 Public Lands/Forestry.......................................................................19 Chapter 4: Demographic, Economic & Housing Characteristics. 27 4-1 Population....................................................................................... 27 4-2 Housing and Households................................................................ 29 4-3 Education/Employment/Income..................................................... 30 Chapter 5: Infrastructure and Facilities..................................... 33 5-1 Transportation................................................................................ 33 5-2 Community and Private Facilities.................................................... 33 5-3 Education System............................................................................ 34 Chapter 6: Marilla Township 2018 Master Plan Goals & Objectives 39 6-1 Goals and Objectives........................................................................ 39 6-1.1 General Community Goals................................................................. 39 6-2.2 Residential Goals.............................................................................. 40 6-2.3 Commercial Goals............................................................................. 40 6-2.4 Agricultural Goals............................................................................ 40 6-2.5 Community Services and Infrastructure Goals..................................41 6-2.6 Forestry Goals...................................................................................41 Chapter 7: Future Land Use Plan................................................ 43 7-1 Residential District:......................................................................... 43 iv �7-2 Rural-Residential District:.............................................................. 43 7-3 Commercial-Residential District:.................................................... 44 7-4 Resource Preservation District:....................................................... 45 7-5 Forest Recreation District:.............................................................. 45 7-6 Wetland District:............................................................................. 46 i �Map Contents Environmental Inventory Map..................................................... 9 Soil Map...................................................................................... 11 Hydric Soils................................................................................13 Locally Essential Farmland Soils................................................15 Land Cover Map..........................................................................21 Parcel Assessment Classification Map........................................ 23 Residential Housing Locations Map........................................... 25 Transportation System Map....................................................... 35 School Districts Map.................................................................. 37 Future Land Use Map 2012........................................................ 47 Appendices Appendix A: Survey and Public Forum Results.......................... 49 ii �Page Left Intentionally Blank �The Master Plan Update Process, conducted in 2017-18 is to the existing 2013 Marilla Township Master Plan. The 2013 Master Plan had undergone a revision process that included adjustments to various sections of the plan, updating of maps, inclusion of a Park and Recreation Chapter and revisions to the goals and objectives and future land use plan. The 2018 Plan Update Process would make adjustments to the plan content, while also updating sections of the plan. Major updates and revisions were conducted to sections including History and Background, Socioeconomic Profile, and the Plan Goals. Other minor revisions were conducted periodically throughout the remaining plan sections. Maps were updated when new or updated spatial information was available. Removal of the 5 Year Park and Recreation Plan Chapter was necessary, since the Township Recreation Plan was folded into the 2016 Manistee County-Wide 5-Year Park and Recreation Plan. The County Recreation Plan and all subsequent local units plans contained therein meet State of Michigan approval guidelines through 2022. The Marilla Township Master Plan was approved and recommended for adoption following a public hearing held by the Planning Commission on March 22nd 2018 and adopted by resolution of the Township Board on April 12th 2018. A thank you is extended to the Planning Commission membership who spent time reviewing and critiquing the document. A thank you is also extended to the Township Board members and residents of Marilla Township for your participation in the process and public input. Marilla Township Planning Commission: J. Louis Hughes, Chair Gary Cilman, Vice-Chair Betty Buda-Joy, Secretary Pat Ellis Jan Thomas Zoning Administrator: Victor Ellis Marilla Township Board Members: David Barrett, Supervisor Debra Roberson, Clerk Phyllis Cholette, Treasurer Bruce Bahr, Trustee Jan Thomas, Trustee Jared Litwiler, Assessor Manistee County Planning Department: Rob Carson, A.I.C.P., Planning Director Nancy Baker, Planning Assistant iv �Introduction Purpose The preparation of a Master Plan is a process that is being undertaken by Marilla Township in order to properly identify resident’s needs, prepare accurate data, shape goals and objectives and formulate a Future Land Use Plan policy to be undertaken by the Township. The completion of a soundly accurate Master Plan provides the policy driven authority to institute and enforce zoning regulations that are based upon the information within the plan. Legal Authority to Plan This Master Plan for Marilla Township, Manistee County, Michigan is being drafted and adopted pursuant to the Michigan Planning Enabling Act of 2008, P.A. 33 of 2008, as amended M.C.L. 125.3801 et seq. Township Location and Description Marilla Township is located in the northeast corner of Manistee County. Its easternmost border is the county line between Manistee and Wexford Counties. Benzie County lies six miles to the north of Marilla Township. On the west border of Marilla Township is Maple Grove Township, to the south, Dickson Township, and to the north, Cleon Township. Marilla Township is almost exclusively rural and is considered to be within the Kaleva Hinterland within Manistee County. Only a portion of the township is within the City of Manistee’s area of secondary economic influence. That portion may be described as being the southerly and westerly line drawn diagonally across the township from the northwest corner to the southeast corner of the township. Space Left Blank for Plan Text The township is served by the Kaleva Telephone Company within the 362 exchange and in the northeastern section by the Ace Telephone Company. It is served by two electric utilities: Consumers Energy and Cherryland Electric Cooperative. Consumers serves the eastern and southern portions of the township and Cherryland serves the northern and western portions of the township. Location of Marilla Township in Manistee County Benzie County £ ¤ ¬ « US 31 Gr. Traverse County M-115 ¬ « M-22 Lake Michigan Marilla Twp. ¬ « M-37 Manistee County Wexford County ¬ « M-55 £ ¤ US 31 Mason County Lake County 1 Location of Manistee County in The State of Michigan �Chapter 1: Township History An early 1866 description of the area that became Marilla Township noted dense forests of maple, beech, hemlock and pine filled with “birds and beasts”. C. Churchill from Empire State arrived there in June and found rich soil, numerous springs, streams and dense solitude. The Churchills built a log cabin in this dense forest and were soon joined by other northern pioneers. These early dwellers had to be persevering and energetic. Cows had to be content with twigs and moss in the mangers at night and there were “dark days of disease and misfortune”. Most provisions had to be walked in from logging camps in the nearby forest. As time passed, more land was cleared, fields were cultivated and more prosperous times came. Originally, Marilla was part of an expanded Brown Township. In 1870, Marilla petitioned for township status. This petition, presented by James Winters, asked that “Town 23 North of Range 13 West…be detached and organized into a new township”. When he asked a county official to draw up the township organizational papers, the county official agreed to do this on the condition that the township be named after his daughter, Marilla. The Manistee County Board of Supervisors accepted the petition on January 4, 1870. A state study in 1870 showed Marilla with only nine farmers, 15 laborers, two carpenters and one sailor. These first township citizens ranged in age from 19 to 65, with the majority in their 30’s and 40’s. By 1873 a post office had been established and it remained open until 1932. George Brimmer was its longtime post master. Leander Hall initiated the organization of the township in order to organize a school. In the next four years, four school districts were established. They were named Clark, Evens, Gilson and Marilla schools. The Marilla Township Cemetery was established on Erwin Road early on and is still used today. Marilla Township’s history is one of a pioneering community integrated into the northern Michigan booming lumber industry. Michigan led the nation in lumber production from 1870 to 1900. Close proximity to the Manistee River made Marilla an attractive place to the early lumber barons. Growth was rapid during the beginning of this frenzied deforestation period of Michigan’s lumbering orgy (1870 to 1900). As early as 1882, Marilla was becoming strong agriculturally. Marilla had proved to have some fairly heavy loam soil and some generally good farm land. According to the Michigan census dated June 1, 1904, Marilla farmers were becoming significant producers in several areas of the county’s crops. At that time, there were 76 farmers in Marilla with an average farm size of 112 acres. Around that time (1903), there was no state or national forest land in Marilla. Much of that land was owned by lumbering companies and land speculators. As the lumbering era came to an end, a group targeted to move north when the lumber industry was declining and farming was being promoted, was the Church of the Brethren community in northern Indiana. In 1902, Hezekiah Grossnickle, who had been a successful farmer in Indiana, moved his family and belongings from Indiana to Brethren in a railroad boxcar along with other Brethren families. Some returned to Indiana, some remained in Brethren, but the Grossnickles chose a different path. Hezekiah moved his family to Marilla Township in search of better farming prospects. The family eventually owned 240 acres in Section 27 of Marilla Township. E. Judson Ulery, Hezekiah Grossnickle and others purchased the then existing Baptist Church and initiated the congregational formation of the Marilla Church of the Brethren that is still active today. Eventually much of the logged over area of the township became part of the Manistee National Forest and at some point, the Marilla Trail head of the North Country Trail was established and is a popular place for hiking because of its high bluff above the Manistee River. 2 �In 1919, there was a post office, a blacksmith shop and three general stores located along Marilla Road about ¼ mile north of present day Nine Mile Road. The three general stores were named Brimmer’s, Stark’s and Danville’s. The Brimmer store served as a post office as well as offering general merchandise. At some point, there was a pickle receiving station located along the railroad tracks. Today a pickle receiving station still exists at the Howes farm on Marilla Road. The River branch of the Manistee & Northeastern Railroad ran through Marilla from east to west. The railroad made the isolated community of Marilla more accessible to the outside and the outside more accessible to Marilla folk. When the lumbering industry collapsed, the railroad left also, and only one store remained after 1930, the Brimmer Store later became Jack and Adeline McDonald’s Oshkosh “Jack’s Store”. It operated well into the 1990’s before its owner, Adeline McDonald, retired. The northwest corner of Marilla Township could be referred to as “Old Marilla” because our earliest settlers first homesteaded there. Benjamin Yates carved out a homestead there and eventually the area became known as “Yates Corners”. It bordered on Lemon Lake to the west, an area which eventually included a logging camp, a railroad depot, blacksmith, and post office. “Yates Corners” eventually included a general store/post office, a W.C.T.U. Chapel, a “Modern Woodsmen Hall, and the “Royal Neighbors of America” met as well. In the early days of Marilla Township, the first school established was constructed of logs and its first teacher was Miss Jennie Pope. Early settlers relate that boys were asked to crawl under the floor of the school to retrieve the slate pencils that had fallen through the cracks in the roughly hewn plank floor boards. Thereafter when milled lumber was available, 4 “handsome” one room schools were built to accommodate a growing number of students. They were located in the corners of Marilla Township in such a way that each school could be within a reasonable walking distance. They were Evens School near Yates Corners or “Old Marilla” in the northwest, Gilson School in the west region, Clark School in the northeast area, and Marilla in the northern part. These schools served Marilla’s students until the new consolidated school, the new Marilla Standard School, was completed in 1922. Due to changing needs, this school closed in the late 1940’s and students attended Kaleva, Mesick, and Copemish Schools. Of the four schools, all closed except Clark School which remained independent for a number of years before closing and the students then attended Mesick School. The Marilla Standard School now in 2017 serves as the township hall with multiple uses: government center, community center, and a fine museum called “Marilla Museum & Pioneer Place” consisting of a main museum in the lower level of the building, an 1870’s hand hewn log home, the Nels Johnson Cabin, and the 1900 Pioneer Barn. The old school has served the community in many capacities. Among uses are a senior center and a meal site for “Meals On Wheels”, a food pantry, a TOPS weight loss meeting site, “Friends of Marilla” a service group, a knitting group, computer assistance, and a place to walk inside in the winter months. The building also is rented for public use which includes a faith community and other groups. Farming in our rural community has changed through the years. In the early years, people settled in Marilla Township mainly because they wanted to farm the land. Logging and farming existed side by side. There were many farmers and the land was highly cultivated. The population reached a high of 379 in 1940. This trend continued through the 1950’s. Then a shift began to happen. Fewer people farmed and our children didn’t stay in the community. New retirees from “downstate” moved in and only a handful of farmers were actively farming. Marilla Township became a retiree community and the children became fewer and fewer following the 1980’s. Beginning about 2012, another shift happened. Two corporate farms purchased or leased large tracts of land and now the amount of land under cultivation is again growing rapidly. On the other hand, families are moving in and doing small scale farming so that the number of children is growing. Marilla still remains a sparsely populated 3 �community. Some other commercial enterprises have developed through the years including: Cilman’s Feed Store, Flaughers’ Bakery, Howes’ farm markets, Howes Pickle Station, Smith’s and Usher’s farm meat sales, maple syrup sales, and Ashcraft’s Irrigation Service. Job opportunities are few in Marilla so it has become a place live while working someplace else. Marilla remains a peaceful, pleasant rural atmosphere of hills, valleys, and some flat tableland. Snowmobiling, hunting, fishing, boating, and swimming in the nearby “Mighty Manistee”, use of ATVs, and hiking the Marilla Trailhead of the North Country Trail system are popular recreational pursuits for residents and visitors. 4 �Chapter 2: Natural Resources 2-1 Glacial Features Marilla Township has four (4) separate areas of glacial features, being one of the most varied townships in the county in this regard. By far the largest glacial feature is the network of hills known as the “Marilla Hills” extending north and south through the central portion of the township. These hills are known geologically as “marginal moraines” which are deposits created by water running off the edge of a stationary glacier. These hills contain the highest spot in Manistee County at about 1200 feet above the sea level. The moraine soil type will normally support hardwood and pine forests. The second type of glacial feature, known as an “esker”, is found on the northern border of the township in the northwest corner. An esker is formed by a flowing river on a glacier. When the glacier melts, the deposits and sediments formed by the flowing river leave a long narrow snake-like hill on the ground. This is a rather rare geological formation as many of them in the state have been removed or destroyed by gravel extraction. As this suggests, eskers are a good source of gravel. The extreme western portion of the township is glacial “out wash plain” and is part of the larger flat area which runs north and south through the eastern central portion of Manistee County. An out wash plain is formed by water moving away from the glacier as it melts, depositing sand and silt in large flat expanses. The Manistee County out wash plains are characterized by the presence of wetlands and poorly drained soils. Unfortunately, the soils associated with the out wash plain are relatively infertile and poor for farming. The fourth glacial feature in Marilla Township is a “lacustrine plain” located in the extreme southeastern portion of the township. This is basically a glacial lake bottom with irregular water tables and infertile soil, which is poor farming. 2-2 Surface Water and Drainage Systems Marilla Township has seven (7) watersheds located within its boundaries. Four (4) of them, the Bear Creek above Glovers, Bear Creek below Lemon Creek, Bear Creek at Manistee River and Bear Creek below Little Beaver Creek are portions of the larger Bear Creek Watershed. The other three (3) watersheds are associated with the Big Manistee River and consist of the Manistee River at Hodenpyl Pond, the Manistee River below Sands Creek, and the Big Manistee watershed below Slagle Creek. The largest area of wetlands in the township is located in the northwestern portion of the township and is associated with the Lemon Creek watershed. This lies within the glacial out wash plain and is, accordingly, particularly susceptible to pollution. Other smaller areas of wetlands are located in the southeastern portion of the township and border on the Big Manistee River, below Hodenpyl Dam , just north of the southern township boundary, and the Hodenpyl Dam Pond which meanders across the Wexford County line into the extreme eastern/central portion of the township. Another smaller area of wetlands exists in the northwest corner of Section 23 of the township. Manistee River Below Hodenpyl Dam 5 �The only area of surface water other than the Manistee River and the feeder streams of Big Bear Creek associated with the wetlands described above is the Hodenpyl Dam pond. This pond, only a portion of which is in Marilla Township, is a reservoir behind the Hodenpyl Dam, a hydroelectric project of Consumers Energy in western Wexford County. While no area of Marilla Township is classified as a flood hazard zone qualifying for participation in the National Flood Insurance Program, the area downstream of Hodenpyl Dam has flood emergency contingency plans in event of dam failure. Watersheds and surface water features can be found on the Environmental Inventory Map on page 9. 2-3 Mineral Resources Of the varied mineral resources in Manistee County, only two (2) are important to Marilla Township and these only marginally. A series of underground reefs has been the major area of oil and gas activity in Manistee County, with the majority of the activity to the west and north of Marilla Township. The other mineral resource in Marilla Township has historically been gravel, extracted from areas in Section 20 of the township. Further gravel production could pose a threat to the glacial esker in the township, as this type of formation is usually rich in gravel. 2-4 Slope of the Land Because Marilla Township’s varied glacial features, several large portions of the township are moderate in slope (10% to 25%) and a few areas have extreme slope (25% or more). The major areas with a moderate slope run north and south through Sections 5, 8, and the northern part of Section 17 of the township; diagonally from the north/central section of Section 9 through the southeast portion of Section 4, and diagonally in a northeasterly direction through Section 3; east and west through Sections 29 and 30 and then southerly through Section 32 and easterly through Section 33 and into the southern portion of Section 34. Other areas of moderate slope exist in the southern portion of the eastern half of Section 11 and Section 12 through the southern and central portions of Sections 13 and 14 and in certain areas in the central portion of Section 26 and the northwestern portion of Section 35. Areas of extreme slope are associated with the esker in Section 4 of the township, in a valley ridge which runs more or less parallel to the west of the Manistee River and in scattered portions of Sections 29, 30 and 35. These areas of moderate and extreme slope may pose limitations for high density residential development, due to problems with erosion and the installation of septic tank absorption fields which is made more difficult. The 50’ contour lines display topography changes and are displayed on the Environmental Inventory Map on page 9. 2-5 Hydric Soils There are numerous areas within Marilla Township which have soils with high moisture content. The largest areas are associated with the wetlands described earlier. There are also several small areas scattered throughout the township and as indicated on the map on page 2-6, which are listed by the United States Soil Conservation Services’ land resource inventory as having high moisture content. These areas pose particular problems with septic tanks, pollution of ground and surface water, and are considered to have poor load supporting ability. Hence, residential or urban-type development is limited in these areas. Locations hydric soils can be found on page 13. 6 �2-6 Soils with Limited Ability to Handle Wastes or Industrial Development The areas within Marilla Township which have soils with limited ability to handle wastes or industrial development are defined geographically in terms of a combination of those areas previously described as having a high moisture content and limited ability to handle septic and drain fields and that portion of Marilla Township within the glacial 0ut wash plain. Because of the nature of the soils in these areas, intensive residential development with individual septic systems and industrial uses with large volumes of volatile waste products should be avoided. Locations of soil types can be found on the Soils Map on page 11. 2-7 Unique Agricultural Lands The U.S. Soil Conservation Service defines two (2) types of farm lands: prime farm land and unique farm land. Manistee County does not have either of these types of farm land, but has several areas of farm land within its borders which are unique to Manistee County and are considered by the county to be locally significant or essential. Marilla Township has a large area of locally significant farm land in its central sections and to a lesser extent in the northeastern portion of the township. The unique farm land in Marilla Township is based upon factors such as good soil (loamy and clay) associated with the glacial moraine and certain areas in the out wash plain, generally sufficient height around sea level to escape frost or less expensive, i.e. close to the surface, irrigation Crop Duster in Marilla Twp. water to fight frost and the potential or existence of irrigation on the land. The areas classified as locally significant farm land are not necessarily presently held in active farm production and their identification is not meant to imply that active or potential farming may not occur in other areas within the township. Locations locally essential farmland soils can be found on page 15. 2-8 Definitions of Soil Types from the Manistee County Third Level Soil .. Association Report: The following soil types are taken from the Third Level Generalized Soil Association map data. The Soil Code displayed below can be found on the Soils Map on page 11. This information can be used to identify different soil types, and the locations in which they are found. B-1: Rubicon Soils-Somewhat excessively drained sandy soils. (2,545 acres or 11%) B-2: Rubicon Soils with features near or below 3-4 feet that result in higher productivity and dominant tree species different from a typical Rubicon- Somewhat excessively to well drained soils. (1,045 acres or 4.6%) C-2: Emmet, McBride, Menominee, Newaygo and Ubly Soils -Well to moderately well drained loamy soils. (98 acres or .4%) C-3: Loamy soils such as Emmet and Menominee series in complex with sandy soils such as Blue Lake, East Lake, Kalkaska, Karlin, Leelanau, Mancelona and Montcalm- Complex of well drained loamy and sandy soils. (1,193 acres or 5.2%) C-7: In untilled areas of soils like Kalkaska series but with weaker profile development (formerly iden 7 �tifiable as Seney series). In tilled areas these soils lack appearance and capacity- Well drained-san dy soils- weakly developed or degraded due to man’s activity. (1,665 acres or 7.3%) C-8: Dominantly Kalkaska and Montcalm Soils. Also, East Lake, Karlin and Mancelona Soils - Well drained and sandy soils with moderate Development. (13,917 acres or 61%) D-2: Croswell Soils -Moderately well drained sandy soils. (276 acres or 1.2%) E-1: Iosco and Kawkawlin Soils -Somewhat poorly drained soils (189 acres or .8%) E-4: AuGres and Finch Soils – Somewhat poorly drained sandy soils (72 acres or .3%) E-5: Loamy Soils such as Richter series. Sandy soils such as Gladwin, AuGres and Finch series- Com plex of somewhat poorly drained loamy and moderately well drained soils (32 acres or .1%) E-6: AuGres and Finch Soils in complex with moderately well drained Croswell Soils- Complex of somewhat poorly and moderately well drained sandy soils. (411 acres or 1.8%) E-7: Somewhat poorly drained AuGres and Finch Soils in complex or association with poorly drained Roscommon Soils -Complex of somewhat poorly and poorly drained sandy soils (14 acres or .1%) F-2: Clayey soils such as Bergland series. Loamy soils such as Brevort and Ensley series. Sandy soils such as Roscommon- poorly drained mineral soils. (107 acres or .5%) F-4: Dominantly sandy solids like Roscommon series and organic soils such as Tawas and Lupton. Also clayey and loamy soils such as Bergland, Brevort and Ensley series-Complex of poorly drained mineral and very poorly drained organic soils. (1,375 or 6%) Soils in Marilla Township lend to locally significant agricultural areas. 8 �A B C D E 1100 10 00 Environmental Inventory Map 850 Thirteen Mile 0 110 1100 0 105 105 0 Erwin 100 0 Hulls 2 00 11 2 105 0 Benton 1 11 00 Litzen 90 0 1100 Yates Reno 1100 Harlan 1100 Viaduct 1 10 00 Erwin Marilla Township Environmental Inventory Marilla 900 East Bigge 0 100 950 Beers Nine Mile 3 1000 0 95 Howes Old N ine M ile McClish 950 3 FR 8 South Wiitala 01 9 00 10 950 0 85 75 0 10 00 On e Winters 000 22 80 5 FR Litzen 1100 Lintula 900 West Bigge FR 0 95 Nu mb er 105 0 1050 950 A 11 ry 80 0 Number One arill Bl ue be r 20 71 R Manistee River atFHodenpyl (pond) Manistee River below Sands Crek Manistee River below Slagle Creek 10 50 2 B Ri v er Up pe r I Map produced by Manistee County Planning Dept. 1100 3 Miles C 9 75 0 Slagl e C re ek 1 Bear Creek below Little Beaver Creek North 4 Number One 0.5 11 00 1050 80 75 FR 076 FR 8 100 50 1100 Bear Creek below Lemon Creek 2 809 11 00 11 00 10 50 - [::-_::J Wexford County R 54D 8 FR 4 802 0 80 F Po Bear Creek at Manisteele River 80 80 ~ Marilla Township Bear Creek above Glovers Creek FR ..... ,11 ■ - ■ r: vin e ch an 7 Bodies D R 80Water F Wetlands l?Za Ra R 9 1050 Streams D D D ets p ee Sh 5 a Watersheds 1050 50' Contour la 00 11 Roads Pole Open Roads D ---- USFS we 95 0 FR 1100 06 3 50 10 Legend W iit a 00 11 FR 8 1000 tS 1100 1100 11 00 We s 1150 50 10 50 10 FR 5482 50 10 1050 11 00 10 00 4 044 950 8 FR Old M North Star D E 5 �Page Left Intentionally Blank �B C D E Erwin Soil MapTownship 3rd Level Generalized Soil Map Marilla Harlan A Viaduct Thirteen Mile 1 4 3 2 Litzen 5 Yates 6 1 1 Benton Reno 7 9 Erwin 8 2 16 10 11 12 2 Hulls Litzen FR 22 80 13 000 14 5 FR 15 East Bigge FR 19 80 South Wiitala McClish 23 24 27 26 25 3 am hW ut So Howes Nine Mile 22 yl D ine M ile Beers 21 20 p den Ho 19 Old N 16 17 West Bigge 3 Marilla Lintula 18 iita 29 la 30 28 A 2 B Up pe r C 11 4 26 e C re ek W 1 4 G -1 2 F- I 3 Miles Slagl Number One 36 Ri v er 1 F- E7 E6 D -8 -3 -2 -7 C C C C 54 81 2 809 80 80 0.5 20 71 North FR 6 807 F Wexford FR County R FR Number One Manistee County 0 B2 B1 075 FR Marilla Township 35 4 802 ch an 79 80 Marilla Twp Sections vin e R FR FR 8 Water Bodies 5 Po le -2 Soil Code USFS Open Roads Streams Ra p ee Sh 3 FR 807 Pole FR ets FR 5482 Legend Roads 34 we la E5 06 3 E4 W iit a 33 E1 FR 8 32 tS Bl ue be r a arill 77 79 31 Old M FR 4 ne ber O We s ry Num North Star Map produced by Manistee County Planning Dept. D E 5 �Page Left Intentionally Blank �A B Hydric Soils C D E Harlan Erwin Marilla Township Hydric Soils Map Viaduct Thirteen Mile 1 4 3 2 Litzen 5 Yates 6 1 1 Benton Reno 7 Erwin 8 2 9 16 10 11 12 2 Hulls Litzen FR 22 80 13 000 14 East Bigge FR 19 80 South Wiitala McClish 23 24 27 26 25 3 am hW ut So Howes Nine Mile 22 yl D ine M ile Beers 21 20 p den Ho 19 Old N 15 5 FR 16 17 West Bigge 3 Marilla Lintula 18 iita la 30 29 28 D Manistee CountyFR Water Bodies 6 Wexford County 0.5 A 1 80 80 0.25 1.5 2 Miles B Slagl Number One Ri v er Streams 2 809 FR 0 Marilla Township 807 F FRSoils R 5 Hydric 48 1 36 I Map produced by Manistee County Planning Dept. C 13 D 4 26 e C re ek ch an FR 20 71 1 9 FR North Marilla Twp Sections FR 8 Roads la Po le 7 ==== 80 USFS Open Roads 35 4 802 R 5 vin e Number One Legend FR Ra p ee Sh 3 FR 807 Pole 34 ets Up pe r 06 3 33 we FR 5482 W iit a 075 FR 8 32 tS Bl ue be r a arill 77 79 31 Old M FR 4 ne ber O We s ry Num North Star E 5 �Page Left Intentionally Blank �A B C D Locally Essential Farmland Soils E Harlan Erwin Marilla Township Locally Essential Farmland Soils Thirteen Mile Viaduct 8 1 4 3 2 Litzen 5 Yates 6 1 1 ft' Benton Reno 7 9 Erwin 8 2 16 10 11 12 2 Hulls Litzen 14 FR 22 80 13 000 \ 5 FR 15 East Bigge FR 0 19 80 South Wiitala McClish 23 24 27 26 25 3 am hW ut So Howes Nine Mile 22 yl D ine M ile Beers 21 20 p den Ho 19 Old N 16 17 West Bigge 3 Marilla Lintula 18 iita 29 la 30 28 8 FR 0.25 0 0.5 A FR 1 C-3 1.5 2 Miles B Slagl Number One Ri v er C-2 54 81 36 1 I Map produced by Manistee County Planning Dept. C 15 D 4 26 e C re ek ch an - 2 809 80 80 0 Marilla Township Marilla Twp Sections Locally Essential FR Soils Water Bodies 76 20 71 North Wexford County FR D D FR R FR USFS Open Roads 79 80 Roads la P Manistee County ole FR 8 ==== 35 4 802 p ee Sh 5 FR vin e Number One Streams 3 FR 807 Legend Pole 34 Ra Up pe r 06 3 33 ets FR 5482 W iit a 075 FR 8 32 we Bl ue be r a arill 77 79 31 Old M FR 4 tS ne ber O We s ry Num North Star E 5 �Page Left Intentionally Blank �Chapter 3: Currant Land Use and Land Cover 3-1 Land Cover Land cover in Marilla Township are predominantly undeveloped forest lands and working agriculture lands which help give the township its character. In recent years more forest and agricultural acreage has been acquired for the construction of residences. A significant percentage of these new residential units are for seasonal or occasional use. The existing land cover is shown on the Land Cover Map on page 21. As can be seen from this map, nearly three-fourths of the land area in the township is presently covered with forests or fields. Farming operations are spread throughout the central, northern and western portions of the township. Wetlands comprise the bulk of the remaining land in the township with small pockets of residential development existing in the area of the Hodenpyl Dam and along Marilla, Nine Mile and Yates Roads. With the exception of the extreme southeast portion of the township, the density of living units per square mile is quite different from section to section. The highest density of living units is in the area of the Hodenpyl Dam in Section 24. Directly south and north of this area and encompassing a large portion of Sections 13, 25, 31, 35 and 36 there is a distinct lack of living units. Within the Kaleva hinterland, of which Marilla Township is a part, there are a number of manufacturing, retail and service businesses. By and large, these exist outside of Marilla Township. The smaller economic center is defined as a “hamlet”. Copemish and Brethren are the nearest hamlets to Marilla Township. A large portion of the land area within the township is owned and controlled by the United States Forest Service. A full one-third of the township is within the purchase boundary of the Manistee National Forest. (A purchase boundary is the boundary within which the United States Forest Service will purchase or exchange land in accordance with its policies to expand and/or consolidate its land holdings.) Under the federal system of government, the township has no jurisdiction to regulate the uses or activities which are permitted on federally owned land and, likewise, the federal government does not regulate the use of privately held land, that task being left to the State and its political subdivisions. Nevertheless, each has some impact on the other which must be taken into account. In Marilla Township, the National Forest areas are regulated under a multiple use theory which permits timber and forestry operations, recreation and mineral extraction. 3-2 Land Use Presently, the three primary land uses in Marilla Township include agricultural, residential and forestry. Though there is little commercial and industrial activity (outside of larger established farms) these current uses are also summarized within this chapter. 3-2.1 Agricultural Agriculture was historically the predominant land use within Marilla Township. Its is expected that Marilla Township will change from an agricultural community to a rural residential community with changes already taking place. In 1997 there were 97 parcels classified as agricultural. In 2004 17 �that figure was 102, but in 2007 the number of parcels had dropped to 63, with a further decline to 56 parcels by 2017. This is an approximate 42% decline in the number of parcels classified as agricultural for tax purposes from 1997 to 2017. In 2017 there were a total of 4,336 acres classified as agricultural, this was a decrease from 4,700 acres measured in 2007. Assessment classifications have changed for many parcels, but this alone does not display that agricultural land is diminishing. Further data should be explored which can identify the amount of acreage of active farm operations. View the Parcel Assessment Classification Map on page 23 to identify the classification of agricultural parcels for assessment purposes. 3-2.2 Residential There are approximately 23,040 acres in Marilla Township. The largest classification, residential, has 400 parcels, totaling 11,315 acres in the 2017. This was an increase from 388 parcels totaling 10,865 acres measured in 2007. Residential property is the largest assessment classification in Marilla Township. This is expected to slowly rise based on previous trends. The township is mostly low density residential, with only a couple of smaller areas devoted to higher density residential uses. Township residents want to maintain and preserve the open spaces, with occasional homes located throughout the countryside. The residential land use shown on the Parcel Assessment Classification Map on page 23 displays that it is likely the largest land coverage assessment category within the Township next to agricultural uses. Residential structures are displayed on the Residential Housing Locations Map on page 25. Current land uses pertaining to residential allowances through agricultural preservation style zoning have limited the availability for larger landowner families to provide buildable lots for their children. This issue should be addressed by creating allowances for the splitting of land into less than 40 acre lots, but still maintaining lower density such as through 10 acre minimums. This style of land division and zoning is not conducive to maintaining agricultural preservation, but should be explored until a proper provision for conservation based subdivisions can be placed into the zoning ordinance. Conservation based design looks to regulatory measures that can be provided to include incentives for higher density developments in rural areas, where current zoning mandates a low density. Open space can be preserved by allowing a developer to increase density by shrinking minimum lot sizes to say 1 acre, within an area that requires 40 acre minimums, with the trade off that the developer Conventional Development Conservation Based Design The images above display a typical subdivision design on the left with a conservation based designed subdivision on the right. Through using conservation based design, the lot sizes decreased while still maintaining the same number of lots, land area was preserved as open space and all lots have scenic views with road frontage. This can be accomplished through a subdivision ordinance. 18 �provide at least 50% open space. The 50% open space should be mandated to be placed within permanent conservation easements. This will in turn ensure that at least half of the land area is then protected. This option is only applicable where septic systems will perc, and water is available for denser development. See the illustrations on the previous page as an example. Seasonal/recreational residential growth is expected to be a major development trend in the foreseeable future due to the in-migration of retirees and those wishing to get away from large urban centers, as well as those wishing to take advantage of the township’s forests and streams. 3-2.3 Public Lands/Forestry State and Federal forestland may have a smaller number of parcels involved at 23, but the parcels are larger, totaling 6,431 acres or 28% of the township. This number has remained relatively constant in the last 20 years. Most of this land is located in the east and southern portions of the township. These areas are utilized for forestry, open space and recreation. They are identified as exempt lands on the Parcel Assessment Classification Map on page 25. 3-2.4 Commercial/Industrial Commercial and/or industrial expansion in areas other than the production of hydroelectricity and forest enterprises is not expected to be a major development trend in Marilla Township in the foreseeable future. Tests conducted in the early 2000’s through the use of an anemometer for determining and recording wind speeds and other data to identify the potential for wind turbines didn’t produce significant results to show that the development of utility wind energy systems would be beneficial in Marilla Township. Without the proper Consumers Energy Hodenpyl Dam conditions for the development of wind energy it is likely that the expansion of industrial uses will not be a major factor in land use changes within the Township. It is important for the Township to monitor for utility companies wishing to conduct further tests or site turbines within Township boundaries. The development of wind energy regulatory zoning provisions may be needed in the future, and at a minimum regulatory measures should be addressed for personal or residential style turbines. There are four parcels classified as industrial, all under ownership of Consumers Energy totaling 309 acres. The hydroelectric dam and accompanying support infrastructure occupies little of the total acreage. The remainder is managed for recreational use by Consumer’s Energy. A commercial area could possibly develop along Marilla Road where there has been a commercial center in the past. It is not anticipated that this area will grow much larger in the near future. The township would like to provide commercial services for the needs of local residents while not detracting from the beautiful view sheds. In order to provide for this, regulatory allowances for commercial businesses should outline size standards for signs as well as the use of good quality building materials and appropriate lighting and landscaping. Please view the Parcel Assessment Classification Map on page 21 for the location of properties assessed as industrial and commercial. 19 �20 �8 FR 076 FR 06 3 le Po Po le 54 81 2 8 FR 3 Miles C 21 I ch an 80 80 B 092 R 1 8 FR West Sweets Ravine ry nt Poi Nu mb er On e Litzen Viaduct Erwin Township Land Cover Thirteen Mile 024 la D Harlan D FR 22 80 East Bigge FR FR 20 71 North Slagl Bl ue be r Litzen Marilla Yates 1 Number One ril la North Star 1 W iit a Ri v er Ma Erwin 2 Up pe r Ol d Nine Mile Howes Reno Map produced by Manistee County Planning Dept. Number One Land Cover 5482 Six en er Re al si ly , R Fo r d es D ent C o e O t o t a ci ial ed rc n t i d i ha on uo (w f e r , rd o s, and ood us us) Vi ed F o P ne e ) W re y a rm s rd an etl t en an s, an t P ds Pe d O ast ur rm rn an am e e e n H Sh nt t er Pa al r ba ub s ce Ra tuFR ou n g re s el R a St re Op ang nd am en el a s a an nd nd d O W th e at er r w Ex ay tra s ct iv e G West Bigge FR A South Wiitala Land Cover Map Marilla p ee Sh 0.5 st ( Manistee 9 County 07 County 8Wexford nd FR pl a USFS Open Roads ro Aspen C 5 re Marilla Township Fo Water Bodies 075 Old N ine M ile d Streams FR 8 3 av e Roads le Legend 3 FR 807 9 FR 806 0 ' C 000 77 79 FR 8 B 5 FR FR 4 ad C, Br o Lintula Winters A E 1 Benton Hulls 2 19 80 McClish Beers 3 E 4 e C re ek 5 �Page Left Intentionally Blank �B C D Parcel Assessment Classification Map Marilla Township Parcel Assessment E Classification Harlan A 1 1 2 2 000 22 80 5 FR FR FR 19 80 3 3 FR 4 FR 5482 A id e ia nt es R id e 2 2 80 80 c~-=-1 809 FR FR 0 6 807 FR FR County Wexford 54 8 0.5 11 es ,---7 l___ , Manistee County R D nt l-V ial ac Ag A a ric gric nt ul u l C t ur a t ur om al lm Va . F ca In nt du or e st st Ac Ex ria lt e Ex mp Va c t em an -I t pt m p ro -U v ni m ed pr ov ed 075 FR 8 Streams 79Water Bodies 80, ::i ■ - ■■ FR 11: Marilla Township 11.... B I 1 propclass USFS Open Roads Number One 3 FR 807 Roads 5 20 71 06 3 9 FR 806 Legend 5 05 053 FR 8 FR FR 4 802 Number One 8 FR 8 FR 77 79 4 Map produced by Manistee County 3 Miles Planning Dept. C 23 D E 5 �Page Left Intentionally Blank �A B C D Residential Housing Locations Map Marilla Township Residential ! ( ! ( !( ( ! ( ! ! ( ! ( 1 ! ( ! ( ! ( ! ( ! ( ! ( Housing Locations ! ( ! ( ! ( ! ( ! ( ! ( 1 Ii ! ( ! ( ! ( ! ( ( ! ! ( ! ( ! ( ! ( ! ( ! ( !( ( ! ! ( ! ( ! ( !( ( ! ! ( ! ! ( ( ! ( ! ( E !( ( ! ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! !( !( ( ! !( ( ! ( ! ( ! ( ( ! ! ( ! ( ! ( ! ( ( ! ! ( ! ( ! ( ! ( ! ( ! ( ! ( i ! ( !( ( ! : I ! ( 2 ! ( ! ( ! ( ! ( ! !( ( ! ( ! ( ! ( ! ( I ! ( ! ( !( ( ! ! ( ! ! ( ( ! ( ! ( ! ( ( ! ! ( ! !( !( !( ( ! ( ! ( • <I' ! ( ! ( ! ( ! ( ! ( ! !( !( ( !( ! ( . ! ( ! ( ! ( ! ( ! !( ( ! ( ! ( ! ( ! ( ! ( ( ! ( ! ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( II ·'··· ! !! ( !( ( ( ! ( ! ! ( ( ! ( ! ! ! ( ( ( ! ( ! ! ! ( ( ( ! ( !( ! ( ! !( ( ! ( ! ( !! ( ( ! ( 3 ! ( ! ( ! ( 4 8 FR 8 FR 77 79 5 05 053 ! ! ( ( ! ( ! ( ! ( FR FR 4 802 20 71 Marilla Township 075 3 FR 807 9 FR 806 Roads 79Streams 80 FR 8 USFS Open Roads Water Bodies ,---7 L ___ ,---7 L ___ _J _J FR 5482 06 3 Legend D 19 80 ! ( FR FR 8 FR 2 ! ( ! ( 4 5 • Q ! ( ! ( FR 8 ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! ( ! !( ( ! ( ! ( !! !( ( ( ! ( ! ( ! ( ( ! 22 80 Q ! ( ! ( X ! ( !( ! ( ( !! ! ( ( ! ( ( ! ! !( ( ! ( ! !( ( !( ( ! ! ( ! ( FR ! ( 000 ! ( 5 FR ! !( ( ! ( TYPE Marilla Twp Sections ! ( HOME Manistee County ! ( MOBILE HOME 2 809 Wexford FRCounty 6 0.5807 FR 1 2 FR 54 81 Map produced by Manistee County Planning Dept. FR 0 ! ( !( ! ( !( ( ! ( ! !( ! ( ! !( ( 3 I ! ( ! ( 3 Miles 80 80 A B C 25 5 I D E �Page Left Intentionally Blank �Chapter 4: Demographic, Economic & Housing Characteristics Updating of Socioeconomic data for Marilla Township during the 2018 Master Plan Update, allowed for utilization of US Census American Fact-Finder data from 2016. With full census of the American Population conducted every 10 years, American Fact-Finder provides estimates for certain data categories for time periods between the full census of the population. The limited data provides updates for data categories such population, race and age. This limited data allows for the updating of certain categories of this Socioeconomic Profile, but one will find that categories such as housing, income and educational attainment still are reliant upon 2010 data, until after the completion of the 2020 census. 4-1 Population In 2016, Marilla Township had 285 permanent residents according to the U.S. Census Bureau’s American Fact-Finder Data. With an 8.6% increase from 2000 to 2010 in population, the decrease of 27.5% between 2010 and 2016 is eye-opening. The trend in population within the Township has been generally positive over the last 48 years, with a sudden downturn from 2010 to 2016. The most notable periods of growth were seen from 1970 to 1980 and again from 1990 to 2000 with approximately 25% and 35% change respectively over those time periods. The latest percent change from 2000 to 2010 was minor in comparison at 8.56%, but still continued to show an increase in population until the estimates for 2016 were released. There are many aspects to population change and shift; one must look at a combination of datasets to gain an understanding as to the dynamics of the population. As noted within other datasets displayed in the section, the population of the Township is aging, and maintains a rather high median income. There is a high probability that much of the population loss identified in 2016 are permanent residents whom have become seasonal residents of Marilla Township. By maintaining a permanent residence elsewhere they would be removed from the population estimates of Marilla Township by the US Census Bureau The population trend dating back to 1970 is displayed below. Population Chage 1970 to 2016 (Marilla Twp.) Population 500 300 200 393 362 400 268 266 213 ~ 285 100 0 I 1970 I 1980 I 1990 I 2000 I 2010 I 2016 Year -+- Population Chage 1970 to 2010 (Marilla Twp.) Source: 2010 US Census & 2016 American Fact-finder 27 �The 2000 census data displayed an average household population of 2.51 people per home, in 2010 this decreased to 2.32. The decreasing average household size correlates with an aging population within the Township which often reflects new “empty nesters”. Updates on average household size are not available from the American Fact-Finder data for 2016, but will be very useful when they are released with the 2020 census. If this trend of decreasing average household size continues it will help support the theory that the rapid decrease in population from 2010 to 2016 is in part due to a move from permanent to seasonal resident population. Displayed in the graphs below are the comparison of age groups in Marilla Township, Manistee County and the State of Michigan for 2016, as well as the changes in population of age groups for Marilla Twp. from 2000 to 2016. The data displays that Marilla Twp. has greater proportion of the population in older age cohorts than the State of Michigan, and of Manistee County in most cases. The trend for the population in the Township from 2000 to 2016 shows that there are less an less young people with more of the population in age cohorts greater than 34 years of age. When reviewing the data for 2010, Marilla Township continued to trail the County and State % of Population Age Group Comparison, 2016 Marilla Twp., Manistee Co., Michigan 30.00% 25.00% 20.00% 15.00% 10.00% 5.00% 0.00% <5 5 - 19 20 - 34 35 - 54 55 - 64 65 - 84 >84 Age Group ■ Age Group Comparison 2016 (% of the population Marilla Twp. ■ Age Group Comparison 2016 (% of the population Manistee Co. ■ Age Group Comparison 2016 (% of the population Michigan Source: 2016 American Fact-Finder Age Comparison as % of Population 2000-2016 Marilla Twp. 40.00% 30.00% 20.00% 10.00% 0.00% <5 5 - 19 20 - 34 35 - 54 55 - 64 65 - 84 ■ Age Group Comparison (% of the population) 2000 ■ Age Group Comparison (% of the population) 2010 ■ Age Group Comparison (% of the population) 2016 >84 Source: 2010 US Census 2016 American Fact-Finder 28 �in percentage of age group younger than age 55. By 2016, the Township had seen an increase in the percentage of those younger than 5, which rose above the county average, but still trailed behind the State of Michigan. The Township still maintained lower percentages for all age cohorts between age 5 and 54 in comparison to both the County and State. Percentages of the Township population between ages 55 and 64 remained larger than the County and State, and had grown significantly from 2000 to 2016. The information above points to the fact that Marilla Township continues to age, and the population is not being supplemented by new younger transplants to the community. There has been an increase in children younger than age 5 which shows that there has been a small uptick in younger families. The data supporting the aging population with a decreasing average household size may point towards more retirees in the area and the movement towards aging families where children have since left the home. Marilla is likely continuing to move from the rural agricultural community to a rural residential retiree and seasonal recreational residence destination, which seems to be backed by the change in land use assessment patterns for agricultural lands, as well as information gleamed from seasonal housing trends as displayed in the following section. 4-2 Housing and Households Between the years 2000 and 2010, the census data indicates 36 new housing structures were built, representing 14% of the total housing units. This compares to 57 new housing structures built between 1990 and 2000 and 40 structures built between 1980 and 1990, which represents 22% and 16% of the total housing units respectively. This trend displays a peak in the 1990’s in terms of new housing units, but the decrease during the 2000’s isn’t so significant to display that the community will continue to have a marked decrease in new residential homes, rather the decrease likely aligns with the poor housing market and economy of the late 2000’s. As of 2010 there are a total of 258 homes in Marilla Township, of these 80 are listed as seasonal use or 31% of the housing stock. This compares to past census data from 2000 which displayed that 65 homes or 29.3% were for seasonal use, and in 1990 there were 43 homes for seasonal use or 21.5% of the housing stock. This trend towards an increase in homes considered seasonal use over the last 30 years continues to provide data that suggests that Marilla Township is becoming more and more a seasonal rural recreational enthusiast destination. Due to a lack of data for housing type in the 2016 American Fact-Finder estimates, we are unsure at this time if the number of residential structures utilized as seasonal residences has increased. If this happens to be the case in 2020 it will provide further evidence that population Pe rcentag,e of Seaso:na I Use of Tota1I Structures. Source: 2010 US Census 29 �loss that occurred from 2010 to 2016 was in large part due to a significant portion of the population becoming seasonal residents of the Township. 77.2% of housing units in Marilla Township are 1 unit structures, mobile homes make up the second largest category at 22.8%. The percentage of mobile homes of the total housing units within the Township has decreased by about 5% since the 2000 census, while the number of 1 unit structures has increased. During the decrease in mobile homes and the increase in 1 unit structures, the median value of homes increased substantially from the 2000 census, though this may only be a coincidence. In 2000 the median value of homes in Marilla Township was $72,000; this was comparable to the median value for the County at $77,400. Data from the 2010 census displays a median value of $157,000 with a margin of error of $21,000 for Marilla Township, while the County displays a median value of $124,000 with a margin of error of $3,940. If the margin of error for Marilla Township is subtracted from the median value both the County and Township become comparable in terms of median home value. 4-3 Education/Employment/Income According to the 2010 census, attainment of a High School education within the Township was high for those in the population aged 18 to 24 years old, 71.4% had received a high school education. This was greater than the percentages of those in Manistee County and the State of Michigan at 42.3% and 29.4% respectively. Looking at those individuals aged 25 or older the attainment of a high school education or higher remains high at 82.1%, with at least 23.6% having some college, and 9% earning a 4 year degree. The attainment of a high school education or higher in Marilla Township is slightly lower than that of Manistee County at 86.9% and the State of Michigan at 88.0%. See the graph below for comparisons of education for the population aged 25 and older for Marilla Township, Manistee County and the State of Michigan. The graph displays that Marilla Township is keeping pace with both the County and State in educational attainment. Educational Atta:i nment 25 years old and older 100 ■ llie: h Sohoomor II iE:htr ■ 5Dme• Col e 11 yea, de ee Source: 2010 US Census 30 �Employment in Marilla Township relies on a labor force of 155, of which 109 are employed, 44 are unemployed and 2 are active military as detailed by the 2010 census. Over 93% of the labor force commuted to work via a car, truck or van either alone or in a carpool. The remaining population worked at home or had other means of travel. The largest occupational categories for the labor force in Marilla Township are management, business, science and arts occupations, service occupations and sales and office occupations. Marilla is a rural township with limited large employment centers, so it is likely that residents travel to other areas for employment. The mean travel time supports this assumption with an average commute of 27.7 minutes for employed residents. The median family income in Marilla Township is $57,708, with a mean family income of $85,057. The median family income has increased by almost $18,000 over the last 10 years in the Township. 11% of the population lived below the poverty level in 2010, which was an increase from the 2000 census which displayed 6% of the population below the poverty level. Marilla leads both Manistee County and the State in median family income and poverty percentage. See the graph below for comparisons. The information gleaned from the data could suggest that the existing local population may be struggling in some regards in terms of employment opportunities, wages or earnings with the increase in the poverty level, but the increase in the median family income suggests that more skilled/highly trained commuter oriented residents are moving into the Township. $60, _- ,OQ :to.~ ■ .00 fs B..90 rttlO..OO ffl'II ■ ; SS.q,ooo..og ! $5 000.00 .:5 111 11! l~ G% ~~000..00 1·i -\0'.lo..oo Si 6-,~ s . OXJ.00 4 ~ ~ ~ l. ■ Med " r ■ !'!,ff:t!M P-D~-ltY nily lnwin~ - I!' 2:ib g: _::1!,COO.,OO 0% Metrt Manl!llrl!il!! Mk.h l'1 Source: 2010 US Census 31 �Page Left Intentionally Blank �Chapter 5: Infrastructure and Facilities 5-1 Transportation All of Marilla Township is rural in nature and there are no state highways within the township boundaries. There are two major east-west roads, namely County Road 598 (Nine Mile Road and Beers Road) and County Road 600 (Thirteen Mile Road). The major north-south roads are County Road 597 (Yates Road) and Marilla Road. There are many other county roads, paved and unpaved, which are mostly in the northern and western portions of the township and served by the Manistee County Road Commission. Please view the Transportation Map on page 33. There are two small subdivisions within the township: Johnsons Manistee Shores (Section 24) and the Village of Lemon Lake (Section 6). They have one or two platted private roads within them. These roads and some of the roads through the State and National Forest are not certified public roads. The Manistee Transportation Dial-A-Ride buses service the Marilla Township area. There are two runs daily, at 9 a.m. and 3 p.m. and if residents call before 8 a.m. they can schedule a ride for that day for a nominal fee. They have a toll free number 1-800-775-RIDE. There are no railroads or airports within the township. However, the township is serviced by two nearby airports, Manistee Blacker Airport in Manistee and Cherry Capital Airport in Traverse City. 5-2 Community and Private Facilities Located on Marilla Rd. is the Marilla Township Hall which serves as a government and community center. Marilla Museum and Pioneer Place is owned by the township and is operated and financially supported by the Marilla Historical Society. It is located on the same township property as the Marilla Township Hall. The Marilla Church of the Brethren is located within the township. There are three colleges within a reasonable commute to Marilla Township: Northwestern Michigan College in Traverse City, Baker College in Cadillac and West Shore Community College in Scottville. Marilla Twp. Hall Police protection is provided by the Manistee County Sheriff’s Department and the Michigan State Police. The Maple Grove Township volunteer fire department covers Marilla Township, and both Maple Grove and Thompsonville provide emergency medical service, along with West Shore Medical Center. Four hospitals are within an hour’s drive of Marilla Township. They are West Shore Medical Center in Manistee; Mercy Hospital in Cadillac; Paul Oliver in Frankfort; and Munson Medical Center in Traverse City. 33 �The Kaleva branch of the Manistee County Library, along with the Mesick branch of the CadillacWexford County Library and the Thompsonville Library provide library services for people within the township. There is a yearly trash pickup service provided by the township and roadside service weekly garbage disposal is contracted by individual participation. 5-3 Education System Marilla Township is served by three different school districts. A major portion of the township is within the Mesick school system, with most of the balMarilla Twp. Museum and Pioneer Place ance being within the Kaleva Norman Dickson school system. A small portion of the township in the northwest corner is in the Benzie County Central School district. View the School District Map on page 35. The school districts offer education from kindergarten through twelfth grade, with a variety of extra-curricular activities in the form of team sports and various clubs relating to academics, band and orchestra, art and drama. It is important to emphasize the importance of education to the youth of the Township, and efforts should be made to participate in regional programs that pursue higher educational opportunities in the form of college or trade schools for those children in high school. 34 �A B C D E Transportation System Map Harlan Erwin Marilla Township Transportation System Viaduct Thirteen Mile Benton Erwin Reno ' t> 1 Litzen Yates 1 2 2 Hulls Marilla Winters 000 22 80 5 FR Litzen Lintula FR East Bigge West Bigge FR McClish South Wiitala 3 Old N : ine Mile 19 80 Beers Six nt Poi North Star ry West Sweets Ravine FR Po le ..-----, CJ Water Bodies I I [ ____ I Wexford County 809 FR 6 0.5807 FR 1 FR 54 81 2 2 FR 0 ..-----, I e C re ek ch an FR I Slagl R 5 FR 8 USFS Open Roads [ ____ I Manistee County 79 Streams 80 I North 1 075 Marilla Township Number One le Po Roads Ri v er la p ee Sh 3 FR 807 9 FR 806 Legend 20 71 Up pe r 06 3 FR FR 5482 FR 8 W iit a FR 4 802 3 Miles 80 80 Map produced by Manistee County Planning Dept. A B C 35 4 Number One Ol d Ma ril la 77 79 4 Bl ue be r Aspen Nu mb er On e Howes Nine Mile 3 D E 5 �Page Left Intentionally Blank �B C E School Districts Erwin MarillaMap Township School Districts D Harlan A Viaduct Thirteen Mile 1 4 3 Litzen 5 Yates 6 1 2 1 11 12 ti!" Benton Reno 7 Erwin 8 2 9 10 2 Hulls Lintula \ 14 FR 22 80 East Bigge West Bigge FR 19 80 Beers 21 20 23 24 27 26 25 3 28 77 79 FR 8 W iit a 06 3 le Po 075 Roads ...... Marilla Twp Sections ,------, l____ Manistee County 2 809 I I FR County l____ J Wexford I J ,------, 0.5807 FR 1 FR 54 81 2 Benzie Central 36 Mesick 3 Miles 80 80 B Slagl C 37 4 e C re ek Kaleva Norman Dickson Map produced by Manistee County Planning Dept. A 20 71 North School District FR 0 FR ch an CJ Water Bodies 6 35 4 802 la ., Po , ....J Marilla Township le I FR vin e R FR 79 80 Streams FR 8 USFS Open Roads 5 34 Ra p ee Sh 3 FR 807 9 FR 806 Legend 33 ets 1 ,i..... 32 we Ri v er ; 31 tS Up pe r i FR 5482 ■ We s Number One 4 Old M FR arill a North Star ry la 29 Bl ue be r iita 30 Nu mb er hW On e ut So Howes Nine Mile 22 Number One Old N ine M ile 13 McClish South Wiitala 19 3 15 Litzen 16 000 17 5 FR 18 Marilla [ I D E 5 �Page Left Intentionally Blank �Chapter 6: Marilla Township 2018 Master Plan Goals & Objectives 6-1 Goals and Objectives 6-1.1 General Community Goals 1. Preserve the history and rural atmosphere of the township. -Protect farm and forestland through the use of PDR and open space preservation 1. Encourage preservation tools to be used in the Township to help preserve valuable natural features and maintain rural character -Encourage denser development where infrastructure is available 1. Research and determine the locations of service areas and infrastructure that can provide for higher densities 2. Research areas where soils will allow septic/well in higher densities -Promote the preservation and restoration of historic structures 1. Promote the use of grant funds and/or private investment to preserve and restore historic sites within the Township -Promote the history and uniqueness of the Township 1. Maintain an archival collection of Marilla’s historic past 2. Continue to promote the Marilla Museum and Pioneer Place as a tourist attraction 2. Preserve and protect the quality of life within the Township. -Encourage opportunities for community fellowship 1. Continued support for groups and programs such as the Senior Meals (meals on wheels), Food Bank, Friends of Marilla and Historical Society as well as promoting the availability of the Township Hall for rental -Promote opportunities for community service 1. Compile list of ways people can help such as with spring cleanup of Twp. properties, Funeral dinners, etc. 3. Preserve and maintain the natural beauty of the Township. -Promote clean landscape and roadways 1. Encourage active citizen participation in programs such as “Adopt a Highway” through the County Road Commission. 2. Enforce the Township Junk Ordinance 3. Provide at least one Township wide cleanup opportunity for residents per year -Protect the natural resources within the Township 1. Continued enforcement of Environmental Ordinances. 2. Work with Federal, State and local agencies as well as private groups such as land trusts and conservancies to purchase and protect valuable environmental locations 39 �6-2.2 Residential Goals 1. Promote and maintain a quality housing stock. -Encourage proper building codes so new structures meet State guidelines 1. Work with building code officials to ensure all construction projects obtain proper permits -Encourage enforcement of zoning regulations to reduce blight; i.e. structures, cars, trash, junk, etc. 1. Educate residents on how to notify the Township of potential zoning violations 2. Keep sound accurate public records of zoning violations and the correspondence with property owners of said violations -Maintain an inventory of blighted structures throughout the Township; i.e. damaged, dilapidated, unhabitable structures 1. Develop and enforce appropriate guidelines regarding removal of such structures 2. The Township Zoning Administrator and Assessors should work in collaboration to maintain a list of blighted structures. -Maintain regulatory measures for screening/buffering 1. Enforce screening and buffering through land use permitting. 6-2.3 Commercial Goals 1. Plan for commercial growth near areas such as Marilla Rd. which have seen commercial development in the past. -Encourage commercial enterprises to locate in areas which do not detract from the visual character and rural atmosphere of the area. 1. Enforce buffer zones and landscaping so commercial enterprises do not detract from the aesthetics of the township. -Maintain higher intensity commercial uses solely in commercial districts 1. Maintain commercial uses that fall under home occupation or cottage industry for both commercial/residential districts 2. Maintain intense commercial uses i.e. gas stations, convenience stores, oil change, etc. to be located in the commercial district 6-2.4 Agricultural Goals 1. Recognize that agriculture is an important aspect of Marilla Township and adds to the scenic and rural character of the community. -Educate about the use of farmland preservation applications 1. Have P.A. 116 applications available at the Township Hall -Maintain variable lot sizes to allow both small family farms and large agricultural enterprises 1. Enforce lot size standards in the zoning ordinance -Maintain a subdivision ordinance that promotes preservation of agricultural areas 1. Developers seeking to create subdivisions should be do so through the use of conser- vation based design. Utilization of the cluster development standards should be a priority with the incentive of density bonuses providing leverage. 40 �6-2.5 Community Services and Infrastructure Goals 1. Determine ways to improve community services and infrastructure within the Township. -Develop a list of roads in need of improvement 1. Work with the County Road Commission on maintaining and improving county roads -Examine ways to improve Township solid waste services and encourage recycling 1. Continue support and maintain enrollment in the County recycling program -Encourage options for improved telecommunications services (internet, cell phone) 1. Examine current height restrictions and district uses for towers 2. Increase cell coverage in the community. -Monitor Township buildings and properties to ensure they are properly maintained 1. Property maintenance will avoid costly unnecessary capital expenses due to neglect. 2. Maintain a Township Zoning Administrator. -Provide fair equitable treatment when administering zoning regulations 1. Enforce the zoning ordinance as written, equally for all residents -Maintain quality records to be kept and made available at the Township Hall 1. Accurate public records of all land use permits, zoning violations, citations, evidence and correspondence should be kept on file at the Township Hall 6-2.6 Forestry Goals 1. Promote sustainable forest management practices on both public and private lands. -Support open space and forest preservation programs 1. Encourage timber management programs -Encourage proper forestry management through the use of forestry management plans. 1. Obtain pamphlets that outline methods for development of a forestry management plan. 2. Identify opportunities for hosting or attendance by Township residents of forestry management workshops/lectures through the Manistee Conservation District and/or Natural Resource Conservation Service. 41 �Page Left Intentionally Blank �Chapter 7: Future Land Use Plan The future land use plan provides a direction for the policy of how a land area is to be shaped through the regulatory requirements of zoning. Future land use districts differ from zoning districts in that they are established policy, and are not regulatory in nature. The policy established by land use districts provides a broad summary of the allowances and characteristics that Marilla Township should use when developing the regulations of the Township zoning ordinance. Through this master plan revision process of 2012, the following land use districts are established within Marilla Township and can be seen displayed on the Future Land Use Map on page 63: • • • • • • Residential District Rural-Residential District Commercial-Residential District Resource Preservation District Forest Recreation District Wetlands District 7-1 Residential District: The establishment of the residential land use district is to provide a more dense area for the development of residential homes. Lot sizes should be maintained in a fashion that allows for the development of denser residential subdivisions, but should also allow for ample room to provide for both septic and well systems in the absence of sewer and water service which is currently unavailable within the Township. Lot sizes approximately 1 acre in size is desirable in this district and should be complimented with appropriate setbacks and limitations for quality housing stock. Pre-existing locations of residential structures on small lots and areas that have been subdivided for such a purpose of smaller residential lots should receive a land use designation of residential. Uses within this district should limit intense industrial and commercial operations, but should have allowances for cottage industries and home based occupations perhaps as a special use or use by right with appropriate provisions. Regulatory provisions for home based businesses should have allotments for signage, parking, access, and lighting and in some cases screening or buffering. Use of the land for gardens or other similar agricultural or hobby farm type use should be encouraged, but may be limited to the production of fruit and vegetable crops. The keeping of livestock should be weighed carefully and if allowed, precautions should be taken regulatory wise to ensure the protection of neighboring properties via limits on the number and/or type of animals or method in which they are fenced or housed. This district may be amended in the future to provide for more suburban style growth in the form of Planned Unit Developments (PUD’s) or more strictly residential style neighborhoods. In the event that revisions are made it will be very important to explore conservation based design, which will promote and preserve the rural character while still allowing increased density. A subdivision ordinance should be instituted also at that time. 7-2 Rural-Residential District: The rural residential land use district is established to provide for a medium to low density 43 �land use for rural residences. Marilla Township is a rural community with abundant forest lands and agricultural uses. Protection of the character of the Township and the rural atmosphere is sought after by many residents within the community. Large lot sizes are desirable in many locations, but can cause difficulty when minimum lots sizes are dictated at upwards of 40 acres for the protection of agricultural lands and resources, making it difficult for existing property owners to provide parcels of land to relatives for the purpose of building a home. Existing rural residential land uses captured areas of the Township with parcel sizes and existing residences that fit the current character of the land. Expansion of this district was sought after, but not at the expense of the protection of agricultural lands and the character of the community. Discussion amongst appointed and elected officials as well as residents of the Township sought to seek a solution to the issue. It was decided that expansion of the district linearly along paved roads to a depth of 300’ would provide allowances for the subdividing of larger parcels to place rural residences along roadways, while still providing the protection for larger lots located further off of the roadway. All structures for residences should be placed within the 300’ of this district. Provisions within this district should provide for minimum road frontage and/or minimum parcel width that will allow for the placement of residential structures, but won’t allow for extremely skinny lots with minimum frontage that could be utilized to fit as many residences as possible along roadways. Protection of view sheds is important to the character of the community and limiting the density of development through minimum widths along the paved roads will help to ensure this. Land uses within the district should allow for agricultural uses, whether in typical farming practices or in the form of support structures for agriculture such as feed/machinery stores, silos, accessory structures and other agricultural uses. The placement of hunting or vacation cabins should continue to be allowed and encouraged. Cottage industries and home based occupations are also rather important to the district and should have provisions for allowances and site planning such as signage, parking, lighting and screening/buffering where appropriate. This district may be amended in the future to provide for more suburban style growth in the form of Planned Unit Developments (PUD’s) or more strictly residential style neighborhoods. In the event that revisions are made it will be very important to explore conservation based design, which will promote and preserve the rural character while still allowing increased density. A subdivision ordinance should be instituted also at that time. 7-3 Commercial-Residential District: Historically commercial presence within the Township was located along Marilla Rd. between 9-Mile Rd. and Beers Rd. The few existing commercial uses within the Township are located here and as such the establishment of this district relies upon placement within this land area. The commercial-residential land use district is developed to host both commercial and residential land uses. As the character of Marilla Township is very rural there is limited commercial development within the community. As continued development occurs, albeit projected to be rather slow over the coming years for the Township, commercial uses should be directed to this land use district with allowances for commercial type uses that are above and beyond the definition or scope of a home based occupation or cottage industry. As time passes and land use changes, there may be a point where the direction of this land use district may turn solely towards allowances for commercial use. In the event of this occurrence, to protect existing residences, regulatory measures should be flexible enough to allow for the replacement of a structure within the original footprint should a home be destroyed by a weather event, fire or malicious intent of man, even if residential uses are no longer allowed. 44 �Provisions within the zoning ordinance for this district should outline setbacks, parking, building materials, driveway access and connections to neighboring properties, signage, lighting and buffering/screening when needed. These provisions should be drafted to protect neighboring properties, provide higher quality commercial buildings, but still be flexible enough to promote business without creating undue hardship to potential business owners. 7-4 Resource Preservation District: The resource preservation district is created with the purpose of protecting the rural character, open spaces and agricultural areas of the Township. Establishment of large areas of land as Resource Preservation meets the existing conditions of those areas, which in most cases are large parcels located off of seasonal roads or greater than 300 feet from a maintained road right-of-way. Residential development of these areas is limited due to distance from maintained roads, and the growth pressures of the region don’t warrant these large expanses to be made available for housing. Agricultural uses are encouraged within these areas as are lands maintained under forest management plans for the harvesting of timber. Uses associated with agriculture whether in typical farming practices or in the form of support structures for agriculture such as feed/machinery stores, silos, accessory structures and other agricultural uses should be allowed. Recreational uses of these large land tracks are also important, and should be encouraged by the permitting of hunting or recreational cabins. Roadside stands and other temporary means of selling local produce or agricultural products should be allowed and utilized. Cottage industries and home based occupations should be permitted as well. These areas are rural lands and should be maintained as such with limited development, and the maintaining of large minimum parcel sizes. Subdivision development should not be allowed in the future in all land areas within this district, and should be directed to the Rural Residential District. 7-5 Forest Recreation District: Lands owned by the State of Michigan Department of Forest Resources or Department of Natural Resources (DNR) as well as the United States Forest Service (USFS) for the purpose of passive recreational open space can be found in several areas of Marilla Township. These lands set aside in the public trust are portions of the Pere Marquette State Forest and the Manistee National Forest. Primarily used for passive recreational uses such as fishing, hunting, hiking, biking, snowshoeing, cross-country skiing, snowmobiling and camping, the lands are not slated for, or open for development as directed by policy or regulated via zoning through the Township. Placement of these lands within a land use district which focuses on the encouragement and promotion of passive recreational use simplifies land use issues for the Township. Uses promoted within this land use district should be primarily passive recreational. The township should support and incorporate plans for these public lands that have been created by the Federal government in the form of the Huron-Manistee National Forest Management Plan and similar plans adopted by the State for the management of State Forest Lands. There should not be any densities denoted, minimum parcel size or regulatory measures for the use of this property outside of recreation. 45 �In the event that a portion of State or Federal land is turned over to private ownership, that new property owner should be given the flexibility of a waived fee for rezoning of that particular piece of property. The rezoning of the property should align itself with the neighboring zoning districts, character and use of the site. Rezoning shall take place in all cases when a land transfer has occurred from public to private ownership, before the issuance of a land use permit for development activities undertaken by a private resident. 7-6 Wetland District: The wetland district is created to provide protection of unique wetlands 5 acres in size or larger or connected to a riparian system or lake within the Township. The boundaries for the wetland district were taken from the National Wetland Inventory and are identified as such. Uses within the district should be limited to passive agricultural processes such as the grazing of livestock and passive recreational interests such as hiking, fishing and hunting. No dwellings, structures or earth altering activities should be allotted for within this district. It is recognized that there are inaccuracies in the boundaries of the National Wetland Inventory. A property owner wishing to challenge and alter the boundary of the wetland district to provide for the expansion of the neighboring land use district, shall provide a wetland delineation plan by a professional wetland specialist, landscape architect, soil scientist or horticulturist approved for wetland plant identification which displays the appropriate boundaries and provides evidence for the delineation of the site. The Township Planning Commission would then take action to amend the Future Land Use Map, and the Zoning Map if evidence supports the action. 46 �A B C Future Land Use Map 2012 D E Harlan Marilla Township Future Land Use Map 2018 14 1 1 6 3 4 5 2 1 . -i 16 -~I -I "'\ •q; r6 7 'JJ . I 8 11 12 '0 ' 2 10 9 ,---;! 2 FR 22 80 000 14 5 FR 15 16 17 18 FR 3 19 20 30 21 22 23 24 28 27 26 25 3 22 1/2 4 075 D [~::] Manistee County [~::::J Wexford County 6 807 FR FR A 154 - 8 FR B R-1 092 CR-1 RP-1 2 Miles 81 W-1 RR-1 0 08 0.5 Parcels D D 8 FR 0 36 26 FR I 5 Number One 1 FR 7 80 35 Future Land Use Marilla Twp Sections FR 8 D Water 9 Bodies ...., .11■11 Marilla Township USFS Open Roads Streams FR 20 71 FR 5482 Roads 34 FR 06 3 3 FR 807 9 FR 806 Legend 053 FR 8 FR 8 33 32 4 802 Number One 77 79 31 5 19 80 FR 4 29 13 Map producd by the Manistee County Planning Dept. 12/14/2017 C 47 D E �Page Left Intentionally Blank �Appendix A: Survey and Public Forum Results The following information contained within Appendix A displays the actual results of the survey and public forum conducted in 2007. A public forum was held during the 2012 Master Plan Revision Process and the comments received mirrored those results from 2007. The following pages are scanned images of the Appendix from the 2008 adopted Master Plan. APPENDIX A CommLFn«y Su~ Results 150 surveys wet& mailed out 1n A ~ 2007 1 Ctieck a~ a1 !he Ma,ma TOIMlShip. 74 Wl!!!re ,etume<:i. or 49% ~ th.!t c1 re ~ lhat you INl!!I or have ~ 110 Like nJral rnting w: 59 che<'J,:ed Like ttie recreational ov1}0ftunb:'.IS .. 50 chedc:ed No clo,a,e ne;g~ = 2'9 ~ e d Br;imand ,a~ he.re- 24checked Uke the conirriuney =- 22 chedc:ed Farmi11g .:. 21 checked c~ w remity • 21 checked ~ t e , ~ ;::; 18 chedc:ed Retired here • 16 ~edl Qua~ of schook =- 12 ched;l!ld Moro.able- hou!i~ = 8 ~ Commam:s made by peop4e w1'-lo ~ ottl&-r: Low tnes ~ smali doM- community_ Quiet lnYe!!b'ne!nt. W.llm to retire ~re. F'rOXUTlity to the n:B1ion:ltlstate fOl88'f. Price in 1986. Hopng fof cllilr)g& and growtt,_ Can't sell the ptace for what wa:!i pan:t 2. What Elf8 you most coocemed about ;,n Manila- Towns hip? Taxes .:: 44 c:h6d«td Bhgl'lled prope~ = 29 ci'leckP-d Job$=28~ YCM..11h IB-2\ling the a~ :.: 1g ~Eld Old mobile ~ = 1-8 ~ Air arid W3tef" qiJo8Aity =- 1a checbd Traffic .:. 12 checked Ht!alltiS11!1~=11 ~ mede by people ""10 checked orh&r:. PQssible- dlange ir1 v:iniog allowing sman paroois 10 be bullft on caLJs:lng ~ ........ ry ll]~g-o'Wdjl')QI, No businesses. Sfower pace of liff!' 'than ii'! b!irge ~ Rflt.ain rural ag. w~. TaxM muc;h ~ h.gh, 49 . �Neighbol ts. a je11t;. lad; of l"IO'W" h ~ . OQn--gnJWJOg community. Abser'ltee ~ ~ i n g here- with AlV!J and high wcFiclGilJ- WE!a~. 'IN(N.d(I like :s.QITie -growth in seleded are.As. Woold lb to s.ee- mote !fDUng t!imi1~. ~i41-tam toJesr-s aM water 1;1uetity, We do l"lav-e Sa'n8I ~ cmi ~oned homes in gmat d,11;irepair, 3 Marirta TOW2l.$1'Np '5hoiJld g.-ow ~~ populaCk>n in the otNTijog years. 4 eltoog~ ~ ?.839..-ee 12 oo opinKJn 19disagr~ 12 strongty ar.iag,ee 4 Marnia Town$hli;i ~ I d hBYe fflOf"e d 8 ~ in the oomjng ye-.ars. 4 stt-ongly "Ql"ee 27 agr«> 11 opinion 17di§grM 16 !lml'lg~ &sagn;,e "'° How do you feel the followir-.g ~ ~ Q'\i-ng,ad in MarHla Townsti.i9 jn thepas.tftveyears? Ro1'd CtJ:nditiorrs. 2 = ~ \l'!Onl9; 1!':i - ..wor.i.e-, 38 :-:- ~ - 17 =- belUer, 0 ■ ffll.JC.l'J ~ Traffic.: S = l1KKft 'WOl"9&, 22 ■ W'(Jq,I;; -46 = $illfll!I; 0:..: lbettfl,_ 0 • mudi ~ Natural l=nvirnnment: 1 ... .11'1udll worw; 1-4 "' ~ . 44 !!' Ml'l'le; ~ = bettor, 0 = mucl'I ~ T~~ServioeG; 1 = ml.ld'l ~ . 7 ■ ~ ; "41 ■ :5-llffl!I; 8, = beth!1r; 'l II rr.dl ~ Ovefillt Quality of Lite: 0 a IT-IL!d'I ~ ; ,d = ~ . ~ " !I.Sm!!', 1-4 = ~ 1 = muct, beltsr. 6. Maril~ Town:shiJ) stiou~ plan ki,r mQfe single- ramiy t\ome::s, 9 strongly ;agree :2..5 i:lgPll;M;I 11 t1a opinJQn 19 disagree 11 ~~ d~ret! 7. In wheit ilre& of ~ TOWT1$hi:p :liho,,i.lll;j there be .f'OOfl!I ~kienti.a• det.'eiopffleril if any? 12 :9.a1d .no where Atl!II~ l}~t af-e uosuilable for fufe&try and egricuitureMal'll1$! Road 50 �Off Bai:tra Road - Litten Road Be-t!:ton 21nd Man~ ~~$ Keep developmenl where tha-11;1 ;;1lr~ i s ~ Nine Moo Road, Va~ ~oad An!:i::11 -c::~ to Kaleva Change 40 acttr minirnurn to ?O acres A.roolld C-JCistiftg T'1irteen Mile Road A r i ~ . as more '1-olnetL would raise- lt'8 tax baseAfiy .ate.a Uiil'i i$. n o t " ~ fannlaoo •0Wn!i a Agria.J ltl.lr4 is an ~ ~ of M,uil la T~s.ti]p's econom~30 ~ t y 1!9~ ~~,~ 8 no opinioo 1 disagn!e 2 WOtlgly disagree 9. A,grictJll,1,J11;1! is "'" importan• featl.Jre cf Mariila Town:ship':s l~md'~~pe. J5 stroogl',' agree 28 agree 7 no0piflioll .td~ 1 s1rong1y d~me 10. Pri\lat!:! l)ruPf.!rl:v ~ldi b8 ma~~l"liBd ~n a ~Y 10 avoid n1,,1i:$.ari¢e'$, eye3Q1es heallh or ~ haulrus. ~2 mting~ agree 37~ 4 no op,ir\;iQn 1 diaagtee 1 woogry dis.agree 11 _ M.i!inl.;li TQ'WJ"!Wlip should' Pf-O'l'idfi: mo,e, P',!btiic ~ M l opportuooie.s. 5 wongry agree 24.igteeo l7 l'IO ~niQn 2'0d,sagree 9 sfropgly d~ltll!II 12 . \IV'hat ~ the 0ne thing you woukl do k:I impmve M;;11nlla TO'Alnsliip? Sh)I) the 40 aa-11 requlranent - 4% Need beneJ bt.Jiltfi'.g i n ~ . nnprove ~ ~- Maka ~ r t y ~ clean up pmpeny_ Be ~ to put a docent size trailef on smaller~knproYe hunting hatiit;;lt, 51 aoo �0 & C ~} K6'Bp aae.age requ,irernet1l8 up ror tiullk1-jr,g. Keep ta>:e-s. low-. Donl s.eet to a d d ~ ~t Jii~1 W;;tnted. l..Jl<e it lbs way ;t is.; keep it rum I; -leave it 1;111~ (t: q (J_~ lmP,O't8 road ~ i ~ , routine gr~i.-.g, irn~roved Sl'Kl'fll plowir19. Make- &utl!I al• Oldinam;es that ,1;11~ p.l;IIS~ 8re enfon:iealMe. LQWer blxe~ because we ga1 ootfl~ng for them. Bike ~f'ks. Grocery store. Bring m new ii,ornes, ~ growth. Mo~ $eilior t:itize11 acmiities ~l'Nice ii week). A.s,.<;urniFlg a, nude.Br weapons dl!Jtonation is 01.Jl or thE!- qu8Slion, Lc1iking a bulldozer to !hat moos1rosity 11n f rorn of tt,e cemet8f'/ "WOUk:I tie the next 0 $ {~) @ (h e 0 © ® G 0 0 0 . ~tlhmg. Plan, and al~ groJilllth. OWSl'p(lpl.llsre.d. Keep lhe area pristine and Paw R'IOf& road:s. R~ation: Blk-e. hike "nd i;;ki nil e~9:lll. Inocre.a!Se PJllO'll'tfT10i:iiie l'er'lt.:IIEi, wr;,,11: with -i;;ki lod!tii» to p ~ tov.rism. Slow- thl! traffic Or'I Beers R~ l<Hp -&.):sstirtg bt.isi ~ -illn;I keep tlloe de~lc;ii;,ment aOWfl , R ~ toownahiJ) bo,Elrd, l<et;!p M$ril~ ~~ SI n.1rat 10'Ml!Sllip, Provide tree tnJSh ~ P ~ a y,e3r lo h e l p ~ &yes.ores.. A Cilring towMhip board 'lll'T1t'I good \/iBiofi. Give ~ attenli-oo 10 'What we ha\11!1 . Tfilffic :iilld trudts. *'® RemoVf! lt'8 fee lo u~ •~ ~ Country 'f~i• on Beers Rosid, Provide tt&h G C I ~ . "°' trt @ fo G @ & @ @ 0 @ t;:: e ¼ ? 0 Continue 1o develop an and culture and tys10n,c pttlM!JNa'bon. 13. yt!UJ w.on fol MeJrjla l'&wn&n_. 11'1 1en ~ ? 8 ~ lt"dils - 1,&~er;t;ed Rutal chara(;isr rneiml;lllined - 24 dleticed ThrMng agncutrure -· 41 chocked Good oounby roads - 51 i:hecked OiVet&e agliCultute - 25 ched(ed Nothing c h ~ - 13 ooecl(ed Recteatic)rlEII QPPQ1tuniti8!:ii - 19 dledl;ed "w\"hal is JQb QPpomlriities ~ 21 ched:;~ Other - 6 ched<ed: f:}- *11 0 ~h 52 �. 0 . . . Good tOi:ld:5. Job oppo,,tunities wi!I occtJf lMth 1r'l(;rf;!l41sed rec:reali-on-a• anc:1 toumm opporlu nit ie-5.. P.ayi11g 52,000 a ~ , to h.1Jve yc)I.Jr ro&d pkN;ed IS .a st'IElme; no seririoes rar 0\11" ~e!i is a .ti;gger s.h.a:rna-. Q1,1iet Bgria.Jlturar ctM!'NTH,mity wiUlin a oomfoft'lble drMr!g distance tc city life - an ~pe. New home! aoo fan'i11~ bringing growth to an outdlilted com.mt.1nity ~ - ~ let's ~o,p. More ~has.~ on ~ii and nerura1 pl'e$f;!irv~'lion of ~andg. ~11;1 . . • waterways. COl'lbvJred growth iw;a1 allow e;Kll8nsion or ~ . b\l-$inei:!ies and recteatioll. Thfs w;n help maintain tne- tural areas aoo grow tne- ~ base to benefit 1;111! ~ii:fon,s... Eyesores aM elirnlr'l8ted . Dirt roads. pine trees, (»yOtes and 'Weeda. SH me as it's b&en fot 138 '.)'ei811"$. On.,i"1ks, iri-bfed hilfbll- t(IQ !Wiry lo get a Joo. Hope I am oot h~~ 1n ~ O years. I ~kf iite, t¢- see more yQulJ'I cQm~r19 .in to live heM. They are lmf.lOltP l"lf to growth ar a OOMmooity, r would like 10 see it stay a i;lc)$e QQlllmunlty and fllll'tle1e ~ l e can .affOid to li\l'E! on a birt intlolne or SSI , Al'lllOUnce ~ P mee~ ~ wi1h irrvitati(ll"I for aiir board meet,ng~. Offer programs. fD, ehirdren to gel ~ inle~ted in farm lr\ling . I-tome o o s i ~ ilre a b"eod. How-t:IQ we regulilte lhem?: Le1 newer rurtgll!;!I wide trailer~ be put i"t. 53 �0 APPENDIX B Co,mmi.mity I r1?,lt and Planning P~e; MarMla Tl!Wn$h~ Plan11i~ Corfvrusmn metriber$ fiJSt met Novemtier 20_2[)()5 to~ n H.,., ~ of updatillg the ~ter pl~ri. Al the end o1 Novernbe1". two mernbett. ot the pti11niflg comm:iss.on ~ ~ Sue W&gncr, ~nty f>Lenner. to get in,_put into the- proce::u and seek t:M- pbnrang (S,eQ,aP1meril's Milfi 1n 11,1p:;1:;rting tht!iit plc1n. A 1afmel contract belW88n Marill'il TQWne.hip aM the Mani~ C:11.mty Planning DePa,rtmeflt WM ernered into ~n t=etil1Jj1)1 of 2007. On March 5, 2007 a Notice of lnlimt lo uQdffle their ma stet pt.ea, was sen1 out tiy Marilla TQ'liYI\Ship to neighboring comm1.1n-itiM. and Qther l)erties ais required tiy law. ~te began in April 2007, 'With the cou~ planner meeting wi1tt the ! ~ i p pl;anning oommjsslon on April 9 ,1;1 nd ~ril 25_ JLJM 4, P~iminary W'0l1i: on t.M! 2007wasanod'M!twalk~n0fl ~ ?laPl. A p~ic input l"n&B\Jng waa. seheduled for August 13, 2007 to get ideas .and ttxMJghts. fmm Marillti TrMffl-h•p ~ - A,ppl'O:irirootefV severi ~ attandf;!d this mo.Ming , in iidditiorl to the .,ta r'ltlif'IS C"-Q1T1m~iQ11. It WH, 818,o, ~ to $end OU! .a SU~ to get a ~rg6J nUl"l"ti4!Jr af Marillo TOWll:!ihit:J property ovmefl!i lnvolVe<l . Random name:s and l:lldd~ ware g,et.e(:ted fnxn the tax ~I and 1:50 surveys were $.t}(I{ ovt, of wnicfl 74 IN8f8 1'8b.Jmed (See .Appendl)I A). On Oc:tooer a. 2007 lhe $11.Jrvey result'! were ai,s.cuU(!,(f The planri~ng 00lMlmio.r'I nw ~ t ~ Umes during ll'lis s,nxies.s. fNe of lhosa ~ ~ couflty planl'le,. All r'nfJifJtings wero posted and the public in'l'itec:I . A pubic heafil'I!} on the p4an was fllo,p,e,rfV noticed and The tiealif1g .atso pmvidt!d si time for ~bo1ic .:,, w 54 held ot1 ,tlf)U1 and �Questions or Comments regarding the content of this Master Plan should be directed to the Marilla Township Planning Commission. 55 � 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 Marilla-Twp_Master-Plan_2018 Creator An entity primarily responsible for making the resource Planning Commission, Marilla Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2018-04-12 Title A name given to the resource Marilla Township Master Plan Description An account of the resource The Marilla Township Master Plan was prepared by the Marilla Township Planning Commission and was adopted by the Township Board on April 12, 2018. Subject The topic of the resource Master plan reports Marilla Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3807b8446534bbe1213a7e2c8801b062.pdf 65ba9af70b4c87554b8f706739227878 PDF Text Text MARQUETTE CHARTER TOWNSHIP MARQUETTE COUNTY | MICHIGAN MASTER PLAN | 2020-2024 Marquette Township Planning Dept. DRAFT: 3/5/2020 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 ACKNOWLEDGEMENTS TOWNSHIP BOARD PLANNING COMMISSION Lyn Durant, Supervisor Randy Ritari, Clerk Ernest Johnson, Treasurer Pete LaRue, Trustee Dan Everson, Trustee Dave Wiegand, Trustee John Markes, Trustee Michael Springer, Chairperson Steve Heikkinen, Vice Chairperson Dave Weigand, Secretary Jim Johnson LeAnne Kachmarsky (through December 2019) TOWNSHIP STAFF Jason McCarthy, Planner & Zoning Administrator Ryan Diederichsen, Staff Planner View from top of Hogback Mountain | Marquette Township “The real voyage of discovery consists not in seeking new lands but seeing with new eyes.” — Marcel Proust Acknowledgements Page | 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 TABLE OF CONTENTS CHAPTER 1 – INTRODUCTION What is a Master Plan? ............................................................................................................................................................................ 1 Purpose of a Township Master Plan .................................................................................................................................................. 1 The Master Plan Update Process ........................................................................................................................................................ 1 Incorporating Sustainability Principles ............................................................................................................................................. 1 Location and Transportation Links..................................................................................................................................................... 3 CHAPTER 2 – SOCIAL AND ECONOMIC CHARACTERISTICS Introduction.................................................................................................................................................................................................. 1 Population Trends ................................................................................................................................................................................ 1 Population Density ............................................................................................................................................................................... 2 Age Distribution ......................................................................................................................................................................................... 2 Race ................................................................................................................................................................................................................. 3 Households................................................................................................................................................................................................... 3 Income......................................................................................................................................................................................................5 Employment ................................................................................................................................................................................................. 5 Housing .......................................................................................................................................................................................................... 7 CHAPTER 3 – NATURAL RESOURCES Introduction.................................................................................................................................................................................................. 1 Climate ........................................................................................................................................................................................................... 1 Geology .......................................................................................................................................................................................................... 2 Topography .................................................................................................................................................................................................. 6 Forestlands...............................................................................................................................................................................................8 Wetlands .................................................................................................................................................................................................. 8 Soils.................................................................................................................................................................................................................. 8 Water Resources ......................................................................................................................................................................................12 Fish and Wildlife Resources ............................................................................................................................................................12 Threatened and Endangered Species .............................................................................................................................................13 Local Food Production.....................................................................................................................................................................13 CHAPTER 4 – EXISTING LAND USE Introduction.................................................................................................................................................................................................. 1 Residential..................................................................................................................................................................................................... 1 Commercial .................................................................................................................................................................................................. 1 Industrial ........................................................................................................................................................................................................ 1 Institutional................................................................................................................................................................................................... 2 Vacant Land.................................................................................................................................................................................................. 2 Woodland ................................................................................................................................................................................................ 2 Water Bodies .......................................................................................................................................................................................... 2 Public Lands............................................................................................................................................................................................2 CHAPTER 5 – COMMUNITY SERVICES Introduction.................................................................................................................................................................................................. 1 Transportation Infrastructure ........................................................................................................................................................... 1 Table of Contents Page | 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Recreational Facilities .............................................................................................................................................................................12 Public Water and Sanitary Sewer Service ..................................................................................................................................15 Solid Waste Management ...............................................................................................................................................................17 Public Safety...............................................................................................................................................................................................17 Educational Facilities .........................................................................................................................................................................17 Healthcare .............................................................................................................................................................................................17 CHAPTER 6 – PUBLIC PARTICIPATION Introduction.................................................................................................................................................................................................. 1 Public Participation ................................................................................................................................................................................... 1 CHAPTER 7 – GOALS & OBJECTIVES Introduction..........…………………………………………………………………………………………………………………………………………………... 1 Goal #1 Encourage Best Management Practices Regarding Land Use ............................................................................ 1 Goal #2 Transportation Enhancement ......................................................................................................................................... 3 Goal #3 Public Services, Facilities and Infrastructure.............................................................................................................. 5 Goal #4 Recreation .............................................................................................................................................................................. 6 Goal #5 Economic Development ........................................................................................................................................................ 7 Goal #6 Housing ........................................................................................................................................................................................ 8 Goal #7 Government ........................................................................................................................................................................... 9 CHAPTER 8 – FUTURE LAND USE & ZONING PLAN Introduction.................................................................................................................................................................................................. 1 Future Land Use Descriptions and Map ...................................................................................................................................... 1 Relationship Between Zoning and Future Land Use ............................................................................................................... 4 Zoning Districts and Zoning Plan ....................................................................................................................................................... 4 Current Zoning Districts .......................................................................................................................................................................... 4 Climate Resiliency & Future Land Use Plan .................................................................................................................................... 7 CHAPTER 9 – PLAN ADOPTION Introduction.................................................................................................................................................................................................. 1 Plan Review ............................................................................................................................................................................................. 1 Distribution of Final Plan ........................................................................................................................................................................ 1 Adoption Resolutions ………………………………………………………………………………………………………………………………...... 2 ` Appendices can be view online at www.marquettetownship.org or by clicking the below links: APPENDIX A – 2018 CITIZEN SURVEY RESULTS APPENDIX B – 2019 TRANSPORTATION PLAN APPENDIX C – US-41/M-28 COMPREHENSIVE CORRIDOR & ACCESS MANAGEMENT PLAN APPENDIX D – 2019 CAPITAL IMPROVEMENTS PLAN APPENDIX E – TEN PRINCIPLES OF SMART GROWTH APPENDIX F – NEW ECONOMY ECONOMIC DEVELOPMENT PRINCIPLES APPENDIX G – MARQUETTE TOWNSHIP RECREATION PLAN 2022 – 2026 APPENDIX H – MARQUETTE COUNTY ENDANGERED SPECIES LIST APPENDIX I – MARQUETTE AREA CLIMATE & CLIMATE & HEALTH ADAPTATION ACTION (MACH A2) FINAL REPORT Table of Contents Page | 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER ONE | INTRODUCTION 1.1 WHAT IS A MASTER PLAN? The enclosed Master Plan relays Marquette Township’s opportunity to gain quality, sustainable, community development by addressing evolving trends, changing demographics, and the mutual benefits of public and private partnerships. This Master Plan update provides guidance for future land use, transportation amenities, and capital spending, economic development and community facilities in a coordinated manner. It also conveys a common vision for the future and denotes achievable goals and objectives to assist with that vision. The materials and concepts presented in the Master Plan will be used to assist Marquette Township officials with making informed decisions regarding all public and private land uses, while also accounting for the provision of public facilities and services. It is a long-range plan that should assist in guiding the Township over a period of 10 to 20 years. The plan is a living document that denotes the community’s vision—what the people of a community desire and support for their collective future. This plan is also designed to be complimentary to other regional plans, thereby setting the stage for regional collaboration. 1.2 PURPOSE OF A TOWNSHIP MASTER PLAN Per the Michigan Planning Enabling Act, P.A. 33 of 2008, the Planning Commission “shall make and approve a Master Plan as a guide for development.” The Master Plan is not an ordinance. It does not change the zoning of anyone’s property and it does not have the force of law. It is merely a set of policies, strategies and goals to enhance and improve the community over a projected period of time. The Master Plan update process also creates a framework for public participation and community involvement which promotes regional cooperation and contributes to our small town quality-of-life. Further, Michigan Zoning Enabling Act of 2006 requires that the zoning ordinance be based on a plan to promote health, safety and general welfare. Zoning is an instrument for adjusting the classification and regulation of land use and it has the force of law. In conclusion, the Master Plan is our community’s vision, while the zoning ordinance governs the path to that vision. With a Master Plan in place, zoning decisions consistent with the plan and zoning ordinance are presumed to be valid by the courts. 1.3 THE MASTER PLAN UPDATE PROCESS For the purpose of updating the Marquette Township Master Plan, Planning & Zoning Department staff assisted the Planning Commission in administering the update, the community survey and with coordinating the open-house work sessions that were also part of the update process. 1.4 INCORPORATING SUSTAINABILITY PRINCIPLES The Marquette Township Planning Commission understands that sustainability is an imperative concept in land use planning. There are many definitions and theories about what sustainability means, but for the Chapter One | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 purpose of this Master Plan, the Township is utilizing the United Nations Commission on Sustainable Development definition which means, “meeting the needs of the present without compromising the ability of future generations to meet their own needs.” This definition is intended to encompass environmental, social and economic concerns. The Department of Housing and Urban Development, Department of Transportation, and the Environmental Protection Agency created sustainability policies that acknowledge the balance needed between housing, transportation, and the environment. These “livability principals” provide a benchmark for Marquette Township as they move forward in developing their own livability principles: • Provide more transportation choices. Develop safe, reliable, and economical transportation choices to decrease household transportation costs, reduce our dependence on foreign oil, improve air quality, reduce greenhouse gas emissions, and promote public health. • Promote equitable, affordable housing. Expand location and energy-efficient housing choices for people of all ages, incomes, races, and ethnicities to increase mobility and lower the combined cost of housing and transportation. • Enhance economic competitiveness. Improve economic competitiveness through reliable and timely access to employment centers, educational opportunities, services and other basic needs by workers, as well as expanded business access to markets. • Support existing communities. Target federal funding toward existing communities—through strategies like transit-oriented, mixed-use development, and land recycling—to increase community revitalization and the efficiency of public works investments and safeguard rural landscapes. • Coordinate and leverage federal policies and investment. Align federal policies and funding to remove barriers to collaboration, leverage funding, and increase the accountability and effectiveness of all levels of government to plan for future growth, including making smart energy choices such as locally generated renewable energy • Value communities and neighborhoods. Enhance the unique characteristics of all communities by investing in healthy, safe, and walkable neighborhoods—rural, urban, or suburban. ECONOMIC ENVIRONMENT SU STAI NAB LE DEVELOPMENT SOCIAL Chapter One | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 1.5 2020 LOCATION AND TRANSPORTATION LINKS Marquette Charter Township is located in the central Upper Peninsula of Michigan in Marquette County, adjacent to the City of Marquette, the most populous city in the Upper Peninsula. Marquette County lies on the southern shore of Lake Superior, and consists of 19 townships and three cities. A general location map is provided as Figure 1-1 and a map showing the location of the Township within the county is shown as Figure 1-2. The Township has a land area of about 54.7 square miles, making up three geographic townships: T48N-R25W, T49N-R25W and T49N-R26W. The Township's northeast edge borders Lake Superior. Powell Township is to the north; Ishpeming Township makes up a portion of the west boundary; Negaunee Township makes up part of the south and west boundaries; Sands Township is to the south; and the City of Marquette is to the east. The Township’s geographic location is relatively remote from large urban areas of Michigan. It is an eighthour drive to Detroit and seven hours to Lansing. However, the City of Marquette is adjacent to the Township, offering amenities found in larger urban areas, such as the university and the hospital. The Marquette area has become a regional shopping hub for much of the Upper Peninsula. Other recreational and resort areas of the Upper Peninsula are in close proximity. The major transportation route in the Township is U.S. Highway 41/M-28. US-41 and M-28 are merged through the Township, and consist of a multi-lane highway running from Harvey through the City of Ishpeming. US-41 is an important north/south corridor connecting the central and northern Upper Peninsula with larger cities in Wisconsin and Illinois including Green Bay, Milwaukee and Chicago. Although M-28 follows US-41 from Harvey to Baraga County, it is an important east/west highway. M-28 traverses the northern half of the Upper Peninsula from the City of Wakefield to Interstate 75 near Sault Ste. Marie. Other major transportation routes include County Roads 492 and 550. US-41 Corridor | Marquette Township Chapter One | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 1-1: General Location Map f ( > \ Powell Township , , Crolg Lal<e Sl•I• p rll Michigamme Township Champion Township \ Ishpeming Township 1 Marquette Township f Alger Mer>omlnce N t Location Map Marquette Township, Ml Source ESRI, UPEA G/S MAB 5 g 2011 Chapter One | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 1-2: Township Base Map 1 I Lake Superior 49N25W Negaunee Township 48N26W Negaunee Base Map Marquette Township , Ml o 4,000 8,000 Feet Legend N I - - Highways - - Marquette Township Roads CJ Town and Range Lines L-=-.=.·] Township Boundary D Section Lines MAB Chapter One | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER TWO | SOCIAL & ECONOMIC CHARACTERISTICS 2.1 INTRODUCTION Social and economic characteristics are essential components to consider in the preparation of a master plan. An analysis of the community's existing and future population and household characteristics provides a foundation upon which a major portion of a plan is based. While an evaluation of a community's current characteristics provides insight into immediate needs and deficiencies, population projections provide a basis for determining future land use requirements, public facility needs, and essential services. This section of the plan examines several elements which are central to understanding a community's overall population and housing characteristics. These items include population growth patterns and population shifts, age/gender breakdowns, racial composition, household size, housing characteristics, income characteristics, educational attainment, and employment patterns. *All demographic date in the plan will be update upon completion of the 2020 U.S. Census. 2.2 POPULATION TRENDS Population growth is the most important factor influencing land use decisions in any community. If the population of a community is growing, there will be a need for more housing, commerce, industry, parks and recreation, public services and facilities, or roads. Figure 2-1 shows the population trends for Marquette Township from 1940 to 2010. Table 2-1 compares the historical population trends for Marquette Township with the City of Marquette and Marquette County from 1940 to 2010. Overall, Marquette Township has experienced fairly significant growth in the majority of the decades studied. The highest percentage growth occurred in the 1940's with an increase of 64.1 %, followed by the 1970's with an increase of 56.7%. The decade of the 1960's was the only period when Marquette Township's population declined. Most recently, the Township has increased in population between the 2000 & 2012 census by over 600 residents. Table 2-1: Historic Population Trends 1940-2010 Historic Population Trends, 1940 - 2010 MQT Marquette Year Population TWP Township Totals 1940 780 1950 1960 1970 1980 1990 2000 1,280 1,880 1,703 2,669 2,757 3,286 3,905 2010 Cityofof Population City % Marquette Totals Marquette Change 1940 64.1% 46.9% -9.4% 56.7% 3.3% 19.2% 18.8% 1950 15,170 1960 17,202 1970 19,824 1980 21,967 1990 23,288 2000 2010 21,977 19,661 21,355 MQT Marquette Population % COUNTY County Totals Change 1940 13.4% 15.2% 10.8% 6.0% -5.6% -10.5% 8.6% 1950 47,144 1960 47,654 1970 56,154 1980 64,686 1990 74,101 2000 2010 70,887 64,634 67,077 % Chang e 1.1 % 17.8 % 15.2 % 14.6 % 4.3% 8.8% 3.8 % Chapter 2 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2.3 POPULATION DENSITY Table 2-2 shows the land area and population density for the local municipalities of Marquette County. As of 2010, Marquette Township has a population density of 77.5 persons per square mile. This places Marquette Township as the second most dense Township in the County with Chocolay (98.9 persons per square mile) being the most dense and Negaunee (73.3 persons per square mile) being third. 2.4 AGE DISTRIBUTION Information on age distribution within a population can assist a community in matching public services to community characteristics and in determining special needs of certain age groups. Analysis of age distribution may also be used by policy makers to identify current gaps in services and to project future service needs for housing, education, recreation and medical care. I 2020 - Table 2-2: Population Density I Land Area and Population Density, Marquette County 2000 to 2010 Unit of Government Marquette County Champion Township ' Chocolay Township 'Ely Township Ewing Township Forsyth Township Humboldt Township City of Ishpeming Ishpeming Township City of Marquette Marquette Township Michigamme Township City of Negaunee Negaunee Township Powell Township Republic Township Richmond Township Sands Township Skandia Township 'Tilden Township 'Turin Township ' Wells Township West Branch Township Land Area in Square Miles ' 1821.3 120.9 59.7 137.7 48.4 175.2 93.8 8.7 86.5 11.4 50.4 133.7 13.8 42.1 154.2 113.2 55.6 70.9 72 94.3 84.2 154.9 35.5 Persons Per Square Mile 2000 2010 35.5 2.5 120.0 14.6 3.2 27.5 5.0 768.5 40.7 1724.6 60.1 2.8 331.6 64.3 4.7 9.8 17.5 30 12.6 10.6 1.6 1.9 46.4 36.8 2.5 98.9 14.2 3.3 35.2 4.9 743.7 40.6 1873.2 77.5 2.6 331.0 73.3 5.3 9.4 15.9 32.2 11.5 10.7 1.8 1.5 45.7 Annual Park Clean-up | National Trails Day Chapter 2 | Page 2 - - �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Age distribution comparisons for the Township, Trowbridge Park, City, and County are presented in Table 2-3. In general, the age distributions for Marquette Township have the highest percentages (39 percent) of people between the ages of 25 to 54 years. Due to the presence of Northern Michigan University within the City of Marquette, the City has much higher percentages of people under the age of 25 than the Township and County. Table 2-3: Age Distribution Age Group Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 years 35 to 39 years 40 to 44 years 45 to 49 years 50 to 54 years 55 to 59 years 60 to 64 years 65 to 69 years 70 to 74 years 75 to 79 years 80 to 84 years 85 years and over Total Median Age 2000 Med ian Age 2.5 Trowbridge Park Marquette Township Number 170 170 216 243 340 246 215 181 222 317 347 354 265 183 136 112 103 85 3,905 Perce nt 4.4 4.4 5.5 6.2 8.7 6.3 5.5 4.6 5.7 8.1 8.9 9.1 6.8 4.7 3.5 2.9 2.6 2.2 100 Number 112 84 108 132 241 177 137 121 120 162 210 185 131 74 71 48 40 23 2176 Pe rcent 5.1 3.9 5 6.1 11.1 8.1 6.3 5.6 5.5 7.4 9.7 8.5 6 3.4 3.3 2.2 1.8 1.1 100 Marquette City Marquette County Number Percent Number Pe rcent 788 630 706 2,355 4,661 1,797 1,136 923 912 1,161 1,219 1,315 985 616 565 543 444 599 21,355 3.7 3 3.3 11 21.8 8.4 5.3 4 .3 4.3 5.4 5.7 6.2 4.6 2.9 2.6 2.5 2.1 2.8 100 3,491 3,293 3,472 5,140 7,026 4,328 3,789 3,480 3,811 4,637 5,194 5,333 4,256 2,893 2,269 1,759 1,447 1,459 67,077 5.2 4.9 5.2 7.7 10.5 6.5 5.6 5.2 5.7 6.9 7.7 8.0 6.3 4.3 3.4 2.6 2.2 2.2 100 43.9Years 38.8 Years 29.1 Years 39.4 Years 40.1 Years 38 .5 Years 30.6 Years 37.5 Years RACE Another important characteristic of a community is its ethnic make-up. Understanding the ethnic fabric of a community helps to identify the diverse needs of its population. Marquette Township has remained almost exclusively White. In 2010, 94.6% of the 3,693 persons in the community were White, declining from 95.4% in 2000. Other races in Marquette Township according to the 2010 census include American Indian and Alaska Native (1.9%), Two or More Races (1.9%), Asian, Hawaiian and Pacific Islander (1.6%), and Black or African American (0 .2 %). 2.6 HOUSEHOLDS Since the 1970's, the nationwide trend has been a decline in household size. There are many reasons for this trend including increasing divorce rates: families have fewer children, elderly living alone, and others. Table 2-4: Household Size Average Household Size 2000-2010 Marquette Trowbridge City of Marquette Township Park Marquette County 2000 I 2010 2000 I 2010 2000 I 2010 2000 I 2010 2.5 I 2.24 2.63 I 2.33 2.13 I 2.05 2.35 I 2.26 Chapter 2 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 If the household size of a community is decreasing, this means that new housing units may be necessary to accommodate for more citizens needing places to live. In some municipalities, new housing units are being built to accommodate the demand for housing created by lower household sizes in spite of declining overall populations. Table 2-4 (on the previous page) compares household sizes for Marquette Township, Trowbridge Park, the City of Marquette and Marquette County. All four areas of comparison decreased in household size between 2000 and 2010. Trowbridge Park has the second highest household size at 2.33 in 2010 and Marquette Township is the third highest at 2.24 in 2010. Table 2-5 shows the household characteristics for the Township, City, and County in 2000. The Census Bureau classifies households in terms of the relationships among the persons who share a housing unit. Some households are families, consisting of two or more persons related by blood, marriage, or adoption, while others are non-family households composed of persons living alone or with unrelated persons. In the year 2010, Marquette Township was reported to have 1,734 households. Of these, the majority are family households (1,050), with the majority of family households consisting of married couples (879). However, of these married couples, 584 households didn’t have any children. Of the other non-married family households, over 108 households are female householders with no husband present, about half of whom do not have children less than 18 years. Male householder families exhibit a similar pattern. Slightly over half of these households do not have children (33). Table 2-5: Household Type Household Type Marquette Township, Trowbridge Park, City of Ma rqu ette, Marquette County 2010 Marquette Township Trowbridge Park Marquette City Marquette County Household Type Number Percent Number 1,734 100 931 1,050 60.6 588 100 63.2 W ith own children under 18 years 378 21.8 207 22.2 1,465 17.6 6,442 23.4 Husband-w ife fami ly 879 50.7 470 50.5 2,768 33.3 13,170 47.8 Total households Family households (families) Percent Number Percent Number Percent 8,321 100 27,538 100 3,788 45.5 16, 664 60.5 W ith ow n children under 18 years 295 17 155 16.6 893 10.7 4,419 16 Male householder, no wife present 63 3.6 37 4 271 3.3 1,131 4.1 With own children under 18 years Female householder, no husband present With ow n children under 18 years Nonfamily households Householder living alone Male 65 years and over Female 65 years and over 30 1.7 17 1.8 133 1.6 634 2.3 108 6.2 81 8.7 749 9 2,363 8.6 53 3.1 35 3.8 439 5.3 1,389 5 39 .4 343 36.8 4,533 54.5 10,874 39.5 521 30 218 23.4 3,176 38.2 8,361 30.4 221 12.7 113 12.1 1,360 16.3 4,027 14.6 55 3.2 23 2.5 255 3.1 916 3.3 300 17.3 105 11.3 1,816 21.8 4,334 15.7 182 10.5 49 5.3 720 8.7 2,009 7.3 684 Chapter 2 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2.7 INCOME Three pieces of data are used to measure income in a community (per capita, median household and median family). Table 2-6 compares these three income measures for the Township with the City of Marquette and Marquette County. All of the income levels in the Township, City and County increased from the 2000 Census to the Community Survey compiled by the Census Bureau between 2005 and 2009. Marquette Township leads in all three income levels. 2.8 2020 Table 2-6: Income Income Marquette Township, City of Marquette, Marquette County Income Type Per Capita Income Median Household Income Median Family Income Marquette Township City of Marquette Marquette County 2000 2005-2009 2000 2005-2009 2000 2005-2009 $23,056 $29,887 $17,787 $20,946 $18,070 $22,891 $42,385 $49,325 $29,918 $31,912 $35,548 $43,692 $50,994 $75,543 $48,120 $62,020 $46,281 $60,084 EMPLOYMENT Table 2-7 shows principal employers in Marquette County and their respective number of employees. The largest employer in the County is UP Health System - Marquette with over 1,900 employees, followed by Northern Michigan University (1,200 employees) and Cleveland Cliffs (1,567 employees). Workforce and employment trends in Figures 2-8 and 2-9 are based on Michigan Labor Market information. Figure 2-8 is a comparison of unemployment rates in three reference areas including the State of Michigan, Upper Peninsula of Michigan (U.P.), and Marquette County. Unemployment in the three reference areas peaked in 1992 (high of 11 percent), declined to a low in 2000 (low of 4 percent), then rose steadily until a high spike between 2008 and 2009 (high of almost 14 percent). In 1992, the Upper Peninsula had the highest unemployment rate of the three reference areas. Reversing the trend in 2009, State unemployment rates exceeded other U.P. reference areas due to the decline of the downstate automotive industry. Since 1990, unemployment trends remained stable in Marquette County and the U.P. while rising in the state as a whole. Table 2-7: Principle Employers 2009 PRINCIPAL 2018/19 EMPLOYERS Principal INEmployers MARQUETTE COUNTY SOURCE: MICHIGAN ECONOMIC DEVELOPMENT CORPORATION # OF EMPLOYEES EMPLOYER UP HEALTH SYSTEM - MARQUETTE 1,924 CLEVELAND CLIFFS 950 PENINSULA MEDICAL CENTER 650 UP HEALTH SYSTEM - BELL 380 BELL HOSPITAL 348 RTI SURGICAL 265 ALGER-MARQUETTE COUNTY COMMUNITY ACTION BOARD 250 EAGLE MINE 198 MEIJER 190 WAL*MART 178 NORLITE NURSING CENTER 162 SUPERIOR EXTRUSION, INC. 150 M.J. VANDAMME, INC. 150 OJIBWA CASINO II 140 AMERICAN EAGLE REGIONAL AIRCRAFT MAINTENANCE FACILITY 137 PUBLIC EMPLOYERS NORTHERN MICHIGAN UNIVERSITY 1,200 MARQUETTE AREA PUBLIC SCHOOLS 428 MICHIGAN DEPARTMENT OF CORRECTIONS 365 COUNTY OF MARQUETTE 270 NEGAUNEE PUBLIC SCHOOLS 190 CITY OF MARQUETTE 177 D.J. JACOBETTI HOME FOR VETERANS 175 GWINN AREA COMMUNITY SCHOOLS 140 ISHPEMING PUBLIC SCHOOLS 111 Chapter 2 | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 2-8: Unemployment Trends County, Region, and State Unemployment Trends 16 ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~ 14 + - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~ c::::: 12 10 +--~ ie:..__~ ~ , - - - - - - - - - - - - - - - - - - - - - - - - - - ,....,. ~ = 'f ~~ ,,,_,___------.... '--------1 J 2 +-----------------------------------------~ 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 - state 7.7 9.3 9.2 7.4 6.2 5.3 - uppe r Penin su la 8.9 10 11.2 9.6 9.2 8.8 7.5 6.9 6 5.7 5.3 6.3 7.2 7.6 7.4 7 - county 8 8.5 7.6 7.6 7.9 5.9 5.7 4 .7 5. 1 4 .3 5.4 6.8 6.6 6. 1 5.7 8 4.9 4.3 4 3.8 3.7 5.2 6.2 7. 1 7. 1 6.8 6.9 7. 1 8.3 13.6 13 .1 7.1 7.3 8.2 12.2 12.6 5.9 6. 1 6.9 10.3 10.3 Figure 2-9 illustrates employment levels in comparison to total workforce levels in Marquette County for the years 1990 through 2010. Marquette County workforce and employment levels were closely related during this period until a recent divergence when the number employed declined precipitously compared to a slight decline in the total workforce. This indicates rising unemployment levels. Although both the size of the workforce and the number employed in Marquette County has trended upward since 1990, 2008 marked the beginning of a declining trend especially steep in the number employed. Figure 2-9: Workforce and Employment Trends Marquette County Annual Workforce & Employment Trends 38,000 36,000 "' C. 34,000 0 "' a. 32,000 0 ~ "' ..Q E :::, z 30,000 - Tota l Workforce - Numbe r Em p loyed - - Lin ear (Total Workfo rce ) 28,000 - - Lin ear (Number Emp loyed ) 26,000 24,000 OrlNMq~w~oomOrlNMq~w~oo~o m m m m m ~ ~ ~ ~ ~ O O O O O O O O O O rl mmmmmmmmmm o o o o o o o o o o o rlrlrlrlrlrlrlrlrlrl NNNNNNNNNNN Chapter 2 | Page 6 �MARQUETTE TOWNSHIP | MASTER PLAN 2.9 2020 HOUSING A range of housing options is a primary need of any community. Meeting the housing needs of residents in different stages of life and circumstances can help to revitalize rural communities and retain residents. One way to do this is by supporting mixed-use neighborhoods which combine residential and neighborhood commercial uses in an effort to promote walking and a sense of community. This allows greater independence for those who either do not have the opportunity or prefer not to depend on the automobile for transportation. The number of housing units in the Township has increased slightly (about 4 percent) in the past 10 years. According to the 2010 United States Census, there are 1,907 housing units in the Township, which is an increase of 400 units from 2000. While the number of housing units in Marquette Township increased, the number of vacant units decreased. In 2000 it was reported there were 197 vacant housing units, in 2010 that number dropped to 173, with just over half of these units continuing to be seasonal. These numbers suggest that even in the tough economic times of the last few years, there is still a demand for housing in the Township. Table 2-10 below, compares housing data for Marquette Township from the 2000 and 2010 Census. Table 2-10: Housing Occupancy and Ownership Housing Occupancy and Ownership Status Total Housing Units Occupied Housing Units Owner Occupied Renter Occupied Vacant Housing Units Seasonal/Recreational Use Other vacant Source: U.S. Census Bureau 2010 2000 Number of Number of Percentage Percentage Units Units 1,506 100% 1,907 100% 1,309 86.9% 1,734 90.9% 991 65.8% 1,162 60.9% 318 21.1% 572 29.9% 197 13.1% 173 9.1% 123 8.2% 115 6.0% 74 4.9% 58 3.0% 1 High-density Residential Development | Marquette Township Chapter 2 | Page 7 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER THREE | NATURAL RESOURCES 3.1 INTRODUCTION The natural environment plays a major role in land development. The natural environment can significantly hinder land development such as a steep slope prohibiting the construction of any structure. Conversely, the natural environment can be impacted by land development. An example would be the increased water runoff and erosion potential caused by clearing vegetation. Thus, when preparing a Master Plan, it is important to examine the natural environment in order to determine where development is best suited, and where it should be discouraged. In any environmentally sensitive area within a community, development should be prevented. Environmentally sensitive areas are lands whose destruction or disturbance will affect the life of a community by either: • • • Creating hazards such as flooding or slope erosion. Destroying important public resources such as groundwater supplies and surface water bodies. Wasting productive lands and non-renewable resources. Each of these effects is detrimental to the general welfare of a community, resulting in social and economic loss. This chapter has two main goals. First, is to identify areas in the Township that are best suited for development. The focus is on areas that will minimize development costs and provide amenities without adversely impacting the existing natural systems. The second, to identify land that should be conserved in its natural state and is most suitable for conservation, open space or recreation purposes. Climate, geology, topography, woodlands, wetlands, soil conditions, water resources, and fish and wildlife resources are among the most important natural features impacting land use in Marquette Township. Descriptions of these features follow. 3.2 CLIMATE The climate of Marquette County is seasonal, as the region experiences considerable changes in temperatures and precipitation throughout the year. The region's climatic conditions are best described as long cold winters and moderate warm summers. One of the major factors impacting the region's climate is Lake Superior. During the summer months, the cool waters and breezes coming from Lake Superior work to produce mild temperatures as compared to the hot temperatures experienced by other regions at approximately the same latitude as Marquette County. Conversely, during the winter months, Marquette County does not experience as many bitterly cold days due to the moderating effects of the warmer Lake Superior waters. However, winds blowing across these relatively warm waters pick up moisture to produce cloudy weather periods throughout the winter, as well as frequent periods of "lake effect" snow. This seasonal climate is one of the factors contributing to Marquette Township's appeal as a place to live and recreate. The pleasantly cool summer temperatures are ideal for summer tourism while the tempered winter temperatures mixed with lake effect snowfall creates an ideal situation for winter sports enthusiasts. The average annual temperature for Marquette is 43.15° F. The lowest temperature on record was minus Chapter Three | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 24° F on February 3, 1996. The highest recorded temperature was 104° F on July 19, 1977. The average annual precipitation is 29.14 inches, and the average annual snowfall is 119 inches. Projected Future Climate of Marquette Area Many of the observed trends in temperature and precipitation are expected to continue or accelerate in the future. • Average Temperature: Models project average temperatures will continue to rise by 3.5-6°F in the region through midcentury. Temperatures are generally projected to warm faster in northern parts of the Great Lakes region. • Freeze-free season: The freeze-free period is projected to continue to lengthen by an additional 1-2 months under high emissions scenarios. • Total Precipitation: Most models project precipitation will increase overall, though the magnitude of projections varies widely. Many models project that summer precipitation will remain stable or decline. • Declining snow depth: Snow depth will likely continue to decline as winter temperatures warm. Less snowpack and less snow cover during the spring and fall could have implications for local summer water supply and winter insulation against freeze damage. *Additional information on Marquette’s Historical Climatology can be found HERE. 3.3 GEOLOGY Geology for Marquette Township can be described in terms of Quaternary (Surface) Geology and Bedrock Geology. The Quaternary Geology of the Upper Peninsula is shown on the following page. Figure 3-1 depicts the surface features and sediments created by glaciation during the last 15,000 years. Glaciers scoured out the Great Lakes, dumped piles of debris (moraines) along their leading edges and left flat plains of clay-rich soils (glacial till) where the glaciers melted in place. Their melt waters formed vast rivers that built wide, sandy plains of outwash. Many of our inland lakes were created when blocks of ice fell off of the glacier, became covered by debris and eventually left a depression (kettle) when the block melted. Ridges of sand and gravel called eskers show us places where rivers that started under the ice emerged from the front of the glacier. Drumlins are egg-shaped hills that were carved by the bottom of the glacier after it had moved across older deposits. Much of the Marquette area of the Upper Peninsula is composed of thin drift to exposed bedrock or artificial fill (shown in brown). Other surface features in the Marquette area include till, post-glacial alluvium or glacial outwash, and end moraines or ice contact outwash. Although not prominent in the Marquette area, lacustrine deposits, peat, muck or sand dunes (shown in dark blue) cover much of the eastern half and northwest portion of the Upper Peninsula. The consequences of glaciation touch our everyday lives. Soil fertility, erosion, potential drainage, and suitability for agriculture and construction all depend upon the sediments that glaciers left behind. All of our ground water for drinking and irrigation either filters through, or is stored within, glacial sediments. Sand and gravel outwash and dunes are used for roadbeds, building and industry. Clay from lakebeds and till is used to seal landfills and to make pottery and tile. Chapter Three | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 As a result of the geology that formed our landscape, the mining of those earth products have played a major role in the development of communities in the Upper Peninsula, including the Marquette area in the 19th century. Copper, iron ore, silver, and most recently, high-grade nickel, are all by products of the area’s geology and continue to be extracted for consumer products. Marquette County’s Eagle Mine is an underground, high-grade nickel and copper mine located in western portion of the county. It is also the first mine to be permitted under Michigan’s Part 632 Non Ferrous Mineral Mining Law. The mine is expected to produce 365 million pounds of nickel, and 295 million pounds of copper, and trace amounts of other minerals over its estimated eight year mine life (2014-2022). Chapter Three | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 3-1: Quaternary Geology 1982 QUATERNARY GEOLOGY OF MICHIGAN QUATERNARY GEOLOGY Of MIQI IGAN 0 FNtNmudi □ ~~~ □ Dl#la , n □ LK-.-Cllt' tltld •• □ ~&n-- ...... D o.dl!IOUl'IIUl _.,W.,.....Mdpoetgltdll..,..,,.. D ic.cor.c1-,-11 ,n an11~ D l'ft..u..,_gllelllt• Ehd,,..,....,..ol~lncl- 0 ,.._ulndS,.Cill l■ D Bid~--~~• O c--c...,_, gMdal1.11 Ehd ~lllmaw~alind • ,,,..,t•diAmn""-tlllailllU-bedrodl .irrtto.lrl mr~:.::.:::::::~·:::.-::.= ■ =----:-:. - : :-=.".'" :-:-~..::.~= :..~-~•= °"""'"1- •L::,..-;_-:=, s ·--------- Chapter Three | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 3-2: Bedrock Geology 1987 BEDROCK GEOLOGY OF MICHIGAN MHXll'W:BRCOCPo\ IDSSlNC FORM,tr,TION • E3 GAA.DEH ISLAHOFOAMATION 8'SSISt.NDGROUP """"""''" □ SAINT IGHN::EDOl.OMI~ 8 B POINTAUXCHE.NESSHALE 91 GAOOEGAOt.f' MNHTIOUE OAOUP llJ IWTILUFFOAOUP CABOT~ stw.E □ MNITOU.IN DOUNTE 0 QJEENSTON StW.E E3 SfONNGTOH FCRMATION . □ 11 0HUDOLCNTE D 0 unc>.Stw..EMEt.189' ....,.,.,.. ....... <Xlit4GNOOO &tW.£ UEM8ER a.ACKRIVERGAOI.P □ PRAR EOOCHIENGROO P 8 TREMF£ALEAU FORMA.TION 1.UiSIHG FOAMATIOH BEDROCK GEOLOGY Of 't\EITERN 1.PPER PENINSULA WDOIW: IIR:O::"' .wx>9SVUE IWIDSTC>IE 0 Ra::D ASNCISTON:. . NONESU::HFOffMATIOt □ COPPERHAA&ORCON<l.OMEM.~ ■ Ql,ICIIUffFORW,,TIOH 0 E3 POATNJElMEVOl.C1'NCS S EMENS CFtESC FORMATION "'"'""" □W 0 ,,.IESEC fORMAT104 ""-INTRNERGAOll" ■ IWERTON ftON FORMATION ■ B..IIO IRON R>RMATIOH • IEOM.IEE flONFQRIM.TION • IAOHWOOO IAOH P'ORW.llOH □ Ol.f,,IH CAW( FORMAllON • MDWATIR GAEa.sTOIE ■ t.EHON,O,E F<HMTDN 8 8 OOOOAICH QUAATZITE HDol.OO(!'ORMATlOI BEDROCK GEOLOGY OF □ J.EHCMIEE &CHOCOlAYOAOUPS 0 S AMO l!lATE l lJBIKQUAATZITf 0 AEOBE05 1W.Ms10RMo\TION □ aw#J RIYERFORMAT'ION O«>COlAYQROU" D s,.o1KA.WFOflMATION 0&\YPORTUI.EST'Ot£ FW«>VUE DOLOMITE MCHUNUlll'W,IAFI: D LOWER PENINSULA EMPEAOfl vu..c>.HIC COMPWC □ MICHIG#I FORMATION JiRCHEN( GAANTE' Gf<EliSSIC □ MCHEJH VOL I SEO ME.NTARV D 0 WA9W..l FOflMAOON CX>lDNATER SWJ..E SJNIURYlSHJU IEREA SS & 8£DfORO 9-l E!IEDR)fl)SHAI.E l!.UWORrH SHALE """'M 5'W.E TRAVERS<""""' 8EU. ....... o..NDEE LIMESTONE OETROl'r RIVER Gf:01.P ffl.VAHI A SNC>SfOfE MIOOtW:IAECC"' 0 llOIS BLANC F ORW.TION • 8'R CEH ISUNDF<>fNt.TIOH 0 MSSIISt.MOGA00P o ~ .... (fl()l.P SOURCE __ ..,..__.... . . .. ___ 0...,,11_ ® .___...._____ "" ,, , (t::r:::'1',.,..~ t .... - - Chapter Three | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 The Bedrock Geology of the Upper Peninsula is depicted on the pervious page in Figure 3-2. Bedrock is generally concealed by an unattached layer of loose fragmented rock. This loose material may have formed in place by decomposition of the underlying parent bedrock or it may be an accumulation of foreign rock fragments deposited by wind, water or ice (in the form of glaciers). Over most of the state, bedrock is buried beneath glacial deposits (drift). In a number of places, however, especially in the western Upper Peninsula and along the Great Lakes shores in the north, bedrock protrudes through the mantle of drift. The western portion of the Upper Peninsula (including the Marquette area) is underlain by rocks of Precambrian age. These Precambrian rocks are classified as Lower Proterozoic, Middle Proterozoic, and Archean. The Precambrian age involves 85 to 90 percent of all geologic time. The oldest date presently recorded for Precambrian rocks is circa 3900 million years, and it is estimated that the earth originated 4000 to 5000 million years ago. The Precambrian thus begins at some yet undetermined time between 4500 and 3800 million years ago and extends to 500 million years ago. Essentially all of Michigan's metallic mineral resources (iron, copper, copper sulfides, silver, etc.) occur in rocks of the Precambrian age. 3.4 TOPOGRAPHY Topography has very important planning implications. Land use and required maintenance depend to a large degree on slope, although today there are fewer restrictions on development in steep slope areas due to better construction and engineering techniques. Still, while steep slope can provide attractive views and recreational opportunities, building development can be adversely impacted. Due to Marquette Township's extreme variations in elevation, topography plays a major factor in existing and future land use and development. The terrain of Marquette Township is rugged with significant elevation changes and steep slopes. Figure 3-3 uses a digital elevation model with a graduated color scheme to portray the elevations within the Township. Lower elevations are shown as blue, while middle elevations change to green, yellow, and orange colors and the highest elevations are shown in rust. The digital elevation model for Marquette County was obtained through the Michigan Geographic Data Library web site. The lowest elevation in the Township is along the shoreline of Lake Superior, which has an approximate surface elevation of 600 feet above sea level. Elevations rise quickly beyond the shoreline in the form of hills and sometimes steep cliffs. Many of the inland areas of the Township are also very rugged, with steep hills or deep creek beds. In the southern portion of the Township south of U.S. 41/M-28, the terrain is hilly with elevations reaching above 1,300 feet. Along U.S. 41/M-28 and in the more urbanized portion of the Township the terrain is fairly hilly with elevations increasing from the east to the west. In the northern and western portions of the Township, the terrain is hilly and rugged and also features many steep creek and river beds. The highest elevation of more than 1,600 feet is found in this portion of the Township near County Road 510. Within the Township, elevations rise from a low of 600 feet to a high of over 1,600 feet representing a total elevation change of more than 1,000 feet. Such a tremendous range in elevation is considered to be one of area's most aesthetic features. The Township's rugged terrain can be appealing for its scenic beauty and provide attractive views as well as provide an opportunity for outdoor recreational activities such as cross-country skiing, hiking and mountain biking. However, the terrain of the Township poses significant limitations to development. Improper planning and land development can result in soil stability disturbances, altering of established drainage ways, elimination of natural wind screens, land slippage and rapid erosion which adds silt and sediment to downstream waterways. Consequently, development on hills should be conducted in a manner compatible with hillside ecology. Chapter Three | Page 6 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 3-3: Digital Elevation Model Lake Super,or Topography Marquette Township, Ml 0 3,900 I Elevation Model ~ I: - 7 ,&00 Feet I Chapter Three | Page 7 �MARQUETTE TOWNSHIP | MASTER PLAN 3.5 2020 FORESTLANDS Marquette Township contains and is surrounded by extensive forested areas that contribute to the recreation and economic opportunity and industry in the Township. Much of the land in the northern portion of the Township is either State-owned forest or Commercial Forest Reserve land. Cover is mostly upland hardwoods (31 percent), aspen (15 percent), hemlocks (13 percent), red pine (8 percent—mostly over 100 years old), mixed lowland conifers (7 percent—most over 90 years old), and lowland brush (6 percent). Most of the aspen will be left unmanaged (being old and inaccessible) and the pines and lowland conifers are to be managed for old forest conditions. *Additional information on Commercial Forest Lands from the Michigan Department of Natural Resources can be found HERE. 3.6 WETLANDS Wetlands are often referred to as marshes, swamps or bogs. The United States Army Corps of Engineers defines wetlands as "those areas inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." Residents of Michigan are becoming more aware of the value of wetlands. Beyond their aesthetic value, wetlands improve water quality of lakes, streams and ground-water by filtering polluting nutrients, organic chemicals and toxic heavy metals. Wetlands are closely related to high groundwater tables and serve to discharge or recharge aquifers. Additionally, wetlands support wildlife, and wetland vegetation protects shorelines from erosion. *Additional information on area Wetlands from the Michigan Department of Environmental Quality can be found HERE. 3.7 SOILS Soil composition analysis is used in land use planning to predict soil behavior for selected land uses and to identify special practices needed to ensure compatibility of land use. Improvements may be needed to overcome soil limitations, depending on the planned use of the land. This information is useful to farmers, foresters, community officials, engineers, developers, and home buyers. Adequate drainage (and the protection of it) is important to minimize stormwater impacts, the efficient operation of septic drain fields and residential drinking water. Adequate depth to the water table is necessary to prevent groundwater contamination from septic systems or other non-point source runoff. The construction of roads, buildings and septic systems on steeply sloped areas or areas with organic and hydric soils require special design considerations. In addition, costs for developing these sensitive areas are greater than in less constrained parts of the landscape. General soils and hydric soils information is provided through SSURGO soils data, which is the County Soil Survey prepared by the Natural Resource Conservation Service (NRCS) in digital format. Hydric soils are soils with poor potential for development. Hydric soils have high water tables and are often located within the floodplains of creeks or rivers. Areas with high concentrations of hydric soils have a wide range of limiting conditions such as seasonably high water tables, fair to poor bearing capacities, and medium compressibility and shear strength. The locations of general soil types are shown in Figure 3-4 and hydric soils on Figure 3-5. In total, hydric soils cover 2,058 acres or 5.8% of the Township. Soil constraints Chapter Three | Page 8 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 discussed in this section should be used as general guides for the planning process. Detailed on-site investigations should be conducted prior to development. Views of the local terrain looking North from Sugarloaf Mountain (above) and of the shoreline (below). Chapter Three | Page 9 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 3-4: General Soil Types Map Lake Superior Negaunee Township - Highways c:::J shore General Soils - MICHIGAMME-CHAMPION-TACOOSH (Ml145) - MUNISING-KALKASKA-KEWEENAW (Ml160) - ONOTA-DEERTON-MUNISING (Ml180) - RUBICON-GRAYLING-ROCK OUTCROP (Ml192) - RUBICON-ROCK OUTCROP-KALKASKA (Ml193) 1 Township Boundary N General Soils I Marquette Township, Ml 0 G "' r.1Ph c Data L ra,y 'JPEA G/3 MAB 4:> 4,000 8,000 Feet "- Chapter Three | Page 10 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 3-5: Hydric Soils Lake Superior Negaunee Township Hydric Soils Marquette Township, MI 0 4,000 8,000 Feet Legend N I - Highways c:::J shore ~ Hydnc Soils r=~J Township Boundary Chapter Three | Page 11 �MARQUETTE TOWNSHIP | MASTER PLAN 3.8 2020 WATER RESOURCES Both human and natural ecological systems depend upon water. Perhaps the most valuable natural resource of Marquette Township is the abundance of fresh water. Having been of historic importance, it is also the resource that will, to a great extent, determine the future of the area. Thus, the management of water becomes a prime factor in planned development. The principal reasons for controlling development on or near water are to protect watersheds, to preserve the quality and quantity of the water supply, and to prevent damaging floods. Marquette Township rests on the shores of Lake Superior. Statistics place Lake Superior as the largest Great Lake in both surface area (31,700 sq. miles) and volume (2,900 cubic miles). Not only is Lake Superior the largest of the Great Lakes, it has the largest surface area of any freshwater lake in the world. Lake Superior is bordered by the states of Michigan, Wisconsin, and Minnesota, and the Canadian province of Ontario and has a total shoreline length of 2,726 miles including islands. Marquette Township's shoreline along Lake Superior totals approximately 11 miles. The shoreline exists as a major attraction for local residents and tourists, and helps to form the overall character and attractiveness of the community. Lake Superior is certainly one of the most important environmental features in the Township given its overall impact on the Township's history, economy, development, and character. In addition to Lake Superior, the Township also contains numerous smaller sized surface water bodies. A large number of streams and creeks flow through Marquette Township, which when combined total more than 60 miles in length. The more prominent streams include Dead River, Big Garlic River, Little Garlic River, Harlow Creek, Nash Creek, Bismark Creek, Compeau Creek, and Morgan Creek. Numerous lakes are also found in the Township, totaling more than 300 acres in surface area. Some of the more significant lakes include Harlow Lake, Dead River Reservoir, Echo Lake, Lake Enchantment and Three Lakes. 3.9 FISH AND WILDLIFE RESOURCES Marquette Township and surrounding environments are enriched by the diverse types and species of fish and wildlife that flourish in its waters and forests. Many fish species abound in the waters of Lake Superior, its tributaries, and inland lakes. Marquette Township, like most rural areas of Marquette County, abounds in wildlife, especially in the forested areas surrounding the developed portions of the Township. The types of local wildlife can be divided into three broad categories: mammals, birds and fish. Mammals include whitetail deer, black bear, pine martin, skunk, raccoon, beaver, muskrat, otter, coyote, bobcat, mink, weasel, woodchuck, snowshoe hare, squirrel, and fox. Representative bird species include a wide variety of songbirds, crow, raven, woodpecker, sandhill crane, hawk, owl, eagle, falcon, and game species of ruffed grouse, woodcock, ducks, mergansers and geese. Fish include brook trout, brown trout, rainbow trout, splake, perch, bass, crappies, northern pike, and walleye. Most of the fisheries and wildlife resources are located in the undeveloped northern portions of the Township on State and corporately owned land. Township residents, as well as numerous annual visitors, are attracted to the woods to hunt for the white tailed deer and small game species such as snowshoe hare, cottontail rabbits and gray squirrels. Sufficient habitat is provided for relatively good ruffed grouse and woodcock hunting. Other game species of importance to trappers are beaver, otter, muskrat, raccoon, skunk and weasel. The reintroduction of non-game species such as the moose, marten and fisher has been very successful. Chapter Three | Page 12 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Marquette Township also provides prime waterfowl habitat, which is supplemented by beaver dams, pothole wetlands and wooded floodplain areas. Additional habitat can be found along the shoreline of Lake Superior and the Township's many inland lakes and rivers and traditional wildlife corridors. Marquette Township, and Marquette County overall, is a major part of the Mississippi migratory flyway. Thousands of Canada geese pass over the area every fall as well as ducks and shorebirds. Marquette Township offers the sport fisherman an abundance of fishing opportunities. Michigan's official state fish, the brook trout, is a native to Marquette Township. German brown and rainbow trout also attract many sport fishermen to the area. Lake Superior is famous for its Great Lakes sport fisheries. The fishery and wildlife are important to Marquette Township which reflects the importance of maintaining a high level of water quality. 3.10 THREATENED AND ENDANGERED SPECIES Marquette County is home to a number of plants and animals that are threatened, endangered or of special concern as identified in the Michigan Natural Features Inventory database, which is maintained by the Michigan State University Extension. A full list of endangered or threatened plant and animal species of Marquette County, which are protected under the Endangered Species Act of the State of Michigan (Public Act 203 of 1974 as amended), is included in Appendix H. This list also includes plant and animal species of special concern. While not afforded legal protection under the act, many of these species are of concern because of declining populations in the State. Should these species continue to decline, they would be recommended for threatened or endangered status. Protection of special concern species before they reach dangerously low population levels would prevent the need to list them in the future by maintaining adequate numbers of self-sustaining populations. 3.11 LOCAL FOOD PRODUCTION Food is often produced hundreds, sometimes thousands of miles from where it is consumed requiring significant energy consumption for handling, transportation and storage and resulting in significant food waste from spoilage during its journey. According to a recent study published in the Public Library of Science, 40% of food is wasted in the U.S. That figure measured waste occurring throughout the entire food system starting at the farm and ending at what ends up thrown away as plate scrapings. Not only is that a huge amount of waste – a tremendous amount of energy, soil fertility and water is squandered. The lack of fresh, local food production also significantly impacts our diet and health. We tend to eat what is available – which has typically been highly-processed food that can handle long distance travel and has a long shelf life. We are what we eat, and the obesity epidemic is one of the most visible and obvious indications that the industrialized food system has had a significant and negative health impact. The Marquette Township Planning Commission realizes the history of food production and the current trends for incorporating new principles and zoning regulations into the community to enable increased production of local food. Moving forward, the Planning Commission will work to improve the accessibility of local food production by reviewing existing limitations and by working with our surrounding municipalities to develop new policies and zoning language that affords our residents better access to local food and a higher quality of life. Chapter Three | Page 13 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER FOUR | Existing Land Use 4.1 INTRODUCTION Land use is impacted by the natural environment, economics, transportation patterns, conservation and preservation interests, land ownership, and the desires of the public. Action at all levels (federal, state, county, and local) plays an important role in land use through regulation and public investment. Public investment in schools, parks, roads, water and sewer extensions, etc. all provide opportunity for development and will often determine what type of development will occur. The natural environment impacts land development because of topography, soil conditions, drainage potential, and tract size. Conservation land placed into public ownership provides recreational uses. Local governments are endowed with the ultimate authority for controlling land use through zoning laws and building and sanitation codes. This establishes parameters within which development can occur. It is important that future land use decisions be realistic in light of the ability of local governments to provide essential public services in a fiscally responsible manner. In order to achieve this goal, it is important to review the current land use inventory of the Township. This chapter will provide the categories of current land uses in the Township and provide the foundation for future land use recommendations. The current land use data presented in Figure 4-1 on page 3 was created in 2018 by the Marquette Township Planning & Zoning Department by using assessment data, Marquette County Equalization Department data and by updated aerial imagery. 4.2 RESIDENTIAL In the Township, residential land is divided into two categories single-family residential and multi-family residential land uses. Marquette Township has a variety of single-family land uses including full-time singlefamily dwellings units, seasonal cabins, cottages, and camps. The highest concentration of single-family dwelling units in Marquette Township is found in the Trowbridge Park area adjacent to the City of Marquette. Lower-density, suburban style single-family subdivisions include Bishop Woods, Oak Hills, Lake Enchantment, Morgan Meadows, Huron Woods, Chapel Ridge and Grandview Subdivisions. Multi-Family development includes a number of duplexes and apartment complexes including the Lost Creek Development and Cedarville Townhomes. Recent changes to the zoning ordinance allow for and regulate a trending land use – Tiny Homes. 4.3 COMMERCIAL The commercial developments land use category is predominantly retail sales and service establishments, located along the US 41/M-28 corridor. Commercial uses include large retail establishments such as Meijer, Lowes, Walmart, Target, Menards, T.J. Maxx, PetSmart, Best Buy, and Kohl’s. Grocery stores, car dealerships, hotels/motels, restaurants and the Thomas Theatre Group Cinema are also found along the corridor. The Township also has small neighborhood commercial establishments in Trowbridge Park, as well as a few along County Road 550. 4.4 INDUSTRIAL The Industrial category includes land occupied by manufacturing industries, processing facilities, and warehouses. This category also includes land used for extractive operations, municipal water facilities, rail Chapter 4 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 yards and communication towers. In the Township, land uses classified as Industrial are WE Energies ash disposal site, N&N Trucking & Recycling, a rail yard operated by Lake Superior & Ishpeming railroad, gravel pits found off of County Road 550 and the towers located off of Morgan Meadows Road. 4.5 INSTITUTIONAL Institutional uses are generally used by the public, whether private or publicly owned. Some examples of institutional land uses include the Township hall, fire station, churches, schools, and cemeteries. 4.6 VACANT LAND Vacant land is land that is currently not wooded or used for any other purpose. Vacant land in the Township is located on Forestville Road and in the Cornerstone Business Park, which is rapidly developing. 4.7 WOODLAND For the purposes of this section, woodland includes upland forests, lowland forests, and all wetland types. As stated in the previous section, this land makes up the majority of the land use in the Township. This land use also includes uses such as timber harvesting and recreational areas. 4.8 WATER BODIES Water bodies are extremely important to Marquette Township and the region as a whole. Water bodies in the Township include Lake Superior, Lake Enchantment, Bishop Pond, Three Lakes, Blemhuber Lake, Echo Lake, Dollar Lake, Club Lake, Harlow Lake, Wetmore Pond, Big Garlic River, Little Garlic River, Nash Creek, Bismark Creek, Harlow Creek, Compeau Creek, Badger Creek, Whetstone Brook, Orianna Creek, Western Brook, Carp River and Morgan Creek. 4.9 PUBLIC LANDS Public land is also an abundant land use in the Township. These lands are actively owned by local, state, or federal government entities and feature a variety of passive land uses. Examples of public lands in Marquette Township include the Lions Field Recreation Area, Schwemwood Park/Iron Ore Heritage Trailhead, the Heartwood Forest property, the Echo Lake Nature Preserve, the Sugar Loaf Mountain area, Wetmore Pond, Little Presque Isle, Harlow Lake, Lilly Pond and Hog Back Mountain. Chapter 4 | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 4-1: Current Land Use POWELL TOWN SHIP - Wlll..l1ll. &9.!Y.!n Slng!e Family 11:ei.ldeflt!ol Commerdol-Retoll A./ Rood Muhl- Family Resldent!ol Commerdol-Servicei ~ s,,eom Woodland Undevelol)ed / NOl'I-Woodlond . . Woter &ody Shop ping Center/ Strip Mo ll - lnsiiMlonal - ~u,triol Parcel r;'°'; /:iJ ~ Public land To-wmhlp Boundary Neighboring Mi.-iklpollty ~ Lake Superior ~ ■ • r NEGAUNEE TOWNSHIP Urban Detail CITY OF MARQUETTE SANDS TOWN SHIP 2018 CURRENT LAND USE MAP MARQUETTE CHARTER TOWNSHIP, Ml 1 ---{--................ ........____ ... ... -...............,._ I US U lJ -.....;:::::i,,--===::::i •-· • , , ,.,_,......,._.,_ .............. .t1.t.. t1w.-.,......,w, _ _ ............. _ ~ , ~ Chapter 4 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 4-2: Urban Detail Current Land Use J i CITY"ITTwU'~7!'!~-':'E-------■--u••••N••N••···--•-N--·,-1 -i I _ _ _ _,_ _ __ ~'ffiN--1-NH■ffl■ -NN ■ Nh• ■ ffll :7" ~ ~ -....._.._"-.: ! iI ..1.-~--h1ll1h1•'5 ~ 11•-11a11i I I t';,e~Urs1~ % ntMl'll\1\ , 1l• •·id~ , ') 9 founl y-Rd·Kl ,,;,,,,,,--....... I I ~' land Use - wh!!ll Singlefcimi1y Reiidentiol Commerciol-Retc,il /"v Rood Mu ltl-Fc,mlly Re1ldenrlol Convnerclol•Servlcei .....,__ Streom Porh/ Re-<:recitlon !.. - Shcipp~ Cen1er/ S1rlp Mcill Woodlond - lmli!utlonol Undevelciped/ Non-Woodlond - lnd11S1riol ~Publlclond • Woter8ody i,? Townihlp 8oundory (ii Neighboring Munlcipolily Porcel 2018 CURRENT LAND USE MAP -URBAN DETAIL- 1.1 U U ~ ---..-,---·-···-.............. ------··-"'"' - = = - - = = =""• -1 ..,.....c..... .......... -...-.--.. ···••twJ...,.,_. . ....... Chapter 4 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER FIVE | COMMUNITY SERVICES 5.1 INTRODUCTION The potential location for future development must be analyzed according to the types of existing land use, amount of undeveloped land within each land use type, the character of the land itself and the availability of certain infrastructure, services or facilities. This chapter will explore the location and extent of existing services and facilities. Services are provided in many ways by public or quasi-public agencies or by private enterprise. Each service provider makes the service available to the best of its capabilities. The resulting service levels determine the capacity of a given location to attract various types of land development. 5.2 TRANSPORTATION INFRASTRUCTURE Transportation infrastructure serves to tie a community together and link it to the rest of the outside world. Transportation systems include roads, bridges, aviation, rail, public transit, and non-motorized systems. Together, these networks create economic opportunity and provide access to markets, goods, and services. The quality of these assets reflects and impacts community health and vitality. Circulation, utility, and communication infrastructure serve to tie a community together and link it to the rest of the outside world. Local streets and pedestrian networks should provide safe, reliable access to work, shopping, recreation, and residences. Regional transportation and communication networks create economic opportunity and provide access to markets, goods, and services not found in the community. Arterial ,.Improvements ~ I Deterioration ofTraffic Flow Quality j~ Increased ' IAccessibility : 1 1 lncreasea Traffic Conflict I Increased Traffic Generation Increased Land Value 1 I LandUse Changes l Roadway Network The principle transportation mode in the Township today is vehicular transportation served by the roadway network. Roads have both functional and aesthetic value. As the predominant transportation mode, roads create a path of first impression for the public space of a community. Functionally, roads serve two basic purposes, the movement of traffic (mobility) and provision of access to adjoining property. The design of a road depends principally on its functional classification and the traffic volume it is expected to accommodate at some future time. Each of the roads within the Township has a specific traffic capacity, design standard, and design use depending on its primary function. By defining the function of roads and their service to the community, the appropriate land uses can be encouraged adjacent to these roads. Different design elements of roads include the number of lanes, width and surfacing of shoulders, width of structures, type of surface, and design speed. Land uses and roadway function are closely connected. Roadway capacity and design influences future development. More intensive development usually Occurs along higher capacity roadways that provide convenient access to the largest market. Chapter 5 | Page 1 I �MARQUETTE TOWNSHIP | MASTER PLAN 2020 As more arterial improvements are made, and accessibility and value of properties increases, it may lead to even more intensive development. With this development, comes an increase in congestion, traffic, and safety problems. Pressure builds to make even more arterial improvements, starting the cycle all over again. It is important to employ access management principles to preserve proper road function and the value of public investment along major roads. The road network in the Township is described in detail below. The Township recently participated in updating the US-41/M-28 Comprehensive Corridor & Access Management Plan. This plan details existing conditions of the highway corridor and specific recommendations. The Township is currently undergoing an update of a Transportation Plan. When completed, this plan will detail current roadway conditions, as well as goals and objectives for transportation infrastructure within Marquette Township. National Functional Classification The Federal Highway Administration classifies roadways based on the type of service the roadway is intended to provide. Based on this system, roadways are classified into one of three broad categories: arterials, collectors, and local roads. The Federal Highway Administration’s National Function al Classifica tion has been implemented on most roadways in Marquette Township. Figure 5-1: Relationship of Mobility and Land Access Proportion of Service Arterials Arterials Roadways classified as principal arterial or minor arterials Collectors accommodate major traffic movement over long local or regional distances. The only principal arterial in the Township is US-41. The section of US-41 in the Township is approximately four miles long. It serves as the primary highway for residents of the region as well as a major state trunkline for travel across the Locals Upper Peninsula. This section of the U.S.-41/M-28 corridor sees some of the highest traffic volumes in the Upper Peninsula at 33,686 vehicles per day in 2016. Along the corridor, the speed limit Source: Federal Highway Administration Funcchanges multiple times. At the intersection of County Road 492 tional Classification Guidelines: Concepts, Criteria and Procedures and US-41, the roadway transitions from a five-lane roadway to a four-lane roadway with a median. This is also where the speed limit drops from 55 miles per hour to 50 miles per hour. Near the Days Inn in the Township, the speed limit drops from 50 miles per hour to 45 miles per hour and stays 45 through the rest of the Township. The Michigan Department of Transportation is responsible for all planning, design, construction and maintenance of state trunklines. Roadways classified as minor arterials interconnect with and provide access to principal arterials, accommodating more modest trip lengths and placing a higher emphasis upon access to land uses. The only minor arterial in the Township is County Road 492 north of US-41. Chapter 5 | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Collectors Roadways classified as collectors emphasize access to abutting land area and the collection of traffic for distribution to the larger arterial systems which may exist within the municipality or neighboring municipalities. Collectors in the Township include: • Ontario Street • Werner Street • Fair Avenue • County Road 492 • County Road 500 • County Road 550 Local Roads Local Roads emphasize access to abutting properties and the collection of traffic for distribution to collector and arterial corridors. These roads make up approximately 28 miles in Marquette Township. The Marquette County Road Commission is responsible for planning, design, construction and maintenance of all County roads. Funding for these roads is provided through the Federal Government, State funds, and grants from the Marquette County Board of Commissioners and Township contributions. Road Maintenance The first step in the resource allocation process is to assess current infrastructure conditions. MDOT and Marquette County Road Commission utilize the Pavement Surface Evaluation and Rating (PASER) inventory and asset management system for assessing the condition of National Functional System major streets. Many Township roads may have been evaluated along with the County process. PASER is a visual survey method developed by the University of Wisconsin Transportation Information Center, and adopted by the State of Michigan’s Transportation and Asset Management Council (TAMC) to evaluate road conditions. TAMC requires that all entities within Michigan receiving Act 51 funds perform inspection on the entirety of their respective roadways every two years. Act 51 agencies responsible for roadways within Marquette Township are the Marquette County Road Commission and MDOT. PASER utilizes ten (10) separate ratings are used to evaluate the surface distress of the pavement based on pavement material and types of deterioration present. The ratings are then grouped into three categories based on the type of work required, including Routine Maintenance, Capital Preventive Maintenance, and Structural Improvement. See the below table for PASER ratings and recommended maintenance. Figure 5-2 indicates Marquette Township Roadways current PASER conditions. Routine Maintenance includes regularly scheduled preventative treatments such as street sweeping, drainage clearing, gravel shoulder grading, and sealing of tight cracks. PASER ratings 8-10 are usually newly constructed or recently improved roads requiring little or no maintenance. *More Information from the Michigan Transportation and Asset Management Council can be found HERE. Chapter 5 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-2: Marquette Township PASER POii I O'~ tt I Sutface Cond tlon aa -4 $ Ul 8f'U hi Urba Cort D~lo t / .. Chapter 5 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Capital Preventive Maintenance consists of planned treatments applied to existing roadways to retard further deterioration, maintain or improve function, and correct distress. PASER ratings 5-7 are roads have good structural support with surface deterioration, such as cracks over one-quarter (1/4) inch in width. Roads rated as needing Structural Improvement include those in need of repair to improve the structural integrity of the pavement. PASER ratings 1-4 are roads that may need major rehabilitation or reconstruction. Typical problems include rutting greater than one-half (1/2) inch deep, cracking in the wheel path, severe block cracking, alligator cracking, and cracks with severe erosion. The Planning Commission recommends that the Township continue to implement access management standards in all new development or redevelopment along the corridor, and utilize the collaborative review process as established by the US-41 Corridor Access Management team. Along with this, the Township will support the utilization of internal circulation systems including pedestrian and bicycle facilities with the development of concentrated mixed-use clusters along the highway corridor for all users. Asphalt Streets PASER Rating Condition Treatment 9 & 10 Excellent No maintenance required 8 7 5&6 3&4 1&2 Very Good Good Little or no maintenance Crack sealing and minor patching Preservative treatments (non-structural) Structural improvement (overlay) Reconstruction Fair- Good Poor• Fair Failed Concrete Streets PASER Ratmg Condit10n Treatment 9 & 10 7&8 Excellent No maintenance required Routine maintenance 5&6 3&4 1&2 Very Good Surface repairs , sealing, partial-depth patching Extensive slab or joint rehabilitation Reconstruction Fair- Good Poor- Fair Failed Public Transportation Public transportation service is provided to the Township by the Marquette County Transit Authority (commonly known as Marq-Tran), which is funded through a County-wide millage and Federal and State subsidy. Marq-Tran provides fixed routes and door-to-door service from the hours of 6:00 A.M. to about 6:30 P.M. Stops along the fixed routes include Wal-Mart, Westwood Mall, Marquette County Health Department, Senior Centers, Northern Michigan University, K.I. Sawyer, Marquette General Hospital, Peninsula Medical Center, and many others. To accommodate more users, Marq-Tran affixes bike and ski racks to the front of all fixed-route buses. ....... s I -t-, ......, 8 I!! °"'"' . , ~ o,,,,.,, """""""" v.....~ Losi Creek~ \ I!! Figure 5-3: Marq-Tran Route Marquette Shoppefs Shuttle - Tro,;Ax e Park Chapter 5 | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-4: Regional Transportation Houghton Lake Superior Marquette Township Lake Michigan N I Regional Transportation Map Marquette Township, Ml Source: ESRI, UPEA G/S. MAB 5.9.2011 Chapter 5 | Page 6 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-5: National Functional Classification Map Legend Shore Lake Superior Marquette Township Roads Functional Classification Non-Classified Roads Rural Other Principal Arterial - - Rural Major Collector - - Rural Local - - Urban Princ,palArtenal - Urban Collector i:.__ Township Boundary Urban Local Roads N I National Functional Classification Marquette Township, Ml 4,000 8,000 Fe et Chapter 5 | Page 7 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Railroad Lake Superior & Ishpeming Railroad (LS&I) operates a main line which passes through Marquette Township. This line is used to bring iron ore pellets from the Cliffs Natural Resources operations to the ore dock located in Presque Isle Harbor in the City of Marquette. There is currently no passenger rail service provided to the area. Port The nearest port to Marquette Township is located in the City of Marquette. This port ships iron ore pellets from the Eagle Mine and receives commodities such as salt, limestone, and coal. The iron ore pellets are transported by rail that passes through Marquette Township to the ore dock where they are loaded onto freighters. The other commodities are transported via truck to their destinations. Air Transportation The closest airport to Marquette Township is the Sawyer International Airport located north of Gwinn on a portion of the former K.I. Sawyer Air Force Base. The Sawyer International Airport facility sits on 2,100 acres and includes a passenger terminal and a single paved 9,070 by 150 foot runway. This runway was originally designed and built for the Air Force’s B-52 bombers. The airport is currently served by Delta Airlines and American Airlines. These airline companies provide connection to larger, regional locations. Non-Motorized Transportation Non-motorized transportation facilities – both trail and pathway connections – have become increasingly more prominent in Marquette Township’s transportation planning efforts. Although the automobile is still the primary transportation option, walking and biking are becoming increasingly more tied to quality of life and enhanced economic benefit factors. In general, municipalities that are walkable and bikeable tend to encourage active healthy lifestyles, a livelier social environment, and a more vibrant community. Non-motorized transportation is also linked to reduced greenhouse gas emissions, lower levels of pollution, less traffic congestion, and an overall healthier environment. Walkable communities are valued by those who either can’t, or don’t wish to depend on automobile transportation. These communities support greater levels of independence in mobility options for senior citizens, youth, and lower-income people. Because of the positive effects that walking and bicycling have on recreation, fitness, transportation, and the environment, these transportation modes are valuable community assets. The differences in the needs and desires of pedestrians and bicyclists require a variety of facility types to accommodate them safely. When planning for non-motorized transportation facilities, it is important to understand who these users are. A pedestrian, according to the American Association of State Highway and Transportation Officials (AASHTO), is defined as “a person afoot or in a wheelchair”. Universal Design and ADA standards ensure that pedestrian facilities are designed to accommodate the needs of handicapped or disabled pedestrians. A bicycle is defined in Section 257.4 of the Michigan State Vehicle Code, Act 300 of 1949, as “a device propelled by human power upon which a person may ride, having either two or three wheels in a tandem or tricycle arrangement, all of which are over 14 inches in diameter.” Michigan law allows bicycles on all Michigan highways and roads except limited access freeways, or unless otherwise posted. There are many different types of pedestrians and bicyclists. Pedestrians are the easiest group to accommodate; although there are many different ages and abilities of pedestrians. Chapter 5 | Page 8 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Most pedestrians can be accommodated sufficiently by providing pathways along roadways and/or trails when feasible. However, they travel at a much slower speeds than a bicycle, therefore pedestrian accommodations should be provided at closer intervals (ideally one-quarter mile spacing). Non-motorized Infrastructure Non-motorized infrastructure is necessary to accommodate those who don’t use or are unable to use automobile transportation, either by choice, ability, or due to affordability. Although the Township may not be able to feasibly construct pedestrian infrastructure in all areas, specific nodes and segments for future pedestrian infrastructure have been identified by way of a Complete Streets Ordinance that the Township has adopted since the last revision to the Master Plan. This ordinance has identified specific road segments, areas, and places of interest that should feature pathway or trail development where and when feasible. These priority areas should also be supported with a plan to maintain these facilities in good repair, and to clear them of obstructions, including snow. This proposed infrastructure is also intended to be complementary to planned or existing regional trail systems, and to accommodate universally accessible design principles, when possible. In conclusion, there are many reasons people use non-motorized pathways and trails: to visit local businesses, to take their children to the local park, to visit neighbors, for exercise, and to spend time with family. Most importantly, walkable neighborhoods are safe neighborhoods. Cracked and broken road shoulders or sidewalks are dangerous or uncomfortable for senior citizens, people pushing children in strollers, skateboarders, visually-challenged people, and even bicyclists. They may be impossible for disabled people to navigate. If suitable walking surfaces aren’t provided, people will improvise and use roadways or create informal paths. Creating walkable communities can be difficult in rural areas that are oriented to the automobile. For many years, development has been oriented to vehicular travel. As the population of the Township ages, and the Township seeks to attract new residents and businesses, it is imperative that we strive to increase the walkability of the community. Bicycle Infrastructure Currently, there are two on-street bicycle facilities that feature wider (paved) shoulders for residents and visitors to utilize. One segment is along County Road 492 and the other is along County Road 550 from the Marquette city limit to Eagles Nest Road. On-street bikeways bring enormous benefits to both the cycling and noncycling public by creating opportunities to incorporate exercise. They use public dollars efficiently by reducing road maintenance costs and increasing the carrying capacity of the transportation system. They improve safety for all users; bicyclists feel they have a safe space on the road, tend to be more law-abiding, and motorists are placed at greater ease knowing where bicyclists are apt to be. Bicycle lanes are typically provided on collector and arterial streets. They can be implemented by narrowing existing travel lanes, removing a travel lane, widening a roadway, or paving a shoulder. However, these varying needs must be weighed carefully. The most efficient way to incorporate bikeways is to include them as part of road reconstruction projects, or as a restriping of the roadway with bicycle lanes during routine resurfacing. Design of bikeways must consider: • • • Sight lines and topography Lane widths for all travel modes Intersection design Chapter 5 | Page 9 �MARQUETTE TOWNSHIP | MASTER PLAN • • • • • • • 2020 Signing, markings, and striping Design of road drainage Pavement conditions Specific design for pinch points, driveways, railroad crossings, and other challenging areas Integration with off-street shared-use trails/paths Lighting for safety Education outreach regarding bicycle safety and etiquette If bicycle lanes are deemed unfeasible, alternative improvements may be substituted, such as using shared lane markings, or directing cyclists to an alternative bikeway. A wide outside lane can give extra room for bicycle operation if there is not enough room for a bicycle lane. Multi-Use Paths The Iron Ore Heritage Trail is a 48-mile long Heritage Corridor that extends from the former Republic Mine site adjacent to downtown Republic, north and east through Marquette Township to the Lake Superior shoreline in downtown Marquette, where it continues generally along the shoreline to the eastern border of Chocolay Charter Township. The multi-use path follows contemporary rail corridors as well as long abandoned rail grades dating from the earliest days of mining in the Upper Peninsula. Additional multi-use pathway was installed as a result of a major US-41 Michigan Department of Transportation (MDOT) highway reconstruction 2019. Coupled with the 2019 US-41 reconstruction, a 10-foot pathway now leads to and from a safe crossing of US-41, by way of a sub-surface pedestrian underpass. The project will eventually connect over 100 miles of documented, non-motorized motorized pathways in Marquette County, as well as the MDNR Snowmobile Trail #14. Multi-Use pathway projects such as the 2019 US-41 Underpass Project are a result of continual collaborative efforts made by Marquette Township, MDOT and the MDNR. Local, private donations totaled approximately $200,000 to assist with this project. Complete Streets Marquette Township embraces Complete Streets principles and will encourage the County Road Commission to apply these principles in all Township road projects as appropriate. This will support the goal for roadways to serve many functions, including linking various parts of the community, providing surface transportation accommodating all modes of transportation, providing public access to destinations, incorporating space for underground utilities and other public infrastructure, and helping to define and create a sense of place. By passing an ordinance in 2013, Marquette Township has asked planners and engineers to consistently design and alter the right-of-way with all users in mind. As previously stated, quality-of-life is very important to the residents of the Township. Designing and building Complete Streets fosters livable communities and provides many benefits to the community such as: • Encouraging healthy and active lifestyles through functional and attractive sidewalks or multi-use paths and well-defined bicycle routes consistent with the context of the community • Allowing everyone, especially children, people with disabilities, and the elderly to safely and independently reach destinations and travel around the community Chapter 5 | Page 10 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-6: Marquette Township Complete Streets MARQUETTE TOWNSHIP COMPLETE STREETS PLANNING MAP COMPlETE S ET P'ROf>OSEO COMPlETE S EET , V EXIStN.ROAD TOWNSHIP IIOUNDA .::J Chapter 5 | Page 11 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 • Reducing pedestrian risk by as much as 28 percent by implementing Complete Streets design elements such as raised medians, sidewalks, and other traffic-calming measures (according to the National Complete Streets Coalition) • Promoting a cleaner environment. The Complete Streets approach encourages people to walk or bicycle to their destinations around the community, which may help reduce vehicle trips. Many Complete Streets designs also include increased green space along the roadway. To accommodate diverse transportation modes, the Township will collaborate with MDOT in supporting increased opportunities for multi-modal transportation systems including carpool lots, bicycle and pedestrian facilities, heritage routes, long-distance bicycle trails, and snowmobile trails. The Township should consider creating a comprehensive bicycle/pedestrian plan, preferably in collaboration with regional partners, to prioritize needs and recommend improvements, and to move toward the achievement of a regional network. The completion of this kind of plan can make more funding sources available for these types of projects. Marquette Township will continue to collaborate on regional multi-use path projects and be prepared to provide valuable links in the regional system. Multi-use paths will complement and help complete priority pedestrian networks within the Township. Marquette Township will also collaborate with MDOT and the Marquette County Road Commission to support the addition of bicycle lanes or improved shoulders on collector and arterial streets. 5.3 RECREATIONAL FACILITIES In November of 2013, the Marquette Township Board adopted the current five-year Recreation Plan. This plan discusses in detail the recreational facilities available to the community. This section contains a brief summary of the recreation opportunities. The Township offers extensive open space and forestland for recreation. According to the 2013-2018 Recreation Plan, approximately 96 percent of the Township falls into one of these two categories. Of this 96 percent, approximately 5,700 acres is State owned public recreation land and approximately 9,447 acres is privately owned land under the State’s Commercial Forest Act, which is also available to the public for passive outdoor recreational use, including fishing and hunting. The current Recreation Plan is in the process of being updated and will be a part of the Master Plan update, once adopted. Township-Maintained Facilities Township owned recreation facilities include the South Vandenboom Recreation Area, Lions Field/Kiddee Park and Schwemwood Park & Iron Ore Heritage Trailhead #8. These facilities are described in detail below. • South Vandenboom Recreation Area: The South Vandenboom Recreation Area consists of approximately 360 acres of forested land from Grove Street to M-553 along the Carp River. A portion of this property is used for the Township well field, as well as a multi-use recreation area. Currently recreational facilities include a portion of the South Marquette Trails supported by the Noquemanon Trail Network organization. • Lions Field/Kiddee Park Recreation Area: Located on Erie Avenue, this two-and-a-half-acre park contains a ball field, ice rink, tennis court, pavilion with picnic tables, grills, restrooms, parking and a playground with a merry-go-round, slides, spring rides, climber, and ADA compliant walking path. Chapter 5 | Page 12 �MARQUETTE TOWNSHIP | MASTER PLAN • 2020 Schwemwood Park & Iron Ore Heritage Trailhead #8: This approximately 6 acre parcel was developed by the Township as a nature park currently the park features a nature trail around the perimeter, wooden bridge, a bog overlook, a small wetland and a parking area. It has also become the home of the Iron Ore Heritage Trailhead #8, which will continue to be developed in the coming years with typical trailhead amenities, such as restrooms and bike repair stations. Figure 5-7: Schwemwood Park & Iron Ore Heritage Trailhead #8 Other Public Facilities in the Township These facilities include Sugar Loaf Mountain Natural Area, Longyear Forest, Little Presque Isle/Harlow Lake Area, 425 Area (Heartwood Property), Noquemanon Trail Network including South Trails and Forestville Trails, North Country Trail, Iron Ore Heritage Trail, Wetmore’s Pond Interpretive Nature Trails, Snowmobile Trails, Escanaba River State Forest, Forestville Access Site, and the Little Garlic Access Site. • Vandenboom Elementary School Playground: Located on Erie Avenue, this 10.5 acre site is owned by the Marquette Area Public School District and serves as a neighborhood playground. The site includes parking, nature trails, a basketball court, open field and playground, pump track bike path, and disc golf. • St. Christopher’s Parish: A small playground located on Badger Street that primarily serves preschoolers attending programs through the Parish. Chapter 5 | Page 13 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-8: Natural, Cultural and Scenic Resources Map MARQUETTE TOWNSHIP NATURAL, CULTURAL & SCENIC RESOURCES PLANNING MAP NlGAU { 10'1\'NSIUP {II Of .l!UOUllH NATURA , CUIJUIW. & SCt'.NIC PAIK SAhllS IOWNSHIP /V' !XlS'IIHG ROAD ~ TOWNSHIP IIOUNDA Chapter 5 | Page 14 �MARQUETTE TOWNSHIP | MASTER PLAN 5.4 2020 PUBLIC WATER AND SANITARY SEWER SERVICE In 2002, the City of Marquette and Marquette Township contracted with engineering consultants to prepare a Water System Study. Information in this section is referenced from these documents. Public water distribution and sanitary sewer collection services are provided to Marquette Township by Marquette Township owned infrastructure. Water treatment and wastewater treatment services are provided through joint arrangements with the City of Marquette. The water supply from Lake Superior is purified at the City owned water treatment plant before distribution. The water treatment plant is capable of seven million gallons/day (MGD), but on average delivers three MGD. About 190,000 gallons per day is purchased by Marquette Township. The groundwater supply located in Marquette Township is treated with fluoride and sodium hypochlorite and pumped from a Township owned facility. The permitted firm well capacity is 825 gallons per minute. It is currently (2019) pumping about 140,000 gallons per day. Public water is provided to about 80 percent of the population of Marquette Township. The Township distribution system is divided into four major pressure districts. The Cox Gravity District is served by the City surface water supply. The Northwoods Gravity District, the Grove Low Pressure District, and the Chapel Ridge Gravity District are served by the Township groundwater supply. Public water is available along US-41/M-28 westward to Northwoods Road, throughout Trowbridge Park, north CR 492/Wright Street and Forestville Road to include Huron Woods Subdivision, south on Brickyard Road to Northwoods Road, the east end of Brookton Road, Vandenboom Road south of US-41/M-28, and CR 492 south to and including Lost Creek. The Chapel Ridge subdivision, Bishop Woods Subdivision, CR 492, Grove St. and Grandview Circle are served by the Chapel Ridge water reservoir. All other areas rely on private on-site wells. Figure 5-7 on the following page is a map of the current water system. Sanitary sewer service in the Township is generally available where public water service exists, except that sewer service is not available at the Oak Hill Estates or Bishop Woods subdivisions, the northwest quarter of Trowbridge Park, Huron Woods Subdivision, Chapel Ridge Subdivision, south of CR 492 to Lost Creek, Grove St., Grandview Circle, and the south end of Vandenboom Rd. Five lift stations serve Marquette Township: Bancroft Lift Station, Huron Lift Station, Center Lift Station, Wright Lift Station, and US-41 Lift Station. Wastewater is transported to the Marquette Area Wastewater Treatment Facility located in the southeast area of the City of Marquette via a township-owned interceptor along the U.S. 41 by-pass. The treatment facility is jointly owned by Marquette Township, Chocolay Township, and the City of Marquette. Those not served by public sewer maintain onsite septic systems. Utility Mapping | Marquette Township Chapter 5 | Page 15 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Figure 5-9: Marquette Township PASER MARQUETTE TOWNSHIP -WATER SYSTEM MAP- ~ ... . • MAIN VALVES Main Lines: ,. HYDRANT - - 2· Prenure Diifricts CHAPEL Hill GRAVITY DISTRICT COX Gll:AVITY DISTRICT PRV -- •· GROVE LOW SERVICE DISTRICT MASTER METER - - 6" MORGAN MEADOWS GRAVITY DISTRICT WELL PUMP - - a· NORTHWOODS GRAVITY DISTRICT WELL -- ,o· STORAGE TANK - - 12· SOUTHWEST PUMPED DISTRICT j __ ... _____ ____ _ ______ _ --·--- -- - --... MAROUEnE CHARTER TDWNIHIP .._.Mlilhh . hplr1-r . .., . ,.., ...... ... ..... .... Chapter 5 | Page 16 �MARQUETTE TOWNSHIP | MASTER PLAN 5.5 2020 SOLID WASTE MANAGEMENT Marquette Township provides curbside solid waste collection and recycling services to all Township residents. The Township contracts with a private waste hauler and residents are billed monthly. The Marquette County landfill is managed by the Marquette County Solid Waste Management Authority. 5.6 PUBLIC SAFETY Police protection for Marquette Township is provided by the Marquette County Sheriff’s Department and the Michigan State Police. The Marquette County Sheriff’s Department provides a number of services including road patrol, detective division, criminal and civil processing, airport security, animal control, prisoner transport, court security and operation of the Marquette County Jail. The Marquette County Sheriff’s Department also includes a Special Operations Unit that oversees the volunteer rescue unit, dive team, marine and ORV patrols. • • Fire protection is provided by the Marquette Township Fire Department. Along with fire protection, the 30 member crew also provides EMS, technical rescue, and hazmat response services. In November of 2017 Marquette Township purchased an ambulance capable of providing basic life support. Advanced life support ambulance services are provided by UP Health Systems. 5.7 EDUCATIONAL FACILITIES Grades K-12 is served in the Township by Marquette Area Public School District (MAPS). According to their website, MAPS covers 123 square miles and provides education to more than 3,100 students. The school district consist of three K-5 elementary schools, one grade 6-8 middle school, a senior high school and an alternative high and middle school. North Star Public School Academy is a public school in the Township chartered by Northern Michigan University, also serving the Marquette area. North Star serves students in grades K-12. Township residents have the opportunity for higher education at Northern Michigan University (NMU) in the City of Marquette. Northern Michigan University offers 180 degree programs to approximately 9,000 students both graduate and undergraduate. The 360-acre campus is home to 52 facilities including the Seaborg Science Complex, two art galleries, one of four Olympic training facilities in the nation and the Superior Dome (a multi-use complex) which is one of the world’s largest wooden domes. 5.8 HEALTHCARE UP Health System of Marquette the largest employer in Marquette County, is located in the City of Marquette. MGH is the region’s only Level II Trauma Center and has been named by Thomson Reuters as one of the 50 Top Cardiovascular Hospitals. According to their website, MGH’s major services include Marquette General’s Heart Institute, Cancer Center, Brain & Spine Center, Rehabilitation Center, Behavioral Health, Digestive Health, Weight Loss Center and Women’s & Children’s Center. In April of 2019, UP Health Systems moved into a new $300 million-dollar, 700,000 sq. ft. facility. The new facility will hold 275 beds housed in private rooms. Chapter 5 | Page 17 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER SIX | PUBLIC INPUT 6.1 PUBLIC OPEN HOUSE MEETINGS Marquette Township residents and business owners played a vital role in the preparation of this Master Plan update. Public workshop/input sessions were held at the Marquette Township Community Room on September 26th and November 1st of 2018. The sessions included presentations by staff, the Recreation Committee and featured various maps and graphic displays regarding transportation, recreation, existing conditions, and land use. Those in attendance were invited to place comment notes on maps and discuss any existing issues or opportunities facing the Township. Township Planning Staff and Planning Commissioners were in attendance to answer any questions and discuss participant’s comments and ideas. The following is a list of comments compiled from comment forms, notes on the maps, and discussion with residents and business owners. • • • • • • • • • • • • Need bike path on Fair Ave. from Ontario, east to City limits Consider a venue to hold mid-large events, similar to lower harbor and Lakeview arena Consider a 1-3 year-old playground and splash pad Encourage stormwater management best practices Rezone 420 Brickyard Road and change on Future Land Use Map Make private drive north of Brickyard Road (Meijer driveway) a public road. Pursue public road north of Shoppes of Marquette and Meijer Pursue frontage roads along U.S. 41 Highway Corridor Encourage private food production such as private poultry in Trowbridge Pursue a safety fence enclosing Lions Field Kiddee Park Area Install cognitive sensory features at Lions Field Playground Consider housing needs in relation to changing local demographics 6.2 2018 COMMUNITY SURVEY In an effort to better understand and provide for the needs of our residents, the Planning Commission tasked the Planning & Zoning Department with conducting a community survey. The 2018 Community Survey (conducted in June/July 2018) included questions regarding quality of life, growth management, transit planning, park and recreation planning, and economic development. The 2018 citizen survey was distributed by mail to approximately 750 households within the Township. These residences were chosen by a random selection, and accounted for just over 40% of all Marquette Township households. To ensure statistical relevance, staff’s goal was to obtain a minimum of 145 completed surveys from Marquette Township residences. This goal was achieved, with approximately 248 surveys having been completed and recorded. The resulting 248 completed surveys have a 95% level of confidence with a precision of +/- 6%. Various meetings were also held with the Planning Commission throughout the process, in which they discussed Master Plan topics. Chapter 6 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER SEVEN | GOALS & OBJECTIVES 7.1 INTRODUCTION This chapter of the Marquette Township Plan outlines a course for action in achieving Township goals. These goals and objectives are our “To Do.” They let prospective investors and residents know what is expected, desired, and supported. Goals reflect the needs, values, and desires of the community, and they cover a wide range of topics. They answer the question, "What do we want the future of our community to look like?" They also represent a desired future condition, or an end to which efforts are directed. Objectives are statements of a position, or course of action, which provide a means of obtaining a stated goal. Objectives are also more specific and measurable tasks that may be long-term, mid-term, or short-term, but need to occur in order to accomplish stated goals. 7.2 GOALS AND OBJECTIVES Goal #1 Encourage Best Management Practices Regarding Land Use Ensure that new development represents the best-management practices such as, Smart Growth principles which will lead to compact development that utilizes existing infrastructure. This will enhance efficiency in public service provision and infrastructure maintenance, and help preserve natural resource lands. Objective 1.1 Work with developers to help create attractive, walkable and bikeable mixed-use environments where people can more easily access employment, entertainment, commercial, and recreation opportunities. This will reduce vehicular trips, and encourage the use of non-motorized transportation (and healthier lifestyles). Objective 1.2 Rehabilitate or reuse vacant and underutilized properties (including brownfields). Convert single-use into mixeduse developments as a preferred strategy over new development. Objective 1.3 Create walkable communities to enhance mobility, strengthen the economy, facilitate transportation alternatives, and improve social and recreational interaction. Objective 1.4 Make development decisions predictable, fair, and cost-effective while also balancing community goals. Utilize GIS to update and maintain current land use and other pertinent data and consider making this data available to the public. Objective 1.5 Discourage development in unsuitable areas, such as those containing steep slopes, flood plains, caving areas, high water tables, wetlands, or shallow soils, or other activities detrimental to human health, safety and welfare. Chapter 7 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 1.6 Locate new development in or near existing developed areas to promote an efficient and compact pattern of development, reduce the negative effects of sprawl, and reduce infrastructure and service costs. Objective 1.7 Encourage and support compact development and compact building design for efficient public service provision, efficient use of land resources, facilitation of a walkable/bikeable community, improved feasibility for public transit and a more vibrant business environment. Objective 1.8 Strengthen regulations, enforcement measures, and administrative structure to support environmental protection standards that preserve sensitive environmental areas that are incompatible with development. Objective 1.9 Continuously review the zoning ordinance to ensure that there are provisions addressing sensitive environmental areas that cross parcel boundaries such as bluffs, erosion zones, floodplains, caving areas, shorelines, wetlands, swamps, marshes, wellhead protection areas, and aquifer recharge sites. Objective 1.10 Monitor regulations to preserve and enhance riparian buffers along the rivers and other water bodies in the Township to protect water quality and aquatic and wildlife habitat. This includes adopting land use controls (such as zoning setback distances from watercourses) that are established and uniformly applied. Objective 1.11 Update stormwater management techniques in the zoning ordinance to protect water quality, including adjustments to parking standards, landscaping standards, and development standards. Utilize natural filtration and detention systems whenever possible. Ensure that residential driveway culverts and stormwater ditches are kept clear and are free-flowing. Objective 1.12 Protect tracts of contiguous forest lands for conservation, recreation, wildlife habitat, and timber management activities. This can be accomplished through acquisitions, conservation easements, protective zoning overlay districts, etc. Objective 1.13 Increase public awareness of Marquette Township planning and zoning activities through media, newsletters, etc. Objective 1.14 Maintain and update the Zoning Ordinance provisions consistent with this Master Plan. Objective 1.15 Support uniform zoning enforcement. Objective 1.16 Make zoning decisions consistent with the Future Land Use Recommendations/Map of this Master Plan. Objective 1.17 Consider and evaluate the productive capacity of land before forest lands are changed to another use and/or developed. Chapter 7 | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 1.18 Encourage forestation or reforestation where soils are suitable for such purposes. Forested lands are important for wildlife habitat, wind protection, soil stability, noise buffer, recreational use, aesthetics and lumber resources. The Township should explore methods of promoting sound forestry management practices through education, regulatory or other methods, including the Quality Forest Management plans. Objective 1.19 Preserve scenic views and open space, especially along major roadways and shorelines. Discourage outdoor advertising signs except in commercial and industrial areas. Objective 1.20 Ensure compliance with the Marquette Township Stormwater Ordinance when reviewing development proposals. Objective 1.21 Support strategies and recommendations of the Whetstone Brook and Orianna Creek Watershed Management Plan when considering development proposals in these streams’ watersheds. Objective 1.22 Collaborate with Health Department in conducting septic system public educational programs regarding maintenance and management of these systems. Objective 1.23 Minimize soil erosion by the effective enforcement of Public Act 451 or 1994 (Natural Resources and Environmental Protection Act), Part 91, Soil Erosion and Sediment Control (SESC). Objective 1.24 Continue to seek ways to reduce the amount of parking spaces needed for commercial development in order to reduce impervious surfaces areas and improve stormwater quality. Objective 1.25 Encourage form-based and other progressive zoning principles. Goal #2 Transportation Enhancement A multi-modal, balanced transportation system, accommodating travel patterns of all users safely and efficiently throughout the Township, at minimal environmental and fiscal cost. Objective 2.1 Implement the recommendations of the Marquette Township Transportation Plan. Objective 2.2 Participate in a regional or county-wide wayfinding sign project. Objective 2.3 Work with the Road Committee and the Recreation Committee to identify and map the Township’s motorized and non-motorized transportation plans. Use this information to update the Transportation and Recreation Plans. Objective 2.4 Work with the Michigan Department of Transportation (MDOT) and the Marquette County Road Commission Chapter 7 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 (MCRC) to implement the proposed improvements and rationale section of the US-41/M-28 Comprehensive Corridor and Access Management Plan pertaining to Marquette Township regarding major intersection improvements, road improvements, access management and coordinated capital improvements plans. Objective 2.5 Participate in aesthetic enhancement projects for the highway corridors in partnership with MDOT scheduled improvements. Work with the Marquette Township Business Association (MTBA) and the Downtown Development Authority (DDA) when coordinating these projects. Objective 2.6 Adopt an Asset Management philosophy for the local road system which includes a mix of potential fixes. Work to maintain and upgrade the Township road network, as needed. Objective 2.7 Encourage the Marquette County Road Commission to perform traffic counts on a five-year cycle for the major street system, and 10-year cycles for local roads. Objective 2.8 Prepare a comprehensive bicycle/pedestrian pathway plan to prioritize needs and recommend improvements and facilitate a connected, regional non-motorized transportation network. Objective 2.9 Implement Complete Streets principles by collaborating with MDOT, the MCRC, and Michigan Department of Natural Resources (MDNR) to support increased opportunities for multi-modal transportation systems including carpool lots, bicycle and pedestrian pathways, heritage routes, long-distance bicycle trails, and snowmobile trails. Marquette Township should also continue working with these agencies to construct grade-separated crossings of US-41 corridor. Objective 2.10 Incorporate complete, integrated and clearly-marked, non-motorized transportation networks as a priority project in Capital Improvement Plans (CIP). Objective 2.11 Create and maintain priority pedestrian corridors to important destinations as outlined in this plan. These pedestrian systems will be designed to be complementary to planned or existing regional trail systems, and to accommodate universally accessible design principles whenever possible. Update zoning regulations to require sidewalks in new developments that connect to identified pedestrian destinations. Objective 2.12 Seek supplemental funding for planned improvements to major and minor roads by the Marquette County Road Commission and the Michigan Department of transportation. Assure that design and schedule of projects are compatible with the Master Plan. Objective 2.13 Enforce the Township’s Sign Ordinance in order to increase safety and enhance the aesthetic quality of commercial development. Chapter 7 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 2.14 Seek additional funding for the maintenance and plowing of pedestrian pathways in the business district. Objective 2.15 Provide additional support for motorized and non-motorized access and trail connectivity in area, where and when feasible. Objective 2.16 Create additional frontage roads where and when feasible. Objective 2.17 Encourage the installation of electric car charging stations, where and when feasible. Goal #3 Public Services, Facilities and Infrastructure Provide appropriate public facilities and services to support the residential, commercial and recreational activities of residents, business owners and visitors. Objective 3.1 Create plans to conserve energy and increase efficiency in all public facilities and to adopt renewable energy technology when possible, thereby creating a model for private companies and residents to follow. Objective 3.2 When siting new public facilities ensure the location is easily accessible for motorists, bicyclists, pedestrians, and public transportation users. Objective 3.3 Maintain local regulations and ownership of existing water and wastewater treatment systems. Objective 3.4 Support the development and maintenance of water and sewer service boundaries, as needed. Objective 3.5 Work with the public schools to expand and/or locate new facilities according to the Township’s land use policies and zoning regulations. Objective 3.6 Encourage joint use of school facilities by the school district, City, Township and County. Objective 3.7 Continue to provide Township-wide curbside solid waste collection and recycling services and a monthly drop-off site for larger waste items. Objective 3.8 Continue to support the operation and enhancement of the Marquette Township Fire/Rescue Department. Objective 3.9 Continue cooperation with the Marquette County Sheriff’s Department and Michigan State Police in the provision of law enforcement. Chapter 7 | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 3.10 Coordinate Township services with other service providers to complement their efforts. Objective 3.11 Encourage all governmental units to cooperate on facilities and services whenever practical across Township/City/County lines. Objective 3.12 Ensure adequate parking facilities for commercial and public attraction areas for both motorists and bicyclists through site plan review and zoning regulations. Objective 3.13 Support and encourage private civic groups which provide educational and social programs of importance to local residents. Objective 3.14 Support public transportation services to assist those with limited mobility, and as a way to conserve energy. Objective 3.15 Encourage the development of wind and solar power for commercial and residential developments. Goal #4 Recreation Preserve and enhance public access and enjoyment of unique natural amenities and create a community that supports year-round active living and recreation environments. Objective 4.1 Make recreational opportunities more accessible to all Township residents and visitors. Objective 4.2 Continue to update the Township’s Recreation Plan every five years and submit to the Michigan Department of Natural Resources for approval and for the ability to apply for grants. Objective 4.3 Implement the goals, objectives and action plan of the 5-year Recreation Action Plan. Objective 4.4 Identify and apply for appropriate grant funding for recreation projects as identified in the 5-year Recreation Plan. Objective 4.5 Review all existing and proposed recreational sites and facilities for barrier-free accessibility which conforms to the Americans with Disabilities Act (ADA). Objective 4.6 Enhance development of facilities at existing park sites to meet community recreational needs. Objective 4.7 Develop active and passive recreational opportunities for all age groups and special populations. Chapter 7 | Page 6 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 4.8 Promote recreation and other uses that preserve natural features in forested land. Objective 4.9 Support the development/expansion of multi-use trails in accordance with the Marquette Township Transportation Plan and Recreation Plan. Objective 4.10 Encourage volunteerism, stewardship and local business support whenever possible to assist with recreational planning implementation. Objective 4.11 Continue to foster favorable working relationships with stakeholders in providing recreational opportunities. Some of these entities include the City of Marquette, Marquette County, Marquette Area Public Schools, Iron Ore Heritage Recreation Authority, Noquemanon Trail Network (NTN), North Country Trail Hikers, Michigan Department of Natural Resources, and the Michigan Department of Transportation. Objective 4.12 Encourage the Marquette Township Board of Trustees to establish an annual fund or millage for the purpose of acquiring natural, cultural, and scenic properties as they become available, so as to preserve these resources. Objective 4.13 Develop and maintain additional neighborhood parks for children, where and when feasible. Objective 4.14 Promote recreational activities in Marquette Township, as well as recreational locations such as Sugar Loaf Mountain, Hogback Mountain, Harlow Lake, Little Presque Isle, Dead River, Echo Lake and Blemhuber Lake. Objective 4.15 Develop uniform directional signage for Marquette Township recreational attractions. Objective 4.16 Encourage the Marquette Township Board of Trustees to establish a recreational millage to support grant match money and maintenance of our parks. Goal #5 Economic Development Improve the economic conditions in Marquette Township by promoting the community as a great place to work, live, visit and recreate. Objective 5.1 Retain and encourage expansion of existing businesses and industries. Aim to attract new economic developments such as light manufacturing, research and development, high-tech, and medical research facilities to provide desired levels of employment opportunities in Marquette Township. Objective 5.2 Encourage infrastructure and service networks to support businesses, employees, and residents. Chapter 7 | Page 7 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 5.3 Acknowledge and promote Marquette Township as a regional shopping and entertainment center. Objective 5.4 Maintain the existing urban core area as the major activity center within the Township and encourage its development, thereby limiting sprawl and promoting infill redevelopment. Objective 5.5 Seek grants through federal, state and other funding sources for infrastructure improvements and economic development projects. Objective 5.6 Promote the Township’s environmental resources, natural features, cultural and historic sites, and events as a way to encourage tourism. Objective 5.7 Through zoning, provide adequate and appropriate spaces for the establishment of commercial, light industrial and manufacturing enterprises. Objective 5.8 Mitigate and/or remove blight from commercial districts. Objective 5.9 Continue to promote development of the business park where the Marquette Township Community Center is located, as a place for office development and other mixed use. Objective 5.10 Encourage economic development in areas that are compatible with, and accessible to, existing utility services and transportation facilities. Objective 5.11 Encourage mixed-use developments in conjunction with public improvements. Objective 5.12 Seek US-41 corridor improvements regarding aesthetics, lighting, pedestrian access, and ingress and egress into existing and future commercial developments. Objective 5.13 Limit and/or reduce driveways from all properties to the roadway to minimize traffic congestion, conflicts, and safety issues. Objective 5.14 Minimize conflicts between adjacent incompatible land uses. Goal #6 Housing Maintain and preserve the quality of existing residential areas and encourage the provision of an adequate supply of housing for all residents. Chapter 7 | Page 8 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Objective 6.1 Maintain a friendly and safe living atmosphere and protect the rural character of residential areas outside the urban core. Objective 6.2 Encourage all housing in the Township to be maintained in a decent, safe, and sanitary condition. Ensure enforcement of the Marquette County Building Codes, the Marquette Township Zoning Ordinance and property maintenance codes. Objective 6.3 Utilize housing improvement and rehabilitation programs to eliminate unsound housing and to improve and conserve sound, but aging housing. Objective 6.4 Address the special needs of the disabled and elderly population when considering community development projects. Objective 6.5 Consider development density, available roads and services along with the environmental characteristics of the site. Objective 6.6 Encourage conservation subdivisions and residential developments, which allows for a concentration of smaller lots, while preserving common areas for use by all residents in the development. Objective 6.7 Support uniform enforcement of the Property Maintenance Code of the Charter Township of Marquette. Objective 6.8 Ensure safe and quality residential neighborhoods while protecting the rural character of the Township. Objective 6.9 Encourage housing opportunities for all income and age groups. Objective 6.10 Encourage a continued high rate of single-family owner occupancy to maintain housing quality, while meeting local needs for rental units. Objective 6.11 Promote an adequate quantity of new housing to accommodate anticipated population growth and climate trends. Objective 6.12 Consider zoning map amendments to encourage affordable and/or tiny homes in Marquette Township. Objective 6.13 Encourage developers to provide more affordable housing. Goal #7 Government Improve the responsiveness to citizens and staff needs and timeliness of local government Chapter 7 | Page 9 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 decision- making, consistent with fiscal responsibility and transparency. Objective 7.1 Survey all Marquette Township facilities to determine present and future needs. Objective 7.2 Conduct required statutory meetings, committee meetings, departmental meetings, special meetings and public hearings in a professional manner. Objective 7.3 Increase citizen involvement in decision-making through participation and effective communication through community surveys and public input sessions. Objective 7.4 Provide a Township newsletter and/or other forms of communication on a regular basis. Objective 7.5 Review and update the Master Plan every 5-years, as appropriate. Objective 7.6 Continue to support the Marquette County Central Dispatch and 9-1-1 services. Objective 7.7 Encourage volunteers to serve on the Township Board, Planning Commission and various committees. Objective 7.8 Continue to improve and update Marquette Township website. Chapter 7 | Page 10 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER EIGHT | FUTURE LAND USE & ZONING PLAN 8.1 INTRODUCTION A future land use plan is representative of the preferred future and how the community would like to grow. Future Land Use planning sets the desired amounts and locations of all land uses including: residential, commercial, industrial, public facilities, open space, recreational areas and changes to traffic circulation throughout the Township. Local governments are endowed with the ultimate authority for controlling land use through zoning laws as well as, building and sanitation codes. These various regulations establish parameters within which development can occur. Zoning regulations must be based on a plan developed with public input. It is important that future land use decisions be realistic in light of the ability of local governments to provide essential public services in a fiscally responsible manner. 8.2 FUTURE LAND USE DESCRIPTIONS AND MAP The following future land use descriptions support the goals and objectives of this plan. Categories include: • Development District • • Forest Recreation General Business • Industrial • Resource Production • • Rural Residential Scenic Residential • Urban Residential The Development District Future Land Use category is designed to serve as a buffer between higher intensity commercial areas and residential areas. It is designed to be a flexible, transitional area where commercial, business and residential land uses may all be present. The Forest Recreation Future Land Use category includes lands primarily used for sustainable forest management, recreation, and preservation of natural resources and sensitive environmental areas. This area is for uses that are compatible with natural resources, such as low impact recreation, trails and wildlife areas. Existing residential uses are accommodated at a very low density but further subdivision of lands is not encouraged so as to maintain the integrity of the land for productive and conservation purposes. These lands are generally in close proximity to publicly owned conservation/recreation lands or are currently maintained in a Commercial Forest Program. The General Business Future Land Use category generally includes the areas adjacent to highways which provide a convenient location for larger regional and local serving auto-oriented uses. Surface parking must be accommodated but is preferably located in the rear of the property or Chapter 8 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 screened or buffered from view. Access is generally from the highway but shared access is encouraged to preserve highway safety and function. The area is intended to incorporate various transportation modes, including all season non-motorized connections to increase ease, safety, and convenience of walking and bicycling from surrounding neighborhoods. The Industrial Future Land Use category includes industrial service and manufacturing firms which engage in intense scale or volume of activity and may store materials or vehicles outdoors. Few customers, especially the general public, come to the site. These areas are characterized by the presence of heavy machinery, building materials, and raw materials for processing and storage, and the utilization of chemicals and intense processes. This future land use area is also for uses that are not compatible in any other districts. The Resource Production Future Land Use category includes much of the land in the northern part of the Township. Much of these areas are not accessible year-round and are only served by roads designated as seasonal roads by the Marquette County Road Commission. For this reason uses recommended for this area includes agricultural activities, extraction of earth products, hunting and fishing camps, forest products harvesting, wood processing facilities and outdoor recreational facilities. The Rural Residential Future Land Use category includes properties with a residence normally with septic and private well infrastructure. These properties have access to a primary County road and exist in various levels of density. A slightly higher residential density is envisioned for properties along existing roads when the development is designed as conservation or open space subdivision, provided that at least 60 percent of the space is usable, undeveloped, open space. The Scenic Residential Future Land Use category includes lower residential densities such as one unit per five acres. It is preferred that these homes be located close to the road to preserve more space for recreational opportunity. A higher residential density and smaller lots are envisioned for properties when the development is formatted as conservation or open space subdivision, provided that at least 75 percent of the space is usable, undeveloped, open space. The Urban Residential Future Land Use category includes mostly single-family housing with some smaller multi-family complexes. Homes are generally on smaller lots, and it is intended that homes could be interspersed with neighborhood offices or businesses, churches, and parks, especially near main intersections or shopping areas. Urban Residential Land Use Chapter 8 | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 features Future Land Use POWELL TOWNSHIP Urban Residential /V Rurol lle,identiol ..,..__ S1reom 1111 Scenic Residential : 6, Water Body i,.? Town$1llp Souod1;1ry Developmenr District l 1111 General Business I Rood Pa rcel llll indum iol t:ii Neighboring Munkipolity Resource Produc11ot1 1111 Forest Recreation LAKE SUPERIOR ,.- CITY Of MARQUETTE CITY Of NEGAUNEE SANDS TOWNSHIP MAQUETTE CHARTER TOWNSHIP -FUTURE LAND USE- 0 US t.S U -ic::=---c::==>Mil11 -~,-\ . ..-.,. . . . . . . -L ~ ..1 .....IIO(Nrltl1"1. . . . . , _ _ . . _ . . ....,_ ..,_....,...~•L . ..... .,....__.,............. _..._,. ... .. ,.,,.,..,.. .. ,lloliWllo,ol Chapter 8 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 8.3 RELATIONSHIP BETWEEN ZONING AND FUTURE LAND USE The Land Use Map is a graphic representation of how land in the Township is planned to be used. The future land use map is a general description of where and what intent the zoning should have in the future. This map and the descriptions listed above make up the Future Land Use Plan for the Charter Township of Marquette. This Future Land Use Plan will serve as a guide for making decisions on the rezoning of land. 8.4 ZONING DISTRICTS AND ZONING PLAN Marquette Township is currently divided into seven zoning districts. The Township is also working on adding two districts; these proposed districts are discussed in this section. The intent and purpose of each district is discussed in this section. The permitted and conditional uses within each district are discussed in Article XIV, Principal Uses Permitted in Districts Section 14.05 of the Charter Township of Marquette Zoning Ordinance. A schedule of district regulations is included in Article XVIII, Section 18.13 through Section 18.19 of the Charter Township of Marquette Zoning Ordinance. 8.5 CURRENT ZONING DISTRICTS Rural Residential District (RR) The Rural Residential District is established to provide low-density, limited growth, residential areas. It is designed to accommodate residential development for those who desire low-density environments in somewhat remote locations and are willing to assume the costs of providing individual private utility systems and amenities. This District is established to protect and preserve the existing character of those areas within the Township which are presently rural in nature and contain scattered residential developments or other low-intensity uses. This District is generally characterized by lack of public sewer, water, and a well-developed road circulation system. It is the intent of the Township to concentrate its infrastructural resources in areas where more intense development is planned; existing developments within this District are likely to remain without public service facilities indefinitely. Urban Residential District (UR) The Urban Residential District is established to provide higher density areas for single family housing developments and is intended to grow at a moderate intensity with an urban residential character. It is intended that this District be serviced with all of the facilities for urban living including community sanitary sewers and water supply systems. This District is generally located where a full range of public utilities are existing or may soon be provided to compliment and encourage development of this intensity. Development District (DD) The Development District is intended to accommodate future growth in specifically designated areas within the Township where planning studies and future land use maps have indicated, where infrastructure already exists, or where it would be most likely to occur. The location of this district will most naturally occur between the General Business District areas and Residential area within the Township. It is designated to be a flexible, Transitional Growth District where a variety of mixed Land Uses, including Commercial, Office and Residential, could compatibly co-exist. This District is intended to function primarily as a transitionary zone located between the more intensive existing land uses and land uses Chapter 8 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 exhibiting minimal impact or intensity, such as are inherent in a Residential District. The Land Use Intensities within this transition district will be controlled utilizing the Minimum Performance Standards as required for each proposed development to be located within the District. Excluded from this District are high intensity Land Uses which are best located in the more intense zoning districts within the Township. General Business District (GB) The General Business District is intended to serve as a focal point for the commercial needs of the highest density population areas of the Charter Township of Marquette and the surrounding areas. The General Business District shall be served by existing or planned public utilities capable of supporting intense development. The standards prescribed for the District are designed to optimize utilization of existing infrastructure. The minimum performance standards are intended to assure compatibility of land uses within the General Business District, as well as neighboring areas. Excluded are uses that require segregation due to environmental and/or health considerations not easily controlled by the application of minimum standards for performance. Segregated Business District (SB) The Segregated Business District is intended to accommodate industrial uses which must be segregated because of the inherent nuisance impacts which cannot be made compatible with other uses through the application of minimum performance standards. The creation of the Segregated Business District recognizes the potential for public nuisance, infrastructure, and operational incompatibilities between permitted uses and those of other districts. Accordingly, the standards for this District are designed to accommodate intensive industrial uses having potentially severe adverse impacts. This District should be linked to locations with appropriate environmental characteristics and existing or planned industrial facilities. Standards of performances shall assure that nuisances caused by land uses within the Segregated Business District will have minimal impact on adjacent areas. The locational requirements of intensive use districts shall be recognized as a “Segregated Business District” and be discouraged from being utilized for any type of less intensive uses. When the opportunity arises, it is recommended changing the name of this district from Segregated Business District to Industrial District. This name change will provide a better understanding of the permitted uses in this district. Resource Production District (RP) The Resource Production District is intended to promote the most appropriate social, economic, and environmental utilization of land in the Charter Township of Marquette. This District is intended to provide for a variety of different uses which are resource based. Differences in land uses within the District shall be assured of compatibility by developmental standards required for each land use within the District. The minimum performance standards are intended to provide flexible utilization of the Township’s natural resources while preventing nuisance situations from arising. A large portion of Marquette Township is forest land devoted to timber harvest and natural resource production. Under the current ordinance, this District allows single family residential development on one (1) acre lots as a special use, with a requirement that the lots front a county road. Chapter 8 | Page 5 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 Small lots fragment large tracts of land, increase demand for more public services in often remote areas, and will impact both resource production and recreational use of the property. It is recommended this provision be changed in the Resource Production District to allow residential development on five (5) acre lots as a special use only when done as a subdivision development or a conservation subdivision and the property has frontage or access to an all-season county road. Overall density will remain low, the residential parcels will be clustered, and impacts reduced. Forest Recreation District (FR) The Forest Recreation District is designed to promote the use of wooded and rural areas of the Township in a manner that will retain the basic attractiveness of the natural resources and provide enjoyment for both visitors and residents of the area. Township services such as snow plowing, school bus pick-up and garbage collection may not be provided depending on the exact location. The minimum lot size is five acres with a front yard and rear yard setback of 50 feet and the total of the two side yard setbacks of 25 feet. Land use may include fish hatcheries, commercial forest production, non-commercial forest production, saw mills, firewood sales, logging/contractor operations, emergency service centers, motorized trails, non-motorized trails, arboretums, boat landings, outdoor ice skating rinks, park and playgrounds. Scenic Residential District (SR) The Scenic Rural District is established to preserve and protect large tracts of land in the Township and to provide for very low density residential development located on private roads. The minimum lot size is five acres with smaller lots available by way of Special Use. The minimum lot size is five acres with a front yard and rear yard setback of 50 feet and the total of the two side yard setbacks of 25 feet. Land use may include Single-family Residences, Bed and Breakfasts, Rental-Dwellings, Nature Areas/ Open Space, Ski Areas, Campgrounds, Tennis Courts, Schools, Churches and Emergency Service Centers. Scenic Residential Development | Marquette Township Lake Superior Chapter 8 | Page 6 �MARQUETTE TOWNSHIP | MASTER PLAN 8.6 2020 CLIMATE RESILIENCY & FUTURE LAND USE Climate Resiliency in planning and development helps to ensure the prosperity, livability, equity, and sustainability of a community for future generations. Resiliency planning focuses on all aspects of community, ensuring the economy, the environment, and social/living conditions are vibrant and upheld through adversity. Marquette Township recognizes the interdependencies among physical and social vulnerabilities and wishes to mitigate the extent to which climate change may influence land-use patterns. Township Officials see opportunity within future land-use categories, as presented in this plan, that promote solutions that address these climate impacts while also benefiting community health. The overarching climate drivers that require Township attention through land-use planning are; Air Quality, Emergency Response & Extreme Events, and Water Related concerns. Air Quality Increasing average annual temperatures and shifting seasonal precipitation patterns that have at times led to drought conditions can lead to intensified wildfires, poorer air quality, and increased pollen counts. This can impact health by causing or exacerbating respiratory illnesses as well as mental health and stress consequences. In order to reduce the impacts of air pollutants it is necessary to maintain heavily forested areas such as Forest Recreation and Resource Production land use categories assist in the absorption of Local Air Pollutants. Emergency Response & Extreme Events Extreme weather events and wildfires seen with climate change coupled with insufficient infrastructure, inadequate transportation networks, isolated residents, and other challenges can lead to increased health dangers in the community, such as injury, respiratory illnesses, cold-related illness, and mental health consequences. Remote areas in the outer reaches of Marquette Township are vulnerable to the impacts of reduced emergency response. As such, it is necessary to limit residential land uses that promote highintensity development in these areas. Water Related Concerns Increased extreme rain events as well as increased drought conditions and lasting increased temperatures seen with climate change that can lead to intensified flooding, road closures, mold, contaminated water, and intensified wildfires, among other dangers. For example, Marquette Township shoreline residences are especially susceptible to flooding and the erosion as a result of wave action from Lake Superior. The Scenic Residential & Rural Residential Future Land Use categories adjacent to Lake Superior are intended to provide low-density, limited areas of residential growth. Maintaining low density residential Land Uses along Lake Superior mitigates residential vulnerability along Lake Superior. As these Resiliency Planning concepts and solutions continue to develop, Marquette Township wishes to utilize them where and when feasible within the realm of Future Land Use Planning. Chapter 8 | Page 7 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 CHAPTER NINE | PLAN IMPLEMNTATION & ADOPTION 9.1 INTRODUCTION The Township aims to carry out the goals and objectives of this Master Plan. The Township Board, Planning Commission and staff will continue to monitor the outcomes of the plan and will propose changes as they are needed and/or warranted. This Master Plan is not a permanent document. It can be amended over time. Because Marquette Township is a growing community, it may be necessary to revise and/or update the Master Plan more regularly than every five (5) years. In order for the Master Plan to be relevant to the community, it must remain current and relevant to issues and opportunities that may arise. 9.2 PLAN REVIEW As required by the Michigan Planning Enabling Act, P.A. 33 of 2008, the draft plan was distributed to neighboring communities, county and utilities on March 5, 2020, with instructions for review and comment. A list of the entities receiving the draft plan is located below. 9.3 PUBLIC HEARING AND ADOPTION The Public Hearing notice for adoption was published in the Mining Journal on June 4, 2020. The Township Planning Commission held a duly called Public Hearing on June 24, 2020. Following the Public Hearing, the Planning Commission adopted the Charter Township of Marquette Master Plan | 2020-2024 by resolution on June 24, 2020. The Marquette Township Board of Trustees passed a Resolution of Concurrence at their meeting on July 7, 2020; a copy of those resolutions can be found further into this chapter. 9.4 DISTRIBUTION OF THE PLAN Following adoption, the final plan was distributed to neighboring communities, county and utilities in the same manner as the draft plan. A list of those receiving the final plan is below. • • • • • • • • • • • • Powell Township City of Marquette Marquette County Sands Township Ishpeming Township Negaunee Township Northern Natural Gas Company Charter Communications SEMCO Energy Gas Company Marquette Board of Light and Power SBC LS&I Railroad Chapter 9 | Page 1 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 PLANNING COMMISSION ADOPTION RESOLUTION MARQUETTE CHARTER TOWNSHIP ORIGINAL 161 County Road 492 Marquette, Michigan 49855 Ph I 906.228.6220 Fx J 906.228 .7337 www. marquettetOWTis hip.erg Charter Township of Marquette 'Marquette County, Michigan Planning Commission Resolution #062420-1 Al a regular meeting of the Marquette Township Plannirlg Commission held on June 24, 2020, held virtually on Zoom, the following resolution was offered by Commis-s.ion member Wiegand and supported by Commission Chairperson Springer. A RESOLUTION ADOPTING THE UPDATED MARQUETTE TOWNSHIP MA-STER PLAN I 2020-.2024 WHIEREAS, lhe Michigan Planning Ena bll119 Ac! (PA 33 of 2008), aulhetrize-s the Planning Commission to prepare and periodically update a Master Plan for the use, development and preservation of all lands in the Township; and WHEREAS, the Pla nning Commission prepared an updated Master Plan and submitted said plan to the Township Board ror review and comment; and WHEREAS, the Township Ek:Jard received and revlewed the proposed aster Plan update prepared by the Planning Commission and authorized the di:slribution of !he updated Master pla n lo the Notice Group entities kJentined in the Michigan P.lanning Enabling Act (P.A . 3J of 2008); and WHER EAS, notrce was provided to too IPlann1ng1Enabling Act (P.A. 33 of 2008); and otice Group as provided [n I.he Michigan - WHE:R EAS, !he Plannlng Commlsslon held a Public Hearing on June 24, 2020 to consfder the public comment reoeived on the proposed Master Pla n update, and lo further review and comment on the fvlaster Plan; and WHEREAS, the Plannlng Commission finds that the proposed Masler Plan update is desirable, proper, and reasonable and furthers the use, prewrvaUon, and development goals and objectives ,of the Tovmship; NOW, THEREFORE, BE IT HEREBY RESOLVED AS FO LOWS: 1. The Marquette Charter Township P~nning Commission hereby adopts lhe pro.posed Master Plan Update. Including all of the chap1ers, figures,. descr[ptive matters, maps and tables contained therein. 2. DistribuUon to Notice Group. :Pursuanl lo MCL 125.3843, the Planning Commission approves the dis~lbutlon of the adoPted Ma.ster Plan update lo the Notice Group_ Chapter 9 | Page 2 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 M,ARQUETTE CHARTER TOWNSHIP 16 1 County Road 492 Marquette. Michl.gen 49855 Ph 1906.228.6220 Fx 1906.228.7337 www.marquettetownship.org 3. Findings of Fact. The Pia,nning Commi:ssion has made the foregoing determination based on a review of existing land uses In the Township, a review of the existing Master Plan provisions and maps, and fnput received from P a.nning Commission members and the puib lie, as weU as with the assistance of the Township's Planning & Zoning Department staff. The Planning Commission also finds thait the amended Master Plan will accurately reflect and jmplemen,t t e Township's goals and otJjeciives for the use, preservation, and deveJopmenl of ands within Ma rq uetle Charier Townshlp. 4. Effective Date; RepeaL The amended Master Plliln shall become effective on th.-e, adoption date of th is resolution. The prio r Master Plan is hereby repealed upon the updated Master Plan becomiog effective. · · Yeas: Nays: Absent/Abs!ain: RESOLUTIO Springer, Wiegand, Heikkin~n. John,son No:ne None DECLARED ADOPTED. QEBUEICAil'Lltd I hereby certify that the above is a. true copy of a resolution adopted by the Charter Township of Marquette P arming Commission at the time, date, and pla.oe specified above; pursuant to the requ ired statutory procedures. Da1e: June 24, 2020 Michael Springer ,lanniing Commission Cha!l1person Chapter 9 | Page 3 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 MARQUETTE TOWNSHIP BOARD CONCURRENCE RESOLUTION MARQUETT.E CHARTER TOWNSHIP 1000 Commerce Drive Marquette, Michigan 49856 ORIGINAL Ph j 906.228.6220 Fx I 906.228. 7337 www.marquettetownshlp.org Charter Township of Marquette Marque t e County, M ichfgan RESOLUTION OF CONCURRENCE IN SUPPORT OF THE MASTER PLAN UPDATE I 2020-2024 #070720•1 WHEREAS, th"@ M ichigan P,a noi ng E.nab ling Ac j P.A. 33 ,of 20081, authorizes the Plann Ing Commissio n to pr-epar@ arwt pe riodically update a Master Pian for the use, d velopme.nt a · d preservation of all lands In the Township; .ind WI--IEREA.S, the l>lanningcommissfonpre pared an updated Maste r Plan and s1Jbm itted s.ald plan to the Township Board fo r review and comment; and WHEREAS, the Township Soard received a,nd revi ewed the proposed Ma,ster t>lan update prep.a red by t e Plarmi ng Commission and a uth o riled the distribution of th updated Master pla to th@ otic@ Group @ntities id@ntified in the Michig,1n Planning Enab ling Act (PA ,B of 2008); and WHEREAS, notice was provided to the Notice Group as provided In the Mithrgan Planning nablh1s Act (P.A. 33 of 2008); and WHEREAS, the Pl,rnning Commission held a required Public Hearing on June 24, 2020 to consider the public comment received on the proposed Master Plan update, and to furthe r review and comment on the Master Plan; and WHEREAS, at a regu lar meeting of the Marquette Township Planning Commissio1l held via teleconference utilfzlrflg Zoom software on June 24, 2020, a Master Plan IJpdate Adoption Resolution wa~ offered by Commi$$10n member Cl.i\le Wiega,1d, supported by Commission member M fchae l Springer sir'ld su,pported unanirn0lJSly. NOW, TH REFORE, Ile rt HEREBY RESOLVED AS FOLLOWS: 1. The Marquette Charter Township Board ofTrustefi does hereby concur with the action o f the Pl.ann ing Commission by pas,;ing this n~solution on t:he 7'" day of JIJly, 2020. Yeas: Superviso r Durant, Cieri:: Ritari, Treasure r Johnson, Trustee taRue, rustee Marke$, Trustee Wiegand, Trwtee Everson Nays: None Absent/Abstain: None Chapter 9 | Page 4 �MARQUETTE TOWNSHIP | MASTER PLAN 2020 MARQUETTE CHARTER TOWNSHIP 1000 Commerce D ·ve Marquette, Michigan 49855 Ph I 906.228.6220 Fx I 906.228. 7337 www.marquettetownship.o g I hereby certify that the above is tru copy of a resolution adopted by t Charter Township of Marquette Board ofTrustees at the t me, date, and place specified abov ; purs ant to he requ ired statutory procedures. Date: _ July 7, 2020._ __ By;_[)_J__ ·-M ----Randy J. Ritari, Cle Chapter 9 | Page 5 � 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 Marquette-Charter-Twp_Master-Plan_2020 Creator An entity primarily responsible for making the resource Planning Commission, Marquette Charter Township, Marquette County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2020-07-07 Title A name given to the resource Master Plan 2020-2024 Description An account of the resource The Marquette Charter Township Master Plan 2020-2024 was prepared by the Planning Commission and was approved on July 7, 2020. Subject The topic of the resource Master plan reports Marquette Charter Township (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f16c7ee4e680beb9496ab92ff8e8fd79.pdf 2c17b6c1372d9a6aeacb8a3b6eea03e2 PDF Text Text SAGINAW CHARTER TOWNSHIP Master Plan 2021 i �The Saginaw Charter Township Master Plan 2021 was adopted by resolution by the Saginaw Charter Township Planning Commission on September 15, 2021, and by the Saginaw Charter Township Board of Trustees on September 27, 2021, by authority of the Michigan Planning Enabling Act, Public Act 33 of 2008, after holding a public hearing for this Master Pim on September 15, 2021. ;6'~ BenGombar Planning Commission Chair Saginaw Charter Township iii �Saginaw Charter Township Master Plan 2021 An effort by Saginaw Charter Township Timothy Braun, Township Supervisor Shirley Wazny, Township Clerk Steven G. Gerhardt, Township Treasurer Peter C. Ryan, Trustee James S. Kelly, Trustee Lori L. Gorney, Trustee Jon R. Howell, Trustee Saginaw Charter Township Planning Commission Ben Gombar, Chairman Clayton Nolan, Vice Chairman Jon Howell, Township Trustee Barry Nelson, Secretary Matt Peterson Gary Fahndrich Susan McGraw James Wickman, Township Manager Bill Schutt, Director of Community Development Anthony Dier, Associate Planner Consultant: Spicer Group, Inc. 230 South Washington Avenue Saginaw, MI 48607 (989) 754-4717 www.spicergroup.com 127632SG2019 iv �Table of Contents Chapter 1: Introduction 1 An Introduction to Saginaw Charter Township 2 Process 3 Summary of Public Involvement 4 Building on the Past 5 Plan Vision and Guiding Principles 7 Chapter 2: Regional Framework and Marketplace 8 Introduction 9 Local Context 10 Economic Snapshot 11 Comparison Communities 14 Recommendation 16 Actions 17 Chapter 3: Neighborhoods and Land Use 18 Introduction 19 Issues 19 Retaining and Attracting Residents 20 Land Use and Character 22 Redevelopment Opportunities 25 Actions 31 Existing Land Use Map 33 Chapter 4: Transportation and Infrastructure Introduction 36 Transportation System 36 Transportation Management and Safety 41 Non-Motorized Transportation 43 Transit 46 Infrastructure 47 Actions 49 v 35 �Chapter 5: 50 Quality of Life Introduction 51 Cultural and Entertainment Resources 52 Education and Academic Institutions 53 Safety and Health 54 Parks and Natural Systems 56 Actions 60 Chapter 6: 61 Action Plan Implementation 62 Future Land Use and Zoning Plan 63 Action Tables 72 Future Land Use Map 78 Chapter 7: Appendices Detail of Community Input 80 Detailed Demographics 105 Top 40 Employers in Saginaw County 108 Comparison Communities 110 Adoption Documentation 113 vi 80 �INTRODUCTION Chapter 1 vii �An Introduction to Saginaw Charter Township Saginaw Charter Township is a community of over 40,000 people that live in an area of Michigan that is highly accessible to a variety of amenities that improve the quality of life for everyone. The Township has thriving neighborhoods, excellent schools, strong commercial corridors that offer a variety of goods and services, and provides easy access to parks, multi-use pathways, and the Tittabawassee River. Culture and entertainment revolve around the area’s schools, churches, local sports organizations, and Township-sponsored events. Because of its location within Saginaw County, Saginaw Charter Township residents benefit by being within close proximity of I-675 and other highways, MBS International Airport, Saginaw Valley State University, Delta College, and high-quality hospitals and healthcare institutions. Looking back almost 200 years, Saginaw Township was first organized in 1831, and it extended south to what is now Chesaning and north past the City of Midland and the City of Bay City. The area of Saginaw Charter Township at the time of its incorporation was 34 miles by 36 miles, totaling more than 783,360 acres. Development occurred rather rapidly, even in the 1830s. Gratiot Road and Brockway Road were surveyed, but not yet constructed at this time. In 1877, much of the area extending north from the existing Brockway Road to State Street was a subdivision of 23 large lots. Shattuckville, at the west end of Shattuck Road, consisted of approximately 50 buildings. There was a wagon shop, a cider mill, a store, a saw mill, grist mill, and a blacksmith shop. For a short time, a post office was operated in the area. Today, Saginaw Charter Township is a diverse and fully-developed suburban community that is a critical part of the greater Saginaw-MidlandBay City Combined Statistical Area, often called the Tri-Cities, but nowadays is usually referred to as the Great Lakes Bay Region. Saginaw Charter Township’s role in the region is defined by its people, businesses, infrastructure, amenities, opportunities for growth, and governance. To that end, to preserve and maintain its role as a leader in the region, as well as provide good governance to Township residents, the Saginaw Charter Township Board of Trustees has articulated the following four Core Values: • Provide for a safe community. • Promote a neat, clean, attractive community with beautiful neighborhoods. • Provide quality of life opportunities. • Maintain a professionally well-run, efficient government. In short, Saginaw Charter Township has all the amenities, opportunities, and conveniences of a modern metropolitan area, but it still contains the distinctive spirit people have always sought in a traditional small town. 2 �Process What is a Master Plan? This Master Plan is a document created by the Planning Commission and adopted by the Township Board of Trustees to guide the future growth, development, and redevelopment of the Township. A Master Plan that is thorough, well thought out, and consistent, helps ensure that Saginaw Charter Township continues to be a desirable community in which to live and work. The Master Plan investigates and examines a variety of issues, both tangible and intangible. Within this document, the way in which the Township has changed and grown will be examined. This will include detailed discussion on items ranging from who lives in the Township, to where in the Township they live, and what they do for a living. Items that have remained constant or have not experienced significant changes will also be discussed. This includes the location of natural features, like water bodies and soil types, along with items like the transportation network. In addition to these tangible items, opinions and desires are also discussed. Residents and other stakeholders are asked for their thoughts on the overall Saginaw Charter Township community and their vision of what they want the Township to be in five, ten, or twenty years. The Master Plan is intended to act as a guide for future decisions by the Township Planning Commission, the Township Board, staff, residents, and developers. It is designed to provide a map to direct and encourage development, redevelopment, and capital improvements. In 2002, the State of Michigan passed the Coordinated Planning Act. This Act changed the way in which a community initiates and develops a Master Plan. The Act requires significant cooperation and coordination with neighboring communities. In 2008, the Michigan Planning Enabling Act (PA 33 of 2008) streamlined community planning in the State of Michigan, and it fully incorporated the former Coordinated Planning Act. Saginaw Charter Township has developed this plan by requesting participation and cooperation from neighboring communities, jurisdictions and utilities that have an interest within the Township. The letter inviting registration of entities, the returned forms, and the comments received are all included in Appendix 7A of this plan. The Differences between a Master Plan and a Zoning Ordinance The primary difference between a Master Plan and a Zoning Ordinance is in terms of timing and enforcement. A Master Plan acts as a guide, while zoning is, in fact, “law.” A Master Plan lays out specific goals and tasks for the future, while zoning provides for specific standards and detailed rules for the development, improvement, and use of property. Typically, the Master Plan provides a foundation and justification for the zoning ordinance. Often times, after the completion of a Master Plan, a community reviews its zoning ordinance to ensure the two planning documents are compatible. In its best form, the zoning ordinance is one of the primary mechanisms by which the goals of the Master Plan are achieved. Master Plan vs. Zoning Ordinance Provides general policies, as a guide. 3 Provides specific rules, the law. Describes what should happen in the future, not necessarily what should occur today. Regulates and describes what can and cannot occur today. Includes recommendations that may require cooperation and coordination with other agencies, municipalities, or groups. Typically does not require cooperation or coordination with other groups. Deals only with items directly under Township control. Can and should be updated regularly to adjust for changing conditions and goals. Is written to provide flexibility. Any change or deviation requires a formal amendment or specific approval (variance). �Using the Master Plan The Master Plan is intended to guide the Township in land use, development, zoning, and capital improvement decisions. In order to be effective at this task, it must be used. The Master Plan is most effective when it is consistently referenced in order to: • Provide reasonable expectations for future development. • Provide a road map which will guide future developments, in terms of locations, siting and design requirements and necessary infrastructure. • Determine the appropriateness of rezoning requests, in terms of future land use and timing. • Provide a guide for making changes to the text of the zoning ordinance. • Provide a way to prioritize capital improvements, based on the goals, objectives and adopted future land use contained in this plan. Summary of Public Involvement Saginaw Charter Township sought out public input to engage the community and inform them about the Master Planning process. Methods included a traditional public survey and more contemporary methods using social media and games. An analysis of the results provides the following general insights: Internet • Saginaw Charter Township made active use of the Township website and social media to inform and engage the community about the Master Plan update. The Master Plan was advertised on the Township Facebook page and Township website. • • • • • • • • The main method for gathering input was an online public survey that was made available to the public in early 2020. Paper copies of the survey were available at the Township Hall. The survey was publicized online at www.saginawtownship2020.com. The survey received 642 responses. A summary of the results is given in Appendix 7A. • 4 Public Survey • Renovating older commercial areas is important. Respondents want community leaders to seek ways to create more jobs. There is strong support for strict code enforcement and eliminating run-down buildings. There is a need for more sidewalks and better nonmotorized transportation in the Township. Senior citizen housing is needed. Better roads will improve the neighborhoods. A mix of single-family housing types is preferred. Residents live in Saginaw Charter Township because it is a convenient location, safe, and attractive. Nearly ¾ of the respondents still see themselves living in Saginaw Charter Township in five years. Overall aesthetics in the Township could be improved. Community leaders should be proactive in quality building and site design. Over half of the respondents envision extensive renovations at Fashion Square Mall. Public Meetings The Saginaw Charter Township Planning Commission was updated and informed about the Master Plan progress on a regular basis. In June of 2020, Spicer Group presented the survey results at a Planning Commission meeting and in June of 2021, the draft plan was presented. At the latter meeting, the public was given the opportunity to �Building on the Past While this plan creates a vision for the future, it is important to realize its place in Saginaw Charter Township’s history. This plan draws upon prior planning efforts in the Township, which goes back 50 years to 1971. ask questions and offer additional comments. The Saginaw Charter Township Board of Trustees was regularly updated on the progress of the plan in Township Board meetings. Public Review and Public Hearing After the draft of the Plan was completed, it was made available for review by neighboring communities, outside agencies, and the public. On September 15, 2021, a public hearing was held at a Planning Commission meeting to allow an additional opportunity for public comment. On October 12, 1971, the Saginaw Charter Township Planning Commission adopted its first Comprehensive Development Plan for Saginaw Charter Township. At that time the population of the Township was 27,234 persons and 5,302 acres of land had been developed as urban land uses. By 1985, the estimated population of the Township was 39,661 with 7,560 acres of land in urban use. With this tremendous growth, the challenges facing the Township have also changed. Even those concerns that have been ongoing have been impacted by the magnitude of the community’s growth. By 2020, the Township’s population is anticipated to be 40,000. The previous update replaced the 2008 Master Plan. That update built upon the following planning efforts conducted in Saginaw Charter Township: the 2004 M-84 Access Management Plan, the 2006 Pedestrian Plan, the 2007 M-58 Access Management Plan, the 2008 Recreate Respondents who Strongly strongly agree Agree and agree, Responses combined (%) (%) 85.7% 47.2% 38.5% 81.4% 40.0% 41.4% In order to promote pedestrian safety and minimize conflicts between vehicles and people, neighborhoods should have sidewalks 73 .2% 46.3% 26.9% A mix of single-family housing types, including town homes, condominiums, "brownstones," and detached single-family structures, should be encouraged 52.1% 20.1% 32.0% Question Agree Responses (%) The Township should continue to increase its efforts to ensure that homes are properly maintained (windows are not broken, roofs are in good repa ir, etc.) Township leaders should be very pro-active in seeking quality building and site design for new developments and redevelopments The design and appearance of new buildings is important to the community Renovating and redeveloping older commercial areas, like the south end of Bay Road near Weiss Street, is important It is important to re-envision outmoded commercial sites as potential new mixed use developments, incorporating a mixture of both residential and commercial uses 5 Figure 1. Residents were asked about their desire for various improvements in the Township. The table above describes their preferences. �State Street Study, and the 2013 State Street Corridor Tax Increment Finance Plan and Development Plan. The 2021 update to the Plan responds to new challenges and opportunities and incorporates concepts and recommendations from recent planning efforts such as the Recreation Plan. The purpose of this Master Plan is to examine where the Township has come from, where it is now, and what direction it may take in the future. Although this plan is intended to guide the development of Saginaw Charter Township over the next fifteen to twenty years, it is not merely a document that sits on a shelf. It is part of a continuing process of review and adjustment that has been going on since the original plan was adopted. A comprehensive development plan is designed to be a living document so that it can be modified to address changes in the community while still serving to guide decisions about the future. The plan must be dynamic. A Master Plan is only meaningful if it can be used as part of the day-to-day decision-making process. Saginaw Charter Township Planning History 6 1831: Saginaw Township first organized 1967: Construction of new Township Hall at the corner of Center and Shattuck 1971: First Comprehensive Development Plan for Saginaw Township 1985: Update to the 1971 Comprehensive Development Plan 2008: Update to the Comprehensive Development Plan 2014: Update to the Comprehensive Development Plan 2021: Update to the Comprehensive Development Plan �Plan Vision and Guiding Principles The following over-arching principles provide the foundation for this Master Plan: 1. 2. 3. 4. 5. 6. 7. Promote a neat, clean, attractive, and safe community. Provide beautiful neighborhoods while protecting established neighborhoods, providing housing for all ages and incomes. Redevelop older commercial areas into new and attractive destinations. Promote a safe and convenient transportation system that provides travel choices including walking, biking, automobiles, and transit along attractive routes that fit the context of their surroundings. Enhance the overall environmental quality and access to parks, recreation, and natural features within the Township. Maintain a professionally well-run, efficient government while providing high-quality municipal facilities and services. Continue partnerships between Saginaw Charter Township and many of the educational and cultural institutions, organizations, other governmental units, and business community toward enhancing the overall attractiveness and development potential of the region. Overall Plan Vision Saginaw Charter Township will continue to be a great place to live, work, learn, and visit. The majority of what makes the Township great is already in place through its diversity, access to educational resources, businesses, neighborhoods, and commitment to good planning. The main reasons why people choose to stay in Saginaw Charter Township are because it is safe, attractive, and in a convenient location. The Township needs to maintain its growth, preserve its assets, enhance existing spaces, and transform specific areas into more economically viable places. 7 �REGIONAL FRAMEWORK AND MARKETPLACE Chapter 2 8 �Introduction Saginaw Charter Township has been fortunate in the past few decades that it has retained and slowly, but steadily, grown its population. Even with surrounding communities and the state losing some population, Saginaw Township has continued to remain steady. This is likely to continue for the next ten to fifteen years. There is often a misconception that Saginaw Charter Township is a relatively new suburb that developed in the 1970s as people moved out of the City of Saginaw. While the Township did see growth during this time, a total of 37% of the Township’s housing stock was constructed between 1950 and 1969. The continued growth of the Township draws residents from surrounding areas, including the City of Saginaw. The Township experienced its most significant residential growth in terms of population and dwelling units during the same post-war era in which the City experienced the most significant growth as well. These facts support the conclusion that by definition, Saginaw Charter Township is an inner ring suburb. While this is often discussed, it is rarely defined or explained. In fact, an inner ring suburb is called a number of things, including first-ring suburb and first suburb. There are a number of varying definitions for what an inner ring suburb is. Recent research has indicated that the development of inner ring suburbs coincides with middle age – meaning that they were constructed between 1945 and 1970 ((Seaver), Morris and Rapson 1998; Design Center for American Urban Landscape, 1999). One of the primary challenges that an inner ring suburb has in comparison to a traditionally built city is growth coincided with the advent of the 9 automobile. As such, the primary transportation network, traditional layout of neighborhoods and commercial areas are all centered on traveling by car. Now, fifty-plus years later, the Township is forced to “catch up” with many amenities that cities have bought and paid for decades ago – such as an extended road network, connecting subdivisions, commercial facilities that do not require vehicle trips, pedestrian facilities, open space and a park network within residential areas. The classification of the Township as an inner ring suburb poses potential challenges and opportunities for the Township. One of the key challenges includes the ability to redevelop areas that were first created in the 1950s. While many of the Township’s neighborhoods continue to not only function but thrive. Some portions of the Township’s commercial areas developed sixty-plus years ago struggle to remain attractive and functional in today’s marketplace. Making redevelopment more difficult is the fact that as a township there are not as many redevelopment tools and vehicles available as there are to similarly sized cities. State programs such as the Obsolete Property Rehabilitation Act do not apply here. Many of these areas were developed with excess parking, set back a significant distance from the road, and without substantial architectural features. Opportunities in an inner ring suburb may provide the Township with a chance to improve and reinvent older neighborhoods and older strip commercial areas. Typical assumptions that go along with inner ring suburbs include a decrease in median income, an increase in poverty level and a more diverse population. To many, these can be indications of decline. Researcher Joel Kotkin, found that in a selected review of older suburbs, these characteristics signaled a renewal of middle-class aspirations and not a sign of neighborhood decline. In contrast to much of the doom and gloom regarding inner ring suburbs, Kotkin sees the opportunity for new families to supplement the community, make it more diverse, and more economically competitive. The acknowledgement that there are more people living in the Township who make less income today than there were in 1980 is only a distinct detriment, if it is not accounted for in terms of long range planning. The opportunity for cooperation between neighboring jurisdictions also provides a ripe opportunity to address many common issues, including aging housing stock, maintenance, blight, and enforcement. �Saginaw Charter Township is experiencing a number of these benchmarks, including a more diverse population, a stable percentage of households that are considered in the family and family forming age groups. The fact that the Township is an inner ring suburb is an important and significant feature that should be considered, not just in terms of existing characteristics, but also throughout the entire development of the plan. Additionally, even though traditional population growth (through new home construction) is slowing, the younger and more diverse families moving into Saginaw Charter Township should help keep population slowly ticking upward and residential neighborhoods relatively stable. Of particular interest is the fact that Saginaw Charter Township is continuing to attract residents with higher educational attainment than the county. The Township has also been able to attract foreign born residents. If the Township desires to grow, or even to maintain a stable population base as its existing population ages, a concerted effort to embrace the diversity of the community is needed. The Township must acknowledge the ways in which its population and citizenry have changed – in terms of race, ethnicity, socioeconomic factors, age and mobility. In a world where telecommuting is a distinct possibility, Saginaw Charter Township must not only position itself as a welcoming community, but a community which provides distinct advantages to residents and businesses who wish to locate here in terms of safety, sustainability, and quality of life. Local Context Saginaw Charter Township is located within the northern portion of Saginaw County, Michigan. (See Figure 2.) The Township is situated just west of Interstate I-675, the Tittabawassee River cuts along the southwestern edge of Saginaw Charter Township. Saginaw Charter Township is easily accessible to various nearby communities. The center of the City of Saginaw is about 5.4 miles southeast of the Saginaw Charter Township Hall. The City of Midland is about 19 miles to the northwest, and Bay City is about 14 miles to the northeast. To the south-southeast, the City of Flint is about 38 miles away and Detroit is about 97 miles away. The construction of I-675 in 1971 and the subsequent development of Fashion Square Mall led to the establishment of the northeastern corner of Saginaw Charter Township as a regional retail commercial hub. Along with I-675, the Township has convenient access to US 10 as well as state highways including State Street / M-58, Bay Road / M-84, Midland Road / M-47, and Gratiot Road / M-46. Its location in Saginaw County gives Saginaw Charter Township the advantages of being in close proximity to these major roadways as well as academic institutions such as Delta College and Saginaw Valley State University, the MBS International Airport, hospitals and healthcare institutions such as St. Mary’s Ascension and Covenant Hospitals, and the cultural attractions of the City of Saginaw including the Castle Museum and the Saginaw Art Museum. These connections still make Saginaw Charter Township a desirable location for business development. Figure 2. Location of Saginaw Charter Township in Michigan and in the context of Saginaw County. 10 �Economic Snapshot Data from the 2010 US Census and the American Community Survey (ACS) confirms that Saginaw Charter Township has been experiencing a slow economic and social metamorphosis shared by many inner ring suburbs: A slow aging of its population, a gradual increase in minority population groups, and an aging housing stock. Saginaw Charter Township’s population, which rose from 39,657 to 40,840, saw an increase of 3.0% between 2000 and 2010, according to the US Census. See Figure 3 for a display of 40-year population trends in the Township. This is a positive outcome in comparison with Saginaw County, whose population dropped 4.7% during that time, and Michigan, whose population dropped 0.6% during that time. Its rate of growth was, however, slower than that of the United States overall, which saw 9.6% growth during those years. (See Figure 4) The 2019 ACS data estimates a population of 39,383. This would be a decrease from the 2010 US Census count. However, it’s important to remember, the ACS is estimate data. The Township will have a full population count when the 2020 Census information is released. This is another population increase from the 2010 Census count. The Township, aided by its location, regional context, the attraction of persons with high educational attainment, and young and foreign-born residents, has seen slow but stable growth in recent years but also has its share of economic challenges. Saginaw Charter Township’s economic and demographic picture can be defined in four main frameworks: r • Demographic Trends: An Aging, Diversifying, and Educated Population • Reverberations of the Regional Economy: Median Household Income, Poverty Statistics, and a decline in Home Ownership. • A Shifting Job Market • An Aging Community Structure: Aging Housing Stock and Infrastructure Demographic Trends: An Aging, Diversifying, and Educated Population Saginaw Charter Township exhibits some of the strong demographic indicators of an inner ring suburb: An increasingly diverse and aging population. Between 2000 and 2010, according to the US Census, the population of residents aged 19 and younger decreased as share of total by 1.1% in Saginaw Charter Township. During the same time, median age has increased from 41.7 to 43.1, 4.9 years higher than the US average of 37.2. (See Figure 5.) However, this relatively high median age, in combination with a strong family structure and the consistent infusion of a diverse and educated population, has led to the Township’s slow but persistent growth. Saginaw Charter Township is clearly and markedly diversifying. The Township’s African American and Hispanic population rose from 9.9% of the Township’s total population to 16.2% between 2000 and 2010, a 6.3% increase of African American and Hispanic residents as f 40,840 _1 _ _ _ __ +- 3511D -, -1 -- D ·l _, 150D 1910 1900 IUD 1010 iffiMG Figure 3. 40-year population trends for Saginaw Charter Township. Data from US Decennial Census figures. 11 Saqmaw Charter T01°'1sh1p Figure 4. Saginaw Charter Township population change, 2000-2010, compared in a regional context. Data from the US Census. �Reverberations of the Regional Economy: 2010 --• • • • -• • • -• • • • • -• •• - • • • • -- • • • - • • • • -- • Saginaw Township • • 5.1¾ 18.5¾ 6.W, 24.8'/, 25.8'/, 19.JII, 5.1¾ 17.41/, 7.6¾ 22.W, 21.1¾ 19.7¾ Median Household Income, Poverty Statistics, and a decline in Home Ownership Saginaw County 6.8'/4 22.7¾ 6.W, 27.W, 23.2¾ 13.5¾ 5.91/, 21.W, 7.01/, 22.9'/4 27.8¾ 15.3¾ 6.5¾ 29.8'/4 22.5¾ 12.l¾ 6.0'/4 20.8'/, 6.8¾ 24.7¾ 27.91/, 13.8¾ 6.7¾ 30.2¾ 22.01/, 12.4¾ 6.5¾ 20.4¾ 7.0'/, 2U¾ 26.4¾ 13.01/, Saginaw Charter Township faces a two-fold economic challenge: On one hand, its housing and economic trends reflect the 2007-2009 housing-based recession that affected communities, businesses, and job growth across the nation. At the same time, the Township is affected by the decades-long process of deindustrialization that led to the slow decline of the manufacturing job base in the City of Saginaw. Despite these trends, and in lieu of some indicators of economic decline, Saginaw Charter Township has been relatively economically resilient. Michigan 6.8¾ 22.2¾ USA 6.81/, 21.8'/, Figure 5. Percentage of population in different age groups in Saginaw Charter Township, compared to a regional context, 2000-2010. Data from the US Census. a proportion of the total population. This is compared with only a 1% increase for the County as a whole (25.3% to 26.3%) and a 0.9% increase for the State of Michigan (17.5% to 18.4%). In comparison with Saginaw County, the Township has exhibited a notable infusion of foreignborn residents. While the foreign born population has grown at a rate of 0.5% between 2000 and 2010, similar to the growth rate for the County (0.4%) and state (0.8%), the foreign-born population of Saginaw Charter Township (5.2%) was higher than that of the surrounding county by 2.8%. These figures are discussed more thoroughly in Appendix 7B. The family structure of Saginaw Charter Township appears comparable, if not strong, in comparison with its regional context. Dropping from 2.27 persons per household in 2000 to 2.22 persons per household in 2010 according to the US Census, household sizes continue to fall in the Township from 2000 (-0.05) but slightly less than they did for the State of Michigan (-0.07) or for Saginaw County (-0.10). According to the 2019 ACS estimates, the average household size in the Township is 2.18. This is a continuation of the decline in average household size in the Township. The Township also holds a regional distinction of attracting a highly educated population. According to 5-year estimates from the 2019 ACS, more Township residents per capita (33%) hold a bachelor’s degree or higher than Saginaw County residents (20.8%), Michigan residents (29.1%) and US citizens as a whole (32.2%). See Figure 6. In fact, though Saginaw Charter Township only accounts for about 20.4% of the total County population, about 34.5% of people in the County with Bachelor’s Degrees or higher live in the Township. 12 According to the US Census, the percent of residents living below the poverty line rose from 6.6% to 10.7% between 2000 and 2010, a 4.1% increase. While slightly higher than the increase for the US (3.3%, from 12.4% in 2000 to 15.7% in 2010), it is a lesser increase than for the County and for the State of Michigan. In the County, the percent of residents living below the poverty level rose 4.6% from 13.9% to 18.5%, and Michigan it rose 6.8% from 10.5% to 17.3%. See Figure 7. The 2019 ACS estimates indicate another increase in the percent of the population living below the poverty line at 11.1%. Similarly, the Median Household Income rose from $45,147 in 2000 to $49,708 in 2010. This was higher than the increase for Saginaw County (8.2%) and Michigan as a whole (5.6%) but much lower than United States as a whole during that time (23.3%). According to the 2019 ACS estimates, the Median Household Income is $51,680. See Appendix 7B for additional information. Another effect of the 2007-2009 economic crisis was a shift from owner-occupied to renter-occupied housing. Based on US Census Data from 2010, the percentage of 33% • Saginaw Township • 20.8% United States Michigan • Saginaw County Figure 6. Bachelor’s degree or higher attainment in Saginaw Township, Saginaw County, Michigan, and the United States. Data from US Census Estimates. �renter-occupied homes in Saginaw Charter Township (35.2%) remains higher than for County (27.7%) or State (27.9%). However, with a growth rate of 0.5% over the past 10 years, this percentage has grown more slowly than for County (1.5% increase) and State (1.7% increase). In 2019, the ACS estimates approximately 34% of the Township lives in renter-occupied homes. A Shifting Job Market As parallel with regional economic trends, the traditional employment sectors of manufacturing, construction and agriculture in Saginaw Charter Township have given way to more retail and social service based job sources. The steepest decreases in occupation by sector in Saginaw Charter Township between 2000 and 2019, according to US Census estimates, were found for finance and insurance, and real estate and rental and leasing (-1.8%), wholesale trade (-1.7%), and retail trade (-1.0%). The highest gains were found for manufacturing (3.1%), professional, scientific, and management, and administrative and waste management services (1.3%), and information, (1.0%). It should be noted that manufacturing, which saw the largest increase between 2000 and 2019, was the second highest source of industry in the Township at 15.3%. These statistics are explored further in Appendix 7B. 18 16 An Aging Community Structure: Aging Housing Stock and Infrastructure Despite Saginaw Charter Township’s reputation as a newer suburb of the City of Saginaw, Census estimates show that it parallels much of the City’s infrastructure and housing trends. Census estimates show that Saginaw Charter Township’s housing market and infrastructure reflect the growth and change the Township has shared with the neighboring City of Saginaw. 70.3 percent of the homes in Saginaw Charter Township were built prior to 1980, which is comparable to the percentage for Saginaw County (76.2%) and Michigan (64.6%), but considerably more than the United States as a whole (53.6%). At the same time, the housing market has proven exceedingly sluggish in Saginaw Charter Township, as it has for the county and the state, in comparison with the United States as a whole. According to Census estimates, median housing value has risen by about 1.03% for Saginaw Charter Township, from $125,900 in 2010 to $127,200 in 2019, comparable to Saginaw County’s increase of 4.9%. The State of Michigan’s median home value increased by 29.9% during that time. The median home value increased in the United States by 24.5% during that time. See Figure 8. Saginaw Charter Township is still a very much automobile-oriented community. With 86.3% of its residents driving alone to work, Saginaw Township has more sole drivers per capita than Saginaw County (83.1%), the State of Michigan (82.3%), and the United States as a whole (76.3%). These statistics are discussed further in Appendix 7B. 14 ll Saginaw Township Saginaw County M1ch1gan 0 Eml&D Figure 7. Percentage of residents living below poverty level in Saginaw Township and regional context, 20002010. Data from US Census Estimates. 13 • 20 10 . 201' Figure 8. Median home values in Saginaw Charter Township and comparative geographies, 2010-2019. Data from US Census Estimates. �Comparison Communities Where are the Comparison Communities? • • • • • • • • City of Kentwood – Kent County Chesterfield Township – Macomb County City of Midland – Midland County Bloomfield Charter Township – Oakland County Commerce Charter Township – Oakland County Meridian Charter Township – Ingham County Grand Blanc Charter Township – Genesee County Holland Charter Township – Ottawa County To provide a comparative assessment of the economic, social, and demographic conditions in Saginaw Charter Township, a group of similar communities were selected as a “peer” group for comparison purposes. Eight different communities were selected from across Michigan. The goal was to provide a snapshot of how Saginaw Charter Township looks compared to other similar sized and situated communities, about 40,000 people (City of Midland was chosen because it is the community in the region that is closest in size to Saginaw Township.) All except the City of Midland are suburban communities that are adjacent or close to a larger urban city. All are townships except Kentwood and Midland. The comparison process involved a variety of social, demographic, and economic data. Appendix 7D organizes and compares the selected US Census data from the comparison communities. The following information is based on the 2013 update to this Master Plan. Findings and Lessons Using those communities as a benchmark highlights several interesting trends: • • • • !II .II 10 Sag111a ,·, Cl ct ltt1 Tu,n;i11~ l&idffiitifffll Bloomfield Ct1ar ter Tow111h1p Commerce Clldlter Township Meridian Charter Township ~rard Blanc Charte r To>\m h,p Bolland Charter Township Figure 9. Comparison Communities: Comparing the median age, Census 2010. 14 Saginaw Charter Township residents’ median age is older than seven of the comparison communities. An aging population has unique needs in terms of housing, recreation, health care, among others (Figure 9). Saginaw Charter Township’s housing stock is older than the comparison communities (Figure 10). The comparison communities grew, on average, significantly more than Saginaw Charter Township from 2000 to 2010 (Figure 11). A higher percentage of the Township’s residents work in educational services, health care, and social assistance (30.7%) than in the other comparison communities, on average. Health care has been one of the fastest growing sectors in the nation, and forecasts suggest that employment opportunities will only continue to increase as the general population grows older. There is a perception that manufacturing is a large employment base for Saginaw Charter Township residents, but according to recent Census data, this is not true. Workers in the retail trades account for 12.8% of the Township’s population, and 12.4% work in manufacturing (Figure 12). �0 10 g ; bl Ii. g l'J C, ... 2 if "" I 50 s "'~ §.10 § 40 Q.. -= "'~ ~ l io la ,:; u "., ;;; ~ ~o /i'. to ~ 10 MIIMIMI Bloon,ne lci Cha1te1Tow·,sluµ Meridian Charter Town1h1D ::;rJrd B.a1c C~arter Tol\n1 h1p Holland O.arter f0\',11Shll) Figure 10. Comparison Communities: Comparing the age of housing stock using the percent of housing units built prior to 1980 as an indicator, Census 2010. Mend1an Charter Town1h1p Bl oomfie l d Chart er Township Commerce a,arter To,.,,mh1p arand Blanc Char t er To,ws11p Holland Charter Township'' Meridian Charter Township Figure 11. Comparison Communities: Comparing the rate of population change from 2000 to 2010, Census 2000 and 2010. Holland Charter Township Bloomfield C11arter Town1h 1p Educational Servlcea, Health Care, Social Aulatance Che1terfleld Township Commerce Charter TO'M1shlp Manufacturing Figure 12. Comparison Communities: Top industry, by percentage of employment. 15 �Recommendation This plan makes a number of observations about Saginaw Charter Township and its place within the immediate region, as well as to other similarsized communities throughout Michigan, though on a limited scope for contextual purposes. Like a microscope with the ability to easily zoom in and out on different areas deemed interesting and worthy of study, the process of community planning is also quite similar and achieves similar insights. Insights and trends identified in this plan include the following: To keep moving forward, the following principles are recommended to guide Township leaders throughout the implementation of this Master Plan: 1. Promote a neat, clean, attractive, and safe community. • Saginaw Charter Township has an aging population, but at the same time, a large portion of the households in the Township are still families with children. • The Township is becoming more diverse. • The population in Saginaw Charter Township is becoming more educated. • Saginaw Charter Township is becoming more attractive to foreign-born residents. • The housing stock in the Township is aging. While population growth in the Township is not necessarily seeing gains through new home construction, it is instead supported by the younger and more diverse families that have been moving into the community. • The Township has been resilient in spite of the broader de-industrialization occurring within the State. This changing economy has impacted the employment picture within the Township, to the extent that people working in manufacturing, construction, and agricultural jobs are no longer the dominant workforce sector – the top spot has been taken over by those working in retail and social service jobs. • Saginaw Charter Township is still an automobileoriented community. However, residents increasingly see the need for continued growth in the network of non-motorized transportation amenities within the Township. These trends are anticipated to continue for the foreseeable future. However, external forces, such as a drastic change in the economy, major policy changes, or funding shifts at the state and/or federal level, could very well change this future course from Saginaw Charter Township. At the local level, there are tangible steps that can be taken to strengthen its position within the region and to maintain resiliency. 16 2. Provide beautiful neighborhoods while protecting established neighborhoods, providing housing for all ages and incomes. 3. Redevelop older commercial areas into new and attractive destinations. 4. Promote a safe and convenient transportation system that provides travel choices including walking, biking, automobiles, and transit along attractive routes that fit the context of their surroundings. 5. Enhance the overall environmental quality and access to parks, recreation, and natural features within the Township. 6. Maintain a professionally well-run, efficient government while providing high-quality municipal facilities and services. 7. Continue partnerships between Saginaw Charter Township and many of the educational and cultural institutions, organizations, other governmental units, and business community toward enhancing the overall attractiveness and development potential of the region. �Regional Framework and Marketplace Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 17 • Review, assess and adjust Township ordinances to support entrepreneurship (live/work units, etc.). • Saginaw Charter Township should cooperate with the City of Saginaw and other adjacent communities to improve opportunities for industrial development throughout the metropolitan area. • The Township should cooperate with neighboring communities, the Saginaw Township Community Schools and other agencies and organizations to improve cultural and recreational opportunities for Township citizens. • The Township shall observe and participate in pending zoning and land use proposals in neighboring communities when such proposals may impact upon the Township. �NEIGHBORHOODS AND EXISTING LAND USE Chapter 3 18 �Introduction One of the primary challenges that an inner ring suburb has versus that of a traditionally built city is growth coincided with the advent of the automobile. As such, the primary transportation network, traditional layout of neighborhoods and commercial areas are all centered on traveling by car. Now, fiftyplus years later, the Township is forced to “catch up” with many amenities that cities have bought and paid for decades ago – such as an extended road network, connecting subdivisions, commercial facilities that do not require vehicle trips, pedestrian facilities, open space and a park network within residential areas. 1. Notable areas of sluggish commercial growth include: • Portions of Fashion Square Mall • The plaza in the Bay Road and Schust Road area • The plaza in the Gratiot Road and Center Road area 2. The Township’s infrastructure needs targeted improvements and expansions. Primarily developed to serve an expanding population in the later part of the twentieth century, Saginaw Charter Township’s roadways, sidewalks, and street lights are now aging and in need of widespread repairs and upgrades. Despite the chief road maintenance and operation responsibilities belonging to Saginaw County, the Township has a major stake in ensuring the quality maintenance of these and other infrastructure features throughout the Township. Infrastructure provides connectivity and access between various land use sectors. 3. The Township’s housing stock is aging. Most of the Township’s housing stock was constructed prior to the 1980s. Older sections of the Township are facing maintenance issues including structural issues, deteriorating facades, and vacant or underutilized homes. 4. Broad-reaching trends are expanding the importance of non-motorized transit options. Despite the automobile-centric development patterns that defined much of Saginaw Charter Township’s growth in the late twentieth century, its residents are finding bicycling and walking options increasingly important. This is for a variety of reasons including rising fuel prices, increased emphasis on health and fitness, and an increased emphasis on environmental conservation. Issues Existing land use provides a snapshot in time as to how land is actually being used. Land use does not necessarily reflect zoning, but instead the current status of the land – whether it is vacant, commercial or residential. Studying existing land use is useful in evaluating trends in development and redevelopment. Single-Family Residential use defined the growth and expansion of Saginaw Charter Township. The Township also developed expansive and robust commercial corridors to accompany its growth in the later half of the twentieth century, primarily along State Street and along Bay Road. Presently, the Township faces a challenging reality. There is both a significant amount of land that has yet to be developed in the Township, as well as a significant amount of land located within developed areas that is under used. In some cases the under used properties are vacant, partially vacant or could realistically support additional structures. Overall, four major issues face land use in Saginaw Charter Township: 19 Existing commercial areas are no longer supported by market conditions. Many of Saginaw Charter Township’s commercial lands, particularly along Bay Road, have gone underutilized and vacant. Rapid growth of automobile-oriented commercial development in the later half of the twentieth century has been disrupted by present market conditions including an increasingly internet-based retail economy and a relatively sluggish regional housing market. �Retaining and Attracting Residents One of the keys to continued strength in Saginaw Charter Township is a stable or moderately increasing population. People in the Great Lakes Bay Region have many options when it comes to housing choices. When examining how to retain and attract residents, Saginaw Charter Township will need to focus on the following five strategies: Saginaw Charter Township needs to examine its existing zoning to determine how it might help to develop or encourage these types of neighborhoods. Other measures such as providing good sidewalks and multi-use trails within existing neighborhoods can add to the connectivity that these groups are seeking. Quality Municipal Services Keeping Existing Neighborhoods Attractive Americans value good roads and public safety. They can be seen as a basic level of municipal service that needs to be offered when one considers where to live. Without them, home seekers will quickly look elsewhere. As the infrastructure ages in Saginaw Charter Township, government officials from various agencies have struggled with how to pay for deteriorating roads and bridges. Police and fire protection in the Township have been excellent. However, they face ongoing budget issues and changing demands upon their time, many of which are associated with cultural and social change. Regardless, quality roads and public safety need to remain a priority in order to attract and retain residents. Continued code enforcement will lead to attractive and sustainable homes and neighborhoods. Providing technical assistance and other incentives can help encourage housing maintenance and reinvestment. Managing urban trees, green spaces, and providing assistance with seasonal landscaping are another important component of neighborhood attractiveness. Housing in Saginaw Charter Township continues to be quite affordable. This adds to its attractiveness and should be promoted throughout the region. Positioning the Township’s older 1950s/60s era housing as attainable options for young families will maintain stability. See Figure 13 for a display of code enforcement districts in the Township. A thriving community tends to offer a variety of housing options. Young professionals and families as well as aging adults are looking for neighborhoods that are less vehicle dependent than what was desirable 20 or 30 years ago. These groups are looking for smart growth and environmentally friendly areas. They want sidewalks and a mix of amenities such as restaurants, public spaces, offices, and a grocery store within walking distance. This type of housing and neighborhood is not readily found within Saginaw Charter Township. 20 McCarty Rd 47 Mi dla n d. - Mackinaw Rd i Shattuck Rd dR ¬ « 58 East District ¬ « 84 § ¦ ¨ 675 Bay Rd ¬ « North North District Dlllrlct Center Rd Hospital Rd Encouraging Mixed Uses Where Appropriate Tittabawassee Rd State St South District Gratiot Rd Figure 13. The Township has three code enforcement districts to ensure staff fairly and equitably service and patrol the entire community. �Other municipal services are also important to attracting and retaining residents. People are looking for wireless and digital connectivity in public and private spaces. They want access to public transportation, an increasingly important need for the elderly who are aging at home without family nearby. Up-to-date parks and recreation services add an important quality of life component. Amenities such as dog parks and disc golf were nearly non-existent 10 to 15 years ago but they are very popular today. Environmentally conscious residents are looking for convenient recycling options. Education, Employment, and Quality of Life Educational opportunities, employment, and quality of life factors are very important in retaining and attracting residents. For example, major employers in Saginaw County attract job seekers in: • Engineering and manufacturing – Nexteer Automotive • High-tech manufacturing – Hemlock Semiconductor/Dow Corning • Healthcare – Covenant Healthcare, St. Mary’s of Michigan, Aleda E. Lutz Veteran Affairs Medical Center • Media, display and interactive services – Morley Companies • Education – Saginaw Public Schools, Saginaw Valley State University See Appendix 7C for a full list of the top 40 employers in Saginaw County. Employers located in Saginaw Charter Township are highlighted on the list. This top employer information is based on data from the 2013 update to this Master Plan. While Saginaw Charter Township may have less direct control over these factors, it needs to be aware of how these factors are perceived within the Township itself and within the region. The Township can serve as a catalyst, key stakeholder, and sounding board for education, employment, and quality of life. More directly, the Township can work with local schools to assist with public safety and transportation concerns. It can work with local employers to ease and smooth site development and traffic issues. 21 FrankPnmmh lmuraucP 1. r1 Figure 14. Top 10 Employers in Saginaw County. Knowing that not all quality of life elements can be offered within Saginaw Charter Township. Township officials can continue to support major cultural and entertainment efforts and venues within the region. These would include local theaters, symphony, museums, and regional parks. Promoting Our Assets In today’s digital age, Saginaw Charter Township will need to continue to promoting itself as an attractive community in which to live and work. This can include several components: • A strong online and social media presence. • Partnering with local schools and realtors to develop a marketing campaign focused on the Township’s high quality education system and excellent quality of life. • Public information campaigns to explain safety, affordability, and dispel any misconceptions about the area. • Promoting services and lifestyle options for seniors within the Township. �Land Use and Character - -- - ~~ - -· - ~ -~ - - It is important for the community to determine the best way to guide land use for future stability and prosperity. Existing land use provides a snapshot in time as to how land is actually being used. Land use does not necessarily reflect zoning, but instead the current status of the land – whether it is vacant, commercial, or residential. generalized, such that all commercial lands and all single and two-family residential lands are described together. The existing land use categories also do not include Parks as an existing land use, because these are currently utilized as recreational spaces which are entwined with other land uses, such as public or quasi-public and residential uses. Studying existing land use is useful in evaluating trends in development and redevelopment. As was the case when the 2008 Comprehensive Development Plan was adopted, there is still a significant amount of undeveloped or underused land in the Township. In some cases the underused properties are vacant, partially vacant or could realistically support additional structures. It is important for the Township to determine what role it sees this vacant land playing in the future. Land uses in this chapter are The Existing Land Use map on page 37 depicts the various existing land uses within Saginaw Charter Township. An explanation of the uses is described on the following pages. Existing land use has been determined based on a review of tax classification, conversations with Township staff, and windshield survey performed by Township staff. An explanation of the uses is described on the following pages. Table I. Existin.g Land Use, .2 021 Existing Land Use Per,centta.g e of Total(%)' Sing]e and.Two Family Residential 6,648 47% Agriculmra1/Conse:rvatioo Lands or Open Space Cornmerda] 2,,936 2]%1 1,552 1,,820 740 285 156 14)37 11% 13% 5% 2% 1% Public/lnstirutional Multi-Family Residential \ acant hldustrial Tota] 22 .A creage �Single and Two-Family Residential This type of residential use is the most prevalent land use within the Township. Single family and twofamily or duplex residential developments account for 45.3% of the land use within the Township. Saginaw Charter Township is marked by an aging housing stock. Between 1980 and 2000, a total of 4,175 new housing units were constructed. Approximately 68.3% of the housing stock in the Township was constructed prior to the 1980s. Housing units built before the 1970s total 7,332, while housing units built since the 1980s total only 4,115. Only 1,944 housing units were constructed between 2000 and 2009, and only 449 were constructed between 2010 and 2019. For the majority of the Township, having newer homes means fewer concerns regarding blighted housing stock and maintenance. Older sections of the Township though are facing challenges in regard to issues that routine maintenance can no longer address. These include structural issues and deteriorating facades, as well as vacant or underused homes. As the Township continues to age, these maintenance concerns will become a broader issue. Traffic and speed have become an issue in recent years, especially in some of the subdivisions developed prior to the 1980s. Many of these older subdivisions were constructed with long, wide straight streets which some view as alternatives to available arterial roads. New subdivisions were developed using more of a cluster design approach, where one or two main roads lead to a series of curved roads that split off and result in cul-de-sacs. Multi-Family Residential This land use includes buildings that house more than two families and typically refers to apartment complexes and high density residential developments. Lawndale Estates, the manufactured housing park located on Lawndale Road near Tittabawassee, is also considered a multiple family land use by the density at which the dwellings are located. Multi-family residential land use accounts for 5.1% of the land within the Township. Generally speaking, Saginaw Charter Township has a relatively high percentage of multiple family housing. Of the 18,899 dwelling units identified during the 2010 U.S. Census, 5,876 or 31.1% are comprised of three or more units. A total of 712 or 3.8% were classified as mobile homes. 23 Commercial The vast majority of Township commercial facilities are located along major arterial roads; the majority is along state highways. These corridors include Bay Road/M-84, Gratiot Road/M-47, Midland Road/M-46, and State Street/M-58. In addition to these state roadways, Tittabawassee Road stretching from I-675 west to Mackinaw Road, State Street/M-58, portions of Gratiot, especially near the intersection of Center Road, and Bay Road/M-84 south of Shattuck are some of the earliest commercial development in the Township, most dating back to the 1950s and 60s. Within each of these corridors there has been considerable land dedicated to commercial use along major intersecting streets such as along Center north of Gratiot and north and south of State. The Township’s previous adopted comprehensive plan identified specific goals which are reflected in the current land use. One of the goals focused on improving circulation and traffic flow along Bay Road/M-84 and State Street/M-58. The Township has worked with the Michigan Department of Transportation to create and adopt access management plans for both corridors. Additionally, an effort was made to discourage further strip development along Bay Road/M-84 and instead �encourage alternative routes to Bay Road/M-84 such as Fashion Square Boulevard and Towne Centre. Commercial uses today account for about 1,907 acres, or about 13.5 %, of overall land use in Saginaw Charter Township. Industrial Industrial land use within the Township is relatively limited. The existing industrial uses are mostly located off of Bay Road/M-84. The majority of these uses would be best classified as light industrial. These uses typically do not have the same impact on surrounding uses as traditional smoke stack heavy industrial uses. Most of the uses function more like warehousing and small workshops. Industrial use currently accounts for about 179 acres, or about 1.1%, of total land use in Saginaw Charter Township. Public / Institutional Parks, schools, churches and township facilities are included in this existing land use category. These uses are typically used by the general public or a defined group of persons in the community. Public or institutional uses account for about 1,733 acres, or about 12.3 %, of total land use in Saginaw Charter Township. 24 Agricultural/Conservation Land uses within this category is a mix of lands used for agricultural production and related uses along with lands located within the floodplain of the Tittabawassee River. The lands located within the floodplain of the Tittabawassee River are typically difficult to develop for urban land uses as they have soil limitations and flooding. Most of the existing agricultural land is located in the north and northwestern section of the township. Agricultural and conservation lands account for about 2,879 acres, or about 20.4 %, of the land used in Saginaw Charter Township. Vacant Vacant lands in Saginaw Charter Township are found in dispersed locations throughout the Township. The largest parcels of vacant land appear adjacent to commercial uses along the Bay Road Corridor, with the largest of these being large vacated commercial plazas between Shattuck and Schust Roads adjacent to Bay Road. Vacant lands account for about 215.3 acres, or about 1.5% of all existing land use in the Township. �Redevelopment Opportunities Traveling throughout Saginaw Charter Township, one cannot escape the fact that various commercial sites and portions of traditional corridors have aged and are at risk of losing their functionality due to changing market conditions. As part of the online survey for the public involvement portion of this Master Plan, questions directly relating to the status of older commercial areas were posed to respondents. Specifically, the survey solicited feedback pertaining to the potential redevelopment of the south end of Bay Road near Weiss Street, the status of the plaza at Bay and Schust, the plaza at Bay and McCarty, and the potential future of the Fashion Square Mall at Bay and Tittabawassee Roads. The results of the online survey showed strong support for the need to redevelop older commercial areas, and further, that over half of the survey respondents envision extensive future renovations at Fashion Square Mall. The Township also recognizes the need to consider the common features shared by properties south of McCarty Road along Bay Road, including under-utilization, large scale, and broad architectural potential. These features make that area ripe for redevelopment potential. This area, to be further described as the Bay Road Overlay District, as well as distinct parcels under consideration for redevelopment, are shown in Figure 15. In consideration of this support for rethinking the Township’s older commercial areas, one of the purposes of a Master Plan, as described in the Michigan Planning Enabling Act (PA 33 of 2008, as amended), is to recommend, “the general character, extent, and layout of redevelopment or rehabilitation of blighted areas.” Therefore, to promote the positive redevelopment of underutilized commercial areas of the Township, a major principle of this Master Plan is to redevelop older commercial areas into new and attractive destinations. Challenges to redevelopment mainly revolve around the timing and readiness of the private sector, especially if desirable lending and investment conditions are available to them. Sometimes, 25 forces do converge and a tipping point emerges that nudges an area toward redevelopment sooner rather than later. However, in the absence of that nudge, at the intersection of community planning and the vagaries of the real estate development process, the adoption of local policies and incentives can provide the necessary impetus to keep the redevelopment game alive. Therefore, the successful redevelopment of older commercial sites within the Township will likely depend on local government support and related policies pertaining to desired redevelopment objectives and outcomes. Bay Road Overlay District – South End of Bay Road While State Street has been a commercial corridor well before the 1950s, Bay Road’s growth and dense commercial development began in the late 1940s and 50s. At this time, the only commercial development was located near Weiss Street and the City of Saginaw and then near the intersection of Bay and Shattuck Roads. The construction of I-675 then pushed commercial development further north. While this Figure 15. Proposed redevelopment area and sites. �Figure 16. Proposed location and district boundary for the Bay Road Overlay District. 26 �infrastructure investment led to the growth and regional commercial development along Bay and Tittabawassee Roads, it also encouraged a pattern of disinvestment along the southern portion of Bay Road. The portion of Bay Road/M-84 stretching from the City of Saginaw north toward McCarty Road is older. It developed at a time when lots where smaller, walkability was not a concern and each eighty foot parcel had two driveways. While this development is typical of the 1950s, it is a lasting reminder of the age and lack of reinvestment in this stretch of roadway. During the late 1990s and 2000s, a focus was placed on the northern Bay Road and Tittabawassee Corridor through a joint planning effort with Kochville Township and Saginaw Valley State University. Though this was a success and helped form a distinct place and shared vision for the area, it unintentionally served to further isolate the south end of Bay Road. Given the age and location of the south end of Bay Road, a redevelopment overlay (or sub-area) is proposed for the south end of Bay Road, running from McCarty Road south the Weiss Street at the border of the City of Saginaw. Existing Planning Framework and Opportunities for South Bay Road Access Management In 2004, Saginaw Charter Township developed an access management plan in coordination with the Michigan Department of Transportation. Access management is a group of strategies, tools, and techniques that work to improve the safety and efficiency of roads – not by adding lanes but by controlling where vehicles can enter, leave and cross a road. The intent of access management is a process for providing access to land development, while preserving traffic flow on surrounding roadways in terms of safety, capacity, and speed. This is done by managing location, design and operation of driveways, median openings, and street connections along a road. Access management is used to improve vehicular and pedestrian safety, maintain road capacity and reduce congestion, and enhance community character and aesthetics. Research has also shown that access management helps reduce the rate and severity of traffic accidents. Good definition and spacing of 27 driveways also improves pedestrian and bicycle safety, by reducing the potential for conflicts with turning vehicles. From a land development perspective, access management requirements help to achieve the orderly layout and use of land and help discourage poor site design. The quality of site access is also important to the success of a development project. The Urban Land Institute Shopping Center Development Handbook warns that poorly designed entrances and exits not only present a traffic hazard, but also cause congestion that can contribute to a poor image of a business. Reducing the number and frequency of driveways and median openings also improves the appearance of major corridors. More land is freed for landscaping, the visual dominance of paved areas is reduced, and scenic or environmental features can be protected. An added benefit to coordinated access management, shared drives, and parking, is that it provides greater flexibility and reconfiguration of some of the smaller parcels along this stretch of Bay Road. The adopted plan for M-84 details proposed consolidation, relocation and reconfiguration of drives to accomplish these goals. This plan should continue in terms of implementation and ideally, any related funding mechanism could help owners accomplish some of these changes within the road right-of-way. Signage Without looking at driveways or site features, one can typically tell the age of last significant investment on Bay Road/M-84 by looking at the signage. In 2004, Saginaw Charter Township adopted a general sign ordinance. The amortization period specified in the 2004 sign ordinance ended in February of 2016. At �sites suitable for office-type uses. Future growth along Bay Road may be geared more toward office and distinctly non-retail uses. The purchase of the Consumer’s building and the recent expansion of the Morley facility are signs that non-retail uses may have a durable foothold along the Bay Road Corridor in the future given the right opportunities for growth. This could translate into a variety of employment opportunities for residents in a lower-density, lower-intensity, office- and researchcentered occupational sector. Encouraging this type of growth could expand the Township’s attractiveness to a highly skilled work force. this time, all non-conforming signs, are required to be updated and conform with the new ordinance standards. This provides a clear opportunity to encourage businesses along the corridor to address other deficiencies on their properties when they bring their sign into conformance with the new standards. There are a number of potential situations where, in order to remove the nonconforming sign and have as large a sign as possible, businesses may seek to voluntarily install landscaping along the road frontage. The sign ordinance provides a ten percent bonus in permitted square footage when at least 100 square feet of landscaping is provided around the sign. Opportunities for South Bay Road The parcels under consideration for redevelopment in the Bay Road Overlay District share the key features of under-utilization, large scale, and broad architectural potential. They were generally designed with excessive parking. All of the buildings in these parcels were intended for commercial use, for which current market demands simply do not exist. While these structures were originally built for up to 120,000 square feet of retail space, there is a lack of demand for this much commercial activity today. Within these unused commercial spaces lies untapped potential for new and innovative uses. The “bones” of these structures lend themselves to potentially be used for a variety of less intensive strategic functions. Taking the plaza at the intersection of Bay Road and McCarty Road as a primary example, certain buildings are set back substantially from the road. This layout makes 28 The Township may have an opportunity to ensure re-use and redevelopment of existing properties in this area while new employees can continue to support traditional commercial development further north along Bay Road. This process can be assisted by strategic design guidelines, zoning adjustments, and existing policy mechanisms. Bay Road/M-84 is a state highway and provides some potential flexibility in terms of streetscape improvements. These items could include things like a specific standard for streetlights. The term “streetscape” typically refers to exterior public spaces located between street curbs and building facades. Inclusion of pedestrian crosswalks and traffic calming measures located within vehicular spaces are two exceptions to this definition, however. Basic streetscape components include: • • • • • • • • • • • • • • • • • • • • Paving Sidewalks Curbs Accessible Sidewalk Ramps Traffic Calming Measures Crosswalks Plantings Street Trees Container Plantings Other Supplemental Plantings Street Furnishings Benches Bollards Movable Tables and Chairs Litter & Trash Receptacles Bicycle Bollards Bus Shelters Sign Poles Fences Utility Covers �• • • Banners Planters Lighting In terms of establishing some sort of standardized form for the street, included should be a variety of improvements noted above accompanied by the following principles to unify the overall aesthetic: a. Sidewalk Consistency and Pedestrian Improvements: At a minimum, a consistent, safe pedestrian route is needed along Bay Road/M-84. This older section of Bay Road has the most missing sidewalk of any commercial corridor. There are a number of locations that are paved to the existing curb line. This requires pedestrians to navigate through parked cars and parking lots. This section of roadway is similar to State Street in that it is a commercial corridor that is in close proximity to thousands of homes. If sidewalk improvements were made, it would be reasonable to expect residents from the City of Saginaw as well as residents from the adjacent residential neighborhoods to the east and west could safely walk to and from destinations on Bay Road. There are also businesses in this area that could reasonably generate pedestrian traffic including McDonald’s, Family Dollar, Rite Aid, Walgreen’s and others. b. Landscaping: During the past several years, the Township zoning ordinance has changed to require planting trees along the street frontages as well as requiring additional landscaping within parking areas. Changes could be made to specify specific trees along this portion of Bay Road. As a state highway, there is typically more flexibility in plantings closer to the street. Working with the Michigan Department of Transportation may provide more flexibility and coordination of streetscape and landscaping elements. Care should be taken to specify plant materials that can thrive in this harsh roadway environment. c. Identification/Sense of Place: Creating a sense of place is more of a cumulative effect of a number of different actions than it is any one particular thing. When examining the built environmental along this portion of Bay Road, it is easy to describe it as chaotic. The lots tend to be smaller, the buildings are closer to the road, the drives sometimes extend the full width of the parcel. Given these existing conditions, many owners choose not to redevelop or make improvements because such improvements necessitate conformance with existing zoning ordinance standards. In the case of Bay Road, one of the inherent barriers to reuse and redevelopment is the fact that the zoning standard for front yard setbacks measures ninety feet from the center line of Bay Road. For almost every parcel, that eliminates at least fifty percent of the parking on site. If the goal of the Township is to encourage reinvestment and redevelopment along Bay Road, adjustments to the zoning standards along this southern portion of Bay Road should be made. These zoning changes can also help to create a sense of place by incorporating specific design elements that will provide a distinct identity for the area. Cardinal Square, located just north of this area, provides a starting element that could be adjusted so that this section of Bay Road transitions to this established sense of place. Typically, creating a sense of place through implementation of zoning regulations is effective but takes a significant amount of time. Often, a combination of efforts and tactics, including regulatory changes, can make the most significant impact. These include the involvement of other organizations, such as merchant associations or quasi-governmental groups like a corridor improvement district. Overall, the Township seeks to redevelop this portion of the Bay Road corridor by accommodating a mixture of land uses, allowing more innovative and accessible building layouts and site design relationships, and encourage redevelopment in a cohesive, architecturally compatible fashion through an overlay zone, described as the Bay Road Overlay District as depicted on the Future Land Use map in Chapter 6. Image courtesy of Google Street View photography, 2014. 29 �Cardinal Square District Collaborative efforts between Saginaw Valley State University, Saginaw Charter Township and Kochville Township in the late 1990s and early 2000s yielded a joint interest in sculpting the Tittabawassee and Bay Road corridors to be a unique, attractive destination along I-675. A design charrette and multiple joint meetings and workshops early in the 2000s resulted in corresponding zoning districts between Saginaw and Kochville Townships aiming to create uniformity between the communities’ adjoining business districts. In 2006 Saginaw Charter Township adopted the Cardinal Square overlay district, a nod to Saginaw Valley State University’s mascot, the cardinal, as part of the zoning ordinance. The Cardinal Square district of Saginaw Charter Township extends from Tittabawassee Road at the north southward to McCarty Road, and from Mackinaw Road on the west eastward to I-675. Development within this district is expected to construct unifying design elements such as brick pilasters and black ornamental fencing in a wrought iron style. Additional landscaping and aesthetic improvements are also heavily encouraged within this portion of the Township. Because of the traffic volumes on Tittabawassee and Bay Roads, the Cardinal Square district promotes the attractiveness and desirability of Saginaw Charter Township. 30 Fashion Square Mall District Fashion Square Mall opened its doors in Saginaw Charter Township in 1973, ushering in an era of incredible commercial expansion within northern Saginaw Charter Township. Subsequent additions of a Sears store and a Hudson’s (now Macy’s) resulted in a collective mall complex of nearly one million square feet generating huge economic activity for the region. The Fashion Square Mall district, inclusive of stores and facilities immediately surrounding the mall, has anchored the entire Tittabawassee Road commercial district for nearly five decades. Recent changes in consumer spending patterns, as well as other factors, have created a massively challenging outlook for most malls in the United States, including the Fashion Square Mall district. Township staff and volunteers have met with mall district owners and stakeholders, as well as other experts, to gain insight into possibilities for the mall district going forward. While the current “mall” is almost entirely a retail district, future redevelopment of this collective district may include numerous non-retail, or even non-commercial, uses and concepts. The Township will continue engaging with stakeholders to consider proposals and investments beneficial to the community at the Fashion Square Mall district. �Neighborhoods and Land Use Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 31 • Continue property maintenance and code enforcement efforts in neighborhoods encourage reuse of large retail space to other uses complimentary to the commercial corridor when retail space is deemed no longer viable. • Integrate crime prevention through environmental design principles into development standards and capital improvement projects (including lighting standards). • Enhance the safety and comfort of residential neighborhoods by providing buffers between conflicting land use patterns and by minimizing traffic impacts. • Encourage infill development of land within the urbanized area. • Review, assess and adjust Township ordinances to encourage redevelopment and reinvestment in the Township’s older, smaller lot neighborhoods. • Review, assess and adjust Township ordinances to encourage aging in place (co-housing, etc.). • Provide for the separation and/or the protection of residential neighborhoods from incompatible land uses and potentially undesirable effects. • Encourage variety and innovation in housing design. • Adjust zoning regulations to permit desirable housing styles and current housing amenities on smaller sized lots in areas of the Township which are older and have inherently smaller lots and lot sizes than more recently developed areas of the Township. • Protect existing housing from premature environmental decay. • Provide technical assistance and other incentives to encourage housing maintenance and reinvestment. • Develop a commercial area rehabilitation program to address vacancies, prevent deterioration ,and promote reinvestment in older commercial areas. • Promote private reinvestment in declining commercial areas and encourage cooperative, public/private rehabilitation techniques. • Prohibit multiple family residential land uses in commercial zoning districts except under special circumstances. �Neighborhoods and Land Use 32 • The Township should act to prevent strip type developments and prevent the encroachment of nonresidential uses into residential areas. • Encourage landscaping within parking lots to improve the visual environment and moderate the effects of heat, runoff, wind, noise and glare. • Incompatible, non-industrial land uses should be prevented from intruding into industrial areas. • Encourage low impact industrial and quasi-industrial or manufacturing related uses and regulate them by performance and design guidelines rather than traditional zoning techniques. • Strengthen existing neighborhood associations and work to develop new associations in new areas. • Improve substandard or blighted areas of the Township and encourage private reinvestment through improved enforcement of housing and blight control regulations and adjustments in zoning regulations to make additions and improvements to existing homes easier. • Develop a program to prioritize housing rehabilitation need and encourage housing improvements using public and private resources, as appropriate. • Encourage the provision of a range of housing designs to accommodate varying needs in household size, location, and style preference. �KOCHVILLE TWP. Tittabawassee Rd Lawndale Rd Mackinaw Rd Schust Rd Hospital Rd Bay Rd CARROLLTON TWP. McCarty Rd ¬ « N Center Rd 84 ¬ « 47 dR § ¦ ¨ Shattuck Rd 675 d. Brockway Rd ¬ « State St 58 CITY OF SAGINAW Mi dla n Existing Land Use, 2021 ---- Single and Two Family Residential Agricultural / Conservation Lands or Open Space Commercial Gratiot Rd Public / Institutional Multi-Family Residential Vacant Industrial 4 'cirar ----~-9roup Ti tt Mi. 0 0.5 1 ab aw as se e River �TRANSPORTATION AND INFRASTRUCTURE Chapter 4 35 �Introduction Just as the natural environment can restrict or encourage development, so too can the features that the Township or others provide. These items include transportation features, parks and planned preservation of open space, sidewalks and pedestrian elements, and water, sanitary sewer and storm water development and capacity. Roads and streets are among the most important public infrastructure and placemaking elements of the Township because they can define how a visitor, resident, or worker perceives a neighborhood, shopping corridor, or the Township as a whole. While it is important that roads streets foster safe travel for all modes of transportation and are easy to navigate, they must also look good, be inviting, and create the right impression. In fact, respondents to the online input survey indicated that better roads will improve the Township’s neighborhoods. Additionally, well-designed system of interconnected sidewalks, multi-use pathways, and access to transit gives travel options that decrease the number of automobile trips for Township residents, and overall, will help people be independent and get to where they need to go as efficiently and cost-effective as possible. The responses from the online survey show a broad interest in more sidewalks and non-motorized transportation options (multi-use pathways) within the Township. Similarly, a quality infrastructure system supports activities in the Township. While not as visible as transportation or most other municipal functions, they are no less important. Saginaw Charter Township is fortunate to have a solid network of infrastructure with ample capacity, few problems, and funded by user fees. Transportation System Traffic and Circulation Saginaw Charter Township does not have jurisdiction of the roads in the Township. Responsibility for the construction and maintenance of streets and roads outside of cities and villages in the State of Michigan lies with either the State Department of Transportation (MDOT) or the Saginaw County Road Commission. The Township has no authority to construct or maintain streets and must rely upon the MDOT and the Road Commission. This arrangement places the Township in competition with all other townships in the county for limited construction and maintenance funds. Act 51 The Michigan Department of Transportation distributes Federal Highway Funds as well as gas and weight tax collections from Michigan’s Motor Vehicle Fund to the various county road commissions. Act 51 of Public Acts of 1951 charges the Michigan Department of Transportation with delineating a system of state trunk lines (roads of major statewide importance). MDOT is responsible for their construction and maintenance. It is possible for local governments to participate in this cost either through enlargements to the road system designed to carry additional local traffic or to finance trunk line improvements in order to speed up locally desired projects. Transportation and Infrastructure Saginaw Charter Township seeks to upgrade its motorized and non-motorized transportation infrastructure, provide safe and accessible modes of transit, and facilitate reliable and effective utilities and services to all of its residents. 36 �The County Road Commission is also responsible for classifying county primary and local roads under Act 51 of 1951. The county primary classification is for those roads of “greatest general importance” based on traffic volumes, primary traffic generators served and other important traffic producers or attractors. The designation of a road as a primary road is important because three-fourths of the Motor Vehicle Fund monies allocated to counties is specifically earmarked for financing the county primary road system. The remaining roads, classified as local roads, are financed through the remaining Motor Vehicle Funds (onequarter), or county and local taxes. Local Funding The Township is empowered to contract with other agencies for road construction or maintenance. Financing for these projects are funded in several ways. A general millage may be increased for road purposes and/or a special assessment roll may be created to tax those benefiting from the improvement. The Township may also issue road construction bonds for improvements. 37 Local road projects are typically completed upon specific request and petition of a residential neighborhood. The Saginaw County Road Commission does not participate in the funding of these projects, except that the Township’s allocation funds from the Road Commission may be used to finance the improvements and/or repairs. �Existing Functional Classification System A road has two major functions, to provide access to land and to provide mobility. Roads cannot have both a large number of driveways and accommodate vehicles at high speeds safely. National Functional Classification (NFC) is the grouping of highways, roads and streets by the character of service they provide and was developed for transportation planning purposes. Basic to this process is the recognition that individual routes do not serve travel independently in any major way. Rather, most travel involves movement through a network of roads. The National Function Classification System is primarily important because classified roads are eligible for federal aid dollars. Functional classification defines the part that any particular route should play in serving the flow of trips through a highway network. Aside from providing information that is important to long term planning and road improvements, roads which are classified as an arterial or collector are considered primary roads, and are eligible for federal aid dollars. The township has an existing NFC System and a Township Designated Road Map. The Township Road Designation Map is located on page 39. The Township uses road classification to assist in prioritizing road improvements and for meeting certain zoning regulations. The functional classifications for Saginaw Charter Township are considered to be urban roads and then are further divided into route classifications. There are four basic route classifications in the Township: principal arterials, minor arterials, collectors, and local roads. Principal arterials are at the top of the NFC hierarchical system. The primary purpose of arterial streets is to permit movement, with the goal of moving as much traffic as possible as fast as is reasonable. They also tend to provide access to important traffic generators, such as regional shopping centers. Principal arterial roads in Saginaw Charter Township include: 38 • West Michigan Avenue, from the City of Saginaw to Center Road. • Center Road, from West Michigan Avenue north to State Street. • Tittabawassee Road, from I-675 to Bay Road/M-84 • M-84/Bay Road (technically classified as an undivided state highway) • M-58/State Street (technically classified as an undivided state highway) • M-46/Gratiot Road (technically classified as an undivided state highway) Minor arterials are similar in function to principal arterials, except they carry trips of shorter distance and are lesser traffic generators. Minor arterial roads in the Township include: • Shattuck Road, between Center Road and Bay Road • Center Road between Tittabawassee Road and State Street • Hemmeter Road between Weiss Street and Brockway • Weiss Street between Center Road and the city limits • Brockway Road • Mackinaw Road • McCarty Road between Center Road and I-675 • Hospital Road from Midland Road to Shattuck Road Collectors tend to provide more access to a property than do arterials. Collectors tend to seek more of a balance between ensuring mobility and providing access. Collector streets typically serve as the link between local streets and principal and minor arterial streets. Collector roads in the Township include: • Hospital Road, from Shattuck Road to Tittabawassee • Lawndale Road • Tittabawassee Road from Midland Road to Center Road • Weiss Street from Midland Road to Center Road • Wieneke Road • Hemmeter Road from McCarty Road to Weiss • Schust Road from Mackinaw Road to Towne Centre • Fashion Square Boulevard • Towne Centre Local roads primarily provide access to property. Mobility, the ability to travel relatively long distances at relatively high speeds, is not a priority on local roads. Local streets typically constitute the backbone of neighborhood pedestrian and bicycle networks. �Legend - lnlerstate Highway - - Stale Highways (principal arlenals) Pnncipal Arterials - - lv'oinor Meriel Roads Urban Collector - - Local and Private RoadS Figure 17. National Functional Classification System in Saginaw Charter Township. Bay Road / M-84 at McCarty Road: A Principal Arterial. 39 �Traffic Counts The available traffic count information offers a picture of where the majority of traffic flow occurs in the Township. The figure below indicates average daily travel (ADT) figures as compiled by MDOT in 2012. The primary north/south traffic corridor within the community is Bay Road (M-84). Traffic counts on M-84 range from 24,000 in the south at Weiss Street, to 22,000 in the north at Tittabawassee Road. State Street (M-58) and Gratiot Road (M-46) both serve as main east/west traffic corridors. The volume of traffic on M-58 varies, ranging from 15,100 to 30,900. The volume on M-46 ranges from 19,000 to 22,000. 24400 \ Figure 18. 2012 MDOT Average Daily Traffic (ADT). 40 Traffic volume on I-675 for the part that is in Saginaw Township is around 20,000. The level of traffic volumes on these arterials can be explained by the commercial and retail development that is concentrated along Bay Road, State Street, and Gratiot Road. Additional development along these corridors would likely increase the ADT. �Transportation Management and Safety Access Management In 2004, Saginaw Charter Township, along with Kochville, Frankenlust, and Monitor Townships, adopted an access management plan for M-84 (Bay Road), entitled the M-84 Access Management Plan. In 2006, the Township then adopted an access management plan for M-58 (State Street), entitled the M-58 Access Management Plan. Following both of these planning efforts, in 2007 Saginaw Charter Township amended its zoning ordinance to implement the recommendations of both access management plans, incorporated as Section 2501, the M-84 and M-58 Access Management and Overlay. Access management is a process that regulates access to land uses in order to help preserve the flow of traffic on the road system by reducing traffic conflicts created by vehicle turning movements. Numerous studies nationwide have shown that a proliferation of driveways or an uncontrolled driveway environment increases the number of crashes, severely reduces capacity of the roadway and may create a need for costly improvements in the future. Areas where access management plans have been adopted and implemented by the communities and road agencies have resulted in 25% to 50% reductions in access-related crashes. Saginaw Charter Township worked with the Michigan Department of Transportation (MDOT) on both access management plans because they recognized that the preparation and implementation of an access management plan will help alleviate existing traffic congestion on both roadways, while allowing for the more effective accommodation of traffic generated by future development. To that end, access management is recognized as a key tool to improve operating conditions and preserve the public dollars spent in the past on these roadways. The questions the access management plans addressed included: • What access-related improvements should be made to existing uses to reduce crash potential and enhance efficiency of the corridors? • How can land use/site plan decisions support the recommendations and enhance the effectiveness of the access management plans? • What access guidelines should be adopted to help maintain safety and efficiency while still providing reasonable access to adjacent land uses? 41 Both access management plans provides specific access management recommendations along each corridor and identifies the best practices to address them. In addition, overlay zoning districts to implement the plan recommendations was created. The overlay zoning districts are placed over the existing zoning regulations for all parcels with frontage along M-84 and M-58. The primary goal of access management in Saginaw Charter Township is to improve traffic operations and reduce crash potential along the M-84 and M-58 roadway corridors while retaining reasonable access to existing and future developments. Access management will preserve road capacity through limiting the number of access points along with careful placement and spacing of new or retrofit access points. The resulting improvements can be significant and at a relatively low cost in comparison to roadway reconstruction. Benefits of Access Management Access management can provide several benefits to motorists, communities, and land uses along both the M-84 and M-58 corridors. Among the benefits, based on experience along other corridors and numerous studies, are the following: • • • • • • • Preserve roadway capacity and the useful life of roads Reduce crashes and crash potential Coordinate land use and transportation decisions Improve access to properties Decrease travel time and congestion Improve air quality Maintain travel efficiency and related economic prosperity �Roadway Improvements Building from the efforts behind the M-58 Access Management Plan on October 25, 2010, the Saginaw Charter Township Board adopted Ordinance No. 717 of 2010 which created the State Street Corridor Improvement Authority. The Authority was given all of the powers and duties prescribed for a Corridor Improvement Authority pursuant to Act 280 of Public Acts of 2005 of the State of Michigan, commonly referred to as the Corridor Improvement Authority Act. The Township has adopted a development plan and tax increment financing plan for State Street. This plan, administered by the Township and the Township’s Corridor Improvement District, will help guide improvements and reinvestment along the State Street Corridor. The Corridor Improvement Authority Act provides the legal mechanism for local officials to address the need for economic development in the business district. In Saginaw Charter Township, the Corridor Improvement Authority district incorporates properties along State Street between Passolt Street and Midland Road (see Figure 19 below). For purposes of designating a development plan district and for establishing a tax increment financing plan, the Act refers to a “business district” as an area of a municipality zoned and used principally for business. Tax increment financing can be used to provide the necessary funds for project implementation. By definition, a tax increment financing plan seeks to capitalize on and make use of the increased tax base created by economic development within the boundaries of a business district. The legal basis or support for the Tax Increment Plan and Development Plan are identified in Act 280 of the Public Acts of 2005, as amended. With the adoption of the 2013 State Street Corridor Tax Increment Finance Plan and Development Plan, the Saginaw Charter Township State Street Corridor Improvement Authority now has the authority to use tax increment financing to support and implement improvements with the designated district. As put forth in the State Street Corridor Plan, in terms of transportation management and safety, the Corridor Plan identifies the intersection alignment and midblock crossing of State Street at Berberovich Drive and Augsburg Street. This proposed improvement has a long-term timeframe for implementation, which according the Corridor Plan, is greater than ten years. Figure 19. State Street Corridor Improvement Authority District. 42 �Non-Motorized Transportation Saginaw Charter Township evolved with a strong emphasis on automotive transportation. In the face of rising fuel prices, an increased emphasis on fitness and exercise, and a rising national trend in walking and bicycling, it is also clear that non-motorized transportation options are increasingly important for the Township. Non-motorized transportation has many community benefits for health, safety, and the overall quality of life. In fact, online survey respondents consistently expressed a desire to increase and improve walkability and non-motorized modes of transportation. Such transportation options should serve to increase connectivity and mobility between neighborhoods, shopping areas, parks, and employment centers. A coordinated and interconnected system, access management, and safety are key components of nonmotorized transportation in the Township. In 2005, the Saginaw Charter Township Supervisor appointed a Pedestrian Pathway Steering Committee to work with the Planning Commission and the planning consultants of Spicer Group to draft a Pedestrian Pathway Plan for the Township. The Plan detailed a series of recommendations regarding ways the Township could improve their non-motorized connections as well as links to surrounding communities and regional trail resources in Saginaw County. It also serves as a template for land use planning that complements safe, accessible non-motorized transportation in 43 Saginaw Charter Township. The Plan included the analysis of the Township’s 1980 Sidewalk Program Plan, which explored budgeting strategies to enhance the Township’s then approximately 60 miles of sidewalks along primary roads and future efforts for sidewalk construction. The 2005 Plan also helped to identify opportunities for over 10 miles of pathways throughout the Township. It also explored specific measures to improve the environment for walking and biking in the Township. The Plan also included extensive input from 402 survey respondents along with the results of a Visual Preference Survey which established recommended design standards for pedestrian safety, accessibility, navigability and aesthetic quality on proposed non-motorized paths. This extensive input and research led to the development of goals and policy recommendations. Some of the key policy recommendations included: • Updating the Township’s Sidewalk Ordinance and Program to evaluate sidewalk deferrals, develop standards for two-lane and four-lane roads, and investigate opportunities for earmarking single sides of four-lane roads for use as multi-use paths. • Ensuring that new zoning district and changes to existing zoning districts place an emphasis on pedestrians. • Include pedestrian components in road construction projects wherever possible. �Benefits of Non-Motorized Transportation Cutting oil dependence: • If all Americans ages 10-64 were to bicycle instead of drive for 60 minutes a day, gasoline demand would be reduced by 48 billion gallons, equal to 35% of 2005 domestic oil consumption, according to an article authored by P. and M. Higgins in Energy Policy (2005). To your health: • Nearly 60% of Americans leads a completely sedentary life. Non-motorized transportation options give people an enjoyable and functional reason to exercise and improve their health. • People who exercise have a lower risk of heart disease and stroke, and an increased likelihood of remaining independent as they age. Reducing traffic and decreasing stress: • Bicycling and walking increase our overall mobility and reduce traffic congestion. • According to the IBM Corporation, 86% of Americans say they have been stuck in traffic in the last three years, and the average delay is one hour. • Also according to the IBM Corporation, 44% of American drivers believe traffic congestion increases their stress levels, 25% say it makes them feel more angry, 16% say it negatively affects work or school performance, and 11% say they it makes them get less sleep. Growing the local economy: • According to the New York City Department of Transportation, rents along the City’s Times Square pedestrian and bicycle paths increased 71% in 2010, the greatest rise in the city. The bottom line: 44 • According to the AAA, the cost of operating a car is about $5,000 each year. The cost of bicycling, according to the League of American Bicyclists, is about $120 per year. • According to the Center for Neighborhood Technology, the average American household spent an entire three months’ pay on transportation in 2009. �that are not automobile-centric. This can be the catalyst to creating a sense of place for visitors and residents alike. The Township, through this Master Plan document, seeks to build on the extensive input and research which led to the development of four key goals in the previously adopted Pedestrian Pathway Plan. This Master Plan document incorporates the stated goals of the Pedestrian Plan, specifically: Since the adoption of the 2005 Pedestrian Pathway Plan, several important non-motorized pathway projects have come to fruition, including the construction of a connection to the Saginaw Valley Rail Trail in the south end of the Township near Center Road and Michigan Avenue and the connection to the Kochville Township Pathway System adjacent to Center Road in the northern half of the Township. Goal 1: Improve Pedestrian Safety. Goal 2: Improve Pedestrian Access and Mobility. Goal 3: Improve the Aesthetic Quality of Saginaw Charter Township in Order to Create a More Comfortable Pedestrian Environment. The Township hopes to build toward the fulfillment of the 2005 Vision as it continues to expand and seek ways of maintaining and promoting its existing nonmotorized facilities. A map of current non-motorized facilities in the Township, excluding sidewalks, appears below in Figure 20. Goal 4: Develop a Systematic, Detailed Capital Improvements Plan for Pedestrian Improvements. The Township also includes current goals that are specific to creating and maintaining a community that promotes walkability and transportation alternatives l ,W-l ittabow•~ •• ·Rd as nion Bayou quar; 03 1f --G lu Mall Goll Clu Al Ar,r,l ~ M ountah I 'O .,, 0:: Mccarty■,.~ sawmi ll P le3s anl Golf Club V ic,,vG1;1tf Ccu ~e 'O - ~ -Fros t...ftd ~ F, z W ei ss St ■ swan V a ll e."!" Gcif Club C rock ed creek Go tt I/a lley View f .::uTn Golf "'O Course c ours e °' ~ ls E "' Figure 20. Saginaw Charter Township non-motorized facilities (denoted in red) and parks (denoted in green), 2014. 45 �Transit In Saginaw Charter Township, there are a number of public transportation options available to residents The Saginaw Transit Authority Regional Services (STARS) is a public transportation system for the Urbanized Saginaw Area, with the majority of routes servicing the City of Saginaw. A major portion of the STARS budget is funded by a City of Saginaw property tax levy. STARS operates in a limited capacity in Saginaw Charter Township. As of late 2013, Route 1 of the STARS bus system services the Township along State Street, from its eastern border at Bay Road to Wieneke Road. Route 6 services the Township along Weiss Road, from Bay Road to N. Michigan Avenue, and along Bay Road, from Weiss Road to Tittabawassee Road. Route 9 also services Fashion Square Mall and surrounding areas, including portions of the Township adjacent to Bay Road between Schust and Tittabawassee. Blue Lakes Shuttle Services have also collaborated with Wal-Mart to provide a unique shuttle service to residents in the service areas of Wal-Mart stores in the Saginaw region, including the Wal-Mart in Saginaw Charter Township at 5825 Brockway Road. Shuttles are offered on a regular schedule to provide transportation to residents of apartment complexes, group homes and senior living facilities throughout the Township. In total, four routes provide round trips daily to and from 18 different living facilities at designated times, each day of the week. These routes are designed to provide one hour of shopping time to residents. This service is free. In addition to the above services, Medicaid beneficiaries are able to use non-emergency medical transportation (NEMT) services when traveling to medical appointments. For these beneficiaries, their medical condition necessitates another form of transportation. In these circumstances, Medicaid will pay for the most medically appropriate and cost-effective level of transportation to and from services covered by the Medicaid Program. In Saginaw Charter Township, the provider of NEMT is often a taxi company or other commercial transport firms. Public transportation is important to Saginaw Charter Township residents. Public transportation has benefits for energy consumption, the environment, and the economy. It also contributes to quality of life in a variety of important ways: 46 Public transportation reduces traffic congestion and travel time. • According to a Texas Transportation Institute (TTI) report on congestion, Americans living in areas served by public transportation save 646 million hours in travel time and 398 million gallons of fuel annually. • According to the American Public Transportation Association, costs nationwide from traffic congestion would have risen $21 billion without public transit services. Public transportation increases accessibility for residents and expands transportation choices. • According to the American Public Transportation Association, public transportation is a critical mobility link for the more than 51 million Americans with disabilities, and 83 percent of older Americans say that public transit provides easy access to everyday needs. Public transportation has been linked with increased exercise. • According to the American Public Transportation Association, people in households with access to transit drive an average of 4,400 fewer miles annually. Monitoring transit options in Saginaw Charter Township is recommended so that services are provided to needed areas of the Township as well serve particular segments of the population, such as the elderly, the physically challenged, and those on fixed incomes. Residents are encouraged to use the forms of public transit that are available in Saginaw Charter Township since utilizing such services have the benefit of keeping the roadway system safe, reduces the amount of vehicular traffic on roads, and encourages independent living. �Infrastructure Public Utilities Saginaw Charter Township operates and maintains several hundred miles of water mains and sewer lines. Growth and density has traditionally followed the availability and/or required the installation of public utilities, in particular water and sanitary sewer. As such, both are prevalent through the vast majority of the Township. Public water is available throughout the Township and there are existing water mains along every street. If water is not directly accessible to a particular parcel, it is available in close proximity. There are only two primary roads that lack a public water main for any portion: Center Road, south of Michigan Avenue to the River and Gratiot Road, west of Midland Road to the River. Sanitary sewer is also generally available throughout the Township with the exception of most property in the northwestern portion of the Township, south of Tittabawassee Road, west of Midland Road and north of the Sawmill Subdivision. The Department of Public Services (D.P.S.) maintains the potable water distribution system within the Township. The distribution system is composed of approximately 235 miles of water main, 2,400 water main valves, 2,200 fire hydrants, and a 750,000 gallon elevated storage facility. Gas and Electric Gas and electric for homes and business in the Township is provided by Consumers Energy. The Consumers Energy Company is based in Jackson and provides electricity and natural gas to nearly 6.8 million customers across every county in Michigan’s Lower Peninsula. They have served Michigan customers for over 125 years. Storm Water and Waste Water Saginaw Charter Township has been managing storm water runoff under the existing ordinance since 1980 in an effort to reduce the risk of overloading the storm drainage systems located within the Township. The Township initially adopted a storm water ordinance in 1980, and then, with the adoption of a formal storm water management plan, updated this ordinance in 1998. The Township’s storm water management plan is implemented and operated by the Saginaw Charter Township Department of Community Development. The Department is responsible for the review of new development and redevelopment plans and for the installation and maintenance of measures within the Township to accomplish the plan. The department works in conjunction with Township Administration, the County Public Works Commissioner, the County Road Commission, architectural and engineering consultants, landowners, and developers within the Township. The Township’s wastewater collection system and treatment facilities are maintained by employees of the Department of Public Services. The Saginaw Charter Township wastewater collection and treatment system is composed of the following facilities: • 4.8 to 14.6 million gallon day (MGD) extended aeration wastewater treatment facility • 6.0 million gallon (MG) combined sewer retention basin • Landfill leachate treatment facility, and • Nine (9) wastewater collection pumping facilities. The wastewater collection system in Saginaw Charter Township is divided into four districts: Northeast 47 �Sewer District, Weiss St. District, Southwest District, and Center Road District. The wastewater collected from the Northeast and Weiss St. Districts is processed and treated at the City of Saginaw Wastewater Treatment Facility located at 2406 Veterans Memorial Parkway and discharged into the Saginaw River. The wastewater collected from the Southwest and Center Rd. Districts is processed and treated at the Saginaw Charter Township Wastewater Treatment facility located at 5790 W. Michigan and then discharged into the Tittabawassee River. There are nine pumping facilities (lift stations) that are strategically located throughout the four districts to aid in the collection process. In addition, the Center Road. District has a 6.0 MG Combined Sewer Retention Facility that is utilized as a storage and treatment facility during above normal precipitation periods. The Saginaw Charter Township Wastewater Treatment Plant purifies wastewater from the Southwest and Center Road Districts in Saginaw Charter Township as well as from Thomas Township. Wastewater from Thomas Township is pumped to the site where it is metered and introduced into the process. Wastewater from Saginaw Charter Township arrives at the plant site in gravity sewers and is merged with Thomas Township’s wastewater. The combined wastewater then receives primary treatment. Chlorine is also added at this point for odor control. Primary treatment is provided by two mechanically cleaned bar screens and two aerated grit tanks. Screenings and grit materials are disposed 48 of into a dumpster and hauled to a landfill. Primary effluent treatment is accomplished in two circular primary settling tanks. Sedimentation is pumped from the settling tanks into two high rate anaerobic digesters. Secondary treatment consists of extended aeration with activated sludge in two oxidation ditches. Ferric Chloride is then added to the waste stream for the removal of phosphorous, followed by the addition of polymers to aid in settling. Secondary clarification occurs in two circular final settling tanks. Sedimentation from these two tanks is returned to the oxidation ditches and transferred as needed to another process for additional settling and disposal. The clear effluent that is discharged from the final settling tanks then enters the last purification stage of the treatment process. Chlorination/Disinfection is applied using chlorine gas and jet mixing. The treated effluent is then dechlorinated and further polished in a 6.1 million gallon polishing pond. Sodium Thiosulfate is also added to aid in the dechlorination process prior to the discharge to the Tittabawassee River. Sludge digestion and decomposition is a natural biological process that occurs throughout all phases of the wastewater treatment process. Mechanically controlled environments in the anaerobic digesters, oxidation ditches, and sludge holding tanks enhance microorganism activity and sludge decomposition. The biosolids that are generated from the sludge digestion process are then hauled to agricultural fields and land applied. �Transportation and Infrastructure Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. Transportation Management and Safety • Access management, specifically along state highways and principal arterial roads, is a priority. Specific area adopted plans should be developed and/or their implementation continued in order to improve safety and maintain the investment in the transportation network. • Develop techniques to improve the relationship between commercial land uses and transportation facilities and other land uses. • Continue to encourage the development of shared access, parking facilities, and cross easements to serve individual businesses in commercial areas. • Discourage commercial strip development along thoroughfares. Non-Motorized Transportation • The Township shall ensure the provision of coordinated sidewalks along at least one side of major streets. Sidewalks on both sides of such streets are the desired ultimate objective. • Provisions for non-motorized transportation should be incorporated into residential and road construction projects along main roads and in high density residential developments wherever possible. Where feasible, nonmotorized facilities should be free of interruption from motorized traffic. • Ensure that Complete Streets are developed and improved in the Township. Road diets and context sensitive design should be a staple of roadway improvements and engineering design in the area. Transit • Improve opportunities for non-motorized and public transportation as alternatives to private automobiles. Infrastructure • 49 Develop water, sanitary sewer and storm drainage and other community facilities to coincide with anticipated demand as well as plan for ongoing and needed maintenance. �QUALITY OF LIFE Chapter 5 50 �Introduction In terms of municipal planning, quality of life can be described as how satisfied an individual is with their community, and how well it fits their “happiness needs.” Several national publications annually review and rate the best and worst places to live. Rankings include a range of factors, such as access to a clean and healthy environment, quality education, financial security, ample and accessible employment opportunities, a diversity of entertainment, cultural, and recreational amenities, and availability of quality health care. Communities perceived to have a good quality of life are typically safe, have available jobs and good schools, plenty of access to parks, a clean environment, and abundant cultural and entertainment opportunities. Those types of quality of life indicators are important to the future and stability of Saginaw Charter Township. A high quality of life in Saginaw Charter Township will help attract businesses and potential residents to sustain the vitality and diversity of its economy. People living or growing up in a Saginaw Charter Township that they see as being a great place to live are more likely to stay in the community throughout their lives and give back to the community, further enriching it. Quality of life relates to nearly every aspect of a community’s master plan. This chapter focuses on four topics: culture and entertainment, education and academic institutions, safety and health, and parks and natural systems. Each of those topics is featured on the following pages. 51 Key Issues, Trends, and Opportunities • Many of the cultural and entertainment resources in the area are located outside of the Township. • Survey respondents generally feel that Saginaw Charter Township is a safe community with clean and attractive neighborhoods. • Existing parks and open spaces are a valued resource in Saginaw Charter Township that need to be maintained and protected. • As the Township becomes more diverse, it should look for cultural opportunities to celebrate that diversity and promote understanding. • Saginaw Township Public Schools need to remain strong and responsive to the community’s needs in order for the Township to thrive. • Water quality of the Tittabawassee River is very important to its recreational use and to the overall health and safety of the community. �Cultural and Entertainment Resources Culture and entertainment is an important part of a community’s quality of life. Cultural amenities include museums, historic resources, a wealth of ethnic influences, and access to the arts. Cultural resources shape the character of a community, and a shared understanding of the past and future reinforces a sense of kinship. Entertainment resources, like performance venues, restaurants, nightlife, and other attractions help bring people together, contribute to vibrant and successful community districts, and attract outside visitors and investment. Cultural and entertainment resources also attract a diverse population to a community. Within Saginaw Charter Township, the cultural and entertainment resources revolve around the schools, churches, local sports, and Township sponsored events. Annual events such as the Saginaw Township School’s Homecoming Parade, the Greek Festival, soccer tournaments, and Party on McCarty provide identity, entertainment, and a sense of place for Township residents. The Township Hall provides displays for Art in Public Places. However, as a suburban community, most of Saginaw Charter Township’s cultural and entertainment resources lie in the greater Great Lakes Bay Region. Residents can travel to downtown Saginaw for theatre and hockey, to Kochville Township for Saginaw Valley State University events, and to Midland and Bay City for even more opportunities. Expanding Cultural and Entertainment Options Saginaw Charter Township offers a variety of traditional shopping and dining venues. A regional shopping center, large big box retailers, and many chain restaurants are located near the Bay and Tittabawassee shopping corridor. This area also provides a majority of the lodging in the region. Survey respondents expressed a need for more nonchain restaurants and for more specialized shopping such as a Whole Foods grocery story and high end women’s clothing. 52 Already known in the region as a lively, unique, and interesting destination, increased organization, coordination, and promotion of current and expanded cultural, entertainment and heritage opportunities will further strengthen Saginaw Charter Township’s position as a destination for visitors, residents, and businesses. Promoting a Regional Destination Residents desire additional venues for arts, entertainment, and events. Expansion of cultural and entertainment resources in the region will likely attract a broader demographic of new residents and businesses to Saginaw Charter Township and the County as a whole. The Township should continue to work cooperatively with other arts, entertainment, and cultural providers in the region so as to provide the types of experiences that will expand the quality of life for township residents. �Education and Academic Institutions Quality of education has a strong bearing on a community’s quality of life. A strong and successful education system is a significant consideration when attracting new residents and businesses. Saginaw Charter Township needs to be aware that it is competing with communities all across the Great Lakes Bay Region that offer a large range and variety of K-12 schools. When families relocate to the area for job opportunities, they may consider large city and suburban schools, private schools, and small town systems within a 3-county area. Potential residents can easily compare schools and school districts with online data regarding student achievement, class size, staff qualifications, extracurricular activities, etc. Saginaw Charter Township’s K-12 students are served by the Saginaw Township Community School system and several private schools. Saginaw Township Community Schools (STCS) include six elementary schools , one middle school (6-8) and one high school. The district also features an International Baccalaureate program for added rigor for gifted and talented students. STCS has suffered from declining enrollment in the past decade and is dealing with the challenges of a large population of students who have enrolled as School of Choice students, indicating they do not live in the Township. There are seven different private schools and one other public learning institution in the Township including: • • • • • Gethsemane Lutheran (K-8) Good Shepherd Lutheran (K) Grace Christian School (K-12) Nouvel Catholic Central (9-12) Peace Lutheran School (K-8) • • • St. Thomas Aquinas (K-8) Valley Lutheran (9 – 12) Saginaw Township Intermediate School District and Transitions Center There are several post-secondary education opportunities available in the region. These include Saginaw Valley State University, Delta College, Northwood University, and Davenport University which all provide a variety of undergraduate and post-graduate programs and degrees. A well-educated public helps grow the economy by starting new businesses and entrepreneurial efforts. Similarly, the region’s academic institutions provide a stable source of jobs, help attract research and technology businesses, increase cultural events, and welcome visitors. The Township and the School District have developed a cooperative working arrangement and jointly undertake activities on a wide range of subjects. Beyond the Traditional Classroom Strong educational programs go beyond classroom learning to creatively impact the community. Programs that increase graduation rates and academic performance, provide apprenticeship opportunities with local businesses, and improve vocational and lifelong learning opportunities should be supported and expanded. In addition, opportunities to enhance school building and property use outside of school hours for events or as public open space may be explored. Creating a culture of education is more than just supporting formal education. Incorporating interpretative signage or hands-on exhibits into the public realm can raise people’s awareness or understanding of aspects of their community and can encourage greater stewardship. Partnerships with non-profits, nature centers, foundations, and other agencies should be sought to support educational programs and activities for all ages. These programs can have wide appeal across jurisdictional boundaries, appeal to a broad audience, and increase a shared sense of community in the area. 53 �Safety and Health Public safety and security is important for a vibrant Saginaw Charter Township future and high quality of life. Public safety includes having adequate police and fire protection, minimizing the appearance and effects of blight, and ensuring that the physical design of the public realm does not pose an additional risk to residents. While there is sufficient fire and police service, neighborhood and commercial safety were among the most important topics and they had a high level of concern by respondents to the online survey, suggesting that additional security related improvements may be necessary. Survey respondents were also concerned that crime from the City of Saginaw would have an effect on the Township. Outdoor Safety According to some residents, poor public lighting along streets and in public spaces poses a safety and comfort risk in certain areas of the Township. Lighting improvements should be focused along major corridors, especially those with higher levels of non-motorized traffic and off-street trails. Street lighting should be designed to adequately light pedestrian zones as well as provide lighting for motorized traffic. New lighting systems should prioritize options that reduce light pollution effects (i.e. projects light downwards) and that are more energy efficient, in order to save the Township money and contribute toward sustainability objectives. Healthy Lifestyles Health and wellbeing are essential characteristics of a high quality of life. Health typically refers to the physical and mental health of the community and is influenced by access to sufficient levels of medical care and services, a clean environmental setting, and active lifestyles. Wellbeing includes additional factors, such as access to the outdoors, opportunities to connect with other residents, and access to recreational amenities. Currently, residents in Saginaw Charter Township are served by two healthcare facilities in the City of Saginaw, Covenant and St. Mary’s hospitals, which are known as leading regional medical providers. The Township Center Courts facility and private fitness 54 centers all contribute toward improved community health, but there is a need to promote more active lifestyles. The Township can support this through physical improvements (i.e. sidewalks, shared use paths, bike lanes, see Chapter 4: Transportation and Infrastructure) that make it easier to walk and bike in the community. Coordinated educational efforts and programming are just as important as physical improvements, such as promoting safe walking to school and expanding opportunities to partner with the Saginaw Township School District and its community education program. A very successful community garden program was started in Saginaw Charter Township in 2008. Home grown produce promotes healthy eating and the community garden has proven to be a source of pride and a social connection for local residents. �Saginaw Township Fire Department Public Safety The Saginaw Charter Township Police Department has grown substantially during the past 45 years. It grew from a constable’s position in 1959 to a parttime police department in 1963. The first police car was purchased in 1964. By 1965 the department had four full-time and five part-time officers. These officers originally were deputized through the Saginaw County Sheriff ’s Department in order to receive arrest powers. The Police Department was adopted by ordinance in 1972 and became a full-time and full service operation. Today the Saginaw Township Police Department has a total of 70 employees, including the Chief of Police, two lieutenants, four patrol sergeants and one administrative sergeant. Twenty-one road patrol officers, nine detectives, four officers assigned to special duties and five civilian support personnel. Employees also include 18 police crossing guards and three parking enforcement officers. The department also provides a community-policing program through the use of three geographically dedicated officers called District Resource Officers. These officers are responsible for dealing with neighborhood issues including assistance with neighborhood watches, crime free multi-housing issues, school issues and some commercial issues. These district resource officers provide support with the elimination of the D.A.R.E. program in the schools. 55 The Township’s Fire Department consists of six full-time staff, two part-time staff, 90 professionally trained, on-call paid firefighters and 11 firefighting vehicles. The Department has one central office and three fire stations. Saginaw Charter Township has adopted the 2003 International Fire Code by reference. The adoption of this code, along with the specific authority granted through the State, permits staff to conduct fire investigations, fire inspections, site planning for new development, plan review of fire systems and new construction, along with a review of maintenance of fire alarm and fire protection systems. In addition to the International Code, the Township has also adopted township specific ordinances, including establishing fire lanes around the perimeters of shopping centers, requiring smoke detectors and fire alarm systems in existing hotels and multiple family structures of more than three stories, requiring looped water mains, easements for subdivision waterlines, minimum water main size along with hydrant spacing, among other requirements. �Parks and Natural Systems Parks, open space, and natural systems, such as river corridors, forests, and wetlands, play a vital role in defining the Township’s quality of life. They provide natural beauty and connection to the environment. High quality and healthy natural systems also help protect public health with clean water, uncontaminated soils, and diverse wildlife and plant communities. ,. I Sa~lnaw Town.:;111p P;,,ntS . Parks Public parks and other open spaces provide access to the outdoors for passive or active recreation. These recreational amenities encourage the healthy lifestyles described on the previous page and help retain and attract residents. Parks provide a sense of community that help increase social connectivity which helps neighborhoods to thrive. The Township is home to 260 acres of its own parkland located in 15 parks throughout the community as well as two county regional parks. See Figure 21 for a map of the parks in Saginaw Charter Township. The Parks and Recreation Commission assists in the general administration and development of an organized, useful parks and recreation program. Saginaw countv Parks Figure 21. Parks in Saginaw Charter Township. Social importance of Parks • 56 Parks are a tangible reflection of the quality of life in a community. They provide identity for citizens and are a major factor in the perception of quality of life in a given community. Parks and recreation services are often cited as one of the most important factors in surveys of how livable communities are. • Parks provide gathering places for families and social groups, as well as for individuals of all ages and economic status, regardless of their ability to pay for access. • Parks have a value to communities that transcend the amount of dollars invested or the revenues gained from fees. Parks provide a sense of public pride and cohesion to every community. Health and Environmental benefits of Parks • Parks are the places that people go to get healthy and stay fit. • Parks and recreation programs and services contribute to the health of children, youth, adults, and seniors. • Parks and protected public lands are proven to improve water quality, protect groundwater, prevent flooding, improve the quality of the air we breathe, provide vegetative buffers to development, produce habitat for wildlife, and provide a place for children and families to connect with nature and recreate outdoors together. �Natural Features Saginaw Charter Township’s important natural features include the Tittabawassee River, woodlands, open space, and farmlands, with the river being the most significant. It provides fishing, boating, wildlife habitat and natural drainage for the region in addition to being the western boundary of the Township. The River has experienced some water quality issues in the last 25 – 30 years due to elevated levels of dioxins and furans in river sediment. The Michigan Department of Environmental Quality and Dow Chemical Company have been working together on a variety of river clean-up projects in the past decade and it will be important to continue to monitor the status of these efforts for recreational and health purposes. Since the Township is largely developed, it is important that the Township take stock of its existing natural features and determine how to enhance 57 and preserve them. The other consideration for natural features is how they impact potential growth and development. Saginaw Township is relatively flat and contains poorly drained soils. A soils map is contained in Figure 22. This means that septic tanks and drainage fields are generally not adequate for development. As a matter of local policy, development of vacant land has been encouraged where public sanitary sewer exists or is provided in conjunction with new development. Open spaces in Saginaw Charter Township include Township and County parks as well as privately owned lands that contain natural systems such as woodlands, wetlands, steep slopes, and floodplains. A woodland map is shown in Figure 23. Woodlands and open space can disappear if a community becomes overdeveloped. Regardless of ownership, the protection and restoration of these open spaces and systems provide environmental benefits and contribute to the Township’s overall quality of life. �- f i~Stof! _S 1'!11 - B111Qe11 - C•~ou,1m ririll S;1fld1 Ch · an,ili,•C odio(.i;a'ti COll""?le:x (Flf D C4ir~mru Saindy l..o.am - C,mi, S-.d - F'ra,nkel'lllluiil\i,e,r'f Fine Sa dy Lo.a - Ga etwHSllt l.Oam - C.r,alib,'j' Fill Sl!!flcl - 1./ifl/lO, l.ai!.i'i'I - P;1rkhi L11.rn P.u hil-Wk4imCompltx - f>eUa S~i Lo.am - PeUa F'1 ,anl\:tr1ffllliil Com;pluc D F'liPtil(lne Sand l Hmy S1Jl1Bhi.um - P'o:se,-.,lle lMmy ,1'1ne-Sand Sari~uv rv Fin _,s.., Slot" $ - Slo;m•C'•1u<?o C-olft)ID; (ff) - si~~cu.,;,Qi CO!T'f'IP; (RF) U m (J ) - Ski1l'll'I SI l.o am - stra,,nSf ;J.,:ym - ia,Pj) J•II L,,u m - iaz,tp ari-L~do Complex. - ias,11 a1n,i..qnd.:>,P'Mtij'd Cami,lt;c - 58 L _m - iliSIIPJr>P(JS;q,'1< Figure 22. Soils in Saginaw Charter Township. dy Wl!Wii'IS.iIT!d c CQfflpttx �Figure 23. Natural features in Saginaw Charter Township. 59 �Quality of Life Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 60 • Increase outdoor recreation opportunities connected with multiple family residential developments to approximate the Township average. • Expand cultural and recreational opportunities in the area to meet demonstrated needs. • The Township should encourage the inclusion of recreational amenities for residents in new residential developments. • The Township should continue to ensure that all government facilities and services are accessible to all Township residents and delivered in a cost-effective manner. • Enhance community appearance, improve natural habitat and reduce air and noise pollution by maintaining and improving the extent and vitality of tree cover in the Township. • Flood prone areas should be preserved in their natural state to minimize environmental damage and water pollution, reduce the unnecessary private and public costs which result from inappropriate development in these areas, assure the safety of residents and guarantee the free flow of water. �ACTION PLAN Chapter 6 61 �Implementation Master planning should be a continuous process. The objectives, policies and recommended actions are based on the community’s understanding of today’s problems, technology and implementation procedures. A Plan Review and Update Procedure are necessary to address changes in community values, living patterns and perception. Therefore, the Master Plan will be monitored annually, updated periodically, an extensive evaluation will be performed at a minimum of every five (5) years and a major reassessment and revision will be undertaken after a minimum of fifteen (15) years and a maximum of twenty (20) years. The only way to make a plan truly work is to use the plan, to reference it and to correct it or change it when it is not accurately reflecting current changes and conditions. The actors in the monitoring and update process should include not only the Planning Commission, Township Board and their staff, but a representative sample of interested citizens. Just as citizen involvement was an integral part of the process that culminated in the Plan; it is necessary, if the Plan is to remain relevant to the aspirations and needs of the community. Representatives from the schools, business and development communities, other public agencies and groups concerned with the Township should also be included in the review process. The monitoring process to be conducted annually, involves first assessing factors such as socioeconomic data, development activity, changes in technology and indicators of public opinion. Next an evaluation of the relevancy of the Plan in light of changing conditions is performed. Finally, the results of the monitoring are reported in the Planning Commission’s Annual Report. When the monitoring process reveals changes in the community to a degree that seriously impacts upon the relevance of the Plan, the Planning Commission will direct the staff to prepare a Plan update. The update is intended to address only those aspects of the Plan found to be outdated and no longer relevant. Updates will be performed as need is indicated through the monitoring process. After a minimum of five years, and again at minimum five year intervals, a thorough review of the Plan will be performed to evaluate its effectiveness. The 62 main feature of this review would be a study of all the action recommendations. Each recommendation will be examined for continuing relevance and success in implementation. The evaluation will involve two considerations. First, the effectiveness of the technique by which the recommendations were implemented will be examined. Then the action itself will be studied to determine whether the action achieved the desired objective. Those recommended actions not implemented will also be reviewed for continuing relevance and probability of implementation. This review will help the Planning Commission adjust the plan to better achieve the goals and objectives, implement Township policies, and maintain the credibility of the Plan. After at least fifteen years, but no longer than twenty years, a complete revision of the Plan will be performed. This revision would follow a process similar to the one which has culminated in this document and result in a new Master Plan document. On the proposed future land use map that follows, desired land uses are generalized into various classifications based on commonalties in density and type of development. Although most of these classifications have been used in past Saginaw Charter Township plans, the following are the definitions used in this document. There are four substantial additions to the future land use categories; they are Parks, Urban Lot Residential, and two overlay districts, the Bay Road Overlay District and the State Street Overlay Corridor. Prior to this plan, these categories were not used and traditionally future land use, and consequently zoning, would be focused on maintaining separation between differing land uses. �Future Land Use and Zoning Plan On the proposed future land use map, desired land uses are generalized into various classifications based on commonalties in density and type of development. Although most of these classifications have been used in past Saginaw Charter Township plans, the categories and definitions in this section are used to uniquely describe the aims of this document. Since the adoption of the 2008 Comprehensive Development Plan, two new future land use categories have been developed, in addition to two new proposed overlay districts. The two new future land categories are Parks and Urban Lot Residential uses. Prior to this plan, these categories were not used. However, it became evident that a unique category was warranted. For Parks, this was due to their distinct function and purpose in comparison with their surrounding land uses. Urban Lot Residential uses arose from the recognition that, as the housing stock of older portions of the Township continues to age, a unique future land use designation should recognize land uses of a distinct residential density and age closer to the border of the City of Saginaw. Two overlay districts are also proposed to allow flexible land uses to contribute to, and benefit from, a set of guidelines which promote a distinct identity in these two areas. Future land use, and consequently zoning, should be focused on maintaining separation between differing land uses. 'T able 2. Futn1~e Land Use, 2021 Future Land Use Low Density Residential Agricuhnrall. Conservation & Open Space Cornmmlitv Commercial -' Campus Business District .Medmm Density Residentiall Pa1-:k:s and Public Spaces Office Business ~trict High Density Residential General Commerciall :MnedUse Neighborhood Commerciall. Urban Lot Residential Industriall Total 63 Acreage 7,214.42 1,536_57 1).73--64 1,05L48 575_29 559_66 496-_68 4143_79 426_53 2i2-28 117Jl8 97_27 73.42 46_79 14,025_70 Percentage of Total{%) 51.4'% 1LO% 8_4% 7_5% 4_1% 4-_0% 3_5% 3_2% 3_0% LS% OJ!% ,0_7% 0_5% ,0_3% �Low Density Residential This category includes single-family dwellings and related accessory structures in lower density than those in other residential districts. The low density residential classification indicates those areas intended for single family detached residential uses at an overall density of approximately 4.2 units per acre. The overall densities measured on a neighborhood scale ideally should be around 3 to 4 units per acre. The Low Density Residential future land use should prioritize owner-occupied single-family structures. This future land use category is spread widely throughout the Township. As such, it is intended to allow low density residential development in more developed portions of the township while allowing growth in more rural and agricultural areas which are at the prime potential for development. Low Density Residential uses will maintain compatibility with existing natural features and available infrastructure and utilities. This is the least dense of the residential future land use categories shown on the future land use map. Low Density Residential land uses should provide safe, attractive, and well-maintained environments where owner-occupied homes can flourish. As such, homes in the corresponding zoning districts should be expected to comply with Township codes pertaining to property maintenance and upkeep, with the intent of ensuring neighborhoods remain clean and attractive. Low Density Residential future land uses generally correspond with areas currently zoned as either R-1 Low Density Residential Districts or Low Density Residential will account for over 51% of future land use in the Township. 64 R-1A Suburban Low Density Residential Districts, as well as some lands zoned as A-2 Agricultural districts. Low Density Residential uses will account for approximately 7,214 acres, or about 51.4 percent, of all future land use in Saginaw Township. Agricultural Agriculture is an integral part of the history of Saginaw Township, and it will continue to play an important role in the Township’s future. Agricultural land uses are the second largest category of future land use in Saginaw Charter Township. The agriculture classification indicates those lands intended for continued agricultural production and related uses. Single family detached housing is permitted on agricultural land at a density of 2.18 units per acre, but the principle intent of this classification is to describe those areas where agricultural production will continue to be the desired land use for the foreseeable future. Nearly all of the future land use designated as Agricultural will be located north of McCarty Road and west of Lawndale Road, in the northwest corner of the Township. This is consistent with the land pattern of more agriculture-oriented neighboring communities to the north and west such as Tittabawassee Township and Thomas Township. The Township will continue to maintain many existing agricultural parcels but will not expand them. In the future, many former agricultural lands will be converted to Low Density Residential land uses, conservation lands and open spaces which will provide residential growth, recreational uses, and open spaces which are consistent with the character of former agricultural lands. Future Agricultural land uses mostly include lands currently zoned as part of A-2 Agricultural districts. Agricultural lands will account for about 1,536 acres, or about 11.0%, of future land use in Saginaw Charter Township. �Community Commercial Conservation and Open Space Land included in the Conservation & Open Space future land use category shows lands currently managed as open spaces and agricultural, residential and commercial lands in environmentally sensitive areas of the Township mostly adjacent to the Tittabawassee River. This classification is similar to the recreation and open space future land use that appears in the Township’s 2008 Comprehensive Development Plan, however, public parks intended for public use and recreation have been designated in a separate future land use category. This future land use includes mostly includes areas within the floodplain of the Tittabawassee River which are difficult to develop for urban land use because of soil limitations and flooding. The Tittabawassee River is a critically important natural feature to Saginaw Charter Township and to neighboring communities. The Conservation & Open Space future land use is intended to protect floodplain areas and to protect persons and properties from the hazards of floods and the resulting cost to the community. Lands under this classification are intended to remain undeveloped or be developed primarily for the preservation of natural features, wildlife areas, and scenic landscapes. Conservation lands and open spaces are found throughout the Township but are most prevalent in areas currently zoned as FC-1 Floodplain and Conservation Districts. Conservation lands and open spaces will account for approximately 1,173 acres, or about 8.4 percent, of all future land use in Saginaw Township. 65 The Community Commercial future land use responds to the long-established commercial activity that has been critical to the growth of the Township’s major commercial corridors such as Bay Road and State Street. Land under the Community Commercial classification is intended to provide general retail shopping and service opportunities to a market larger than the neighborhood. Community Commercial areas provide limited shopping for comparison shopping goods such as apparel, furniture, appliances, jewelry and soft goods. Larger grocery stores are often located in Community Commercial areas. Generally, larger more intensive comparison shopping, such as for motor vehicles, are excluded from this classification. The market area for Community Commercial uses is up to a two to five mile radius. In these future land uses, a more intensive level of commercial activity will occur than will occur in Neighborhood Commercial future land uses and will be characterized by the consolidation of permitted uses, features to alleviate traffic congestion on adjacent thoroughfares and streets, and improving safety and convenience for customers. The Community Commercial category will account for about 1,051 acres, or about 7.5 percent, of future land use in Saginaw Township. Community Commercial future land uses will strongly correlate with areas currently zoned as B-3 Community Commercial uses. �• Encourage efficient land use by facilitating compact development and minimizing the amount of land that is needed for surface parking. Uses in this category will correlate with the CB-1 Campus Business zoning district. The area on the future land use map that is designated as Campus Business District has sanitary sewer service already built throughout. These uses will total about 575 acres, or about 4.1% of the Township’s total land area. They will be mainly located adjacent to the intersection of Tittabawassee and Bay Roads. Image courtesy of Google Street View photography, 2014. Campus Business District Campus Business District future land uses are designed to provide opportunities for research and development, technology based development, medical-based development and manufacturing along with amenities and services, including limited residential development that can serve both employers and employees in the area. As this area is within proximity to residential development it is important that the performance, form and function of proposed uses are addressed. More recent manufacturing and other industrial or warehousing related processes and procedures have been refined or adjusted in many ways to make these previously undesirable land uses and large space users into developments that would be good neighbors to less intense commercial or mixed use development. Campus Business district uses will achieve several critical goals: 66 • Promote the continuation of corporate campuses, and compatible light industrial development. • Promote proposed capital improvement projects in the area. • Establish a unique visual and economic identity for the Township. • Protect and enhance critical environmental and natural features. • Protect and enhance existing residential neighborhoods. • Include safe, comfortable and attractive light industrial, research, office and mixed use areas. • Exhibit flexibility in siting and design to anticipate changes in the marketplace. • Reinforce streets as public places that encourage pedestrian and bicycle travel. Medium Density Residential Saginaw Charter Township’s housing stock reflects a diverse and rich history of residential development. The Medium Density Residential future land use reflects the need to maintain a sound and stable environment for the Township’s many single-family and two-family houses as well as townhouses in medium-density areas. Parcels in this future land use category will be accommodated by a variety in housing style, design and cost to facilitate the quality of life of all existing and potential residents. This future land use is meant to encourage compatible uses while allowing connectivity to various commercial and cultural amenities. Medium density residential housing will occur largely radiating away from major commercial centers of the Township near Brockway Road and State Street and in the area bound by Tittabawassee Road to the north, Hemmeter Road to the west, Weiss Road to the south, and Bay Road to the east. Medium Density Residential land uses correspond to the R-2 Medium Density Residential zoning district. The Township will include about 559 acres, or about 4.0% of its total area, in medium density future land uses. Image courtesy of Google Street View photography, 2014. �Parks and Public Facilities Parks and public facilities, which were not listed as a future land use category in the 2008 Comprehensive Development Plan, should be uniquely classified as a future land use category due to their unique importance for providing diverse recreational opportunities in the Township. Parks and public facilities are meant to provide space for active and passive recreation and conservation land that is compatible with a wide variety of residential, public and commercial uses. Saginaw Charter Township will retain its existing nearly 500 acres of park lands scattered throughout the Township. These future land uses include the existing County- and Township-owned park lands located throughout the Township including the William H. Haithco Recreation Area near Schust and McCarty Roads and the Harvey Randall Wickes Recreation Complex near McCarty and Hospital Roads, among others. Park future land uses will account for about 496 acres, or about 3.5% of the total land use of the Township. Image courtesy of Google Street View photography, 2014. The office designation and attendant land uses serve two separate functions. First, it can be used as a stand alone low to medium intensity commercial district. Second, it can be used on lands in the periphery of more intensive commercial areas to act as transition areas between the intensive commercial and less intensive uses. Developments in this area will be encouraged to adopt modern design and planning practices that improve compatibility with adjacent uses. They will also be encouraged to produce a desirable aesthetic and safety for both vehicular and pedestrian users. General commercial activities will not be included in office business future land use developments. The office business commercial category correlates mainly with the current B-1 Commercial (Office Business) zoning district. These uses will account for about 443 acres, or about 3.2%, of future land use in Saginaw Township. High Density Residential Office Business Commercial The office business classification indicates those lands which are felt to be most appropriate for professional and business office uses. This future land use will include office uses, together with office sales uses, and certain personal services and restricted retail commercial uses. 67 The High Density Residential category is intended to promote the maintenance of high design standards for existing and future high-density residential developments in the Township including low- and high-rise multiple-family dwelling structures. Developments in this future land use category will be served by existing public water and sanitary sewer facilities. Overall, survey respondents found that existing multiple-family residential areas are adequate. These areas should be maintained to promote compatibility with lower-density residential uses. The High Density Residential classification is intended to provide adequate space for multiple family residential opportunities at densities somewhat higher than other residential areas. Residential apartments would be the most common �land use under this category. The desired densities in these areas should range from twelve (12) to fifteen (15) units per acre. High Density Residential future land uses are mostly proximal to major roadways such as Bay Road, State Street and Gratiot Road. However, they are well-dispersed throughout the Township and also exist in areas such as adjacent to Shattuck and Hospital Road. High Density Residential land uses will account for about 426 acres or about 3.0% of future land uses in Saginaw Charter Township. These future land uses largely correlate with the R-3 and R-4 Intensive Low-Rise and Intensive High-Rise residential zoning districts. Image courtesy of Google Street View photography, 2014. Mixed Use The Mixed Use future land use category, which was first developed in the Township’s 2008 Comprehensive Development Plan, is meant to recognize and celebrate the potential for adaptive reuse of land in Saginaw Charter Township. It is proposed to be a combination of residential and commercial land uses designed to provide basic services to the occupants of the residential element, as well as the broader community. Typical Mixed Use developments include the following: Image courtesy of Google Street View photography, 2014. General Commercial General Commercial future land uses are meant to serve the moderately intensive commercial needs in the Township. The general commercial category is designed for those lands intended to develop as comparison shopping of all types, warehousing and incidental manufacturing. It is generally located in proximity to other, lower intensity, commercial development and serves a focal point; the “heart” of a commercial area. The market area for General Commercial is five to twenty miles. These uses will serve entire community and regional markets and will serve clientele more often associated with businesses than with individual households. These uses will largely be located in proximity to major corridors such as Bay Road, State Road, the railroad, and Highway I-675. General commercial uses mostly relate to the B-4 General Intensive Commercial zoning district. These uses will total about 212 acres, or about 1.5% of the total area of the Township. 68 • Pedestrian-friendly core areas • Multi-modal transportation network • Community service facilities • Mix of housing types • Residential and commercial uses in close proximity Saginaw Charter Township will include about 117 acres, or about 0.8% of its total land area, in mixed use future land uses. Future Mixed Use areas will correlate mostly with the B-1, B-2 and B-3 OfficeBusiness, Neighborhood, and Community-Wide Commercial zoning districts, with considerations given to incorporating missing middle housing types in very specific scenarios. The adoption of development tools and zoning regulations within existing and future zoning districts should also be considered. Neighborhood Commercial This category is designed to accommodate the daily shopping and service needs of Saginaw Charter Township residents on a scale that is approachable and in locations adjacent to residential areas. Neighborhood Commercial future land uses will facilitate commercial activities which provide goods and services required by residents at intervals of a week or less. �Close to home convenience retail goods and service businesses are the intended uses on lands under the Neighborhood Commercial classification. These areas are intended to provide day to day shopping and service opportunities on land conveniently located in the proximity of residential development. Uses such as convenience grocery/produce stores, small hardware shops, barber shops and dry cleaners are appropriate in Neighborhood Commercial areas. The market area for Neighborhood Commercial uses is a radius of approximately one to one and one half miles and with a population of approximately 6,000 persons. Neighborhood Commercial areas should be located near the intersection of two main streets with approximately four (4) acres of land dedicated to the use. Neighborhood Commercial uses should not occupy more than two corners of any intersection. Neighborhood Commercial areas are only shown in the developed sections of the Township, such as near the intersection of Gratiot Road and Center Street. Reservation of Neighborhood Commercial lands in other areas should await the development of neighborhoods. Neighborhood Commercial future land uses correspond to the B-2 Neighborhood Commercial zoning district. There will be a total of about 97 acres of Neighborhood Commercial future land use in the Township, accounting for about 0.7% of its total land area. Image courtesy of Google Street View photography, 2014. Urban Lot Residential This category was not included in the 2008 Comprehensive Development Plan. The Urban Lot Residential category responds to the need to strengthen the identity of existing residential uses in areas of a distinctly higher density with a relatively small average lot size in distinct eastern portions of the Township. Significant portions of the areas adjacent to the City of Saginaw including south of Gratiot Road just west of Hemmeter Road and north of Weiss Road just east of Bay Road are characterized by unique, older homes on smaller residential lots. These areas will continue to be served by existing utilities and infrastructure, which may have more ongoing maintenance needs than in newer areas of the Township. Uses in this category should be 69 fortified through appropriate zoning design standards and code enforcement to ensure a high quality of life for its residents. These future land uses are also in a prime position for connectivity to the City of Saginaw and should be highlighted as an area for potential streetscape and non-motorized transportation improvements. Urban Lot Residential future land uses correspond to existing uses in the R-2 Medium Density Residential and R-3 Intensive Low Rise Residential zoning districts. They will account for about 0.5% of the Township’s future land use, totaling about 73 acres. Industrial This future land use designation accommodates both intensive manufacturing uses and light industrial uses in the Township. The Industrial classification indicates those lands intended for development of light industrial and research uses consistent with the policies expressed in the industrial section of the 2008 Comprehensive Development Plan. Uses in this category will allow certain service establishments as well as Industrial uses including those involving manufacturing, processing, assembling, packaging, processing or assembling products from raw material, and treatment of products from previously prepared materials. Uses in these areas would have few, if any, nuisance characteristics and would primarily involve manufacturing, processing, assembling, packaging or treatment of products from previously prepared materials. Residential and intensive retail uses would be excluded from these lands. They will total about 46 acres, or about 0.3% of total future land use in the Township. These future land uses will correlate primarily to the M-1 Science and Industry and M-2 Manufacturing zoning districts. Image courtesy of Google Street View photography, 2014. �Transitional Areas Specific redevelopment areas have been identified on the future land use map as “Transitional.” This designation is intended to address areas that are candidates for a potential change in intensity within the next 10 years. Economic and demographic change has led to a period of market transition, coupled with long-standing business closures and property obsolescence. The Township hopes to accommodate quality investment that fits the longterm development goals outlined within this plan. The Transitional label designates properties where the Township expects changes of use or intensity that could warrant flexibility and adaptability from the land use plan. This flexibility could range between residential and commercial concepts and allow the Township to foster potential developments that cannot yet be foreseen. The Transitional label does not alter the underlying future land use designation of a property. These areas are important to identify during the master planning process because they suggest places for more or less intensity of use, which impacts factors such as density, the environment, traffic, infrastructure, and more. Bay Road Overlay District The intent of this overlay district is to promote flexibility in order to facilitate redevelopment of older and, in some cases, vacant sites adjacent to the Township’s main commercial corridor of Bay Road. This should be done without being overly constrained by the land use prescriptions denoted on the Future Land Use map. The Bay Road Overlay District is intended to replicate some of the favorable effects of redevelopments that occurred in the late 1990s and early 2000s near the intersection of Bay and Tittabawassee Road that resulted in a strong and unified identity for that area. At the same time, this category responds to the changing economic conditions that have caused many larger retailers to vacate the area further south along the Bay Road commercial corridor. The Bay Road Overlay District seeks to stimulate more durable, flexible and accessible development in these areas. Bay Road has traditionally been a commercial corridor, mostly composed of intensive autodependent uses. Uses such as offices, commercial, or group housing (like a senior citizen facility or assisted living), though currently restricted or prohibited in the corridor’s main zoning categories, are generally compatible with the overall character of the corridor. Future development proposals should allow these categories of use. In this overlay district, access management should be used to provide access to land development while preserving traffic flow with regard to safety, capacity and speed. Strategic design and operation of driveways, median openings, and street connections along the road will be used to enhance these efforts. A safe and consistent pedestrian route along Bay Road / M-84 for the mix of uses in this overlay district will also be established to improve pedestrian safety and accessibility and encourage more pedestrian movement along this vital corridor. The Bay Road Overlay District should embrace opportunities to improve the aesthetics, safety, and accessibility of its various land uses through a shared set of design standards. The amortization period specified in the 2004 sign ordinance ended in February of 2016. At this time, all non-conforming signs, are required to be updated and conform with the new ordinance standards, which incentivizes landscaping along with other aesthetic improvements. Streetscape and landscape improvements which include improved standards for lighting and a schedule of recommended street tree plantings could be also be utilized for uses in the Bay Road Overlay District. Since the Bay Road Overlay District lacks singlefamily residential uses, permitting a level of flexibility is not anticipated to create any land use conflicts or over-use of existing community infrastructure. However, future uses proposed in the overlay corridor should take care to ensure appropriate setbacks and buffers from adjacent neighborhoods in order to minimize any potential future land use conflicts. These types of issues are not expected to be a major concern since the adjacent single-family neighborhoods have coexisted alongside the intensity of Bay Road for decades. The Bay Road Overlay District includes about 403 acres of land adjacent to Bay Road south of Schust Road in Saginaw Charter Township. Image courtesy of Google Street View photography, 2014. 70 �State Street Corridor Overlay District The State Street Corridor is intended to promote durable and appealing land uses along State Street, the Township’s longest-established commercial corridor. The Corridor has the same boundaries as the Corridor Improvement Authority District (CID) facilitated by the State Street Corridor Improvement Authority (CIA). The State Street CIA was established in 2010. The State Street CID allows funding to be captured from property taxes in the area through Tax Increment Financing (TIF) for certain improvements such as streetscape improvements including parking improvements, lighting, marketing and beautification. Uses in this overlay district should complement and utilize these improvements where appropriate. The State Street Corridor overlay district is not intended to replace the underlying zoning of land uses along State Street, but it is intended to make it easier for these land uses to preserve the unique character of the State Street Corridor. This can be done by promoting uses which complement the existing pattern of the architecture, mass and bulk of existing buildings, enhance the pedestrian orientation of the State Street area, and communicate the community’s vision for the area. This overlay district will apply to all newly constructed buildings except for single family and two family developments, exterior building and improvements which require a building permit, and renovation of a structure which requires site plan review or administrative review. Developments in the State Street Corridor will be encouraged to adhere to similar landscaping standards including the use of mulch, similar types of edging, and suitable ground cover plantings. Transitional uses on the east end of State Street should be embraced as a gateway between the City of Saginaw and the more intensive commercial uses on the west end of State Street. Further west, design features such as creative screening of parking should be used to encourage pedestrian-scaled features and accessibility in areas of higher-intensity commercial use. The various uses in the State Street Corridor should be encouraged to adopt performance standards including limitations on outdoor lighting height, limited schedules for potentially disruptive activities such as dumpster unloading and parking lot cleaning, and limits on uses which create excessive noises. Streetscape design guidelines such as low fences, potted plants, benches, and stone columns should also be encouraged in this area. 71 In total, the State Street Corridor Overlay District covers about 495 acres covering various uses along State Street. The corridor encompasses the entirety of State Street from the border of the City of Saginaw in the east to Midland Road / M-47 in the west. Conclusion The changes noted between existing land uses in Saginaw Charter Township and future land uses proposed are not dramatic in most cases. Perhaps the largest change will come from Agricultural land uses. Agricultural land use will diminish and will be re-allocated to a variety of future land uses, with more existing agricultural land being reallocated for each Low Density Residential lands (846 acres) and conservation lands and open spaces (733 acres) than for future agricultural use (701 acres). Existing commercial land uses will largely remain commercial, with about 80% of existing commercial acreage being reallocated to specifically commercial future land uses including Community Commercial (45.9 %), Office Business Commercial (17.8%), and General Commercial (11.0%). Residential lands will grow overall, and many existing residential lands will remain residential. The largest share of existing high density residential land uses will remain as High Density Residential future land uses (48.0%), and the largest share of existing single family residential land uses will become Low Density Residential future land uses (78.5%). Lands that are currently vacant will be reallocated among a variety of future land uses. The largest share of existing Industrial and public / quasipublic land uses will become Low Density Residential uses (51.8%and 56.7%, respectively). It is also important to note that there are different categories between the Existing Land Use map and the Future Land Use map. Specifically, the public / quasipublic category is replaced with what the intended future land use should be given the nature of surrounding land. Additionally, land identified as vacant is otherwise categorized in the Future Land Use map. The Future Land Use map also includes two new land use categories, Parks and Urban Lot Residential. These future land use categories reflect the specialized role parks will play in recreational opportunities in the Township and the unique identity of the Township’s older housing stock. Overall, the Township will move forward with a strong low density residential component that fits into a sustainable pattern with its various natural amenities, commercial and institutional uses and agricultural lands. �KOCHVILLE TWP. Schust Rd CARROLLTON TWP. Lawndale Rd Mackinaw Rd Tittabawassee Rd Hospital Rd Bay Rd McCarty Rd ¬ « N Center Rd 84 ¬ « 47 Mi dla n dR Agricultural Campus Business District Campus Business District Community Commerical Community Commercial Conservation & Open Space ---- Mixed Use Medium Density Residential Neighborhood Commercial Mixed Use Commercial Office Business Neighborhood Parks and Public Commercial Facilities Gratiot Rd Conservation & Open Space General Commercial OfficeLand Business Commercial Urban Residential General Commercial High Density Residential Parks andArea Public Facilities Transitional High Density Residential Industrial Industrial Density Residential CJ Low ·----· State Urban Lot Overlay Residential Street Corridor ·----· State Street Overlay Corridor I Bay Road Overlay Corridor Bay Road Overlay District Future Fortune Boulevard Extension Low Density Residential Medium Density Residential 4 'cicar --<~---group I Mi. 0 0.5 1 ¬ « State St Brockway Rd 58 CITY OF SAGINAW ---- 675 d. Future Land Use, 2021 Agricultural § ¦ ¨ Shattuck Rd r- , I I I I I Ti tt ab aw as se e River �APPENDIX 7A Detail of Community Input 74 �Saginaw Charter Township February 1 at 7:00 AM· 0 Saginaw Charter Township wants YOUR help! We are reviewing the Township's master plan to gu ide land use and planning decisions and are conducting a community survey during the month of February. This 20-question survey is particularly targeted toward residents, employees, and other stakeholders of Saginaw Township and can also be completed by going to SaginawTownship2020.com . Thank you! SURVEYGIZMO.COM Saginaw Township Community Input Survey Saginaw Township Community Input Survey. 3 Shares [L) 75 Like CJ Comment ~ Share �Saginaw Township Comm unity Input Survey The Saginaw Township Plannlng Commission Is seeking the opinions of res Iden~, property owners, those who work In the Township, and other stakeholders to determine how the Township should plan for change In the next 5 to .20 years. In this survey, we welcome any In put you choose to share with us! Please read the follow Ing questions and check the answer that best descrtbes your opinion. This Information Is necessary to update the Township's Master Plan, as required by the Mic hlga n P la nn Ing Ena b llng Act. Responses w Ill be reviewed by the Saginaw Township Plannlng Commission In publlc mee11ngs. This survey focuses on land use strategies and other potemlal actions Saginaw Township could take to address ourquallty of llfe In this pan of the Sagi MW Valley. It should take you no more than 10 minutes to complete. Your Input Is greatly appreciated! 1. Living in Saginaw Township affords me the following benefits (please check all that apply): I ll is a sale cornrnunily r Neighborhoods are clean and allracliv e r r r, 76 There is aqualilyof life here lhal I cannol lind elsewhere w ilhin Saginaw Counly The Saginaw Township gov em n, en l provides high qualily services lo ils residenlS ll is easy for me lo drive lo lhe pl aces I wanl lo gel lo (school , work, shopping, parks, ele.) 1 r r ll is easy for me lo walk lo lhe places I w anl lo gel lo (school , work, shopping, parks, ele.) ll is easy for me lo ride a bike lo lhe places I wanl lo gel lo (school , work , shopping, parks, elc.) Prox.irnily lo arts and cullural opporlunilies in lhe Cily of Saginaw ! Opporlunilies lo allend special evenlS (such as Parly on McCarty, elc.) r Olher (please specify): �2. I use the following resources to get the info ITTI atio n I need about Saginaw Township (please check all that apply}: r D Township website al : www.saginawlownship .org Township Face book page al: www .race book.co n,/sag in aw ch ane now nsh ipgove rn n, en L '- Township Twiller al: lwiller.coni/SaginawTownship r r r Township View Mlive/Saginaw News Olher (please specify): 3. Five years from now, I still see myself living in Saginaw Township. r Strongly Agree r Agree r Neutral r: Disagree r Strongly Disagree 4. In order to promote pedestrian safety and minimize conflicts between vehicles and peo pie, neigh bo rho od s sh ou Id have sidewalks. r Strongly Agree r. Agree r Neutral r Disagree r Strongly Disagree 5. What wou Id you like to see happen to improve your n eig hborho od? 2 77 �6. A mix of single-family housing types, including town homes, condominiums, "brownstones," and detached sing le-family structures , should be encouraged. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 7. The Township should continue to increase its efforts to ensure that homes are properly maintained (windows are not broken, roofs are in good repair, etc.) r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 8. Renovating and redeveloping older commercial areas, like the south end of Bay Road near Weiss Street, is important. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 9. It is important to re-envision outmoded commercial sites as potential new mixed-use developments, incorporating a mixture of both residential and commercial uses. r Strongly Agree r Agree Saginaw Township Community Input Survey 78 r Neutral r Disagree r Strongly Disagree 3 �10. Ten years from now, I would like to see Fashion Square Mall. .. r The same as today. C Ex.tensive renovations incorporating a new look with brand new business and service orrerings. c, Complete site redevelopment that replaces ex.isling buildings while maintaining the site as a regional retail destination . f"I Complete site redevelopment with new uses that are not necessarily rocused on retail. r Other (please speciry): 11. The design and appearance of new buildings is important to the co mm unity. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 12. Township leaders should be very pro-active in seeking quality building and sited esig n for new developments and redevelopments. r, Strongly Agree S;;gl1a11.1 TOIi.ii ii 79 p Comm 1111,< r Agree II pH SI ru~v r Neutral r Disagree r Strongly Disagree �13. Saginaw Township needs more non-motorized transportation improvements of the following type (please check all that apply): r r r New sidewalks Connecting the gaps in the sidewalk network Bike lanes r Paved multi-use pathways r Bike racks r r Improvements to intersection signals & lights geared for pedestrians Other (please specify) : 14. Do you think Saginaw Township is adequately serviced by local bus stops and routes? r Yes r No r No Opinion 15. I am satisfied with Saginaw Township's recreational facilities , such as parks, playgrounds, and ball fields. r Strongly Agree r Agree Saginaw TO'Wnship Community Input Survey 80 r Neutral r Disagree r Strongly Disagree 5 �16. What do you like best about Saginaw Township? 17. What is the one thing you would do to improve Saginaw Township? 18. I live in Saginaw Township. r Yes r No 19. What is your age? 81 ~ "17 or younger r 55 lo 64 r: r rn lo 24 65 lo 74 r r 25 lo 34 75 or older r 35 lo 44 r 45 lo 54 �20. If you do not live in the Township, which of the following describes your relationship to Saginaw Township? r I work in Saginaw Township r I shop in Saginaw Township (' I own property in Saginaw Township r I visit Saginaw Township because family lives there r, I live elsewhere in Saginaw County r I altend Saginaw Township Schools ~ I send my children lo Saginaw Township Schools r Other (please specify): Thank Youl Thank you for completing our surveyl Should you have further suggeslions or queslions about the Township's Master Plan updale , please conlact Steve King , Direclor or Corn rnunily Developn, ent , (989) 79"1 -9865, sking@saginaw township.nel. S~lla~J TOW I ti!) comm• 82 111f llpHS• ruev �83 �Share Your Input Take our survey and share your ideas to help shape the future of Saginaw Township! Help us build a stronger future for Saginaw Township! Saginaw Township invites the community to provide their input to help support and shape the development of the update to the Township’s Master Plan. Go To: www.SaginawTownship2020.com 84 �•Online Survey - 20 questions •Available - January 3P 1 to March 4 th 2020 •642 total responses • 529 respondents (82%) live in Saginaw Township •Survey was avai lable electronica lly at: www.saginawtownship202 0 .com or paper copies were available at the Township Hall 85 �Strongly Question Agree Res ones 7 The Township should continue 1o increase its efforts to ensure that homes are properly mainta ned (windows are not brJ ken, roofs are in ood ra air, etc . 12 Township leaders should be very pro-active in see king quality building and site dasign for new develo ments and redevelo ments 11 The design and appearance of new buildings is important to the co mmunity 8 Renov;;ting and redeveloping older co mmercial areas, li f;e the south end of Ba y Road near Weiss Street, is im rtant 9 It is important to re-envi sion outmoded co mmercial sites as potential new mix ed use develo ments , incor oratin a mixture of both residenti~I and co mmercial uses 4 In orde · to promote pedestrian safety and mini mize conflicts betw een vehicles and people, nei hborhoods should have sidewal ks 6 A mix of single-fa mily housing types , including town ho mes , condo miniu ms, "brownstones," and de'.ached sin le-famil structures, should be encou 'a ed 23.8 % Agree Responses 59.4 30 .6 46 .2 41 .3 85.8% 44 .1 41 .7 85 ..7% 47.2 38 .5 81 .4% 40 .0 41.4 .73.2¾ 46 .3 26.9 52.1% 20 .1 32.0 23.8% 20 15 ,o ' - lwort1n:i.=i.gin=w IO\v:u,!ip 86 3.8 % - I ciiopinS~,,. Town..ri i: l ownprcµrtyi'lS=>sin:iw Towrx.'1'p ■ - - 1.5% 1.5% 2.3% lvfiitS~rm..,1owmhip tlNEelY-!,...here inS=Pm•1,; l=tt,e,nd S:gifl.:miTawi.m:p i!;:H,dmychil-d~nto !iccauscfam'.lyh-c=;thcrc Coo;i.ty ~ooh S.::;;:li;mv--own:;,:i;Schoob the:r (pl€;tes:p;ciryJ: �Other {please specify}: • Retired Here •Grew up in the Townsh ip • For shopping •Visit f amily and fri ends 25 24 .4 % -- 20 17.7 % 15 i "- !O --6.1 % ' -- 2.3% 0.2% t 7cr~ng2r 87 Ui to2~ 2Sto3/l 3Sto -=u .1St a5':1 5.5«.6-d a s. ·0 111 t .S.oroider �100 83 .1 % 73.4% 00 34.2% 31.7% 1 8 .9 % 1:fse.asyra-rne Ne,gt-ol!X.YbooCS Prood01ltyro ,:i,-ecl£:Jn.:,,.d Cpponun es 'o.::1e11.d Tt eS~iil=--W odri,.-!totlie To~llip ,-..5;:,:v, ~ a'±rarllvc :socchlc-.'C.W ~mcnt O!Jl)Ortwitic:sln ,:fa.:C!l-lWa tc; gn to,::.dlOol~ uu:nasr.;ny work. shoper:rn::. or,lllcC,rw. 6.Jrio..etc.) <tt..) OV1~ gn Qtsity ie'Vices ta, its r£Sidems mecltyOl S;i'mw I Therelsa -,ff e llc:rc.tha: , lt IS easy ror lTl,: roti'3e.::,bi"1:to the a:~I c.an.notnno w.arit mgec lO Q-.l::¥ 0 eJse'l',lhere (,chool.""'1k. witJm 5.3g:jnJ'oV ~ppi ri;, p3tk:s. Coor 14.1% 5 .4% ltlsecS)- ron:ne tow:lktoM,: pb,ce.:;lwantto =ct(~l si-.:,m>t)e_ p:.rC:.etcJ ;;...<.. BL) 100 83.7% so 5 3. 93/o ~ ~ 35.9% 0.. 32 .6% 28.2% 20 0 I 13. 8 % OMTiftunitiPc. Tt-..=r-,= k;i l r l'lip-;;wfrrmi= Tcr.-mstJp 3rts.l-nd' QLL.Jlityo'l'1ir-£ to llde.a bili«to to..-.r.l.ktothe ;w;«!Vf SP=d.i.ll:\-e.nt5 g_'D',,'=:."fVn=rlt CUltJn! l'lee!ll:a:t I nu:aacs1 Ol~es I W-J<.J m ~e..to~ol .SUch"2SP.:i.t--t\' prQ'Ad'es:,i.di o~or-ttJ ~"es."1 c::irnotfind w:rr.to~at.o wart, mllPlt ~ OOV.1.CJty, q.,,lll)scNkes lheCll)or ehe....lBc. to <s-thool wi.ork. snopofng. p.a,rb~t<.} <l<l !'i~r.a-N v,ithtn.Sainaw Couot; to dri<I'£ to-the ptiCBIW.UttO hk;;.~U' C01'nffll.ldt; t ,tt;,,,o Thf.~ffi:::iw '°' Prrrrlm rn tsd'tool . ..,,k. shf)l)f,i~~r de) 5 .6% Ni=•e,.hnrhlnrl11o Jre.de.i.-..;uid hk,-;::i"'frw-ll'.r 88 I I 18 6% ti<t.P~1tY'n? ,::ift ""'"'- O tht-rtftl~ st<Cd �Other (please specify): •Local Go lf Courses •Have always lived here •Close to family and friends •Diversity • Easy access to retail and parks •Good schools and ch urches •Good running paths and a communit y garden •Need to improve connectivity with sidewalks •Safe Reasonable cost of living •Good paths, parks, and community ga rden 70 ,o 50 "' 30 20 !O 0 89 �Other (please specify): •Communicating with Township residents Go to Township meetings •Google searches • Friends and Family • Local TV news • Neighborhood watch Facebook groups •Su bd iv isio n association •Township officials •Word of mouth • Radio 29.2% 16.2% Olsagree 6.1% Stto l'JY . Oi,ae:n,e 0 90 C-Omblned Totals: Strongly Agree/ Agree - 7 2. 3% Strongly Disagree/ Disagree - 11.4% 5.3% 5 10 15 20 25 30 35 40 �3.0% Strong!)' Disagree 7.3% Disagree 16.4% Neutral 46.39G Stron5ly Agree Combined Totals: Strongly Agree/Agree - 73.2% Strong ly Disagree/ Disagree - 10.3% Common Responses: • Improve the roads Add sidewalks Add lighting • Increase code enforcement • Increase po lice presence • Fix/Improve drainage system Add bike lanes Reduce speed limits 91 �32% 35 Com:ll ned Totals: Strongly Agree/Agree - 52.1% St ron gly Disagree/ Disagree - 20.1.% 27.7% ,0 25 20.1.% 20 ~ . 1.3.6 % ;; 15 10 Stron&1y ',94ll, i;g,ee 30.6% Ni!tUtral 6.6% 2.3% 1 1,2% Combined Totals: Strongly Agree/ Agree - 90% Stro ngly Disagree/ Disagree - 3.5% JO 15 20 25 30 Percen t 92 40 50 60 �47.2% Combined Totals 5trongl i Agree/ Agree - 85. 7% 9: ron gl J Disa groo/D1sa groo - 3 .2% 38 .5% 3) C ~ i 20 1J 2.7% 05% 0 SU~(A_artt o.zree N.eo~t Stron,rVOl~ce Dl£ii!reE 50 40 % 41.4% Combined Totals: Si rongly l¼!J ee/¾1,ree - 81.4 % Strongly Disagree/ Disagree - 4.5% 30 ~:, "" 14 % 10 3.3% 1.2¾ a -Strongly.Agro:: 93 ,wee tii:titnl Dis.agri:c StronglrDisa:rcc �40 36 .4% 28.5% 30 26.416 ___________ --- ,_ 10 6.2% 2.5 % 0 The s2me as Icditl- E.Xtetis:Ve ref10'¥a;.lons ir.orpora!l~.; neN hckv.fth brand na" bu:;.he!:5 :!nd .sc:rvic.~ C-orapkte~iterede.telDprnem that rc:pl3CCS c,,i:stirig.buildb~Ymik 6f!'edngs !Ji ~i nblring the s;i:te ~ ;;ir-eg"aul rebj GJfflf#l~u:-si!c r-t:devebpment with neti. u~tl'l=t ere r.o ncccssarilt fo:u!ii!.d' on f"ebil oestlrt3tlorL Other (please specify): •A destination similar to Birch Run •Amazon Distribution Center •Amusement Park •Multi-use enterta inment build ing. •Renovate current structure •Sport complex •Rebrand complex and stores •Outdoor Mall •Multi-cultural center •Tear it down 94 �44.1% Strongly Agree CGmbir,ed Totals: Strongly Agree/Agree - 85.8% Strongly Dis.agree/Disagree - 3% 46.2% Strongly Agree Combined Totlllls: stro ngly Agree/Agree - 8 7.5% Strongly Di sa gre e/D isa gre e - 2 .3% 95 �"' 60 5l1% 4 6 .1% so C "u "" 40 30 20 10 Com~tU'Jsthe: g.;p~ inlhc 5o:w;l:Jknc:tA'Of"& lniJ,"£oi.~ t o intcrn:ctioJ1 si§ln<:b.& li¥tbgcarcdfor Nc:w:ridcml~.s pe:f'E,-!;tri~re; Other (please specify): •More STARS rout es •Non -motorized transportation options •Center turn lanes •Pedestrian signals at crossings •More trails • Electric charging stations •Bi ke/scoot er rentals 96 �55.6% No Opinion 60 53 .5% com blned Teti la: 50 -- Strong)/ Agree/ Agree - 70% Stron gl) Dls~gree/ Dis; gree - 9.5% 00 i ~ 30 20.5% 20 16.5% 8.1 10 1.4% str,"i',,A(r.. 97 Ai«< Ntulr•I C[s.;s:rce Suoric;ly Dh.•p-u �Common Responses: •Improve roads - both neighborhood and subdivis ion •More sidewalks/con nect sidewaH~s •Focus on redeveloping vacant commercia l areas •Encourage new business •Increase recreation options •Add bike lanes/bike paths •Update fashion square mal l •Clean up blight •More community events •Provide more transit options •Do not allow storage in front yards 98 �APPENDIX 7B Detailed Demographics 99 �Saginaw Charter Township: Comparative statistics with Saginaw County, the State of Michigan, and the United States Boldened statistics come from US Census 2010. Unboldened come from 3‐year and 5‐year samples from the American Community Survey (ACS). Saginaw Township # POPULATION 40,840 % Change in Population, 2000 ‐ 2010 2010 % NA Saginaw County 2000 # % # 39,657 NA 200,169 3.0% 2010 % NA # 210,039 Michigan 2000 % NA 2010 United States 2000 2010 2000 # % # % # % # % 9,883,640 NA 9,938,444 NA 308,745,538 NA 281,421,906 NA ‐4.7% 9.7% ‐0.6% Population age 5 years and younger 2,077 5.1% 2,039 5.1% 11,854 5.9% 14,201 6.8% 596,286 6.0% 672,005 6.8% 20,201,362 6.5% 19,175,798 6.8% 5 to 19 7,096 17.4% 7,352 18.5% 42,223 21.1% 47,810 22.7% 2,052,599 20.8% 2,212,060 22.2% 63,066,194 20.4% 61,297,467 21.8% 20 to 24 3,109 7.6% 2,624 6.6% 13,982 7.0% 12,858 6.1% 669,072 6.8% 643,839 6.5% 21,585,999 7.0% 18,964,001 6.7% 25 to 44 9,034 22.1% 9,809 24.8% 45,878 22.9% 58,019 27.6% 2,442,123 24.7% 2,960,544 29.8% 82,134,554 26.6% 85,040,251 30.2% 45 to 64 11,475 28.1% 10,202 25.8% 55,631 27.8% 48,820 23.2% 2,762,030 27.9% 2,230,978 22.5% 81,489,445 26.4% 61,952,636 22.0% 65+ 8,049 19.7% 7,631 19.3% 30,601 15.3% 28,331 13.5% 1,361,530 13.8% 1,219,018 12.3% 40,267,984 13.0% 34,991,753 12.4% Population age 19 and younger 9,173 22.5% 9,391 23.6% 54,077 27.0% 62,011 29.5% 2,648,885 26.8% 2,884,065 29.0% 83,267,556 23.9% 80,473,265 28.6% Median Age 43.1 NA 41.7 NA 39.5 NA 36.3 NA 38.9 NA 35.5 NA 37.2 NA 35.3 NA Average Household Size 2.22 NA 2.27 NA 2.44 NA 2.54 NA 2.49 NA 2.56 NA 2.58 NA 2.59 NA Black & Hispanic Population NA 16.2% 3,747 9.9% NA 26.3% 53,187 25.30% NA 18.4% 1,736,619 17.50% NA 28.5% 69,964,008 24.90% Foreign Born Population NA 5.2% 1,852 4.7% NA 2.4% 4,290 2.0% NA 6.1% 523,589 5.3% NA 13.1% 31,107,889 11.1% Total Housing Units 19,359 100.0% 17,859 100.0% 86,844 NA 85,505 100.0% 4,532,233 NA 4,234,279 100.0% 131,704,730 100.0% 115,904,641 100.0% Occupied 18,209 94.1% 17,096 95.7% 79,011 91.0% 80,430 94.1% 3,872,508 85.4% 3,785,661 89.4% 116,716,292 88.6% 105,480,101 91.0% Vacant 1,150 5.9% 763 4.3% 7,833 9.0% 5,075 5.9% 659,725 14.6% 448,618 10.6% 14,988,438 11.4% 10,424,540 9.0% Owner‐occupied 11,807 64.8% 11,162 65.3% 57,087 72.3% 59,390 73.8% 2,793,342 72.1% 2,793,124 73.8% 75,986,074 65.1% 69,815,753 66.2% Renter occupied 6,402 35.2% 5,934 34.7% 21,924 27.7% 21,040 26.2% 1,079,166 27.9% 992,537 26.2% 40,730,218 34.9% 35,664,348 33.8% Median Housing Value ($) 125,900 NA 121,800 NA 96,500 NA 85,200 NA 119,200 NA 115,600 NA 174,600 NA 119,600 NA Median Housing Value ($) (Adjusted for 2010 US Dollars)* 125,900 NA 154,234 NA 96,500 NA 107,888 NA 119,200 NA 146,384 NA 174,600 NA 151,449 NA AGE OF HOUSING STRUCTURE 2010+ 2000‐2009 1990‐1999 1980‐1989 1970‐1979 1960‐1969 1940‐1959 1939 or earlier % Housing units built prior to 1980 22 1,741 2,220 1,886 5,686 3,518 3,205 638 13,047 0.1% 9.2% 11.7% 10.0% 30.1% 18.6% 16.9% 3.4% 68.2% NA NA 2,172 2,003 5,737 3,784 3,479 681 13,681 NA NA 12.2% 11.2% 32.1% 21.2% 19.5% 3.8% 76.6% 137 6,587 7,672 5,565 16,038 14,006 18,954 17,780 66,778 0.2% 7.6% 8.8% 6.4% 18.5% 16.1% 21.9% 20.5% 77.0% NA NA 8,323 5,980 16,507 15,521 21,690 17,484 71,202 NA NA 9.7% 7.0% 19.3% 18.2% 25.4% 20.4% 83.3% 8,628 469,010 578,134 451,317 699,194 552,768 1,076,515 692,476 3,020,953 0.2% 10.4% 12.8% 10.0% 15.4% 12.2% 23.7% 15.3% 66.7% NA NA 623,855 446,197 722,799 602,670 1,123,299 715,459 3,164,227 NA NA 14.7% 10.5% 17.1% 14.2% 26.5% 16.9% 74.7% 629,215 19,725,338 18,292,225 18,335,738 21,008,541 14,629,209 21,631,125 17,862,892 75,131,767 0.5% 14.9% 13.8% 13.9% 15.9% 11.1% 16.4% 13.5% 56.9% NA NA 19,701,058 18,326,847 21,438,863 15,911,903 23,145,917 17,380,053 77,876,736 NA NA 17.0% 15.8% 18.5% 13.7% 20.0% 15.0% 67.2% EDUCATIONAL ATTAINMENT Bachelor's or higher 9,292 33.0% 7,823 28.4% 24,885 18.8% 21,498 15.9% 1,693,007 25.7% 1,396,259 21.8% 59,163,882 28.7% 44,462,605 24.4% Some college or associate's 9,558 34.0% 8,175 29.7% 43,742 33.2% 39,917 29.5% 2,148,211 32.6% 1,944,688 30.3% 59,995,776 29.1% 49,864,428 27.3% High School 7,079 25.2% 8,238 30.0% 46,240 35.0% 48,877 36.2% 2,023,803 30.7% 2,010,861 31.3% 58,410,105 28.3% 52,168,981 28.6% No High School diploma 2,181 7.7% 3,265 11.9% 17,209 13.0% 24,906 18.5% 728,468 11.1% 1,064,133 16.6% 29,027,440 14.1% 35,715,625 19.6% Median Household Income ($) 49,708 NA 45,147 NA 41,793 NA 38,637 NA 47,175 NA 44,667 NA 51,771 NA 41,994 NA Median Household Income ($), adjusted for 2010 US Dollars 49,708 NA 57,169 NA 41,793 NA 48,926 NA 47,175 NA 56,562 NA 51,771 NA 53,177 NA Per Capita Income ($) 29,153 NA 25,759 NA 21,653 NA 19,438 NA 24,997 NA 22,168 NA 27,385 NA 21,587 NA Individuals below Poverty Level (%) NA 10.7% NA 6.6% NA 18.5% NA 13.9% NA 17.3% NA 10.5% NA 15.7% NA 12.4% Agriculture, forestry, fishing and hunting, and mining 59 0.3% 49,496 1.1% 1,174 1.5% 833 0.9% 56,283 1.3% 49,496 1.1% 2,734,898 1.9% 2,426,053 1.9% Construction 566 3.0% 278,079 6.0% 3,319 4.2% 5,227 5.7% 200,762 4.8% 278,079 6.0% 8,696,628 6.2% 8,801,507 6.8% Manufacturing 2,281 12.2% 1,045,651 22.5% 11,946 15.0% 18,598 20.4% 709,434 16.9% 1,045,651 22.5% 14,704,656 10.4% 18,286,005 14.1% Wholesale trade 665 3.6% 151,656 3.3% 2,050 2.6% 2,651 2.9% 106,093 2.5% 151,656 3.3% 3,881,120 2.8% 4,666,757 3.6% OCCUPATION BY INDUSTRY Retail trade 2,456 13.2% 550,918 11.9% 10,896 13.7% 13,057 14.3% 490,519 11.7% 550,918 11.9% 16,397,044 11.6% 15,221,716 11.7% Transportation and warehousing, and utilities 625 3.4% 191,799 4.1% 3,167 4.0% 3,112 3.4% 173,997 4.1% 191,799 4.1% 6,963,156 4.9% 6,740,102 5.2% Information 377 2.0% 98,887 2.1% 1,338 1.7% 2,342 2.6% 66,429 1.6% 98,887 2.1% 2,987,507 2.1% 3,996,564 3.1% Finance, insurance, real estate, and rental and leasing 1,273 6.8% 246,633 5.3% 4,056 5.1% 4,089 4.5% 230,838 5.5% 246,633 5.3% 9,327,638 6.6% 8,934,972 6.9% Professional, scientific, management, administrative, and waste management services 1,397 7.5% 371,119 8.0% 6,054 7.6% 5,344 5.9% 384,243 9.1% 371,119 8.0% 15,145,362 10.7% 12,061,865 9.3% Educational, health and social services 5,905 31.7% 921,395 19.9% 21,009 26.4% 20,488 22.5% 1,023,952 24.3% 921,395 19.9% 32,720,462 23.2% 25,843,029 19.9% Arts, entertainment, recreation, accommodation and food services 1,755 9.4% 351,229 7.6% 8,298 10.4% 7,928 8.7% 401,348 9.5% 351,229 7.6% 13,250,172 9.4% 10,210,295 7.9% Other services (except public administration) 759 4.1% 212,868 4.6% 3,855 4.8% 4,526 5.0% 205,061 4.9% 212,868 4.6% 7,026,743 5.0% 6,320,632 4.9% Public administration 511 2.7% 167,731 3.6% 2,508 3.1% 2,918 3.2% 159,982 3.8% 167,731 3.6% 7,084,474 5.0% 6,212,015 4.8% Mean commute time (minutes) 19.3 NA 19.2 NA 22.1 NA 21.6 NA 24 NA 24.1 NA 25.5 NA 25.5 NA TRANSPORTATION BEHAVIOR Drove alone 16,538 91.8% 16,774 90.6% 66,366 85.8% 76,560 85.9% 3,407,959 82.8% 3,776,535 83.2% 106,069,531 76.4% 97,102,050 75.7% Carpooled 996 5.5% 1,053 5.7% 6,605 8.5% 7,530 8.4% 365,996 8.9% 440,606 9.7% 13,483,552 9.7% 15,634,051 12.2% 4.7% Public Transport 23 0.1% 69 0.4% 264 0.3% 538 0.6% 55,332 1.3% 60,537 1.3% 6,933,318 5.0% 6,067,703 Walked 115 0.6% 105 0.6% 1,285 1.7% 1,417 1.6% 89,678 2.2% 101,506 2.2% 3,883,300 2.8% 3,758,982 2.9% Other 68 0.4% 65 0.4% 645 0.8% 581 0.7% 49,190 1.2% 33,423 0.7% 2,433,344 1.8% 1,532,219 1.2% Worked at home 270 1.5% 443 2.4% 2,199 2.8% 2,551 2.9% 146,297 3.6% 127,765 2.8% 6,022,081 4.3% 4,184,223 3.3% �APPENDIX 7C Top 40 Employers in Saginaw County 102 �Appendix X: Top 40 Employers in Saginaw County 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 Nexteer Auto motive* Covenant HealthCare Morley Compan ies Inc. Meiier Ascension St. Marv's Saqinaw Val ley State Un iversity Frankenmut h Bavarian Inn Inc. Aleda E. Lutz Vete ran Affa irs Medical Center Means Industries Fran kenmuth Insurance Saqinaw ISO Hemlock Semiconductor Fashion Square Mall HealthSource Saqinaw County of Saginaw General Motors Powertra in - SMCO Saqinaw Public Schools Great Lakes Bay Health Centers Saginaw Township Community Schools Wal-Mart Zehnder's of Fran kenmuth United States Post Office City of Saginaw Consumers Enerav Birch Run Prime Outlets Merril l Technoloqies Group Dura -Last Inc. / Plastatech Orchid Bridaeport Saginaw County Community Mental Health Authoritv CMU Healthcare Saqinaw Control & Enqineerinq Saainaw Correctional Facilitv AT&T MBS International Airport Spicer Group Wellsprina Lutheran Services Bronners CHRISTmas Wonderland Hoyt Nursina & Rehab Centre Lippert Components Stone T ransport LP Some locations in Saginaw Town ship Wholly located in Saginaw Township 103 Automotive Medical Display Interactive SeNices Travel Department Store Medical Education Restaurant Hotel 5,300 4,800 2148 1,425 1,325 1,001 1 000 Medical 982 Auto Stampinas Insurance Education Po lvcrvstalline Silicon Solar Retail Medical Government Automotive Education Medical 832 747 690 660 650 617 613 582 576 568 Education 521 Retail Restaurant Mail Shiooinq Government Enerav Retail Machininq Roofinq Systems & Laminated Vinyl Medical Manufacturer 505 503 431 425 420 410 405 400 397 Medical 368 Medical Electrical Enclosures Corrections Telecommunications Trave l Shippinq Engineerina , Surveyina, Plannina Health Care Retail/ Tourism Rehabilitation & Lona-Term Care Glass Products Shiooina 363 350 328 316 275 270 267 250 237 223 208 �APPENDIX 7D Comparison Communities 104 �Appendix D: Comparison Communities Median Household Income Black & Hispanic Population % Bachelor’s Degree or Higher Housing Units Built Prior to 1980 Owner Occupied Housing Foreign Born Population 34.3 $48,333 26.4% 31.9% 48.6% 61.2% 14.4% 12.9% Manufacturing 22.2% 5.2% 38.2 $68,007 8.5% 21.5% 31.1% 83.2% 4.3% 8.4% Manufacturing 20.3% 34.8 50.1% 38.3 $50,497 5.1% 42.2% 66.0% 67.1% 6.3% 13.3% Manufacturing 23.9% -4.5% 25.9 3.4% 48.7 $104,277 9.1% 69.2% 75.5% 87.3% 13.5% 5.9% Educational services, health care, social assistance 28.1% 40,840 3.0% 24.9 20.40% 43.1 $49,873 16.4% 33.2% 68.2% 64.8% 5.14% 10.8% Educational services, health care, social assistance 30.7% Commerce Charter Township 40,076 15.3% 29.9 3.3% 40.2 $81,354 4.5% 41.1% 45.6% 90.1% 7.7% 6.0% Manufacturing 19.9% Meridian Charter Township 39,688 1.5% 31.6 14.1% 38.2 $62,112 9.7% 63.7% 52.0% 60.8% 12.1% 13.0% Educational services, health care, social assistance 36.7% Grand Blanc Charter Township 37,508 25.8% 33.0 8.8% 36.9 $58,232 14.9% 34.0% 49.3% 68.6% 6.9% 10.2% Educational services, health care, social assistance 29.1% Holland Charter Township 35,636 23.3% 27.4 13.5% 32.0 $53,822 27.1% 23.2% 31.1% 70.1% 15.1% 10.6% Manufacturing 34.5% Population 2010 Population Change: 2000 to 2010 Size (square miles) City of Kentwood 47,707 5.4% 20.9 7.9% Chesterfield Township 43,381 16.0% 27.8 City of Midland 41,863 0.4% Bloomfield Charter Township 41,071 Saginaw Charter Township Community % of Median Age County Population Individuals Top Industry, by Percentage of Below Poverty Employment Level Data: Census 2000, Census 2010, and the American Community Survey �APPENDIX 7E Adoption Documentation 107 �Saginaw Charter Township Established 1831 Resolution of Adoption Master Plan Saginaw Charter Township Saginaw County, Ml By the Saginaw Charter Township Planning Commission WHEREAS, the Saginaw Charter Township Planning Commission has elected to draft and adopt a Master Plan, pursuant to the procedures set forth in the Michigan Planning Enabling Act, PA 33 of 2008, MCL 125.3801 , et seq; and WHEREAS, Saginaw Charter Township Planning Commission has prepared a physical development plan for the Township of Saginaw in compliance with said Act 33; including relevant charts, maps, and text; and, WHEREAS, a community input survey was made available to Township residents in early 2020 for the purposes of gathering input from the public, and WHEREAS, Saginaw Charter Township Planning Commission reviewed and approved the plan for distribution during a public meeting in June of 2021 , and, WHEREAS, Saginaw Charter Township Planning Commission held a formal public hearing on the proposed Master Plan, inclusive of the charts, maps, demographic data, future land use plan, and goals for Saginaw Ch,arter Township on September 15, 2021, at the Township Hall, 4980 Shattuck Road, Saginaw, Ml 48603 , in order to provide additional opportunity for public comment; and , WHEREAS, at the above referenced public hearing, the citizens of Saginaw Charter Township were afford·e d the,o·pportunity to provide oral and written comments on the draft plan, which comments have been carefully_consi~ered by th~ Planning Commission; and, NOW, THEREFORE, BE IT RESOLVED, that Saginaw Charter Township Planning Commission does hereby adopt Saginaw Charter Township Master Plan, said plan to be dated as adopted this day of September 15, 2021; and, BE IT FURTHER RESOLVED, that Saginaw Charter Townsh ip Planning Commission does hereby direct the Commission Chairperson and Commission Secretary to sign this Resolution signifying adoption of the Saginaw Charter Township Master Plan, to file attested copies of the Plan with the Saginaw Charter Township Clerk and the Saginaw Charter Township Planning Commission. 4980 Shattuck Rd. • PO Box 6400 • Saginaw, Ml 48608-6400 • Phone (989) 791 -9800 • FAX (989) 791-9815 • WEB www.saginawtownship.org ASSESSOR - 791-9810 I FX 791-9886 • CLERK - 791-9830 I FX 797-5360 • FIRE - 792-9691 FISCAL SERVICES- 791-9820 • POLICE- 793-2310 I FX 791-6384 / TDD 791-1522 • PUBLIC SERVICES - 791-9870 I FX 790-8211 RECREATION - 791-9860 I FX 399-1106 • TREASURER- 791-9840 I FX 791-3850 • WATER & SEWER- 791-9880 I FX 790-8211 PLANNING I ZONING I CODE ENFORCEMENT I BUILDING INSPECTION- 791-9865 / FX 791-9859 �Certificate of Adoption: N8SOtJ Motion by Yeas: Nays: and seconded by NOLAI\J " 0 (lbwELL) Absent Resolution declared adopted September 15, 2021 Ben Gombar, Chair Barry on, ecretary �SAGINAW CHARTER TOWNSHIP SAGINAW COUNTY, MICHIGAN RESOLUTION 21-13 ADOPTION OF THE MASTER PLAN At a regular meeting of the Township Board of Saginaw Charter Township, Saginaw County, Michigan, held at the Township Hall, 4980 Shattuck Road, on the 27th day of September, 2021, at 5:30 p.m. PRESENT: Supervisor Braun, Clerk Wazny, Treasurer Gerhardt, Trustees Gorney, Howell, Kelly and Ryan ABSENT: The following resolution was offered by Howell, and seconded by Kelly: WHEREAS, the Saginaw Charter Township Planning Commission has elected to draft and adopt a Master Plan, pursuant to the procedures set forth in the Michigan Planning Enabling Act, PA 33 of 2008, MCL 125.3801, et seq; and WHEREAS, Saginaw Charter Township Planning Commission has prepared a physical development plan for the Township of Saginaw in compliance with said Act 33; including relevant charts, maps, and text; and, WHEREAS, a community input swvey was made available to Township residents in early 2020 for the purposes of gathering input from the public, and WHEREAS, Saginaw Charter Township Planning Commission reviewed and approved the plan for distribution during a public meeting in June of 2021, and, WHEREAS, Saginaw Charter Township Planning Commission held a formal public hearing on the proposed Master Plan, inclusive of the charts, maps, demographic data, future land use plan, and goals for Saginaw Charter Towns hip on September 15, 2021, at the Township Hall, 4980 Shattuck Road, Saginaw, Ml 48603, in order to provide additional opportunity for public comment; and, WHEREAS, at the above referenced public hearing, the citizens of Saginaw Charter Township were afforded the opportunity to provide oral and written comments on the draft plan, and, WHEREAS, the Saginaw Charter Township Planning Commission adopted the Master Plan after the public hearing on September 15, 2021, and, �NOW, THEREFORE, BE IT RESOLVED, that Saginaw Charter Township Board of Trustees does hereby also adopt Saginaw Charter Township Master Plan. ADOPTED: September 27, 2021 YEAS: Supervisor Braun, Clerk Wazny, Treasurer Gerhardt, Trustees Gorney, Howell, Kelly and Ryan NAYS: ABSENT: Timothy J zny, Clerk CERTIFICATION STATE OF MICHIGAN) SS) COUNTY OF SAGINAW) I, SHIRLEY M. WAZ.NY, the duly qualified and acting Clerk of Saginaw Charter Township, Saginaw County, Michigan, (the "Township") do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Saginaw Charter Township Board, at a regular meeting held on September 27, 2021, the original of which is on file in my office. Public notice, if required, of said meeting was given pursuant to and in compliance with Act 267, Public Acts of Michigan, 1976, as amended, including in the case of a special or rescheduled meeting, notice by publication or posting at least eighteen (18) hours prior to the time set for the meeting. IN WITNESS WHEREOF, I have hereto affixed by official signature on the 27th day of September, 2021. "- .J, , ~1/. ,?J, ~~AZ.NY,C~ Saginaw Charter Township � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saginaw-Charter-Twp_Master-Plan_2021 Creator An entity primarily responsible for making the resource Planning Commission, Saginaw Charter Township, Saginaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2021-09-15 Title A name given to the resource Saginaw Charter Township Master Plan 2021 Description An account of the resource The Saginaw Charter Township Master Plan 2021 was prepared by the township's Planning Commission and was approved on September 15, 2021. Subject The topic of the resource Master plan reports Saginaw Charter 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/7b4eca3ebbc703506d5dba4eecaab4c0.pdf ebf057e7f813d1d87af971d5c7145db4 PDF Text Text SOLON TOWNSHIP MASTER PLAN Adopted by Solon Township Board Date: ___June 13th, 2013_____________ ��TABLE OF CONTENTS Table of Contents 2 Schedule of Revisions 3 Township Members 4 Introduction 5 Visions / Goals / Objectives / Implementation 7 Future Land Use 9 Natural Resources & Agriculturally Productive Lands 10 Residential Land Use and Housing Policy 16 Economic Development 18 Commercial Land Use 20 Transportation 22 Public Facilities and Services 24 Schedule of Regulations 27 Property Owners Survey 28 Census Data 29 Maps Existing Township Land Use Future Land Use Various maps 2 30 31 - 32 33 - 40 �SCHEDULE OF REVISIONS EFFECTIVE DATE DESCRIPTION OF CHANGE Create Master Plan Review entire Master Plan Add schedule of revisions Add Agricultural Preservation Section, Revised “Future Land Use Map” Add Schedule of Regulations Adopted by Solon Township Board 3 February 8, 1993 October 6, 2009 June 2, 2009 June 2, 2009 June 2, 2009 June 2, 2009 June 13, 2013 �Township of Solon Leelanau County, State of Michigan Board of Trustees Supervisor Clerk Treasurer Trustee Trustee Jim Lautner Shirley Mikowski Joan Gauthier Ron Novak George Rosinski Planning Commission Chairman Vice-Chairman Commissioner/Recording Secretary Commissioners Township Board Representative ZBA Representative Zoning Administrator 4 Al Laskey Arthur Gosling Michelle Wilkes Tom Christensen Frank Rosinski George Rosinski Jack Seaman Timothy A. Cypher �Introduction Township Planning Commission: Purpose of Plans The purpose of the plans prepared pursuant to this act shall be to promote public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of each Township and its suitability for particular uses judged in terms of such factors as the trend in land and population development. Michigan Planning Enabling Act, PA 33 of 2008 We can see that the single standard of productivity has failed. Now we must learn to replace that standard by one that is more comprehensive: the standard of nature. Wendell Berry 6 �Solon Township contains roughly 29 square miles of territory and in 2010, the Census Bureau counted approximately 1,542 individuals in the Township. This population is virtually 50% male and 50% female and is predominantly middle-aged and family oriented. There are 595 households of which most own their homes and contain roughly three individuals. The Township’s population increased 22% in the last decade, versus 27.8% for Leelanau County and about 7% for Michigan overall. In the sixties, Solon Township’s population increased about 14%; in the seventies it was about 24%; in the eighties it was about 29%, and in the nineties it was about 22%. The City of Traverse City and the Townships to the East and South are growing rapidly and will affect the growth patterns in Solon Township in the future. The trend appears clear. This master plan proposes to set out guidelines for Solon Township’s future by using advice and comments from the 2007 Citizens Survey. Input of the citizens during our public meetings of the Solon Township Planning Commission have devised a vision for the Township and prepared this plan as a means to attain this vision. The plan contains four major parts: the goals, the objectives, the policy statements and the land use maps. As this is Solon Township’s revision of its plan, its range is purposely broad. It intends an outlook of at least twenty (20) years. The concepts and maps are therefore general, yet the policies aim at specific actions to implement the plan. The Master Plan is to be used by the Township Planning Commission, The Township Board, and the citizens, to direct the preparation of corollary plans and the formulation of ordinances to govern the community in the future. Because the natural resources and rural character of the Township are paramount to its well-being, these resources and geographical features constitute the very basis of the community’s strength and these elements pervade and steer the entire plan. 7 �VISION The residents of Solon Township see their community as a small, peaceful, and enjoyable rural setting in beautiful, natural, and agricultural surroundings. Most citizens want the community to grow and change to provide more jobs while preserving its natural resources and character. GOALS To maintain the rural character of the community. To protect and preserve our natural resources. To provide economic opportunities to our residents. To establish and maintain vitality in the community. To maintain a long term business environment for agriculture. OBJECTIVES AND POLICIES In the sections which follow, the means to reach the goals of the Township are given by listing the long-term objectives. These objectives define the general direction, decisions, and actions which should be taken by citing policies, which are descriptive statements identifying courses of action for implementing the objectives. LAND USE MAPS Sections of this plan include maps that depict planned land uses pertinent to the topic of the section in which they are included. The composite Future Land Use Map is located on pages 31 and 32 near the end of this plan. The maps should be used in conjunction with the policies and objectives. The policies and objectives form the analytical base used to develop the planned land uses. Land use decisions should include consideration of the objectives, policies and land use map designation. 8 �PLAN IMPLEMENTATION AND REVISION In future decisions before the Commission and the Board, the first and primary question to be asked must be: What effect will the proposed action have upon the native terrain and the rural character of the Township? If it does not add to the vitality and viability of the community, or is at least neutral, it should not be taken. The Planning Commission should continue to analyze the various segments of the community with public hearings and surveys, to evaluate the effectiveness of existing policies, and to refine and keep the Master Plan current. The Township Board should use the Master Plan to prepare a capital improvements plan and to guide the preparation of its annual budgets and its application for grants and loans or other available funding. The Planning Commission should use the Master Plan to establish a revised zoning ordinance. The Chamber of Commerce and other community organizations should join in striving to implement the Plan. 9 �Future Land Use There are four land uses designated on the Future Land Use Map. These are listed below with proposed residential densities where appropriate. 1. Agriculturally productive lands – all residential construction by permitted principle use. Lot size five (5) acres per dwelling unit. 2. Commercial areas—mixed residential/commercial use by permitted principal use only. 3. Residential areas: a. High density and mixed use areas—1/3-1 acre per dwelling unit; b. Medium density rural residential areas, 2 acres per dwelling unit; c. Low density areas, 2 to 5 acres per dwelling unit. 4. Public and quasi-public areas. Although undesignated on the map, cluster housing and Planned Unit Developments (PUD) may be allowed in all districts. The residential densities of the various designations shall provide the underlying density for any such projects. Specific standards and criteria for these projects shall be established in the zoning ordinance. The designations on the Future Land Use Map are general in nature and therefore are not intended to correspond with property boundaries. The Planning Commission shall propose, and the Township Board shall approve or disapprove rezoning of particular properties as they see fit to implement the Plan in an orderly and prudent fashion. 10 �Natural Resources & Agriculturally Productive Lands The beauty and character of Solon Township are afforded by its bountiful endowment of natural resources in a unique combination. Its soils and climate, its topography of rolling hills, its lakes and streams, and its abundant wildlife are generously combined in a way that has resulted in what the Solon Township’s residents call “rural character”. One of the main geographic features of the Township is The Solon Wetland Tract. The area is a vast drainage basin that covers much of the northern part of the Township. The wetlands draw from both Grand Traverse and Leelanau County watersheds, via numerous tributaries, but mainly the Cedar Run and Victoria Creeks, which ultimately empty into Lake Leelanau at the northeast corner of the Township. Farms, forests and open space surround this massive wetland area ( roughly one third of the Township’s land area). The soils of the Township, although varying widely, are predominantly sandy, which allows for various types of agriculture, but especially, in combination with the climate conditions created by the Great Lakes on all sides of the Leelanau Peninsula, orchards, vineyards and various traditional crops. Land outside of the swamp and its watershed that is unfarmed is largely forested with northern hardwoods or deliberate plantings of red pine. Open grassy meadow areas remain where farming has ceased, but mixed hardwood forests are starting to reclaim the land. Long Term Objectives A. B. C. D. To effect a safe, healthful and peaceful environment. To engender the wise use and prudent protection of natural resources. To preserve agriculturally productive lands for farming. To protect and preserve the environment so it remains the source of well-being for the community. E. To encourage Agricultural Preservation/Ag Tourism whenever feasible. 11 �Policies 1. Clean air and clean water are basic for a healthful life and paramount for the livelihood of Solon Township’s residents. The Township shall endeavor to maintain these conditions by joining with regional groups to abate pollution and by establishing standards in its ordinances which inhibit pollution of its land, air, and water. 2. Solon Township shall continue to investigate ways and means to eliminate potential pollution problems in Cedar, along the Lake Leelanau shore, and any other densely settled areas, including erosion control measures and control of point and non-point pollution. 3. Solon Township will cooperate with Leelanau County to establish and to enforce a county drainage plan. 4. The Township may continue to acquire, within its means, additional natural areas for recreation and preservation. 5. Soil and subsoil conditions shall be evaluated in land use decisions to avoid the erosion and the leaching of unfiltered waste water into aquifers and into lakes, streams or other surface water bodies. Zoning and other ordinances shall be established to limit population growth especially adjacent to sensitive natural areas. The Township shall also encourage region wide hydrological studies to further define critical areas and to provide information upon which to base development decisions. 6. The Township shall cooperate with Leelanau County to ensure proper disposal of solid wastes as well as promoting efficient use of resources to lessen the accumulation of solid wastes. 7. Solon Township shall consider wildlife habitats during its review of projects. 8. The Township shall work to maintain the extensive wetlands of the Township for the benefit of all the area’s residents. 9. Recognizing the vital role that forests play in the ecosystem and in the maintenance of its rural character, Solon Township shall strive to preserve its woodlands by promoting selective cutting to ensure reforestation and permanent forests, and by including trees and other vegetation in the site plan review process. 12 �10. The Township shall encourage the continuation of farming. Clustering residential development on non-productive lands as opposed to development on agriculturally productive lands will be the preferred approach. In agricultural areas, the Township shall require buffers between agricultural and residential areas. To buffer farmlands, only large-parcel, low-density residential development shall be allowed in nonproductive agricultural areas. 11. The Township shall work with the Leelanau County Road Commission and the Michigan Department of Transportation to preserve the rural and scenic character on the Township’s roads and highways. Safe access should be provided for residents and for tourists to recreational areas. 12. Solon Township shall work with land owners to develop practices to ensure that pollutants or contaminants do not reach either ground water sources or surface water resources. 13 �AGRICULTURAL PRESERVATION Solon Township has a long tradition of agriculture that continues to this day. Approximately 4,150 acres (19 percent of the area of the Township) is in farms with about 2,425 acres in active agricultural use. The Township's agricultural land consists primarily of cropland and orchards with some land in pasture with approximately 10 percent of the 4,150 acres deemed fallow. Combined with about 13,000 acres undeveloped public and private open space, agricultural land accounts for a sizable share of the undeveloped land that defines the Township's scenic beauty and rural character. Residential development in the township's rural areas presents perhaps the greatest challenge to meet the future of the Township's agricultural industry. Between 1995 and 2010, the Township saw a 19 percent increase in population and about 155 permits issued for construction of new residential structures - many of these in the rural areas of the township. An analysis of land use patterns reveals that approximately 875 acres of land in Solon Township is left for agricultural use during the period from 1995 to 2010. In addition to the conversion of agricultural land to residential use, residential development in agricultural areas affects the long-term viability of agriculture and thus the future of an economically and culturally important local industry. Residential development increases land values which makes it difficult to keep land in agricultural use. It also potentially leads to conflicts between farmers and rural residential property owners over agricultural practices, increases traffic congestion on rural roads, and makes it more difficult to farm. Along with its direct impact on agriculture; unplanned rural development also affects the scenic beauty and rural character of the Township, degrading the quality of life that has long attracted people to the community as a place to live. The comprehensive plan promotes the preservation of sufficient agricultural land to retain the Township's unique agricultural resource, maintains the long-term viability of the agricultural industry, preserves the rural character and agricultural heritage that defines the township, and protects the quality of life enjoyed by township residents. 14 �Agricultural Preservation Area Lands selected for inclusion in the agricultural preservation area were those determined to be most important to the long-term viability of the agricultural industry. The Farmland Preservation Area Map on page 40 shows the lands included in the agricultural preservation area. Factors considered included the presence of working farms, large ownership with active agriculture, and the presence of prime and unique soils. Specifically, ownership of at least 10 acres or more in agricultural use were included. Agriculture is changing in Leelanau County with increasing opportunities for small land owners raising specialty crops such as grapes or engaging in high-value agriculture on relatively small parcels (e.g., community supported agriculture). Smaller parcels of 5 acres with at least 2.5 acres in agricultural use were included in the agricultural preservation area to permit retention of these agricultural operations as well. The agricultural preservation area contains approximately 2,000 acres of the 2,800 acres in agricultural use in Solon Township. Preservation of the Township's prime and unique soils is particularly important to maintaining the long-term viability of agriculture. As shown on the Farmland Preservation Area Map, the agricultural preservation area encompasses almost all of the Township's prime and unique soils. Lands selected for preservation may overlap other zoned uses. The preservation designation means that these lands should be prioritized for preservation as opportunities arise. Preservation Strategies There are a number of ways to preserve farmland. Techniques include zoning and development rights agreements. The Township also recognizes that a successful farmland preservation strategy will also require working to improve the economics of farming - particularly in a fast-growing area like Leelanau County. A plan to promote the use of zoning approaches in the agricultural preservation area will encourage clustering and conservation design strategies that will minimize the impact of any residential development on agriculture. It will also provide for buffers between agricultural and residential areas. 15 �A plan would also recognize that development rights agreements (i.e., transfers, leasing, donations, or purchases of development rights) can play an important role in farmland. As other development rights options become available, the Township should encourage their use to preserve farmland. Ownership is different from parcels. In the common case where a farmer owns a number of parcels, some of which may be smaller than 40 acres, all parcels under that ownership - with the exception of noncontiguous residential parcels - are included in the agricultural preservation area as long as the sum of all parcels under that ownership satisfies the selection criteria. As a value-added marketing opportunity, agricultural tourism is considered increasingly important to Michigan’s economic health and diversification. Agriculture and tourism are recognized as Michigan’s second and third leading industries. When they are combined, they enhance Michigan’s farm gate value-added economy, and help create economic stability in our food and agriculture industry. Opening up farms to visitors is increasingly becoming a way for Michigan growers to create a dependable source of revenue to ride out the uncertainties of weather, disease and crop prices. By offering fresh farm commodities directly to customers, the producers can trade on local flavor and freshness, which can lead to new product development, and more efficient farm and marketing practices. The farm also becomes a desired destination when the sale of fresh, locally grown products is connected to a recreational or educational opportunity. Other benefits of agricultural tourism include: keeping the family farm in the family; allowing for continued farming; keeping a farm viable; generating additional income or off-season income; capitalizing on a hobby or special interest; increasing and diversifying a market; responding to a need or opportunity in the market (specialty product), and interacting with and educating customers/visitors about farming. 16 �RESIDENTIAL LAND USE AND HOUSING POLICY The general goal of Solon Township residential land use and housing policy is to ensure a wide range of housing options while maintaining the quality of the environment and the rural character of the community. All available data, as well as evidence on the ground, shows that both full and part-time residency is increasing within the Township. Since most of this development is rural and single family and is occurring outside village areas, the effects upon the rural character, agricultural, natural, and scenic qualities of the community, have been noticeable. Despite the increased construction of new dwellings, few lower priced dwellings are being built. This combined with the removal of older farm structures by renovation from the stock of available housing, has left firsttime home buyers and others with little opportunity for affordable housing within the community. This plan allows for areas of higher density development where less expensive homes might be constructed. Solon Township has abundant recreational facilities and the burdens upon fire and police and other services are increasing. Long Term Objectives A. To discourage residential development in environmentally sensitive areas. B. To encourage reasonable growth in the Township by controlling growth in order to prevent increased population from over burdening public services and facilities or from polluting underground or surface waters. C. To control the siting of housing to preserve views in order to maintain the rural character of the community. 17 �Policies 1. Land use permits shall be required for all new construction, change of use, construction which increases the footprint of the existing structures, or a use change within a zoning district. A site plan shall be required to obtain this permit. 2. Criteria used to evaluate rezoning requests shall include consistency, traffic impacts, increased demands on public facilities, property owner rights, and effects upon the natural environment. 3. Higher density developments shall be placed in suitable locations and will provide their own sewer and water supply. 4. In order to maintain rural character and to preserve undeveloped native terrain, low residential densities shall be maintained outside the village and outside other high density areas. Agriculturally productive areas are to be zoned for agriculture. 5. Planned developments shall be encouraged to preserve agricultural and open space lands. 6. In locating commercial areas and public facilities, efforts may be made to serve all residential areas of the Township. 7. The Township shall investigate the need for, and actively pursue the installation of individual community septic and water systems where they are deemed necessary and feasible. 18 �ECONOMIC DEVELOPMENT This element of the Master Plan presents long term objectives and policies to guide Solon Township’s economic development planning. As described in the other elements of this plan, economic growth should not take precedence over the maintenance of the community itself. The plan recognizes the interdependence of people and their environment, and calls for conscious and careful measurement of economic acts against what nature not only will sustain, but, what she will aid and foster. Solon Township has numerous economic assets, among which are: 1. Abundant recreational resources 2. Agricultural conditions conducive to fruit growing and vineyards. 3. Many productive timber lots 4. A highly educated population 5. A wide diversity of crafts and trades-people 6. Abundant water resources 7. A significant flow of income into the community coming from both public and private sources, tourism and retirees. Solon Township is located in the Leelanau Peninsula. It is a destination area benefiting tourism. However, the township is a liability to most manufactures and other entrepreneurs looking for good means of transportation to large accessible markets. The Township therefore must take advantage of its natural resources and the opportunities they present while maintaining the community’s integrity. The economic development program should target economic activities which add value to locally produced commodities and encourage local service businesses. Long Term Objectives A. To encourage economic and employment opportunities for Township residents at compensation rates which will provide adequate standards of living. B. To encourage appropriate commercial activities to increase the tax base of the community. C. To make the Township and region more self –sustaining. D. To maintain a vital environment. E. To maintain the natural beauty and quality of the Victoria Creek and Cedar Run Creek watersheds. 19 �Policies 1. Township Government, with the help of the Chamber of Commerce, shall work to sustain and to promote existing businesses, and with whatever public funds are available, provide infrastructure and favorable surroundings for business activities in appropriate areas. 2. Work with different economic sectors of the community (e.g., tourism, retail & agriculture) to coordinate their various needs. 3. Pursue businesses for the area that will sustain the community character and not harm the environment. 4. Work toward the creation of a local economic development plan 5. Establish a network of information for possible new enterprises. 6. Compile and keep current a directory of community businesses. 7. Work with other Townships, Leelanau County, and any other entities in the region to discover and then promote, new economic activities, which use available resources and enhance the region’s selfsufficiency and independence. 8. Promote and support local events such as the Cedar Polka Festival and the annual Cedar Community Yard Sale that benefits the community. 20 �COMMERCIAL AND INDUSTRIAL LAND USE Commercial use anticipated by Solon Township includes a range of business operations from office to light industrial. Solon Township’s current zoning ordinance differentiates between different types of business activity, and therefore, uses more than one classification. In this plan, we denote areas where general commercial activity will best serve community interests. The plan leaves specific distinctions and details to the zoning ordinance. Solon Township’s commercial activities have historically been carried out in the village of Cedar with some business establishments in other parts of the Township. There are many residents who work out of their homes throughout the Township, but the only concentration of businesses is in Cedar. Commercial development is also occurring in designated areas along M-72. In designating the areas for commercial activity in the Township, the Planning Commission has dealt with a number of important factors. Many of the Township’s residents get their goods and services in Traverse City. From our discussions with residents and from surveys performed in the community, this is clear and logical, as the closer residents live to Traverse City, the more likely they are to go in that direction. The village of Cedar is located in the northwest corner of the Township and actually serves the commercial needs of much of the northern portion of the Township. The businesses which have survived in the village provide for the general needs of the nearby communities. The areas chosen for commercial designation generally follow historic patterns. Areas have been added to serve other parts of the Township and to cater to tourists and travelers, (i.e. the M-72 corridor and the densely settled area south of Lake Leelanau). Resorts, bed & breakfast establishments, and other businesses serving tourists should be allowed by permitted principle use in appropriate areas. Future commercial zoning designations and proposed activities are general in nature and each individual property must be analyzed for its particular suitability. An intended activity should be examined for its impact upon the environment to determine whether the project creates a positive asset. 21 �A. B. C. D. 1. 2. 3. 4. 5. 6. 7. 8. Long Term Objectives To preserve and enhance existing commercial uses that are effectively meeting community demand. To encourage new commercial and light industrial development that will provide jobs, add to the tax base, and contribute to strengthening the community. To contain commercial areas to specific locations, and to guide site and building plans in order to retain the community’s rural character. To maintain the community’s existing infrastructure, and to help plan new facilities essential to local commerce and tourism. Policies Encourage and support the activities of the Cedar Chamber of Commerce, and other business groups to build and improve local infrastructure and services. Efforts should be made to obtain grants or low interest loans for infrastructure projects as well as building façade and streetscape improvements. Participate in county and regional planning to ensure that Solon Township’s concern regarding business development are heard and addressed: Specifically, the Leelanau County Road Commission, the Leelanau County Planning Commission, and the Northwest Michigan Council of Governments. Work with entrepreneurs wishing to locate in the Township. Commercial rezoning initiated for properties outside the commercial zones designated on the Master Plan map may require a market needs analysis, and traffic impact study. It should be measured against their compatibility with the rural character in the area and the effects the project will have on the surrounding natural terrain and habitat. The Zoning Ordinance shall establish Site Plan Review standards to maintain the rural character and natural resources of the Township. Standards shall be developed to ensure proper traffic flow, parking and landscaping for all commercial installations, including the downtown Cedar area. All means of traffic – pedestrian, bicycle, automobile, and truck – shall be addressed. Wherever necessary and appropriate, buffers and screens shall be required to protect adjacent residents and less intensive activities. The Township should encourage the development of commercial enterprise and recreational activities, which capitalize upon the tourist trade, but do not detract from the community’s ambience and integrity. 22 �TRANSPORTATION Nothing makes the increase in residential population and tourist trade more obvious than the increase in motorized and bicycle traffic on Township roadways. The survey of Solon Township residents provided ample evidence of the importance that people place upon the problem of increasing traffic. In our rural community, where housing and other structures may be hidden from view, motorized vehicles are present in ever increasing numbers. To adequately deal with both Township residents’ needs, and to accommodate the tourists who travel in the Township, the roads should be properly maintained. The condition of some roads has become patently unsafe, especially where increased bicycle traffic shares the travel way on shoulderless roads. Therefore, the overall transportation goal of this plan is to have the existing roadways improved to provide safe and efficient travel ways. “Improved” shall mean repaved or resurfaced, shoulders paved, reconstituted, bicycle paths provided where necessary and appropriate, and adequate striping and signage provided. Dangerous intersections should be eliminated. It shall not mean widening the travel way or the right-of-way where unnecessary or inappropriate, nor the clearing of trees and other herbage which would detract from the rural character of the roadways. Long Term Objectives A. To properly maintain rural country roads within the Township. Only M-72 (E. Traverse Hwy.) and Co. Rd. 616 (Alpine & Hoxie Rd.), 643 (S. Lakeshore Dr.), 645 (S. Schomberg Rd.) , and 651 (S. Cedar Rd.) should be arterials in Solon Township. B. To improve the quality of all roads without destroying their character. Also to set a standard for existing and future private road maintenance. C. To provide safe avenues for all modes of transportation, including automobiles, motorcycles, pedestrians, bicyclists, snowmobiles, and ATVs. 23 �Policies 1. A delegate from the Township or the Township’s Supervisor shall meet with the Leelanau County Road Commission annually to present a plan, and to convey the Township’s views of roadway improvements it considers necessary. 2. Representatives should be assigned by the Township to attend regular Leelanau County Road Commission meetings, and the regional Northwest Michigan Council of Government meetings. The Township will work closely with these agencies to further Township aims, to cooperate and coordinate with area wide plans, and to ensure that the Township is aware of all funding possibilities for its transportation needs. 3. Possible off-street pathways should be identified and incorporated into long-range recreation, transportation, and capital improvement plans. 4. Land use decisions, including rezoning and site plan reviews, should always include transportation and traffic considerations. 5. Higher density developments shall be concentrated in areas where facilities are available to lessen the need for automobile trips. 6. Problem traffic areas should be identified, analyzed, and solutions prepared for incorporation into communications to the Leelanau County Road Commission. 7. The Township should cooperate with the Bay Area Transportation Authority to ensure good service by the authority in providing transportation for local residents or those who choose not to drive. 8. Adequate off street parking should be required on all new Commercial construction. 9. Provisions for public parking in the village and any other congested areas should be addressed. 10. Adequate provisions for snow removal from roadways and pedestrian pathways should be ensured by the Township. 11. A buffer zone of undisturbed vegetation and/or new landscaping should be established as a requirement of all new projects along roadways. 24 �PUBLIC FACILITIES AND SERVICES Solon Township is a small rural community. Its municipal government provides limited services and possesses few facilities. The Township has excellent recreation facilities. The Solon-Centerville Township Fire Department is located in the village of Cedar. The Township cares for a cemetery, three parks, and maintains the Township Hall. The Township also owns the old Solon Schoolhouse, which is currently leased to a local Township group. In accordance with Michigan’s Solid Waste Management Act, the county has instituted a solid waste-recycling program. Cedar has one of the eight collection sites in the county. Un-recycled waste is handled privately. Population growth in the Township has placed greater demands upon both local and county services. The fire department has expanded to meet the current needs of the Township. The Glen Lake School District and the Traverse City Area School District divide Solon Township. There are also three private schools in the county from which residents may choose. Due to the enormous and stalwart efforts of the Cedar Chamber of Commerce, the Township has been endowed with excellent recreation facilities and an annual cultural festival – the Cedar Polka Fest. Since the 1950’s, the Chamber of Commerce has played an active role in designing, creating, and maintaining The Victoria Creek Park. Improvements and additions to the park have been done annually making it one of the finest multipurpose parks in the county. A separate recreation plan is on file with the Township Clerk. Among the possible projects and programs being considered for the plan are an all purpose community building, installation of nature trails, paving of parking areas, rebuilding of the tennis courts, and enhancing the Cedar River marina area. The Solon Township Board and Planning Commission have surveyed Township households to determine recreation needs and desires. The data gleaned from these surveys, together with information provided by the Recreation Committee of the Township, shall serve as the basis for the recreation plan. The Chamber of Commerce and the Township are continuing to work on ways to enhance the Cedar streetscape, to make other improvements in the village area, and to organize other events for the Township. 25 �Long Term Objectives A. To provide and maintain basic facilities and services deemed for the health, safety, and welfare of Solon Township residents. B. To maintain the existing public facilities located throughout the Township. C. To plan for continued expansion and improvement of facilities necessitated by increasing population and tourism. D. To work with surrounding Townships, Leelanau County, and Northwest Michigan Council of Governments to coordinate plans for facilities and services in the entire region. E. To utilize effectively existing funding sources, and to investigate new sources of funding for the provision of facilities and services. Policies 1. Continue to work with the Cedar Chamber of Commerce to provide exceptional recreation facilities and programs for the Township residents and residents of the entire area. 2. Continue and establish new cooperative programs with adjoining communities to provide service to people who might otherwise be overlooked or be unable to participate. 3. Seek help and guidance from Leelanau County agencies such as the Leelanau Senior Services to ensure successful programs to aid needy groups and individuals, such as the elderly or handicapped. 4. Continue to investigate the need for, and feasibility of, installing public water and sewer systems in Cedar. 5. Institute capital improvement programs to ensure planning for maintenance, rehabilitation, and construction of needed facilities. Among these facilities may be a Township office where this plan, the Zoning Ordinance, as well as other maps and information might be displayed and dispensed. 6. Prepare the annual budget in conformance with the policies and objectives of the Master Plan. 7. Review and revise transportation and recreation plans on an annual basis or as needed. 8. Promote the need of a representative of the Township to attend meetings of Leelanau County and the Northwest Michigan Council of Governments. 26 �9. Communicate as deemed necessary with the surrounding school districts for the good of the Township 10. Aid and encourage efforts of the Cedar Chamber of Commerce and other civic organizations in their streetscape and building renovations, and institute new social and cultural activities to rejuvenate the Cedar area. 27 �SCHEDULE OF REGULATIONS The requirements in the following table entitled "Schedule of Regulations" apply to all principal land uses and buildings permitted by right within each zoning district, except as otherwise specified in the schedule or established in this Ordinance. This schedule summarizes basic site development standards. The specific district regulations and other regulations should be consulted to identify additional standards and regulations, and clarifications of the schedule, and all other applicable site development provisions. In the event of any conflict between the provisions of the written text of the Ordinance and the content of the Schedule of Regulations, the provisions of the text shall apply. Owners of nonconforming lots of record should refer to Article XVII as well. Variances may be granted by the Zoning Board of Appeals only upon a showing of practical difficulty or unnecessary hardship, related to a unique characteristic of the land and not to self create hardships of the owner. Schedule of Regulations for “Uses Permitted by Right” Zoning District AC: Agricultural Conservation Low density RA: Residential Agricultural Low 5 Medium 2 density R-1 Residential : Single family Minimum Lot Area Minimum Lot Width & Frontage (in feet) Maximum Building Height Feet Grade/peak Minimum Yard Setback ROW / Property line /Easement Front Yard Side Yard Rear Yard Maximum Lot Coverage (%) 5 acres 330 35 a 60 50 100 25 5 acres 2 acres 200 f 100 f 35 60 40 40 20 60 30 25 15,000 sq. ft. 100 50 in Cedar 35 40 10 40 30 30,000 sq. ft. 100 35 40 10 40 25 1 acre 150 35 40 10 GOV: Governmental 20,000 sq. ft. 100 35 40 10 10 RR: Resort Recreation 20,000 sq. ft 75 35 40 10 / 15 40 50 B-1: 20,000 sq. ft. 100 50 in Cedar 35 75 15 Cedar 15 5 Cedar 25 8,000 15,000 1 acre 150 35 65 10 50 Res. 10 50 Res. 50 High Density R-2 Residential: Two family High Density Multi- family High Density Business B-2: Business Light Manufacturing 25 See following page for explanation of footnotes : Residential sq. ft. minimum is 400. Ag Buildings are exempt from height restrictions Note: The Township’s Planning Commission is in the process of modifying the setbacks in the village of Cedar. 28 25 �Property Owner Survey Results A survey of the opinions of Solon Township property owners was mailed with the winter tax bill in July of 2007. Seven hundred and twenty-five (725) surveys were mailed out and 483 were returned. A study of the results shows what property owners in Solon Township envision for their Township. The following is an abbreviated summary of the important finding of the survey as it relates to land planning: A. Growth Management The majority of responders prefer limited and planned growth, 68%, encourage growth 4%, NO growth 4%, and NO planned growth 25%. B. Housing The majority of respondents feel that there is not adequate affordable housing in the Township 82%,. The survey also showed that accessory apartments should not be allowed, 63%. C. Land Use Allow cluster developments on waterfront property…… No 81% Allow cluster development on non-waterfront property…… Yes 69% How do you define “open space” ? 1. Forest area, 2. Wetlands, 3. Pasture and fields Should Solon Township preserve open space? Yes 64%, Should the Township buy undeveloped land? No, 76%, Only if the purchase is for public use……. Yes, 84%. Would you contribute money to buy open space properties? No 69% Why should Solon Township preserve farmland? 1. To preserve family farms. 2. To preserve the scenic beauty and rural character of the Township. Are you willing to contribute financially to preserve farmland? No 78% D. Economy Where do you work? Leelanau County or Solon Township? 30%, Outside the County, 37%. Not working or retired 33%. G. Demographics How long have you lived in Solon Township? Less than 20 years…. 59%, More than 20 years…. 34% How long have you owned property in Solon Township? Less than 20 years…..54% More than 20 years….37% Summary The survey results show conclusively that land owners and residents of Solon Township chose this area because of the rural character and abundance of open space. They do not want to live in a subdivision with 1-4 homes an acre or a site condo complex with 8-16 homes an acre. 29 �U.S. Census Data - 2010 General Characteristics Total population Male Female Median age (years) Under 5 years 18 years and over 65 years and over Number 1,542 753 789 39.4 85 1,133 193 Percent U.S. 48.8 51.2 (X) 5.5 73.5 12.5 49.1% 50.9% 35.3 6.8% 74.3% 12.4% 1,530 1,499 2 13 11 0 5 99.2 97.2 0.1 0.8 0.7 0.0 0.3 97.6% 75.1% 12.3% 0.9% 3.6% 0.1% 5.5% 12 0.8 2.4% 7 0.5 12.5% 1,542 0 100.0 0.0 97.2% 2.8% Average household size Average family size 2.59 2.95 (X) (X) 2.59 3.14 Total housing units Occupied housing units Owner-occupied housing units Renter-occupied housing units Vacant housing units 738 595 529 66 143 80.6 88.9 11.1 19.4 91.0% 66.2% 33.8% 9.0% One race White Black or African American American Indian and Alaska Native Asian Native Hawaiian and Other Pacific Islander Some other race Two or more races Hispanic or Latino (of any race) Household population Group quarters population Social Characteristics Population 25 years and over High school graduate or higher Bachelor's degree or higher Civilian veterans (civilian population 18 years and over) Disability status (population 5 years and over) Foreign born Male, Now married, except separated (population 15 years and over) Female, Now married, except separated (population 15 years and over) Speak a language other than English at home (population 5 years and over) Number 1,036 907 235 164 188 7 Percent U.S. 87.5 22.7 14.8 13.2 0.5 80.4% 24.4% 12.7% 19.3% 11.1% 419 69.5 56.7% 396 66.3 52.1% 50 3.5 17.9% Economic Characteristics In labor force (population 16 years and over) Mean travel time to work in minutes (workers 16 years and over) Median household income in 1999 (dollars) Median family income in 1999 (dollars) Per capita income in 1999 (dollars) Families below poverty level Individuals below poverty level Number 815 22.7 47,448 53,571 22,987 10 54 Percent 70.3 (X) (X) (X) (X) 2.2 3.6 U.S. 63.9% 25.5 41,994 50,046 21,587 9.2% 12.4% Housing Characteristics Number Single-family owner-occupied homes 298 Median value (dollars) 126,600 Median of selected monthly owner costs (X) With a mortgage (dollars) 902 Not mortgaged (dollars) 208 (X) Not applicable. Source: U.S. Census Bureau, Summary File 1 (SF 1) and Summary File 3 (SF 3) Percent U.S. (X) (X) (X) (X) 119,600 30 1,088 295 �N RO XJE RO - Solon Township Zoning Map Prepared by LeelMau County Planni n g & Comm unity Devel op ment Oetober 2009 0 0.5 2t.1iles 30 31 + N MAP FOR REFERENCE PURPOSES ONLY Data irom Solon Township Agricultural Conservation 1111 Business 1 ~ 8usiness 2 - G overnmental - Residential 1 Residential 2 . . Resort/Recreational R esidential Agricultural 2 1111 Residential Agricuttural 5 - water �N RO XJE RO } ~~ Solon Township Future Land Use Map MAP FOR REFERENCE PURPOSES ONLY Data irom Solon Township Prepared by LeelMau County Planni n g & Comm unity Devel opment October 2009 0 0.5 2M[les 31 32 + - Agricultural Conservation 1111 Business 1 8usiness 2 Governmental N - Residential 1 Residential 2 - Resort/Recreational Residential Agricultural 2 1111 Residential Agricuttural 5 llll;l water �33 �TRANSPORTATION MAP .. a~ Beach Dr ~ Dr T ree Ln --::::; olon Par~ Rd ----~ c.... g. ~ 0 :, ;: 0 B B,rch Pomt ---jj I ~ E. ~ I D S Rd --------Po a ... __.___ SOLO 1- I~ le, 15 Gallivan Rd ,, .I ii ) ) Al 1ne Rd 1q a:: ~olun r- H llside Dr Ramblewood Dr Lincoln Rd ,, .. a:: C) 0, (l) .. (l) ~ 0. (I) )l) )('\ f- 2(, 2~ ~ ;ll 0. 0"' ~ ,, a:: C: Roman Rd .. Partridge Ct )) 0 0 ,, .. a:: H C: :'ll ..J G) 2 33 34 Gallagher Rd Harrys Rd Q) :, Deer Trali Dr ,)") Robinson Rd , All a1er Rd Le �TOPOGRAPHY MAP Po a l'.t dJ 850 to 950 ft I c!_' lli.J.o l 000 ft 100 I to 1049 ft 1050 to 1099 ft c-1' 1100 to 1150 ft d 11s1 to 1200 ft ~ 1201 to 34 35 1300 ft �COMPOSITE WETLANDS ~I N I .__. 1.5 Miles Composite, Wetlands ~ Rivers-La~:es " County Border 0 Municipal lllame L. Municipal 1gorder .1 Public Roads ~ Private Roads 35 36 �LAND USE DATA (2000) SOLON"l"WP. I - ..,J P a c, 1.5 Miles Agriculture, XMas Tree Barren Land Commercial (Urban) 36 37 Residential �PUBLIC LANDS I_ ;0 G SOLONlllVP. Jo a d L +~r A"""""""11..,-,...,.. \I _J l / ~ ,. ~---~ ~ 1.5Miles Federal Lands _J State Lands 1(-,sl.'f..?,.~ \ * _j .!_J County Lands Township Lands l Ha r Municipal Lands Ii -~ ..JE'""""'"'""'" - 37 38 ~ - Public Lands (j:,' Rivers-Lakes �SURFACE DEVELOPMENT SOLON TWP. * 1.5Miles NA _J less than 2 % f 2 to 15 % 1 151035% Ha I 35to65% 65 % or more :C, Rivers-Lakes , 38 39 County Border �LAND USE CHANGE BY TYPE GAINED 1990-2000 SOLON TWP. Hat LAND USE CHANGE BY TYPE GAINED FROM 1990 TO 2000 This map shows areas of the county where land use changed between 1990 and 2000. See the table below for general information about the changes. La11d Use Change 1990.2000 W)) 15Miles ■ Urban Agriculture,XMas Tree ml) .. ..., □ Lost II Gained 800) "' i .<: u 60IXl !!l ti 400) < ■ Forest Wetlands LJ earren 200) 0 □Loot 11Gained 40 Non-Forested, Fields NA/ No Change Wetland Bllrr,n 11 '57 2S ~ Rivers-Lakes County Border �Map I. Solon Township Agricultural Preservation Area Overlay Map Legend ~ Agi-icultural preservation area 1111 Public land 1111 Prime and tulique soils 1111 Residential pare.els 41 The map is only approximate. It is only as accurate as the GIS data on which it based The map is based on digital parcel maps obtained from the Leelanau County Department of Planning and Conummity Development. � 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 Solon-Twp_Master-Plan_2013 Creator An entity primarily responsible for making the resource Planning Commission, Solon Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2013-06-13 Title A name given to the resource Solon Township Master Plan Description An account of the resource The Solon Township Master Plan was prepared by the township's Planning Commission and was adopted on June 13, 2013. Subject The topic of the resource Master plan reports Solon Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a0940e4950e29b515fca7331b124a73e.pdf 4e5d711c3dceb837694332b84b499dee PDF Text Text Lakes to Land Regional Initiative Uni q u e R e g i o n . U n i q u e C o m m u n i t i e s . S h a r e d V i s i o n Village of Bear Lake Master Plan J u l y 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �village of bear lake Master Plan jULY 2014 Acknowledgements ALLIANCE FOR EaoNoMro SucoEss Village Council Glen Moore President B R CD Beckett&Raeder Carver Edwards Melanie Ware Ron Ronning Jim Mlejinek Jeff Bair Jackie Johnson Don Hyms Alice Howe Planning Commission Barb Farfsing CHARLES STEWART MOTT FOUNDATION Planning Commission Chair Lakes to Land Leadership Team Jeff Bair David Reed Wendy Austin ROTARY CHARITIES -·~ -- - -$¥) ......." o/ TRAVERSE C I TY Jackie Johnson �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Bear Lake Village People and Land Expectations P-1 People and Places P-11 Infrastructure P-21 Land P-29 Action Plan P-39 Appendix A i Appendix B xv Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Glossary Sources APA - American Planning Association Planner’s Dictionary EPA - Environmental Protection Agency MI NREPA - Michigan Natural Resources and Environmental Protection Act B&R - Beckett & Raeder, Inc. Blight Unsightly condition including the accumulation of debris, litter, rubbish, or rubble; fences characterized by holes, breaks, rot, crumbling, cracking, peeling, or rusting; landscaping that is dead, characterized by uncontrolled growth or lack of maintenance, or damaged; and any other similar conditions of disrepair and deterioration regardless of the condition of other properties in the neighborhood. (Lincoln, Nebr., APA) Buffer (also screening) A strip of land, fence, or border of trees, etc., between one use and another, which may or may not have trees and shrubs planted for screening purposes, designed to set apart one use area from another. An appropriate buffer may vary depending on uses, districts, size, etc., and shall be determined by the [appropriate local board]. (Pomfret Township, N.Y., APA) An area of land, including landscaping, berms, walls, fences, and building setbacks, that is located between land uses of different character and is intended to mitigate negative impacts of the more intense use on a residential or vacant parcel. (Dona Ana County, N.Mex., APA) A strip of land with natural or planted vegetation located between a structure and a side or rear property line intended to separate and partially obstruct the view of two adjacent land uses or properties from one another. A buffer area may include any required screening for the site. (Charlotte, N.C., APA) Open spaces, landscaped areas, fences, walls, berms, or any combination thereof used to physically and visually separate one use or property from another in order to mitigate the impacts of noise, light, or other nuisance. (Clarkdale, Ariz., APA) Man-made or natural vegetated area with plantings to protect adjacent permitted residential uses from noise, odor, dust, fumes, glare, or unsightly storage of materials in commercial or industrial districts. (Rock Hall, Md., APA) Buffer zone (also transitional zone): Districts established at or adjoining commercial-residential district boundaries to mitigate potential frictions between uses or characteristics of use. Such district regulations may provide for transitional uses, yards, heights, off-street parking, lighting, signs, buffering, or screening. (Miami, Fla, APA.) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Cottage Industry (also home-based business; home occupation) A small, individual-owned business or concern that functions without altering the residential character of the neighborhood, and which does not create any negative impacts on the public health, safety, and general welfare of the adjacent property owners. (Dona Ana County, N.Mex, APA.) A business in a residential area conducted primarily by the residents of the property manufacturing artistic, handicraft, and other craft items. (Monterey County, Calif., APA) A processing, assembling, packaging, or storage industry, generally employing fewer than 20 persons, conducted wholly within an enclosed building located on a site isolated from other such uses, generating low traffic volumes and with little or no noise, smoke, odor, dust, glare, or vibration detectable at any property line. (Multnomah County, Ore., APA) A use conducted for the generation of revenue entirely within a dwelling, or in an accessory structure located on the same lot or tract as a dwelling, which complies with the requirements of [local code]. The use must: be clearly incidental and secondary to the use of the property for residential purposes; not change the character of the structure or area; or have any exterior evidence of the workshop. Home workshops are intended to be limited to low intensity uses that produce or repair a product, but can be operated in such a way that they do not adversely affect adjacent properties. (Fort Wayne, Ind., APA) Conservation Easements A nonpossessory interest in real property imposing limitations or affirmative obligations, the purposes of which include retaining or protecting natural, scenic, or open space values of real property; assuring its availability for agricultural, forest, recreational, or open space use; protecting natural resources; or maintaining air or water quality. (Muskegon, Mich., APA) A nonpossessory interest in land that restricts the manner in which the land may be developed in an effort to conserve natural resources for future use. (Rock Hall, Md., APA) Anonpossessory interest of a holder in real property imposing limitations or affirmative obligations for conservation purposes or to preserve the historical, architectural, archaeological, or cultural aspects of real property. (Concord, N.C., APA) An easement intended to protect, preserve, and conserve a natural feature, which shall prohibit the construction of any buildings or structures within the easement and shall prohibit the removal of all vegetation, except that which is necessary for protecting the public health and safety and/or according to an approved forest management plan, where required. (Wayne County, Ohio, APA) Dark Sky Provisions An ordinance or portion thereof designed to protect and promote the public health, safety and welfare, the quality of life, and the ability to view the night sky, by establishing regulations and a process of review for exterior lighting. (Ketchum, Idaho, B&R) Existing Land Use Map A map depicting the use of each parcel at the time of the writing of a master plan. (B&R) Future Land Use Map A map depicting the intended land use in each area of a jurisdiction. (B&R) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Impervious Surface Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, graveled areas, sidewalks, and paved recreation areas. (Lake County, Ill., APA) Any nonvertical surface artificially covered or hardened so as to prevent or impede the percolation of water into the soil mantle, including but not limited to roof tops excepting eaves, swimming pools, paved or graveled roads, and walkways or parking areas and excluding landscaping, surface water retention/detention facilities, access easements serving neighboring property, and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of [county] requirements to site features over which the applicant has no control. (King County, Wash., APA) Any material that substantially reduces or prevents the infiltration of stormwater into previously undeveloped land. “Impervious area” shall include graveled driveways and parking areas. (Sandy, Ore., APA) A surface consisting of asphalt, concrete, roofing material, brick, paving block, plastic, or other similar material which does not readily absorb water. (Bayfield County, Wisc., APA) Any material which prevents, impedes, or slows infiltration or absorption of storm water directly into the ground at the rate of absorption of vegetation-bearing soils, including building, asphalt, concrete, gravel, and other surfaces. (Traverse City, Mich., APA) Low Impact Development An approach to land development (or re-development) that works with nature to manage stormwater as close to its source as possible. (EPA) Open Space land free of human structures, including non-permeable surface coverings to be used for parking. Open space may be privately owned and used for agriculture, forestry, or other commercial, recreational or aesthetic purposes. Open space may also be publicly owned land for parks or resource preservation. (EPA) Overlay zoning district An area where certain additional requirements are superimposed upon a base zoning district or underlying district and where the requirements of the base or underlying district may or may not be altered. (Milwaukee, Wisc., APA) A special district or zone which addresses special land use circumstances or environmental safeguards and is superimposed over the underlying existing zoning districts. Permitted uses in the underlying zoning district shall continue subject to compliance with the regulations of the overlay zone or district. (Merrimack, N.H., APA) A zoning district to be mapped as an overlay to a use district and which modifies or supplements the regulations of the general district in recognition of distinguishing circumstances such as historic preservation, wellhead protection, floodplain or unit development while maintaining the character and purposes of the general use district area over which it is superimposed. (Lancaster, Ohio, APA) Provides for the possibility of superimposing certain additional requirements upon a basic use zoning district without disturbing the requirements of the basic use district. In the instance of conflicting requirements, the stricter of the conflicting requirement shall apply. (Racine County, Wisc., APA) A district established by ordinance to prescribe special regulations to be applied to a site in combination with the underlying or base district. (Blacksburg, Va., APA) Zoning districts that extend on top of more than one base zoning district and are intended to protect certain critical �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � features and resources. Where the standards of the overlay and base zoning district are different, the more restrictive standards shall apply. (Hilton Head, S.C., APA) Screening (also berm; buffer; fence; visual obstruction) (1) A method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation; and (2) the removal of relatively coarse floating or suspended solids by straining through racks or screens. (Siskiyou County, Calif., APA) A method of visually shielding or obscuring an abutting or nearby use or structure from another by fencing, walls, berms, or densely planted vegetation. (Clarkdale, Ariz., APA) The treatment created with landscaping or a decorative two-dimensional structure to visually conceal an area or on-site utilitarian use that is considered unattractive. (Burien, Wash., APA) Sedimentation Control Ordinance An ordinance or portion thereof designed to manage the effects solid particulate matter, including both mineral and organic matter, that is in suspension in water, is being transported, or has been removed from its site of origin by the actions of wind, water, or gravity and has been deposited elsewhere. (MI NREPA part 91) Sense of Place (also community character; community of place) The constructed and natural landmarks and social and economic surroundings that cause someone to identify with a particular place or community. (Wisconsin Department of Natural Resources, APA) The characteristics of a location that make it readily recognizable as being unique and different from its surroundings and that provides a feeling of belonging to or being identified with that particular place. (Scottsdale, Ariz., APA) Environmentally Sensitive Areas Environmentally sensitive areas include important natural resources such as sensitive topographic features (i.e. steep slopes (>15%)), geologic/geomorphic formations, sinkholes and karst terrain; scenic vistas/overlooks/lookouts; and public and private forest and woodlands. These areas also include wildlife management areas/natural areas designated for the protection of wild animals, within which hunting and fishing are either prohibited or strictly controlled. Identification of environmentally sensitive areas in your community can assist the community protect these important resources. (EPA) Setback (also lot definitions) The minimum distance by which any building or structure must be separated from a street right-of-way or lot line. (Blacksburg, Va., APA) The required distance between every structure and the lot lines of the lot on which it is located. (Doylestown, Ohio, APA) The distance between a street line and the front building line of a principal building or structure, projected to the side lines of the lot and including driveways and parking areas, except where otherwise restricted by this ordinance. (Duluth, Ga., APA) Erosion The removal of soil through the actions of water or wind. (APA) The detachment and movement of soil or rock fragments, or the wearing away of the land surface by water, wind, ice, and gravity. (Champaign, Ill., APA) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i The general process by which soils are removed by flowing surface or subsurface water or by wind. (St. Paul, Minn., APA) The process by which soil particles are mobilized and transported by natural agents such as wind, rainsplash, frost action, or surface water flow. (Burien, Wash., APA) Detachment and movement of soil, rock fragments, refuse, or any other material, organic or inorganic. (Sandy, Ore., APA) The detachment and movement of soil, sediment, or rock fragments by water, wind, ice, or gravity. (Cudahy, Wisc., APA) The wearing away of the ground surface as a result of the movement of wind, water, ice, and/or land disturbance activities. (Minneapolis, Minn., APA) The wearing away of land by the action of wind, water, gravity or a combination thereof. (Grand Traverse County, Mich., APA) Stormwater Management (also drainage) Any stormwater management technique, apparatus, or facility that controls or manages the path, storage, or rate of release of stormwater runoff. Such facilities may include storm sewers, retention or detention basins, drainage channels, drainage swales, inlet or outlet structures, or other similar facilities. (Champaign, Ill., APA) The collecting, conveyance, channeling, holding, retaining, detaining, infiltrating, diverting, treating, or filtering of surface water, ground water, and/or runoff, together with applicable managerial (nonstructural) measures. (Redmond, Wash., APA) The system, or combination of systems, designed to treat stormwater, or collect, convey, channel, hold, inhibit, or divert the movement of stormwater on, through, and from a site. (Temple Terrace, Fla., APA) Vegetative Buffer (also riparian) An area extending landward from the ordinary high-water mark of a lake or stream and/or from the edge of wetland that provides adequate soil conditions and native vegetation for the performance of the basic functional properties of a stream corridor and other hydrologically related critical areas. . . .(Yakima County, Wash., APA) Viewshed The area within view from a defined observation point. (California Planning Roundtable, APA) A visually sensitive area that is visible from a defined observation point. (Loveland, Colo., APA) Zoning District (also base zoning district; land-use classification) A section of the city in which zoning regulations and standards are uniform. (Wood River, Ill., APA) Any district delineated on the official zoning district map under the terms and provisions of this code or which may hereinafter be created subsequent to the enactment of this code for which regulations governing the area, height, use of buildings, or use of land, and other regulations relating to development or maintenance of existing uses or structures, are uniform. (Hedwig Village, Tex., APA) An area or areas within the limits of the city for which the regulations and requirements governing use, lot, and size of building and premises are uniform. (Hopkins, Minn., APA) Any section, sections, or divisions of the city of which the regulations governing the use of land, density, bulk, height, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i and coverage of buildings and other structures are uniform. (Cabot, Ark., APA) A land use area or zone established by this title for the designated intent. (Sandy, Ore., APA) A designated area of the territory of the city within which certain uniform zoning regulations and requirements, or various combinations thereof, apply as set forth in this title. (Santa Rosa, Calif., APA) A part, zone, or geographic area within the city or under its extraterritorial jurisdiction within which certain zoning or development regulations apply. (North Liberty, Iowa, APA) A portion of the city within which certain uses of land and buildings are permitted, and certain other uses of land and buildings are prohibited, or within which certain yards and other open spaces are required, or within which certain lot areas are established, or within which certain height limits are required for buildings, or within which a combination of such aforesaid regulations are applied, all as set forth and specified in this title, or any of the districts with which any combining regulations are combined. (Richland, Wash., APA) Zoning Map (also official map) A map that graphically shows all zoning district boundaries and classifications within the city, as contained within the zoning code, which is signed by the community development director and on file in the planning department. (Escondido, Calif., APA) The map adopted as an ordinance by the municipality that delineates the extent of each district or zone established in the zoning ordinance. (Grand Forks, N.Dak., APA) The map or maps that are a part of this zoning code and that delineate the boundaries of all mapped zoning districts within the physical boundary of the city. (Newport, R.I., APA) The map and any amendments thereto designating the zoning districts, incorporated into this ordinance by reference. (Wood River, Ill., APA) The map delineating the boundaries of zones which, along with the zoning text, comprises the zoning ordinance. (North Liberty, Iowa, APA ) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first 1.8 Manistee Historic Salt and Logging Operations Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Homestead Tw p. L e k a M i i h c Inland 1\vp. I Beulah Elberta II BENZIE CO. Frankfort GRAND TRAVERSE CO. II Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i- -- -- --- --11- Platt Lake I Benzonia I ·---------:I- n a g : Col fax 'l\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Ar adia Tw11. Springdale ·1 "P- Bear Lake - - - - - -- -- -~ Bear Lake :' Cleon 'l\,•p. Maple Cl'Ove 1\vp. Onekama Portage Lake Ma1i lla 1\vp. Bear Lake Twp. ____ i Kaleva _. _ - - - - - -; --,_ Brown Twp. - - - -------------······ ! t Dickson 1\vp. I I I Manistee ''I --- --- --- --- --f-- .. .. ·-.. .... -- .... -- -- ·- -- -- .. .. ·- - Eastlake Suonach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Area of Influence ,----' Area of Influence J MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library "---- Participating Communities I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement El Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. I County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse 8 R , Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MA ISTE•: CO TV \1ASTE R PLA. 2008 .Adopl~d Januar,· 10, 1009 A Manistee County LLUUt. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... U,....°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Bear Lake Village People and Land Adopted J u l y 1 6, 2014 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 4.1: Proposed crosswalk striping 4.2: Demographic dashboard 4.3: Net worth 4.4: Poverty by household type 4.5: Retail marketplace summary 4.6: Village of Bear Lake “workshed” 4.7: Seasonal and vacant housing table 4.8: Road conditions 4.9: Trails 4.10: Renewable energy potential 4.11: Proposed Merit fiber-optic network 4.12: Broadband service inventory 4.13: Land dashboard 4.14: Natural features map 4.15: Existing Land Use table and map 4.16: Future Land Use map 4.17: Zoning plan 4.18: Action plan 4.19: Capital improvements plan P-6 P-12 P-14 P-15 P-17 P-18 P-19 P-22 P-23 P-24 P-26 P-27 P-30 P-31 P-32 P-34 P-37 P-39 P-41 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 Expectations At their visioning session, Village of Bear Lake residents were not only practical but synergistic, combining employment with recreation and capital improvements with community building. The first priority of attendees at the Village of Bear Lake vision session was job creation, using the words “stagnant” and “development challenged” most frequently to describe their community. Noting that transportation improvements to support manufacturing and industry are not anticipated, they preferred instead to promote technology and access to services. They placed particular emphasis on stabilizing the seasonal economic cycle, indicating that year-round jobs would lead to year-round residents and vice versa. One challenge ahead may be the reconciliation of that goal with the Village’s interest in a future shaped by recreation. Though their proposed skateboard park would likely only see fair-weather usage, the proposed dog park may have a greater potential for some wintertime use­—especially in conjunction with an increase in year-round residents. Visioners felt the community had done a good job putting on events that span the calendar, naming Bear Lake Days in July and the holiday-themed Sparkle in the Park. The Bear Lake Promoters, sponsor of both events as well as an autumnal “Trunk or Treat,” was the first name offered when the group was asked who should “be in the sandbox” to offer guidance, support, and elbow grease. Residents were most proud of their school, at which the visioning session was held, and their water system. The Village of Bear Lake has a public water system consisting of two wells drilled into a primary aquifer. The community has participated in a Wellhead Protection Program funded by the state of Michigan since 2000, which seeks to determine the direction from which the water supply reaches the wells in order to determine any potential for contamination and to help plan for future well sites and land use. A remaining goal is the installation of a solid waste management (sewer) system, envisioned to be an innovative, affordable improvement with significant community buy-in. The following pages present “Cornerstones,” or goals formulated by the Village of Bear Lake Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 Cornerstone Create a revitalized and vibrant downtown in the Village of Bear Lake. The Village of Bear Lake is nicely located on US-31 and adjacent to the shores of Bear Lake. The downtown is the center of activity for residents of the Village and surrounding Bear Lake and Pleasanton Townships. The Village is made up of historic neighborhoods with tree-lined streets and sidewalks that lead the traveler to the the lake, schools, shopping, post office and other important places of civic engagement. The downtown, however, is the heart of activity. Ensuring that the Village remains walkable and connected to the assets of the community is very important. Also of great importance is working at building a downtown made up of businesses that showcase unique shops, a grocery and hardware store, coffee shops and much more. These businesses will service the patrons of not just the Village and surrounding Townships but also the many folks who are enjoying the abundance of recreational activities and other attractions found in the region. Seasonally sustainable, the future of the business district in the Village will be made up of commerce that is both seasonal in nature as well as available year round. In addition, the residents understand that a revitalized and vibrant downtown requires that people live and work in unison within the area, so accommodating residential uses in the downtown is encouraged. It is the hope that when a family looks to the Village to relocate in, they will see not only the quality of the school system, the availability of work, and access to an abundance of recreation, but a downtown that is well cared for and bustling with activity. A vibrant and viable downtown is an important economic component. Building blocks 1. Identify in the community master plan a public policy which encourages the revitalization of downtown Bear Lake. 2. The Village of Bear Lake will strive to establish a downtown business association. 3. Encourage retail and service businesses to locate in the Village downtown. 4. Encourage appropriate development and conformance with current building, fire, and blight codes. 5. Redevelop underutilized and brownfield properties in the downtown area. 6. Investigate the possibility of starting a Michigan Main Street program. 7. Investigate the possibility of starting a Chamber of Commerce. 8. Spearhead community based festivals such as Christmas in Bear Lake festival and ice sculpture festival. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 Cornerstone Improve the visual appearance and character of the Village to foster a healthy and desirable community in which to live, shop, work, and play. The Village of Bear Lake was once a thriving and energetic community, a desirable locale in which to set roots. While located near more highly populated centers of commerce, it is far enough away to warrant being more than a mere “bedroom community.” One ingredient that may prevent the Village from actualizing its true potential is its appearance. While many property owners take pride in their yards, homes, and store-fronts and have worked to keep their appearances above reproach, a few sore spots remain in need of spit and polish. Being blessed by adjoining one of the most scenic inland lakes in the state, the community is looking to build upon its already established character as a premier destination and outdoor playground. This character development means establishing a unified look that shapes all the elements of the community. Through streetscape amenities, well-maintained properties, Building blocks and architectural character, the Village will be able to develop a “brand” and become known for that unique 1. Seek funding and use the Complete Streets character. Once developed, the Village can then market recommendations to make street improvements itself in order to share all of its unique and much soughtwhich include installing sidewalks, street lights, after qualities. street trees, planters, benches, and curbing 2. 3. 4. 5. 6. 7. 8. Foundation where appropriate in the neighborhoods and business districts. Work with MDOT to make improvements to US31, including traffic-calming techniques on the business district portion, lower speeds, appropriate on-street parking configurations, and new curb designs and sidewalks. Establish clearly marked pedestrian crossings on US-31 roadway to assist in the safe movement across the highway. Develop and enforce a zoning ordinance. Develop landscape standards as part of the site plan review process in the zoning ordinance. Decide upon community character criteria – what do we want the physical aspects of the Village to look like? Develop design guidelines for commercial and residential development that specifies the community character through architectural elements and landscaping. Seek opportunities to apply for grants to assist home and business owners with repairs and restoration. Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 Cornerstone Eliminate blight. The State of Michigan Brownfield Redevelopment Authority Act (PA 381 of 1996) defines “blight” as property which 1) has been declared a public nuisance in accordance with state and local building, housing, plumbing, fire, or local ordinance, 2) is an attractive nuisance to children, 3) is a fire hazard, 4) has utilities serving the property or buildings in such disrepair that the property is unfit for its intended use, 5) is tax reverted, 6) is owned by a land bank, or 7) has sufficient demolition debris buried on the site that it is unfit for its intended use. So, blight comes in many forms—and in all of them, it is the responsibility of the local unit of government to monitor and manage its removal. Building blocks 1. Adopt and enforce a blight ordinance. 2. Adopt a local property maintenance ordinance. 3. If a parcel has contaminated property, work with the Manistee County Brownfield Authority on remediation efforts and strategy. 4. Encourage coordination among the Village and adjoining townships wiht regard to adoption and enforcement of clean-up requirements for blighted properties to preserve property values and quality of life. 5. Investigate collaboration with Bear Lake Township on combined code and zoning enforcement services. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 Cornerstone Ensure that the community has adequate and responsive public safety personnel, facilities, and equipment. It is crucial that the Village of Bear Lake and Bear Lake Township remain connected in terms of fire and rescue services. Keeping the streets clear of snow and sanded during the winter months and maintaining streets within the Village’s jurisdiction are extremely important but becoming more difficult with aging and deteriorating equipment. In addition, numerous other safety concerns crop up including sidewalks and retaining walls to name but two. Building blocks 1. 2. 3. 4. 5. 6. Continue to support Bear Lake Township’s efforts to maintain a high-quality Fire and Rescue Department. Investigate ways to replace damaged sidewalks and to install sidewalks leading to the school. Actively seek grants to replace aging equipment such as plow trucks, mowers, pick up trucks, loaders, and the like. Replace the railroad tie retaining wall at the north entrance of Hopkins Park. Update the restroom facilities serving Hopkins Park to bring them up to current codes. Move the Village Hall and all operations to the former Baptist Church building and ensure that the new building meets all applicable codes. 7. Look into designating the neighborhoods as historic districts with the National Historic Register. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Develop and enhance recreational and historical opportunities and facilities. As the heart of the Greater Bear Lake area, the Village of Bear Lake is poised to serve as a hub of recreational opportunities. Cooperation with Bear Lake School and Bear Lake and Pleasanton Townships is crucial. Better utilization of Hopkins Park by all stakeholders, increased usage of Harry Cosier Court where pickleball is now played, and greater use of Village Park all need to be explored. Although the Bear Lake area has a number of bicycle routes, the Northwest Michigan Regional Non-Motorized Strategy (2008) does not include a regional trail through or near the Village of Bear Lake. Village Park sits ready to fulfill its mission as a “hub” for bicyclists, travelers, and residents. Finally, the Village needs to chronicle and preserve its history for future generations as well as protect the scenic vistas available near Bear Lake. Building blocks Smith Lynn Maple Wise Virginia 1. Support increased usage of current facilities like the public boat launch, 4.1: Proposed crosswalk striping Hopkins Park, and all its facilities. 2. Look for ways to improve the playground and shelter house in Hopkins Park. 3. Position Village Park as a hub for bicyclists, travelers, and residents, providing safe access to the rear of the park with off-street parking in the Bear Lake s Museum parking lot. kin Locust op H 4. Define off-road/off highway routes to connect with Pleasanton and Bear Lake Townships’ snowmobile and bicycle trails. St. Lake 1/ 5. Support the development of a regional trail utilizing Potter Road to connect US3 US-31 (Bear Lake) with M-22 (Onekama, Pierport, and Arcadia). 6. Support a Community Center that would service all of “Greater Bear Lake.” Main 7. Support a Senior Center to service the needs of the area’s aging population. Main St. e Sout h Sh or 8. Support the establishment of a Bear Lake Historical Society. t 9. Continue to improve the facilities of the Bear Lake Museum, being sure itWes meets all current codes. 10. Identify sites and establish land use plans and zoning that preserve scenic vistas and cultural and historic sites. 11. Improve wayfinding through signage and maps and the “Explore the Shores” website. 12. Collaborate with Bear Lake and Pleas­anton Townships on the preparation of a joint 5-Year Michigan Department of Natural Resources Recrea­tion, Open Space, and Greenway Master Plan. 13. Collaborate with all adjoining governmental entities to make better use of all area recreational facilities by exploring a coordinated Recreation Plan. 14. Investigate the feasibility of working with Bear Lake and Pleas­anton Townships to establish a regional recreation authority. 15. Request that MDOT stripe US-31 at key places to allow for pedestrian crossings from the east side to the west side, connecting the neighborhoods and business district to Bear Lake. Two recommended places for striping are at the Memorial Park deck and next to the bank. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Cornerstone Improve Hopkins Park for enhanced recreational opportunities. The Village of Bear Lake has the foundation for excellent recreational facilities in Hopkins Park, Harry Cosier Court, Village Park, boat launch, and Hopkins Park Access. The Village, Bear Lake Township, and Pleasanton Township all share access to Bear Lake, which is a draw for many year-round and seasonal residents. Although residents and visitors have access to area wide lakes, local public schools, and state and national forests, many of the communities lack basic recreational assets like playgrounds, bike paths, and parks designed for outdoor events. The combined 2010 US Census population of the three communities was 2,855 residents. Based on the number of seasonal housing units, the summer population can easily increase by another 1,500 residents. Collectively, the three communities could support a small park system and program. Building blocks 1. Focus on updating Hopkins Park campground and waterfront park. 2. Research a docking, launching, and boat cleaning station for public access site. 3. Improve the restrooms of Hopkins Park, bringing them to code and making them more accessible for all visitors to downtown. 4. Improve the shelter house at Hopkins Park. 5. Improve the playground at Hopkins Park. 6. Install wifi in Hopkins Park. 7. Investigate ways for campers to hook up directly to sewer facilities in Hopkins Park. 8. Redesign or incorporate the Veterans Memorial Park deck into the nonmotorized pathway linking the neighborhood, businesses, and park. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Improve the quality of our surface water and groundwater. The Greater Bear Watershed extends into 13 townships, 3 villages, and the Little River Band of Ottawa Indians reservation, encompassing a total of 204 square miles or 130,800 acres. All of the Village of Bear Lake is located within the Greater Bear Watershed. Land surrounding Bear Lake forms the Bear Lake Sub-watershed, which outlets to Little Bear Creek. The inland lakes, including Bear Lake, and the numerous tributaries are recreational, cultural, wildlife, and tourism assets for Manistee County. Bear Lake is the largest of the inland lakes within the watershed. The quality of surface water is influenced by a variety of sources including septic fields, feed lots, gas and oil exploration, land use, and inappropriate storage and disposal of materials. In addition to surface water, groundwater is important because it is the primary source of potable drinking water for residents. Again, the quality of the groundwater can be influenced by the same sources. Because water, both surface and groundwater, is so important to the health of residents and the economy, its protection and improvement is vital. Building blocks 1. Continue to support the efforts of the Bear Lake Watershed Alliance, Bear Lake Property Owners Association, and the Lake Management Board to keep the lake clean and free from invasive species. 2. Develop a shoreline inventory of Bear Lake to identify priority locations for restoration projects. 3. Support enforcement of wellhead protection ordinances. 4. Support a sewer system if price is financially feasible for Village residents and businesses. 5. Assure that all septic tanks are functioning properly 6. Support development of a locally generated and state approved contingency plan and training for first respondents for road accidents involving fuel or other hazardous materials to minimize runoff to surface waters of Bear Lake and Bear Creek. 7. Support local efforts to prohibit artificial feeding of waterfowl in or on the riparian properties adjacent to Bear Lake. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and an area of bustling economic activity attracts people looking to share in its benefits. The population of the Village of Bear Lake was only two citizens fewer in 2010 than in 1990—from 288 to 286 persons. However, the 2000 figure was 318 citizens, a population swell and loss of just about 1%. Stability is projected to continue through 2016. Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may talk about buildings, but it tells us much about the actual people we call neighbors. The Village of Bear Lake’s 193 housing units provide the shelter for its 139 households. This represents about 1.38 housing units per household, a figure that accounts for housing units which do not have a household permanently attached to them but are instead for “seasonal or recreational use.” A detailed discussion follows under “Seasonal Fluctuations.” The average household size is 2.4 persons, the fourth largest in the region. Slightly less than one third of the homes (31.6%, or 61 housing units) were built before 1939, representing the largest proportion of the overall housing stock. The 1940s, 1960s, and 1970s each saw the addition of a few dozen homes before construction tapered off sharply beginning in 1980. Just 16 homes (8.2% of total housing) have been built since. The median home value of $96,000 is the lowest in the region, and less than half (48%) of the owner-occupied homes have a mortgage. The median gross rent of $677 represents one position above the median among Lakes to Land communities. �Demographic Dashboard - Village of Bear Lake - Population 330 320 310 300 290 280 270 260 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan United States Population Growth 4.0% 3.0% 2.0% 1.0% 0.0% -1.0% 1990 2000 2010 2016 (proj.) 2000 2010 -2.0% Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 17% 14% 9% 50% • 7% 8% • 14% • 44% 19% 18% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 0% 11% 25% • 1% Work 3% • 18% • • • • • • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 24% 78% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.4 Prosperity Index person average household size Ratio of jobs to workers I~---------' 0.97 5 ---------1------.1l1 - - - ~ population enrolled in school Plf---------~ high school graduate or higher 1000 Ratio of manufacturing workers to retail workers II H---------" 0.56 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 1.18 -------'----I------1 -------l~-1~ 5 Workers in arts and entertainment 31% t=l------11- - - - - ~ 100% 1 ij-1- - - - - - - - ' 16.5% 1 100% .......----.i i ~--1 -----~ 100% 11-- - - - ~ 100% ll- - - - - ~ 100% Households receiving food stamps lll 68% commuters who drive alone 17.5 minute average commute Employment 136 jobs 140 15.2% unemployment rate 19% Income $35,625 median household income median earnings for workers $26,250 male full-time, year-round earnings female full-time, year-round earnings 10.5% population in poverty 19.5% children in poverty 100% Households receiving cash assistance 5.0% workers who commute $33,594 Children in poverty 16.5% Commuting 100% $17,841 People in poverty 19.5% 17% bachelor’s degree or higher civilian veterans Residents not completing high school 10.5% 92% workers Higher educated residents (bachelor’s degree or higher) 8.5% Education 23% 1000 Number of goods-producing jobs per 1,000 residents 31 $677 median gross rent Number of jobs per 1,000 residents 476 $96,000 owner-occupied median home value I J l ~-----1- - - - - - ~ 100% Top Industrial Sectors 38% educational services 15% retail trade 12% accommodation and food services �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 4 Utility gas heats the most homes (52%), followed by fuel oil/kerosene (25%) and bottled, tank, or liquid petroleum (propane) gas (11%). Wood and electricity each heat about 6% of homes. Education Twenty-three percent of Village of Bear Lake citizens are enrolled in school at some level. The Village boasts an impressive 92% high school graduation rate, higher than two thirds of the Lakes to Land communities as well as the county, state, and national rates. Bachelor’s degrees are held by 16.5% of the population, nearly half of whom (7.2%) have gone on to receive a graduate or professional degree. Income Median earnings for all Village of Bear Lake workers are $17, 841, about 80% of the median earnings for all workers in Benzie and Manistee Counties and about 60-65% of median earnings at the state and national levels. The Village’s median household income of $35,625 was correspondingly low, averaging about 77% of of the figures for the aggregate populations. Both measured within the bottom half among Lakes to Land communities. Earnings data for the Village of Bear Lake presents an interesting singularity: earnings for female full-time, year-round workers are 128% of earnings for male fulltime, year-round workers ($33,594 vs. $26,250). It is the highest difference among the three Lakes to Land communities with higher full-time, year-round female earnings than male, a situation which does not occur at all in any of the larger populations. The American Community Survey provides earnings data by industry for both full-time, year-round workers and for all workers which shed valuable light on the overall data, but it must be strongly tempered with the understanding that the statistically small size of the workforce in the Village of Bear Lake (140 persons) leads to a relatively large margin of error: 20% overall, and in a few cases almost 100%. Some broad strokes can be painted, however. Three industrial categories had sufficient data for full-time, year-round workers to calculate median earnings. Two of them had higher earnins for women than for men: education / health care / social assistance ($64,375 vs. $50,750) and accommodation / food service ($33,594 vs. $18,125). In manufacturing, men earned $40,417 to women’s $22,917. As rare as it is for female full-time, year-round workers out-earn men, it is very nearly unprecendented for all female workers, a pool that includes seasonal and part-time workers, to out-earn all male workers—but that happens in the Village of Bear Lake, too, with female earnings of $24,375 vs. male earnings of $17,292. Here, however, the data suggests that the small sample size may be distorting the results. Only in accommodation / food service do women earn more than men. While the difference is significant at $32,500 vs. $9,844 and affects the largest share of the workforce (40 of 140 workers), the other groups paint an opposing picture: male earnings in the retail trade category are nearly double that of female earnings ($30,179 vs. $15,147) , and men in the educational services field make up just a third of the workers in that category but have median earnings that are nearly seven times that of the women ($46,250 vs. $6,667). 4.3: Net worth Assets Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Total $484,446 $1,258,479 $34,851 $2,135,361 $3,913,137 Original Mortgage Amount Vehicle Loan Amount 1 Total $948,436 $141,890 $1,090,326 Liabilities Net Worth Assets / Liabilities 3.59 Source: Esri Business Analyst �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 5 Single-headed households The vulnerability of one type of household to poverty deserves particular mention: that of single-headed households with dependent children. Although the Census does provide a count of male householders with children and no wife present, it presents only female-headed households in its poverty statistics; most of the research literature follows the same form. This is attributable to two reasons: first, female-parent households make up 25.4% of all families while male-parent households make up just 7.3% (in the Village of Bear Lake, those figures are 22.3% and 2.9% respectively), and second, the 80% female-to-male earnings ratio (which applies selectively in the Village of Bear Lake, as discussed on the previous page) exacerbates the poverty-producing effect. Children in single-headed households are by far the group most severely affected by poverty in the Village of Bear Lake. As Table 4.4 shows, one in five of the village’s 41 households with children lives below the poverty level, but almost half of the 17 female-headed households with children are poor. Combining these two pieces of data, we can see that nearly every single one of the poorest families are headed by single females. Support to single-headed households provides an opportunity to have an appreciable, targeted impact on the well-being of the Village of Bear Lake’s most vulnerable citizens. Flexible work and education schedules, support of home-based occupations, innovations in high-quality and affordable child care, and uniform enforcement of pay equity are all tools that can be used to accomplish such support. The poverty rate in the Village of Bear Lake is 10.5%, one position below the median among Lakes to Land communities and lower than county, state, and national rates (range: 11.114.8%). The rate of poverty among residents younger than 18, 19.5%, is two positions higher than the regional median and within the upper edge of the aggregated benchmarks (range: 17.1-20.5%). A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car 4.4: Poverty by household type Income in the Past 12 Months is Below Poverty Level All families With related children under 18 years With related children under 5 years only Married couple families With related children under 18 years With related children under 5 years only Families with female householder, no husband With related children under 18 years With related children under 5 years only All people Under 18 years Related children under 18 years Related children under 5 years Related children 5 to 17 years 18 years and over 18 to 64 years 65 years and over People in families Unrelated individuals 15 years and over loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. As shown in Table 4.3, the ratio in the Village of Bear Lake is 3.59. This is the highest ratio in the region: nine communities have a ratio of 2.93, and the next highest is 3.23. It is also higher than that of Benzie County, Manistee County, Michigan, and the United States (range: 2.58– 3.02). Occupations This section talks about the occupations and professions in which the 9% 22% 0% 0% 0% 0% 29% 47% 11% 20% 20% 35% 13% 8% 7% 8% 9% 16% Source: American Community Survey 2006-2010 residents of the Village of Bear Lake work, whether or not their places of employment are within the village limits. The most prevalent field among the Village of Bear Lake’s 140 civilian workers is the one encompassing art, entertainment, recreation, accommodation and food services. Thirty-one percent, or 43 workers, cite such an occupation. The second most common industry group was educational services, health care, and social assistance, in which 20 workers (14%) serve. Retail trade and public administration rounded out the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 majority of fields represented (13% and 10% respectively). jobs per 1,000 residents is the fourth lowest figure in the region. The occupational group comprised of educational services, health care, and social assistance is the second highest-paying category in the Village of Bear Lake, with a median income of $43,750. Two of the other groups mentioned above, however, fall in the bottom half of median incomes, with $19,375 for arts / entertainment / recreation / accommodation / food service and $18,750 for retail trade (insufficent data was available to calculate a median for public administration). Overall, three of the four lowest median incomes, ranging from $13,333 to $19,908 (agriculture, forestry, fishing, hunting, and mining is the lowest-paid occupation in the township). Overall, when the village’s industries are ranked by median earnings, 36% of workers are employed in industries in the top half and 64% are employed in industries in the bottom half. The largest concentration of businesses was in arts, accommodation, and food service; those four establishments comprise 18% of all businesses. That category was followed by retail trade and “other services (except public administration),” each of which comprised 14% of the business community with three establishments apiece. Retail and Business Summary This section talks about the businesses and jobs within the Village of Bear Lake, whether or not the proprietors and employees are residents of the township itself. The business summary generated by Esri counts 22 businesses employing a total of 136 people within the Village limits. When compared with the residential population of the Village of Bear Lake, this equates to 476 jobs per 1,000 residents, the fourth highest ratio among Lakes to Land communities. Its 31 goods-producing The greatest number of employees (51, or 38%) work in educational services. About 15% of employees are in retail trade, and another 12% work in the arts, accommodation, and food service. This is significant because nationally, the median earnings of workers in retail, entertainment, and hospitality occupations are about half of the median earnings of all other occupations. Table 4.5 is designed by Esri to provide a snapshot of retail opportunity by presenting the fullest picture possible of both supply and demand. Supply is calculated by combining the Census of Retail Trade, a portfolio of demographic and business databases, and the Census Bureau’s Nonemployer Statistics data to estimate total sales to households by businesses within the study area. To estimate demand, Esri combines annual consumer expenditure surveys from the Bureau of Labor and Statistics with its own proprietary Tapestry Segmentation system, yielding a fairly tailored picture of the purchases likely to be made by the inhabitants of the study area. We can then arrive at the Retail Gap by subtracting the supply from the demand. A negative number, shown in red on the chart, signifies an oversupply or surplus, while the positive numbers shown in green indicate leakage of sales which are presumably being conducted outside the community. Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a household’s second largest expenditure. The H+T Index offers an expanded view of affordability, one that combines housing and transportation costs and sets the benchmark at no more than 45 percent of household income. Under this view, the number of �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 4.5: Retail marketplace summary Industry Group NAICS Motor Vehicle & Parts Dealers Automobile Dealers Other Motor Vehicle Dealers Auto Parts, Accessories & Tire Stores Furniture & Home Furnishings Stores Furniture Stores Home Furnishings Stores Electronics & Appliance Stores Bldg Materials, Garden Equip. & Supply Stores Bldg Material & Supplies Dealers Lawn & Garden Equip & Supply Stores Food & Beverage Stores Grocery Stores Specialty Food Stores Beer, Wine & Liquor Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Clothing Stores Shoe Stores Jewelry, Luggage & Leather Goods Stores Sporting Goods, Hobby, Book & Music Stores Sporting Goods/Hobby/Musical Instr Stores Book, Periodical & Music Stores General Merchandise Stores Department Stores Excluding Leased Depts. Other General Merchandise Stores Miscellaneous Store Retailers Florists Office Supplies, Stationery & Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Nonstore Retailers Electronic Shopping & Mail-Order Houses Vending Machine Operators Direct Selling Establishments Food Services & Drinking Places Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places - Alcoholic Beverages 441 4411 4412 4413 442 4421 4422 4431 444 4441 4442 445 4451 4452 4453 4,464,461 4,474,471 448 4481 4482 4483 451 4511 4512 452 4521 4529 453 4531 4532 4533 4539 454 4541 4542 4543 722 7221 7222 7223 7224 Demand (Retail Potential) Supply (Retail Sales) $412,493 $346,828 $32,166 $33,499 $38,499 $24,416 $14,083 $58,032 $92,922 $74,190 $18,732 $318,703 $266,923 $14,941 $36,839 $216,270 $241,828 $105,831 $74,783 $15,027 $16,021 $58,021 $47,036 $10,985 $524,056 $151,910 $372,146 $66,528 $5,150 $15,977 $4,409 $40,992 $175,910 $129,590 $10,555 $35,765 $207,929 $84,551 $102,313 $9,069 $11,996 $54,261 $0 $0 $54,261 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $786,484 $0 $0 $0 $0 $0 $61,526 $61,526 $0 $0 $0 $0 $94,788 $54,114 $40,674 $0 $0 $0 $0 $0 $0 $103,097 $103,097 $0 $0 $0 Retail Gap Leakage/ Surplus Factor Businesses $358,232 $346,828 $32,166 -$20,762 $38,499 $24,416 $14,083 $58,032 $92,922 $74,190 $18,732 $318,703 $266,923 $14,941 $36,839 -$570,214 $241,828 $105,831 $74,783 $15,027 $16,021 -$3,505 -$14,490 $10,985 $524,056 $151,910 $372,146 -$28,260 -$48,964 -$24,697 $4,409 $40,992 $175,910 $129,590 $10,555 $35,765 $104,832 -$18,546 $102,313 $9,069 $11,996 76.7 100.0 100.0 -23.7 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 -56.9 100.0 100.0 100.0 100.0 100.0 -2.9 -13.3 100.0 100.0 100.0 100.0 -17.5 -82.6 -43.6 100.0 100.0 100.0 100.0 100.0 100.0 33.7 -9.9 100.0 100.0 100.0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 1 0 0 0 0 3 1 2 0 0 0 0 0 0 1 1 0 0 0 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 4.6: Village of Bear Lake “workshed” Gilmore 0 county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. Twp Blaine Twp 0 ' Weldon ~ Pleasanton Twp 17.S minutes Twp Bear ~ kc Bear pke Twp Maple , rove Twp ~n•kama Onekama O Twp 0 Brethren Dickson 0 Twp Manis ti,.,a Tu p .-,,+L..._~ ~ - - - - - - - - - - - ~ - - affordable neighborhoods drops to 28 percent, resulting in a net loss of 86,000 neighborhoods that Americans can truly afford.” CNT’s map has been steadily expanding its coverage since its inception in 2008 and now includes 337 metropolitan areas in the United States. Manistee County has not been analyzed, but Benzie County was considered part of the Traverse City metropolitan area and its neighborhoods are among those that disappear from the affordability map: while the H+T Index shows the average housing cost to be less than 30% of household income for the whole The Village of Bear Lake is one of two Lakes to Land communities in which the American Community Survey found that 100% of workers have some sort of commute. The average commute time of 17.5 minutes, the fifth shortest in the region, is shown in the “workshed” map in Figure 4.6. It covers much of central Mansitee County, stretching up into Benzie County along US-31 and reaching the eastern edge of the City of Manistee. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. While the length of commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment— across the board, driving alone is overwhelmingly the most common method of commuting, and it is the one which maximizes the output of vehicle emissions per commuter. Here, the Village of Bear Lake shines: just 68% of commuters drive alone, by far the lowest percentage in the region (range: 73-90%) and well below the county, state, and national figures (range: 79-86%). The greatest contributor to this figure is the contingent of people who walk to work, making up fully one quarter of the workforce. The village’s compact development pattern �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 makes this possible and provides clear evidence of the positive influence that good urban design can have on the transportation choices available to a community’s citizens. Agricultural Influence Of the 170 acres of land and 258 parcels that make up the Village of Bear Lake, none have an existing land use category of “Agriculture” or “Natural Resource Related.” This makes sense in a village, which is a settlement area defined by its concentration of residents (as opposed to a township, which is defined by its land area and its co-located borders with adjacent townships). Since agriculture requires land which is not currently in use by people, a village is an unlikely place to find it. However, villages do an excellent job of providing for the convergence of a regional agricultural community and are well-suited to create a positive business environment focused on regional food sources. Though Esri business analyst does not list any businesses or employees in the field coded by NAICS as “agriculture, forestry, fishing, hunting,” six workers who live in the village used that classification to describe their occupations, making up about 4% of the workforce. Seasonal Fluctuations The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. The result is a cyclical ebb and flow of people through the region, some to stay for a few hours and some for a few months, all driven by Michigan’s intensely seasonal climate. In many communities, the basic goal of every housing unit is to be occupied. The optimum condition is one in which the number of housing units is only slightly larger than the number of households, with a small percentage of homes empty at any given time to provide choice and mobility to households wishing to change housing units. This percentage is the traditional vacancy rate. Seasonal changes in population, such as seen in the Lakes to Land communities, create an entirely new category of housing units: those for “seasonal or recreational use.” Technically considered “vacant” by the US Census because its rules dictate that a household can only attach itself to one primary housing unit, these homes provide a measure of investment by those seasonal populations that cannot be replicated elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goings-on. In some ways, knowing the percentage of seasonal/recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. Within the Village of Bear Lake, 13.6% of the homes are classified as seasonal or recreational, a figure lower than in each of the two Lakes to Land counties (25% and 33%) but significantly higher than the state and national rates (5.8% and 3.5% respectively). While vacancy data for greater Bear Lake Township suggests a decline in its seasonal residents between 2000 and 2010, the table in 4.7 does not reflect that trend within the Village. Here, seasonal housing units actually increased slightly but were far outstripped by the increase in vacancy related to the loss of population. 4.7: Seasonal and vacant housing table Total Housing Units Occupied Housing Units Vacant Housing Units Seasonal/Recreational/Occasional Use Other Vacant Population Household size 2000 2010 161 132 29 18 13 318 2.56 169 118 51 23 28 286 2.48 Change 5.0% -10.6% 75.9% 27.8% 115.4% -10.1% 0.6% ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problem-solving in this area—precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 2 Roads road surface from 1 to 10; roads rated 5 and above are considered to be at least “Fair.” The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the Figure 4.8 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The closeup in the inset reveals poor conditions along US-31 for the length of the Village, beginning just south of the Village limits and stretching into Pleasanton Township. LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. 4.8: Road conditions Elberta k La e M i i ch g Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. Benzonia Gilmore Twp. an --------;.(:j Joyfield Twp. Blaine Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake + : Weldon Twp. Colfax Twp. r, Thompsonville 22 BENZIE CO. MANISTEE CO. Arcadia Twp. Pleasanton Twp. - _-+ ' Copemish ... Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake I I I I I I I I ------------------- I-------· I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,-- MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 Trails and regional connections session. Their preferred method for accomplishing this is use of the existing county road network to establish a trail network, which would also serve Village residents. Potential collaboration with Onekama Township, Arcadia Township, and Pleasanton Township, all also currently largely devoid of trails, could form the beginning of a sub-regional network. As noted in the Cornerstones and can be seen in Figure 4.9, there are not presently any local or regional nonmotorized trails through the Village of Bear Lake. It’s an absence noted by the citizens of surrounding Bear Lake Township, who made the creation of biking, walking, and hiking trails their third highest priority at the visioning LEELANAU CO. P t la t B BENZIE CO. ay Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta 4.9: Trails k La e M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. ' Onekama I Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail ' ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 4.10: Renewable energy potential Power supply Wind Resource Power Resource Potential Class W/m 2 Village of Bear Lake 1 0-200 2 200-300 Poor Marginal 3 300-400 Fair 4 400-500 - Good 5 500-600 - Excellent 6 600-800 - Outstanding >800 7 - Superb Biomass Resource Metric TonsMear <50,000 50,000 -100,000 Resource Potential CJ Low 17 Marginal 100,000 -150,000 Village of Bear Lake Good 150,000 - 250,000 - Very Good 250,000 - 500,000 - Excellent > soo,ooo - Solar Resource kV\lh /111 2/day < Outstanding Resource Potential 3.5 Moderate > 3.5-4 Village of Bear Lake > 4-5 > 5-6 >6 EPA Tracked Sites o Abandoned Mine Land • Brownfield • RCRA o Federal Superfund O Non-Federal Superfund Good ~ ~ Very Good Excellent Electricity for Village of Bear Lake homes and businesses is available from Consumers Energy Company (Jackson). Natural gas service is available through Superior Energy Company (Kaleva). Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice and Natural Gas Customer Choice programs. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.10 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer The Village of Bear Lake has a public water system, but residents and businesses still rely on individual septic systems. Village residents have moderate difficulty in installing septic systems due to a lack of available yard space. For properties that must install both well and septic systems, there are a number of factors that must be considered. In order to avoid problems such as inadequate water yield, gas in water, salty water, bacteria contamination, or organic chemical contamination, the community must consider probable causes such as road salting, septic effluent from systems in older developed areas, drainage from slopes into improperly sited �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 residential areas, and failure to protect groundwater recharge areas through a lack of buffer zones and development limitations. Density and intensity of development need to be considered as they relate to septic systems and the wellhead, as increased development pressures lead to increasing need for understanding and oversight in well and septic system integrity. In the Village of Bear Lake, the threat of contaminants leaching from the former Sawyer Fruit processing plant poses a potential threat to the wellhead and to the lake. Likewise for a downtown to truly meet its potential, some form of affordable solid waste management is essential. Thus accommodation of an appropriate level of commercial development along US-31 downtown will likely require investigation into an affordable sewer system. Further, the Greater Bear Watershed Management Plan has determined that the Village of Bear Lake is a significant critical storm water runoff area due to its high amount of impervious surface and stormwater sewer system outlets that drain directly into Bear Lake. With this in mind, a comprehensive and critical look at the methods with which the Village deals with water and its sanitary needs is essential. The recently completed Greater Bear Watershed Management Plan details a number of suggestions that will help the Village in protecting Bear Lake and it watershed. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 4.11: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield Gwinn IRON Watersmeet DICKINSON Crystal Falls Sault Ste. Marie, Canada LUCE Eckerman Seney Munising MARQUETTE ALGER Sagola MACKINAC St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT DELTA Petoskey Charlevoix Gaylord ANTRIM Hillman OTSEGO Traverse City LEELANAU Grayling Beulah Manistee Lake City WEXFORD MISSAUKEE GLADWIN REACH-3MC Round I Fiber OCEANA REACH-3MC Round II Fiber CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Howard City Benton Harbor LAPEER Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON OAKLAND Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KENT KALAMAZOO Cassopolis NETWORK INC TUSCOLA SAGINAW SHIAWASSEE IONIA Kalamazoo Berrien Springs BERRIEN SANILAC Saginaw GRATIOT MONTCALM VAN BUREN HURON Bay City MIDLAND Lansing/ East Lansing ALLEGAN ARENAC Midland Grand Rapids Tawas City IOSCO BAY Mt. Pleasant MECOSTA Network Node Gladwin Clare OSCEOLA MASON Oscoda West Branch OGEMAW ROSCOMMON Luther Ludington Merit Fiber ALCONA Houghton Lake LAKE Key Mio Rose City CRAWFORD KALKASKA Cadillac MANISTEE OSCODA Kalkaska GRAND BENZIE TRAVERSE Green Bay Posen PRESQUE ISLE CHEBOYGAN MONTMORENCY ALPENA Alpena CHARLEVOIX Menominee Rogers City MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.11 further shows that the remaining unserved areas are mostly in the inland areas of the counties rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.12: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory ,1 Empire Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Michigan Updated April 1, 2013 Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org i ) Mich'fgail *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, Miles Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. -4i P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. ± Solon Township Almira Township I I Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. 0.325 0.65 Kasson Township I Benzie County 0 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 Photo: Google Earth Land The Village of Bear Lake sits at the south shore of Bear Lake, occupying a patch of land at foot of Bear Lake Township’s highest elevation that rises slightly above the otherwise flat basin surrounding the lake. Michigan’s dazzling wealth of virgin forests had brought settlement to Manistee County by the 1840s, and pioneers fanned out inland in search of farmland after the Homestead Act was passed in 1862. One such enterprising settler was determined to establish a village along Bear Lake; 88 acres were platted and land deals for industry, commerce, and residence were made. get tourists from Chicago to Mackinaw City and offer them plenty of opportunities to engage in local commerce along the way. A 1915 directory notes that “Manistee was the first county to complete the entire route of the West Michigan Pike through its territory where it is part of a system of more than one hundred miles of improved roads, costing upwards of a half a million dollars”—over $11 billion in 2012 dollars. Transportation followed swiftly behind industry, first in the form of horse-drawn carts on the Bear Lake Tram Railway and then as the steel and locomotive Bear Lake and Eastern Railroad. Lumbering established itself as firmly in Bear Lake as it did everywhere else in the northern portion of the state, and the fortunes of the railroad followed its precipitous decline in the early 20th century just as closely. The Village of Bear Lake sits on the “short route” from Manistee to Traverse City, as opposed to the “scenic route” hugging the shoreline. The directory calls it “the center of a prosperous farming region [which] enjoys a large and growing agricultural trade. The business is well taken care of by enterprising merchants, hotel, restaurant, and garage men, and there are a bank, printing office, grist mill, and other business institutions. There are excellent schools and churches, and the village has electric light and cement sidewalks.” But the auto was ready to take its place. US-31 began as the West Michigan Pike, an improved road designed to �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 0 Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes Critical dunes 0-1 degrees: 18.9 acres 11% Low: 765 feet above sea level 1.1-5 degrees: 132.1 acres 78% High: 967 feet above sea level 5.1-9 degrees: 34.6 acres 20% Range: feet 9.1-16 degrees: 15.7 acres 9% 16.1-80 degrees: 0.3 acres 0.2% 0 acres WATER Lakes 0 acres Rivers Wetlands 0 miles Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens): 0 acres Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 0 acres PUBLIC LAND USE Roads Regional Trails Conserved Land State Land Federal Land 5.77 miles 3.4% 0 miles 0 acres 0 acres 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Lake side 4.14: Natural features map ton an as Ple Bear Lake hlan Hig Smith Russell Lynn West I ~ ' Hopkins Chippewa ( !(( ... Golfview Wise Maple Jacobs Hancock Cody -- -- --. -1~ Potter Allen Main Virginia Stuart ' --+ Ronning Euclid Locust e Lak South Shore d Tillson Pleasant s pkin Ho -. ' LAKES TO LAND Village of Bear Lake Natural Features 0 250 500 1,000 Feet V Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Village of Bear Lake Boundary Major Roads Minor Roads Wetland Type: CJ Lowland, Shrub, or Wooded CJ Emergent Slope Degree: CJ 9.1 - 16 16 .1 - 20 1111 8 Updated: 10-18-13 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 Land use The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and subarea planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. A part of the development of the future land use map is a discussion of the major land use issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies that may be undertaken to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What housing, economic development, infrastructure, or other needs should the community plan for? 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into 4.15: Existing Land Use table and map EXISTING LAND USE ACRES: 170 total ------- Agriculture PARCELS: 258 total Forest 1 Leisure Natural Resource Related 0.06 Leisure 8 4 Industrial, Manufacturing, Warehousing 25 Mass Assembly 12 Shopping, Business, Trade Transportation Residential Cottage / Resort Residential Rural 90 69 Residential Settlement Social / Institutional Leisure Activities Unclassified / Vacant 211 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 Pleasanton Bear Lake Pleasant ns pki Ho Euclid Locust Lake Main Virginia Ronning South Shore Hancock Russell Maple Smith Lynn Wise Stuart West Cody Chippewa Hopkins Potter 0 325 650 LAKES TO LAND 1,300 Feet Village of Bear Lake Existing Land Use Data Sources: State of Michigan Geographic Data Library, Village of Bear Lake Planning Commission .... CJ Institutional CJ Recreation / Open Space Shopping, Business, or Trade Vacant Residential, Cottage/Resort 0 Bear Lake Twp Residential, Rural property Residential Settlement Bear Lake Twp; belongs to Village by variance Parcel Boundary �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 4.16: Future Land Use map Pleasanton Bear Lake Pleasant ins Locust Euclid pk Ho So uth Sh ore Main Ronning e Virginia Lak Hancock Russell Maple Stuart Smith Lynn Wise West Cody Hopkins Chippewa Potter LAKES TO LAND 0 295 590 1,180 Feet Village of Bear Lake Future Land Use Data Sources: State of Michigan Geographic Data Library, Village of Bear Lake Planning Commission 11111 Business-Residential CJ Institutional 11111 Recreation / Open Space 0 11111 Residential Settlement 11111 Shopping, Business, Trade CJ Parcel Boundary Bear Lake Twp property Bear Lake Twp; belongs to Village by variance • �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. Future Land Use Categories Residential Settlement This category describes the residential settlement area of the Village which is comprised of small lot residential development patterns arranged along a grid street pattern. Many lots are small, with homes that have front porches and garages located in the rear yard. Trees and sidewalks line the streets. Walkability is superb, and there are obvious connections to the downtown, Bear Lake, library, school, and other civic buildings. This development pattern will continue in infill development and on some of the larger parcels available for development. Newer homes will have to contend with septic systems and their accompanying isolation distance requirements, but because the Village is served by a community wide public water system, development of smaller lots will not beas challenging as if both water and septic systems were needed. With that said, storm water management is an issue as methods to protect the Bear Lake Watershed must be developed. Public water is envisioned to be extended to newly developed lots. Institutional In the Village of Bear Lake, the Institutional future land use category primarily comprises two types of land: Village owned property and public school property. These uses will continue and be supported. The improvements of parks are anticipated, and the continuing efforts to make the Bear Lake School System a school of choice is supported. With that said, the community recognizes the importance of the neighborhood school, as it is often found that neighborhood schools contribute to a sense of community, attract families to live in the adjacent neighborhoods, and increase adjacent housing values. Business The Business area is found along US-31, or Lake Street, between Russell Street and Main Street. In this area the development patterns will continue to include two story mixed use (which includes residential on the 2nd story), zero setback standards, off-street parking, architectural character and unified sign detail, connectivity with Hopkins Park and Bear Lake, and walkability. Other dimensional and use requirements will create a traditional multiple use downtown district where people live, work, and play all in the same area. Care will be given to ensure that the latest standards in storm water management, point and non-point source pollution prevention, and other watershed protection measures and standards are used. Business-Residential The Business-Residential area is found along the route that traverses Main Street between US-31 and Smith Street, Smith Street between Main Street and US-31, and US-31, or West Street, between Main Street and Potter Road. All development in this area will be sympathetic to the residential neighborhoods within and adjacent to it. Commercial development is of the character in keeping with larger lot suburban feel, where walkability is still an option but it is transitioning into the type of businesses that are more auto-oriented. This area has larger parking areas, lots with multiple access points onto US-31, and some single family homes containing a business as the primary use. This type of development pattern will continue, but greater care will be taken to provided shared access points onto US-31, incorporate walkability into site design, and ensure that parking is provided at an appropriate level. Great care will be taken to provide standards that call for character development, including landscaping, signage, access management, and lighting. Lighting will be shielded to avoid excess spill onto adjacent neighbors and will be required to be turned off during nonbusiness hours. How much traffic the business produces will be analyzed to ensure that the neighborhoods are not encumbered by an unacceptable amount of traffic generated. Signs will be displayed that are not lit and are of a size that the community feels are acceptable within the neighborhoods. This segment of business development is a transition into the downtown area and must provide a good first impression of the Village. So while different in density and dimensional requirements, the look and character of this area will develop in collaboration and unison with the Lake Street/US-31 area but will remain sympathetic to the residential neighbors. Recreation and Open Space This category includes public parks such as Hopkins Park. Parks in the Village are supported, and efforts to improve them will occur. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 Zoning Plan The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.17 suggests the establishment of three zoning districts and one overlay zone. The zoning districts and overlay zone proposed include: • • • • Residential Settlement R-2 Multiple Use M-1 Multiple Use M-2 Business District Overlay Zone Multiple Use M-1 Zoning District The Multiple Use M-1 District is intended for US-31/Lake Street between Russell and Main Street. It is hoped that the compact development pattern that is already evident along Bear Lake will continue as this is in keeping with the historic development patterns, is already conducive to promoting walkability, and portrays the downtown character that is desired by the residents. Additional shops that provide services and goods to the residents are desired as infill development. The community may want to consider developing FormBased Codes, which are a method of regulating development to achieve a specific form, character, or look of an area while focusing much less on the type of use occurring with in the building. The architectural design of the buildings and how they relate to each other and to people are the key characteristics of Form-Based Codes. By using Form-Based Codes, the Village will be able to emulate those qualities they most desire in future development proposals much more effectively then with zoning tools alone and will have a greater ability to design the “look” of the community. Business District Overlay Zone The Business District Overlay Zone is meant to be super-imposed over the Multiple Use M-1 District along the segment of US-31 next to Bear Lake. An overlay district is a set of alternative land development requirements that are required in the zoning district for the area in question. Overlay districts have a defined physical boundary and may add or decrease regulations. The Bear Lake Business Overlay Zone would detail key requirements for limiting impervious surfaces, handling and treating of storm water, requiring permeable landscaping standards, reducing setback and other dimensional requirements to allow for buildings to be located directly next to each other, providing for 2nd floor residential living, reducing the off street parking requirements, developing provisions for signage, and may even provide incentives for roof top gardens. Multiple Use M-2 Zoning District The Multiple Use M-2 District is a typical district found in most communities for an unusual area of the Village. It would be located on Smith Street between US-31 and Main Street, extending west on Main toward US-31. The Multiple Use M-2 District will allow uses related to civic needs such as library, post office, banks, and funeral homes. Main Streets often run along the busiest street in the community. However, in the Village of Bear Lake, Main Street may be found in the quiet residential neighborhoods. Most traffic travels on US-31 and doesn’t intersect with Main Street in such a way that would divert the traveler on it, nor would the traveler find land uses that they would typically need as this main street does not have commercial uses such as retail, food establishments, grocery, or gas stations. However, the Village of Bear Lake’s Main Street already contains many uses typically found on ‘main street” — bank, library, post office — that serves the residents of the Village. This future zoning district will continue to allow the existing uses but during the permitting process the Village will take a look at lighting standards, signage, road access, landscaping, traffic impact, and noise. The goal is to allow the uses already present to continue and for additional uses to be added, but at no time do the residents of the Village want to sacrifice their quiet, safe, walkable, friendly neighborhood to commercial growth. This means that lighting will not occur at night after hours, limited hours of operation may be considered, uses that may generate an unacceptable amount of traffic will not be encouraged, sidewalks will be maintained, signage will not be illuminated, and noise will be kept at levels typical of a neighborhood. Compatibility between the business development and residential uses is a goal that residents want to see achieved. These zoning districts, and the regulations that accompany them, work together to strengthen the relationship between the Future Land Use map and the Cornerstones of this master plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 4.17: Zoning plan PROPOSED ZONING DISTRICTS Residential Settlement R-S USES (General) SETBACKS LOT SIZE (Minimum) NOTES Single and Two Family Homes, Home Occupations, Churches, Institutional Front 25’ Rear 15’ Side 10’ 20,000 sq. ft. Add provisions that would allow for front yard encroachment averaging so that front yard setbacks may be reduced upon determining the average setback distance of buildings within 200 feet. Multiple Use M-1 (on US-31) Single, Multi-Family and residential on 2nd floor of commercial buildings, Retail, Finance, Insurance, Wholesale Trade, Construction Services Front 100’ Rear 20’ Side 20’ 40,000 sq. ft. Include road access management standards to minimize curb cuts, include lighting requirements to protect night sky, develop a unified signage theme and requirements to help develop community character Downtown Business District Overlay Used to encourage a wider variety of businesses conducive to a walkable downtown district Zero line setbacks (water and sewage issues must be appropriately handled as per Health Department Standards) Use of existing lots are allowed; lot combination is encouraged for greater flexibility in use and to handle septic systems. The Downtown Business District Overlay District encompasses the area adjacent to Bear Lake on US-31 and is meant to allow for greater development flexibility and watershed protection. Standards to be included that will help in watershed protection include decreasing impervious surfaces by requiring permeable concrete, permeable landscaping requirements and storm water infiltration systems to manage water runoff and that treats the water before it proceeds into Bear Lake. Multiple Use M-2 (on Main Street and Smith Street) Single family and multi-family Front 25’ residential, Banks, Funeral Rear 15’ Homes, Bed and Breakfasts, Side 10’ Home Occupations, Museum, Retail, Post Office, Church, Parks 20,000 sq. ft. Limit the types of businesses to those types that fit into the fabric of a quiet neighborhood. Develop lighting standards to protect night sky and are prohibit illumination during nighttime hours, develop signage standards that call for small, non-illuminated signage. Consider requiring that all proposals conduct a traffic analysis to understand how the traffic generated will impact the neighborhood. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 Action Plan The overall success of the Village of Bear Lake Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase - “the plan was adopted and then sat on the shelf.” The plan is cited as the failure, however, the real culprit was the failure to execute or implement the plan. Implementation of the Bear Lake Village Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.18: Action plan Recommended Implementation Strategy 2013 – 2018 Action Item Description Responsible Party Blight Enforce and develop blight ordinances Village Council Streetscape / US-31 Streetscape for US-31 improvements including signage, sidewalks, traffic calming, pedestrian crossings L2L with Planning Commission Non-motorized trails Work with adjoining townships (Bear Lake and Pleasanton) for non-motorized trail connection L2L with Planning Commission Hopkins Park public facilities Actively seek funding to update present public restrooms and showers at Hopkins Park Village Council and L2L Replace aging Village equipment Actively seek funding to replace aging equipment such as plow truck, mower, pick up truck, loader, etc. Village Council �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 The following is Bear Lake Village’s 2014 Capital Improvements list, as submitted to the Northwest Michigan Council of Governments. The 2014 Call for Economic Development and Recreational Projects For Communities within the Michigan Economic Development Corporation’s (MEDC) Region 2 of the Economic Development Collaboratives The Northwest Michigan Council of Governments (NWMCOG) is tasked with compiling a comprehensive list of Capital Improvements Plans for the MEDC’s Region 2 of the Economic Development Collaboratives, which consists of Antrim, Benzie, Charlevoix, Emmet, Grand Traverse, Kalkaska, Leelanau, Manistee, Missaukee, and Wexford Counties. We are requesting all local units of government within the region share their economic development and recreational projects with NWMCOG for inclusion in a regional Capital Improvements List. By providing this information to NWMCOG, communities will be better positioned to acquire the resources to implement their individual Capital Improvement Plans as it demonstrates greater coordination with other regional partners increasing the region’s capacity to maximize the benefits of public and private resources. Listing your community’s projects in 2014 Capital Improvements List will fulfill state and federal requirements of the Governor’s Regional Prosperity Initiative (PA 59 of 2013) administered under the Michigan Department of Technology, Management, and Budget and the Comprehensive Economic Development Strategy (CEDS) process of the United States Department of Commerce’s Economic Development Administration. If your projects are listed in either your currently approved Capital Improvement Plan (CIP) or Recreation Plan, please send us the requisite plan by email or by mail if no electronic copy is available. Otherwise please use the form that is included below to list your projects. Thank you for participating in the Northwest region’s project listing. If you have any questions please do not hesitate to contact: Scott Gest (Economic Development Projects) (231) 929-5091, scottgest@nwm.cog.mi.us Paul Bussey (Recreational Projects) (231) 929-5053, paulbussey@nwm.cog.mi.us PO Box 506, Traverse City, MI 49685-0506 Regional Prosperity Initiative The State of Michigan’s Regional Prosperity Initiative was enacted to encourage local private, public and nonprofit partners to create vibrant regional economies. Included in the Governor’s FY 2014 Executive Budget Recommendation, the legislature approved the recommended process and the Regional Prosperity Initiative was signed into law as a part of the FY 2014 budget (PA 59 2013). EDA Comprehensive Economic Development Strategy (CEDS) Process The CEDS is designed to bring together the public and private sectors in the creation of an economic roadmap to diversify and strengthen regional economies. The CEDS should analyze the regional economy and serve as a guide for establishing regional goals and objectives, developing and implementing a regional plan of action, and identifying investment priorities and funding sources. The CEDS must contain a section which identifies regional projects, programs and activities designed to implement the Goals and Objectives of the CEDS. Most grants programs including the Public Works and Economic Adjustment Assistance funded by EDA must be consistent with a CEDS approved by EDA for the region in which the project will be located. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 4.19: Capital improvements plan Projects Project Title Project Classification 1 2 3 4 5 6 7 8 9 10 Blight  Economic Development Project  Recreational Project Update Public Park Facilities  Economic Development Project  Recreational Project Streetscape  Economic Development Project  Recreational Project Skatepark; Resurface Pickleball Courts  Economic Development Project  Recreational Project Affordable Sewer System Construction  Economic Development Project  Recreational Project Nonmotorized Trails Brief Project Description Uninhabited, falling-down commercial buildings on US 31; eyesore junk on private property; demolish buildings that are hazardous to the public as they are now. Improvements on existing “shelter house” and picnic area; update playground; need for family entertainment (add facility for family movie night) Infrastructure/in need of underground electric, new lighting, etc.; new sidewalks throughout village, including Smith St & Cody St which are the main streets to the school Need funding for both; as of present there is NOTHING in the village for kids and adult recreation Presently village does not have a sewer system, and therefore no new business can come into village because lots are not big enough for private septics. To incorporate adjoining townships to village.  Economic Development Project  Recreational Project Replace Aging Village Equipment  Economic Development Project  Recreational Project Stormwater Infrastructure  Economic Development Project  Recreational Project Village Boat Ramp / Launch  Economic Development Project  Recreational Project Village Office Remodeling  Economic Development Project  Recreational Project The one truck the village uses is 20+ years old; the village is also in need of a snow plow truck and commercial lawnmower. Present storm water drains flow into lake with no filtering system; some drains are plugged. With our lake being the reason tourists visit Bear Lake, the boat launch and ramp need to be updated; not ADA acceptable. Village recently purchased a building and now it needs to be renovated to include new ADA facilities. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � Appendix A Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. Ducks Unlimited. “Ducks Unlimited Received 11 Great Lakes Restoration Initiative Grants for Conservation in Michigan.” 2011 Conservation Report. http://www.ducks.org/media/Conservation/GLARO/_documents/_library/_conservation/_ states/2011/Michigan_Report2011.pdf 35. National Parks Service. “A Nationalized Lakeshore: The Creation and Administration of Sleeping Bear Dunes National Lakeshore.” Theodore J. Karamanski. 2000. http://www.nps.gov/history/history/online_books/slbe/. Photo: http://www.nps. gov/slbe/images/20060901164502.JPG 38. Michigan Department of Environmental Quality. “Sand Dune Protection.” Undated. http://www.michigan.gov/ deq/0,4561,7-135-3311_4114_4236---,00.html 40. M-22. “About Us.” February 2009. https://m22.com/?category_name=about-us 42. MichiganHighways.org. “Historic Auto Trails.” Last modified March 2013. http://www.michiganhighways.org/indepth/ auto_trails.html 42. Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. Michigan Traffic Crash Facts. “Crash Rate Per Licensed Driver by Age of Driver in All Crashes.” 2011. https:// s3.amazonaws.com/mtcf.pubs/2011/veh_17.pdf 43. Michigan Department of Transportation. “North Region Winter Level of Service for 2011-2012.” Approved October 2011. http://www.michigan.gov/documents/mdot/MDOT_LoS_map_North_08-09_FINAL_255162_7.pdf 46. United States Army Corps of Engineers. “Great Lakes Navigation System: Economic Strength to the Nation. Last modified March 2013. http://www.lre.usace.army.mil/Portals/69/docs/Navigation/GLN_Strength%20to%20the%20Nation%20Booklet 2013v2_final2w.pdf 46. United States Army Corps of Engineers. “Great Lakes Harbors.” Arcadia, Frankfort, Manistee, Portage Lake entries all last modified April 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets.aspx 47. RRHX: Michigan’s Internet Railroad History Museum. “The Evolution of Michigan’s Railroads.” Undated. http://www. michiganrailroads.com/RRHX/Evolution/EvolutionProjectDescription.htm �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i i 50. Airnav.com. “Airports.” Updated May 2013. http://www.airnav.com/airport/KMBL; http://www.airnav.com/airport/ KFKS; http://www.airnav.com/airport/7Y2 50. The Rotarian. “Soaring on a Shoestring,” Karl Detzer. December 1939, Volume LV No. 6, p. 16-18. Accessed via books. google.com. 53. Annals of the American Academy of Political and Social Science. “Educational Value of Public Recreation Facilities,” Charles Mulford Robinson. March 1910, Vol. 35, No. 2, pp. 134-140. http://www.jstor.org/stable/1011260 53. Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i v Tab 4 – by Subject Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. Data extracted March 2013. http://www.michigan.gov/midashboard/0,4624,7-256-59631--,00.html Michigan Transportation Asset Management Council. “PASER Collection.” Accessed March 2013. http://www.mcgi.state.mi.us/ MITRP/Educ_Training/PASERCollection.aspx Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “Michigan Service Areas of Electric and Gas Utilities.” Data extracted March 2013. http://www.dleg.state.mi.us/cgi-bin/mpsc/electric-gas-townships. cgi?townsearch=p* Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “MPSC Issues Annual Report on Renewable Energy.” February 2013. http://www.michigan.gov/mpsc/0,4639,7-159-16400_17280-295134--,00.html United States Environmental Protection Agency. “Michigan Renewable Energy Maps.” Data extracted March 2013. http://www. epa.gov/renewableenergyland/maps_data_mi.htm Connect Michigan. “My ConnectView” interactive map. Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif West Michigan Pike Association. “Maps, Routes, and Tourist Directory of the West Michigan Pike.” 1915. http://www. beachtowns.org/images/WestMichiganPike_1915Directory.pdf United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject POPULATION 1990 2000 2010 2016 (proj.) HOUSING OCCUPANCY Total Housing Units Owner-occupied Renter-occupied Seasonal/Recreational/Occasional use Vacant - For Sale, For Rent, etc. EDUCATIONAL ATTAINMENT Population 25 years and over Less than high school High school graduate and equivalency Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Percent high school graduate or higher Percent bachelor’s degree or higher SCHOOL ENROLLMENT Population enrolled in school CLASS OF WORKER Civilian employed population 16 years and over Private wage and salary workers Government workers Self-employed in own not incorporated business workers Unpaid family workers Private sector jobs INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median household income (dollars) Very low income Low income Moderate income High income Very high income Bear Lake Village Estimate Percent 288 318 286 283 NA 1.04% -1.01% -0.17% 169 85 33 23 28 169 50.3% 19.5% 13.6% 16.6% 237 20 103 42 33 22 17 (X) (X) 237 8.50% 43.50% 17.70% 13.90% 9.30% 7.20% 91.60% 16.50% 66 23.08% 140 140 109 26 1 77.90% 18.60% 0.70% 4 78.6% 2.90% 139 6 2 27 33 42 13 13 3 0 0 35,625 35 33 55 16 0 139 4.30% 1.40% 19.40% 23.70% 30.20% 9.40% 9.40% 2.20% 0.00% 0.00% (X) 25.2% 23.7% 39.6% 11.5% 0.0% Per capita income Median earnings for workers (dollars) Median earnings for male full-time, yearround workers (dollars) Median earnings for female full-time, year-round workers (dollars) POVERTY All families All people Under 18 years Receiving food stamps Receiving cash assistance INDUSTRY Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing, and utilities Information Finance and insurance, and real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and health care and social assistance Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration Manufacturing to retail jobs Non-retail Retail, arts, accommodations, food Non-retail to retail, arts, acc., food 16,318 (X) 17,841 (X) 26,250 (X) 33,594 (X) (X) (X) (X) 23 7 8.90% 10.50% 19.50% 16.50% 5.00% 140 140 6 4% 9 10 8 18 0 6% 7% 6% 13% 0% 0 0 0% 0% 5 4% 20 14% 43 31% 7 5% 14 0.56 72 61 1.18 10% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years and over Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic origin) 264 167 165 140 25 2 97 165 (X) 490 189 264 63.30% 62.50% 53.00% 9.50% 0.80% 36.70% 165 15.20% 139 95 9 0 35 0 0 139 17.5 139 68.30% 6.50% 0.00% 25.20% 0.00% 0.00% 100.00% 68.35% (X) 139 2.4 2.73 139 (X) (X) 250 47 250 18.80% 334 26 0 0 11 9 77 22 22 100 0 0 26 13 0 30 28 0 0 16 0 0 0 16 0 0 0 0 334 7.80% 0.00% 0.00% 3.30% 2.70% 23.10% 6.60% 6.60% 29.90% 0.00% 0.00% 7.80% 3.90% 0.00% 9.00% 8.40% 0.00% 0.00% 4.80% 0.00% 0.00% 0.00% 4.80% 0.00% 0.00% 0.00% 0.00% OCCUPATION Management, business, science, and arts occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Production, transportation, and material moving occupations VALUE Owner-occupied units Median home value (dollars) MORTGAGE STATUS Owner-occupied units Housing units with a mortgage Housing units without a mortgage GROSS RENT Occupied units paying rent Median rent (dollars) HOUSE HEATING FUEL Occupied housing units Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Solar energy Other fuel No fuel used YEAR STRUCTURE BUILT Total housing units Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier 221 37.60% 86 151 64 14.60% 25.70% 10.90% 66 11.20% 108 108 96,000 (X) 108 52 56 108 48.10% 51.90% 28 677 28 (X) 139 72 15 8 35 0 9 0 0 0 139 51.80% 10.80% 5.80% 25.20% 0.00% 6.50% 0.00% 0.00% 0.00% 193 6 0 8 2 29 36 17 34 61 193 3.10% 0.00% 4.10% 1.00% 15.00% 18.70% 8.80% 17.60% 31.60% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i US Census Bureau, American Community Survey 2006-2010, Selected Economic Characteristics (DP03)                                                                                                                                              �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403 and S2404 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �                                                                                                                                                                                                                                                                                                                                                        Margin  Margin of  Margin of Margin of Margin of  Margin of of Error Error Error Error Error Error          Median earnings: Median earnings:  Male Female L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � �                                                                                                                                                                                                                   Margin  Margin of  Margin of  of Error Error Error                                                                                                                                             Margin of  Margin of  Margin of Error Error Error          : Median earnings:  female L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i Esri Business Analyst Financial Expenditures Bear Lake Village, MI_1 Bear Lake village, MI (2606460) Geography: Place Spending Potential Index Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Average Amount Spent Total 75 $4,105.47 $484,446 86 $10,665.08 $1,258,479 91 $295.35 $34,851 62 $18,096.28 $2,135,361 51 108 387 $104.60 -$366.61 $54.31 $12,343 -$43,260 $6,409 98 74 64 $813.12 $428.87 $855.17 $95,948 $50,607 $100,910 59 67 $8,037.59 $1,202.46 $948,436 $141,890 63 80 74 76 $2,550.16 $73.45 $103.97 $104.89 $300,919 $8,667 $12,269 $12,377 68 83 74 79 $1,403.66 $95.06 $656.44 $558.96 $165,632 $11,217 $77,459 $65,957 79 64 $23.06 $138.03 $2,721 $16,288 October 11, 2013 Data Note: The Spending Potential Index (SPI) is household-based, and represents the amount spent for a product or service relative to a national average of 100. Detail may not sum to totals due to rounding. Annual change may be negative. 1 Vehicle Loan Amount is the amount of a loan for a car, truck, van, boat, camper, motorcycle, motor scooter, or moped, excluding interest. Source: Esri forecasts for 2012 and 2017; Consumer Spending data are derived from the 2010 and 2011 Consumer Expenditure Surveys, Bureau of Labor Statistics. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i Business Summary Bear Lake Village, MI Bear Lake village, MI (2606460) Geography: Place Data for all businesses in area Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. Bear Lake village, MI (26... 22 136 283 0.48 Businesses Number Percent 0 0.0% 0 0.0% 0 0.0% 1 4.5% 1 4.5% 2 9.1% 3 13.6% 2 9.1% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 1 4.5% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2 9.1% 2 9.1% 1 4.5% 0 0.0% Employees Number Percent 0 0.0% 0 0.0% 0 0.0% 3 2.2% 6 4.4% 11 8.1% 20 14.7% 12 8.8% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 8 5.9% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2 1.5% 7 5.1% 4 2.9% 0 0.0% 1 0 0 0 0 0 2 0 0 4 2 2 3 0 2 0 4.5% 0.0% 0.0% 0.0% 0.0% 0.0% 9.1% 0.0% 0.0% 18.2% 9.1% 9.1% 13.6% 0.0% 9.1% 0.0% 3 0 0 0 0 0 51 0 0 16 3 13 8 0 12 0 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 37.5% 0.0% 0.0% 11.8% 2.2% 9.6% 5.9% 0.0% 8.8% 0.0% 22 100% 136 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v Appendix B Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Public hearing meeting minutes A copy of this packet is on file at Honor Village Hall. The documents are also available at www.lakestoland.org/bear-lake-village/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �JUL 2 4 :>nu VILLAGE OF BEAR LAKE COUNTY OF MANISTEE, MICHIGAN PLANNING COMMISSION RESOLUTION PLANNING COMMISSION RESOLUTION TO ADOPT VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Village; and WHEREAS, the Planning Commission prepared a Community Master Plan and submitted the Plan to the Village Council for review and comment; and WHEREAS, the plan was distributed for review to entities identified in the MPEA; and WHEREAS, notice was provided to the entities as provided in the MPEA; and WHEREAS, the Planning Commission held a public hearing on June 17, 2014 to consider comment on the proposed Community Master Plan; and WHEREAS, the Planning Commission finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN. The Planning Commission hereby approved and adopts the proposed Community Master Plan, including all of the chapters, figures, maps, and tables contained therein, and forwards a copy to the Village Council and other entities as required by the MPEA. Motion by: Seconded by: �VILLAGE OF BEAR LAKE JUL 2 4 ?014 COUNTY OF MANISTEE, MICHIGAN VILLAGE COUNCIL RESOLUTION VILLAGE COUNCIL RESOLUTION TO ADOPT VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Village; and WHEREAS, the Planning Commission prepared a Community Master Plan and submitted the Plan to the Village Council for review and comment; and WHEREAS, the plan was distributed for review to entities identified in the MPEA; and WHEREAS, notice was provided to the entities as provided in the MPEA; and WHEREAS, the Planning Commission held a public hearing on June 17, 2014 to consider comment on the proposed Community Master Plan; and WHEREAS, the Planning Commission finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; and WHEREAS, the Village Council also finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN. The Village Council hereby approved and adopts the proposed Community Master Plan, including all of the chapters, figures, maps, and tables contained therein. Motion by: Seconded by: (ftrV-i,r Gl«),L-n:1:':l - f;;.1~ ~ [).;n }<.o n /-k-1.~t lS -- r+lJ$8/\_,ft2cnr> ,· I\.J _ L/~4- G~n /)lloc.,re_. - LJ~c ,Jc·YY\ fYl (~j II e L , At>serd,J'CL C--16-e__, :j[) h__,'\..'5 ,' I - ~ v.(!__ {l_ I) ~~-,_(=(' (~cl-; ,- - lj~,,.___ � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Bear-Lake_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Village of Bear Lake, Bear Lake Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-07 Title A name given to the resource Village of Bear Lake Master Plan Description An account of the resource The Village of Bear Lake Master Plan was prepared by the village's Planning Commission in July 2014. Subject The topic of the resource Master plan reports Bear Lake (Mich.) Bear Lake Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives