804 24 26018 https://digitalcollections.library.gvsu.edu/files/original/3ca509aa34c346ed3643352542032e8b.pdf b1e120f3f361ac2f32e34ed672f93a71 PDF Text Text - �I II I I I I II I I I I I I I I I I I I A Preliminary Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal Grant from the Urban Renewal Administration of the Housing and Home Finance Agency under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, ~s amended, administered by the Michigan Department of Economic Expansion. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri September, 1965 �I I I I I I I I I I I I I I I I I I I HARLAND BARTHOLOMEW AND ASSOCIATES PLANNERS. ENGINEERS· LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING Ill NORTH FOURTH STREET SAINT LOUIS 2. MISSOURI CAa.Pl!LD 1·1107 CAILE ADDl!S! , HAR.PLAN September, 1965 City Planning Commission Gaylord, Michigan Gentlemen: We are pleased to submit the following Preliminary Report on the Comprehensive Plan for the City of Gaylord. As this is a preliminary report, it should be carefully reviewed by the Commission, the City Council and other city officials. The report includes a review of existing conditions for all planning phases and sets forth preliminary plans and projections for the economy, population, land use, thoroughfares, business district and community facilities. Regulatory measures are discussed in this report and the recommended text for zoning and subdivision regulations are contained as appendices. The utilities studies and capital improvement program will be presented in a separate report following review of the plans in this report. We wish to gratefully acknowledge the cooperation and assistance we have received during the preparation of this report. Respectfully submitted, ::;;;;:~~J:::1 Malcolm C. Drummond Associate Partner ST. LOUIS ATLANTA MEMPHIS '-..._,_ WASHINGTON �I I I I I I I I I I I I I I I •~ TABLE OF CONTENTS INTRODUCTION. . 1 • • . . . . • • • • . CHARACTERISTICS OF THE COMMUNITY • • Historical Background. . . . Geographic Location. . Economic Background. . . .. LAND USE PLAN . • Existing Land Use Pattern Dwelling Unit Distribution • • Future Land Use Needs •• Land Use Plan • . • • • • . . . . . . . . . . .. . . .. .. .. .. .. . . . . . . . • . • . • • • • • . . . 11 . 11 . . . . . 15 . . . . . . . • • • . • • . . .• . THOROUGHFARE PLAN. . . . . . Present Street System •• . . . Traffic Patterns • • • • . • • . Proposed Thoroughfare Plan • . • • • . . . • . . . . . . • . . . . . . .. . . • • 3 3 5 5 • . 15 . . 16 . . . . 21 . 21 . 23 • 24 THE CENTRAL BUSINESS DISTRICT • • • • . ,.. • . 27 Land Use Pattern • . • • • • • . • • • • • • • • • 27 Street Pattern . • • • • . • • • • • • • • • . • • 28 Parking Facilities • • • • • • • • • • • • • • • • 29 Development Plan for the Business District, .33 • • 37 .37 .40 COMMUNITY FACILITIES . • • • • • • • . • Existing Community Facilities Community Facilities Plan • • • • REGULATORY MEASURES . • • • • • • • • • • • • • • 45 Zoning Regulations. . • • • • • . • • . • • 45 Subdivision Regulations . • • • • • • • • • • • . 50 PLANNING IMPLEMENTATION . • Administration of the Plan • • • • Immediate Objectives for Planning City Council Program . • • • . . . Public Understanding and Support. • • .. . . . . . . . • • . 53 . . . 53 Implementation.54 • • • • . • . . 55 • • • • • • • • 56 APPENDIX A - PROPOSED ZONING ORDINANCE APPENDIX B - PROPOSED SUBDIVISION REGULATIONS �I I I I I I I I I I I I I I I I I I I INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 Land Use - 1965. . . • . • • . • • • • . . . • • Distribution of Dwelling Units - 1965 and 1985 Land Use Plan - 1985 . . • • • • • • • Zoning District Map. • • • • . . . • • • . • Traffic Flow - 1965. . . • • • • • • • • Major Street Plan . . • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan . • • . • • • • • . • Community Facilities Plan. . • • • • • • • • 11 15 16 48 23 25 25 33 40 INDEX TO TABLES Table 1 2 3 4 5 6 7 8 Economic Characteristics • • • • • • . . • • • • Population Trends and Projections. • . • • • Existing Land Use in Gaylord. • •••••. Land Use and Population Ratios. • ••••• Future Land Use Requirements. • • • • • • Existing Major Street Data • . • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities . . • 4 8 12 14 19 22 30 43 �II I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing .· community in the center of a rapidly developing area. Increased trade ·activity and industrial development. are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates consi-derable development in the surrounding areas represented by continuous development .of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �- 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments . such as the use of land, construction of buildings, division of land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by .the land use plan. These plans and regulations are the basic components of the Comprehensive Plan. �• •I 'I I I I I I I I I I I I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical ~ackgr6und Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost from the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years, employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Sagin~w, a . hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passenger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3~' started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the O. W. Rowley Company was established in the area. �I I I I I I I I I - 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan Retail Trade - 1963 - Gaylord Establishments • • • • • • • • • • • 76 (62 with payroll) Retail Sales~ • • • • • • • • • • • • • • • • $10,587,000 Payroll • • • • • • • • • • • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord _ Establishments • • • • • • • • • • • 46 (22 with payroll) • • • • • • • • • • • $819,000 Sales • • • • • • • • • • • • • • • • • • $164,000 Payroll • • • • • • • • Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • . • • • • • -. -• • • • 23 Sales • • • • • • • • • • • • • • • • • • $9,600,000 Payro 11 • • • • • • • • • • • • • • • • • • •. • . $412, 000 Manufacturing - 1958 - . Otsego County Establishments • • • • • • • • • • • • • Value Added by Manufacturing • • • • .. .. •. . . . . 18 $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • • • • • • • 69,000 acres Number of Farms • • • • • • • • • • • • • • • • • • • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • . . . . . . .. . . . . . . 212 Construction. .• • • • • • • • • • • • • • • • • • • .184 Manufacturing • • • • •. • • • • • • • • • -• • • • • • 579 Transportation, Communications and Utilities • • • • • 75 Wholesale and Retail Trade. • • • • • • • • • .• • • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 · Public Administration • • • • • • • • • • • • • • • • 156 Business Services and Miscellaneous • • • • • • • ~, .676 2,420 Source: U. S. Census, 1958, 1959 and 1963 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 r GAYLO~D I I I I I I I I I I I I u.s. INDl,.NA GE ·r~~N E- GKA HIC CITY PLANN ING COMMISS1or..; GAY LOi.D. MICH IG A t,J TH( Pll•AlA10N Qr 11-1!1 MM WA~ IINMIC l-"lLY AJ0(0 lHlOUGH A rtO!l"l GlANl f l OM lH( or Uk&AN llN[WAL A0MINlillATION lli. ~ ING ANO HOM( /INANC( AG(N(l , UNOll IH( Ul· IAN JLANNJ,..G A~\l~lAN(t PlQGlAM ,\UlHOl· IHD IY !MCHQN 701 Of lM( HOU)ING >(1 Of 19~4. A~ AMlNOlO HARLAND BAlTHOLOMEW AND AIIOCIAT!S Cl1Y HAHNllt CIVIL INGIN!!l\, LAN05CM [ AlCH tlE CH SAI NT lOUIS, HP1 1,;01 MIHO U ll �I 'I I I I I I I I I I I I I I I I I - 5 - In recent years, Gaylord has gained distinction as a year~round tourist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, ''Background for Planning" and essentially include~ an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1. Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center selected serv{~es are a vital part of the city's economic base. There were . 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. Although there has been a decrease in the number of farms and land utilized -in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within Otsego County earning $643,000 in farm products sold. In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million. The five major manufactu~ing companies in the County - Standard Products, Higgins Industry, .0. w. Rowley Company, _a nd Gaylord Tool and Gauge have recently been joined by the U. s. Plywood Corporation~ which employs about 200 persons. By comparing this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturipg in Gaylord ' increased by 300 persons to 1950 and increased ari additional 200 persons to 1960. Th.i s is attributable in part to greater manufacturing activity; but probably an . equally important factor has been the growing tourist trade. : While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun-Uy to increase these developments. If Gaylord and Otsego County are to gain new· industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �Ill i i II II i II rl I I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of finished products, and wood-using industries. It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County exper1ence growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may bold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, . the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population bas increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United States population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the County Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �I I I I I I I I I I I I I I I I I I I -:- 8 Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan City of Gaylord Gaylord Urban Area United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) · State of Michigan (1,000) Otsego County Year Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. I I I I I I I I I I I I I I I I I I I I �'I ' 'I 'I I I I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3.5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylo r d urban area by 1985. �I I I I I I I I I I I I I I I I I I I L_ _ __ _ _ _ ~~ ! r-- LAND USE 'Y'• - 19~5 ~ RESIDENTIAL • C3 C.OMMERCl~L SEMI - PUBLIC PUBLIC AN ND RAILROADS INDUSTRIAL A ~ I PLATE 1 �I I I I I I I I I -I I I I I I I I I I - 11 - LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one .another largely determines the character of the community. Proper planning bf these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding area is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. S. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. I I �- 12 Table 3 I EXISTING LAND USE IN GAYLORD - Gaylord,:Michigan Land Use Classification Area in Acres Single-Family . Residential 147 .6 ; Two and Multiple Family Residential Percent of Total Corporate Area _Compared Gaylord Cities * 14. 44 , Percent of Developed Area Compared Gaylord Cities * 17 .10 29.0 34.08 6.1 .60 2.75 1.2 5.48 Commercial 31.2 3.05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 ' 2~50 3.7 4.99 2.1 .21 , 2.55 0.4 5.08 , Parks ' Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 100.00 Developed Area 510.9 Vacant Land 511~1 50.01 49.83 1,022.0 100.00 100.00 Total Area * • • ' 100.0 The average of 28 other cities have a population of less than : 50,000. �I I I I I- I I I I I I I I I I I I I I - 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the go~f course, and city property form a large mass to the south; the sanitarium and hospital occupy large tracts to the north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction. The present population of Gaylord bas developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed area devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �-14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Land Use Classification Vandalia, Illinois Jackson, Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 o. 74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks o.os 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6. 76 ... 4.08 19.56 22.83 18.17 Total Developed Area 16.94 16.69 �I I I I I I I I I • . I. . . •• I . . 1 . VALLEY CLUB . l·. le t~- N01lTM£1\.N !,AN ITO II..IUM f------1 f - - ··· - 7 7 ..• i. • I I I I I I I I I I HIDDEN l • • OTSEGO ._ LJ COUNTY ~ Al R.PO R T • ..ly .- r===~~•µw;mml];ill~~¥• I DISTRIBUTION e HA.LA N D I AlTHOLOW f W AN O A !,!,OCIATU c,, • •, ... 11 111,, u 1•1lou,, (IY!l u,,. nu. ~Ot 19•~ lA•DSCAII ,.,o, ,ucu ,uuouu CITY PL,.NNlNG COMMISSION G,.YlOJ.0 MICHIG~N OF DWELLING UNITS - 19b5 & 1985 • ONE DOT UNITS OR • ONE DOT UNITS OR REPRESENTS FOURTEEN REPRESENTS FOURTEEN FOUR DWELLING PERSONS, 19b5 FOUR DWELLING PERSONS, 1985 PLATE 2 �I I I I I I I I I I I I I I ! ! ! ! I I - 15 Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within th~ community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated i .n and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar . size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using . an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of larid uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �- 16 The acres used · pe._r_~~lOO .- persqii_~ for .. single-family residential purposes will increase slightly to six acres per 100 persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons - for commercial activities will increase to approximately 1. 50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. ·As previously-noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street develop~e._nts and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The inc·r eases shown in the table reflect a trend toward larger floor · areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and withiri the areas iIIlmediately around the corpor·a te limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the ·Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, com~ mercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I I I I I I I I I v==9-r-(I - - - - f ! - - - - = ==-----------········ \ "(,. \.,. > > ::.,::\ ). I . \· ,._DD1Tic:u,i "'l'O c;,01,fl C.OU.I\!!.£ I 1· - USE LAND D D D PLAN - 1985 ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS ~ INDUSTRIAL AND - MAJOR STREETS RAILROADS PLATE 3 �I I I I I I I I I I I I I I I I I I I .:. 17 This plan contemplates the rehabilitation and rebuilding of the central business distiict as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreat _ional activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be·iocated north of Main and east of the railroad tracks. This_ re~idential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyo.nd the planned residential areas of the community. The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average I ! ' I �- 18 - density would be one dwelling unit per acre. Th~ Land Use Plan and the distributi.o n of dwelling units shown _oIJ. Plate 2 provide a density of approximately two to three dwelling units per acre. · This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south of the city would also be highway and touristoriented. Continued use of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would be primarily for service of residential uses. Parks and Open Spaces Al thou.g h Gaylord has a large amount of land dedicated to various open spaces, only . a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreat_ional park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex _is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. · Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I 'I I I I I I I I I I I - 19 - Table 5 FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 0.70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys 10 70 100 30 50 160 190 890 Total (1) 280 Based on a population of 4,700. �_f - 20 place in the large industrial area along the west side of Interstate 75. This area would ~e served by the interchange on the Interstate Highway in Gaylord at _M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. · The Land Use Plan provides for a total urban area of 1,500- acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those .needed for the City of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided._ ·in the Land use Plan which is in excess of the required 50 acres shown in Table 5. �---------------------------------------------~ I I - 21 THOROUGHFARE PLAN •• I I I I l I I I I t I I ■ I I I I The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with wider and heavier pavements to accommodate ordinary traffic as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic I I �• • - 22 Table 6 EXISTING MAJOR STREET DATA G~ylord, Michigan '• Section Name of Street Main Stre~.t Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Road Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavenient Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type Name ·of Street of Paving (1) Main Street Center Avenue . Otsego Avenue Ohio Avenue · Fourth Street Mitch~ll Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved . Earth Morgan to Old 27 Bit. Agg. Bal. ,Oil Seal Bitull)inous Aggregate Bituminous Aggregate . Bituminous Aggregate Five Lake Road McCoy Road Dickerson .Road Murner Road (1) Concrete, bituminous, oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I . I HIDDEN "':::, 0 L > - - -- VALL E Y : ) ..J I ( SKI 0 i..1 0 11.TWf lU ,1 :,.-.M1 TOR.. ! UM 'I I f 'I ', ' ' ', ' ' M-3'2. ~ I i _ _ _ _ _ __j__ I __ _ OTS E GO COUNTY Al R.POR. T :---=~~ :\1illfilm&m:~=:=b(t1'•LA"ll l1, (l¥l l 0610,I U. H~ IUAND I AllM Ol OW f W A PIID M50CIAH5 I AI OSC.U!AlOl1llC 1' ~EPT , 196) 11 ,uo uu IA1111 1oun C! TY Pl ANNING (0t.lMl'S'5l0N GAYlOkD TRAFFIC VEHICLES PER FLOW - MICH IG AN 19~5 TWENTY - FOUR HOUR PERIOD GRAPH IC. SCALE. PLATE 5 �I I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. S. 27 and on the west side of the city where it crosses Michigan Highwat 32~ Gaylord presently has a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an 80-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition. Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 5. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which had a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old U. s. 27 with some 4,400 cars on �- 24 Center Ave.n ue north . of ·Ma;i.n Street . and some 7,700 cars on Otsego Avenue south· of Main Street.. . The traffic volumes on Main Street reduce very rapidly at .the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits. Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher voiumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars . ·traveling over . the other streets both major and minor - within the .c ommunity. For example, approximately five of the streets south of Main . Street have traffic flows between 700 and 1,000 vehicles. This indicates that no.n e of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is , expected to increase from four to five perc·e nt per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125. percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes reveals some significant increases; for instance, traffic flow on Main S.t reet by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to .the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan has incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land .use plan to insure proper ·development and access to all future land use development within the city. (See Plate 6.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-OhioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares . would be necessary. �I I I I I I I I I I I I I I I I I I I m I I m \1 ~ ! ~ I I HIDDEN '--- VA LLE Y SKI CLUB L._ - 1 - · · -- - - - - l l l - - - - - l - - - • NOII..Tl-lfll,.N ~ANITOlllU"", I I _L_ MAJOR ;;.: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MI NOR STREETS PROPOSED STREET VACATIONS • RAILROAD =c:::::i - CROSSING ELIMINATIONS Pl ATE 6 �I I I I I I ST~EET Tl<-.AFFIC L/\ Nf. FO~ THO~OUGHFA~ES MAJ 0~ C ~OS S - S E. CT ION PAl?-..K I NG L/\ Nc ® f>Af!...f!...lf.l<-. CUI<-.!', CLcAf!...ANct E.LE.MENTS MED I AN @ (61--.ASS STl?-.. I P AN D SI D f. WA LK) ,f 10' 101 Y I ·~ir7 i · 1 4' lO T n MINIMUM I ., I 2J ~ ~ ~luHT-OF-WAY c;,o• kO. W . 'I ~EQUl~EMENTS 80' "-..0. W. 100' 11-...0W. 120' F-..0 . W. 2 H.AFflC LANESGJ 1 PM.. KIN6 LANE I I I 2 1 ll..A fF IC LANE S 0) 2 PA!l..KIN6 LANES 3 TJ!.AFFIC LANES @ 0 PA!l..KIN6 LANE,S .3 Tll..AFFIC LANES @ 1 PAJ!.KIN6 LANE I I I I I I I STANDA~DS GENE ~AL 3 TJ!.AFFIC LANES@ 2 PAF-.KIN6 LANES MINIMUM (13:,0)+ 4 lF-.AFFIC LANES (2) 0 PAF-.K.IN6 LANES MINIMUM 000 4 H... AF F IC LAN E S ([) 1 LEFT TUll.N LANE 0 PAJ!.KIN6 LANES 4 Tll..AFFIC LANES ([) 2 PAll.KIN6 LANES MINIMUM 900 4 Tll.AFFIC LANES ([) I LEFT TUP-.N LANE 2 PA!l..KIN6 LANES MINIMUM 1150 G) THE LEFT TUP-.N LANES MAY l>E 10' WIDE WITHOUT SEl'--.I OUSLY I MPA!l..lNCi OPEP-.,ATI O N. ® WHEP-.E PAP-.K.INCi LANES A"-.E TO E>E USED AS PEAK-HO U!l.. Tll.Aff lC LANES, THEY SHOULD E>E DES ICiN ED TO H .. AfF I C LA NE STANDAP-.DS WITH ll..ECiAF-.D TO CU!l..E> CltAPs.ANCE LANE W I DTH, AND PAINT STJ!.IPE LO CAT ION. @IF THE MEDIAN CONTAINS .~ LUT TUP-.N LANE , TH[ LEFT TUP-.N LANt WIDTH (10'-12') MUST H ADDED TO T HE MtDIAN WIDTH. @ G) ©. Q) THE LAPs.CiEF-. 50"-.Dl"-. WIDTHS SHOULD 5[ USED ON THE WIDllt-. CP-.OSS-SECTIONS . NO MEDIAN IS CONSIDEP-.ED ON THESE Cll..OSS-SECTION S. THESE CP-.OSS-SECTIONS AP-.E FOil.. ONE-WAY H..AFFIC ONLY. THtSt O... OSS-S[CTIONS All.E FOi-... TWO-WAY TP-.AfllC ONLY PAJ!.,KIN6 PEll....MITHD ONLY WHEP-.E PAJ!.K.IN6 LANES Pll..OV I DED. NUMH!l..S UNDEI'--. Cl'..DSS-SECTION CLASSIFICATIONS DESICiNATl DtS/6N CAPACITY IN VEHICL(S PE"-. HOUI'--. 5Y 0 ..055-StCTJON . PLAIN NUM5EP-.S Al'...E FOil.. TWO-WAY Tll..AFFIC- PA"-.ENTHESIS NUMU"-5 AP-.E FOil.. ON[ - WAY TUfflC. DATA TAKEN FP-.OM DESICiN CAPACITY CHA"-.lS FOil.. SICiNALIZED SH...EtT AND HICiHWAY INTl"-.SECTIONS, 5UJ!.,[AU OF PUBLIC J!.OADS, Ps.tVIStD 1959, WITH THt FOLLOWINCi ASSUMPTIONS, 10% Tll.UCK.S - 20% J!.,/6HT TUP-.N -10% LEFT TUl'...N - NO BUS STOPS - Cill.tEN/CYCL[ 4S % - NO S[PA"-AH LEFT TUll.N SIC, N/\L - PAP-.KIN6 PF...OH / blltD 100 FttT Fil.OM I NH"-.S[CTION . "DOWNTOWN All.tA ( fOI'.... ONE-WAY 5Tll.ltTS ONL Y) +Fl'... I N6 [ AP-.tl\ ( FOil. ON[-WAY Slll..ttTS ONLY) INTt'--.MlDIAH APs.tA FOi._ TWO-WAY H.AFF IC VO LU MtS M"-l l ... ND t,._lH• Ot O._.tw " N D AnOC IATfS ( •1• , , , .,•!0 1 I• > I 1., , ., l , ■ I ,, HP ! 19 &) 1~ •• • 1011•1 ' - y • ~ l( ~ . •. ,...... -- ~ GAYLO~D " I • •<• •, : • 1 " 11 0, u .::~ ...... ':i ~ - ·• 1.11(,. G"' N PLATE 7 �I I I I I I I I I I I I I I I I I I I - 25 One of the most important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 6, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grandview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 7. �-I I I I-I I -I I I - 27 - THE CENTRAL BUSINESS DISTRICT Gaylord's business district .serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern ~ I I I I I I I I I I The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial -uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �~ - 28 wires and poles add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all o~. the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempti~g to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid out in a system running north-south and east-west. Through traffic is concentrated . on Main Street and th~re are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street~ The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michig~n ~2. Thro~gh traffic does not add to the activity of the area and represents a detriment to the area's future function. The ~ight-o~-way width of all streets within the central area . is 66 feet with the exception of Main Stre~t, which has an 80-foot right-of-way. Traffic · volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes .on Main Street, between Center and the railroad tracks, are -in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell .Street, First Str~et and Second Street - all less . than 1,000 .v~hicles in 24 hours. · Peak hour traffic volull\es generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of app+oximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow . on Main Street is reaching a critical point, especially during tQe peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. •'I • • •ti ll ll t, �- 29 - Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total 110 89 2 2 15 108 54 15 380 Off-Street Parking Public Lots Private Lots 289 51 Total Total All Parking 340 720 There are a total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered. These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �- 30 Table . 7 PERCENTAGE OF VEHICLES PARKING BY. TIME - PERIODS Gaylord, Michigan : Time Period ½ hour ½ to 1 or less hour 1 to I½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less · hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 liours 4 hours oi:- more Source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 10 and 15 Minute Meters 71.5 21 .. 4 o.o o.o 0.0 o.o o.o o.o 7.1 100.0 Two-Hour Posted Private Lots Public Lots Unrestricted Spaces 50.0 11.1 5.6 16.7 5.6 5.5 11.5 13.6 6.2 5.2 3.1 13.6 6.2 5.2 35.4 100.0 10.9 4.3 4.4 8.7 6.5 15.2 13.0 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o o.o 5.5 100. 0 - o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bart4olomew and Associates, December 29, 1964 Two-hour posted, two-hour. metered in summer. • • • • • • • • • -I I I I I 'I I II �- 31 of the central business district. This study was carried out during the peak ski season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 407 435 478 445 434 . · 354 216 The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �- 32 - On private lots, parking periods are for longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying for four hours or more. Parking in the public lots is also more on a long-term basis; only 15 percent utilized spaces for one hour or less and 30. percent remained· for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spac_e s must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 spaces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there _should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours 4 Hours Over Total lOQ.O Percent Parked 80.7 7.6 6.4 5.3 Average Length of Time Parked 0.6 . 1. 7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per· 10~ Cars Parking 41 11 17 31 100 Of · tbe existing 720 total parking spaces, approximately 52 of every 100 spaces should be used for one hour and one to two hour parking· space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted •I • • • • • •I I I I I I ~ �J ______,,,~'----. .___ - --- - - - - .... . . . .. . . . . .. .. ... . - . EXISTING BUILDING GR-OUPS TO IZ.cMAI N -I.____ -~---- TO ~l(iij'l.iAY MITCH ELL 27 sT. . . . . . .. . .. .. .. . u...i > . . . . . <l: - PIZOPOSED BUILDINGS PIZ.OPOSED Cl TY COUNTY 5UILDING D IZ.f SI DtNTI AL AKt AS CJ OPEN SPACES Imm PKOPOSfD PtDfST/\IAN MALLS <t z -<( a CE$ :z i I ~ I I ' ----'---t!:U '- ~ - I --- ---- - U51DrNT/AL • • •Ill Ill II II / ST so ANOLt SPACES CUANGE.D SPACES CITY PLAN 6AYLOP--.D, COM/1\IS<,ION MIC~IOAN Tr1! U,.flAlATIO ,- Of T,U MAI WA) IJ-lANCIALlt ,1, 1DID lHlOiJGrt A HOllA.L Gl AH1 rLCW, IHI. UA.I AH llN!,,,'Al A01,1!Nll1L.ATl0t,, ,i>f IM! HOuS· .. . ..... WG AND HOlitl IINANCI AulNCY UN!H~ !If. UI.· IJ.H ,tJ,,.HING A)~HA1<tCl ll.06lA"' ,._UINOl· tl(D If YC T!ON 701 Of lHl NOIJ)mc, ACT Of 19S~ A) AM(HDlD ·*l.o'.>1.·.10 ".3<1 • CO ~b: SY-Ac.ts· . ·. · -su;en.·.vAc..ur C. <( NS ·4-. . ~O(H\ . ... . . .. . . ·$DUrn . . . .-Cir: . . .M . IN 0 <>L ...J . ::r . . . . · .... ..... ·..... . . . . .. . . \J I-IAUAND f)A"TWLOMEW AND ASSOCIAHS e, ITY PlANHf~S, llVIL tl'/6/HE:tF-S, WIDSCAPf ARCUITECTS SAINT LOUIS, Ml S',OUP-.I, SEPW'l\btP-, 1965 : .. ·. : ·... : .. ... .. . .. ·. . . . . . ·.. ./\.E. ·y. 1 -D· f.(1"1· ~ ~ · ·.... ·.: ·.. : ·.•:· .· : ·.... .• ••. . . . . . . . .. · .·. ·. ....... ·. . ... .. I ____, J ...____ __ ·-·· - . • 1 . • • • • ---- )fCOND ST. ----- f)LJSINESS DI ST~I CT PLAN - _./ I I �t ' ' ' ' ' ' ' '• • • • • • • • • - 33 - to two hours or less. Further, any elimination of curb parking spaces along Main Street through changes from angle parking to parallel parking and the elimination of any .parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 8.) It is a longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls • Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended • The plan includes three pedestrian malls within the area as shown on Plate 8. These malls or walkways are placed along the vacation of Court Avenue. The proposed malls would be 66 feet wide and should be properly landscaped and oriented for pedestrian use. An important mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. At the north axis of this pedestrian mall would be a new proposed specialty shop or building of unique design. A second mall would run south from �...; 34 - Main Street -to First Street along the east etjge of the proposed new ;ci ty:-county building. The. third inall would run a short distance south of First Street within •the Court Avenue right-of-way to ·a second proposed building of unique design. The building to the north and the ·building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the ·south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing and proposed general locations for building groups are shown- on · Plate 8. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within t _h e central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in· the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important-east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel .parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street .and then westerly along . Second Street to Otsego Avenue. -This would · require improved paving along this four block by-pass section for two moving lanes of traffic. I' •I II •.. 1 �I • •I • -I t I -I - 35 The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 150 of the private spaces retained. There would be a total of 750 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. H I �- 37 - COMMUNITY FACILITIES Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of . all kinds. The availability and adequacy of various public utilities are a definite measure of the quality and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there are a number of recreational facilities within Otsego County at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There is one nine-bole golf course open to the general public just south of the city on Old Highway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they are primarily camping areas. The City of Gaylord has a totally inadequate park and recreational program, even for a community of its size. A determined effort must be made to develop a proper park system in the future. School Facilities The Gaylord Community School District is one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment ·1 �- 38 of 658 students. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed iri . 1951. Both the junior grades, 7 through 9, and senior grades 10 through 12 . are taught in the school's 32 classrooms~ This facility h<iS a total capacity for 960 students; compared ·to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten yeJrs are shown in the following table: Year . .. ~ . ·1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 Grades 9-12 K-12 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 K-6 7-8 452 504 486 491 524 566 .561 663 104 :130 141 120 126 153 156 153 131 153 177 .675 674 658 School enrollments have increased nearly every year since the ·1951-1952 school year, from :7 60 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment bas taken place in all grades - elementary, ·junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased from · 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire · county, · an increase of 600 students over the current county-wide enrollments. It · is expected that the Gaylord - Community School District - will receive a greater part of these increased school enrollments, or approximately 520 additional students. -It ·is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades : 7 and 8 will' represent 60 percent of the �I I I I I I I I I I I I I I I -I I I - 39 - enrollment, and grades _9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. · The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately t~e same _ percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. ·t �- 40 - The Otse·g o_· County Road Co~:j..ssion offices and garage are located on Otsego Avenue s _o u:th of the Gaylord business district. The structure was built in 1940 and has major additions . in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation . department also has a large storage yard . adjacent to the road commission storage yard. ' Both of these operations are in a satisfactory location in · relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities are shown on.Plate 9. The comm~nity facilities plan proposed the utilmate development of tliree city parks, a new elementary school, and considerable ·expansion of the sanitary sewer system and water system. The various proposals are · discussed i _n the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Granqview . Boulevard into Hayes Road. This section of . highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a comple.t e unit of neighborhood recreational facilities including playground equipment, hard surface courts, ball diamonds, and other active recreational facilities. A major feature of tµe recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as a neighborhood park for the area north of Main and east of the railroad tracks; This would include a complete contingent of neighborhood recreational facilities similar to those proposed �I l I I I \ 1 \' ~ ) ~~-- ; . ' I I I I I I I I I PROPOSED SITE E I FOR C.\TY PAR !AND SCHO t 30 ACRES) END~D DDITION C.OUR.SE. I I I I I I ANSION - --==r1=:~WJlmJJ[lilllk==::=!= MAllAND IAUHOlOM(W AND AHOCIATU (11• • l """IU, 1A1u ,01111 Cl¥rll01•1•UU. \A •Ol(NI A.C•tTIC TI Hn COMMUNITY iii D -- FACILITIES 1<iH io,no1.11o1 C I TY PLANNING COMM ISSIO N GAYlOl0 MICI0GAN PLAN PARKS, SCHOOLS, HOS Pl TALS AND COURT HOUSE. ALL OTHER PUBLIC AND SEM \PUBLIC USES NEIGHBORHOODS PLATE 9 �- 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courtsi and other hard surface courts for a complete range of outdoor athletic facilities. So as to properly. serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities si.milar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, . but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard. �- 42 Proposed City-County Building The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. The post office could be incorporated into this building as well. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all m~nicipal, county, and post office functions. The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new buildfng. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least. ,one other small· ·meeting room should be made availabl,e to serve the needs of both the city and the county. The library should also be located in this building. It is expect~d that fire protection equipment would remain in the present fire hall~ In general, complementary functions such as the sheriff and city police should be able to a·c hieve a better degree of coopera:tion by being located in the same building. The combination of - both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of · the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other .affairs; and its possession of an open green area. The open space lends a special attractiveness to the business area, giving it a unique and exquisite characteristic lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherent aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area, since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. I- I I I �II I I I I I I I I I I I I I I II I I II - 43 - Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Type of Facility Year Built Use of Facility Area of Site in Acres Existing Proposed Tota! Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Site to be abandoned Post Office 1952 U. S. Post Office 0.1 Courthouse 1891 County Offices 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library, Police and Post Office 1935 City Park 2.1 Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 ( 1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Proposed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I 'I ' ' 'I ' ' 'I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to- avoid a chaotic pattern of intermingled residential, commercial; and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord has enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of· zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and ·a -broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of implementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �- 46 - The first purpose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities as highways, schools, and parks, the zoning regulations should be a part of a plan dealing with all of these facilities ·. . Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit :into a comprehensive plan,- resulting ·in maximum benefit to the entire county. There is a close relationship between the land use arrangement and the provision of needed public facilities such as schools. · For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. · The second purpose of zoning is to encourage the most · appropriate use of land. Zoning must be reasonable. The future · use· of property permitted must be related to the ex:i.sting development. In drafting an ordinance, consideration must · be given to the character of the distrfct and its peculiar ·suitability for ·particular uses. Of greatest importance, however, is the necessity for the regulations to encourage .the most appropriate use of land. The zoning- regulations should be based upon the interests ·of ·the entire community - of alr the people rather than upon the value or use of one or two · individual pieces of land. · Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's ·property. It is a directive force to encourage- the development of the best possible community. · The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there -is no zoning to prevent each individual from doing just as he -pleas·es · with his property, the different types of land us·e • - residence, industry and commerce· - · become intermingled; damaging one another and the community as·a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but.that industrial or commer(?ial use adversely.affects �•I • '• • • • • • • • • •I I I I I - 47 - adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property • Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and side yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers • 2. The "R-2'' and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts. 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory. �- 48 - s. The residential districts permit certain· types of institutions and other uses that =shotild o~ly be allowed by special use permit~ 6. The ordinance does not ·contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to thei~ establishment. 7. The uses permitted in the vari·o us districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service district~. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of _the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance are submitted in Appendix A. This ordinance has been coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 4.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is -divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing _.! �' ' ' ' ' 'I I I I I I I I I I I I I HID OE t,,,, VALLEY (.-- SKI CLUB ) t / - I I / LJ + _ _j_ - : - --1 -~ - 1 R-1 OTSEGO COUNTY Al RPOR.T r-----1 KAltLANO tAlTHOlOW IW AIIIO A ))OCIATU ... c/1• tlA11 ■ 1U, C•"11•••1111u. 1••tic..,1 .. ac11111eti -~~~~~~= 6 ., un. ,,o ,101i1,~ CtT'T' .. ,uo11 u PlANNING (O lr,M,A l~510N GAYlOJ.0 MICHIGAN , I' ZONING ti[] - DISTRICT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 4 �I I I ., I I I I I I I I I I I I I I I - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing condi t ions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas. Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings. Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �- 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 -valuation. Any improvement under $200 has no fee. ) .! Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any am~ndment may be made, the proposed amendment must ~e submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the developmertt of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is - difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable· public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interest of the prospective purchaser, the developer, and the city. The creation of new subdivisions often offers opportunities for implementing various proposals ·of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community.- . The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of s~bdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest · to require that the developer ·provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interest. • • • • • • �I I I I I I I I I I I I I I I I I I I - 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan has identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Wbe~ever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. ?'' ' �- 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. I i - Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �I I ' ' ' 'I ' ' ' ' ' ' ' 'I I I I - 53 - PLANNING IMPLEMENTATION Administration of the Plan The preparation of a comprehensive plan is the responsibility of the City Planning Commission, with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The ·planning commission, however, as the sponsor of the plan and advisor to the city authorities, should continue to review all matters affecting physical development of the ~ity and should remain active in promoting the plan in the community. · The completion and adoption of the comprehensive plan are only the very beginning steps and not the end of the planning program. The plan itself is merely a blueprint for the orderly, efficient, and attractive community which Gaylord strives to be in the future. The task remains to actually bring into being this planned community. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. Following its completion, the plan must be · adopted by the City Planning Commission, kept up to date and thereafter periodically reappraised and revised when necessary to meet changing conditions. It is not too great a task to prepare a planning program; to preserve the plan's integrity and to consistently carry out its proposals is much more difficult. Into the development of each parcel of private property and into the planning for each project, must necessarily go a significant number of detailed considerations on the part of many individuals and groups. Throughout the next 20 years, countless decisions of this type will be made. No single group in a given time can possibly foresee the . ramifications of all these many decisions. Many will affect the improvements on the recommendation of the comprehensive plan. The plan, consequently, will require changes and modifications in the future so that it always represents the latest and best thinking for the future development of the city. In any event, the basic principles set forth in the plan will remain valid. Both public and private improvements must be coordinated with some single, overall scheme if a satisfactory community is to be created in Gaylord. �IJ II I - 55 - 4. Establishment of Permanent Citizen Committee. An active citizen committee which would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the principles established by the comprehensive plan. This committee would not be required to provide excessive time, but rather would meet several times a year to review broad planning goals and to provide the commission with citizen assistance. 5. Publication of a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for wide-scale distribution • 6. Publicity Program. The planning commission should inaugurate a publicity program within the near future. It is recommended that a publicity committee be appointed, consisting of several members of the commission and an interested citizen. Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. I.J IJ •I • •I • •I • • City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the .c ommunity. The City Planning Commission is an advisory body and can only make recommendations to the City Council. It �I - 54Immediate Objectives for Planning Implementation In order for the planning program in Gaylord to become a reality so that it can actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission and the City Council in the near future. These important steps are ,. essential, immediate objectives. These five major steps are- reviewed in the following. It is the . responsibility of the City Planning Commission to initiate these immediate objectives. 1. Adoption of the Comprehensive Plan. __The first and most important step is the adoption of the comprehensive plan, upon which all of the other actions and programs of the city to guide the future devel~ opment are based. The City Planning Commission should pursue the adoption of the plan, following review of the preliminary reports by the commission and the citizen advisory committees. The commission should officially and formally adopt the plan and forward it to the City Council. 2~ , Recommendation of Regulatory Ordinances. The City of Gaylord does not presently have any control over the -development of subdivisions within the · city. It is imperative that the proposed subdivis.ion regulations, as submitted, be reviewed by the planning commission, adopted by the commission and forwarded to the City Council so that these regulations become a city ordinance through official adoption by the council. Recommendations were made for the revision of the zoning ordinance. The revised text and district map should be reviewed by _ the planning commission and forwarded to the City Council with the recommendation that these zoning regulations be officially adopted as a city ordinance. 3. Recommendation on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed by the city during the next - twenty years. The development of these public improvements should start -immediately so that they are developed gradually . over a period of y.e ars. Therefore, it is · imperative that the city undertake a sound program for capital improvements. The planning commission should refine the capital improvement program and forward it to the City Council recommending its execution. I I I I I I I I I I I I I I I ;I I I �IJ II I I I I I I I •I • •I • • • • - 57 - plan and recognize its advantages. No matter how effective the legal procedures that are made available for carrying out the program, the administration cannot be completely successful unless the plan is understood by and has the support of the public. It is suggested that the following measures be employed by the City Planning Commission and the City Council to insure and obtain greater public understanding and support of the planning program. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. Slides, displays in retail stores, talks before audiences, and newspaper stories are all effective means of apprising the public of the facts and advantages of the plan. A study of the comprehensive plan could be included as a part of the school curriculum in Gaylord. This is particularly desirable in the junior and senior high school; even the older elementary school pupils can be properly advised about certain phases of the planning work • Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs • An active citizens' committee that would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the concepts established by the comprehensive plan • �- 56 - I I is ther.e fore - essential that the Council pursue a p:togram in order to make effective use of the comprehensive plan. A program pertaining to plann_ing is outlined· in t _h e following: 1. Adoption of the Plan. Following refinemeJ?.t and adoption of the comprehensive plan by the City Planning Commission, the commission would forward the plan· to the City Council. This plan will represent the combined thinking of the planning commission members, the consultants, and interested citizens. It i~ the responsibility of the . City Council to adopt the plan as a public document to serve the present and future city councils. 2. Adoption of Regulatory Measures. Following action by th~ planning commission, the City Council should pr9ce.e d with the adoption of the revised zoning ordinance and the propos~d subdivisi6n regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. 3. Initiation of a Bond Issue. A capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the planning commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate a bond issue for its execution. Gaylord has many pressing needs for public improvements. A delay in providing these improvements will only create a greater burden for the community in the future. 4. Initiation of Downtown Projects. Many improvements to privat~ structures have been made in Gaylord's business district in recent years. The city should follow this local interest with needed parking areas as recommended in the comprehensive' plan. Also, the city should proceed with further studies of the proposed · city:-count°y building. Public Understanding and Support Planning is a democratic process; to be effective, it should have the understanding and support of the citizens of the community. While all technical details may not be grasped by all of the people, the objectives and aims of the plan and its principal proposals_ should be sufficiently publicized so that the public as a whole can see the reasonableness of the I I I I I I I I I I I I I I I �( I 'I I I I I 11 APPENDIX A" PROPOSED ZONING ORDINANCE GAYLORD, MICHIGAN I I Prepared for the CITY PLANNING COMMISSION by HARLAND BARTHOLOMEW AND ASSOCIATES Saint Louis, Missouri �TABLE OF CONTENTS Section . . . . . ••• .......• 1 _P urpose • • • 2 Exemptions • • 3 Definitions • • • • • • • • • • • • 4 Interpretation and Conflict • • • • 5 Districts. • • • • • • • • • • • • • • • • • • A-8 6 Compliance with the Regulations • • • • • • • • A-9 7 R-1 Single-Family Residence District • • • • • A-9 8 R-2 Multiple Residence District • • 9 C-1 General Commercial District • • • • • • • • .... .. . . . . . . . . . . .. ... A-1 A-1 • A-2 • A-7 • • • A-12 ... • • A-13 . . A-16 10 C-2 Central Commercial District • • 11 M-1 Manufacturing District • • . . . . . . . . A-18 12 Off-Street Parking Regulations . . . . . 13 Special Use Regulations • • • • • • • • • • • • A-22 14 Nonconforming Uses • • • • • • • • • • • • • • A-25 15 Supplementary Height and Area Regulations • • • A-26 16 Board of Appeals • • • • • • • • • • • • • • • A-29 17 Amendments 18 Penalties. 19 Validity. .. . .. . ... . . .... . . • • ................ .• . . . . ... . . . . . . . .. . • A-19 A-33 A-33 A-34 �!!....., ---- - r r r f -f -I I I I ·I ! ' PROPOSED ZONING ORDINANCE CITY OF GAYLORD, MICHIGAN This Ordinance is intended - to continue the general orderly growth of this City, to insure proper development , in the future, to protect the values of land and property, and to assure the most appropriate use of land. The Ordinance is designed to allow the continuance of any existing use in the City. PREAMBLE The Zoning Ordinance of the City of Gaylord is to promote the health, safety, morals and general welfare, and to protect the rights of individual property owners; to regulate and restrict the height, number of stories and size of buildings and other structures, the percentage of lot which may be occupied, the size of yards, courts, and other open spaces, the density of population, the location and use ·of buildings, structures and land for trade, industry, residence and other purposes; and for the said purposes to divide the =City of Gaylord, Michigan into districts of such number, shape and area as are deemed best suited to carry out the said purposes; to provide a method for its administration and enforcement and to provide penalties for its violation . The City Council of Gaylord, Michigan, does ordain as follows: SECTION 1. PURPOSE AN ORDINANCE to establish zoning districts and provisions for Gaylord, Michigan, including the administration thereof, in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended: BE IT ORDAINED by the City Council of Gaylord, Michigan: This Ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Gaylord. SECTION 2. EXEMPTIONS The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions, of overhead or underground gas, electrical, · steam or water, distribution or transmission systems, collection, communication, s~pply or disposal systems, including mains, drains, sewers, pipes, conduits, wires, cables, fire alarm boxes, police call boxe~, traffic signals, hydrants, towers, poles, electrical substations, gas regulator stations, and other similar equipment and accessories in connection therewith, reasonably necessary �A-2 for the furnishing of icieqfrate service :by such public utility or municipal department or COfil.!llission or for the public health or safety or general :. ~~~;fare' / ''shall . be permitted as authorized or regulated by law and other ordinances of the City of Gaylord in 3:ny use district, i _t _.being the · int~nticm -:hereof to except such e~ection, construction, al~eration, and.~aintenance from the . ~ppli_cation of° this Ordinance. · · .r_: ,; , -. SECTION 3. DEFI.NITIONS For the purpose of this Ordinance, certain terms and . words are to be construed and are defined as follows: . . . Words used in . the present tense include the future; words in the singular - include the plural number~ and words in the . plural nu~ber- ·i11-clude the singular number: · the word "building" :i,ncludes the_ word "structure"; the word ·"shall" •is mandatory and not directory . . . Accessory Building - A subordinate building, the use of -~~ich . is _incidental to and customary -in connection with the ·principal building or use, and which is located on the same lot with such principal building or use. ··. •, .. Accessory Use - ~ subordinate use which -is incidental to and customary in connection with the principal building or use and which is located on the same lot with such principal building or u_s e. Alley - A public or private thoroughfare which affords only a secondary means of access to abutting property. Basement - That part of a bu:i,.lding having -at least two feet l?ut not more than one-half of its height below the average grade .o f the adjoining ground. · Billboard - A sign which directs attention to a business, _commodity, service or _entert~inment conducted, sold or offered eisewhere than upon the same lot. Boarding -House - A building, other .than a hotel or apartment hotel where, for compensation and by prearrangement for definite periods, lodging, meals, or _ lodging and :_me:als are provided for three or more persons, but not exceeding 20 persons. • I .' • Building - Any structure having a roof supported by columns . or. walls for the shelter or enclosure . ofr persons or. property • . Building, Height of - -The. =vertical .d±stance from the grade to (a) the highest point of a flat .roof, . (b) . the average height between eaves and ridge for gable, hip and gambrel roofs, ·or (c) the deck line of a mansard roof. �• •II • •II • •d • • • I A-3 Buildable Width - The width of the : lot left to be built upon after the side yards are provided. Cellar - That part of a building having more than one-half of its height below the average grade of .the ~a~joining ground. Clinic - An establishment where patients are not lodged overnight, but are admitted for examination and treatment by a group of physicians or dentists practicing medicine together. Club - Buildings and facilities owned or operated by a corporation, association, person or persons for a s·ocial, educational or recreational purpose, but not primarily for profit and not primarily to render a service which is customarily carried on as a business. District - Any section of the City of Gaylord within which the zoning regulations are uniform. · Dwelling - A building or portion thereof designed or used exclusively for residential occupancy, but ·not including house trailers, mobile homes, hotels, motels, boarding and lodging houses, tourist courts or tourist homes. · · Dwelling, Single-Family - A building designed for _or occupied exclusively by one family. · ,: Dwelling, Two-Family - A building designed for or occupied exclusively by two families ·. Dwelling, Mtlltiple - A building designed for or occupied exclusively by three or more families. · Dwelling Unit - A room or suite of rooms used as a singlefamily dwelling, including bath and culinary accommodations. Family - An individual or two or more persons . related by blood or marriage, or a group of not more than five persons who need not be related by blood or marriage, living together as a single housekeeping unit in a dwelling. Filling or Service Station - Any land, building, structure or premises used for the sale at retail of motor vehicle fuels, oils or accessories or for servicing or lubricating motor vehicles or installing ' or repairing -parts and accessories, but not including the rep·a iring or replacing ·of· . motors, bod"ies, or · fenders of motor vehicles or painting motor vehicles, and excluding public garages. · Floor Area - The square feet of floor space within the outside line of walls and includes the total of all space on all floors of_a building. It does not include porches, garages, or space in a basement or cellar when said basement or cellar space is used for storage or incidental uses. I I I I I I I I I I I I I I I I I �I I A-4 ' ' ''I I I L '~ L t . Fro'ntage - The distance along a· st:feet .· l:LneLfrom one intersecting street to an6ther oi from 6rie in~eis~~iing street to the end, of a_ dead-end street. Garage I Pi-1.vate - A detached a·c cessory bt.il.ldfng or portion of a main building housing the automobiles of the occupants of the premises~ · · · ,, 'i : ·· Garage, Publi'c ~ -A building or· porti-on thereof·, other than a private or storage garage, designed or used for equipping, servicing, repairi:ng, · hiring, selling, storing or parking motor~driven ~ehicl~s.· Th~ term repairing shall not include an auto~otive bodj repair shop nor ' the rebuilding, dismahtling or storage of wrecked or junked vehicles; Grade - The average level of the finished surface of the ground for buildings more than five feet from a street line. For buildings closer than five feet to a street line, the grade is the sidewalk elevation at the center of the building _. If there is more than· one street,- -an average s ;i _d ewalk elevati_o n is to be used. If there is nci sid·e walk, the Cfty Engineer shall establish · the sidewalk grade. The average · level of the water where buildings or structures are erected thereon. Home Occupation - Any occupation within a dwelling and clearly incidental thereto carried on by a member of the family residing on the premises; provided that no person not a resident on the premises is employed, no stock in trade is kept or commodities sold, no mechanical equipment is used, except such that is normally used -f or pure.ly . domestic or household purposes, no adve.rtising sign is displayed other than a name plate not exceeding one square foot in area and there is no other exterior indication that the building_is being used for any purpose other than · a dwelling. Housekeeping Cabin Park '- A parcel ' of -land on which two or more buildings; ten·t s or similar -s tructures are maintained, offered or used for · dwelling or sleeping quarters for tran-·. sients, but shall not include boarding and lodging houses, tourist homes or motels. ; In~titutiort· - A nonprofit est~bli~hment for public use~ Junk Yard -• -The use of premises for ' the · open--· storage of old and dilapida~ed ·automobiles·, · trucks, tractors and other such vehicles and . parts thereof, . wagons, · and other kinds of· vehicles and parts thereof, scrap building material, scrap · . contractors' equipment, . .; . ' . tanks, cases, cans, barrels, boxes, :: ; �• • • •ii • I." ,. •.. • •:. ,. ' I A-5 drums, piping, bottles, glass, old. iron, · machinery; rags, paper, excelsior, hair, mattresses, . beds or bedding or any other kind of scrap or waste material. Lodging or Rooming House - Same as . "Boarding II~u~;e''. Lot - (1) A parcel of land adequate for occupanc~ by a useherein permitted, providing the yards, area and offstreet parking herein required and fronting directly on a street. 0 (2) Land occupied or intended for occupancy by a use permitted in this Ordinance, including one main building, together with its accessory buildings and the yards, loading and parking spaces required herein, and having its principal frontage upon a street or upon an officially approved place. ! Lot, Corner - A lot abutting upon two or more streets at their intersection. I Lot. Depth - The -mean horizontal distance between the front and rear lot lines. L , 1. I 11111 I I Lot, Interior - A lot other than a corner lot. Lot of Record - A lot which is part of a· subdivision, the map of wbich has been recorded in the Office of the Regi~ter of Deeds of Otsego County; or a parcel of land, the deed of which was recorded in the Office of the Register of Deeds of Otsego County. Lot, Through (double-frontage) - An interior lot having frontages on two streets. Lot, Width - The width of a lot at the front yard line • Motel (Motor Court, Motor Hotel, Motor Lodge) - A building or buildings in which lodging or boarding and lodging are provided and offered to the public for compensation. As such, it is open to the public in contradistinction to a boarding house, a lodging house or a multiple dwelling which are herein separately defined. Nonconforming Use - The lawful use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is located. Nursing Home - A home for the aged, or infirm in which three or more persons not of the immediate family are received, kept or provided with food and shelter or care for I I I I I I I I I I I I I I I I I - �,-- I I I I I I I I I I I I I - A-6 compensation·;· but not including hospitals, clinics . or similar institutions .devoted primarily to the diagnosis .and treatment of the sick or injured. Parking Space. Off-Street - An all-weather, surfaced area not in a street or alley and having an area of not less than 180 square: feet -, exclusive of driv.eways, permanently reserved for · the . temporary storage of one automobile .- and connected with a street or alley by an all-weather surfaced driveway which affords ingress and egress for an automobile without requiring another automobile to be moved. Porte-cochere - A canopy attached to a building and ex- .. tending over ·a driveway, open on. all sides except for the wall of the main building. Premises - A lot together with all buildings and structures thereon. Sign - An identification, description, illustration, or device which is affixed to, or represented directly or indirectly upon a building, structure or land and which directs attention to a product, place, activity, person, institution or business. Stor_y - That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above -it; o.r if there be no · floor ·a bove it, then the space between such floor and the ceiling next above it. Story, Half - A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor ·level, and in which .space not more than two-thirds of the floor area ·1s finished off for use. A half-story containing independent apartments or living quarters -shall be counted as a full story. Street ,- A -public thoroughfare which affords -the principal means of access· to abutt1ng property. · . Street · Line ous. street. A dividing line between a lot and a contigu- Structure - Anything constructed or erected~ the use of which requires permanent location on the ground-o~ attached to something having a permanent · locatio·n . on the grouncf;· · including, but without limiting the generality of the foregoing, advertising signs, billboards, backstops for tennis courts and pergolas. •., ·. �I I I ,1 ,· I I ] I I I I I I , l'I 'l I I I I _11 A-7- Structural Alteration - Any change except those required by law or ordinance, which would prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams or girders, not including openings in bearing walls as permitted by other ordinances. Tourist Home - An establishment used for dwelling purposes in which rooms, with or without meals, are offered to transient guests for compensation. Trailer or Mobile Home - A vehicle used for living purposes and standing or designed to stand on wheels or rigid supports. Trailer Park or Mobile Home Court - An area where one or more trailers can be or are intended to be parked, designed or intended to be -used as living facilities for one or more families. Yard - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this Ordinance. Yard, -Front - A yard across the full width of the lot extending from the front line of the building to the front street line of the lot. Yard, Rear - A yard extending the full width of the lot between a principal building and the rear lot line. Yard, Side - A yard on the same lot with the building between the main building and the adjacent side of the lot and extending from the front yard to the rear yard thereof. SECTION 4. INTERPRETATION AND CONFLICT The provisions of this Ordinance shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort, prosperity and general welfare of the people of the City of Gaylord, Michigan. It is not intended by this Ordinance to repeal, abrogate, annul, impair or interfere with any existing easement, covenants, or agreements between parties, or with any rules, regulations, or permits previously adopted or issued pursuant to law; provided, however·, that where this Ordinance imposes a greater restriction upon the use of buildings or premises, or upon the height of a building, or requires larger open spaces than are required by other rules, regulations or permits, or by easements, covenants or agreements, the provisions of this Ordinance shall govern. I I I I I I I I I I I I I I I I I I �,...- I I I I I I I I I I ,,. I I I I A-8 .~EQJI ON 5. DISTRICTS . .' i .- In order to carry out the . provisions of this Ordinance, the _C;i ty. of Gay~ord is hereby -.divided into five districts which shall be known as : :·' R-1 .R-2 C-1 C-2 M-1 Single-Family Residence_District Multiple Res:ldence .D istridi~--·General Commercial District Central Commercial District Manufacturing District 2. The districts and boundaries of districts are .shown on the maps attached hereto and made a part of this Ordinance. The map . shall be designated .as the "District Map". All notations ~nd J'.eferences ·shown ·o n the . "District Map" are as much a part of this Ordinance as though specifically described herein. · .a. The district bound~ries are either . streets, highways or alleys .unless otherwise shown~ . and where the designation on the "District Map" indicates that the various districts are approximately bounded by a street, highway, _or _alley .line, such strE?et, _highway, ,or alley line shall be construed to be the district · boundary line. b. _Where the _district .poundaries are not otherwise indicated, and where the property h~s been -or may hereafter be divided into blocks and lots, the dis.trict boundaries shall be construed to be lot lines and where 0the designations , qn the "District Map" are . •) . approximately bound_e d . by lot lines, said lot lines shall be construed to~e the boundary of the district. .;, .. I I/ -~ II ' , III ' a,, ~ I c. In unsubdivided property, ·the district boundary lines shown . on the "Distri.ct -Map" . shall _Qe determined by. use of the scale shown on such map •. d. In the event any street, highway, alley, drainageway or other public way forming the boundary of a dis. trict is .vacated, the new _d istrict boundary shall be the former qenterline of .~aid .vacated street, :,highway, alley, drainageway or other . public way • .. 3 • . All . t~r-r i tory which may . hereaftej;. pec~me a . part of th~ City of Gaylord -by incorporation ~hall .automatically be classified in .the R-:'i · Single_-Fami,:iy Residence District until appropriately. l:'ecJassi:fied in accordance with the provisions of Section 17 o:( this Ordina.nce: • �]I ... 1JI• 1I.• ' ·l ·• • • • • • 1 11 • • •:I A-9 4. In the event the District Map does not show the zoning of any area within the ·City of Gay"iord, such area automatically shall be classified in the R-1 Single-Family Residence District until a reasonable time following discovery of the omission, the area shall be appropriately classified in accordance with the provisions of Section 17 of this Ordinance. SECTION 6. COMPLIANCE WITH THE REGULATIONS Except as hereinafter specifically provided: 1. No building or structure shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building or land be used, except for a purpose permitted in the district in which the building or land is located. 2. No building or structure shall be erected, converted, enlarged, reconstructed or structually altered to exceed the height and bulk limit herein established for the district in which the building is located. 3. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered, except in conformity with the yard, floor area, and lot area regulations of the district in which the building is located. 4. No building shall be erected, or structurally altered to the extent specifically provided · hereinafter except in conformity with the off-street parking and loading regulations of the district in which the building is located. 5. The minimum yards, parking space, and other open spaces, including lot area per family, required by this Ordinance, for any building hereafter erected or structurally altered, shall not be encroached upon or considered as parking, yard, or open space or lot area requirements for any other building, nor shall any lot area be reduced beyond the district requirements of this Ordinance •. 6. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as specifically provided hereinafter in Section 15. I I I I I I I I I I I I I I I I SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT I 1. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the R-1 Single-Family Residence District. I �I I I I I I I I I I I A--10 ·2 ·. Use Regulations. N building· or prelllises_ shall be used only_-~or tµe following ~ti_f P:?ses ~' ,. a~ . s·ingle_;family ~\\;~'11ings. ., b. ' Publ"ic sbhools, elementary and high, or private or parochial schools having a curriculum similar to a public elementary school high school. . . .or · public . ' . . c. Parks, playgrounds and community buildings owned or operated by public agencies. d. · Farining and truck gardening, ·except fur and stock farms and farms operated for the disposal of garbage, rubbish or offal~ e. Country club or golf course, except a miniature course or prac~ice . driving ;y~e operated. ~or comme_rcial purposes. · ~", , :;; f. Churches · and temples. g. Accessory buildings and accessory uses customarily incident to the above uses, but not involving the coµduct · of a business. Acces·sory uses to a dwelling· in:... · · elude, but are not linii ted to, a home occupation, ··- pr1vate g-arage, a swimming pool for the use of the fam'ily and their guests. h. Home occupations. i. Temporary signs · pertaining to the lease, hire, or sale of a building or parcel, not exceeding eight square feet in gross surfa_c e area. j. Chtirch or publiri bulletib boards not ~xceed~ng twenty square f~et in gross surfa~e are~. :: .. .. __ ,; · 3. Height Regulations. ·. Buildings arid 'structures shall exceed neither 35 feet,· · nor two and one-half stories in height except as provided in Section 15 of this Ordjnance. 4~ ·Area Re~ul~tions. a. Front Yard: (1) There shall be cl: front yard having a depth of not less than 25 feet, · except as provided in Section 15 of this Ordinance. I �_. j 1• 1• 1• A-11. (2) Where lots have ,double frontage, the required front yard shall ·provided on both streets. be 's (3) On corner lots, there shall be. a front yard on both streets. On corner lots that were under separate ownership on the effective date of this Ordinance, the buildable width shall not be reduced to less than 35 feet, except that there shall be a yard along the side street side of such a lot, of at least 10 feet, as well as the required interior side yard. • .~ 1• •:. •,. • b. Side Yard: (1) Except as hereinafter provided _in the following paragraph and in Section 15 of this Ordinance, there shall be a side yard on each side of a building having a width of not less than 10 feet. (2) Wherever a lot of record, on the effective date of this Ordinance has a width of less than 50 feet, each side yard may be reduced to a width of not less than ~O percent of the width of the lot, but in no instance shall it be less than five feet. c. Rear Yard: Except as hereinafter provided in Section 15 of this Ordinance, there shall be a rear yard having· a depth of not less than 25 feet. d. Minimum Lot Area and Lot Width: (1) Every lot shall have an area of not less than 8,500 and a minimum width of 60 feet. • • • •,ll (2) Any lot which has less area or width than herein required and was held under separate ownership on the effective date of this Ordinance, may be occupied by any use permitted in this district. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 square feet. I I I I I I I I I I I I I I I I I I I �I I I I I I I 'I I I I I I II I I I II f. Off... Street Parking-: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 8. -. R-2 MULTIPLE RES I-DENCE DISTRICT ; l. The regulations set forth in this Section or set forth elsewhere - iri this Ordinance when referred to in this Section are the regulations in the R-2 Multiple Residence District; 2. Use Regulations. A building or premises shall be used only for the following purposes: a. Any. use permitted in the R-1 Single..:Family Residence District. · b. Multiple dwellings. c. Lodging houses or boarding houses. d. Apartment hotels.- .,. e. Hospitals, nursing or convalescent homes, and institutions, but not a penal or ment_a l institution. f. Private clubs, fraternities, sororities, or lodges. g. A physician, surgeon or dentist may have office space within his residence ·f or consul tat ion or treatment of patients · provided -that no more -thari one--third of the floor area of such dwelling unit is used for office space. h. Storage garage when· accessory'. to a permitted building or use. •J .- • : i. · Usual accessory uses • . · 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor- two and •ohe-half stories in height except as provided in Section· lS- of· this Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-1 District. �l'u A-13 b. • I Side Yard: (1) Except as hereinafter provided in the following paragraph and in Section 15 of this Ordinance, there shall be a si_de yard on each side of a building, having a width of not less than five feet. c. Rear Yard: The rear yard regulations are the .same• as those in the R-1 District. d. Minimum Lot Area and Lot Widths: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. (1) Single-family dwelling; 5,000 square feet and a minimum width of 60 feet. (2) Two-family dwellings; 2,500 ·s quare feet per family and a minimum width of 60 feet. (3) Multiple dwellings; 2,500 square feet per family and a minimum width of 50 feet. Any lot which has less than herein required and was held under separate ownership at the effective date of this Ordinance may ·be- occupied by any use permitted in this : district • . e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 .square feet. f. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set out in Section 12 of this Ordinance. SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT 1. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the C-1 General Commercial District. 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 A-14 2. Use Regulations. A building or ·premises shall be used only for the following purpo~es: -.-•· .- .. , .a • . Advertising·sign or b:i:11b6'.ard}'when located at least ···' , ;· ;50: r · r f~et:, ·f rom any "R" Di5.t'r'fc·,:~· · ' ,! • ' : · . i I : . : • · ! ·. ·: . •. :. •... ~- ·,' b. Parking or public garages, and auto, truck, trailer, and boat sales, service, storage;.. ·parts, repair, washing or painting shop provided that any outdoor storage of parts ·, material or damaged: autos, trucks, trailers or boats shall be suitably screened or fenced or enclosed and such storage shall not be conducted within a required yard. c. Auto parking or sales·lots for new or used cars provided that dismantled or junked cars · unfit for operation on the highways shall not be stored on the premises unless within a building. d. Business or- commercial schools. e. Dance halls, bowling alleys/ and: similar places of amusement or entertainment. · f. Restaurants and coffee shops, including drive-in restaurants. ·· The o:ffice and display room of home repair contractors such as- heating, · painting, roof'i-ng and d~corating contractors · provided the business is entirely within a completely; enclosed building, there is no· storage of supplies or equipment on the premises outside the building, and no more than 50 percent of the .. gross floor area is used for processing and fabricating. ,-g~· . . . .( - : . ~- i .. · h. Drive-in establishments bf:f'er•ing 'goods or services to customers waiting in parke_ d a~tomobiles •. . . ,, -: . -; . i ~.. • . . • .. '. • ~ i. - ~ . ·- · Theatres, including outdoor or drive-in theatres. . ~ •. j. Display rooms for merchandise' to b,e sold at wholesale where merchandise is stored elsewhere. k. Printing shops having a saies office or retail outlet on the premises and having less than 10,000 square feet of floor area. · 1. · Radio· or television ·broadc·a sting stations, studios and offices. I t.f1 I r �A-15 m. Repair services or businesses, including repairing of bicycles, radios, television sets, and other home appl~ances, typewriters, watches, clocks, and shoes, having a retail outlet on the premises and having no more than 10,000 square feet of floor area. • ~ ,I~ 1• •~· ~ • J, ! I ~ I n. Monument works having a retail outlet on the premises • o. General service and repair establishments similar in character to uses listed herein. p. Hotels and motels. q. Farm implement display and sales rooms. r. Veterinarian or animal hospital or riding academy provided that no such building, kennel, or exercise runway shall be closer than 50 feet to any "R" District. s. Tire sales and service . t. Other retail stores and outlets similar in character to uses listed herein. u. Frozen food lockers. v. A.ccessory buildings and uses customarily incident to the above .uses. 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor two and one~half,~· stories in height, except as provided in Section 15 of .this ._ Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-2 District. ~ b. Side Yard: No side yard shall be required for non-residential buildings except that a seven-foot side yard shall be required on the side of a lot or tract adjoining a residence district. Side yards for dwellings shall be not less than six feet. : I ~ .,. . " -...J •.: } I I I I I I I I I I ' I I �I I I I I I I 'I I I ~ I ' ~ A-16 . c. . Rear Yard .: . ,.,; .. '· The rear yartj regulations are the same as those in the R-2 D;i.strict.. .., . :· d. Minimum Lot Area and Lot Width: . •· .. The lot area regulations are the same as those in the R~2 District except ,that no-minimum lot Width is required. e. Minimum Floor Area: ·. i · ,· Every dwelling shall .have a minimum ground floor area of not less than 480 square feet and housekeeping cabin _nqt less _than 300 square feet. ~ •. Off~~tr~~{:'Parking: Off-street parking spaces shall:-:be .provided _in accordance with requirements for specific uses set , forth in;Se_(;tion · 12 of this- Ordinance-~ .· ' '. . · SECTION 10. C-2 CENTRAL COMMERCIAL. DISTRICT . -- ., . . . .... 1. The regulations set forth in this section, or set .forth :elsewh~re .in this .Ordinance when referred to in this section, are the regulations in the C-2 Central Commercial District. 2. Use .Regulations. A- building or,· premises shall . be used only for the following purposes: a. Any use permitted in the C-1 General Commercial Dis~ trict, except outdoor theatres. Limitations as to floor area shall not apply when C-1 uses are located in the C-2 Central Commercial District. b. Printing or engraving plants. · c. Candy manufacture. d. · Wholesal,.e establishments; . e. . Wa;rehouses •.- · f. Testing and research laboratories~ g. Truck or transfer terminal or freight house or bus garages and repair shop. �• • • .. A-17 h. Fabrication and repair of electric or neon signs or other commercial advertising structures, light sheet metal products, and the like. i. Jewelry ·manufacturing . . :• . . j . Ice· ·cream manufacturing. . k. Assembly and manufacture from prefabricated parts of household appliances, electronic products and similar products or the processing or assembling of parts for production of finished equipment. 1. Other processing and manufacturing establishments that are not objectionable because of smoke, odor, dust, or noise, but only when such processing and manufacturing is inciden~al to a retail business conducted on the premises. m. Accessory buildings and accessory uses customarily incident to the above uses. 3. Height Regulations. Buildings and structures shall exceed neither 100 feet, nor eight stories in height, except as provided in Section 15 ~f this Ordinance. 4. Area Regulations. a. Front Yard: No front yard required. b. ~1 ~ -~. ~. ~. ~-- Side Yard: A side yard is not required, except on the side of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. If provided, where not required, a side yard shall pe not less than five feet. c. Rear Yard: No rear yard shall be required for non-residential buildings, except that a rear yard of 25 feet shall be required on the rear of a lot abutting Upon a residence district. Rear yards _for dwellings shall be 25 feet. d. Lot Area Per Familr: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. I I I I I I I I I I I I I I I I I I I �·A-18 (1) ,_. (2) Singl~-::fapiily dwelling: 5,000 square feet • •. •' " f Two-family d_w ellings: 2,500 square feet per family. (3) Multiple dwellings: ,1,500 square feet per family. Any lot which has less area than herein required and was held under separate ownership at the effective . date of this Ordinance may be occupied by any use .. permitted in this district •. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area . of,480 square feet. f,~.;: ·Off-Street Parking~ : Off-street parking spaces shall be provided in acGOrdance _w ith requirements for SJ?_~ cj..f ic uses set. forth in Section 12 of this Ordinanc,~_.,1_.·. ,:, ·· SECTION ,11. M-1 .MANUFACTURING DIS.T R-lCT 1. The regulations -set forth in this section ·~r set forth elsewhere in this Ordinance, when referred to in this section are the regulations in the M7i M_anufacturing District. 2. Use Regulations. A building or premises may be used for any purpose, except that: a. No building shall be erected, converted, reconstructed:, or structurally altered for residential purposes, except that each individual permitted use may provide accommodat~ons for one resident watchman or caretaker. . .. ·1 . b,. . The following' uses are subject t ·o special permit in a~c9rdance with the procedures and under :the conditions set out in Section 13 of this Ordinance. (1) Distillation of bones. (2) Fat rendering • . (3) Junk and -salvage yards. .. (4) Manufacture of the following: (a) Cement, lime, gypsum, plaster of Paris • .Cb),..· Explo$ives. I.i :- ~ ' �I •I A-19 I •I I• • ••• •I. ]. 1. ). ~~~~I (c) Fertilizer. (d) Glue. (e) Stockyard, feeding pen. (f) Slaughter of animals • (g) Tannery, curing of raw hi.des. (h) Wool pulling or scouring. (5) Oil refinery. (6) Trailer park. (7) Sanitary landfills and dumps. · 3. Height Regulations •. Buildings and structures shall exceed neither 100 feet, nor eight stories in height - except as provided in Section 15 of this Ordinance. ·4. Area Regulations . a. Front Yard: Except as hereinafter provided in Section ·l5, the fr.ont yard regulations are the. same as those in the C-1 District. b. Side Yard: No side yard is required except on the side .of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. c. Off-Street Parking: -Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. d. Rear Yard; Except as ·hereinafter provided in Section 15, there shall be a rear yard having a depth of 15 feet. SECTION 12. OFF-STREET PARKING REGULATIONS _ 1. · Off-Stree-t Parking Requirements. . In all districts, there shall be provided at the time any building or structure I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I II II II ' iii A-20 is erected or structurally altered (to the extent hereinafter provided), off-street parking spaces in accordance with the following requirements: i'i a. Dwelling: one parking space for each bathroom or fraction thereof provided in the dwelling. b. Boarding and Lodging House: each two sleeping rooms. c. Private Club or Lodge: ten members. one parking space for one parking space for every d. Church: one parking space for each six seats or seating spaces in the main aud,i torium. e. School (except high scho_o1)' :: 19rie: ·parking space for each ten sea ts in the audi tor:tuni: main assembly room or four spaces plus one additional space for each classroom whibhever is greater. · or f. High School: one parking space for each six seats in the main auditorium or three spaces . for each classroom, whichever is greater. ., .: g. Community Center, Library, Museum or Art Gallery: ten parking spaces plus one additional space for each 200 square feet of floor area in excess of 2,000 square feet. h. Hospital or Nursing Home: every two beds. one parking space for i ·. Sanitarium, Home for the ·Aged or Similar Institution: one parking space for each three beds. j. Theatre or Auditorium (except school): one parking space for each five seats or bencl) seating spaces. k. Motel, Hotel, Tourist Home or Guest Ranch: ing space for· each sleeping room or suite. one park- Sports Arena, Stadium or Gymnasium: one parking space for each five seats or seating spaces. 1. m. Restaurant, Night Club, Cafe, Dance Hall, or Similar Recreation or Amusement Establishment or an Assembly or Exhibition Hall without fixed seats: one parking space for each 100 square feet -of floor area. n; · Bowling All¢y: ·: ~our parking spa~es fo~ each alley. I. •· Ii ~I ~ I· �I • • • • • • • II l. •111 11 ,II ~c ~~ A-21 o. Business or Professional Office, Studio, Bank, or Clinic: three parking spaces plus one additional parking space for ea~h 300 square feet of floor area over 1,000 square feet • p. Mortuary: one parking space for each 50 square feet of floor space in parlors or individual funeral service home. q. Furniture, Appliance or Implement Store, Hardware Store, Wholesale Establishments, · Machinery or Equipment Sales and Servi6~, Clothing or Sho~ Repaii .6r Service Shop: two parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. r. Retail Store or Personal Service Establishment not otherwise specified herein: one parking space for each 200 square feet of floor area • I I I I I I I I s. Printing or Plumbing Shop or Similar Service Establishment; one parking space for each three persons employed · therein. t. : M_a nufacturing or Industrial -Establishment, Research or -Testing Laboratory, Creamery, Bottling Plant, Warehouse, or Similar Establishment: two parking spaces for each three employees on the maximum ~orking shift plus· space to accommodate all trucks and other vehicles used in connection therewith. 2. General Rules for Determining Parking Requirements. In computing the number of off-street parking spaces required, the following rules shall govern. a. Where fractional spaces result, the parking spaces required shall be construed to be the next higher whole number. · · b. 'fhe parking spa_c e requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Zoning Administrator. c. Whenever a building or use constructed or established after the .effective date of th~s Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of 10 percent or . more in the number of existing parking spaces, ~uch space shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior I I I I I I I I I I �I I I I I I I I I I I I II I 1 ~ I to the effective -date of this O:rdinance is enlarged to · the extent of 50 percent or more in floor area, or in the area used; said building or use shall then and thereafter comply with the parking requirements s~t forth herein. d. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. 3. Location and Improvement of Parking Areas. a. All parking spaces required herein shall be located on the same lot with the building or use served, but not within the required front yard in R-1 and R-2 Districts, except that where an increase in the number of spaces is·required by a change or enlargement of use or where the parking spaces are provided collectively or used jointly by two or more buildings' or establishments, the required spaces may be located not to exceed 300 feet from any -non-residential building served. In any case, where the required parking spaces are not located on the same lot with the bui.lding or use served, or where such spaces are collectively or · jointly provided and used, a written agreement to assure their retention for such purposes shall be properly · drawn and -executed by · the parties concerned, approved as to form ~p.ct ·executed by the City Attorney and shall be filed with · the application· for a building permit. SECTION_13. (, SPECIAL USE . REGULAT.IONS. 1. The City Council may, by special permit after report by the Planning Commission, authorize the location of any of the following buildings or uses in any district from which they are prohibited by this Ordinance and may also permit an increase of height of any such building. a. Cemetery, · including columbarium, mausoleum, or crematory; provided, that any site· for a new cemetery shall contain at least 50 acres~ · b~ Commercial stables and riding academies in the R-1 and .R-2 Districts; provided, they are ' located on sites containing not less than two and one-half acres. c. Drive-in theatre in: the ·R-1 and R-2 Rural Districts; provided it complies · with the . following requirements: I 11! �• • •II A-23 (1) Ingress or egress for any site abutting_, a state highway shall be approved by the Stat,e Highway Department; otherwise such approval · shall be given by the . City Cou:qcil!"-: (2) Reservoir off~street standing spa~e or side service road space shall be provided at any entrance sufficient to accommodate vehicles in an amount equal to at least 30 percent of the vehicular capacity of the theatre. 11111 ~ (3) Any building or structure shall be at least 50 feet from any street on any side where ingress or egress is permitted. (4) Any area of the site accessible to vehicles of patrons shall be surfaced with gravel, oil, or other higher-type paving, except that any reservoir off-street standing space or side service road shall be surfaced with oil or other higher-type paving where such space or road connects with a public way, as required by the City Council. (5) Any screen_ less than 500 feet from a . county, arterial or state highway shall be so located or shielded that the picture surface cannot be seen from such highway. (6) The site shall be enclosed with a wall, solid fence, or compact evergreen hedge at least six feet high, except as provided in paragraph 3 above. d. Golf course, commercial or private. e. Institution (penal, correctional or mental} in the R-1 and R-2 Districts, provided, the site shall contain an area of at least five acres. f. Privately or commercially operated ski facilities, with lodging facilities meeting requirements of paragraph Le. g. Trailer parks in all ·districts provided they comply with the Trailer Coach Act, (243 of 1959). I I I I I I I I I I I I I I I I h. Publicly or privately owned or operated sanitary landfill or sewage treatment plant in the R-1 an~ R-2 I I �I I I I I I I I I I I I I I II II' I Districts when located 80 -rods from any public road and provided that all parts, of the use shall be enclosed by :nat,u ral .features ;such. as trees and terrain so as to ob.struct .· from sight.- : • i. Publi.c ly,..owned warehouse /, garage, ,. shop -or storage yard · in the R-1- and R-2 Distri.c.ts. Nursery school.. when operated in a building with the external appearance of a residence in all "R" Districts. j -. k. Real estate sales offices, in connection with a specific development for a period of not more than one year. • 1. · Junkyard when locat~d -§9 rods from any public road and provided that all pa:f-t'si '&f . . the use shall be enclosed by natural features, such as : trees and .terrains so as to obstruct from sight. . ,. \-· 2. Before the issuance of· any special permit for any of the abov.e buildings or. uses,· /the application for such permit shall be made in writing on :forms prescribed by the Planning Commission. Each application shall be accompanied by an accurate plot plan, site plan, · building development plan, sketch,. program of development, or other related material .and information requirect ·by the Planning Commission or this Ordinance. 3. Before. any ;,application for a special per.mi t shall be considered ,-by the Planning Commission, a fee of $25.00 shall be charged, which shall be .payable to the City of Gaylord. When an application is withdrawn after scheduling and advertising for public hearing by the Planning Commission, the filing fee shall not be refunded to . the applicant. 4. Public )1earings on all applications for special permits shall be held by the Planning Commission in accordance with the p~ocedures of hearings on changes and -amendments to this Ordinance as prescribed in Section 17 of this Ordinance. Irr event of approval of the application by the Planning Commission,~ written recommendation shall -be made to the City Council. The City Council shall not authorize the issuance of a special per.mi t until it receives such I'.ecommendation. . . ..: ~ . 5. Appeals of any denial of an application for a special pern:iit.by . the Planning Commission may be made . to the City, Co.u nc.il: within the time prescribed for appeals from denial of applications foi changes or amendments of this Ordinance and in accordance with procedures prescribed in Section 17 of this Ordinance. I I 11 I li 1 I �I A-25 • • •1 • • • • • • !~ ii •la • 6. In approving any application, the City Council shall impose. minimum requirements as required by this section, together with such additional requirements as the City Council deems necessary to safeguard th~ public welfare, safety, health, morals, convenience, anq best -interest of the adjoining property, neighborhood and community. 7. Violation of any requirement imposed by the City Council in approving an application filed under this section shall constitute a violation of this .Ordinance and shall be subject to the same penalties as any other violation of this Ordinance. Any requirement imposed by the City Council shall become effective and shall be strictly complied with immediately upon execution or utilization of any portion of the rights and privileges authorized by approval of an application. SECTION 14. NONCONFORMING USES 1. Nonconforming Buildings. Any lawful use of a building existing at the effective date of this Ordinance may be continued, even though such use does not conform to the provisions hereof, but no such building shall be enlarged or extended. If no structural alterations are made, a nonconforming use of a building may be changed to -another nonconforming use of the same or to a more restricted classification. Whenever a nonconforming use has been changed to a· more restricted use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be extended throughout those parts, which were manifestly arranged or designed for such use at the time of adoption of this_ Ordinance • a. Whenever the use of a building shall become nonconforming through a change in the zoning regulations or in the district boundaries; such use may be -continued and if no structural alterations are made, may be changed to another nonconforming use of. the same or of a more restricted classification. b. Whenever a nonconforming use of a building or portion thereof is discontinued for a continuous period of two years, such nonconforming use shall be deemed to be abandoned, and any future use of such building or portion thereof, shall be in conformity with the regulations of the district in which such building is located. c. A nonconforming building which has been damaged by fire, explosion, act of God or the public enemy to the extent of more than 75 percent of its reproduction value I I I I I I I I I I I I ·1 I 'I l l �I I I I I I I I I I I ' II at the time of damage, shall not be restored except in conformity with the regulations of ·the district in which it is located. When damaged by less than 75 percent of its reproduction value, a nonconforming building may be repaired or reconstructed and · used as before the time ' of damage; provided such repairs or reconstruction are completed within one year from the date of such damage. • 2. Nonconforming Uses of Land. - A nonconforming use of land existing at the effective date of this Ordinance may be continued; provided, however, · that no such nonconforming use of land shall be in any way exp·a nded or extended, either on the same or adjoining proper-t y. :' If such nonconforming use ·of land or arty portiort thereof is discontinued for a continuous period of one year, any future use of such land shall be in conformity with the provisions of this Ordinance. SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS 1. The regulations set forth in this section qualify or supplement the district regulations appearing elsewhere in this Ordinance. · 2. Modification of Height Regulations·. a. The height regulations as prescribed in this Ordinance shall not apply to: belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, flag poles·, monuments, ornamental towers and spires, smoke stacks, stage towers, or scen~ry lofts, tanks and water towers~ b. Public, semi-public or public service buildings, hospitals, institutions or schools, when permitted in ·: a district may be erected to a height -not exceeding 60 feet, and churches may be erected to a height not exceeding ·75 feet when the required side and rear yards are each increased by at least one foot for each foot of additional building height above the height regulations for the district. in which the building is located. c. All buildings · and-· structures within 500 feet of an airport shall not exceed :35 feet or two and one-half stories in height irrespective of the requirements of the district-in which : the airport is located. 3. Modification of Area Regulations. a. Yards; Generally: (1) Whenever a lot abuts upon a public alley, onehalf of the alley width may be considered as a portion of the required yard. I I �A-27 • (2) All parts of _any required yards or open spaces shall be open ·to the sky, except as authorized by this Section, and except for accessory buildings in the rear yard, open rir lattice-enclosed balco~ies opening upon fire towers which may project as much as 10 feet into the rear yard, and ordinary projections of skylights, sills, chimneys, belt courses, cornices and ornamental features which may project as much as 12 inches into a required yard. (3) In the event that a lot is to be occupied by a group of two or more related buildings to be used for residential, institutional, hotel, or motel purposes, there may be more than one main building on the lot when such buildings are arranged around a court having direct street access; provided, however~ ■ (a) That said court between buildings that are parallel or within 45 degrees of being parallel, shall have a minimum width of 30 feet for one-story buildings, 40 feet for two-story buildings, and 50 feet for three-story buildings, and -~n no case may such buildings be closer to each other than 15 feet; and (b} Where a court having direct access to a building is more than 50 percent surrounded by a building, the minimum width of the court shall be at least 30 feet for one-story buildings~ 40 feet for two story buildings and 50 feet for threestory buildings. (4) Where a lot is used for a commercial or industrial purpose, more than one main building may be located on the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located. (5) Front and side yards shall be waived for any dwelling, hotel or boarding or lodging house erected above the ground floor of a building when said ground floor is designed exclusively for commercial or industrial purposes. I I I I I I I I I I I I 1 I l l l l l ---= �I I I I I I I I I I I I -~ - A-28 · b. Accessory Buildings and Structures. (1) · · Except as· herein provided, no accessory building shall project beyond a· 'required yard line along any street. · · I l I I (2} . Filling station pumps~and pump islands may occupy the required · yards;" ·provided, however, that they are not less than 12 feet from street lines. (3) One directional or name sign or sign advertising products sold on the premises may occupy required yards in district where such sign· is permitted by the use'. Tegulations of this Ordinance; provided such sign doe·s: not contain ffashing, moving, or intermi ttent illumination; a (4) Accessory, · open and uncovered swimming pools and home barbecue grills may occupy a required rear yard; provided they are 'not located closer than five feet to the rear or side lot line. ( 5) Accessor'y buildings which are not a part of the · main build.ing, although connected by an open breezeway may be ·constructed in a rear yard; provided such accessory building does not occupy more than 30 percent of the area of 'the· required rear yard, and provided it is not located closer than five feet to the rear or side lot line. f c. · Front Yards: {1) Where an official line has been established for the future widening or -opening of a street upon which a lot abuts, then the depth of a front or side yard shall be measured from· such official line to the nearest line of the building. Girages detached ' or attadhed to the main building and· entering on the side street o'f a ·corner lot shall maintain a yard of 20 feet in front of the garage. (2) Open, unenclosed porches, platforms, or paved terraces, not covered by a roof or canopy and which do not extend above the level of the first floor of the building, may extend or project into the front or side yard, not more than six feet. (3) (4) The front yards heretofore established shall be adjusted in the following cases: I r �A-29 (a) Where 40 percent or more of the frontage on the same side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have (with a variation of five feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street or water's edge than the front yard so established by the existing building nearest the street line. (b) Where 40 percent or more of the frontage on one side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have a front yard of less depth than herein required, then: (b-1} Where a building is to be erected on a parcel of land that is within 100 feet of existing buildings on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent building on each side; or (b-2) Where a building is to be erected on a parcel of land that is within 100 feet of an existing building on one side only, such building may be erected as close to the street or water's edge as the existing adjacent building. SECTION 16. I • • BOARD OF APPEALS There is hereby created a Zoning Board of Appeals which shall perform its duties and exercise its powers as provided by Act 207 of the Public Act of 1921, as amended, and by the provisions of this Ordinance to the end that the objectives of this Ordinance are observed, public safety, health, morals and general welfare secured and substantial justice done. a. The said Board shall consist of seven members appointed by the City Council. The members shall serve for terms of two for one year, two for two years, and three for three years, respectively, in the first instance, and .t hereafter appointments shall be for three years each. At least one member of the Board shall be a member of the City Planning Commission. The Chairman of the Board shall be annually elected by the members of the Board. Vacancies shall be filled by the City Council ·f or ·the unexpired term. I I I I I 1 1 l l l l �I I I I I I I I II II -II II t 'fll II t -~ ,· b • . The Board shall ·fix a reasonable ··and regular time and place . for meetings and -it shall adopt such rules as ... may be -necessary -and proper to govern. its proceedings. Such :rules shall be in -conformance with requirements of this Ordinance. All meetings shall be-open to the public. The Board shall keep minutes of ·its proceedings, including a record of the vote 6f each member on each action and such -minutes shall be public records.• c. Powers and Duties: The Board of Appeals shall have the following powers: (1) To hear and determine appeals where it is alleged there is · error or- abuse of discretion in any order, requirement, decision, or determination made by the .. Building Inspector in the enforcement of the provisions of this · Ordinance. ·(2) To hear and determine appeals from the rulings, decisions, and · determinations of the Building Inspector granting or denying applications for variation from any requirement of this Ordinance. Appeals - How Made: : (1) An appeal shall be -in writing and shall be -filed in duplicate in the office of the Building Inspector upon forms provided by the Board. Such appeal must set forth specifically wherein it is claimed there was an error or an abuse of discretion by this action or where the decision is not supported by evidence in the matter., · (2) · Any appeal nBt filed within -10 days after the · rendition, in writing, of the decision appealed from, . shall be dismissed by the Board. (3) Within five days after the filing of the appeal, the Building Inspector -shall transmit to .the Board all papers involved in the proceedings, '. a . copy of his findings and determination relative thereto,·· and one copy of the ·appeal. In addition, he may make and transmit to the.Board such supplementary .report as ·h e may deem necessary to · present clearly the facts and circumstances of . the case. .. . ' (4) Upon receipt of the record, the Board shall set the matter for hearing and ..give ,notice by . mail I •I •I I I 11 I I -.d 11;1 �A-31 of the time, place and purpose thereof to the appellant and to any other party at interest whb has requested in writing to be so notified, and no other notice thereof need be given, except in those cases hereinafter mentioned. (5) Upon hearing of such appeals, said Board may affirm, change, or modify the ruling~ decision, : or determination appealed from, or in lieu thereof:, make such other or additional determination as it shall deem proper in the premises. (6) The decision of the Board upon the appeal shall be in writing concurred in by at least three members · of the Board, which shall forthwith transmit a copy thereof to th·e appellant~ Any such :decision shall, in all instances, be firial administrative . decisions, and shall be .s ubject to judicial review as by law may be provided • • • • (7) No determination of the Board permitting the alteration or erection of a building under a variation shall be valid for i •period loriger than Six months unless a building ·permit for such alteration or erection is obtained within such· period and such alteration or erection is started and proceeds to completion in accordance with the terms of such permit. (8) No determination of the Board permitting a use of a building or premises under a variation shall be valfd for a period longer than six months; unless such use is established within such period.; provided, however,· that where such use is dependent upon the erection or alteration of a building, such determination shall continue in force and effect if a building permit for said erection or alteration is started and proceeds to completion in accordance with the terms of such permit. 3. ' Building Permit. a. No building permit shall be issued by the Building Inspector until he is satisfied that the proposed building structure complies with all of the regulations of this Ordinance. Where a building permit is not required for the use of land, a Zoning Certificate shall be issued by the 1·n spector certifying that the use of such land complies with all the regulations · of thi·s Ordinance. I I I I 1 l l .1 l 1 �A-33 buildings shall have been completed in conformity with the provisions of this Ordinance. A record of all certificates shall be kept on file in the office of. the Building Inspector. · (4) No permit for excavation for any building shall be issued before application has been made for Certificate of Occupancy and Compliance. SECTION 17. AMENDMENTS The City Council may from time to time amend, supplement, or change by ordinance the boundaries of the district or the regulations herein established. Before taking action on any .proposed amendment, supplement or change, the Council _shall submit the same to the Planning Commission for its consideration and for public hearing in accordance with the requirements of Act 207 of the Public Acts of 1921, as amended. When any such amendment proposes the rezoning of any premises, the Building Inspector shall cause the premises to be posted for six days preceding the date of the hearing with at least one sign stating the nature of the proposed rezoning and the time and p1ace of the hearing. Following the public hearing, further procedure shall be in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended. SECTION 18. PENALTIES 1. Any building or structure which is erected, altered, maintained or used and any use of land which is begun, maintained or changed in violation of any provisions of this Ordinance is hereby declared to be a nuisance per se. Any person, firm, corporation or other organization which violates, disobeys, omits, neglects or refuses to comply with or resists the enforcement of any provision shall be fined upon conviction not less than Ten Dollars ($10.00) nor more than Fifty Dollars ($50.00) together with the costs of prosecution, or shall. be punished by imprisonment in jail for not less than one day nor more than five days for each offense, or may be both fined and imprisoned as provided herein at the discretion of the Court. Each and every day during which an illegal erection, alteration, maintenance or use continues shall be deemed a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the provisions of this Ordinance. �A-34 • •II •I I -II -II - ·2. , The City Council, the Board of Appeals, or any owner or owners of real estate within the Zoning District in which such building; structure .or premises .is situated may institute injunction, mandamus, abatement or -any other appropriate action or proceedings to prevent, enjoin, abate, or remove any said unlawful erection; alteration, maintenance, or use. The rights and remedies provided herein are -cumulative, and in addition to all other :remedies provided by law. SECTION 19. VALIDITY This Ordinance and all parts thereof are hereby declared to be severable. If any part is adjudged unconstitutional or invalid, it is hereby provided that the remainder of this Ordinance shall not be affected thereby. The City Council hereby declares that it would have passed thiS hOrdinance and each part, section, subsection, phrase, sentence and clause thereof irrespective of the fact that any one or, more parts, sections, subsections, phrases, sentences or · clauses be declared invalid. · I I~ ,. 'II ,. • �APPENDIX B PROPOSED SUBDIVISION REGULATIONS GAYLORD, MICHIGAN •I ~ ~ • •ii I ' Prepared for the CITY PLANNING COMMISSION by Harland Bartholomew and Associates Saint Louis, Missouri I I I I I I I I I 1 1 �'J I TABLE OF CONTENTS Section . . . . . 1 Title and Purpose. 2 Definitions. 3 Jurisdiction and Procedures. 4 Preliminary Plan 5 Final Plat Requirements •• 6 Design Standards 7 Improvements •• 8 Exceptions • • • 9 Changes and Amendments • • • B-16 10 Validity. • • • • • • . . . . . . . . . .B-16 11 Penalties •• 12 Conflicting Ordinances Repealed •• • • • .B-17 ... • • B-2 .... .... ... . . . . . . • • B-2 • • • B-4 • • • .B-6 . . . . . . . .B-8 • • • . . . • • • • • B-9 . . . . . . . . . . .B-13 . . . . . . . . . . . . .B-15 .. . . . • • • • • • • • B-16 �" " II" II " ' II' ' ' ' ' ' ' ' ' ' PROPOSED SUBDIVISION REGULATIONS, . . .. .. , •· Gaylord, Michigan The following regulations provide for ·the 'harmonious development of areas in the City, _for the coordination of streets within· s·u bdivisions with· 0th.e r existing or planned streets or with oth~rfeaturep of the· Comprehensive Plan; for adequate operi spaces for · traffic, recreation; light ; and air, for an appropriate distribution -of population· and traffic ·and for in. _. s·tallation · of· physical ·improvements, 'w hich will fend· to create condi ti•o ns favorable to health, s ·a fety; convenience, and prosperity. · · : PROPOSED SUBDIVISION REGULATION · A REGULATION TO PROMOTE IN ACCORDANCE WITH PRESENT AND FUTURE NEEDS, THE SAFETY, MORALS, ORDER,' CONVENIENCE, PROSPERITY, AND· GENERAL WELFARE -OF' THE CITIZENS OF THE CITY OF· GAYLORD, MICHIGAN, AND TO PROVIDE FOR EFFICIENCY AND ECONOMY IN THE PROCESS OF DEVELOPMENT, FOR CONVENIENCE OF TRAFFIC AND CIRCULATION OF GOODS, FOR GOOD CIVIC DESI.GN AND .ARRANGEMENT, AND FOR ADEQUATE PUBLIC UTILITIES AND FACILITIES BY PRESCRIBING RULES AND' STANDARDS·FOR'- :THE SUBDIVIStON OF LAND AND FOR THE ACCOMPLISHMENT Oi!" SAIO: 'PURPOSES TO PROVIDE FOR THE ADMINISTRATION AND ENFORCEMENT ,.HEREOF. . , . . · .. .i BE IT ORDAINED; BY THE CITY COUN_CIL OF ,GAYLORD, MICHIGAN. • ! ' ' ~ .· ! . .. ·. �IJ I B-2 I I I ~ • •I II •II II II • -I •I . . . . : t t, : . ,- ' 1. Title. This R~~ttl~tion -shall be known, referred to, and cited as, "The Land Subdivision Regulations of the City of Gaylo:r;~i ,)1',l.i ~~igan" -~ . .~ . . . . .. , "' ~ ~ • '• .. ' • ~ , , • 1 • .(. • • .,, • , f • ; ' • • • , ' • \, \ :, ' ,' •• • • • • I , • .' ' •• , • • . • · , . . 2;. Purpose. This Regulation is .. to · provide for t'he ·h~r·monious dev.~;to"pµient of ' areas. w~ 1;1).in,, the Ci.t y of Gaylor:d , fo_r . the· coordiilatio'n . of stre'e ts wftp.in supdiv:i,.s.i ons . with"' other exi,s~ing ·or.. pla,p'ried_· sti;\eets;_o:r .y,ri_th . other ' fe~t~re~ . of ·1:h·e . Com~ prehen,s~v.e, , P~ap.; . ;or·· adequate, C?PEin. spaces ;. _for tfa":ffi9, · r~cr~atlqn, light. _a nd a~r; a;nd f9;r a d;i;§tribution of populat;J.9n . and trri.ffic which will tend to create conditions favorable health, safety, convenience and prosperity. to .f . I ' ' _ • SECTION II - DEFINITIONS .•: ··:;:··: · :·'·.. . , ; .··· ... . ' . •.- . . ;_. ,; ·.' . .', . .. For -t)l~ purpose o.f . th:i,.s Regl;l.l at,ion, cer.ta;i.n . words and te·:r;m$ are : p.er~\v:j. th de'.:f i,ne_d; the . singular in9 ludes the plural and - the : :plural ; inc 1-udes the,'. ~·iµgu·lµ; . the i "sh~l 1 is: ., m,and:a tory__and , np~ :--d}rec~<;>ry.·. : · · · · · · ' , ..,. '· · ._ ;:''. -' .:. word o • I l •, • ; 11 'i' •••• • • : / ,' ' ••. • . , 1. · ., ... - . .·_.• Subdivision. . • ' • : ~ • • •' ' • • • l , •• •, l • ; •.. ; '. • • ' II -I ! -~ l •, ~ II II ' ,' : ; , I. ~ (a) . 'l'he,; diyis;ion .o'fi,-any,, parce:r of _. land showµ ij.s. ,;. :, a unft'. or .as :con"t;,iguoU:s .'.i.1nits ori . the ' last pr·eced1ng ~ .. .; tax roll, . in.t o three . or mp~e .'pa_:i;cels, .. :~ite~,. ot· lots,:, .. .· any one of which is less than five . acres ·~ for the ·pur~ . pose,. wh~ther .immediate .or,..fut1:1re of tra_n sfer of . ownership; ·provided·~ however, . that ' the divi"sion or partition of land into parcels of more than five acres, not involving any new streets, or easements of access and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or, (b) The improvement of one or more parcels of land for residential, commercial, or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. 2. Subdivision, Class 1. A subdivision in which the smallest lot has an area of less than one acre and a width of less than 150 feet • II ll �• • • I. • •1• r " , \i ■ 1YI 1• • •I. 3. Subdivision, : Class , 2. A subdivision in which the , smallest lot has an area of one acre or more and a width of more than 150 feet. 4. Building Line. A line ol'l a• plat · between which line and a · street. no building or structure may be :erected~ ' .5. Cul-de-Sac.· A minor street with only .o'n·e ' outlet and culminated by a turnaround. 6. Roadway; That portion of. ·the str·e et · avai:lable for vehicular . traffic and, where curbs are laid, the -portion .f rom batjc-to-back of curbs. ·•,i 7. Street. All property dedicated or intended for public or private use · for ·.access to abutting lands: ~r .s~bject to public easements. therefor;·:· and whether designated as a street, highway, thoroughfare, parkway, throughway, . e'xpressway, road, avenue, boulevard, lane, place, ·circle or . however otherwise · designated. 8. ,Minor Stre.et. A street n0t designated as -a major thoroughfare in the Major: Thoroughfare Plan for Gaylord. 9. ,Major Thoroughfare~ A street designated as a major thoroughfare: in the Major Thoroughfare -Plan .-for Gaylord • 10. Easement~- · A grant by the property owner of the use for a specific purpose of a strip of - land by the general public, a corporation or a certain person or persons • 11. Lot. · A portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development. I jj ~ • I 1• 1• 1• I. 12.- Subdivider. Any person, individual, firm, partnership, -association, corporation, estate, trust or any -other group or -combination -acting as a unit, - dividing; or proposing to divide land so as to constitute a subdivision as defined herein and includes . any .··agent of the subdivider • · 13. - Performance . Bond • . A surety :bond or. cash deposit made out to the City of -Gaylord in an amount equal ·to the full cost of the improvements which are required by this regulation, said cost being estimated by the City Engineer and -said surety bond or cash deposit -being legally sufficient to secure to the City that the said improvements will be constructed in accordance with tbis ·regulation. �SECTION .III ~ : JURISDICTION AND . J?~.,O~Q:µRE · :·, . . . . _ f . ,···. , ,.. . 1. Plat, When Required. It shall be ·unlawful for the. owner, agent, or persons having control of any land within the .' City;'c,f.· Gaylord · to· subdivide i or lay, oµt such I .a nd -into lots, blocks ;- streets ·, . avenues,· alleys; public ways · and grounds, unless by plat in accordance with the laws of the .• State i of -Michigan · arid .: the provisi-o ns of this _R~gulation. ' I I •II I I "• • .I ; •· ·1 1 I Each subdivider should confer with the City Engineer before · preparing .·the . preliminary. ·. p1an in . ord~;r that he may .become -familiar with '. the requirements of these :regulations and the proposals of the Comprehensive Plan as ··they ·may apply to the land proposed to be subdivided • . I •.~ .- _; : · 2: .. Procedure~ .. In . :obtaining f i nal approval oi' 'a propqsed subdivision ,by the Planning Commission ·· and :•the City · Council,, .the subdivider -shall .submit a pr.eliminary plan, a performance bond ·; ias -may be required and a . f,inal ·plat ·in · accordance with this Regulation. · ,. .. (a) · -'llhe · subdivider shall firs:t :.P.r epal;'e .··aii_d file with .·_ the .City: Engineer four •copies · of ··a preliminary · plan conforming to the requirements set forth in this i •. :Regulation~ . · Said plans sball:_- ·b~ _:a~c.9mp~_ ie.4 •. ~y a fee .of One Dollar . ($LOO) -for :each lot ·in the ·subdivision providing said subdivision does not consist of less than ten ·· lots; ·. in, which case a ,·minimum f:_il~~g -fee , of Ten •Dollars .. ($10.00) · .shall be required.,', · ·. • . ·· ,: . (b) A hearing on the preliminary plan will be held before · .the :.Plannirig Commission at its . f;1t,st .regular meeting following the filing. No ·hearinir~shall - . : be held by ·. the Commission until notice ·thereof, which shall include the time and place, shall be given by . the City Engineer . in :behalf · of the Cornp1i,s si.bn,_~ by mailing · a notice to =the persbn o~ persons who filed 'the preliminary plan to •the address set forth in the filing papers ' arid :to such · other interested parties , : as may be · determined by . the Commission. I 1 ) •, · ·· · (c) ,. '-The City Engineer shall : ¢xanii:P.Jf said plan · as : · to its compliance · with the laws and regulations ,of tne·. . • City . of Gaylord;- the existing street system ·and good engineering practi'ces: '- and shall, .withiw·l5 days;·' suB- · :•mit his, findings in duplicate ' to . the Planning Commission • . . ,, : ·. .. (d) The Planning Commission, upon receivingthe City Engineer's report, shall within a reasonable time consider said report and pass upon the plan. It shall , !1 ~ 1f ~~ • Ii �• • •I. ,. 1:r i •1. ,~. l. l■ '• '• B-5 then set ..forth its recommendat_ions in writing, whether . of approval, modification· 6:r ·~is approval. In case of . modif.ication c;>r disapproval, . it. shall give its reasons . therefor. The. Planning Commi_s sion sh~ll return one copy of any approved preliminary plan to the supdivider. I 1 I I~ . _ (e) Upon approval of the .preliminary plan _by the Planning. Commiss_ion, the subdivider may proce~d with _the preparation of the final plat arid detailed construction drawings and specifications for the improvements required under this Regulatiqn. . . (f) The approval of--the preiiminiry plan by the Planning Commission is revc;>cable and, does not constitute final approval: _. or acceptance , of the sub di vision by- the City Council - or authorization to proceed on construction of improvenien,t s _within the subdivision but sµall qonsti tute. ap:pro:v.al -:o.f . layout and general engineering proposais, and plans. . . (g) Before submitting .the final plat to the Planning Commission for approval, the subdivider shall furnish _all pl~ns_ and . information as listed in "Final Plat Requirements" necessary for the .detailed engineering consideration of .the improvement.s required and obtain the approval of the City Engineer which shall be endorsed thereon. (h) For · final .p lat approval, -the subdivider shall submit to the Plan~ing Commission: .. . . ' (1) . (2). . .' : Six copi,es. of the final plat. . ' A perfo~mance- bond as :r ·e quired and approved by the City _Enginee~. (3) One copy of the certified approved plans, profiies, cross sections and specifications. {4) A certificate from the City Engineer that the final plat is substantially in accord with the ·preliminary plan as approved by the . ~lanning Commission. ' . ( (i) . W}Jen the finai plat has been passed upon by the Planning Commission, six copies of the final plat and performance bond shall forthwith .be transmitted to the City Council together with a certificate showing the action of the Planning Commission. �I j' I ·. (j) :'·-' when the f:i.nal plat ·has been · approved by the Ci'ty' C~uncii'~· t'be · pe·r forma:hce. ; bond -:accepted;' and all :-, '. ; si'x' copies . duly; ce:ttifiec:l', ·· ·o ne copy shall be delivered . . to- the Planni'ng . Commission ; and ·o ne copy to• ·the · Ci-ty >< ·' ':i!:ngi'neer ··fo'r : tlreir i·es'pective files, and t 1hree to , the . subdivider, two of which are for filing with the County · · ile·c order·: and ·eounty ·'Auditor ~ · If said :plat is · disapproved ; by' fhe ·ctty ·council·, . such disapproval shall pointi: 'out in . ·, · ·w ri'ting· whereiri · said· pro·p os~d plat · is obJecti_onable • . : (k) The passage - of the resolution accepting the plat shall constitute final approval of the platting of ·. the - area' shown on the ' final plat, but · the · owner shall · -. cause such plat' 1to be recorded· in the offices· 1of the Cdunty Audi tor ahd Gounty Record'e r• of Deeds, · and shall file · satisfactoty evidence of such •recording 'in the office· of the City Engineer before the City shall recognize the :plat ·~s being in fUll force and effect. . 'i . · ; • •I I 'I II I • ·, ' (1) . The State requires certain certificates be ent~i~d 6~ r~bord tOgethe~w~th the certifie~ .~lat. • • : f •• • • .. . • . •· .' :,_._ l (in) ' > 'Receipt : df · the- duly!. certified· fi'nal '· Plat by tbe ·· subdivider is authorization: that " he· may proceed wi-th ·th_e · installation and const!I'Ucti'o n · of the . required improvements. ·· · ,:. · · (n) The City of Gaylord ', will return the performance bond t ·o · .the ' subdiv·ider upon certification by the City Engineer of satisfactory -comple·tion: · of- the ' installation and construction of the required improvements and acceptance of the requ-ired ·:1.mprovemehts by• the City Council. Pr~or to certification_ by the City Engineer, the subdivid'e r · shall file with · the City Engineer plans, profiles, and cross sections of the required' i mprovements as they have be_e n_ buil ~PRELIMINARY PLAN .: SECTION · IV - 1. The Preliminary Plan shall be clearly and legibly drawn to a ·scale of o'ne itich to one- hundrect ·feet or less and shall ·be 'plainly marked ,_,,: P..reliin'i narY Plan" . ~ 2~ .: • ,;· ; - . ~. - • . _., .. :.. ! ': ·. ' .: ! .. . . The Plan Shall Shov/~ . .. !. - -. · ·· · · · . ··: (a) The, proposei°<:f riame: of· the subdivision and, if different,· the t i tle -· under · which the .• subdi vi's ion · is to be recorded. . ·,; : . : ,, ... ·: ·· , ..• .• 1 , ; . .. ; , '. : ' !.· �l l B-_7 ■ I. (b) The name and·· addr.ess. pf. the owner ·:a,nd ·..tl,1e name, address and profession o·f ·1:lie 'person preparing the plan. :.:·,::·:.·.\cl- ~~h~ d~t~,, . sda"i_e~. ~~d: -~~rt'b po.i iit"', .•·ali'd·' ·.~ key map, . showing· .the gene_r al lo_q ati;Q_Il . of. the proposed-_subdiyi~ion in re'fatiori to surrounding development. ; (d) ~i· ~: • . • • \. • ·•. J \;. ' . . . . The legal descripti6t1 .. o·f--·the- ·area · being platted. (~~· . T~~-~~undary.ii~~ i~~c~rate in s~~le), t~e dimensions and location of the property to be platted and the location. of ·. section lines. , Contours , _wi t ,h· intervals of ~ot l~ss ihan five ie~t. · ·· · ·. , .. :· (f )' . Tll·~' ~-~ -~s; ~.n d loc_3: ti~~, of -adj-acent subdivisions and the names of record owners and location of adjoining .. -p arcels· of .:unplatted la.nd • . -... .. -· - . .. ·· . ' ., ••• • • • • • • • I,. . • • J . • . _(g) .Th_e location of proper_ty lines,.. str.eets and alleys, , easements,, buildi·ngs ,: ,uti,'li t;ies,, watercoµrses, ~ree ~asses and ~ther existing ~eatur~s . affecting the plan. · . . 0 . zo~ing (b)_,.- Th~. _cla~sj'.fi.~ ~tion ap4 p;oposed: use for the area being platted. · (i) . · The ia.yo~t, :. nu'~b~~ and · appro~iµi~te:: -~limen!3ions of proposed lots. {j). ·_:;r~~ -.:•1~yo11t of al~ existing. ap~- pro_ppsed b11ild- ing lines and easeplents • .· · · ·, , . ,· ~k) . Tbe .locatio~,-. width: .and. diuiep.s_:i,ons of all streets, .. B;lleyi;; .~nd grounds prop<;>s_ed to ..be .~edica.ted . for. public use. '(1) :·P~oposed.-~ain~'s for all streets .i:~-~ the .area being r■ ~ I - Ill ' platted. ·· · · · ·· (m) .Written and, s·igped statem~~ts explaining how and when the subdivide~- proposes to provide and install all required sewers or other disposal of sanitary wastes, pavem~nts, ;Sidewalks. and . dr,~:i,nage st;ruc;tures.• , ..•. , (n) Written and sign~d stateme~ts/ .of. t _ he' appropriate officials of the availability of gas, electricity and . water to .;the propose~ subdiyisJon. (o) Any restrictions prop~sed to be included in the •· ., owne~.'s. declar.at~on o;f plat .. ·_ ., 1 I �I I I II I I II I II B-8 SECTION FINAL. ;PLAT ·_ ··" .REQUIREMENTS .· . . :; _. .. . . . V , The Final .Pla,t ..s'1all ..be c _learly and legibly drawn to one inch to. ·one hundred feet ·or less and in ink on tracing ' cloth ~:ny . ot°her s~it~~l.e pe,rmanent base. . . . _ 1. of a . scafe or· . .• ~ . The Plat Sb.a ll Show:, 2. . (a) r1,ie title unde,r which ~he subdiy_ision: is to be r~corded. . .· ..· . .· (b) The name or names· .of the ow~ers and subdividers. . . . (c) _Th~ date, sqal_e and northpoint, . and a key map ~hoiirig the ieneral loc~t~on of the prQposed subdivision. (d) II 11 The legal descript_ion ·of the area be'ing platted. (e) Accur~te, distanc~s' and bearings of all _b oundary · lines o{ the subdivision_ iric1udin·g all sections_, · u. s. Survey and Congressional township lines. . . ''II 11 ' 11 11 (f) Cent~rlines ot all propose~~nd. adjoining streets with their right-of-way· widt_h and_ ,names,• . (g) . Lines _of al~ lots . wi:th a . simple method of numbering to identify all lots' ~nd bl_o cks. _·. '. _ (h) All building lines and all easements provided for public service together ~i th _· their dimens'ion:s and any limitations of the easements. 11 11 I (i) ·. Any arid all 'dimen~ions ,-necessary for . accurate location of the.boundaries of the site' to be developed and of all. streets, lots, e<\sements and dedic.a ted areas. These dimensions shall ' be expressed in feet a~d decimals of a foot. Al;I. :r~dii, . arcs, points , of t~ngency·, _: ce.nt~al angles . and lengths of curves~ . , .·.· (j) (k) Certification' by a registe-~ed· land surveyor that th_e final plat. as. shown is a 9orrect represe.ntation of the· SU!Vey' ·as made. . . .. . . . ·, (1) All survey monuments and benchmarks', .together with tpeir descripti~n! • ·,. , .. " f • · (m) Private restrictive ·covenants and their . period of existence. lj 1, I ~I 1r �1 .a-.9 (n) The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition ~o~ pubJic us~, or is to be · reserve·c f j:,y deed covenant ;£or . the common us.e of the prop. ·. ez;ti.'owli~l's. :i)-1 the suJ:>diyisi9,n. . . SECTION VI - DESIGN STANDARDS _ 1. All subdiv:i s.ions -sb,all. c'onf¢'~m. ·to the minimum design standards of this section. . 2. Streets: (a) The street : and . aliey arrang·~ro'ent shall be such as to cause no hardship ;t o owner.s of ad~oining property ~hen they· seek to shbdi*ide th~ir land~. ; (b) The arrangement of str~ets shall make provisions for continuation of _the pr"incipal existing streets in adjoining areas. · · {c) Otf-s~t streets shall be a~oid~d. {d) The right-of-way width . for major -stre~ts shall conforlll to the . Major· Thoroughfare Plan of t _b e Comprehensive .Plan and to all subsequent amendmen~s or. additions thei·eto. (e) The minimum right-of-way width for minor streets shall b~ 50 feet. (f) When streets adjoin unsubdivided property, a half-street not less than 30 feet in width may be dedicated, and whenever the subdivided property adjoins a half-street, the remainder of the street shall be dedicated. · ·· · · (g) Proper access ·shall be given to all _lots from a d~dicated stre·e t. · (h) All dead-end streets shall terminate in an open space having a minitmim radius _o f . 50 feet. No . dead-end streets .shall e~crea· eoo f~et in length. {i) Reserve · sti-_:i.ps controlling· access to stre·e ts -· shall be pr6hibi ted. .. · .. . (j) A tangent of at least 100 feet long shall be placed between reverse curves on major streets; on minor streets such tangents shall be at least 50 feet long. �B-10 • ,:' . ·' · . ' · ('a-) · Th:e lot: a:'rr·a ngerifent·. and design shall be such ·· ., :· : ·, t-ba t all · Io·ts ·w ill · pt-oviae: satisf·a cto·r-y and de·sirable building sites proper·1y rela·ted · to topography and the character of adjacent development. • t • I • (b) All side lines of lots shall be at right angles to· . straight street lin-es ·ta.dial · to curved street lines unless a variation of this rule will· givB · a bette~ street and lot plan. or . ~ .. Lots with double frontage shall be avoided. (c) • : ~• • ~ I • • r I . • • ~ •· • • • ' • '· (d) · Access from a· publi"G:: st'reet shall be provided · for all lots.- ;.•·., · (e) ' No ' lot shall have a'· depth' of · less than 100 feet or a ' depth in excess of thr'ee: · t-imes· its ··width. · . (f) The minimum width of residential lots shall be 60 feet at -t he . buil·d ing : lines... · · · • (g) No lot that- is'· to be used· for reside1ntial pur. · poses shall· contain· an · area · of less·•than 7; 500- ·square feet.· provided;i. however,, that- ali; lots shall conform in area to any city zoning regulation. · . (b) Lots at; int-ersections of major ·streets and at all acute angle intersections shall · ha·v e : a radius' of 20 feet at the street corner. .. ·-::- : 4. ·Building Lines: · · (a) Building lines sh·a ·ll be ·shown on all lots•· intended for residential use and on commercial a'nd · industrial lots immediately adjoining residential areas. Such · building lines shall ·not · b:e les·s than the requirements of any zoning ordinance or regulatio"n, at1d in no case shall such building lines be less than 25 feet from the right-of-way of the·1street : or highway: upon which the lot ·. fronts, ·· exd~pt that ' where all.· frontage on :· one side of a street between .· two inte·rsecting ··s treets· o'r ·. for a distance of 300 feet or more is to be used for commercial or indus·t rial :p urpose·s; ' said ihi'nimum bui'l'ding· lines.' shall not be less than 20 feet. '· · · ,, ;-:. · · ·· ! ,. . . . : •, •, • I•, I . •:. • .. •' (I .I ~ 11 I I 11 I I �r. ,;--_ _______________..:.:=====================;;;;;;; 11 11 W1 • .. ! (b) Restrictions requiring buildings . to be set back to such building lines shall either be shown on the plat or shall be contained in a separate .recorded instrument and referred to ~n t~e plat. · 5. Open Spaces Other Than Streets: ' (a) Where the area being subdivided includes lands to be used for parks under the officially adopted Comprehensive Plan, the subdivider shall indicate the location of such areas on the subdivision plat ··and shall grant a two-·y ear option 'for the purchase of such · lands or easements by the appropriate public agency at the appraised value prior to subdividing plus one-half the cost of grading and surfacing of the portions . of any streets that are contiguous to the site. (b) Said option may be taken up by the ap·p ropriate public agency upon the· payment · to the subdivider ·of 10 · percent of the total purchase price; total purchase: price being the price plus pro-rata street costs. ·said amount shall serve as either earnest money, ' · in the event the purchase is not completed, or shall be applied on the purchase price if. the purchase ·is completed as hereinafter provided~ The balance of the purchase price; · phis interest computed at the current bank rate, shall be payable over a period of not to exceed 12 months or the remainder of the current fiscal year, whichever i's shorter. (c) In case of a disagreement over the value of the land, said value shall be established by three qualified appraisers, one of whom shall be appointed by the purchasing public agency, one of whom shall be appointed by the subdivider and one of whom shal~ be mutually agreed upon by the two appraisers named above. The subdivider shall bear the cost of any· appraisa:1. · ·If the option is not taken up within two years as· prb~i~ed hereinaiter, or if the purchase is not completed within the applicable period of ttme, then the subdivider may ··sell or use the lands for an alternate purpose, which alternate purpose shall be shown on the approved subdivision plat. 6. Alleys: Where there are alleys, the minimum width shall be 20 feet. A cut-off shall be provided at all acute angle alley intersections. Dead-end alleys shall not be allowed. 1 l I I I �B-i2 ,7 . . Eas~ments: . i (a) . •Where, there · are .no .alleys, easements of at least seven and one-half .f.eet in width shall be provided and dedicated on each side of all rear lot lines and along side lot· ·lines where necessary for poles, wires, conduits, ·s·torm "aiicf ·sari:i. ta.r y. s·ewers, gas, water . an~ other: mains. . ·· · · · l·, • • • • ! '·' (b), . An. adequate easement sha:11 be 'dedicated · along all import.ant watercourses for ·the · purpose ·of widening, deepening, .. sloping, .. improving or protecting the , stream for drainage ~urposes. ,8.. Character: of Development·: . ..: (a) The Planning Commission shall confer with the , · subdivider regardi-ng the ·type. and character of · developm~nt that -will be permitted itr the subdivisioft, J ~nd may agree with the subdivider 1 as' to ct9rta·1 n·! minimum ·restrictions to be placed. upon the property ·to· prevent· the con, struction of sub~tandard buildings; -to contrc>l·' tb.~·' type and use of sti;-uctures:: or the use· bf lots ·which, · unless so controlled, · would cleatly d~pree~ate the- ~ha~act~r ' and value of. the proposed subdi visitm: and o'.f. adj'o'ining property~ .\ ,·. , · · : ·' ·· · ; . • '• I ' - . (b) · .·The Commission shall· have<power to agk-ee · With the subdivider upon the use, height, area or bulk restrictions gove-rning. building and·.premises, providing ~hat eaid restrictiorts . do ndt i kuthorize· the violation of, any zoning .regulation of the City. ·· · · · (c) ,6~ed- re~t~ictions . and covenahts shall .not contain rev.ersionary clauses wherein,·any lot shall :return to th~ subdivideribecause of a violation· of · the terms of ·. the restrict~ons or covenants. 9. Maintenance of Improvemetlts iOutsideCorporate Limits: Where a subdivision outside the - corporate limits of a municipality contains sewers, sewage treatment plants, water supply systems, park areas, street trees or ot~er physical facilities necessary or desirable for the welfare of the area and. ,whi~h. are of comm,on use -or benefit and which "the municipali:ty do(?$,. ~ot :desire to or cannot maintain, provision sha:11 be .made by : trust agreements made a part of the deed restriritions acceptable to the City Council for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision. I I I I I I I I �SECTION VII - IMPROVEMENTS • \... : ·: 1 ~ ' ·.-· : >, ,I 1. Authorization to -P repare • . -=Receipt of the signed copy of the preliminary plan is authorization for · the subdivider to proceed with the preparation of plans and specifications for the ·minimum improvement~ _:.:.~ Pa.t _wilJ.. p~ __ !"equired~ Prior to the construction of any improvements, the· subdivider shall furnish the City Engineer all plans, information and data necessary for the construction of sa-id improvements. These plans shall be examined by the City Enginee'r ·and will be approved if in accordance with the :following r -e quirements. Following the approval, construction can be st_a rted. The subdivider '- may prepare and secure approval of the preliminary plan and then install improvements only · in a pottiori . of.- ·: the area covered by the preliminary plaa. · :' ·· 2. Completion of Improvements. Plans for improvements shall be pr·epared by a qualified engineer ·r egistered in accordance vJith the laws of M-icbigan.' The improvements listed below shall -be installed prior to the ·~pproval bf the final plat which is prepared for recording purposes. In lieu of actual completion of said improvements, the City Council may accept a performance bond assuring _tbe'. act.tialconstrUctioii and installation of such improvements ·and utilitfes within a r'easona.ble time, and with the · provision that · no ·· residence or· other building shall be constructed uritil' the street improvement~; , water •hd sewer lines have been instal-led for ' the entire block in which t :be residence or other building shall be located. Sidewalks may be installed after the construction of each residence or other building. 3. · · Thei ,i:mprovements to be installed shall •include the foll,9w~ng: -·.· (a) Perniarie:n t Markers. All subdivision. boundary corners and the intersections· of street cen·teriines shall be marked ·with permanen't nionum_e nt$ as _r equired by the - City Engineer. A permanent moritime·nt shall be deemed to be concrete with a minimum dimension of four inches, extending three feet below the surface of the' ground, or steel pipe firmly imbedded ~n concrete which extends at least three feet . below.the. surface of the ground·. Should con~i tions prohibi\ the_. placing of monuments on line, off-i;;et marking: w:11:t be 'p ermitted; provid.ed, however ', that of:f-set · courses and dist'ances ar:e shc;nvn on the plat. A ·perm·a n'eht ben,bh. I,nark ; ~hall b'e acc'e ssibly placed .wit1,1iit the _ s'ubdivi$ibit, '. the· e).evation of which shall be re'f erred to . the ··u;s·.ci'.S~ .. datum arid a~curateiy noted on. the · subdivisi:o n plat'. , .. . '• ·. . �I B-14 (b) Street Improvements. All . str·eets sha11 · be graded and the roadway improved by surfacing under ,(.~. · · th~, supervision .of: the C~p_y :·-~_nl5~.1?-~!:?r .~.a ~9 --~_u}~j~~-t to :·.-: .bis . approval •. •.. \ ..~:. .- · r: , · ·;·: · •: ·. ,, ·, • .. . · ... , 1.• , • .:! . ·- ,:, ·1 .... .t ~- °.i : .. ' ~1 ,. ' ;· • • l •~ , •. : ~ • . :. ~ . ; . :~, · ,; .· ·. · (1) For .Class l:Subdiv,isions; -. roadway ·snrfac- · . '-~· ,, · ·, , iing- shall i,n:clude· standard ·,curb. •and gutter ·on both , . .,< , · ., S;ides of ..th.e street :Iiot closer than ,30 · fe-~t from . :· _ ·'. the . b_a ck. o.f .one .curb-,t,o, ~the back of the ,other: with-· : .the ar·e,a . between ·the · c;u rbs..: su;rfaced . with concrete . or asphalt -me.e ti,ng .the st~ndard specifications of .~he City of Gaylord •. ; .: : . (2L For Class· 2 . Subdivisions, , roadway surfac-· ing shall consist of concrete or asphalt paving,- ··. at least 24 feet wide, constructed in accordance :;-- - wi-th standard spe,cificat.ions -o f· the Ci.ty; of . . . . Gaylord with drairiage:,- di-fche~ where ·, appropriate · W:i th sl9pes no steeper. tJ:ian two feet ·- boriz.o.ntal for each. one foot , yert~~al and - at~ least two feet · cleep. . 1. : :_ - , :; : . J. ( •• •" (3) Fo·r Major T·b oroughia-res, . i.e . 1 streets· so · · 1 . design,ated on ·-the of_f ,iq:"i ·al· .Comprehensive . P.lan 1 the , sur.facing ;shall· be_.. the:- same, as· for Class 1 Subdt, . :...:- . visions_ e~cept th.a ,t tb-e s:urfacing:·sball- be at. a . . · width designa,ted by :the- City Council. · · .. , ,• (c) Sid~waiks . . For- Class 1· Subdd. visions> ; two sidewalks, shall be required along all streets. For Class 2 Subdivisions, two sidewalks shall be required along all major streets. All _sj,dewal;lts: shall ha_v e a minitn\nn width" of four feet anc( sha°I-1 , be constructed_-. under-: the .·supervfsion· of., and i:;ubject. to the a.pp:roval of, . the City Engineer • . Sidefalks· ~ball . };).~ _lOCfl,te~ . o~e. foot. in$i.de the· s_tree t rightof-way line~ - · · . . .: i : i· . · . , · . (d) . ·1 vater- L.i n~s •.-:, _, t'~;: . .For ~1.1_s _uqd';i._~ isions, . ~ub.divi_9er sl,lall pro. ,y_i9-e . ~µ .,ad_equ11-t~ supply . of, potable y.,.a:ter.'. _to •each lot by · a water : s.y'i;;"tem appr9ved . by. the, State. pepartment. of. Heal th ···with pr~oper provlsic:>.ns _.for the inai,hteJ,lance thereof .as requir-~d· 'by , ~ar'ag,r "apb,', 9. o_ f , $ectip'J;l 6 . :o't . this . Regula,tion; or s _l:iall ' serye , each,: _19t:. with ·.,a water ~ai_n._of.; a, municipal water · system; or .where _i t is .t.easible. and practical for an ; ~,ct'~qu'~ te wate'r • supply to . be made available · for e'v ery I I II �i ' ' ' ' '• •f • • • •, , ' 'i I i B.:..15 lot by the individual lot - owner, to present evidence to this effect and "include deed : te·s t'rictions on the final plat · requiring any such individual watersupply · systeni to comply with the requirements of the State Department' of Health. ·. ,! ·(e) Sewers. For all Subdivisions,' the · subdivider shall con-, nect with a public sanitary sewer system when available, and provide adequat~ sewer lines accessible to each lot. When a publi'c sanitary sewer _s ystem· is ·not available, individual sewage · di~posal devices may be used· for ·each lot, but the subdivision plat shall include deed restrictions requiring that all such individual disposal systems · shall·be consfructed in accordan6e with the specifications of the· State Department 'of Health· and · under the · supervision of·and subject to ·the approval of the City Engineer. (f) Drainage. Adequate provisions shall be .made for drainage of storm water stibject to the approval ot . the City Engineer. Drainage improvements shall maintain any natural watercourse and shall -prevent the collection of water in any low spot. · When public storm · drainage systems are available, su·b divisions· shall utilize them! ··' When no public storm drainage system is available, · drainage shall be by open channels located along the street$ or along rear lot lines. No lot shall be platted to obstruct· natural water flow • (g) Alleys. Alleys shall be graded to their maxi'mum usable width to a grade approved by the Qity Engiµeer. SECTION VIII - EXCEPTIONS 1. Modification of Requirements. Where in the case of a particular proposed subdivision,· it can be shown that strict compliance with the requirements of this· Regulation would result in extraordinary ha~dship to : the subdivider because of unusual topography; or other such non-self inflicted conditions or that these conditions would' ·result in •inbibi ting the achievement· of the objectives of- this ·Re·gu·1ation,· the Planning Commission may vary, modify, or waive ~h~ require~ents so · that stibstantial justice may be done and the public interest secured; �I I I I I I I I I provided , that such variance,. modifi.cat.ion ::or waiv.er will not have the .:effect ·of nullifying- :the ! intent. and purpose .of this Reg.ula;tion. :or:·_. interfening with carrying out the. Comprehensive Plan •. ·. , : -,.:;- .: ·; , .. . .. r··-:,; _..,-;. -__ • ·, 1 . • l _l In no case shall any variation or modification be more than a minimum easing of the requirements~ In no case shall it have the effect of reducing the traffic capacity of any -street . below t hat . ·s hown. on the , Gomprehensi ve. Plan or be in conflict with -any zoning regulatio-n · and · map . : • Such _v..ariances and .w_a i vers. -m ay be , granted · only by · the affi r mative vote of three-fourths •.o f the ·members of the Planning Commission. ·. 1 ;,. ·.• . : .' In granting• variances and modif'ica tibris,. · the Planning Commission may .require such condftions ': as will, ir1--i ts judgment', .sec11re .substantially the objectives o:f the requirements so varied or modified. • I SECTION IX - CHANGES AND AMENDMENTS . .. .. 1. ·. Changes and: Amendments. · . 'Any; regulations or provi··sioris ·o·f this Regulatio~. .may ibe . 1changed and 'amend'e d ' from time to time- by the City Co.unc'i 1 ; . ·provided•, however, · ·t hat· such . changes or amendments· shall not become·.•.effective· ·until after a public" hearing has been held·, ·pub•lic notice :of · wl:iicl:i shall have been·:.g iv.en in a newspaper' of general circulation ·tn the City ·. at -least. fiftee.n 'days prior·, ;ta: such ' hearing ~- SECTION, X - VALIDITY 1. Validity. If any section, subsection, sentence , clause or phrase of this Regulation is fo;r. ~J;l.Y. reason held to be unconstitutional or void, such decision shall not invalida,t e the. remaining -portio.ns · of t.his Regulation. SECTION XI - PENALTIES 1. Penalties. Whoever, being the owner or agent of the . owner of . any :.land •;located__ .~ ~~~i~•· :t .h e '._C?-_ty _.o:t:q~ylord, .knowingly or ;wi,th •in:t end to defr.aud,: ·tr,ansfers -or, sells by · reference .to or ~xhibition ,of or by other -use~~f. :a ,plat of subdivision ~f such land before such -pla.:t has •. been approved · by · the City Council, shall forfeit ,and pay th.e ·.penalty of not more. than fifty dollars ..($50. 00) for each .:lot so :transferred . or sold · or agreed . or negotiated to :_be sold, . and 1a description . b.yr.metes· and bounds shall not. exempt the transact.ion . from ·such penalties. ., . ., · . . ., �I I I I I I I I I I I I I I ~ B-17 SECTION XII - CONFLICTING REGULATIONS REPEALED 1. Conflicting Regulations Repealed. All regulations or parts of regulations in conflict herewith are hereby repealed, except any regulation that imposes more restrictive regulations than are imposed herein. � 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 Gaylord_Preliminary-Report-Comprehensive-Plan_1965 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1965-09 Title A name given to the resource Preliminary Report Comprehensive Plan Description An account of the resource The Preliminary Report Comprehensive Plan for the City of Gaylord was prepared by Harland Bartholomew and Associates in September 1965. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego 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/7ceca820c5b1898ab7a22169e7ad867a.jpg cd9aadc7767701cb8500ae12d6e0ec27 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1970s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000845 Title A name given to the resource Preparing for tug-of-war during Spring Fling Description An account of the resource Preparing for tug-of-war during Spring Fling. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Students Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/1039d1987c24cf67e88b00d6cd5ffe23.jpg 7baa7d6a6a2a386c46c237e38d630590 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Robert H. Merrill photographs Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Date A point or period of time associated with an event in the lifecycle of the resource 1909/1950 Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Identifier An unambiguous reference to the resource within a given context RHC-222 Description An account of the resource Photographs, negatives, and lantern slides digitized from the papers of engineer and archaeologist Robert H. Merrill. A Grand Rapids native, Merrill held an accomplished career as a civil engineer. He founded the company Spooner & Merrill, which held offices in Grand Rapids and Chicago. From 1919-1921, Merrill lived in China, working as Assistant Principal Engineer on a reconstruction of the Grand Canal - the oldest and longest canal system in the world. Merrill became fascinated by archaeology, and among other projects, he traveled to the Uxmal Pyramids in Yucatan, Mexico, with a research expedition from Tulane University. Merrill's photo collection includes images of his travels and projects, friends and family. Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Merrill_EastmanAlbum_3_1911-1915_038 Date A point or period of time associated with an event in the lifecycle of the resource 1913-08-04 Title A name given to the resource Prescott, Ontario from the "Kingston" Description An account of the resource Black and white photograph of Prescott, Ontario shoreline from the steamship Kingston. Lettering on the roof of one building reads James Buckly Coal. Water damage is visible on the image, which was scanned from the negative. Subject The topic of the resource Ontario Prescott (Ont.) Source A related resource from which the described resource is derived Robert H. Merrill papers (RHC-222) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Creator An entity primarily responsible for making the resource Merrill, Robert H., 1881-1955 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f87585bf5b0e28fda0eadfcce942396a.pdf a4b633acf9c12a277af19d28dadcedac PDF Text Text Present to the Presence Living with Awareness of God in Whom We Trust Psalm 16: 5-11; Romans 8: 31, 35-39 Richard A. Rhem Lakeshore Interfaith Institute and Community, Mother’s Trust Ganges, Michigan July 29, 2012 Prepared text of Talk I am really not being morbid but, of late, when I am trying to determine what to speak about when fulfilling an assignment such as this, I think about what some professors are invited to do: to deliver a lecture they would deliver if they had but one last opportunity. What would one want to say if he or she knew all their learning, all their wisdom and insight, knowledge and passion were to be packed into their final lecture? That is really a great challenge: if this were your last time to address a group of students, what would you say to them? The concept was inspired by the “Last Lecture” delivered at Carnegie Mellon University by Dr. Randy Pausch on September 18, 2007. He had terminal pancreatic cancer – a fact known at the time that he spoke. His lecture was entitled “Really Achieving Your Childhood Dreams.” He died on July 25, 2008. So what would I want to say if I had one last time to bring to expression my deepest truth? I’ve entitled my presentation “Present to the Presence: Living With the Awareness of God in Whom We Trust.” As part of the process of coming to that decision I traveled back over my faith journey, trying to identify those critical moments that have shaped me and brought me to where I find myself at this advanced stage of my journey. And there is no question but I must point to the loving nurture of my childhood, the nurture received from deeply committed Christian parents. There was implanted in me an unquestioned trust in the good and gracious God of Christian faith. Growing up, there was never a question, never a doubt. At my ordination I received a letter from my father telling me when I was in my mother’s womb he dedicated me to God’s service should I turn out to be a boy. (Women’s ordination wasn’t even in the picture at that time.) Of course, that was not a surprise to me for he would often speak of his prayer that I would go into the ministry. Yet I did not know of the moment when he first brought it to expression on his knees. In a sense I never chose my vocation; it seemed as natural as breathing that I would pursue that course. I never questioned nor resisted. Thus, graduating from © Grand Valley State University   �Present to the Presence Richard A. Rhem Page 2   seminary in 1960, I assumed my first pastorate at the First Reformed Church of Spring Lake, Michigan. I came to that wonderful congregation with my childhood faith and piety. Having gone through twenty years of education including the four at college and three at seminary, my childhood faith remained intact; I really had not been educated but remained with the faith and piety I imbibed with my mother’s milk. I began my ministry with an unexamined faith understanding, believing not only that it was true but that it was absolute truth. I was not only very conservative in my Reformed and evangelical faith, I was militantly so. In retrospect I realize that that militancy was the consequence of a deep insecurity. I was defensive but without being really aware of it. A statement put out by the Theological Commission of the Reformed Church on the authority of Scripture stated the Bible was “infallible in what it intended to teach.” I considered that statement was intended to allow that Scripture might be in error in things that were not what it “intended to teach” regarding our salvation. I objected; I insisted that the Bible was inerrant and infallible, period! That is not really important except to indicate where I was as I began my ministry – very conservative and threatened by any challenge to my fervently held orthodox Reformed faith. That is the setting for detailing the long journey that brings me to where I am at present – very comfortable giving expression to my faith understanding in this fine interfaith community. I suspect the long unwinding of that exclusive, absolutist faith was triggered by what may seem a rather trivial occurrence. One of my young people made her Christian confession of faith. The next summer she went away to work with a friend whose mother was a Mormon. She returned to tell me she was going to become a Mormon. I was heartbroken. I gave her Scripture texts. She came back with texts from the Book of Mormon. It was then that I realized if all I had was a text against another text, I was deadlocked. (I shudder to think of my ignorance.) About this time the Reformed Church came out with a new curriculum in conjunction with the Presbyterian Church – The Covenant Life Curriculum. The curriculum was introduced with Foundation Papers. I began to study them, especially regarding the view of Scripture. For the first time I began to open up to a larger view. I taught the opening adult course at Spring Lake and then moved to a congregation in New Jersey that was very conservative. When I brought in that curriculum there, there was resistance. The resistance made me dig deeper. I began to see the closed orthodoxy, from which I stemmed, from the other side. After a brief three-year pastorate there it was time to go back to school. I left for post-graduate study in the Netherlands. © Grand Valley State University �Present to the Presence Richard A. Rhem Page 3   Without going into the details, I made an appointment with Professor Hendrikus Berkhof at the University of Leiden. His study was in his home and I met him there. A most inviting and cordial person. I was impressed though not yet committed to Leiden. But as I arose to leave I noticed a mimeographed paper penned to the drape that separated his study from the rest of his house. I went to read what was written; what was written changed my life. The lines were those of Alfred Lord Tennyson: Our little systems have their day; They have their day and cease to be; They are but broken lights of Thee, And Thou, O Lord, art more than they. I remember the moment vividly. I had found my professor! For those who have been with me for some time, this is a familiar account but I must, in this retrospective, underline it here because I was at a critical point in my life and ministry. My “little system” had hit a wall. My whole “system” was based on the absolute authority of the Bible as the God-breathed, inerrant, infallible truth. I was devoid of any sense of how the critical studies of Scripture had revealed it as a very human product that was a witness to revelation – that is, the report of an experience of unveiling, not the unveiling itself. As mentioned above, my first hint of a critical view of Scripture came in the Foundation Papers of the Covenant Life Curriculum. The first assignment from my new mentor, Professor Berkhof, also my professor of Dogmatics, was to read Karl Barth. I went to my set of Karl Barth’s Church Dogmatics, Vol. I, Part 2 – The Doctrine of the Word of God, and 45 years later I could turn to the page heavily underlined that struck me as I first encountered it: If we take Luther and Calvin together, we can say that the way to that universal and moving view of inspiration which answers to the majesty of God, and as we find it in Scripture itself, was again opened up by the Reformation. The Reformers’ doctrine of inspiration is an honouring of God, and of the free grace of God. The statement that the Bible is the Word of God is on this view no limitation, but an unfolding of the perception of the sovereignty in which the Word of God condescended to become flesh for us in Jesus Christ, and a human word in the witness of the prophets and apostles as witnesses to His incarnation. On their lips and understanding this is the true statement concerning the Bible which is always indispensable to the Church. But the post-Reformation period first of all failed really to take the newly opened road to the meaning and understanding of the statement. And then it obviously took a different and mistaken way: mistaken, because it destroyed the mystery of this statement, because it necessarily resulted in © Grand Valley State University �Present to the Presence Richard A. Rhem Page 4   a denial of the sovereignty of the Word of God and therefore of the Word of God itself. In this connection we cannot pay too much attention to a remarkable parallelism: the development of the original Reformed Protestantism into the newer Protestantism which began in the so-called orthodoxy and became visible about 1700 was admittedly characterised by a gradual growth of uncertainty in the knowledge of the sin and justification of man and the judgment and grace of God. This uncertainty, as it concerned the question of revelation, was followed first by a quiet, then by an increasingly open and direct inflow of natural theology. To this development there corresponded, curiously enough, a stiffening in the understanding of the inspiration of the Bible which also began quietly but then developed no less definitely. The strictly supranaturalistic character of the statements which were the outcome of this stiffening tends to create an optical illusion. We first think that we are faced by a contradiction when we see orthodoxy becoming laxer and laxer in relation to natural theology and in secret to the doctrine of grace, but stricter and stricter in relation to the doctrine of the inspiration of the Bible. In reality the two belong intimately together. The gradually extending new understanding of biblical inspiration was simply one way and, in view of its highly supranaturalistic character, perhaps the most important way in which the great process of secularisation on which post-Reformation protestantism entered was carried through. This new understanding of biblical inspiration meant simply that the statement that the Bible is the Word of God was now transformed (following the doubtful tendencies we have already met in the Early Church) from a statement about the free grace of God into a statement about the nature of the Bible as exposed to human inquiry brought under human control. The Bible as the Word of God surreptitiously became a part of natural knowledge of God, i.e., of that knowledge of God which man can have without the free grace of God, by his own power, and with direct insight and assurance. That the highly supranaturalistic form in which this step was made was only a form used because no better was available is proved by the haste with which it was abandoned almost as soon as it was adopted. It was followed by the enlightenment and the ensuing “historical” investigation and treatment of the Bible, i.e., the character of the Bible as the Word of God was now transformed into that of a highly relevant historical record. And this merely revealed what high orthodoxy had really sought and attained under this apparently supranaturalistic form: the understanding and use of the Bible as an instrument separated from the free grace of God and put into the hands of man. If it should be our aim © Grand Valley State University �Present to the Presence Richard A. Rhem Page 5   today to go back to the better understanding of the Bible which we find in the Reformers and above all in the Bible itself, then it is not a question of renewing the doctrine of inspiration of high orthodoxy in opposition to the Enlightenment and the development which followed it. Rather, we must carefully and consistently avoid the mistake of that orthodoxy – which is all the more dangerous because its supranaturalistic trend can make it appear advantageous. It is only at this root that the evil which broke out later can really be tackled. (Karl Barth, Church Dogmatics, Vol. I.1,p. 522f) Barth’s essential insight was that revelation must be a present experience as the Holy Spirit takes what once was revealed and recorded in Scripture so that it becomes, by God’s grace, a present revelation by the same Holy Spirit that inspired prophets and apostles. God’s revelation is not to be contained between the covers of a book that one can slip in one’s pocket, as it were, carrying around the Word of God. Revelation happened; revelation happens; but it is always a contemporary event by the grace of God’s Spirit. I was fascinated by Barth’s historical analysis that revealed how, as reason’s dominance evolved as the Enlightenment emerged, exalting human rationality, challenging the Bible as the supernaturally inspired Word of God, the orthodox Protestant church increasingly affirmed the Bible as inerrant and infallible. As reason rose in ascendancy, Barth claimed, rather than trusting the Bible as the product of God’s revelation which, by the grace of God, would become ever anew revelation by the same grace of God, the post Reformation Scholastics now set up the Bible as itself the depository of revelation, utilizing the same human reason that Enlightenment thinkers were using to discredit the Bible. I found that movement fascinating and very enlightening. I understood Barth saying the whole approach to “saving” the Bible from its Enlightenment critics by means of counter-reasoned argument was doomed to failure. Now the Bible was in human hands; rather than seeing it as a record of revelations past that may by God’s grace be again a place of revelation, orthodoxy attempted to prove the Bible itself was the revelation – a futile endeavor. I became a convinced Barthian at that point, no longer afraid that turning over the next stone might bring to light some data that would undercut biblical authority. The authority did not reside in “the book” which was a fallible human witness to revelatory experience of the respective writers. With that a huge burden was lifted from my shoulders. Now I had room to think, to question, to wonder. With the wise and gracious guidance of my mentor, Hendrikus Berkhof, I plunged into my study with a voracious hunger. I would read and read, one volume leading to five more and from time to time would call my Professor for an appointment to discuss my progress. Eventually, after a couple years, he would say, “Mr. Rhem, now you must begin to write.” But the next volume lead me to investigate more footnotes and delve further into the bibliography. I was so “hungry” and I could not stop pushing out the frontiers of my evolving grasp of © Grand Valley State University �Present to the Presence Richard A. Rhem Page 6   the historical development of Christian dogma from the Apostolic Age through the early church fathers and the creedal formation that continues to mark Christian dogma. Since Dogmatics was not considered a science in the Netherlands’ university system, Professor Berkhof, though my advisor, could not be the professor of the major study of my program, he being a “Church Professor,” appointed by the Netherlands Reformed Church. He advised a second minor in New Testament, and The History of Dogma as my major. What wise counsel; the history of the development of Christian Dogmatics was precisely what I needed – what I loved. I traced the historical development from the early centuries through the Reformation. It was an exciting time of discovery. After three years I took my testamens – oral exams with each of my three professors in Dogmatics, New Testament and History of Dogma. Having passed those three exams I was ready for the oral exam before the whole faculty for the Doctorandus Degree, which I was granted in April, 1969. Next – deciding on a subject for my doctoral dissertation and the writing of it. I decided to write on the place of history in the theology of Karl Barth and Wolfhart Pannenberg, a young German theologian who was of a school of scholars who were the students of the twentieth-century giants, Barth and Rudolf Bultmann, both of whom in their respective fields had no place for “revelation in history.” For Bultmann, the only “footprint” of revelation in history was the “dass,” the “that” of Jesus – he was an historical person but we can recover no reliable data of his life except that he “was.” For Barth, revelation came “vertically from above;” it was always an event. The only footprint of God’s revelation in history was the thirty-three years of Jesus’ historical existence bracketed by two miracles – the Virgin Birth at the beginning and the Resurrection at the end. The next generation was not satisfied with that conception of revelation that disallowed historical enquiry into the life of Jesus as well as the Old and New Testament history. That debate was the focus of my research and I became intensely interested in the development of historical thinking which emerged in the nineteenth century. But I soon learned that the real watershed that divided theological development from the Apostolic Age to the present was the Enlightenment. My sense was one had to go through the Enlightenment if the ancient faith was to be adhered to in the present. After having chapter one of my dissertation approved, I returned home but I had none. I had spent the last six months alone in the Netherlands, my former wife having left in the summer of 1970. A broken marriage finally came apart and I returned in December of 1970 to see my children, thinking I would return to the Netherlands to finish the dissertation and receive the Doctor of Theology degree which I saw as necessary because I thought my pastoral ministry was finished since divorce was certain and, at that time, I had no hope of receiving a call from a congregation. But I was wrong. © Grand Valley State University �Present to the Presence Richard A. Rhem Page 7   My first congregation, in what I still can only understand as an act of very great grace, invited me to return to be their pastor, knowing that divorce would follow shortly. Returning to Leiden, I packed my books and few belongings and on March 1, 1971, began again to be the pastor of the First Reformed Church of Spring Lake. Again, graciously, I was encouraged to continue to work on my dissertation. But the congregation began to grow and I was fully engaged. I did keep in touch with Professor Berkhof, letting him know what was happening. One day I received a letter from him in which he wrote, Mr. Rhem, I no longer expect you to return to complete your doctoral work. Theology is for the service of the church. God has called you to a more important work. Such a professor! Such grace! Such sensitivity! It is no wonder in subsequent years we, with our spouses, traveled together and twice they were our house guests. But that is another story. The above transitions me to Spring Lake where, three months after beginning again, we re-named ourselves Christ Community Church. Though now a full-time pastor, I could not cease being fascinated by the theological history through which I had traversed. In my preaching I sought to interlace my best understanding of the biblical text but in the present context of our history. Adult Education, however, provided opportunity to share my growing understanding of the Christian faith. In 1974 the Catholic theologian Hans Küng published a book in German entitled Christ Sein, which was translated into English in 1976 under the title On Being a Christian. I found it a marvelous statement of Christian faith in light of all I had learned about the historical development that brought us to the present and I used it with groups of lay folk. In 1978 Küng published Existiert Gott?, an English translation appearing the same year under the title Does God Exist? That book too I consumed and used in an adult education class. For me, it was as though my whole European study was condensed in one 800-plus page volume. It was here that I faced the Enlightenment head-on as it related to the Christian faith. Küng drew together for me in concise form the crisis of modern atheism that arose in the wake of the Enlightenment. In a section entitled “The Challenge of Atheism,” Küng’s sub-sections are: I. God – a projection of man? Ludwig Feuerbach II. God – a consolation serving vested interests? Karl Marx III.God – an infantile illusion? Sigmund Freud. © Grand Valley State University �Present to the Presence Richard A. Rhem Page 8   The next major division Küng entitles “Nihilism – Consequence of Atheism,” dealing with Friedrich Nietzsche. In scholarly fashion with great clarity he sets forth the kernel of the thought of these thinkers. He then offers a critique acknowledging where the thrust of their thought raised valid issues Christian theology must deal with. Küng opens this section, “The Challenge of Atheism,” by setting the stage for his development which follows: Socrates was condemned to death as atheos, as “godless.” But he had by no means rejected any kind of God; he had rejected, like many other educated Greeks, only the customary veneration of the gods of the Greek polis. Atheism properly so-called does not deny merely a plurality of gods or merely a particular way of worshiping God or even simply a personal, ”theistic” God. It denies any God and any divine reality, whether understood mythologically, theologically or philosophically. In both antiquity and the Middle Ages, there were very few who upheld atheism in this sense: a total view of reality assuming that it is possible to do without any God at all. It was only with the radicalized French Enlightenment – in the aftermath of secularization and the Church’s compromising of belief in God by its struggle against both modern science and modern democracy – that atheism, as we saw, became more widespread at first among the educated classes. The new defenders of atheism in the nineteenth century felt, however, that they were far above this “common atheism.” In fact, it was only with Feuerbach and Marx and later – supported by atheistic natural scientists – with Nietzsche and Freud that atheism became a Weltanschauung, threatening belief in God and Christianity at their roots, penetrating all classes of the population and finally reaching global dimensions beyond the frontiers of Europe. (p. 189) The font of this modern (nineteenth century) atheism Küng finds in Ludwig Feuerbach (1804-1872). Of course, Hegelian philosophy had set the stage but in Feuerbach modern atheism found its architect. Küng contends that, With Feuerbach, the tremendous danger to belief in God and Christianity presented by Hegel’s identification of finite and infinite consciousness, of man and God, becomes apparent. (p. 199) What happens to God? Küng explains: And God? What follows, from all this, for the notion of God? The essential presupposition is that “the consciousness of the infinite is nothing else than the consciousness of the infinity of the consciousness.” That is: “In © Grand Valley State University �Present to the Presence Richard A. Rhem Page 9   the consciousness of the infinite, the conscious subject has for his object the infinity of his own nature.” This, then, is how the notion of God emerges, and it seems entirely understandable. Man sets up his human nature out of himself, he sees it as something existing outside himself and separated from himself; he projects it, then, as an autonomous figure – so to speak – in heaven, calls it God and worships it. In a word, the notion of God is nothing but a projection of man: “The absolute to man is his own nature.” The knowledge of God, then, is a gigantic floodlight. God appears as a projected, hypostatized reflection of man, behind which nothing exists in reality. The divine is the universally human projected into the hereafter. What are the attributes of the divine nature: love, wisdom, justice...? In reality, these are the attributes of man, of the human species. Homo homini Deus est, man is God for man: here lies the whole mystery of religion. This becomes particularly clear with the personal (“theistic”) God of Christianity, independent and existing outside man. This God is nothing other than the specific notion of man, given independent existence, the personified nature of man. Man “contemplates his nature as external to himself”; God is the manifest interior of man, his expressed, “relinquished self.” The Attributes of God are really the attributes of the objectified nature of man. It is not, as in the Bible, that God created man in his own image. But, on the contrary, man created God in his own image. God as a ghostly Opposite, existing outside man, stimulated by man himself. Man a great projector, God the great projection. Just test it...and it disappears. God is intellectual being, spirit. In this very way, God appears as a pure projection of human understanding...” (p. 200f) From Feuerbach’s God as Projection idea one can see how that was used by Karl Marx claiming God, thus projected, serves the vested interests of the powerful. From Feuerbach, Freud claimed God to be an infantile illusion. Küng explains Freud’s claim regarding the source of religion. What is the source of religion? First of all we must look at the historical background. For Freud, the question of the origin of the various religions was quite obviously psychological in character. For Christian and Jewish theologians, for centuries it had been a dogmatic question: the pagan religions were distortions, degenerations of the original, pure, revealed religion (with a primordial revelation), as a result of man’s sin as described in the Bible. But, for the rationalist “enlighteners” of the eighteenth century also – David Hume in England, Rousseau, Voltaire and Diderot in France, © Grand Valley State University �Present to the Presence Richard A. Rhem Page10   Gotthold Ephraim Lessing in Germany – it was a dogmatic question: the various religions were distortions and degenerations of the originally pure religion of reason, with its clear belief in God, freedom and immortality – distortions brought about by priestly inventions and popular customs. It was only with the rise of a science of religion, in the nineteenth century that the question of the origin of religion became a historical, philological, ethnological, psychological question. Even in classical Greece, of course, there had been an interest in the history of religions; but a science of religion as a specific field of study has existed only from the nineteenth century onward. In this field, primitive religion itself became a problem. (p. 175f) Freud’s answer to the question of the source of religion? Küng summarizes thus: Religion, then, arose out of the oldest, strongest and most urgent wishes of mankind. Religion is wishful thinking, illusion. “Illusion” means that religion is not a deliberate lie in the moral sense or – and Freud stresses this – error in the epistemological sense; nor is it necessarily illusory in the sense of being unrealistic or contradicting reality. Illusion – and this is typical – is motivated by the need of wish fulfillment: it is a product therefore of sensual-instinctual life and needs for its deciphering the decoding technique of applied psychology. (p. 284) And where did the projection idea of Feuerbach and the various ways projection was utilized by Marx and Freud lead? Küng leads us to the conclusion found in the brilliant Friedrich Nietzsche (1844-1900) – that is to Nihilism. In his parable of the “madman” his atheism comes to expression. There a keen-sighted prophet “who lit a lantern in the bright morning hours” proclaimed the death of God. “Whither is God,” cried the ‘madman’... “I will tell you. We have killed him – you and I. All of us are his murderers.” Küng gives us Nietzche’s understanding of the nihilism which he embraced. Küng writes that Nietzsche used the term nihilism initially with little discrimination, but in his unpublished work he reflected on all aspects of it. “What does nihilism mean?” asks Nietzsche here, and his answer now runs: “That the highest values devaluate themselves. The aim is lacking: ‘why?’ finds no answer.” In another fragment, he expresses it more precisely: “Radical nihilism is the conviction of an absolute untenability of existence when it comes to the highest values one recognizes; plus the realization that we lack the least right to posit a beyond or an in-itself of things that might be ‘divine’ or morality incarnate.” It can be said – and this, too, will be explained in the following pages – that, according to Nietzsche, nihilism means the conviction of the nullity, of the internal contradiction, futility and worthlessness of reality. © Grand Valley State University �Present to the Presence Richard A. Rhem Page11   Nietzsche sees this nihilism as coming in the twentieth and twenty-first centuries: “What I relate is the history of the next two centuries. I describe what is coming, what can no longer come differently: the advent of nihilism. This history can be related even now; for necessity itself is at work here. This future speaks even now in a hundred signs, this destiny announces itself everywhere; for the music of the future all ears are cocked even now. For some time now, our whole European culture has been moving as toward a catastrophe, with a tortured tension that is growing from decade to decade: restlessly, violently, headlong, like a river that wants to reach the end, that no longer reflects, that is afraid to reflect.” Indeed, it must be said: “Nihilism stands at the door,” and we can only ask: “Whence comes this uncanniest of all guests?” Thus Küng charts the nadir of modern atheism. But he does not leave us there. Rather he begins to build his case for a “yes” to reality beginning with an alternative to the emptiness of nihilism – fundamental trust. From there he affirms a “yes to God – alternative to atheism.” Then “yes to the Christian God” – finally, “The God of Jesus Christ.” Küng builds carefully, taking into account all that has been considered in the claims of modern atheism but offering an alternative based in trust. In my own continuing wrestle with the issues raised in the post-Enlightenment modern atheism, I struggled to find a reasonable faith. In my study of the new quest for the historical Jesus I found John Knox particularly helpful in his The Humanity and Divinity of Christ. Writing about the humanity of Christ he makes a statement that defined my own quest for understanding Jesus. There are two conditions under which a significant symbol loses (or, perhaps better, is shown to have lost) its vitality and power. One of these is when our hearts no longer need it, when all we want to say or need to say (or to have said to us) can be said without it. The other is when our minds, failing to discern in it the coherency of truth, are forced to reject it. For our hearts cannot finally find true what our minds find false. If they could, we should be hopelessly divided and any firm grasp of reality would be impossible. What we mean by ‘the heart’ in this connection is not something alien or counter to the mind, but is the mind itself quickened and extended. The wisdom the heart has found, if it be wisdom and not fantasy, is the same wisdom the mind all the while has been feeling after, if haply it might find it. It is a wisdom which, far from bypassing the understanding, enters through the doors of it, fills and stretches the space of it, and only then breaks through and soars above it. (p. 107) That was for me a critically important insight. Yet I was aware that my faith from childhood, which through all the intellectual struggles of my quest for an © Grand Valley State University �Present to the Presence Richard A. Rhem Page12   understanding, was deeper and more expansive than my mind, my rational faculties, could explain or justify before the bar of reason. Only recently was I given a copy of a chapter from the book Walking the Tightrope of Faith. The chapter’s author is Hendrik Hart, a philosopher/theologian who has done much work in post-modern thought. Without doing justice to the careful development of his contention in this chapter, let me simply offer a few lines from Professor Hart: Trust in a spiritually powerful orientation to the existential issues in the face of the boundary conditions of existence is historically not a matter of concepts, propositions, and arguments, but of stories, rituals, prayers, and hymns. (p. 198) Hart is in dialogue with Kai Nielsen as he writes that for which I have been seeking. Closely connected to Nielsen’s insistence that faith-as-trust is logically dependent on propositional belief is his pervasive complaint about religion’s lack of rational coherence (37, 39, 41, 43, 111). One problem with this complaint is that it does not do justice to those Christians who try to nourish faith as a non-intellectual(istic) life-guiding trust, as a form of spirituality. In faith thus developed, rational coherence is not necessarily a relevant concern, the way it is in forms of theology developed to counter the Enlightenment by modelling theology on rational philosophy (38-39). I think Nielsen misses the point when he continually charges that in order to be properly religious these Christians must conform to notions of religion especially developed in Enlightenment-influenced theology. (p. 199) “Enlightenment-influenced theology” – that was the story of my long journey. Finally I come to realize what Hendrik Hart claims defines my ongoing quest while living with fundamental trust. This is the understanding I have been seeking. We all need to trust some orientation to the ultimate questions of life. But “answers” to these questions point in a direction that transcends rational comprehension. These “answers,” that is, point to mysteries, told in myths. If we trust traditions which “tell” what people have experienced when they trusted the life-direction to which the “answers” in the myths point, these traditions provide guidance, especially if we decide to trust the narratives enough to live by them. It is not necessary here to insist on traditional language. If the faithful of some religion are to be in communication again with contemporary naturalists or atheists on equal footing, we can at least temporarily suspend talk about God, or even about some “transcendent revealed,” and for the time being talk only about trust making visible © Grand Valley State University �Present to the Presence Richard A. Rhem Page13   something that comes from beyond the boundaries of our understanding and is related to the boundary issues of existence. To derive hope from a resurrection narrative is not the same thing as insisting on the filmable factuality of a resuscitated corpse walking out of a grave. If our hope depends on the scientific modernization of an ancient faith-language, then hope undermines the nurture of trust. It is possible to “claim” the “truth” of such a resurrection narrative. But that is done, not in the logical space of reasons, or by delivering technologically enhanced evidence, but by actually living the life of hope the narrative inspires, by practically making manifest in action that such a life reveals truth or lights up our path. (p. 216) Finally, after that lengthy excursus I am ready to deliver “My Last Lecture.” There are many places within Scripture to which I might turn but let me select just two – a Psalm and a paragraph from Paul’s Letter to the Romans. Psalm 16 is one of my favorites. Beginning with verse 5, the Psalmist expresses a sense of deep wellbeing. The boundary lines have fallen to me in pleasant places; I have a goodly heritage. He is full of gratitude for his human situation – referring to Israel’s coming into the land of Israel when the tribes divided the land by casting lots. The Psalmist is pleased with his human situation. But his wellbeing is rooted in something deeper. I keep the Lord always before me; because he is at my right hand I shall not be moved. In the Hebrew “before me” is literally “before my face.” That being so he is steadfast whatever human experience brings him. His heart is glad; His soul rejoices. So confident is he that he cannot conceive of being given up to Sheol – the realm of the dead. One commentator writes, It can be read as the general prayer of the faithful who, without any doctrine of resurrection or eternal life to explain just how, nonetheless trust the Lord to keep them with such total confidence that they cannot imagine a future apart from life in God’s presence. (James L. Mays, Interpretation: Psalms, p. 88) © Grand Valley State University �Present to the Presence Richard A. Rhem Page14   Again the Psalmist exclaims, You show me the path of life. In Your presence there is fullness of joy; in Your right hand are pleasures forevermore. Were we to read this poem in the original Hebrew we would see a beautiful juxtaposition. In verse 8, as noted above, “before me” is literally “before my face.” In verse 11, “in Your presence” is literally “before Your face.” God before my face; I before God’s face. Further, God at my right hand keeps me secure. At God’s right hand are pleasures forevermore. The Psalmist lived with a vivid sense of God’s presence. That awareness kept him steady in all the vicissitudes of life. That sense of trust was so strong even the fear of death, of loss, was transcended. He lived with fullness of joy. He was present to the presence of God. We find the same confidence in St. Paul in the wake of his vision of the crucified Christ who was resurrected – living beyond death’s boundary. If God be for us, who can be against us? Who will separate us from the love of Christ? Then he lists a series of negative human experiences – No, he affirms, in all life’s trials we are more than conquerors through Him who loved us. Listing again all possible threats to us he finally declares nothing will separate us from the love of God in Christ Jesus our Lord. Present to the Presence, living in total trust, the Apostle knew a peace which he says in another context is beyond all human understanding. With those two eloquent expressions of trust bringing confidence, joy and deep assurance that All will be well; all will be well; all manner of things will be well. Thus I would keynote my last lecture. I feel deeply blessed to have had the exceptionally rich experience of plumbing the depths of the human record of the quest for God, for the deep probing of our human condition at life’s boundary © Grand Valley State University �Present to the Presence Richard A. Rhem Page15   situations. I have followed rational inquiry to the depths of nihilism and known there was something more. And at the end of my serious quest, what rational inquiry could not deliver, I find in trusting where I cannot know, and “know” all is well. Was the long journey of intellectual quest worth it if, in reality, I end where I first began? Indeed, for I’ve seen it for the first time! Oliver Wendell Holmes said it well: I would not give a fig for the simplicity this side of complexity, but I would give my life for the simplicity on the other side of complexity. © Grand Valley State University � https://digitalcollections.library.gvsu.edu/files/original/d7d2ab3e9fe95a1c6e0451b55ae7da1c.m4v 775e7bea34fbe35091a2e1c11080f2eb 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 Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> 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 Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Lakeshore Interfaith Center Gathering Scripture Text Psalm 16:5-11, Romans 8:31, 35-39 Location The location of the interview Lakeshore Interfaith Center, Ganges References Karl Barth. Church Dogmatics, Vol. I, 1932. Hendrik Hart. Walking the Tightrope of Faith: Philosophical Conversations About Reason and Religion, 1999. John Knox. The Humanity and Divinity of Christ, 1967. Hans K 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 KII-01_RA-0-20120729 Date A point or period of time associated with an event in the lifecycle of the resource 2012-07-29 Title A name given to the resource Present to the Presence - Living with Awareness of God in Whom We Trust Creator An entity primarily responsible for making the resource Richard A. Rhem 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 Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Moving Image Text Description An account of the resource A sermon given by Richard A. Rhem (Dick) on July 29, 2012 entitled "Present to the Presence - Living with Awareness of God in Whom We Trust", on the occasion of Lakeshore Interfaith Center Gathering, at Lakeshore Interfaith Center, Ganges. Scripture references: Psalm 16:5-11, Romans 8:31, 35-39. Format The file format, physical medium, or dimensions of the resource video/x-m4v application/pdf Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives Historical View of the Bible Presence of God Trust https://digitalcollections.library.gvsu.edu/files/original/1a9b248a4801402c9f375965e80ae05a.jpg 4622073c082dc9a07718ab0a4102acf8 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1980s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000153 Title A name given to the resource President and Mrs. Lubbers in football stadium press box Creator An entity primarily responsible for making the resource Brown, Mike Description An account of the resource President and Mrs. Lubbers in football stadium press box Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Lubbers, Arend D. Universities and colleges College presidents College administrators Sports Football Events Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1988 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/ebce2c761da1b3f90e8b56f02ee9b09e.jpg 681cc9a5ec8a4f78912d2242ea7427cb 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000144 Title A name given to the resource President Arend D. Lubbers and family Description An account of the resource President Arend D. Lubbers, wife Nancy and family. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges College presidents College administrators Lubbers, Arend D. Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/5e91bb3a9b0ae3c87a680826dd928512.jpg 57c3e47bbd6d1a7ae8d99b3f0f7216a1 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1970s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000143 Title A name given to the resource President Arend D. Lubbers in front of William James College display Creator An entity primarily responsible for making the resource Van der Lende, Craig Description An account of the resource President Arend D. Lubbers in front of William James College display. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges College presidents College administrators Lubbers, Arend D. Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/27ca953129c33121c45358a2030d8946.jpg 0d60d111222ee9bd3f8dd75fc3025c52 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1980s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000067 Title A name given to the resource President Arend D. Lubbers speaking at commencement ceremony Description An account of the resource President Arend D. Lubbers speaking at the 1988 commencement ceremony, 1988. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Lubbers, Arend D. Universities and colleges Events Graduation ceremonies College presidents Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1988 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/fc2fbca27692ae787de647391102c79a.mp4 922893a1bfe744accaff55ead0e3235a https://digitalcollections.library.gvsu.edu/files/original/5ce02c22f966279c9b138d969178236e.srt 2701f5c4c946dfd882587bafd818bd47 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 Grand Valley Media Creator An entity primarily responsible for making the resource Grand Valley State University Description An account of the resource Collection of digitized audio and video from the Grand Valley State University Archives. The collection includes ceremonies, speeches, sports, promotional, and instructional media. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/637">Grand Valley State audiovisual media collection, (GV000-04)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Subject The topic of the resource Universities and colleges Michigan Rites and ceremonies Speeches Sports Promotional films 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 GV000-04 Format The file format, physical medium, or dimensions of the resource video/mp4; audio/mp3 Type The nature or genre of the resource Moving Image; Sound Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 1960-2017 Moving Image A series of visual representations imparting an impression of motion when shown in succession. Examples include animations, movies, television programs, videos, zoetropes, or visual output from a simulation. 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 President Arend D. Lubbers’ Inauguration, 1969 Creator An entity primarily responsible for making the resource Grand Valley State University Description An account of the resource President Arend D. Lubbers’ Inauguration. This is a video in color from dedication of the library and fieldhouse buildings and the inauguration of President Lubbers. The first 38 seconds have no sound, showing shots of the audience, including President James Zumberge, and a procession of faculty and administration. President Arend D. Lubbers takes the podium and speaks about ideology and the academy. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/637">Grand Valley State audiovisual media collection, (GV000-04)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Subject The topic of the resource Universities and colleges Michigan College publicity Rites and ceremonies Speeches Identifier An unambiguous reference to the resource within a given context GV000-04_PS_GVSU_1969-10-12_Lubbers-Inauguration Format The file format, physical medium, or dimensions of the resource video/mp4 Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 1969-10-12 Type The nature or genre of the resource Moving Image 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/1d24e25c7c0c785e0676d24e6c59fc7c.jpg b47348929ee0e05a35bf57b6364759b9 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_H005-0014a Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-01-31 Title A name given to the resource President Dr. John Bonnell, New York Theological Seminary Description An account of the resource Black and white photograph of Reverend Dr. John Sutherland Bonnell, minister emeritus of the Fifth Avenue Presbyterian Church in New York City and president of the New York Theological Seminary. Scanned from the negative. Subject The topic of the resource Bonnell, John Sutherland, 1893-1992 New York Theological Seminary Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6124a016748e97ca6bfb4fe0142453a6.jpg 61762eba56092a062befee0bf642404a 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 2000s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_001259 Title A name given to the resource President Haas, Provost Davis and guests from Chile Description An account of the resource President Haas, Provost Davis, Vice Rector Ballerini and Dr. Grandon from the University of Bio Bio, Chile. Subject The topic of the resource Grand Valley State University Grand Valley State College Michigan Allendale (Mich.) Universities and colleges Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 2013 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives color photo https://digitalcollections.library.gvsu.edu/files/original/b80bc762f68533e28b2bf4c83125e4ae.jpg f4350e4b8ca8c81b2f908179b2cd14fc 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000081 Title A name given to the resource President James H. Zumberge Description An account of the resource President James H. Zumberge on the Allendale campus. Seidman House in background, ca. 1964. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Zumberge, James Herbert Universities and colleges College presidents Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1964 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/322462ab6a25160252be219f80d02459.jpg b8c6e930c3a9e644645df6d7439f7ce1 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000639 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities College administrators Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/96d5d45e679c0e95ae044186c040ec19.jpg 6efe4a8ac1fbdef688a10b8edc1af626 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000640 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/68ab034b10b0a9d91f1da7f421e4ebff.jpg b4702f104ef7c13de6948675e555db20 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000641 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/3ded85d344918a00b4f366262366f5e4.jpg 527ef5c134e081c09a789a19dd1a0c20 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000642 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/5c59fea7e8af38c45234e59e879f43d0.jpg e08a126db82c112370de8abb4b94bfa3 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000645 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President receiving an award. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/1db7ea35e5dfafca14bceec8ca4b34c4.jpg 1d316b10bc33652564b75bc55c3329a3 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000646 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President in Antarctica. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/df33a10775f6c464ba74775aa4609617.jpg e2132860fa93f1862b01a0bec50157bd 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000647 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/2fe618f0a7e52c4a60c47497e5e8d2e4.jpg 47a688b1589198d849d3cabbdeb98eab 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000648 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges College administrators Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/a8e855f160315d55949f97ecf0e7263b.jpg 301ad8c3ffe3ad890b934dc63d5c22c4 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000649 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges College administrators Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/73dabd271a89e9bdafc37cb577b90c7c.jpg c89d91a00822c8374cb45eebb2f4a578 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000650 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges College administrators Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/17ef67601bc5cbc40c5d7940252cad45.jpg de7b2762ebe5566f4083b3f24afb24f6 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000651 Title A name given to the resource President James H. Zumberge Description An account of the resource James H. Zumberge, Grand Valley State College's first President. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/667c91de7c389d27e48364ccd8f565f7.jpg 93e824d5c50f4e75824a7c81abe0f974 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 Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection Zumberge, James Herbert 1960s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000025 Title A name given to the resource President James H. Zumberge holding Grand Valley State College sweatshirt Description An account of the resource Grand Valley's first President, James H. Zumberge, holding up a new sweatshirt with the Grand Valley State College seal, ca. 1963. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Grand Valley State College Universities and colleges College presidents Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1963 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo