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                    <text>Rensi, Edward
Grand Valley State University
Veterans History Project Interview
Name of War: World War II
Interviewee’s Name: Edward Rensi
Length of Interview: (1:00:28)
Interviewed by: James Smither
Transcribed by: Maluhia Buhlman
Interviewer: “We’re talking today with Edward Rensi of Woodsfield, Ohio and the
interviewer is James Smither of the Grand Valley State University Veterans History
Project. Okay, start off with some background on yourself and to begin with, where and
when were you born?”

I was born in– Pardon me, I was born December the 7th, 1925 in a small town called Parlett.
Ohio.
Interviewer: “Okay, now did you grow up there or did you move around?”
No, in fact my mother came to her mother’s house to have me, you know, and after about six
weeks we moved to a small town called Wintersville, Ohio. So actually you might as well say I
was raised in Wintersville, Ohio. (00:52)
Interviewer: “Alright, and what was your family doing for a living?”

My dad was a coal miner and also he was on the rail force for a while, railroad– Basically he was
a miner, coal miner.
Interviewer: “Okay, so what part of Ohio were you in?”

It was the eastern part of Ohio, Jefferson country.

�Rensi, Edward
Interviewer: “Alright, now did your father have steady work during the depression or was
that on and off?”
No the depression was rather tough, you know it was really something but we survived and that’s
about it.
Interviewer: “Okay, and how many kids were in the family?”

Just another brother.
Interviewer: “Alright, and then do you remember how you heard about Pearl Harbor?”

Yes I do, I remember vividly. I was 16 years old and my uncle and dad and cousin we always
went fishing walleye and it was– Even though that it was that time of the year we were still
fishing for walleye. (2:00) Okay we were fishing and we broke camp, we had a cabin, and we
broke camp and we were going home and then we heard over the radio that Japs attacked it and
my dad and uncle well they just said– They just said “Well that won’t last long.” And my cousin,
he was four years older than I was and they said “Well maybe Jim will go the service but Ed he
won’t have to, that’s for sure.” And they just took it as a grain of salt, like most of them they
thought the Japs would be a pushover and they would even joke about it say “If we see any Japs
don’t forget we’ll run over them.” They were really joking about it, it was really serious.
Interviewer: “Alright, now did life change at all after the war started, because it’s gonna be
a while before you go in the service yourself?”

Yes.
Interviewer: “So what changes were there in your community or your area?”
Well most things was the regulations, you know naturally since the war they’ve got restrictions
and stuff like that you know but other than that it just seemed like what it would be, you know.

�Rensi, Edward

Interviewer: “Okay, now did you decide to– Did you consider enlisting or did you just wait
until Uncle Sam called you?”

Well I wanted to enlist right away, you know but my dad and uncle both they just told me to–
You know get on me and tell me, in fact after I did sign up for– And I always wanted– They
didn’t call me, see I was born in December, okay. So that was the latter part so the draft board
didn’t hear any notice from them, you know and I kept telling them “Maybe I ought to go up
there and check on it, they’re not calling me yet.” And boy they’d get on me, they’d give me hell
they’d say “You just sit tight, they’ll call you.” So finally– They finally did call me.
Interviewer: “So when did you get your draft notice?”
Well really I can’t tell you when I got my draft notice for sure, you know but I can tell you when
I was called up.
Interviewer: “Right, yeah.” (4:13)

Was March of 14th, 1944.
Interviewer: “Okay, okay so at that point now, let’s see were you 19 then or still– Let’s see,
you’re still 18.”
Yeah, 18 that’s right.
Interviewer: “That’s right cause it’ll be December of ‘43 that you turn 18.”
I’d be 19 that following– Yeah.
Interviewer: “Right, okay so you’re still 18. Okay, so you didn’t really have to wait too long
after your 18th birthday.

�Rensi, Edward

No, not really yeah.
Interviewer: “They caught up with you pretty quickly, okay now where did you report to
first?”

Well first report was small town Cadiz, Ohio and they took us to Cleveland for, you know our
introduction there.
Interviewer: “Okay, now did you– How did you wind up in the service branch that you
joined, I guess which branch of the service did you enter?”

The Navy, I was in the Navy but I was considered a selected volunteer. Selected, I have a choice,
so I picked the Navy.
Interviewer: “Okay, now why did you pick the Navy?” (5:17)
Well I just thought it’d be better and my dad and uncle they were like my tutors, you know and
they more or less said the Navy because my uncle, the uncle I’m telling you about, he was in
World War I and so he probably knew what it was like to be on the ground, you know so he said
that and I took it.
Interviewer: “Okay, alright so you sign up for the Navy and then where do they send you
for training?”

Great Lakes Naval Training Station, Chicago.
Interviewer: “Okay, alright and how did you get there?”

By bus.

�Rensi, Edward
Interviewer: “Okay so you took a bus from Cleveland to Chicago?”

Yeah, yeah.
Interviewer: “Okay, so you didn’t take a train to Chicago and then a bus?”

Yeah.
Interviewer: “Okay, alright and describe what basic training was like.”
Boy it was something different I’ll tell you that, little country boy you know, once you’re with a
group of fellows all at once you know, close quarters you know, and– But I fell in with it you
know I thought it would really affect me but I don’t know I just did what I had to do, you know.
Interviewer: “Okay, and what kind of stuff did you do in training?” (6:38)
Well we’d have a lot of physical running and calisthenics and things like that.
Interviewer: “Okay, now it’s the Navy so did you have to learn how to tie knots or that
kind of–”

Yeah we had– Not too much of that, yeah and we had recognition, you know of enemy ships,
aircraft, things like that visual training.
Interviewer: “Okay, now did they do a fire fighting drill?”

We had that, in fact we went to fire fighting school.
Interviewer: “Okay, and what did that consist of?”

�Rensi, Edward
Well that was something, we went to actual happenings, you know we was in gear and we had
nozzles and everything and they had fires like we had to spray in front of us, actual fire training.
Interviewer: “Okay, and let’s see did they have you try gas masks or breathing
equipment?”

Yeah, we had that too, yeah.
Interviewer: “Okay, and how did the drill instructors treat you?”

With discipline you know, yeah.
Interviewer: “But were they, I mean–”
They weren’t mean, no.
Interviewer: “Okay, so they did things for a reason?” (7:51)

Right.
Interviewer: “Okay, alright and how long did basic training last?”
From March until– Damn there it goes now, let’s see–
Interviewer: “Well did you–”

Okay after our basic we get on a troop train and about six weeks about it was, so after our basic
we get on a troop train and we went to California, called Camp Shoemaker. It was an
embarkation point where they gathered and then when they’re ready to ship, when they need
people they draw from there. So we were there for, oh I bet you over a month and a half, that was

�Rensi, Edward
really good duty then. We had it made, nothing to do really, you know so we’d go to Frisco, San
Jose, and you know had a good time, you know.
Interviewer: “Okay, and how were you able to travel around, did they run buses from the
camp?”

Yeah buses, yeah.
Interviewer: “Okay, alright but you didn’t really have to do– Did you have any work to do,
did you ever get KP or clean up the place?”
Yeah I’m trying to think what I did, yeah we had to take care of the barracks like that, I think I
worked in a post office for a while and also, like I said, we used to have for about six weeks or
maybe more than that, we even went to Oakland and tried to get a job, get some extra spending
money, that was great.
Interviewer: “Alright so by the– So when then do you actually ship out, that’s in June?”
(9:43)

Yeah, yeah had to be June, yeah.
Interviewer: “Okay, and what kind of ship do you go on?”
It was a troop transport but I can’t tell you the name of it now.
Interviewer: “Do you have an idea of how many men were on it?”

Oh there was– Had to be 12 to 1,400 at least.
Interviewer: “Okay, now was this like a Liberty Ship or a Victory Ship or was it bigger
than that?”

�Rensi, Edward

It might’ve been called a U.S.S. Scott but I wouldn’t say that’s right or not but something like
that, it was a big one yeah.
Interviewer: “Okay, now and then when you left San Francisco did people get seasick?”
Oh boy, that was one of the bad features, I’ll tell you that was– That wasn’t a very good
experience on that troopship just like flies packed on, and boy you got there in the morning first
thing you want to do is get the hell up on the top deck cause boy there’s– And it’s all kinds of
spray and everything you know from everybody– Not everyone but everyone was really heaving.
Interviewer: “Alright, so did you get seasick?”

Yes.
Interviewer: “Okay, a lot of guys say they don’t and I’m never sure I believe them, so okay
that’s one for you. Alright, and did your ship sail with an escort or were you by yourself?”
(11:10)

Oh yeah, yeah we had an escort, yeah.
Interviewer: “Okay, and then so when you leave California, what’s your next stop?”

Eniwetok, Marshall Islands.
Interviewer: “Okay, so you don’t get to visit Hawaii or anything like that.”

Well no not in a troop transport like that, we– Directly there.
Interviewer: “Alright, let’s see now when you go out to Eniwetok, let’s see did you cross the
equator or the dateline yet?”

�Rensi, Edward

Well when we did cross, this was when– Let me think now.
Interviewer: “Well because when you’re a troop transport I don’t know if they mark that
kind of thing.”

No, I think after we got to Eniwetok when we headed back to the Marshall– I mean Saipan the
Marianas, I think that’s the time we went through the equator and then that’s when we went
through that ceremony, that was something I’ll tell you man.
Interviewer: “Okay, alright so let’s kind of back up, so basically– Do you have a sense of
how long it took you to get from San Francisco to Eniwetok?”
No I don’t, it’s probably in my cruise book but I don’t know.
Interviewer: “Okay, and what was the weather like once you–”

The weather must have been normal because, you know nothing stood out in my memory about
the weather, yeah. (12:37)
Interviewer: “Alright, and did people get used to being at sea? So did they stop all getting
sick or did people–”

Yeah, before we got there it tapered off, yeah.
Interviewer: “Okay, alright and when you get to Eniwetok do you get to go ashore?”

Oh no, no, no, no.
Interviewer: “Okay, probably not a lot to do there anyway but–”

�Rensi, Edward
Yeah, right.
Interviewer: “Okay, so how long do you think you were in port at Eniwetok?”

Well not very long, when we got on the ship they had just rope ladders and we had to climb up
the rope ladders with our gear, you know to get on the ship.
Interviewer: “Okay, so what ship were you assigned to?”
That’s when I got to California.
Interviewer: “Okay, and describe the California, if someone doesn’t know what that was,
what kind of ship was it?”
It’s a battleship and it was 600 and some feet long– I’ve got the tons and everything, it had a 14
inch main battery and five inch 20 millimeters and 40 millimeters armaments, so it was heavily
armed you know. (13:45)
Interviewer: “Alright, and what kind of history did it have?”
Well it’s– It was an old ship and it was at Pearl Harbor December the 7th, it was partially sunk, it
was brought up and taken back to Bremerton, Washington and retreated, and that was it.
Interviewer: “Okay, alright and so you’re now joining the ship’s complement.”

Yes.
Interviewer: “Okay, and when you join the California, what is your job when you get
there?”

�Rensi, Edward
Well at first cleaning compartments, you know our division, it was division A, we were assigned
to our division and cleaning compartments for a while, you know and I can’t tell you how long
before I was assigned to the air compressors, wasn’t very long. One of the other fellas that was
there before, you know petty officers, would take me under his wing and teach me that.
Interviewer: “Okay, so when you came on there– Because you didn’t have any specialized
training at all.”

Oh no.
Interviewer: “You were just an ordinary seaman.”

Oh a little kid, yeah.
Interviewer: “Yeah, okay now what proportion of the crew do you think were new guys,
were there a lot of young guys there?” (15:03)
That’s a good question, I’d say that basically we were just replacements, you know and I’d say
with a small percentage at that time, small percentage.
Interviewer: “So a lot of the crewmen had been with the ship for a while?”

Oh yes, yes definitely, yeah.
Interviewer: “Alright, okay so you join the ship and then you head out to sea and where
are you going when you leave Eniwetok?”
Well there’s Saipan, finishing up Saipan.
Interviewer: “Right, so you’re going up to the Marianas. So this is the point then when you
cross the equator and you have the ceremony?”

�Rensi, Edward

It had to be before that, between that Eniwetok and gone back to Marianas, I’ll have to look it up
but definitely. Yeah that was quite a thing, you know you become a shell back then, boy you take
a beating then too I’ll tell you that is some ceremony, I’ll tell you and then we crossed the
equator more than once. The second time we were shellback, you know we were cocky, you
know you could even come to an officer then like me being a fireman first– Second class man
and make him do simple things, you know that was something.
Interviewer: “Okay, so it’s kind of like a giant fraternity hazing?”
Oh yeah we’re really hazing and not to forget one time this officer he was really cocky and he
didn’t want to go through it, you know he tried to say stop. They had a gauntlet, a bunch of
seamen like that and they had canvas bags soaked– You know they’d be soaked with water and
you’d run through that and you better run damn fast because they beat the hell out of you and
this guy tried to fight it, this officer, they got him down and beat the hell out of him. (17:00) Boy
and everybody was just clapping because he was trying to be a big time officer, but they had to
go through it too, and you had to cross through a sleeve, a big canvas sleeve and they had a fire
hose, when you’d come out it hit you and they had all kinds of stuff in there like gooey stuff, you
had to crawl through there and as soon as you come out they hit you with the fire hose and knock
you right down, it was quite a ceremony.
Interviewer: “Right, okay so you survived all that.”

Yeah.
Interviewer: “Okay, so when you got to the Marianas did the ship do any firing there?”
Oh yeah that’s what is was we was– Shit, I want to say we were shelling– At first it was, it was
Saipan, Tinian, then Guam and we’d just soften the beach that’s our battleship’s main objective
to shell the beach and one time we had a sugar refinery and one time we had an ammunition

�Rensi, Edward
dumping, you know that was odd to make it a little easier for the Marines when they landed, you
know.
Interviewer: “Right, okay and the fighting on Saipan went on for a while, I mean Guam
and Tinian were pretty quick.”

Yeah.
Interviewer: “So did you do any ground support– Did you do any supporting fire after the
Marines landed on Saipan or were you pretty much done after landing?”

No it was pretty much just more of, you know just cruising, you know yeah.
Interviewer: “Okay, now when you were in the Marianas did you see any Japanese
aircraft?” (18:45)
You know I don’t think we did, we had a couple bogeys, I remember that first– About one of the
first– The first month I was there we had a couple at– What a bogey is is that when something’s
reported unknown and you know then you go to battle stations, you know and I remember the
first bogey I got hair stood up on my– Because I had a battle station and you know I kept
wondering when [unintelligible] Little concerned, you know?
Interviewer: “Okay, so a bogey would be an enemy aircraft or at least an unknown
aircraft?”

Yeah.
Interviewer: “Okay, now where was your battle station?”

�Rensi, Edward
I was in the– They say [unintelligible] like a 20 millimeter group, that’s where 20 millimeter
guns are and right off the side they’ve got like a little compartment with an opening and my job
was to hand out the magazines when they needed them.
Interviewer: “Right, okay so you’re basically– You’re kind of– You’re not quite a loader
but you were moving the ammunition, giving ammunition to the loaders.”

Yeah, right but I never had to do it, yeah.
Interviewer: “Alright, okay so that’s kind of your introduction, now how much noise do the
battleship guns make?”

How much what?
Interviewer: “How much noise do the big guns make?” (20:10)
You’ll never believe it, you better have cotton and ear plugs, nowadays they got [unintelligible]
but boy it is something, and oh damn when it was the main batteries ship, 14 inches the whole
ship rocks, yeah.
Interviewer: “Yeah, I think after the war a lot of the gunners had hearing problems.”
Oh yeah, I’ll bet a lot of them did, no kidding.
Interviewer: “Okay, so after the Marianas do you go back to the Marshalls or what do you
do after Saipan?”
Let’s see now– Now we were around the Philippines then I think.
Interviewer: “Well Philippines that starts I think in October, so you go–”

�Rensi, Edward
Let’s see, September–
Interviewer: “Now there’s a point in the ship’s history where you had– The California had
a collision with the Tennessee?”
Oh yeah, that’s it we had a– In fact I was on watch I was on watch that night with, I had the
phones on you know and main control says– You know they’ve told us that “We’re having
trouble, the Tennessee is having steering problems, stand by.” You know and pretty soon they
said “Stand by for crash!” And I yelled it, you know so everybody would be up cause a lot of
times even though we’re under gun mounts like that guys are laying down, you know through
night time and so everybody jumped up and got ready and they hit us you know and they tore a
big hole in our, starboard side? I think it was starboard side, tore a big hole up there and it killed
several boys up there too, it ripped a big hole in there.
Interviewer: “Alright, and then how much of a shock was it, you’re standing at your
station, did you get knocked over, did you hang on?” (22:10)
It wasn’t really abrupt it was real just– Saw it like you know boom boom! Like that you know it
wasn’t like–
Interviewer: “Okay, so it was kind of almost grinding into the hull rather than a big
crash.”

You could hear it coming, yeah.
Interviewer: “Okay, so after the collision where did you go? Where did you go to get the
ship fixed?”

Yeah, after that went to a place called Espiritu Santos, it's New Hebrides Islands, they had a
floating dry dock there, a little one you know so they passed us up there.

�Rensi, Edward
Interviewer: “Alright, and then while you were in the New Hebrides did they let you go
ashore there?”

Yeah, oh yeah they had a place they called– I forget what it was, anyhow we had it nice there we
could go ashore, have a beer, throw a football, play softball so we were there– I can’t tell you
how long, I can’t remember, but we enjoyed ourselves there.
Interviewer: “Yeah, okay so you get a little bit of a break and– But then your next combat
mission then is going to be for the invasion of the Philippines.”
Philippines, that’s where it was, yeah.
Interviewer: “Okay, so when you leave the New Hebrides where do you go to join the fleet
or do you meet them just approaching the Philippines? Did you go to the Marshalls or
Palau or any of those places?” (23:45)

I think Palau, I think.
Interviewer: “Yeah because we use that as a launching pad.”
Yeah that’s where we got– Yeah I think that’s where it– And then the Philippines, yeah.
Interviewer: “Okay, alright now at this time have you– Has your job on the ship changed,
because initially you’re up there and you’re helping the gunners?”
Yeah, yeah oh yeah, no I’m back in the compressors yeah, we’re with the compressors then.
Interviewer: “Okay, so describe a little bit what your regular job was.”
In doing battle stuff like that we’re with the compressors you know, and one time to show you
how much that main barrel could shoot you– Like that we had a leak and boy on our compressors

�Rensi, Edward
you know, we had water lines up. Boy that was hectic everybody’s running around we finally–
Had wrenches and stuff and we finally got it stopped, you know so that was exciting there that
time.
Interviewer: “Okay, now what were the compressors for?”

Well the low pressure compressor was just for general usage around the ship just when we
needed a little air, like air tools and stuff like that.
Interviewer: “Okay so just for power tools.”

Intermediate would be for heavier equipment stuff like that but the high compressor– High
pressure compressors they would– When a main battery would shoot you they had to blow all
that gas and stuff out like that. (25:28) They had to be damn sure that was out of there because if
they go and try to reload, put a powder keg in there when there was heat there’d be a misfire. So
had to blow that out, that was important.
Interviewer: “Okay so you’re doing ventilation and you’re providing power for air
compressor tools and a lot of other things but you need to push a lot of air.”

Right.
Interviewer: “Okay, you’re gonna run in with a ship that big in particular that would be a
lot. Okay and then so was your job– What were you actually doing when you’re on watch
with the compressors, are you just looking at dials?”

Yeah, right, yeah you have to have gauges and make sure everything is okay you know. Yeah
and then you had your station, naturally you had to keep it spotless you know, that wasn’t too
bad joining the action unit because regulation was secondary then you know.

�Rensi, Edward
Interviewer: “Alright, now your ship gets involved in some serious fighting in the
Philippines.”

Yeah.
Interviewer: “There’s a battle in the area called the Surigao Straits.”

Yeah.
Interviewer: “Okay, now what do you remember about that?”

Oh boy I remember– Before it happened the chaplain got on the ship and told us about these
cities, he said “We’re gonna have the engagement area.” He said and he actually said this cause
it’s in the book, he said that “Make sure you’re clean, you have a shower and clean clothes on
because there could be infection.” You know he said that, you know really. (27:05) So there’s
probably logic to that really, so anyhow we got thinking– Well I got thinking “Damn” seeing
everything it made you think, little scary for a while.
Interviewer: “Alright, and then when the battle happens what was your experience of it,
are you just down in the hole?”

Yeah I was in– Then I was–
Interviewer: “Were you with the high power compressors or?”

I was with the high power compressors then you know and so I was way down in the hole, down,
way down, way back. So I couldn’t hear much or see much you know, thankful you know, so I
was glad it was all over.
Interviewer: “Do you have an idea of how long the battle actually lasted?”

�Rensi, Edward
You know what, no I don’t think it lasted that long to me.
Interviewer: “Probably not.”
I kept thinking “Boy oh boy when the hell will these lines break?”
Interviewer: “So at that point you’re just doing your job, now could you feel sort of the
rumblings of all the guns firing, do you get some vibration?”
Yeah there’s some vibration even down there yeah, but not like it would be if you were up on
top.
Interviewer: “Right, okay so what did they tell you about the battle afterwards?”
Oh after it was over they come on the P.A system and said “Secure, battle stations secure.” You
know you get to relax and, you know. (29:00)
Interviewer: “And then at what point do you find out what actually happened?”
Well we didn’t know– You know we did get credit for, I think it was a cruiser?
Interviewer: “Cruiser or an old battleship because the Japanese had a bunch of old
battleships there and cruisers, so you think you sank something.”

Yeah, we got scoreboard for something out there and we– See we were the old type too and the
other type–
Interviewer: “The Iowa class.”

Yes, the Iowa class they were new but we did our part.

�Rensi, Edward
Interviewer: “Right, okay now after that battle did you go up to Leyte Gulf or did you go
up to the area where the landings were?”

Yeah, we had to yeah, right.
Interviewer: “Yeah because there’s pictures of that I think in the ship’s book but by then
the landing has already taken place and the battle was already fought there because that
was the area where the destroyer escorts and things were fighting the big Japanese ships.”

Okay, yeah.
Interviewer: “Yeah, and then–”

Okay, no we– Yeah.
Interviewer: “And that was going on while you were having your battle?” (30:18)

Yeah, right.
Interviewer: “Right, okay and so you– So this is now October of ‘44, do you just stay in the
Philippines area or do you go away and come back? Because you’re engaged with Lingayen
Gulf and that’s January.”

That was January, I remember that yeah.
Interviewer: “So November, December, do you remember where you had Christmas
1944?”
You know I think that’s when we were in the Philippine area but there wasn’t any action cause,
you know, because I remember we had a good Christmas and a real good meal, no interruptions,
and so that must’ve been that going until we got to Lingayen Gulf, that was January.

�Rensi, Edward

Interviewer: “Yeah, okay let’s talk a little bit about life on the ship, what was your daily
schedule like?”
Well we’d go to our stations of course, you know and we always had– Just always things to do,
shine up and stuff, and the main thing is you make sure everything’s operating, that was the
biggest thing. Just like a watch, you know it’s like a watch you know.
Interviewer: “Well how long would the watch be when you’re on duty?”

About four hours.
Interviewer: “Okay so you have four hours on, and then–”
And then maybe eight hours off, you know and then you’d start and sometimes you’d get to four,
well we had different times for then you know different ones. (32:00) 12 to four, four to eight
and stuff like that and then also after a while too every once and a while we’d have to clean the
compartment be like us firemen’s second one we’d have to clean the compartment for a while,
take turns you know swab it and you know, so we worked.
Interviewer: “Alright, now did you have your own bunk or did you have to share?”

No, we had our own bunks. They were, you know tiered, you know like– You know like three
bunks here, here, and here and then they folded up during the day, folded up and had your flies
cover over it you know then you had the passageway.
Interviewer: “Alright, and how much head room did you have, how much space was
there?”
Not too much, you know I was on the bottom bunk a couple times and you’d, I guess you’d hit
the top, wasn’t too much you know.

�Rensi, Edward

Interviewer: “Alright, and how do they feed you?”

What?
Interviewer: “How do they feed you, what was the food like and how did you get it?”

I never complained about the food too much, you know but a lot of them did you know, but we
had baked beans sometimes. Our food– That’s one thing we always had food and that what was
in the engagements you know and then we would have whatever we had after that you know, but
no I won’t complain about the food.
Interviewer: “Okay, but you had your own cooks–”

Oh yeah.
Interviewer: “And that kind of thing.” (33:31)

Oh yeah and have chow lines, you go and line up for chow line you try to get up there as quick
as you could, if you didn’t the chow line would be from here to about maybe a couple hundred
feet long or so.
Interviewer: “Okay, yeah I mean how many men were in the ship’s complement?”

A total of 1,200 I think, yeah 1,200.
Interviewer: “Alright, so then if you’re in the wrong part of the line that can be bad, even if
you’re eating in shifts.”

Yeah, and I forget how many officers there were, you know.

�Rensi, Edward
Interviewer: “Okay, alright so and then did you have– I mean did they show movies on the
ship or have other entertainment?”

Oh yeah, I mean when we were out of the battlezone, oh yeah. They would have, they called
them smokers you know, and they even had movies certain times, and had boxing matches
sometimes. In fact one of the chief petty officers in our division wanted to train me to box but I
backed out.
Interviewer: “Yeah, that'd be a good idea. Okay, alright yeah so and then I guess how
many men would sleep in the same compartment?”
Good question, well I’d say the whole division would be.
Interviewer: “Okay, so that’s like 40 guys, 50 guys?”
See our A division wasn’t that big, you saw the pictures. (35:04)
Interviewer: “Yeah, that’s true. Okay, alright and of course you would sleep at different
times right because some of you are on watch and some of you aren’t?”

Yeah.
Interviewer: “Yeah, so not too bad. Okay, alright so you have a relatively routine life there
for a while after the Leyte battles and then basically describe what happens at Lingayen
Gulf.”

In Lingayen Gulf?
Interviewer: “Yeah.”

�Rensi, Edward
Yeah we were there and I think it was January the 6th, I looked at the book before, I think it was
January 6th and that’s when– That’s when that suicide plane hit us.
Interviewer: “And what part of the ship did it hit?”

It happened at the superstructure around one of the upper control towers and it was really
something.
Interviewer: “And that was close to your old battle station?”

Well yeah, I mean you know when it hit like that the gas and flames and everything, all that stuff
would come down that way you know if it was higher it would’ve hit, you know I was like here
and it was up here more than superstructure where he hit.
Interviewer: “And what happened to the man who replaced you?” (36:30)
Well he was burnt real bad, I mean he didn’t die but he was burnt real bad, but maybe without
that maybe I wouldn’t have been there, he was sticking out or something, anyhow I was at the
same station.
Interviewer: “Okay, now when it hit you were down below right? When the kamikaze hit
you were down at your duty station?”

Yeah I was in my clip room.
Interviewer: “Okay, alright and then did you feel or hear anything when it hit?”
Oh no I think– Oh when it hit yeah. No I just, you could tell something happened you know I’d
gotten– The information center put out you know we were hit, you know and you could hear
stuff going back and forth but you could, you know but yeah.

�Rensi, Edward
Interviewer: “Now was the damage just to that one part of the ship where it hit? So you
didn’t have big fires or–”

Oh yeah, oh mammoth fires you know the stuff, oh so many guys got burnt– God, you see those
guys and you talk about blisters, they had blisters like that on them, see them laying around, it
was after [unintelligible] of course, you know and boy what a smell, flesh.
Interviewer: “Alright, and did it take a while to put the fires out? Was there–”

They did a good job, yeah.
Interviewer: “Okay, now did you just stay at your post the whole time?”

Oh yeah, I was under that guy giving me orders. I wasn't topside, I was– Yeah, we just stayed in
our place.
Interviewer: “Okay, and then so afterwards now the plane has been hit, you put the fires
out, now what does the ship do?” (38:38)
Well I don’t know where they went then, you know I don’t know probably had to go out
someplace, you know.
Interviewer: “Well you had to go someplace to get repairs right?”
Oh yeah, I mean so then after that naturally we– After we get squared away I don’t know how
long it took we headed back to the states to get patched up in Bremerton, Washington.
Interviewer: “Washington or Mare Island? Did you go to Washington or to California?”

No, went to Washington.

�Rensi, Edward
Interviewer: “Okay, alright– Alright and how long did you spend there do you think?”
I’ll bet you we were there at least two months, two and a half months.
Interviewer: “And now while you were there did you stay off the ship or were you still
quartered on the ship?”
We were still on the ship and the yardbirds, that’s what they call the workers yard birds, you
know they work– Do their work but we– And we would go to get liberty and we’d go to Seattle a
lot of times, you know we would get on the ferry from Bremerton to go to Seattle which was a
nice, nice city.
Interviewer: “Okay, now how did the people there treat the sailors?”

What in Seattle?
Interviewer: “Yeah.” (40:00)

Good, good.
Interviewer: “Okay, how about in Bremerton?”
Good, well I’ll tell you one thing there was a restaurant there run by– I don’t know if they were
Jap or some kind of oritental–
Interviewer: “Probably Chinese.”

Chinese maybe, okay and then he had a couple of beautiful daughters all us guys trying to go
there trying to pour the– I’ll tell you what they didn’t appreciate us doing that, yeah.
Interviewer: “Alright, now did some of the guys get drunk and get in trouble or?”

�Rensi, Edward

Oh you never heard of a sailor getting drunk did you?
Interviewer: “Just once and a while.”
Yeah, even though we had– Hitting it pretty heavy, that’s the first time I was ever around it, the
first time I had a beer was when I was in the Navy. Oh yeah, that was something, I never got in
any trouble.
Interviewer: “Okay, alright but and then you’re getting kind of– Now did you think the
war might be over before you got back into it?”
No I don’t think– We hoped it would be you know and then you know that’s when Iwo Jiwa was
there, you know we missed Iwo Jima. Well that was bad and after that was over we started
feeling a little better, you know we thought– You know in that respect about the war being over,
not about– Yeah. (41:31)
Interviewer: “Okay, so when did the ship leave Washington then? Is it now in April or–”

Yeah, boy that was down in that book more.
Interviewer: “Okay, let’s see well you went to Okinawa right?”

Yeah, yeah from Bremerton we went to– From Bremerton went to Long Beach, I think Long
Beach, California and then we had a shakedown cruise, you know just to make sure everything’s
okay you know and then there went back to Okinawa, yeah.
Interviewer: “Alright, and when you go to Okinawa had the battle already started?”
Oh yeah, yeah we got there I’d say in the latter phase of it yeah, but we were there you know we
still done some bombarding and stuff but yeah we go there.

�Rensi, Edward

Interviewer: “Alright, now did your ship have problems with kamikazes at Okinawa, I
mean did you get attacked by air?”

No, not to speak of no, but they had a lotta trouble, a lotta trouble but that was more or less for
the destroyers and smaller craft you know, yeah.
Interviewer: “Yeah I think they were targeting the transport ships and things like that.
Okay, so now while you’re there and you’re off Okinawa are you getting any news or any
information about what’s happening in that battle or do you just do your job and mind
your own business?”
Yeah from time to time we’d get reports, yeah. Yeah in fact they would have like a bulletin time
on the ship you know and they would have some write ups about so and so and they would have
some write ups about the ETO, you know so we’d know what was going on in the ETO you
know, so that was– (43:30)
Interviewer: “Okay, now were you still in the states when Germany surrendered cause that
would’ve been May, early May, of ‘45?”
May of ‘45.
Interviewer: “Cause you might have made it to Okinawa by then or you might have still
been–”
May of ‘45.
Interviewer: “But you remember hearing about Germany surrendering?”
Yeah, I know what you mean yeah, you know I can’t tell you.

�Rensi, Edward
Interviewer: “Okay, alright now the other thing that happened along the way a little bit
before that President Roosevelt died.”

Yeah.
Interviewer: “You remember hearing about that?”

Oh yeah, that was big and that came on the PA system, yeah.
Interviewer: “Okay, alright so you’re there for the latter part of the battle of Okinawa and
that’s over officially in early June or something like that. Now did you stay around
Okinawa for the rest of the war or did you go someplace else?”

Well we stayed around till the– Till they occupied Japan and then we stayed there and we
covered the troops for the land unit, the troops you know? They had a big deal that was big
[unintelligible] that was something big. So we covered the troops and then after that we sort of–
We anchored of course after that for a while and then we got to go to shore. (45:00) So I got to
go ashore twice, once in Tokyo and another province in Japan I got to go. So I was really
fortunate because most of them only got to go one time but this one time this other person didn’t
want to go so I said I’d go, so I got to go twice.
Interviewer: “Okay, so when you went ashore what did you see?”

Just observe you know, what would tickle me this one province we went to we saw these little
kids, they were so cute running around and they had like a big bamboo, a big long bamboo stick
and it had tar on it and they would catch dragonflies on it, you know and they’d get the
dragonflies and they’d tie a thread around them and they go around with a dragonfly with a
thread on it. It was clever the way they did it, you know.
Interviewer: “Alright, how much– How did the Japanese people behave towards you?”

�Rensi, Edward
Someone asked me that the other day, when we went to Tokyo we’d walk along, you know– You
know there’s still some people in those little huts you know, shacks and stuff and some of the,
couple of them, even had a bottle and was grinning at you like that you know but we had strict
orders: Do not fraternize, do not have anything to do with them, don’t even talk to them. You
know but we don’t know maybe they were grinning, you know but what were they thinking,
maybe once you take a drink that would be it, you know, we never did.
Interviewer: “Alright, and how much evidence did you see of the bombing?”
Oh it was something, in Tokyo you know there was different sections, you wouldn’t see anything
but these big safes. So it’s a big long safe you know, you see them in different places that’s all
you see and just dog burned out but that was it, the leveled it, but still there was places on Ginza
Street where it still had some stores open, stuff like that. There were some sections but basically
the most of the parts we’ve seen, boy they were really, I mean hit. Of course they were known
for that. Their structures weren’t, you know weren’t really– (47:24)
Interviewer: “Well they were made of wood and paper.”
Yeah, yeah, that’s it yeah.
Interviewer: “Yeah so a lot of that burnt and there were some areas that we avoided
targeting so they didn’t bomb the Imperial Palace and they mostly didn’t bomb the Ginza
and that kind of thing. Now when you went into the other province was that more in the
countryside?”

Yeah, right, yeah it was different.
Interviewer: “Okay, and there was less damage there?”
Right, yeah wasn’t too much there, yeah.

�Rensi, Edward
Interviewer: “Okay, now were you allowed to go into any of the stores or restaurants?”
Oh yeah, in fact I bought some things like I’ve got a few things for my mom and I forget just
what I did get, there wasn’t too much really but there was a few things you know.
Interviewer: “Okay, now when you first got to Japan were you in Tokyo Bay at the time
when they signed the surrender agreements?”

Oh no, no.
Interviewer: “You came in later.”

Yeah, yeah we did.
Interviewer: “Okay, now to back up a little bit do you remember hearing about the atomic
bomb?” (48:23)

Yes.
Interviewer: “And what kind of response was there to that or did you understand what
that meant?”
Well really I don’t think it soaked in right away, you know we just thought well “The war’s over
boy oh boy!” We didn’t realize, you know what it actually, you know– It was sad really but it’s
war, war is war you know.
Interviewer: “But when you first heard about the bomb did you think that would win the
war?”

Oh yeah, yeah, yeah.

�Rensi, Edward
Interviewer: “Okay, now aside from going to Japan did you sail anywhere else in the far
east, did you go across to China or anywhere else?”

Well after the war was over– Do you wanna hear about that?
Interviewer: “Yeah.”

Well after the war was over we was heading back– No we was on a goodwill tour which was
great. Okay now we went to the Philippines in Lingayen Bay where that area happened, some of
that stuff happened we stopped and had–
Interviewer: “Did you have a memorial service?”
Yeah, yep couldn’t– We had a couple of services and then there we went to Singapore and we
were there for a couple days and got ashore which was really great. That was beautiful Singapore
and there where people wouldn’t pay any attention to you, man I’ll tell you boy they would shun
you. (50:15) Anyhow it was really nice and then from there we went to Ceylon which is Sri
Lanka now, you know changed and it was really nice to and we got to go ashore a couple of
times and we went with– The British were there and they had these, what they called their truck
lorries, you know their big vans, big troop trucks. So we got in one of those one day and they
took us inland in Ceylon to the capital Colombo you know, and it was really scenic because it
was hilly you know and you would see all kinds of elephants and different people and rice
paddies. It was really something and after that we went to Cape Town, South Africa, beautiful
boy that was something. We got ashore there a couple of times, up on Tabletop Mountain and
you take– Especially me a little kid, you know never left the county, hardly you know and boy
I’ll tell you that really impressed me and we enjoyed that. So we had a wonderful time after the
war coming home, now we landed in Philadelphia.
Interviewer: “Okay, so you cross the Atlantic then come back.”

�Rensi, Edward
Yeah actually we– Oh how do you say that? We circumnavigated the globe, we really did the
entire round like that and then we were in Philly from December the– I think we pulled into the
states December the 7th we had planned it so we– December the 7th, you know and we were in
Philly from December the 7th until May the 5th, 1946, so I had a good time in Philadelphia too,
so I was one of the lucky boys I survived and had some good times.
Interviewer: “Okay, so the ship was just sitting in the harbor at Philadelphia at that point
for all that time?”
Yeah and our job was clearing mothballs you know we had to get down and we’d be at work
then and we had to get down in the bilges and scrape and put chromate paint and, you know get
ready for mothballs and they get it ready for mothballs, they keep it for a couple years, and then
they scrap it.
Interviewer: “Right, yeah because it was an old battle ship.”
Oh yeah, they should’ve scrapped it but I just was– You think they had to say “Well she did a
good job, just let her go.” (52:40) You know but they put all that expense into it you know but
that's right, so that was it.
Interviewer: “Okay, now if you think back over the time you spent on the ship are there
other memories that stand out for you that you haven’t talked about yet, other things that
happened or people you knew?”
Yeah there’s like some other band members you know, I haven’t thought about them you know.
Interviewer: “So how much work did the band do, did they play regularly?”
Yeah they played, yep and they’d even go like when we would go they would– Like when we
went to Espiritu Santo they played there and sometime I think they went ashore in the
Philippines one time, and we went ashore in the Philippines sometime they called it Osmensa

�Rensi, Edward
Beach, you know he was a politician or something for something Ahmanson and they all had all
kinds of crass you know for us boys to come by. I bought a big ‘ole hat one time and bought stuff
like that and you could go and buy, you know things like that. So we’d got out on shore then and
I think about this one boy, he was a singer in the band and– Tell Washington he used to Linda
Darnell, she was a movie star you know, I don’t know if that’s was right or wrong maybe he did
cause he was from California and he was a singer you know, but he was killed. So I thought
about that you know cause– And there’s a guy called Harry Gin and he was an Indian from one
of the Dakotas and he was one of the guys on our Tennessee he was up there, he got– Oh there’s
different things come flashing back at you, you know.
Interviewer: “Okay, now you brought along a few artifacts here and maybe you can kind of
show them and explain what they are, so we’ll start with this one.”
Oh that’s a Navy blue dress hat, it was part of our uniform you know.
Interviewer: “Can you hold it up a little bit higher? Hold it up a little bit higher like that,
yeah. Okay so that’s part of the dress uniform.” (55:26)

Yeah, blues, yeah.
Interviewer: “Okay, so how often did you wear it?”
Well it depends where we was, what zone you’re in, if you’re in a zone that’s real hot we had
whites, usual whites. This is the hat, this is in other times but basically this is most of the time,
this would be, you know like in California or something like that you know.
Interviewer: “Alright, okay and then here we’ve got–”
That’s a whites yeah.

�Rensi, Edward
Interviewer: “Not quite as white as it used to be but alright, so that’s sort of the shirt part
and then here. Now are these– Is that from the dress uniform?”

Yeah this is dress blues.
Interviewer: “Okay, a little higher, yeah.”
And see they had that, there’s supposed to be 13 buttons there for the 13 original colonies.
Interviewer: “Okay, so it’s all across the front.”

Yeah.
Interviewer: “Alright, let’s see and then just a blanket here?”

Yeah that was my cover blanket. (56:32)
Interviewer: “Just a sort of standard issue, blanket material. Alright so– See how I’m doing
here. Okay, so once you get out, you make it to ‘46, you’re discharged from the Navy, what
do you do after that do you just go home?”
Yeah, when I got out in 1946 I naturally came home and then I didn’t do anything for a while
and then I went to Michigan, Detroit, Michigan you know in 194– Later part of ‘46, anyhow and
I got a job in auto plants and I stayed there for a while and I had this one job in an assembly line
for Dodge Motor’s you know and they changed models in August, so they laid me off. So I serve
for just maybe three or four months, and I really liked that job but then I mean I got laid off, I
went over to the Ford Motor Company and got a job over there, and I stayed there for several
months and then then my dad called me and he told me he could get me a job in the coal fields
and I’m a country boy you know so I come back home, which better off I stayed there really.
She’s still here, she heard that, oh boy. Anyhow I come back and got a job in the coal fields you
know.

�Rensi, Edward

Interviewer: “Now when you say coal fields are they doing strip mining there or is it
underground?”

Well yeah strip mining, open, I got a job there you know and I worked there for five years, I was
in supply house in charge of supplies and after that I got a job as a purchasing agent and I stayed
there for five years and then the company sold the mine, but the company sold the mine I work
for they kept me on and sent me down the deep mines, you know down in different locations and
I was down there for– I was there for– When they sent me to the deep mines they put me in
charge of the supply house and I was there for 12 years, and then I retired in 1985.
Interviewer: “Alright, let’s see and when did you get married?”

Wait no, let me think. Got married May 13th, 1950.
Interviewer: “Did he get that right?” (59:43)
Off camera voice: “Right.”
Interviewer: “Okay, good, okay seal of approval there. Alright, okay and to think back on
it I guess to the time you spent in the service how do you think that affected you or what
did you learn from that?”
I think it made me realize a lot, you know what life’s all about and it can be short but overall it
was really a great experience, really.
Interviewer: “Alright, well it makes for a good story so thank you very much for taking
your time to share it today.”

Oh boy, I survived!

�Rensi, Edward

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                <text>Afghan War, 2001-2021—Personal narratives, American</text>
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                <text>Veterans History Project collection, (RHC-27)</text>
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                <text>Grand Valley State University Libraries, Special Collections &amp; University Archives, 1 Campus Drive, Allendale, MI, 49401.</text>
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                <text>In Copyright</text>
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                  <text>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 &amp; 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. </text>
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                <text>In Copyright</text>
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                <text>Merrill, Robert H., 1881-1955</text>
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              <elementText elementTextId="1035558">
                <text>Grand Valley State University. University Libraries. Lemmen Library and Archives</text>
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                  <text>GVSU Theatre Photos</text>
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                  <text>Grand Valley State University. Theatre Department</text>
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                  <text>Photographs of Grand Valley theater productions from the 1980s to the 2010s.  Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. </text>
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              <name>Rights</name>
              <description>Information about rights held in and over the resource</description>
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                  <text>Copyright Grand Valley State University</text>
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                  <text>Theater</text>
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                  <text>Performances</text>
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                  <text>Plays</text>
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                  <text>Musicals</text>
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              <description>A language of the resource</description>
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            <name>Identifier</name>
            <description>An unambiguous reference to the resource within a given context</description>
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                <text>GV058-01_2009F-Rent_016</text>
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            <name>Creator</name>
            <description>An entity primarily responsible for making the resource</description>
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                <text>Grand Valley State University. Theatre Department</text>
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                <text>Rent (theater production), 2009</text>
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            <description>An account of the resource</description>
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                <text>Color photograph of Grand Valley's 2009 production of "Rent." In this image multiple cast members are perched on a tall scaffold. They look out as if from the balconies and fire escape of a city apartment building. On the top of the scaffold a middle aged man in a leather coat stands and sings. On the ground a man sits and wraps his arms round himself as if cold. He is also singing. In the background a full moon shines over a graffitied city block. </text>
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                <text>&lt;a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754"&gt;Theatre Department photographs (GV058-01)&lt;/a&gt;</text>
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                  <text>Copyright Grand Valley State University</text>
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              <description>Information about rights held in and over the resource</description>
              <elementTextContainer>
                <elementText elementTextId="199930">
                  <text>&lt;a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en"&gt;No Copyright - United States&lt;/a&gt;</text>
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                <elementText elementTextId="199930">
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                <text>Repair ship, US ARB (battle damage), April 1, 1952.</text>
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              <elementText elementTextId="350833">
                <text>&lt;a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en"&gt;No Copyright - United States&lt;/a&gt;</text>
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                <name>Text</name>
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              <description>An account of the resource</description>
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                  <text>The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period.</text>
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it&#13;
la&#13;
nl &#13;
de</text>
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                    <text>FROM THE LIBRARY 06
Planning &amp; Zoning Center, Inc;

COMPREHENSIVE
PLANNING

PROCESS

FOR
WAYNE

COUNTY

Ill-A

DEVELOPMENT STRATEGY
Report on the
Relationship of Property Taxation
to I--'and Use

DonaJd M. Oak·e s
~,,v,,,P,

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\Vayne

County Planning

Commission

�ROM THE LIBRARY OF

- MARK WYCKOFF

DEVELOPMENT STRATEGY
Ill-A
Report on the
Relationship of Property Taxation
to Land Use
Part of the
Comprehensive Planning Process
for
"Wayne County

I
I
I
I
I

I
I

I

Donald M. Oakes
Public Management Consultant
2518 Foster N.E.
Grand Rapids, Michigan 49505
Editing for Publication

By
Wayne Cow1ty Planning Commission Staff

"The preparation of this report was financially
aided through a Federal Grant from the Department
of Housing and Urban Development, under the Urban
Planning Assistance Program, authorized by Section
701 of the Housing Act of 1954, as amended, administered by the Michigan State Planning Division."

Wayne County, Michigan

19 73

�Wayne County
Planning Commission
COMMISSIONERS

730 CITY- COUNTY BUILDING
2 WOODWARD AVENUE
DETROIT, MICHIGAN 48226
PHONE 313 / 224-5018

DONALD D . JUCHARTZ
CHAIRMAN
JOSEPH B . EVANSKI
VICE CHAIRMAN

ELEANOR LAWSON
SECRETARY

FRANCIS P . BENNETT

DIRECTOR

JOSEPH D , CREA

MAURICE W, ROACH

LEONARD E. GOODALL
MORTON S, HILBERT
NATHAN JOHNSON
KERMIT K , MEAO
THOMAS A , NEENAN
CLYDE L. PALMER
JOHN L, TRELLAY

ASSISTANT OJRECTOR

June, 1974

To the Honorable
Members of the Wayne County Board of Commissioners
726 City-Cctmty Building
Detroit, Michigan 48226
Gentlemen:
This report provides an early warning system to local officials
as they contemplate the pros and cons of major public expenditures
aimed at inducing developlilent.
There are circumstances in which the property tax returns
cover both short and long range development and operating public
costs. There are also circumstances in which long range public
dollar and social costs exceed the revenue generated. There are
no exact mathematical formulae to tell the local policy maker
which is which, but this report can be viewed as a check list of
factors which should be considered.
Respectfully submitted,

•
•
•
•

~~~u~tz1=:5
Wayne County Pl

DDJ/FPB/p

Comm)s sion

�This REPORT is prepared for the WAYNE COUNTY BOARD OF CCMMISSIONERS:
Robert E. FitzPatrick, Chairman
Brian G. Arrowsmith
John Barr
Roscoe L. Bobo
N. Frank Cylkowski
James DeSana
Mary E. Dumas
Huey A. Ferguson
Edgar L. Harris
George Hart
George F. Killeen
John Lesinski
Robert D. Mahoney
Conrad L. Mallett

Richard E. Manning
Edward K. Michalski
Michael E. Murray
Michael J. Reilly
Rose Mary C. Robinson
Catherine Shavers
Paul Silver
Jarrette Simmons
Ervin A. Steiner, Jr.
William G. Suzore
Tom F. Taylor
Samuel A. Turner
Chester Wozniak

and for the WAYNE COUNTY BOARD OF AUDITORS:
Richard T. Kelly, Chairman
Arthur A. Sumeracki, Vice Chairman

Leonard D. Proctor, Secretary

At the direction of the WAYNE COUNTY PLANNING COMMISSION:
Donald D. Juchartz, Chairman
Joseph D. Crea
Joseph B. Evanski
Leonard E. Goodall
Morton S. Hilbert
Nathan Johnson

Eleanor Lawson
Kermit K. Mead
Thomas A. Neenan
Clyde L. Palmer
John L. Tre 11 ay

With the aid of CONSULT..~~T:
Donald M. Oakes
By the PLANNING COMMISSION STAFF:
Francis P. Bennett, Director
Maurice W. Roach, Jr.,
Assistant Director
Christine Chominski
Othello Colecchia

Phyllis Ferguson
Gordon Rut tan
Rodney Simonds
Linda Wedel

�TABLE OF CONTENTS
Page No.
INTRODUCTION . .

1

DEVELOPMENT COST FACTORS - INDUSTRIAL.

2

Community Industrial Parks

2

Privately Developed Industrial Parks

2

Heavy Industry Development

3

Development Cost - Marginal Land

4

Summary - Pre-Development Costs

7
8

DEVELOPMENT BENEFIT FACTORS - INDUSTRIAL
Property Tax Return on Heavy Industry

8

Property Tax Return - Simulated Examples

8

Industrial Tax Rate Impact

9

10

Employment Potential

12

DEVELOPMENT COST FACTORS - RESIDENTIAL.
Residential Land Development Costs

12

Recap Residential Costs

13

Comparison of Valuations - Industrial vs. Residential

14

GENERAL OBSERVATIONS . . . . . . . . . . .

. .........

15

Revenue Return Studies

15

Revenue Return - Operation vs. Investment

16

Community Operational Studies

17

Comparison With Wayne Cotmty

19

Dwelling Unit Valuation - Family Income

21

Land Use Valuation Comparison

22

Indirect and Non-Fiscal Factors

22

Indirect Costs

23

Non-Fiscal Costs

23

In Summary

24

�TABLES

Page

lA - 1972 Valuation, Local Tax Rate, Dollars Raised - Wayne Cotmty

26

1B - Local Taxes, Population, Per Capita and Per Acre Compared
- Wayne Cotmty

29

lC - Local Taxes, County Taxes and Per Acre - Wayne County

32

2

- Per Capita City/Township Taxes by Area

35

3

- Cost Revenue Analysis - 21 Cities

37

4

- Dwelling Units - Median Family Income - Wayne County

42

5

- 1972 Equalized Valuation by Land Use

44

Limited Comparison for Multiple Family Dwellings

45

�INTRODUCTION
The hypothesis that has been followed for this study revolves arotmd the
"quality of life" for the people of Wayne County.

In that context, we note that

there are contained in the county virtually all types of land uses~ agricultural,
residential, commercial, and industrial.

There are worn out and poor use areas

needing rehabilitation and there is vacant open land, and both mu_ ~ ,,.,,.,e proper
use planning and zoning as a basis for improving the quality of life.
Much land in the count y is industrially zoned.
poor land for such use.

In fact, much of it is

It has always been as su•. 1ed that every community should

strive for industrial uses to help increase its tax base and help carry the tax
load for services to its residents.

Studies to date have shown that many indus-

trial uses seem to do this, as far as operating costs are concerned.

This study

will explore the assumption further.
The "industrial competition" between communities is keen and it is believed
that the future of the county and its communities should concentrate on some
other uses and thereby obtain a better quality of life for their people.

The

cost of development of some of the undeveloped land may be more expensive, over
all, than the revenue the industries would bring in in property taxes.

The in-

direct and non-fiscal costs they may generate over a long period of time may
cancel out the tax benefits.
Comparison will be made of the cost to a community of initial provision
and long term funding of roads, utilities, and other services.

For this com-

parison, developing a square mile of raw land zoned for industry has been used
as the basis for cost estimates.

Even agricultural land could be left as such,

if there was a tax incentive to permit a land owner to resist the blandishments
of intensive development, mainly money - or expectation of it.

-1-

�DEVELOPMENT COST FACTORS
INDUSTRIAL
Community Industrial Parks
There are many community industrial park developments in Michigan competing
for industry.

To be competitive, communities have, in some cases, installed

utilities and roads to these parks at the expense of the local taxpayer.

Their

rationale for this expense is that the industry will bring in many more tax
dollars and eventually pay off the expense of the "investment".
to this, the industry is expected to bring jobs to the community.

In addition
In a metro-

politan area with good transportation. the local people do not always get these
jobs.
Under Michigan law, a "tax advantage" cannot be given to any type of valuation.

However, the installation of utilities and other necessary "enrichments"

is not prohibited.
Some land has been zoned for industry along highways or railroads without
regard to such matters as soil tests or drainage, simply because according to
planning generalizations,

it seemed "appropriate."

Privately Developed Industrial Parks
Inquiry has been made in regard to the cost of development of industrial
park land in the metropolitan area.

A round figure of $10,000 per acre was

obtained as an estimate for development of industrial parks having 1½ and 2
acre lots.

II
I

These figures do not include financing costs and do not include

the cost of the land itself.

On the basis of developing a square mile, this

would cost $6,400,000 for water, sewer, drainage and roads.

Were an 8% inter-

est cost added for a 30 year period at an average retirement, the total cost
would increase to $16,900,000, a figure that can be used later for comparison
purposes.

-2-

"'

�These costs presume that the land is high and dry and needs no filling or
extensive grading.

They also assume that there are no excessive drainage costs.

Ideally, the local unit of government requires an industrial park developer
to pay all the costs of road, water, sewers and drainage, or allows the developer
to contract the work with proper inspection being made by the comnrunity.

The

developer includes this cost in the sale price of the land which, of course,
relates to its competitiveness.
The developer must be competitive with other industrial land developers
and, therefore, is looking for high and dry land with good soil conditions and
a water table low enough to permit building on the land without excessive building costs to the land buyer.
Heavy Industry Development
Some heavy industry has paid high land and development costs because large
assembled acreage was not easily obtainable near the required labor market.
Some have also found that to go too far out from the labor market has cost them
production dollars in absenteeism - an example of an indirect cost.
It is probable that a given total area, if developed by one or two very
large industries, might require a smaller public investment than would the same
area plotted into small lots.

However, the number of such potential industries

is so limited that the prospect of securing one is slight in a competitive market.
Nearness of bed rock to the surface has also been another consideration in
location of heavy industry.

The ease of obtaining raw materials and area for

storage until used is another consideration, and this probably puts a premium
on easy access to the cheaper water transportation.
Communities have found that some heavy industry may be detrimental to the
community for environmental or social or economic reasons.

-3-

Among these reasons,

�related to public physical service~ are sewage and drainage problems, as well
as air pollution problems.
Development Costs of Community Sponsored Industrial Parks on Marginal Land
Marginal land in this text is described as property which requires substantial preparation to be competitive.

An

example is low land with a high water

table requiring sanitary sewers instead of septic tanks, extensive drainage to
lower the water table, provision of drinking and processing water, and provision
of adequate heavy duty highway access serving it.
In order to attract industry to unattractive land, a community would have
to provide these major capital improvements and amortize them over a long period
of time.

To this end, a check was made of possible cost or investment by a com-

munity in such a development. The costs checked are (a) Drainage, (b) Roads,
(c) Sanitary Sewers, and (d) Water.
a. Drainage
Probably the most difficult cost to estimate is the t:n.mk drainage
cost for adequately draining the land.

Some of the considerations are:

the distance from an outlet; the kind of storm drainage that would be
required for a particular industry; will this require much roof or
paved area where the run-off will be fast; can retention ponds handle
this and how much of this valuable industrial land must be used for
these ponds; is it possible to run the drainage into an open ditch
or will it be necessary to install expensive closed drains?
It is rapidly becoming recognized by national, state, and local
policy that storm water requires treatment and full-fledged pollution
control.

Perhaps an open ditch will be satisfactory at this time, but

because of future development, the enclosure may have to come later

-4-

�and the taxpayer or land owners in the whole drainage district have
additional taxes in years to come.*
, It is well known that open land can afford its own drainage
because of the above mentioned conditions.

In one community, for

a particular simple trunk installed a few years ago, the cost was
equal to 5¢ per square foot for an open drain.
increased construction costs
6¢ per sq. ft.

If we add 20% for

since then it would be increased to

To project this figure to one square mile, the cost

would be about $1,700,000 for the open trunk drain only.
not include right-of-way costs.

This does

If a drain right-of-way of only 60

feet in width for only one mile were to be purchased on industrial
land valued at $20,000 per acre, it would take 7.3 acres or another
$146,000.

The total is now $1,846,000 per square mile.

Let us

round this off at $2,000,000 for the trunk drainage for one square
mile, as it is believed the $1.8 million figure is conservative.
At 6% interest and 30 year retirement, the cost to the comnrunity
would be $160,000 per year.
For purposes of estimates, the average 1972 equalized valuation
of the townships in Wayne County with some vacant industrial land
still available is about 82 million dollars.

On the basis of amor-

tizing this, the trunk drainage cost would amount to $1.95 per
thousand for each of 30 years.

*An examp~e of which can happen is the so-called Red Run Drain in Oakland County.
It was widened and deepened over 20 years ago when it ran through virtually
vacant land. Since that time, the whole area has been built up. The "ditch"
caused odor and mosquito problems in summer months. As a result, there is a
large section which now has been enclosed in Royal Oak and Madison Heights at
a substantial cost to the communities in the drainage area. Additional covering is expected to be required downstream all the way, possibly,to the outlet
near Mt. Clemens at added costs to these same communities in the drainage area
plus the_others using the drain along the way. With the accent on pollution
free drains and streams
today, which will not diminish in the future , added
.
treatment costs will also require tax dollars.
-5-

�b. Roads
It is estimated that 15% of one square mile would be required
for road right-of-ways for industrial use.
13.2 miles of roads.

This would require about

Because of the heavy amount of traffic gener-

ated by the industry at peak periods, a 60 foot pavement width of
heavy duty pavement was estimated.

The cost of a 60 foot pavement

at $820,000 per mile would mean an investment of $10,824,000.

Spe-

cial assessment could possibly be invoked for½ of this with only
$5,412,000 assumed by the community, and this could add $432,960
in bond retirement to be paid back each year for 30 years.

At the

average township valuation of $82 million, this would amount to
$5.28 per $1,000 of equalized valuation.
We are assuming drainage to the trunk sewer is included in the
costs of road.
c. Sanitary Sewer
On the above basis, there may be 13.2 miles of sanitary sewer
required at diameters between 12" to 48" and at an average estimated
cost of $4. 62 million.

If one-half of this were "special assessed,"

the cost would be $2,310,000 or a retirement cost of $184,800 each
year, costing $2.25 per thousand valuation on the same basis of valuation.
d. Water
Using the same basis of estimate, there would be 13.2 miles of
water lines required.

Most industries use much water, so 16" to 18"

mains may be required at an average cost of $110,000 per mile.
would amount to $1,452,000.

This

If half were special assessed, the cost

to the community would be $726,000 or retirement of $58,000 each year,
and an additional 71¢ per thousand of taxes each year for retirement.
-6-

�Summary of Pre-Development Costs for Marginal Land Industrial Development
The potential costs would be as follows, if one-half of all but trunk
drains were special assessed.
Total
Cost

If !2 were

Special Assessed

Remaining
Average
Yearly Cost

Possible
Tax Rate

$160,000

$ 1.95

Trunk Drainage

$2,000,000

Roads &amp;Local
Drainage

IO, 824,000

$5,412,000

432,960

5.28

Sanitary
Sewers

4,620,000

2,310,000

184,800

2.25

Water

1,452,000

726,000

58,000

0.71

Total

$18,896,000

$8,448,000

$835,760

$10.19

No special
Assessment

$18,896,000

$1,511,680

$18.44

The assumptions above indicate that industry will assume about 45% of the
total cost through special assessment in addition to the cost of the land.

If

they did not, then the community cost could rise to a full $1,511,680 per year
or a tax rate of $18.44 per thousand equalized valuation for 30 years.
for the development of only one square mile.
an $82,000,000 present equalized value.

-7-

This

The assumed tax rate is based on

�DEVELOPMENT BENEFIT FACTORS
INDUSTRIAL
Property Tax Return on Heavy Industry
The equalized value of one new industry occupying almost a square mile of
property was $51 million.

The buildings occupied 54% of the property owned,

and the remainder was vacant land.

This is not unusual for an industry to

provide a "green-belt" or for anticipated further expansion (which does not
always materialize).
Using the present average equalized valuation of Wayne County Townships
with vacant industrial property - $82 million - and adding the $51 million
"
:--.

§

valuation, the result is an increase of 38% to the Townships' total.
(

After

such a plant is c·onstructed and in operation, we can assume that it also would
take on part of the burden of paying for the facilities to serve it.

In effect,

38% of the burden.*
Compare this with the previous example of cost to the taxpayers for the
one square mile improvement to marginal land in which the industry pays none
of the cost of the improvements by special assessment (seep. 7).

In this case,

the tax rate per thousand of valuation would decrease from $18.44 to $11.43 with
industry making up the difference of $7.01.

If the industry assumed an average

of 45% of the cost of facilities, the tax rate could decrease from $10.19 to
$6.32 per $1,000 of valuation.

In any event, the burden on the remainder of

the township would be considerable for a 30 year retirement period.*
Property Tax Return - On Simulated Industrial Examples
A sampling of mixed industrial uses including some industrial park type
development and heavy industry was "created" for a hypothetical square mile of

*Estimates could be expanded in a similar way to obtain figures for additional
areas of potential development. In this connection, seep. 23 dealing with
bringing services to the subject development site.

LI

-8-

�land as a further check on the value of industrial land.

The sampling was a

more intense use of the land with more land occupied than the one'industry
sample used Freviously.
The equalized valuation of this amounted to $101,000 per acre or about
$64,060,000 for a square mile.

When compared to the one industry example on

a square mile of land, the proportional increase of a community valuation of
$82 million would be about 44%.
Another hypothetical example of a square mile of heavy industrial land
was "created," again using actual valuations of certain properties in Wayne
County.

This sampling was also for a more intense use of land than in the

one industry example.
The equalized value was $145,500 per acre or $93,120,000 for one square
mile.

The proportional increase to a community of $82 million would be 53%

and more than double the valuation.
Another "testing" was made of a specific area in Wayne County and the land
and buildings valuation came to $33,587,800 for a square mile.

In the first

example, it was found that the personal property valuation was 64% of the total.
When this is added, the total valuation to the first above example would be
about $94,000,000 for a square mile or $146,000 per acre.

This would increase

the hypothetical valuation of the "average valuation community" by 53.4% with
the added intensified development of just one square mile of industrial land.
Industrial Tax Rate Impact
In the first example used, we had a cost of $10.19 per $1,000 of equalized
value for the Industrial Development costs on "Marginal Land" if the industries
assumed 45% on a special assessment basis and $18.44 if no costs were assumed by
other than the whole community of $82,000,000 valuation.

-9-

�Noted below are the comparisons.
Example

Tax Rate

Marginal Land

$10.19

Heavy Industry - New Industry

6.32

Mixed Industrial (Example)

s. 71

All Heavy Industry (Example)

4. 79

Specific Area-Personal Property Estimated

4.75

Industry does assist in paying part of the cost for the development of one
square mile of any community and does help in paying for utility development of
the land it occupies.

However, it does not pay the whole cost as the community

must also assume the over-all responsibility for the debt incurred to attract
the industry.
Employment Potential
It is a reasonable assumption that the desire of communities with open land
to secure industrial development is prompted by the prospect of tax returns which
they believe will, in effect, subsidize the services being rendered to residential
areas.

It is also understandable that connnunities look forward to the employment

potential and purchasing power, which will be added to the community through industrial development.

Both the employment and the purchasing power are obvious

"benefits" to be considered in relation to "costs" of services.
There are a number of studies which have been made that relate jobs to
acreage for different categories of employment.

It is of interest in this report

to include such figures with respect to a typical newly developed industrial
area in Wayne County, well served with rail, highway and freeway access.

The

areas analyzed lie within corporate boundaries rather than being in a township.
In the instance of warehousing, the ratio of employment to acreage was
approximately 10 employees per acre.

The aggregate land and building assessed

valuation of the parcels contained in the sample was approximately $54,600 per acre.
-10-

�A well planned, almost completely developed new industrial park occupied
by manufacturing establishments, provided approximately 25 jobs , per acre.

The

aggregate land and building assessed valuation of the parcels contained in the
sample was approximately $63,500 per acre.
Observations were made on an area containing larger establishments, primarily in manufacturing, not contained within an organized . industrial park.
The employment-to-land area ratio in this case was in the order of 10
employees per acre.

The difference between this situation and that cited in

the previous paragraph reflects such consideration as the following:
a) the acquisition of generous acreage for possible expansion;
b) the provision of the type of landscaping and screen planting which
contemporary development standards encourage; and
c) the fact that land, being a relatively minor factor in plant investment,
and offered in fixed parcels placed on the market one at a time by
separate owners as distinguished from the operations of an industrial
park, results in some of the industries acquiring more than their minimum requirements.
Current hourly rates for the employees of both the warehousing and the manufacturing establishments are in the $4.50 to $5.00 range.
This does not include clerical, executive or supervisory categories of employment.

-11-

�DEVELOPMENT COST FACTORS
RESIDENTIAL
Residential Land Development Costs
Development of a square mile of land for residential purposes was also
considered as a comparison to industrial development.
Trtmk drainage was estimated at the same cost as industrial development
at $2,000,000.

There probably would be a similar run-off as with industry

because of roof area and driveways.
Road rights-of-way were estimated at 30% of the square mile area in keeping
with frequent practice.

This would involve 60 foot rights-of-way and new 24

foot pavement estimated at 26.7 miles.

The cost estimate of $500,000 per mile

brings the cost to $13,350,000 for streets.
Sanitary sewer was considered at about $200,000 per linear mile and with
26.7 miles of streets along which to build residences this would cost $5,340,000.
Water mains for the same mileage were estimated at $80,000 per mile or
$2,136,000.
The total for this development becomes $22,826,000 for residential land.
When a special assessment is levied for½ the cost of all but Trunk Drainage, the balance would be $12,413,000, were the community to assume the unassessed

cost as was assumed for th.e marginal land industrial example.

The retirement

costs on this would average $993,040 each year for 30 year bonds at 6% interest.
If the same comparison were used in regard to tax rate required, it would amount
to $12.11 per $1,000 of equalized value for a community whose total valuation
was $82,000,000.
After deducting the rights-of-way, there would be 448 acres to develop as
residential.

With 15,000 square feet as the minimum lot size, this would accom-

modate 2.9 homes per acre or 1330 dwelling units for the square mile.

-12-

Should

�these 1300 housing units average $40,000, the equalized valuation would average
$20,000 each and the total equalized value of a square mile of such development
would be $26,000,000 or $58,036 per occupied acre.
Recap Resident ial Development Costs
If½ were
Special Assessed

Total
Cost
Total Drainage

$2,000,000

Roads &amp;Local
Drainage

13,350,000

Sanitary Sewers

Remaining
Average
Yearly Cost

Possible
Tax Rate

$ 160,000

$ 1.95

$ 6,675,000

534,000

6.51

5,340,000

2,670,000

213,600

2 .61

Water

2,136,000

1,068,000

85,440

1.04

Total

· $22,826,000

$10,413,000

No Special
Assessment

The above

$993,040*
$I, &gt;Q6, 800

$22,826,000

assumptions ✓ indicate

$22.28

that the residential development will assume

one-half of all but the trunk drainage cost on special assessment.
the industry use comparison.)

$12.11

(The same as

This in addition to the cost of the land.

The tax

rate for one square mile of development could be $12.11 with the assumed special
assessment or $22.28 if all were paid by a community.

The assumed tax rate is

based on an $82 million present equalized value.

*On remaining $12,413,000 for community expense - Seep. 12 for source of this
figure.

-13-

�Comparison of Valuations, Industrial Versus Residential
The comparison of equalized value per acre with the industrial example
versus the residential example is shown below for a square mile of developed
land.
Examples

Valuation Per Acre
$ 93,750

Heavy Industry (New Industry)
Mixed Industrial

101,000

All Heavy Industry

148,800

Residential

$58,036

The equalized valuation per acre of developed industrial or residential
land equates to the return on property taxes as all types of valuation must
meet uniformity of taxation requirements in the same community.

Thus, the

acre of industrial land would pay from 1.62 to 2.56 times more property taxes
than the example of residential acre shown above.

-14-

�GENERAL OBSERVATIONS
Revenue Return Studies
Community growth and development create a need for public services and
facilities.

The community itself is responsible for assuming the costs of

•

these by either increased property taxes, greater return of federal and state
revenue, an income tax, or special assessments for particular services.

The

level of service is determined by the citizens' desire and ability to pay
for such services.
In communities which develop as residential areas, the cost of public
services must be paid primarily by taxes on residential properties.

Many

communities encourage the development of greater revenue producing land uses
such as commercial or industrial development as they have generally been
considered as contributing a greater share of municipal revenues for operation
in comparison to the services they receive or require.

On the other hand,

entirely residential properties of medium value do not contribute enough property tax when compared with the costs of services received.
Governments serve people and residences contain people who need the
services.

This applies to police and fire protection, refuse collection

and disposal, utilities, roads and streets~ transportation, parks and recreation, cultural activities, and a wide variety of other services.
It is important to attempt to develop a balance in the distribution of
land use types in order to obtain an adequate tax base which is equitable to
all land uses. Th.is is why studies* have been made to determine the service
costs (for operation) by land use category to assist in evaluating the economic balance among the various land uses.
Such studies dealing with future development are inherently limited by
the ability of techniques and projections to anticipate tomorrow with certainty.

*Statistics on 21 such studies done in Southeast Michigan are sunnnarized in Table 3
on pp. 37 to 41. See further discussion on p. 17.
-15-

�There are variables which must be appraised by those with the long local
governmental experience in order to provide rational assumptions to serve as
the basis for projections.

Governmental units do not generally make specific

breakdowns of money received from property taxes as related to land use categories and that is the reason that some expertise is needed in cost assignment.
The studies for operational costs in relation to the property tax deal
only with that aspect and no other local revenues.

This has been a major

source of revenue, and_until there is major tax refonn, will continue to be.
Land development costs by communities do not have a significant part in any
of the studies made to date.

One must also recognize this fact when it is

known that many communities throughout the country have, in the past, used
the general property tax to install utilities, roads, and facilities to entice
certain developments they thought good for their community.
The study results for governmental operation are included here for reference
as containing valid assumptions on the communities studied.

Some have been made

in earlier years, but the projection of an inflated dollar would also apply to
property tax return as well as governmental cost of operation.
It is appropriate at this point to call attention to the fact that there
may be very significant indirect and/or non-fiscal costs and benefits that are
inherent in various land use developments.

It is extremely important to a com-

munity that it be aware of these as it determines its future.

This matter will

be discussed later.
Cost Revenue Return - Operation Versus Invest~ent
In 21 cost revenue studies throughout Michigan on relationship of tax return
to cost of community operation, it was found that industry more than paid its
way for operating purposes.

The exception to the "rule" was in townships which

had only a 1 mill property tax.

There were little or no township services.

-16-

�By raising the property tax to 5 mills, it was found that industry took up
a significant amount of the operating expense.

However, there can be no dis-

crimination as between types of property assessment, so the residential and
commercial property
also have to pay five mills.
•

The residential property would

receive more service that perhaps some do not want as yet, and in some cases may
not be necessary.
The facilities construction costs to attract industry on marginal land is
a responsibility of all taxpayers.

The industry over the years could "write off"

their plant building investment on their income taxes and move out if other conditions were not proper.
This leaves the community with the debt.

Industry could sell the vacant

land providing certain demolition of the building was accomplished, such as
removing the corners.

This happened at Sault Ste. Marie when a major industry

knocked out the corners before "tax day" on December 31st.

The community in-

stantly lost $4,000,000 of assessment and 12% of its total assessed valuation.
Community Operational Studies
In Table 3 is the summary of the Cost Revenue Analysis for operation in 21
communities.

These studies evaluated expenditures for operational services of

the various communities.

There was only an occasional capital improvement in-

cluded in one or two studies such as utilities, and some bond installment repayments in a few.
costs.

Therefore, the studies do represent primarily the operational

Some communities had a high level of operational services, and those

communities with a "heavy industry" tax base _had a wider variety of operational
services.

These communities also seemed to have a higher residential per acre

"deficit" which does indicate that services are primarily for people and they
do live on residential acreage.

-17-

�It is further noted that some communities have only light industry or no
significant industrial tax base and the amount of "plus" contribution to the
community operation costs is much less, and in two examples has a minor negative impact per acre.

This seems to indicate that if a city or township can

obtain heavy industry within its borders, they may be able to afford a higher
level of service and more diversified services.

They also may bring more en-

vironmental problems with them and these would be difficult to evaluate from
a "dollars and cents" standpoint.
Commercial development seems to have paid some "dividends" when they are
of a large and substantial nature.

The small individual type stores, spread

widely over a corrununity, add little as a property tax base.

We need both for

convenience, and the small corrunercialoperators must continue to be a part of
our life style, and they must be encouraged to continue.

The studies indicate

that in some cities and particular townships which developed or were in the
process of development, the population had not yet reached the point of creating
a large enough market for extensive and concentrated commercial development.
The study dates noted in the Table were placed there because some of the communities have since developed commercial tax base and larger populations to
patronize them.

This would make a difference, were the studies to be updated

as of today.
It is also possible that some communities have also added services for
their people, and the relative plus and minus impact would be revised upward
toward more minus for residential property.

For example, the addition of a

full-time fire department would add considerably to community operational costs
instead of a largely volunteer department.

This would also be the result when

adding more police protection was considered.

Yet we must do both when the

density of population increases and more people are to be served.

-18-

.,

�There are only a few examples of office and research or multiple family
developments ncted as the breakdown of specific valuations and land use acreages were not avilable at the time of the studies.

It may be wise for more

communities to do further research in this direction. In the studies to date,
both offices and multiple family developments seem to indicate they are "plusses."
However, it also must be stated that no community can direct its development to
all of one type or another.
There should be some balance of land use categories in every community to
best serve their public.

The only other way would be to accept the fact that

if a community prefers to remain residential, it must be prepared to pay the
property taxes necessary to support the services it desires and is willing to
afford.

The exception to this would be the community with very expensive homes

and a low population density.

This seems quite evident in the Tables developed

in this study.
This is not possible for all communities, as a pattern seems to have been
fanned with present developments.

The search for a fine community "address" has

attracted the population able to afford more expensive homes.

However, there

are only limited numbers of people able to afford these, and a fast developing
community cannot be sure

it

will be able to attract such developments.

takes much tL~e to change the present pattern.

It also

Heavy industry and homes, inexpen-

sive as well as expensive, do not seem compatible in any of the study communities.
Comparisons with Wayne County
The intention of the Wayne County study was to make comparison for consideration by Planning Commissions and governing bodies that had the responsibility
of choice for the future welfare of their communities and the people they serve.
Care must be taken to make those choices that would best serve now and in the
distant future.

Instant "profit" can be obtained from certain development, but

-19-

�what of the future when the service level has been increased and the property
tax base deteriorates with age or because of some new technology development.
For example, industry formerly developed as multiple story buildings and now
seems to seek one story structures on larger land parcels, in order to operate
efficiently and for profit.
✓

We cannot, as governing bodies, anticipate the

technological changes, but we can exercise some care on the impact of certain
operations on specific tracts of land.
The availability of rail freight service was an index we formerly used as
a natural site for industry.

With advent of freeways and better trucking ser-

vice, the railroad_s are no longer the sole basis for such decisions.*
These decisions must also be made for communities where the residential
development has aged to the point of needing replacement or high-rise industry
has outlived its usefullness, or strip commercial development has proved to be
unrentable.

These are very difficult decisions and there is no assurance that

everyone is capable of accepting them in regard to the use of their properties.
They may even lose valuation in the process, and no one cares to consider that
possibility for any property they may own.
Another possible solution is to consider the "regional designation" of
land use and occupancy.

We know that communities desire to maintain their

Home Rule status and vie with others to obtain adequate tax base.

This is a

problem in Wayne County as well as in all the other 82 counties in Michigan
and elsewhere.

We believe in this principle, but re&amp;lize we must look beyond

some borderline road or stream or natural or man-made border to assign the
land uses properly.

It will take a long time to change any pattern which has

already been formed.
*With respect to the current emphasis on the Energy Crisis, it is throughout this
report assumed that the basic issue of an alternative to fossil fuels as an energy
source will have been solved within the "lifetime" of existing communities.

�It would be costly to do revenue studies for each of the 43 communities
in Wayne Cotmty, but it is possible.

So in order to save expense and still

make this study relevant, an attempt has been made to make comparison with
similar connnunities in Wayne and elsewhere from studies already completed.
It may also be unwise to emphasize the comparison between communities
in Wayne County further, in the event that such studies would tend to accelerate the competition between them for the tax dollars.

This could be a

costly future course and not improve the proper land use development or overall good of the connnunity, county, or state.
Wayne County Dwelling Unit Valuation Equated with Family Income
Table 4 shows the Residential equalized valuation of each local unit of
government in Wayne Cotmty for 1972 and the number of Dwelling Units in each unit
as of 1970 U.S. Census.

This was then divided to give an estimated Dwelling Unit

equalized valuation for each community.

The so-called True Cash Value of these

homes would be twice as much as the valuation listed herein.

Detroit had 60.8%

of the dwelling units, cities outside of Detroit had 34.2%, and the townships had
5% of the dwelling units in the county.

The value of the residential properties

were made up of 43.5% for Detroit, cities outside of Detroit had 47.2%, ahd the
townships 9.3%.

Residential valuation of the entire county was 48.3% of the

total (This is also shown in Table 5).

The percentage of valuation of the in-

dividual communities to the residential valuation ranged from 95.7% in the Village
and about 82% in two communities to about 8% of the value of the community.
The 1969 Median Family Income is also listed in Table 4, and it is interesting to note that there is a surprising similarity between the average family
income and the equalized valuation in over half of the communities in the county.

-21-

�~

In those communities, it would essentially mean that the average family
income group would own residences equal in true cash value to twice their yearly
income.
One

example was selected to test some theories that have been used over the

years on the relationship of family income to the amount that should be paid
for "shelter."

Taxes of this community (predominately residential) were com-

puted at about $740.00 per year for school, city and county.
assumed at $200.00.

Insurance was

Comparing this to a median family income of $13,000, the

family would pay 24% of their income for "she! ter."

This does not include utili-

ties, but -only those costs listed above.
Wayne County Land Use Valuation Comparison
This Table shows the fact that in 1972, industry made up 33.1% of the value.
Residential was 48.3%, and commercial value was 18.3%.

Commercial and industrial

value together just reached 51.4% or slightly more than the residential value in
the county.

Real property (land and buildings) comprise 76.5% of the value and

personal property (machinery, fixtures, stock and all utilities) was 23.5%.
Agricultural property is three-tenths of 1% of the valuation of the county.
There is still agricultural property in 6 townships and four cities.

This is

listed as a percentage of the total value of the community in which it is located.
Indirect and Non-Fiscal Factors
The previous pages have dealt almost exclusively with the measurable fiscal
costs of development as it occurs at the point of development.
sion of two additional factors follows.
fiscal costs.

A brief discus-

These are indirect fiscal costs and non-

Obviously, there are also benefits of both kinds to be weighed in

making public development decisions.

-22-

•~
•
•
•
•
•
•
-

�As has been stated., the general practice in considering cost of public

services concentrates on operations rather than initial developaent or installation costs.
Indirect Costs
A £actor of importance which a connunity must consider is the extent and
cost of bringing services to the development site.

If., for example., we assume

an industrial park of certain size and type will involve an investment of "X"
public dollars in "on site" services., but the site is located some distance
from the nearest source of such services (sewer or water lines or paved roads
of sufficient capacity to meet industrial requirements., etc.)., the development
costs must include such extensions.

Th.is cannot be quantified in this report

excepting where writ costs are included because the extent of such added services cannot be foreseen in a general sense; it must be computed for each case.
Additional £actors include the full range of publicly funded services
which those occupying the developaents will take for granted.

These are ade-

quate professional £ire and police protection., recreation., good schools., housing
at a wide range of prices and qualities., cultural opportunities., etc.

It can be

argued that SCllle of these should be provided on a regional or multi-community
basis., since it would obviously be wasteful to expect each service to be completely provided within each civil division.

Nevertheless., there are clear

trends which indicate that each community must carry its share of the financial
andsocial burden of providing those services that are shared.
Non-Fiscal Costs
This is an era of rapid change in which

■any

concepts., and aspirations are being challenged.
definitions of service and quality.

historically accepted standards.,

New voices are calling £or new

"One man - one vote.,"

-23-

"citizen involvement.,"

�"environmental impact," "stabilized population," "growth policy," are recent
additions to the average vocabulary.

They translate into questioning of a

long standing premise of the industrial society, i.e., "Bigger is better."
Certainly the£e are economies of scale, and there must be adequate numbers
of producers and consumers to permit a modern free economy to function.
"Littler is better" is no sounder a phrase than its opposite.
This report makes no effort to prejudge the social costs of any development
against its gains since these are matters that must properly be the result of
local decisions.

On

the other hand, the report does suggest that any community,

in considering its long range aspirations, take a careful, in-depth look at the
realistic costs and benefits which will be generated by its plans.

Such an

analysis would involve initial and operational costs of public services, acceptable levels of services, indirect and social costs, taxing policies and tax
reform potentials, identifiable trends in population, industrial, and commercial
requirements, housing, educational and recreational needs, and a full range of
options available to citizens to achieve their personal as well as collective
aspirations.

And most importantly, such an analysis must look ahead to the time

when the glamour of newness has worn off and obsolescence has set in.

When such

an analysis, done objectively, leads to a balance on the side of benefits rather
than costs, then development is sound.

Otherwise, development may be a serious

error.
In Summary
We may conclude that good clean valuable industry will help materially in
assisting with operational costs of providing essential services through the
property tax versus residential acreage which generally does not produce enough
tax revenue to support itself.

-24-

�We may further conclude that development of industry on marginal land would
be costly - that if a community were to subsidize this, it might be too costly

•

for them and of dubious long term benefit.
We might also question uncontrolled developing of residential property as
it does not pay its own way through the property tax.

(On marginal land, both

residential and industrial development are of questionable tax production value.)
But we cannot have communities with only industry and no residential land~ Where
would the people live who must serve these industries?

There must be a mixture

in a commrmity or a region.
Perhaps the_best conclusion would be to plan our communities and regions
carefully, and review these plans on a continuing basis. What kind of community do we want?

We live here.

We have a investment here.

We will be inter-

ested in how the community will be able to survive financially, ecologically&gt;
culturally, and in all the other significant elements that make for a "quality
of life" environment.
The growing co11DDunities with vacant land must take.
opment.

the most care in devel-

Should some of this land be left for open space, parks, and other agree-

able purposes?

If it is private property, there must be some tax relief given

through State Legislative permissives.

If it is to be park, then the conmunity

or other governmental agency must make plans to acquire it.
We all note some ''woods" or open space land in some of the older commrmities
that someone or a group decided should be a park years ago.
sight to thank for that . . What will be our legacy?

-25-

We have their fore-

\,

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�TABLE lA

(Page 1 of 3)

1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED
WAYNE COUNTY, MICHIGAN
UNIT
TOWNSHIPS

1972
EQUALIZED
VALUATION

Brownstown

$105,402,760

LOCAL
TAX
RATE

DOLLARS
RAISED
$106,457

Canton

91,616,280

4.04

370,130

Grosse Ile

55,684,135

9.20( 1)

551,273

Grosse Pte.*
(Shores - Village)

40,364,980

Huron

37,772,760

13.12

495,579

Northville

50,128,640

1.01

50,630

Plymouth

161,799,330

3.28

530,702

Redford

408,564, llO

5.55

2,267,531

Slll!lpter

30,764,370

7.47

229,810

Van Buren

94,857,650

7.47

708,587

TOTAL TOWNSHIPS

40,768

$1,076, 955,015

$5,351,467

CITIES
Allen Park

$207,616,180

12.50

$2,595,202

Belleville

12,054,560

8.09

97,521

Dearborn

970,160,470

21,00

20,373,370

Dearborn Hgts.

321,757,450

11. 28

3,629,424

Ecorse

193,883,100

22.15

4,294,511

84,052,930

11.00

924,582

132,711,900

17.00

2,256,102

Gibraltar

42,093,420

13.00

547,214

Grosse Pte. City

53,674,820

21.18

1,136,833

Grosse Pte. Farms

104,591,380

15.85

1,657,773

Flat Rock
Garden City

1. Includes Drain Tax of $2.90.
*Grosse Pte. Twp. and Village includes only valuation and population in Wayne
County.
-26-

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�TABLE lA

(Page 2 of 3)

1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED
WAYNE COUNTY, MICHIGAN
UNIT

1972
EQUALIZED
VALUATION

CITIES

LOCAL
TAX
RATE

DOLLARS
RAISED

Grosse Pte. Park

$ 85,092,090

Grosse Pte. Woods

147,063,620

12.98(l)

1,908,886

Hamtramck

127,503,410

23.45

2,989,955

Harper Woods

113,901,620

11.20C 2J

1,959,108

Highland Park

190,027,100

22.55( 3 )

4,285,111

Inkster

115,396,480

19.80( 4 )

2,284,850

Lincoln Park

185,643,720

15.70

2,914,606

Livonia

795,589,860

9.08

7,223,956

Melvindale

69,085,660

18.20

1,257,359

Northville*

21,445,820

10. 20

218,747

Plymouth

70,908,560

14. 70

1,042,356

244,935,850

20.00

4,898,717

Riverview

79,945,060

20.00

1,598,901

Rockwood

16,502,580

15.50

255,790

Romulus

175,196,120

12.50

2,189,952

Southgate

145,869,150

12. 75( 5 )

1,859,832

Taylor

318,386,810

14.20

4,521,093

Trenton

345,952,600

11. 00

3,805,479

Wayne

127,307,870

17.05

2,170,599

River Rouge

1.
2.
3.
4.
5.

Includes
Includes
Includes
Includes
Includes

Drain
Drain
Drain
Drain
Drain

Tax
Tax
Tax
Tax
Tax

of
of
of
of
of

$17.50

$1,489,112

$3.50.
$3. 70.
$1. 00
$0.80
$0.35

*Northville includes only valuation and population in Wayne Cotmty.

-27-

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�(Page 3 of 3)

TABLE lA
1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED
WAYNE COUNTY, MICHIGAN
UNIT

LOCAL
TAX
RATE

1972
EQUALIZED
VALUATION

CITIES

DOLLARS
RAISED

Westland

$318,261,490

$13.14(!)

Woodhaven

104,304,710

9.00

938,742

Wyandotte

205,352,890

15.27

3,135,739

16.25

655.931

Grosse Pte. Shores Vil.
(In Twp. Total)

$4,181,956

Total Cities
Except Detroit

6,126,269,280

95,269,309

Detroit

5,770,590,140

156,036,757

$11, 89.6, 859,420

$251,306,066

1,076,955,015

5,351,467

$12,973,814,43~

$256,657,533

TOTAL ALL CITIES
AND VILLAGE
TOTAL TOWNSHIPS
TOTAL WAYNE COUNTY

1. Includes Drain Tax of $1.51.

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�(Page 1 of 3)

TABLE 18
LOCAL TAXES
POPULATION, PER CAPITA AND PER ACRE COMPARED
WAYNE COUNlY, MIClHGAN
UNIT
1970
POPULATION

Brownstown

7,012

$ 15

15,161

11,026

34

23,117

16

Grosse Ile

7,799

71

6,682

83

Grosse Pte. (Shores-Vil.)

2,907

14

1,101

37

Huron

8,030

62

22,950

22

Northville

9,522

5

10,688

5

Plymouth

17,497

30

10,189

52

Redford

71,901

32

7,200

315

Sumpter

8,091

28

23,974

10

13,162

54

23,142

31

156,947

34*

144,204

Allen Park

40,747

64

4,582

566

Belleville

2,406

41

614

159

104,199

196

15,661

1,301

Dearborn Hgts.

80,069

45

7,725

470

Ecorse

17,515

245

1,754

2,448

5,643

164

3,840

241

41,864

54

3,757

601

Gibraltar

3,325

164

2,784

197

Grosse Pte. City

6,637

171

845

1,345

Grosse Pte. Farms

11,701

142

2,042

812

Canton

,
,
,
,
-

Van Buren
TOTAL 1UWNSHIPS

LOCAL TAX
PER CAPITA

LOCAL TAX
PER ACRE

TOWNSHIPS

ACREAGE

$

7

37**

CITIES

Dearborn

Flat Rock
Garden City

*Local Tax Per Capita of all townships.
**Local Tax Per Acre of all townships.

-29~

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�TABLE 1B

(Page 2 of 3)

LOCAL TAXES
POPULATION, PER CAPITA AND PER ACRE COMPARED
WAYNE COUNTY, MICHIGAN

CITIES

1970
POPULATION

LOCAL TAX
PER CAPITA

ACREAGE

LOCAL TAX
PER ACRE

Grosse Pte. Park

15,585

$ 96

1,734

Grosse Pte. Woods

21,878

87

2,131

896

Hamtramck

27,245

110

1,338

2,235

Harper Woods

20,186

97

1,683

1,164

Highland Park

35,444

121

1,895

2,261

Inkster

38,595

59

4,019

569

Lincoln Park

52,984

55

3,795

768

110,109

66

22,950

315

Melvindale

13,862

91

1, 741

722

Northville

3,033

72

723

302

Plymouth

11,758

89

1,427

730

River Rouge

15,947

307

I, 792

2,733

Riverview

11,342

141

2,842

563

Rockwood

3,119

82

1, 728

148

Romulus

22,879

96

23,066

95

Southgate

33,909

55

4,378

425

Taylor

70,020

65

15,123

299

Trenton

24,127

158

4,704

809

Wayne

21,054

103

3,846

564

Westland

86,749

48

13,069

320

Woodhaven

3,330

281

4,033

232

Wyandotte

41,061

76

3,545

884

Livonia

$

859

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�(Page 3 of 3)

TABLE 1B

LOCAL TAXES

POPUIATION., PER CAPITA AND PER ACRE CDMPARED
WAYNE CORITY., MICHIGAN

UNIT
1970
POPUIATION

CITIES
Grosse Pte. Shores Vil.

LOCAL TAX
PER CAPITA

ACREAGE

226

(1.,101)

$

LOCAL TAX
PER ACRE
596

(In Twp.)

998.,322

Total Cities
Except Detroit

95*

Detroit

1,511.,482

103

roTAL ALL CITIES
AND VILIAGE

2.,509.,804

100***

roTAL TOWNSHIPS
roTAL WAYNE CDUNTY

*Local
**Local
***Local
****Local

Tax
Tax
Tax
Tax

Per
Per
Per
Per

165,165
89.,350
254,516

577**
1.,746
987****

156.,947

34

144.,204

37

2.,666.,751

96

398., 720

643

Capita of all Cities except Detroit.
Acre of all Cities except Detroit.
Capita of all Cities and Village.
Acre of all Cities and Village.

-31-

�TABLE lC

(Page 1 of 3)

LOCAL TAXES
COUNTY TAXES PER CAPITA AND PER ACRE
WAYNE COUNTY, MICHIGAN
UNIT
TOWNSHIPS

COUNTY
TAX RATE

COUNTY
TAX DOLLARS

Brownstown

$ 7.16

$

COUNTY TAX
PER CAPITA

COUNTY TAX
PER ACRE

754,683

$ 108

$ 52

Canton

7.16

655,973

59

28

Grosse Ile

7.16

398,698

51

60

Grosse Pte. ( Shores - Vi 1.)

7.16

289,013

99

263

Huron

7.16

270,453

34

90

Northville

7.16

358,921

38

34

Plymouth

7.16

1,158,476

66

114

Redford

7.13

2,913,062

41

405

Sumpter

7.13

219,350

27

9

Van Buren

7 .13

676,335

51

29

$7,694,964

49

54

TOTAL TOWNSHIPS

•
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~
~
~
~
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CITIES
Allen Park

7.14

$1,482,380

36

324

Belleville

7.16

86,3ll

36

131

Dearborn

7.12

6,907,543

66

441

Dearborn Hgts.

7.16

2,303,783

29

298

Ecorse

7.12

1,380,448

79

787

Flat Rock

7.16

601,819

107

141

Garden City

7.16

950,217

23

253

Gibraltar

7.16

301,389

78

108

Grosse Pte. City

7.16

384,312

58

455

Grosse Pte. Farms

7.12

744,691

64

365

Grosse Pte. Park

7.16

609,259

39

351

-32-

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TABLE IC

(Page 2 of 3)

LOCAL TAXES
COUNTY TAXES PER CAPITA AND PER ACRE
WAYNE COUNTY, MICHIGAN
COUNTY

a&gt;UNTY

CITIES

TAX RATE

TAX DOLLAR

Grosse Pte. Woods

$ 7.16

$1,052,976

48-

494

Hamtramck

7.16

912,924

34

682

Harper Woods

7.10

808,702

40

481

Highland Park

7.12

1,352,993

38

714

Inkster

7.14

823,931

21

205

Lincoln Park

7.16

1,329,209

25

350

Livonia

7.13

5,672,556

52

247

Melvindale

7.16

494,653

36

284

Northville

7.16

153,552

51

202

Plymouth

7.16

507,705

43

356

River Rouge

7.16

I, 753,741

110

1132

Riverview

7.16

572,407

50

201

Rockwood

7.16

118,158

37

68

RoDllllUS

7.16

1,254,404

55

54

Southgate

7.16

1,044,423

31

238

Taylor
---------

7.16

2,279,650

33

150

Trenton

7.14

2,470,102

102

525

Wayne

7.13

907,705

43

236

Westland

7.16

2,278,752

26

174

Woodhaven

7.16

746,822

209

178

Wyandotte

7.12

1,462,113

36

41

99

263

Grosse Pte. Shores - Vil.
(In Township)

COUNTY TAX
PER CAPITA

COUNTY TAX
PER ACRE

�TABLE lC

(Page 3 of 3)

LOCAL TAXES
COUNTY TAXES PER CAPITA AND PER ACRE
WAYNE COUNTY, MICHIGAN
UNIT
CITIES

COUNTY
TAX RATE

TOTAL CITIES
EXCEPT DETROIT

COUNTY
TAX DOLLAR

COUNTY TAX
PER CAPITA

COUNTY TAX
PER ACRE

$43,749,630

95

264

40,971,190

103

459

TOTAL ALL CITIES
&amp;VILLAGE

84,720,820

100

332

TOTAL 1DWNSHIPS

7,694,964

34

53

92,415,784

96

232

DETROIT

TOTAL WAYNE COUNTY

7.10

-34-

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�TABLE 2

(Page 1 of 2)_

PER CAPITA CITY OR 'IUWNSHIP TAXES
SQUARE MILES OF AREA
DENSITY PER SQUARE MILE
WAYNE COUNTY, MICHIGAN
Per Capita
City or Twp.
Local Taxes

Square
Miles

Density Per
Sguare Mile

$ 307

2.42

6,590

Woodhaven

263

6.55

544

Ecorse

245

2.74

6,392

Grosse Pte. Shores Village*

226

1. 72

1,690

Dearborn

196

24.47

4,258

Grosse Pte. City

171

1.32

5,028

Flat Rock

164

6.67

846

Trenton

158

7.35

3,283

Gibraltar

142

4.35

883

Grosse Pte. Farms

142

3.19

3,668

Riverview

141

4.44

2,555

Highland Park

121

2.96

11,974

Hamtramck

llO

2.09

13,036

Detroit

103

139.61

10,837

Wayne

103

6.01

3,503

Harper Woods

97

2.63

7,675

Per Capita Average

96.18

Romulus

96

36.04

635

Grosse Pte. Park

96

2. 71

5,751

Melvindale

91

2. 72

5,096

Plymouth

89

2.23

5,273

Grosse Pte. Woods

87

3.33

6,570

Rockwood

79

2.70

1,194

River Rouge

*Village Tax Only
-35- - - - -- - -- -

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�(Page 2 of 2)

TABLE 2

I

,.

PER CAPITA CITY OR TOWNSHIP TAXES
sguARE MILES OF AREA
DENSITY PER SQUARE MILE
WAYNE COUNTY, MICHIGAN
Per Capita
City or Twp.
Local Taxes

Square
Miles

Wyandotte

76

5.54

7,412

Northville

72

1.19

2,540

Grosse Ile Twp.

71

10.44

7'4 7

Livonia

66

35!86

3,071

Taylor

65

23.63

2,963

Allen Park

64

7.16

5,691

Huron Twp.

62

46.80

172

Inkster

59

6.28

6,146

Southgate

55

6. 84

4,957

Lincoln Park

55

5.93

8,935

Garden City

54

5.87

7,132

Van Buren Twp.

54

36.09

365

Westland

48

20.42

4,248

Dearborn Hgts.

45

12.07

6,634

Belleville

41

1.03

2,336

Canton Twp.

34

36.12

305

Redford Twp.

32

11.25

6,391

Plymouth Twp.

30

15.92

5,273

Sumpter Twp.

28

37.46

216

Brownstown Twp.

15

22. 77

308

Grosse Pte. Twp.*

14
16.65

572

Northville Twp.

5

*Twp. Tax in addition to Village Tax.

~

-36-

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Density Per
Square Mile

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�tl-'age

TABLE 3
CDST REVENUE ANALYSIS - GOVERNMENTAL OOMPARISON
(For Operation Onll)
COMPARISON CW ACREAGE BASIS

Residential
Single Family
t.llltiple Family -Low
High Rise

Royal Oak

(1971)

(1971)

Tren ton
( 1969)

-971

-2, 952

+262

+191

-845

+482

-135

+1,932

-355

-874

-6
-3

+382

-668

Commercial

+510

&amp;Research

+662

&amp;'IV

+73

Industrial

+177

Radio

,,
,,

Troy

(1968)

Mobile Home Court

Office

fJ

Southfield

Utilities

+482

Golf Courses

-65

Vacant

-59

-25

1970 Populations

69,285

39,419

86_.238

24,127

Taxable Acreage
Non-Taxable Acreage
Total

13,053
3.,995
17,048

16,413
5,013
21,426

5, 327
2,283
7,610

3, 064
1,430
4,494

$18,141

$14,955

$13,619

$14 ,581

Median Income

)

-37-

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of 5)

�TABLE 3

(Page 2 of 5)

COST REVENUE ANALYSIS - GOVERNMENTAL COMPARISON
(For Operation Only)
COMPARISON ON ACREAGE BASIS

Portage
(1969)

Residential
Single Family

Owosso
(1969)

Port Huron
(1967)

Roseville
(1967)

-373

-686

-783

-596

-17

+486

+504

+172

+439

+275

+717

+127

-93

-108

Multiple Family-Low
High Rise
Mobile Home Court
Coilllilercial
Office
Radio

&amp;Research
&amp;'P.V

Industrial
Utilities

+2,674

Golf Courses

-75

Vacant

-11

-172

1970 Populations

33,590

17,179

35,794

60,529

Taxable Acreage
Non-Taxable Acreage
Total

17,769
4,193
21,962

1,568
1,152
2,720

2,948
1,854
4,802

4,651
1,633
6,284

$9,792

$12,262

Median Income

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(Page 3 of 5)

TABLE 3

cosr

REVENUE ANALYSIS - GOVERNMENTAL OOMPARISON
(For Operation Only)

COMPARISON ON ACREAGE BASIS

Sterling Twp.
(1965)
Residential
Single Family

Redford Twp.
(1967)

Clinton Twp .
(1967)

Ypsi. Twp.
(1968)

-89

-362

-137

- 460

-127

+264

+20

+147

+10,568

+844

+188

+642

-15

-133

-4

-8

61,365

71,901

48,865

33,194

9,707

4,592
2,570
7,162

13,558
4,468
18,026

16,842
3,305
20,147

$13,793

$13,811

$13,400

$12,110

M.lltiple Family-Low
High Rise
Mobile Home Court
Cmmnercial
Office
Radio

&amp;Research

&amp;1V

Industrial
Utilities
Golf Courses
Vacant
1970 Populations

Taxable Acreage
Non-Taxable Acreage
Total
Median Income

-39-

�(Page 4 of 5)

TABLE 3
COST REVENUE ANALYSIS - GOVERNMENTAL COMPARISON
(For Operation Only)
COMPARISON ON ACREAGE BASIS

Corunna
(1968)
Residential
Single Family

Owosso Twp.
( 1968)

Caledonia
(1968)

Jonesville
(1966)

Plymouth
Units

-658

-88

-83

+319

-85

+409

+24

+4

-203

+23

+25

+52

+23

-99

+2,465

-24

-1

-1

-3

-100

2,829

4,002

4;;292

2,061

Taxable Acreage
1,244
Non- Taxable Acreage 495
Total
1,739

20,141
1,088
21,229

19,713
1,060
20,773

1,219
220
1,439

Multiple Family-Low
High Rise
Mobile Home Court
Commercial
Office
Radio

&amp;Research
&amp;TV

Industrial
Utilities
Golf Courses
Vacant
1970 Populations

Median Income

913
540
1,453
$13,082

-40-

�TABLE 3

(Page 5 of 5)

CX&gt;ST REVENUE ANALYSIS - OOVERNMENTAL COMPARISON
(For Operation Only)
COMPARISON ON ACREAGE BASIS

Harrison Twp~
(1969)
Residential
Single Family

Fayette Twp.
(1966)

-169

-51

Hillsdale
(1966)

Tecumseh
(1969)

-507

-546

Multiple Family-Low
High Rise
Mobile Home Court
Connnercia 1

+15

+2

+89

+85

+83

+l

+134

+805

-4

-40

-8

-26

1970 Populations

18,755

2,933

7,728

7~120

Ta,xable Acreage
Non-Taxable Acreage
Total

4,767
5,566
10,333

13,155
514
13,669

2,132
667
2,799

2,197
679
2,876

Office
Radio

&amp;Research
&amp;TV

Industrial
Utilities
Golf Courses
Vacant

Median Income

$12,000

-41-

�-=
TABLE 4

(Page 1 of 2)

DWELLING UNITS
AND MEDIAN FAMILY INCOME
UNIT

AVERAGE
D.U.
VALUATION

1969 MEDIAN
FAMILY
INCOME

TOWNSHIPS

1972 RES.
EQUALIZED
VALUATION

1970
DWELLING
UNITS

Brownstown

$24,763,248

2,109

$11,742

$11,800

Canton

45,836,760

3,339

13,728

12,100

Grosse Ile

45,730,605

2,319

19,720

19,475

Grosse Pte. (Village)

38,644,880

924

41,823

32,565

Huron

24,917,046

2,140

11,643

11,874

Northville

36,208,350

1,812

19,983

15,800

Plymouth

68,389,780

5,004

13,667

14,600

Redford

232,044,877

19,984

11,612

13,811

Sumpter

16,876,740

2,279

7,405

10,367

Van Buren

42,044,468

3,665

11,472

13,400

575,456,754

43,575

13,206

Allen Park

139,887,555

11,619

12,040

14,153

Belleville

7,018,999

844

8,316

11,584

Dearborn

345,458,961

35,304

9,785

13,257

Dearborn Hgts.

263,568,678

22,749

11,586

13,499

Ecorse

27,401,997

5,481

4,999

9,706

Flat Rock

16,153,355

1,586

10,185

12,700

107,449,747

10,571

10,165

12,994

Gibraltar

12,218,300

972

12,570

12,656

Grosse Pte. City

41,614,870

2,360

17,633

Grosse Pte. Farms

92,940,520

3,793

24,503

21,798

Grosse Pte. Park

78,948,650

4,948

15,956

17,760

Grosse Pte. Woods

129,377,500

6,508

19,880

18,981

TOTAL TOWNSHI_PS
CITIES

Garden City

-42-

11
11
11
-

11
11
11

~
~

~

~

~

~
~

l

~

l
l
l

1

�(fage 2 of 2)

TABLE 4

DWELLING UNITS
AND MEDIAN FAMILY INCDME
1970
DWELLING
UNITS

AVERAGE

D.U.
VALUATIOO

1969 MEDIAN
FAMILY
INCOME

$35., 835., 712

10.,964

$ 3.,268

$ 9.,395

Harper Woods

70.,666.,990

6.,499

10.,874

13.,534

Highland Park

35.,870.,185

13.,507

2.,656

8.,716

Inkster

80.,751.,408

10.,843

7.,447

11.,290

Lincoln

128.,985.,460

16.,221

7.,952

12.,131

Livonia

401.,055.,338

28.,134

14.,255

15.,216

Melvindale

32.,037.,077

4.,487

7.,140

11.,523

Northville

9.,211.,570

1,113

8,276

14.,387

Plymouth

38.,557.,858

3.,923

9.,829

13.,082

River Rouge

19.,353.,552

5.,316

3.,642

9.,433

Riverview

35.,204.,400

. 2.,988

11., 782

13.,913

Rockwood

9.,035.,080

807

11,196

12.,403

Romulus

51.,260.,004

6,174

7.,567

10.,900

Southgate

94.,669.,188

9.,320

10,158

13.,053

Taylor

184.,319.,697

18.,916

9.,744

11,977

Trenton

80.,386.,980

6,641

12,094

14.,581

Wayne

49., 718.,415

6,105

8.,144

11.,878

Westland

205., 711., 714

23.,654

8.,697

12,687

Woodhaven

20.,036,140

1,203

16,665

13,400

Wyandotte

99,348,220

13,241

7,503

11,283

Total Cities
Except Detroit

2,944,054,120

297,397

9,899

Detroit

2,715,649,554

529,185

5,132

TOTAL ALL CITIES

5.,659.,703.,674

826,582

6,847

575,456,754

43,575

13,206

6,235,160,428

870,157

7,166

CITIES
Hamtramck

TOTAL TOWNSHIPS

'f

TOTAL WAYNE COUNTY

1972 RES.
EQUALIZED
VALUATIOO'

-43-

10,045

�I

TABLE 5
1972 LAND USE EQUALIZED VALUATION COMPARISON
WAYNE COUNTY, MI CHI GAN

CATEGORY

REAL PROPERTY

Agricultural

$

43,335,951

Residential

6,235,135,426

Connnercial

1,725,426,537

Industrial

1,882,157,971

$

PERCENTAGE
0.3%

43,335,951

6,235,135,426

48.1

647,800,890

2,373,227,427

18.3

1,951,376,470

3,833,534,441

29.6

447,560,590

447,560,590

3.5

31,021,388

0.2

$

Utility
Act 189

TOTAL

PERSONAL PROPERTY

31,021,388
$9,917,077,273

$3,046,737,950

$12,963,815,223

76.5%

23.5%

100.0%

100%

The industrial and utility totals are generally lumped together when
reference to "Industry" is made.

In this case, "Industry" would comprise

33.1% of the total for Wayne County.

Note: The above valuations were reduced from True Cash value, and the final
total is just $10 million under the published equalized valuation total.
For the purpose of this study, the figures are accurate enough .

-44-

I
I
i
i
i
i
i
I

i
i
I
I

�LIMITED COMPARISON FOR MULTIPLE FAMILY DWELLINGS
In a sampling 0£ only six developments, including £our apartment
complexes, one condominium, and one cooperative, it was £ound that there
were 1105 dwelling units whose average valuation was $7800 per unit.

The

1105 dwelling units occupied 79 acres, and the average acreage valuation

was $109,000.
I£ we consider 3.5 people per dwelling unit per household, and there
are 2.9 homes per acre on our previous example, we must serve 10.15 people
per acre for $58,036 value or $5,718 per capita.

If we consider 2.5 people

per dwelling tmit in apartments and there are 1105 apartment dwelling tmits,
we would be serving 2763 people (35 people per acre) served by $109,000

valuation or $3,114 value per capita.
In this, we could conclude that we are serving more people but they
are concentrated, and so the service per capita or per acre would amount
to less for operational purposes.
The sampling is only from two comnnmities in Wayne County and, therefore, may not show a valid comparison for the purposes of this study.

-45-

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                    <text>"To Save One Life is to Save the Whole World."
The Talmud

RESCUERS OF THE HOLOCAUST:
PORTRAITS BY GAY BLOCK

and
WEST MICHIGAN RESCUERS:
PORTRAITS BY CLAUDIA S. LIBERATORE

�ABOUf THE EXHIBIT

THE JEWISH COMMUNITY FUND OF GRAND RAPIDS

For three years, photographer Gay Block and writer Malka
Drucker interviewed and photographed people who hid and
saved Jews in Europe during World War II, recording the
stories of ordinary people who showed incredible courage
and compassion risking their own lives to save others. The
exhibition includes the video "They Risked Their Lives," and
portraits of the rescuers.

and

The exhibit tells an extraordinary story and, has been
shown at museums and galleries throughout the United
States, including the Museum of Modern Art in New York
and the Corcoran Gallery in Washington, D.C.
In addition to the traveling show, the Public Museum will
feature the stories and photographs of "Rescuers" now
living in Grand Rapids.
Diet Eman
Albert Kuperus, in memory of his parents,
Gerald and Sonja Kuperus
Henrietta Plantinga, in memory of her husband,
Cornelius
Peter and Adriana Termaat
Dr. John Timmer, in memory of his parents,
Aris and Bregta Timmer
John and Jackie Weerstra
John Witte
RESCUERS OF THE HOLOCAUST will be on exhibit at the
Van Andel Museum Center April 16 to June 15, 1996.

THE FRIENDS OF THE PUBLIC MUSEUM

invite you to a Dessert Reception
for the opening of
RESCUERS OF THE HOLOCAUST:
PORTRAITS BY GAY BLOCK

and
WEST MICHIGAN RESCUERS:
PORTRAITS BY CLAUDIA S. LIBERATORE

Tuesday, April 16, 1996
7:00 - 9:30 p.m.

Van Andel Museum Center
272 Pearl N.W.

Downtown • Grand Rapids
A program honoring local rescuers will be held at
7:30 in the Meijer Theater

The Jewish Community Fund's
sponsorship of the exhibition was made possible
through the generous gifts of
Meijer, Inc.
and
The Helen and Louis Padnos Foundation
R.S.Y.P. by April l

�JOIN US FOR THESE UPCOMING PROGRAMS

An Evening With Madame F
Meijer Theater
Sunday April 28, 1996 at 7 :30 p.m.
For ticket information call 243-6205 or 28 I -4079
Claudia Stevens' acclaimed depiction in music,
song, and drama of the experience of Fania Fenelon
and other concentration camp musicians.
Sponsored by the Jewish Cultural Council
of Grand Rapids and the Public Museum.
I Never Saw Another Butterfly
Written by Celeste Raspanti. Directed by Mary Cron
Meijer Theater
May 18-19, 25-26, and June 1-2
8:00 p .m. Saturday
2:00 p.m. Sunday
Presented by Jewish Theater Grand Rapids
and co-sponsored by the Public Museum.
For ticket information call 732-6151
From I 942 to I 945 Jewish children passed through a
garrison set up as a ghetto in Czechoslovakia. It soon
became a station for hundreds of thousands on their
way to the gas chambers of Auschwitz. Raja
Englanderova lived through it as a teacher giving
children hope when there was little reason for hope.
This play is her story.

�</text>
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                <text>Program for the Dessert Reception for the opening of "Rescuers of the Holocaust: Portraits by Gay Block" and "West Michigan Rescuers: Portraits by Claudia S. Liberatore" at the Grand Rapids Public Museum.</text>
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                  <text>Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183).&#13;
&#13;
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. &#13;
&#13;
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.&#13;
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                  <text>&lt;a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D"&gt;Douglas R. Gilbert Papers (RHC-183)&lt;/a&gt;</text>
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                  <text>Grand Valley State University. University Libraries. Special Collections and University Archives.</text>
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                <text>&lt;a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783"&gt;Douglas R. Gilbert papers (RHC-183)&lt;/a&gt;</text>
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