961 24 26018 https://digitalcollections.library.gvsu.edu/files/original/550919f412fa117fa3c34601941d5675.jpg f643d144d684c1ee910027032884eb80 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-Walter-PG_0027 Creator An entity primarily responsible for making the resource Walter, P. G. Title A name given to the resource Fold-out with historic Saugatuck, Michigan photographs Description An account of the resource Copy of a fold-out with three images: "Indians of the Area," "Famous Sand Dune, Mt. Baldhead," and "Singapore - the Buried City, 1863." Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived Digital file contributed by D. Brigham as part of the Stories of Summer project. Relation A related resource Stories of Summer (project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8b57631c242ad1f5f757562c4b8f3142.jpg 9cac5b1b886920608936881c7c4b2032 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-Walter-PG_0028 Creator An entity primarily responsible for making the resource Walter, P. G. Title A name given to the resource Fishtown and Lighthouse near Kalamazoo River Description An account of the resource Copy of a foldout photograph of a lighthouse and a few houses near the mouth of the Kalamazoo River. Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Kalamazoo River (Mich.) Source A related resource from which the described resource is derived Digital file contributed by D. Brigham as part of the Stories of Summer project. Relation A related resource Stories of Summer (project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2e95a15f371cec1f65ec259fe7f133ed.jpg a2c488c458f10116c1396b913ffd0e51 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-Walter-PG_0029 Creator An entity primarily responsible for making the resource Walter, P. G. Title A name given to the resource Big Pavillion Ballroom Description An account of the resource Photograph of the interior of Big Pavilion, advertised as the largest dance floor East of the Mississippi River. In the photograph there are two men in a dome like room. A orchestra is in the distance. Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Ballrooms Source A related resource from which the described resource is derived Digital file contributed by D. Brigham as part of the Stories of Summer project. Relation A related resource Stories of Summer (project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c548eb9cbf7118dbdf21453d11531922.jpg 01f372b99dae23b02551cf80ded6224e Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-Walter-PG_0030 Creator An entity primarily responsible for making the resource Walter, P. G. Date A point or period of time associated with an event in the lifecycle of the resource 1948-06-04 Title A name given to the resource P.G. Walter First Grade promotion certificate Description An account of the resource Certificate of promotion to the first grade at Saugatuck Public Schools for P.G. Walter, 1948 Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Certificates Source A related resource from which the described resource is derived Digital file contributed by D. Brigham as part of the Stories of Summer project. Relation A related resource Stories of Summer (project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cb825aa570fcafb56f139b01d39d4958.mp3 86fa46c264fde4d2c9e26fda78b2902c https://digitalcollections.library.gvsu.edu/files/original/5b06125e55896f490abe8b000fdcc5da.pdf cf411fc660b5d2a1d1b86df20f45c2a3 PDF Text Text Philip Walter – Interviewed by Ken Kutzel June 2 2018 1 Ken Kutzel: This is Ken Kutzel and I’m here today with um, PG Walter at the old school house in Douglas Michigan uh, June 2nd 2018, this oral history is being collected as part of the Stories of Summer Project which is supported in part by a grant from the National Endowment for the Humanities Common Heritage Program. Thank you for taking the time to talk with me today, I’m interested to learn more about your family history and your experiences of summer in the Saugatuck Douglas area. Can you please tell me your full name and spell it? Philip Walter: Philip P H I L I P George G E O R G E Walter W A L T E R. KK: Okay, thank you. Uh, PG [pronounced PEEGUH] tell me about where you grew up? PW: Starting in 1946, my family purchased a 2 story commercial residential building on Butler Street in Saugatuck and from then till basically I got married in 1966 that is what I considered my residence. Um, after 1963 or ’64 I was pretty much living in the Lansing area but, again still considered the Butler Street home my home. KK: Okay, good. Uh, tell me some, well, I know your family goes way back. PW: Yes. KK: So, why don’t you tell me a little bit about how far back your family goes here? PW: Well, my mother’s parents moved here, I believe it was in 1888 and was, were one of the first families in Fishtown and I have given the Historical Society a copy of a letter that my, who would be my grandfather sent back to his parents in York Pennsylvania about the difficulties in fishing in the winter and things like that. Then in, I think 1906, when the new piers were put in, Fishtown basically was deserted then and the families, I don’t know where they all scattered to but the Sewers family basically all moved onto Lake Street in Saugatuck, um, several of the old buildings in Fishtown were put on rafts or barges and taken down to the summer school of painting, Oxbow and used there for various things and [pause] that takes care of pretty much the Fishtown era. Um, [coughs] my grandparents had a house on Lake Street, uh, as you’re going out of town, right on the corner it would’ve been on the right hand side. My mother’s brother Frank lived in the large white house, I’ll call it for lack of a better word, the awning house, um, for as long as can remember. His brother, twin brother, Rube lived on the West side of Lake street about 5 or 6 houses up towards town in the house that has kind of a little peaked entrance to which the historical commission gave permission to basically saw the back end of the house off and add a huge house to it. Um, in 1946 my mother and father bought, from my Uncle Rube the aforementioned commercial residential building downtown at 237 Butler Street and he at that time, my father, started a clothing store in the front of the building and my mother started her one chair beauty shop in the back of the building. We lived upstairs, in the back, in a large apartment and my mother’s uh, old maid sister Florence Sewers, called Aunts Toots by everybody lived in the one bedroom apartment in the front end of the building upstairs and again, that was occupied until eventually my family sold the building to Stub and Sue Lewis of East of the Sun in 1968. KK: Okay, and the name of which building is that? Is that? Well, yeah, sure? PW: It’s Sinbad now. KK: Yeah. Okay, thank you. Um, what are some of your most vivid memories from being a kid? And I know you said you went to school here in the Old Schoolhouse. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 2 PW: Yeah, I was in the Old Schoolhouse and um, was confused the morning that family did not, my mother didn’t wake me up to get ready to go to school and was told that the school had burned down. I was in 2nd grade at that time and we finished 2nd grade in the now apartment condominium building at the top of the hill at the four-way stop in Saugatuck. We finished 2nd grade there, I think there was another class in that building also. [Coughs] We did 3rd grade in the basement of the Congregational Church and then by 4th grade, the new school built on the site of the old school was ready for occupancy and that’s where I started the rest of my school term. Um. [00:5:31] KK: So that’s right, you actually went to school in Saugatuck. PW: Yes. KK: Not here in Douglas. PW: Yes. KK: Okay, uh, just to clarify that. Um, and you know is there anything more you can tell me about your family or your family history or have you pretty much covered it? PW: Well, I pretty much covered it, the Sewers’ is all stayed, the Sewers’ and their extended Sewers family all stayed in commercial fisherman, fishing until essentially the commercial fishing industry just collapsed and the, the Sewers twins, who were my mother’s brothers they of course were very elderly at that time, but uh, the son Bud and the son of George Sewer, Jim Sewers he and his brother Jack commercially fished here for quite a while so, essentially the whole Sewers family. Um, at least the sewers side of it was all in commercial fishing. KK: Okay, can you share any particular memories about living here, things or moments that are especially memorable for you? Uh, I know you witnessed the pavilion burning. PW: Yeah. Yeah. KK: You’re in the video. PW: Yep. Yeah. That, that is probably the most memorable event of all. [Laughs] But, my father was a volunteer fireman and so I remember when Leland Lodge burned, I remembered when the building next to Kilwins burned and I remember when Holiday Hill burned, and I remembered when the Mount Baldhead Hotel burned and Gary Depenhorse and I lost a job when that happened for a while because we were uh, back then, and I always get a laugh when I see the ads for the longest serving chain ferry in Michigan we were actually rowing square end wood scaus across to take people back and forth across the river for I think it was either 15 or 20 cents, I forget what the price was. But uh, so I guess the fires are, are more than anything else, the rest of it was just a kid growing up. We, we all spent all of our summers on the river, either in boats we built or boats we cobbled together or with our little two horse sea kings you know, we were off to cruise the world as far as we were concerned. But, um, I would say definitely the fires, and then the crowds in the summer, of course, too were quite an event because I would sit upstairs in the window of my Aunt Toots apartment in one of the windows over Butler Street and of course watch the surge of people going back and forth and of course the Police breaking things �Philip Walter – Interviewed by Ken Kutzel June 2 2018 3 up and everything. So I really had a window on the world in downtown Saugatuck and it was quite interesting. KK: Yeah, that’s interesting, um, how long was the season because I know you know when we think about it now, uh, people start coming here real early in the spring and stay quite late. How long was the, the tourist season here? PW: My father always used to say, because being the dry cleaner he would see the people from Chicago coming up and what would happen most of the time is the, the husbands of the family were still wearing suits to work and they’d bring their suits up and he’d dry clean then and they’d pick them up the next time they were back. But he always said the Fourth of July really was the start of the summer and then literally the day after Labor Day, uh, the city set up tables um, right down the middle of Butler Street between Maplewood and at that time, Koning Hardware and there was a town potluck. The day after Labor Day. KK: Yeah, and that was it? PW: Yep. That was it. There was just nobody in town. KK: Yeah but, the downtown was still, was kind of active because it wasn’t so touristy, wasn’t it at the time, or? PW: Well it was active only as a function of the people who lived in town. It wasn’t that there was people from out of town. KK: Right. PW: Coming in so. KK: Okay, um, [pause] how aware uh, how aware were you of the Art’s School meaning Oxbow and what went on there? Living in town? PW: I was aware of it because my mother and friends of hers when they were in late high school posed a lot of times for them, au natural in some cases which of course raised a lot of eyebrows of people in town and um, I actually had a couple of postcards once but somewhere they disappeared. They had a, they had an old Model T truck or something, not like Frank Wicks had but a similar thing and the girls had done a lot of posing on it that like, you know, laying across a fender or something like that and one of these postcards, which I think did not get a lot of circulation was two girls including my mother in the nude on that, so. Uh, that would’ve been oh, in the [pause] well let’s see probably in the 30’s, ‘20s and ‘30s. [00:10:29] KK: Yeah, okay. PW: Just guessing, and that was my only real knowledge of it except [laughs] they had a fire in the dunes over there one time, and of course the Saugatuck Volunteer Fire Department responded to it and, Oxbow was so grateful they said that they would have a pot luck for the fireman and their families, and anybody else that wanted to come along and just in, and I was with my father and Bill Wilson and uh, Garth Wilson and a couple other guys when they were having this conversation and they said um, the �Philip Walter – Interviewed by Ken Kutzel June 2 2018 4 girls would like to play you in volleyball and we think they can beat you and the fireman just kind of laughed and we went our way. Well we got to the, we got to the party and uh, they played volleyball but the girls played topless [laughing] They beat the fireman so, that’s how, I guess liberated Oxbow was. KK: Well…. PW: …From my limited perspective. KK: I’m glad you brought that up because others have said that, you know a lot of those rumors about strange things going on there were true and I think that’s good that for the future that people ‘yeah it was real open I guess, from what I understand’. Um. PW: And of course, just as an aside note, Mary Kay Bettles was chasing us out of there uh, if we tried to fish or something. KK: Yeah, the sheriff? PW: Yeah right the sheriff of Oxbow-ham. KK: Oh boy, um, let’s see [pause] what did, what what, what did you do for a living here? PW: Um, [paused] well first I mowed lawns, when I was a kid and then when I turned 16, in the summer I would drive the dry cleaning truck for my father and then in the evening I would work the back bar cashier’s station at the Coral Gables, the back bar being the bar that was back on the river. And um, just cause my mother and Vy Fox knew each other very well, course Vy had her hair cut by my mother there, as did most of the women in town, and um, that was essentially it. I was ether drive the dry cleaning truck or, and before I had a license um, I was just doing work in the dry cleaning plant for my father in the summer, um, and that could get to be a very hot place of course, everything was driven by steam, the presses and everything else so, but that was my summer job. KK: Um, can you describe, like what are some of the greatest changes in the area, I mean, you’ve been here for your whole life. What are some of the, things that you like about that changed or don’t like about it, or, are just really different? I mean besides, you know you talked about the uh, the short season. PW: Yeah, well the thing that, [pause] there’s really nothing that I dislike. Change happens, I mean that’s just, that’s a given, um, we’re lucky were a harbor town and we have some of the things because in my, in my career, which really isn’t pertinent to this, but I’ve been in front of about 50 different municipalities in Michigan, zoning and land use issues and there are a lot of small towns around that just, they would, they would give their left arm to have the type of cash and everything that Saugatuck generates. The thing that I, I’ll be very candid with you, the thing that I don’t like, and of course it gets me in trouble a lot, is that I don’t like new people coming into town and saying well this is the way we think it should be and um, my, I, I’ve been zoning administrator in Douglas 3 times and have been fired from that position 3 times and one of the things that would get me fired is that people would come in and say ‘Well we’ve been visiting here for 40 year and we think we should have some say’ in you know zoning and stuff like that and I would say, politely, ‘Well my family has lived here continuously for 127 years, we do have say in what happens here’ and, that would get me fired occasionally [laughs] so. That is my biggest headache, personally, about people that we’re here now and we want nothing to change from here on out. But if it hadn’t changed to that point, we wouldn’t have come here. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 5 [00:15:14] KK: Right. PW: Were here now, we don’t want anybody else to come and that’s what bothers me. KK: Okay. Um, you know, because this is supposed to be about summer memories and all that, are there any special things you can tell us about summer. I mean, I know you talked about you you fooled around on the river and that with the boats but, and any other special things about summer? PW: [Pause] Well, as kids we were just footloose and fancy free. My typical summer evening, um, a lot of my close friends all had families that either worked or had businesses literally right downtown. Within the two or three blocks of downtown. That’s where there jobs were and at 5 o’clock or 6 o’clock all the couples would go over, my mother and father, Ward and Betty Martin, and Val Smith postmaster and his wife and you know, names that I can’t even remember now. They had what they called the 5 o’clock club over at the Coral Gables and they would all go over there and they would each give their kids $1 and for that we’d go down the street, to either Ms. Balls restaurant or across the street from my house to Mrs., Ms. Simmons restaurant and for 60 some odd cents we’d get a blue plate special with a pork chop and green beans and mashed potatoes and everything else and then a movie [coughs] at the big pavilion, and there was a new one every night, was 12 cents and a bag of popcorn was either a nickel or a dime, something like that. So, for a dollar our parents had a 2 and a half, 3 hour baby sitter just built right in and they, they knew where we were all the time. We were either at one of these restaurants or we were watching the movie. And on Monday nights down at the, uh, at the um, tennis courts, every Monday night there’d be a square dance and there’d be a painter in front of the building which is now the ‘Always going out of business’ . KK: Oh yeah. PW: Downtown that would paint oil paintings every night from scratch, he’d just start painting the scenery or something like that, and the most funny thing I can remember about that is he had lights of course on and it would attract mosquitos and the mosquitos were always getting caught in the oil paint. He’d had to flick them off and… KK: …Yeah. Was that Hasselbar who was doing that? PW: Haven’t the foggiest. KK: Okay, because I know there was a guy named Hasselbar that used to sit in the street and do them. That might have been him. You know, uh, you’ve been here a long time and I’ve talked with other people about the difference, geographically, and what I mean by that is, I’ve heard stories all like from the Belvedere you could see downtown because there went really trees. Can you talk about that a little bit? What what did it look like, because now when you see photos of Saugatuck it’s just full of trees. Were there as many trees? PW: I think there were as many trees, I think they had just not grown up to the point that they have now and it’s just something that, it’s strange that you mention that because I used to work in Kalamazoo and um, in the, in the 80’s coming back from Kalamazoo, at the top of the uh M89 hill before you drop down to Blue Star Highway you could see Lake Michigan, well now you can’t because it’s all just huge tree �Philip Walter – Interviewed by Ken Kutzel June 2 2018 6 foliage out there. And even driving some of the country roads, you know, roads where you used to be able to see the sky, trees are now overhanging it and I think that’s it. KK: Yeah. PW: It’s just the natural course of things. KK: True of anywhere. PW: Yeah. KK: Right. But it’s just kind of interesting because I know, even when I’ve looked at photos, it just looked different. PW: Yeah, and well probably, well, that was it was coming out of the timber era of the late 1800’s. So there weren’t a lot of big trees around, and it took them a while to get back to that point again. KK: Do you remember the music festivals or the motorcycle groups or the races, I mean what, did you participate in any of that? PW: What races are you talking about? KK: Well, I think, weren’t there motorcycle races or there, wasn’t there a racetrack just outside of town? PW: Oh yeah, Air Park Speedway. KK: Yes. PW: Yes, yeah I, my father, my father would take me to that all the time. Ev Thomas was the uh, announcer and of course Ev was, no matter what Ev did it was funny and he’d talk about the old ’37 Ford coming around the corner with its door flapping and stuff like that. Well that was about it because they were racing jalopy’s on a dirt track and um, my father when we got out of the uh, Air Force got a pilot’s license and he would fly out of that little airport and the um, the headquarters of the airport was that building that sits right out on the road now, and still does, just just south of the entrance that goes into the estate that’s back in there now and the old Air Park Speedway property and he would fly just a Piper Cub and you know, he’d he’d sit in the front seat and I’d sit in the back and that’s how wide it was, it wasn’t two seats wide. And um, the um, there were no motorcycle races, there was the um, the road race, the called the Saugatuck or the Oval Hill Climb which I partici-participated in all of its years. Took several trophies, where you basically raced from the bottom of the first hill to the top of the last and because you could get going quite fast through there, um, there were pylon set up you had to slow down and get through them cause you’d lose 5 second if you hit a pylon that would cost you literally first place in your event if you hit one of those. The thing that a lot of people don’t believe is that in one of the races there was a guy that was down from Holland with a uh, a Corvette called Der fliegende Hollände or the Flying Dutchman, highly souped up and I had my dad’s 8mm movie camera, I’d asked if I could ride through with him and that was back, well we wore seatbelts, we didn’t have helmets or anything and we went up first hill and down into the valley of the second and then going up towards the gate there was a pylon she had to go through, slow down before got up to the gate, just before we got to those pylons and we were going 107 miles an hour in that Corvette on the Oval Road. [00:21:14] �Philip Walter – Interviewed by Ken Kutzel June 2 2018 7 KK: Wow. PW: A lot of people just, you know they just can’t believe that but. KK: Does the film exist? PW: No, we got going so fast, I just, I could hold the camera up. I was back in my seat like this and I was forward in my seat like that when he got on the brakes and uh, I would be, I would be right at the top of third gear with my, uh, ’65 Corvair, I’d be about 83 or 84 miles an hour you know, and that’s flying on the Oval Road and after a while people that didn’t know what they were doing would come and they’d get out of control and they’d bang up the guardrail post so the Saugatuck just called it off. KK: Yeah. PW: It ran from about ’66 to maybe ’71 ’72 something like that, I know it stopped. Which is probably a good thing. KK: Yeah, probably. Do you remember the um, the rock festivals, the two of them on Potawatomi Beach? PW: No. Not at all. KK: You don’t? PW: No. KK: Okay. Do you remember the crowds? PW: I don’t, you know, do you know when those were? KK: Yeah! Ah, ’68 and ’69? PW: Oh yeah, no I wouldn’t have been here then. KK: Oh okay. PW: No, I mean would’ve been, I might have been here, you know for a weekend or something. KK: Yeah. PW: But I lived in Lansing at that time. KK: Oh okay, well that really um, I didn’t know that. Um, and let’s see. You know I have a question for you PG [pronounced PEEGUH] How involved were people in Saugatuck with what went on in Douglas? In other words, did people go back and forth a lot? No. And the reason I’m asking this is Jane VanDiss had the same reaction you did. She said ‘we just never went there’. PW: We would go, just because my family ate out a lot because they both worked, all day. We would go to what is now Everyday People Café. KK: Yeah. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 8 PW: Um, I forget the owner back then, Bill somebody. I have a picture, I don’t think I brought it along with me but I have a picture of a birthday party I had there when I was like 5 or 6 years old, and you can see on the side the exact same décor that’s there now. Those shelves built into the wall that have that Depression glass. I don’t know if they’re still like that. I haven’t been there for long time. KK: Yeah, sort of an Art Deco look. I have a question for you, um, in going to Douglas do you remember the Greyson School of Painting at all? PW: No. KK: Okay, because there was a little building back, one picture I know of exists of it, and I always ask that question because it’s something I’m very interested in. PW: Something that I’m sure a lot of people know but just don’t think about, um, and when I bring it up they’re surprised. They um, the uh, Red Barn Theatre got its start in the little building down the hill from Joyce Petters on Lawn Street and most people don’t know that. KK: Yeah, yeah I did know that. PW: In fact I’ve got a Red Barn program in there that I’m going to give to you that has, has me as of the players. KK: Oh! Who were you in the? PW: I was one of the dead people in the cemetery in Our Town. So I didn’t have a speaking part, but Dave Showers and I got to play two of the dead people and we were just sitting in chairs while the play is you know, going, going on in front of us. KK: Oh, oh, that’s fun. That’s fun. Uh, what are some of your hopes for the future for here and for the community? PW: To be honest I haven’t even thought about it. KK: You just seem like you’re happy here. PW: My hopes, well yeah I am, my hopes for the future, I can’t imagine living anywhere else. I can’t imagine having these kinds of, I mean how many places you get to live where a huge building burns down you know every two, every two years or something like that? Even the Leeland Lodge and stuff like that, buildings people don’t even remember anymore. KK: Uh, remembering that this interview will be saved for a long time, when someone listens to this thing 50 years from now, what would you like them uh, to know most about your life in the community right now? [00:25:09] PW: [Pause] That I always tried to be a thorn in somebodies side. [Both laugh] KK: That’s probably how, ‘Oh PG Walter, oh yeah, we remember him” so, you know the, when the council is having trouble getting the expansion of Blue Star put together in the ’96 whenever the heck �Philip Walter – Interviewed by Ken Kutzel June 2 2018 9 that was, I mean there was just, there was a lot of people just adamant Joyce Petter and everything didn’t want it and the Council was fighting and Deb Couty called me one day and she said ‘PG you need to come and talk to George Baker and I’, I said okay. They wanted to hire me, basically a gun fighter to come in and get the squabbling solved, and they did, and I did and um, there’s probably not a lot of people around that would have the temperament to do something like that but mine, mine is like that. You know when you’ve been in front of literally, one of my best friends in Lansing, in fact he almost got me in trouble once at a court hearing we were at, was uh, oh god, Mike, can’t think of his last name, ex Supreme Court Justice, geez. Mike Cavanagh he was a Lansing City Attorney when I was doing developing work up in Lansing so we knew each other quite well and uh, you know, it’s just, it’s just, when you, when you revolve, revolve and evolve around people like that and see all the things that I’ve seen in zoning across 50 municipalities, you just get a, you get an instinct for what’s going on that’s right and what’s wrong within municipalities and even though they think what they’re doing is right, after I spent 2 months with them, they fire their professional planner out of Royal Oak Michigan because it’s just no doing it, they’ve written a lousy new Ordinance and charging them 50,000 to do it and so, I, I get under peoples skin there’s just no question about it and its just the way I am. KK: Well, there are people that like you! [Both laugh] PW: Well, good! KK: Uh, anything else that you’d like to share that I maybe haven’t asked you about? And I know you brought some stuff, was there something in particular, you know that you want to share? PW: Well I was just piling stuff in here because its stuff that I want to have end up here anyway. Its stuff that didn’t make it into the uh, didn’t make it into the, most of it is all just paper stuff. This is my dad pushing a barrel that said Community Cleaners on it in one of the Memorial Day parades, many many moons ago and these are things that I have no use for anymore, period, so I just as soon not take them home. KK: Well, yeah, we very much appreciate anything that’s shared with us, so. PW: This is my mother and father in Chicago in 1938. This is my mother just washed the car on Pearl Harbor Day. KK: Oh wow. PW: Um, these are more of my father’s thing in Fennville, and it’s got a tab there. You may have this book in your file or system somewhere. KK: Oh, great. Oh that’s great PG. PW: Class of ’60. KK: Uh huh. PW: A somewhere rare postcard because they realized their mistake and didn’t print a lot of them, it’s an interesting view but look at the…. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 10 KK: Oh the Muskegon River. PW: Yeah, yeah. KK: Yes. Yeah, that’s wonderful. PW: And this is just one I think looking at the cars this was probably taken in 1957 or so, Butler Street. That’s me and Fred Gores, appointed to Boys State. KK: Oh my gosh you know that’s so funny, I really have to look to see you in here. Well I’ve always known you with a mustache and that so. Well, that’s great. PW: This is um, one of the Venetian night, shows the old Butler and that happened to be our boat. KK: Oh! PW: Just because I’ve been around here so long I’m in 4 postcards. KK: Yeah. PW: Um, my mother is in 6 and I’ll never beat her record I’m afraid. These are, I can’t this book that I took these out of because I was going to take these to various people. But this is from the ‘50s I think. KK: Okay. Oh yeah. Well, you know what, the pavilion gone so it’s got to be after ’60. PW: Oh yeah, right, right, okay. I was just looking at the, the stories of the Butler but, yeah I should’ve realized that, considering the day it was. This was the High School band in the late ‘50’s. KK: Oh that’s fun. PW: This is really old. [Pause] [Inaudible] Well anyway the names are all on the back. I know you like to have those kinds of things. [00:30:10] KK: Oh yeah. PW: My Aunt Toots’ ID and everything from the Order of Eastern Star there, 50th anniversary, golden anniversary book. KK: Oh! Oh, that’s neat. PW: Commemorative map, ’76. Oh, here’s the Red Barn Theatre. Got a lot of interesting ads in there from places that of course, no longer exist. I know what they all are. KK: Yeah. PW: What does it say, Philip Walter? Philip Walter. I was Wally Web. [Laughs] sitting by myself, there were other bodies in the cemetery too. Well this is just the fact that I got out of the 2nd grade in 1948. KK: Oh that’s fun. PW: Back before there was the um, uh radar tower, the Sea Scouts used to have to take the cable up. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 11 KK: Oh! PW: For the power, for the star every year and that’s a bunch of us, myself included. KK: Are you the one that told me the story about unplugging the lights? PW: Oh, sloppy mountain? KK: Yeah. Well why don’t you tell that story. PW: Well, we uh, me and kids um, the star of course was all white lightbulbs. And they were just incandescent 1600 watt screw in bulbs just like you’d have in your house. KK: Yeah and you’re talking about the start on top of Mount Baldhead. PW: Yeah, yes. And the Christmas tree in Douglas had all colored lights on it, but they were all, all the same as like the screw in at your house. So we got the great idea one night we start swapping those bulbs out and um, we started doing it and we were doing it in stages, because we didn’t want to just get caught up there, we thought we’d do 6 or 8, 10 12 a time whatever there was and the, we were taking them out of the tree in Douglass, and the police showed up and um, the police department at that time was in a little side annex wing of the Maplewood Hotel right there on Butler street and uh, the McCrea’s had the, had the hotel and Bobby McCrea was the dispatcher, and she said that a woman had called in and said that it was a sign that Jesus was come back or something because the light on the star on Mount Baldhead was changing colors, so. That’s what got us in trouble, had she not made that phone call, we probably would’ve done our 2 or 3 more trips and got them all swapped out. KK: Oh that’s funny. PW: We got, you know, we kind of got a reprimand but we didn’t get thrown in jail or anything like that so. KK: One last question I have for you, uh, are you aware at all of Walkers Landing? PW: Yes. Just that it exists. KK: Did you know anything about it? PW: Zero. KK: Yeah, okay. Well it’s just something I’m doing research on, so I’m asking. PW: We would go, you know when we were when we used to uh, uh, spear a lot of carp and we would haul them up river to the rendering works uh, by the 58th street bridge and we would get, I think a penny a pound or 2 cents a pound and on a good day we’d get 25, 30 bucks cause we’d haul 2 or 3 full boat loads of dead carp up there for the, and we’d go by Walkers Landing but I, I had no connection or idea. KK: Okay! Was curious. Okay well, um. PW: Here. You probably have a copy of this too but it’s just things that, you know, should end up here. �Philip Walter – Interviewed by Ken Kutzel June 2 2018 12 KK: Well that, you know that will go in the archive and uh, no that’s great and thank you for bringing these things. PW: and this was just a personal item. This is my script for the play I was in, that was happening two days after the big pavilion burned. ED Lambers was afraid we weren’t going to be able to get it pulled off because of the…that was the senior play. KK: The, the title is funny. In that context. PW: I never thought about it that way but that’s right just 2 or 3 days. KK: Okay, well I want to thank you for coming in today, I really do PG [pronounced PEEGUH] and anything else you want to share? PW: I think I shared this with you about the day the big pavilion first, course, I’m, I’m on the CD or whatever it is, but, my mother realized [coughs] because of the heat of the fire, that the fireman were literally getting sunburned and she ran into the drugstore and Dick Snyder who was the Pharmacist at the time or half owner or whatever he was. She just, you know, my mother being my mother she just said ‘Dick I want all the sunburn ointment you’ve got.’ And he starts and he says ‘Well Lucille what kind of sunburn are you trying to treat?’ she says ‘Just give me all the goddamn sunburn stuff you’ve got!’ [Laughing] so she loaded it up in a big bad and took it over and they just smeared it all on their faces and their arms and everything because it, you know, it was breaking windows on places across the street from it. KK: Yeah, from the heat. PW: Yep. KK: Okay, thank you. PW: Yeah, you’re very welcome. [00:35:17] � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-WalterPG-20180602 Creator An entity primarily responsible for making the resource Walter, Phillip Date A point or period of time associated with an event in the lifecycle of the resource 2018-06-02 Title A name given to the resource Phillip Walter (Audio interview and transcript), 2018 Description An account of the resource Phillip "PG" Walter grew up in downtown Saugatuck. This interview covers his memories of childhood, work experiences, and the burning of the Big Pavilion in 1960. Contributor An entity responsible for making contributions to the resource Kutzel, Ken (Interviewer) Van Orsdol, Mollie (Transcriber) Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Fire departments Oral history Audio recordings Source A related resource from which the described resource is derived Stories of Summer project, Kutsche Office of Local History. Grand Valley State University Relation A related resource Stories of Summer (Common Heritage project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Sound Text Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/58836853f0624a4c6540625e9c86398d.jpg 4765ba5a0c548eec12ddee0d547b0471 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection 1980s Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">University photographs, GV012-01</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_000155 Title A name given to the resource Students studying abroad in Krakow, Poland Description An account of the resource Students in Krakow, Poland as part of the international study abroad program. Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Students Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Creator An entity primarily responsible for making the resource Walzak, Al Date A point or period of time associated with an event in the lifecycle of the resource circa 1988 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives color photo https://digitalcollections.library.gvsu.edu/files/original/eb4bb6494fd558b30fa948159f7847af.mp4 c17530eaf07268eabb1f81bed75b254b https://digitalcollections.library.gvsu.edu/files/original/04cec03d09c095f48cc436614d36c261.pdf 67c35292416e27eb910fbda441349e3a PDF Text Text Grand Valley State University Veterans History Project Warren Wandrey World War II (1:23:31) Background Information (00:40)              Born November 9th 1924 in Chicago, Illinois. (00:43) For the first 3 years of his life he lived in Chicago. In approx 1927 he and his family moved to Berwyn, Illinois, where he attended high school. (00:50) His father was a streetcar conductor in Chicago and a World War I veteran. (1:11) During his service, his father was in France and the Argonne Forest. (2:09) His mother was approx 18 years old when she was married. His father was approx 28. (3:14) His father was eventually placed in a Mental Hospital, possibly due to Post Traumatic Stress Disorder. (4:00) Warren attended high school in Cicero and graduated in June of 1943. (5:55) On his birthday in 1942, Warren was 18 and received his draft notice. He received a deferment until July 1943 so that he could finish High school. (6:04) Warren was called into the auditorium of his high school after Pearl Harbor so the students could hear the Day of Infamy speech. (6:24) He paid little attention to the events happening in Europe before Pearl Harbor. (8:32) Warren received his draft notice so quickly that he never considered enlisting. (9:37) He reported to the draft board in Chicago where he received a physical. Unlike other soldiers, Warren was given a choice between Army, Air Force (Army Air Corps), and Navy. (11:05) Warren picked the Navy because he didn’t want to go into the Army. (12:07) Basic Training (12:30)         He attended training at Great Lakes Naval Base. This training lasted 6 weeks. (12:33) He was given problems at Great Lakes Naval Base due to a preexisting heart murmur. (14:00) Warren was out of shape before basic training. (15:09) He signed up to be a radioman in September of 1943 and was sent to radio school at Western Michigan University. (15:37) The men were taught typing and Morse code at radio school. (17:00) Radio school lasted 3-4 months. He graduated in January of 1944. (17:49) He was than assigned to a naval base in California. (18:30) On March 5th 1944, Warren left from San Francisco to the South Pacific on the USS West Point. (18:50) Voyage to the Pacific (19:15)     The voyage took 2 weeks. (19:18) The men were given 2 meals a day and salt water showers. (20:06) The ship landed in New Guinea (20:18) The ship would zigzag during the day but at night would move on a straight course. (20:48) � There were approx. 10,000 soldiers of all different military branches, aboard ship. (21:20) Service in the Pacific (22:00)                Warren was assigned to the MTB (Motor Torpedo Battalion). There were 10 radio operators. Here the radio operators both received and sent messages. (22:11) He was then placed on a PT boat tender. (23:22) The boats never sank any others due to faulty torpedo performance. (25:17) His ship was also tasked with intercepting Japanese as they traveled from island to island. (24:54) If a ship hit a reef, it would have to go in to be repaired. There was a rumor that ship captains hit reefs on purpose if they were tired of being out at sea. (28:00) The tender that Warren serviced on was the size of a destroyer escort. The ship had two 5-inch guns and .50 caliber machine guns. (28:18) The ship had movies on deck almost every night when available. (29:59) Supplies for the ship came primarily from Australia. (30:28) Fresh eggs were nice gifts. Most of the time the men used powdered eggs and milk. (31:49) On thanksgiving and Christmas the men were given roast turkey, mashed potato and other “good food” (32:22) Warren was assigned to 4 different PT Tenders. His constantly having to change ships was very annoying. (34:24) As a result of his frustration, he asked to be transferred to the ship company. (35:00) Every night Warren worked midnight to 4AM, from 8PM to Midnight or 4AM to 8AM(36:00) One day Warren overslept as a result of his shift time. As a result he was to be put on report. (37:15) Finally the communications officers gave all the radio watch men a chance to catch up on sleep. They were placed in a separate room and were not to be disturbed. (38:25) The Invasion of the Philippines (40:57)            The ship was stationed in New Guinea for 4 months (41:27) On the 23rd of October, the ship was on its way to the Philippines. (42:43) On October 24th, 29 PTs were ordered to take up position in 13 sections. These were intended to be long range lookouts for the 7th Fleet. (44:25) Several PTs damaged during invasion. (46:28) One of the PTs hit had to be beached. (48:00) Warren’s ship shot down 5 planes while in the Philippines. One plane did drop a bomb and struck one of the PT boats. (49:00) In spite the amount of military activity accoutering at this time (Late October 1944) Warren had little knowledge of the state of battle. (50:20) Because the PTs were mostly made of wood, they frequently needed patching. (52:40) Between Warren's work and his sporadic sleep schedule he didn’t have much time or energy to focus to long on the state of battle. (53:24) All radio messages came in coded. (53:55) Higher radio frequencies were used during the night and lower ones were used during the day. (54:17) �   While communicating with a ship across harbor, Warren needed to relay the message back to Pearl Harbor Hawaii then to the ship. (55:29) For his first months on the PT tender, Warren was placed in the decoding room. This room was approx. the size of a closet. (56:16) Warren could decode 10 words a minute when he started. (57:10) The Leyte Gulf (57:48)    Traveled with approx. 100 other ships into Leyte Gulf. (58:00) While traveling, Warren watched a Kamikaze pilot hit the ship in front of his own in the rudder. Warren’s ship was never hit. (58:30) Warren was in Leyte Gulf for 4 months (59:02) Life in the Pacific (1:00:45)         While in the Pacific Warren was let ashore. While ashore he made watercolor paintings of the locations. (1:02:57) While on shore in one location, the men were given 2 pints of beer. (1:03:44) Warren rarely saw members of the local populations in the places he went ashore. (1:04:12) In the Philippines, the people commonly begged the soldiers for food or clothing. (1:04:20) Warren was rarely frightened while on duty. This was because his position in the radio room often inhibited him from knowing exactly what was going on outside on the deck. (1:05:54) Warren did see several Japanese planes. (1:07:33) Often when copying code, Warren knew very little of what the code actually said. (1:09:05) The captain would receive a message 1-2 hours after it was received by the ship due to the coding process. (1:11:00) End of the War and Life after Service (1:11:20)       Warren was on watch in Borneo when he heard that the war was over in early August. To celebrate the men fired guns into the air. (1:11:45) On September 30th Warren’s tour ended. On October 25th Warren was placed on the USS Cape Johnson. On November 2nd he arrived in Seattle, Washington. (1:14:15) After arriving in the U.S., Warren still had 4 months left on his service. He was assigned to the USS Crenshaw in Seattle. (1:14:46) After several months, Warren was discharged on March 19th 1946 before the ship was set to leave for Australia. (1:15:20) Warren went on to complete 4 years of college in Illinois on the GI bill and was married in 1950. (1:16:20) Warren also had 2 daughters. (1:18:37) Effects of Service (1:20:00)   Because he was at a very impressionable age while he was in the military, it greatly influenced him. (1:21:10) Warren’s ship was never hit and he was safe so he found his experience enjoyable. (1:21:30) �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WandreyW1406V Title A name given to the resource Wandrey, Warren (Interview outline and video), 2011 Creator An entity primarily responsible for making the resource Wandrey, Warren Description An account of the resource Warren Wandrey, born in 1924 in Chicago, served in the U.S. Navy from July 1943 to March 1946. After receiving his draft notice in 1942, he was allowed to finish high school before starting training in 1943. He trained as a radioman, and was sent to the Pacific in 1944. He started at a PT boat base in New Guinea, and was soon assigned to a series of PT boat tenders, which he accompanied to the Philippines and back to the East Indies, where he was stationed when the war ended. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Kentwood Historic Preservation Commission (Kentwood, Mich.) WKTV WKTV (Wyoming, Mich.) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Navy Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2011-11-10 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3ab106ea64c374957817dbacde2f002d.mp4 0ce8d6b5f6dfee3c3c54b103fcf51c1e https://digitalcollections.library.gvsu.edu/files/original/4ae4cf1d790726392e24b16fc1921d20.mp4 b150f2bdf7fc420cac284c15a8fc4914 https://digitalcollections.library.gvsu.edu/files/original/6261a87d91672b29eca26c13480b5176.mp4 b8f7ec8a1aa17b738e4938eaa74c1b99 https://digitalcollections.library.gvsu.edu/files/original/22f4920ddbc47736ac2225964129cdb0.mp4 7e132bc229e648a6957111377b97fad6 https://digitalcollections.library.gvsu.edu/files/original/7cf7e2bfa9eb165fb40f1a00007d42be.mp4 fb0f4b448493ee166dca867e903ecd80 https://digitalcollections.library.gvsu.edu/files/original/f2c46a49f5b59819a606ce8e2f65acf3.mp4 6a75bd5231089f246b01a5a1ded4fdcd https://digitalcollections.library.gvsu.edu/files/original/c731253a8b60d625f4460943ec8684d0.mp4 5bb546abb3c7996141d480641a73c0ed https://digitalcollections.library.gvsu.edu/files/original/8cc8f2f5831abfd54df0e066f42d74d8.mp4 43ca73b5fb41dcdced866b19a96fb4f1 https://digitalcollections.library.gvsu.edu/files/original/7d184f7833f46ed26d88b6b72488931f.pdf 3bd49ef7fa6dab5adda171ba273e21f1 PDF Text Text RHC-88 Fei Hu Films Flying Tigers Interview Interviewee: “Tiger” Wang Date of interview: March 19, 1991 Transcriber: Tingyang Lewis Liu Transcribed: June 13, 1991 Note: Interview is conducted in Chinese. The transcript is a translation into English. Not all interview questions may be audible. INTERVIEWER: Before AVG, before Chen a De came, what's your background? What's your position in China Air Force? Where did you get your training? Where did you go to school? Like these stuff. TIGER WANG: I learned things about the air force in Canton. This is all right. I learned things about the air force in Canton. INTERVIEWER: O.K. Let's begin. This is the first question. The first question is "What's your background? Where did you get your training? Where did you go to school?" TIGER WANG: This is something about aviation. We only talk about things in aviation. INTERVIEWER: Right, Where did you get your training in aviation? TIGER WANG: Where did I get my training? That, of course, I have been trained in Soviet Union. I may say that the beginning class was in China. We, in Canton, when we were in Canton City, the consultants were Germans. There were Germany consultants. At that time, I was in Canton Aviation School. The Canton Aviation School was established by Dr. Sun Yat Sen himself. In China, there were two most important leader for the development of China Air Force. I can say without any hold back that, without these two leaders I don't know. I am afraid that there won't be China Air Force. The first one was our Dr. Sun Yat Sen, the second one was the late president Chiang Kai-Shek. Right after the success of Chinese revolution, he established the Wang Pu Military School in Canton. The Wang Pu School..., I was a Wang Pu first-class student. I was only 18 years old when I went to Wang Pu for the entrance test. Wang Pu School was established by Dr. Sun Yat Sen and the late president Mr. Chiang. I may say that the establishment of our Wang -Pu School was very important for the success of Chinese Revolution, we were in a very important position. Then, who established the Wang Pu School? It was Dr. Sun Yat Sen. Who 1 �was the principal? It was the late president Mr. Chiang. It was them. Not long after we graduated from the Wang Pu School, Dr. Sun and the late president Mr. Chiang established another school again. They thought that it would be if we battled only by the Army in the future. Air Force would become very important for the future wars. So, not because we as students want to praise our own teachers, the development of the military forces were done by Dr. Sun and the late President. After graduating, they want us Wang Pu student went to learn how to fly A plan immediately. At that time, the first class of Canton Aviation School had only 10 students, Dr. Sun said that Aviation School's students have to be in the Air Force. Then, who was the one that took responsibility for this school at that time? It was the late President. However, we established the Aviation School. There were only several old planes when we got the school. Very few instructors were Chinese; at that time, all the Chinese instructors learned how to fly in foreign countries. So Dr. Sun invited Germans; he let Germans run this school. There were three Germans then: one was the principal named Yang-Er-Ti?, a German. All these people had taken part in World War I. Flying instructor was Fong?, Gram,? a German, who also participated the World War I himself. At that time, we cannot called it "the Air Force" because there were only a few planes. The other was a mechanic named Ligers? All these were German names, right? All of them were Germans. So, it was German that help in establishing the Canton Aviation School, the principal was a German, the flying instructor was a German, the mechanic was also a German. There were only 10 students in the first class of the Aviation School, only ten. Dr. Sun encouraged us that students from Wang Pu School will be the first priority for this school. So that, we, as students in Wang Pu School. So the first class students of the Aviation School were all came from Wang Pu School except two Koreans. I thought that it will be interesting to have Koreans here. Why there were Koreans in a Chinese aviation school? Because at that time, Korea was occupied by Japanese. Japanese occupied Korea so that Korean's cannot have their own aviation schools. Not only this, they were not allowed to own airplanes. Because Korea was occupied by Japanese, the Japanese would not allow Korean to learn things about air force, they would not agree to do it. So, in the students of the first class of the aviation school, Dr. Sun accepted two Korean. We can tell from these places that he was really a great person. Dr. Sun not only started Chinese Revolution, Wasn't Korea a colony then? He treated other people just like he treated his own people. So, when established the aviation school, there were ten students in total. Dr. Sun have us Chinese sent eight students and kept two positions for Korean's. We should tell the world how great a person Dr. Sun was. So the 2 �Chinese aviation school as well as military school were both set up by Dr. Sun while the late President Mr. Chiang were in charge. The aviation school was established by Dr. Sun and the principal was Mr. Chiang. We can say that the Chinese Revolution. How China can take the responsibility for revolution, one was because Dr. Sun Yat-sun, the other was the late President Chiang Kai-Shek. Without these two leaders, we dare not say what would be the result of the restore of China's power and glory. Why I want to talk about all these events? For Chinese Revolution, no matter it was for military, air force, navy, especially for air force, all were established by these two leaders. I believe that there won't be any other country in the world has the same thing regarding these events. So, if without these two leaders, we cannot make sure that whether the Chinese Revolution will be succeeded. I dare not say and cannot say Whether or not we can keep the Republic of China in Today's status. So, when we talk about the events about China's military, no matter it's army, especially air force, navy, all were created by Dr. Sun and run by the late President Mr. Chiang. He, the late President Mr. Chiang completed the order of Dr. Sun, so that there are Chinese Army, especially Air Force, and Navy today. Without these two leaders, I dare not say that the Chinese military forces will in the same status as today. So, when talk about big events of China, especially the armed forces that restore the nation's power and glory, we can say it was Dr. Sun that created them all, and the one who completed his order and great ambitions was the late President. Therefore, they were not only leaders for revolution, the were leaders for the country. When we mention, when we discuss in today, no matter what kind of military forces, we must understand that the it were Dr. Sun and the late President who first created, promoted, and got it done. I believe I hope that not only Chinese that must understand, those countries that were either treated us friendly or unfriendly will all understand. INTERVIEWER: In 1937, when Japanese invaded China, what's the situation of the Air Force? What's the situation of Chinese Air Force? Was there an air force or not? TIGER WANG: Have a little bit. Are you talking about the Chinese Defensive War? INTERVIEWER: (Man) Yes. Chinese Defensive War in 1937. TIGER WANG: The development of Chinese Air Force was somewhat late, but the procedure of our development was not fall behind. We Chinese Air Force. Not because I was an official in the Air Force to say good words about it, the Chinese Air Force, after establishing, never fall 3 �behind. Of course it was pretty difficult to establish the Chinese Air Force. First of all, we need aviation industry, which we did not have at that time. Second, we need aviators. There were not so many of them at that moment, either. It was not that simple to develop the air force or aviation. One must be very good in industry, have lots of talented people in aviation, it never been easy. So, it was very tough for Chinese Air Force on the road to develop, to restore; it was very tough. But, what the Air Force learned were not fall behind. I did not mean that we take our very limited amount of plans to compare with the United States, with Germany in the very beginning. We just cannot do this. Why I said that we were not fall behind was according to the leaders, the people in the Air Force, and the training procedures, namely, the procedure to train the aviator. We may say that in these events, we were not only not fall behind, we were much better than that. Although we cannot compare our planes with those highly developed countries, that demands a good aviation industry. Our aviation industrial techniques was not so good, this required both money and men of ability, especially talents as leaders. I may say that it was Dr. Sun Yat Sen that created the Air Force, later, the late President Mr. Chiang developed, promoted, and established the Air Force. Today's Air Force was established by Mr. Chiang himself, this should be aware by everybody. It was, of course, not that easy when we try to develop, to build up. We did not have even basic aviation industry, in addition, we cannot train our own aviators by ourselves when we first started to develop. Most of our experienced people got their training in other countries, in Great British, in Germany, and in French. As long as we want to develop something, especially something important, we Chinese have to learn it from others. Particularly from the U.S. Air Force, I dare to say, in the development of Chinese Air Force, the U.S. Air Force were the most helpful. My student said, his instructor in the Air Force was also an American, and the American consultant helped him to become an aviator. Therefore, Chinese Air Force was assisted by American in every aspect, like people, equipment, etc. I can say that without a friend like America, the Chinese Air Force cannot develop so fast like we do today. INTERVIEWER: When the Defensive War began, I mean, when the Defensive War began in 1937, how was the Chinese Air Force's ability in fighting? How many planes did we have? How many aviators? What's the battle capability? TIGER WANG: I can say, I can say strictly, and I think that my students will agree with me that we got lots of help from other countries in developing Chinese Air Force. Without the help from all these friendly 4 �countries in giving us training, etc., it would not be so fast in our development. I can say, we did not fall behind as we started to develop. In the skill part, we did not fall behind in the skill. It was truth that we cannot compare with those countries like America, Germany in the instruments and equipment, but, in the usage of these equipment, in how to learn those abilities that related to the air force, we Chinese, I dare to say, were not fall behind. When talk about the planes, the equipment, we were far behind those developed countries. Our planes, our Air Force had a very important relationship with the U.S. I can say, we Chinese Air Force, if without American people, equipment, and other things that related to the air force to help us, I am afraid that our development., It would not be that smooth on the road of development. So, the America to us, the relationship between our Air Force and the U.S. Air Force were very close. I can say that without the help form America in air force, we will encounter many difficulties when try to develop. INTERVIEWER: This is very important. But what we want to know now is, when General Chen a De came to China.... INTERVIEWER: (Man) You have to give this question to General Wang first, because General Wang… INTERVIEWER: Today we are going to ask some personal questions, for example, you and General Chen a De, what your opinion about Chen a De, these questions, all right? What is your suggestion? This will be better. INTERVIEWER: When did you…O.K. TIGER WANG: Go ahead, go ahead. INTERVIEWER: Under what situation did you first meet General Chen a De? TIGER WANG: Me? INTERVIEWER: Unhn, when you met General Chen a De for the first time. TIGER WANG: Chen a De came here as an advisor in the beginning. INTERVIEWER: (Man) Yes. He was an advisor. How about you and Choid?? Before Chen a De, it was Choid?, how was you and Choid?....When did you first see him? Under what situation did you see him? 5 �TIGER WANG: I may say that the development of the Chinese Air Force would be affected tremendously without the help provided by Americans. At first, the aviation school, a base for the Air Force to develop aviators, was in Hangchow. This aviation school in Hangchow..... In the beginning, when we start the Hangchow aviation school, the late President Mr. Chiang had invited Americans to be advisors. There was a General Advisor from U.S. Air Force named Choid?, we translated as Chou Wei-teh?. Choid?, Chou, Wei-teh came with a group of people that mostly selected from U.S. armed forces. Later on, Choid? left and Roland? took over his job. When we established the aviation school in Hangchow, Roland? and the American advisors helped a great deal in providing people, equipment, how to develop, how to teach, how to teach how to fly, and how to teach mechanics. At that time, the Hangchow aviation school was the most important base for the development of the Air Force. In this base, just as we started, just began the semester, the American advisers came. So the American advisors had a very deep relationship with the development of the Chinese Air Force. INTERVIEWER: When did they allocate General Chen a De to China? Why him? TIGER WANG: Just as I said in the beginning, the highest organization was the Aviation Agency which was the highest office in charge of the development of the Air force. The late President Mr. Chiang, in order to gather talents for the Air Force, expanded it into the Aviation Committee. The Aviation Committee became the most important organization for the development of the Air Force. So, when talk about the development of the Chinese Air Force, we had encountered many obstacles, but, under the leadership of the late President, we overcame all of them one after another. INTERVIEWER: What's the condition for Chen a De to come to China? TIGER WANG: You listen to me. In the beginning, among our advisors, we invited advisors as soon as the school was established, Choid? was in a higher class; he was the head of the advisors. In the aviation school, the advisor that concerned about the flying instruction was Roland. There were several advisors, all had took part in the World War, under Roland's commands. So, right after establishing of the aviation school, we got some American advisers immediately. At that time, before this, the late President sent me to the Soviet Union to learn flying, to learn the air force stuff. When I came back, the aviation school was just about to begin, so I..., Mr. Chiang want me to serve as instructor for flying. That was when I just returned from Soviet Union after stay there for seven years. I went to the aviation school right after coming back, and the school 6 �was just about to start. There was an Aviation Committee and Choid? was the advisor for that Committee. Roland? was the advisor for the aviation school. At that moment, Roland? and those American instructors, and those advisors in the development of our Air Force, Choid? and Roland? contributed very much to us. INTERVIEWER: Then Chen a De...... O.K. We may stop, O.K. INTERVIEWER: (Man) When Chen a De. INTERVIEWER: I mean when. TIGER WANG: At first, people that related to the development of our Air Force, the first one in aviation, we cannot called it "Air Force" then, was the aviation advisor Choid? The one actually contributed to flying was Roland?. INTERVIEWER: Then, when did Chen a De come? TIGER WANG: You listen to me. After Roland?, when Roland? left. (Can we stop for a minute? There is a airplane flying.) All the advisors came from America, so we only talk about American advisors here. As I told you, our Air Force once try to get Italian aviation advisors, air force advisors. Later, there were Russians. But, ever since the beginning of our Air Force, there were American advisors helping us. And, about.... INTERVIEWER: TIGER WANG: When did Chen a De come? You listen to me. When he came first, Chen a De had lived in Hangchow, also in Hangchow where we had a unit, the aviation school. But, Chen a De did not stay in Hangchow for long before we start to fight with Japanese. I can say that Japanese was very concerned with the development of the Chinese Air Force. Japanese, when the Double-seven Defensive War began, it was Japanese. At that time, in the urban areas, not only urban areas, we Chinese people were discussing about one thing said that Japanese concerned with the rapidly developing of Chinese Air Force very much, they concerned it very much. So, for Japanese, some people said that the Defensive War broken out was because Japanese would not wait until our Air Force reached certain achievement. This was not spread by the Air Force people, it was discussed by general publics. They said, if the Air Force did not develop so quickly, Japanese may not started the war at that time. About this, I.... We cannot say whether it was true or not, but some people thought so. 7 �INTERVIEWER: When did the Voluntary Group first come to China? TIGER WANG: That was after Chen a De. You listen to me. When Roland? left, we invited another advisor that was Choid?. No, not Choid?, that was Chen a De. Chen a De did not come here very long before the beginning of the Defensive War. The Air Force School moved to Chengtu? first, and later to Kunming. Chen a De was always with us along the road to Kunming, he was always with us. It was Chen a De from then on. Our aviation school once moved to Chengtu?, then to many difference places in Kunming. The Air Force also moved from Chengtu? to Kunming, then the school reopened. INTERVIEWER: The Voluntary Group first came to..... TIGER WANG: There was no Voluntary Group at that time. INTERVIEWER: Then, what was the condition when the AVG first came to Mainland China? We are talking about the arrival of the Voluntary Group, AVG. TIGER WANG: When the AVG came, I tell you, AVG was established in Kunming. We were in the Defensive War at that time, and all the bases have been moved to Kunming, and the Air Force Academy was moved to Kunming also. The Air Force Academy had a very close relationship with the Defensive War. When we moved to Kunming, Chen a De was the General Advisor already. I was once the Dean of Education of Air Force Academy which actually was the President of the Academy. Then who was the president of the Air Force Academy? It was the late President Mr. Chiang. INTERVIEWER: When the AVG Came..... TIGER WANG: You just slow down... What did you say? Chen a De with several other advisors stay at the Academy first, and he and me...... I was in the Academy also then. He was a general advisor to our flying instructors. There were three or four people under him, all moved with the school. I was in charge of the school when in Kunming, so I have a very close relationship with Chen a De, we have been through hard times together, we are real friends. When he was in Kunming, there were no very many flying advisors, only several other people. but when we moved to Kunming, we began to train our people there, and Chen a De was always the General Advisor for the Air Force Academy. We were in the Defensive War then. Americans did not involved when we began the defensive War, you know that, right? After moving to Kunming, Chen a De was 8 �always the general advisor for the aviation school, Besides, there were several other advisors. At that time, as I told my American friends, the Americans did not involved into the war yet. They did not eager to fight for.... at that moment. But at that time, even American friends knew, what's they knew? they knew that the war between Japan and China will get America involve inside in the future. INTERVIEWER: Then, when did the AVG..... TIGER WANG: You listen to me. The U.S. will certainly get involved. In our government, to tell the truth, we understand this also. I told them quite often, said that Americans, in the future, when our American friends were threatened by Japanese, they will, and must come to us for cooperation in military. We had this idea at that time. But our American friends, those Americans, they, too, understood this only they cannot admitted. They cannot say that someday we will join together to fight Japanese, because their government did not declare war yet. That's why when the U.S. government decided to take part at our Defensive War to fight against Japanese, Chen a De was appointed by his government right away to take charge of the battle. He became not only a general advisor for training of aviators, but also a general advisor for the Air Force. In this history, American's advisory group was established step by step. When in Kunming, right after the U.S. government decided to participate the war, Chen a De began to set up the American aviation team when he still serve as the general advisor for the Air Force. At first, it was a voluntary group, It was voluntary. At that time, even Americans knew that Japan will fight with America someday. So, when in Kunming, Chen a De was a general advisor first, when the war began, the U.S. government immediately appointed him to be in charge of the battle. At that time, due to his government's strategy, he still cannot take part in the war. So, the relationship between countries must be built step by step. We and the U.S. Air Force had a very good relationship even before the Defensive War. Chen a De was a very important people in establishing this relationship. He knew that someday Americans must fight against Japanese, so, when he was still a general advisor for flying training, he never spoke in public anything about the battle, he said it was not my duty, in fact, we had discussed secretly. This is a joke that we discussed secretly, but he did provide with the Air Force many things that related to... not only..., he just did not participate in the war directly. When America involved into the war, he immediately..... In fact, he was well prepared already. 9 �INTERVIEWER: But the AVG was established before the U.S. got involved into the war directly. TIGER WANG: What? INTERVIEWER: The AVG was established before the U.S. got involved into the war directly. TIGER WANG: Yes. It was before e. the AVG was established in Kunming by Chen a De, and then also directed by him. INTERVIEWER: How is he? The procedure, What's the procedure for the establishment of the AVG? TIGER WANG: The AVG was established step by step. At first, there were several instructors in his team, if he participate.... It was not established very rapidly in Kunming. Before the establishment of the AVG, Chen a De was already in Kunming. He was always in Kunming at that time to be with the school. knew that the U.S. government.., at that time, Japanese was in Hanoi, Vietnam, they had invaded Vietnam already. American participated in the war after Japanese invaded Vietnam. Then, for those Americans like Chen a De, the U.S. government gave him a title immediately which stated that he was located in China to represent the Air Force and then established a voluntary group. It was only a voluntary group instead publicly announced that this was the the U.S. Air Force. After establishing the AVG, they set up another unit, a battle unit, what's the name of it? It seemed that Chen a De had a very long title, so he make fun of it himself, he told me, he said: Tiger, look at my title, I got a very long title for my position. What was the title? It was the General Advisor of the Air Force of Republic of China, Chen a De with American Air Force in China..... (Man: China Air Task Force). American Voluntary Group's, he was not the commander at that time, it was a squadron commander. Later, this title was changed. The U.S. government want the air force to set up a formal American organization in China (Man: China Air Task Force). Ya, Ya, it was China Air Task Force. INTERVIEWER: The conditions in Kunming when the AVG established. TIGER WANG: In Kunming, before it establishment, the American understood that Japanese will enlarge the war for sure. So, General Chen a De understood that the U.S. Air Force will come to China once it became necessary. Before the U.S. government declared anything about what the air force is going to do, he will not say anything. But, when we talked, we discussed this situation very often. So, 10 �when in Kunming, Chen a De was only a general advisor for my school, but he knew that once the American government decide to involve into this war, his job will be changed right away. So, he has prepared in advance at that time, but we can only say so in private occasion. He cannot say that we are going to do so and so in the future, he never did. Americans never release military secret unintentionally. Therefore, I knew it clearly that, when served as the general advisor, before the establishment of the AVG, he had prepared for the day that they will take part in the war. So, when the U.S. government announced that there will be an American voluntary group in China, he got it ready immediately. At first, when the AVG was in Kunming, there were only a few flying instructors which was not enough. Later, his followers came to China very quickly and the AVG was established gradually. First, the unit was called a team, not a group. So, it was the American Voluntary Team first, some America..., I thought that the U.S. government must have a completed plan. If Japan joined..., if they joined the war against Japan, Chen a De will in charge of the Air Force in conjunction with the Chinese Air Force. So, when the AVG was established, their people have came to China already. I knew it, who said it was a voluntary group? The U.S. Air Force officers pretended that they were volunteers; in fact, they represented the American's..... But we 'd better not to say this although, in fact, it was just like this. Part of them, I can make sure that part of them were volunteers, but those who really take part in the battle, were prepared by Americans in advance. It must be well-prepared before. So Chen a De ..... At first, this group was a temporary unit instead of a permanent one. I think this was all for an excuse. Therefore, it was Chen a De that in charge of the U.S. Air Force when they began to fight in China, that was why Chen a De was so familiar with them. INTERVIEWER: Ambassador Wang, when the AVG was established, what was your rank in the Armed forces? TIGER WANG: I was the Assistant Commandant (Executive Officer) for the Chinese Air Force Academy, which was, because the President was the late President Mr. Chiang, so we were called Assistant Commandant, in fact, it was the President. At that time, I have set up the Fifth Area Air Force..., Chinese Air Force Fifth Area General Headquarter. The Chinese Air Force set up the fifth area headquarter, I invited Chen a De to plan for the headquarter in battling and also in organizing, etc. So, before the establishment of the AVG, it was me that..... Because the Fifth Headquarter was to direct the battle for Chinese Air Force, Chen a De understood that if he take the responsibilities to organize the troop in the future, 11 �namely, the AVG, because the Americans did not declare the war against Japan yet, they cannot say they were in the war. But, Americans had prepared very early and we cannot cover this fact, even Japanese knew this themselves. INTERVIEWER: After the establishment of he AVG, began....... with the Chinese..... TIGER WANG: No, no, I will tell you. TIGER WANG: No, no, let me tell you. What's the situation when the AVG was established? When Americans decided to involve into the war, there was a temporary in its title: it was a temporary air force voluntary group. Not only Americans but also Chinese that voluntarily came to join this group. There were Chinese in this group. Of course, there were no Chinese that served as pilot in the group, but there were many Chinese served for positions like mechanics and others. So, when the AVG was established, all the aviators were came from America. INTERVIEWER: How many? TIGER WANG: I don't remember how many. It was a voluntary group, and was established step by step. I can say that most of the ground staff were allocated by me and were Chinese. INTERVIEWER: How was the relationship between Chinese and American in the AVG? TIGER WANG: Very good. Not Bad. INTERVIEWER: Please repeat by question. I mean you have to say in the AVG, Chinese and Americans... TIGER WANG: We can say that the AVG..... I was there when they started it in Kunming. I and General Chen a De. He was my general advisor, general advisor for flying. Because he was in this position, so he invited my to be his, it cannot be called an advisor, he just asked me to help him. He he was in my school, I was the general advisor; when he organized the AVG, he invited me to join his temporary group, too. In fact, for that temporary group, he invited me to help him. So we had a very good relationship in from the beginning of the temporary group in personnel and many other fields. We cooperated well. When in Kunming, the temporary group was just established, I may say that all the ground staff were allocated by me. All the ground staff were allocated by me. All the aviators 12 �were Americans, but the ground staff, like mechanics and others were sent to them from me. INTERVIEWER: How was the relationship between the aviators and ground staff in… TIGER WANG: There was no problem at all. We got a very good relationship. We Chinese performed very well when cooperated with Americans in the air force. When Chen a De's temporary group first established, if there were no Chinese, we would not have ground staff. Most of them were Chinese. INTERVIEWER: Ambassador Wang, do you remember the Burma Road? The Burma Road that was defended by the AVG and was bombed, do you remember? TIGER WANG: What? INTERVIEWER: INTERVIEWER: (Man) Burma. Burma. TIGER WANG: Oh, Burma. INTERVIEWER: INTERVIEWER: (Man) The Burma Road The Burma Road. TIGER WANG: Burma Road, ah, I thought you said........ INTERVIEWER: The Burma Road, not the Burma Road. It was the Burma Road. TIGER WANG: The Burma Road. In fact I was in Burma Road when Chen a De was in Burma Road, in Burma. I did lots of things at that time. At first, he was at northern Burma..... What's the name of that place? (Man: Lashio). Right, Lashio. Isn't that true that American established the AVG? The headquarter was set in Lashio. I went there very often. Because at that time, Chen a De, especially about the personnel, about the personnel of ground staff, all were helped by we Chinese. At this moment, Chen a De was no longer the general advisor for the Air Force Academy; he resigned already. He was the Commander of the Group for full-time. INTERVIEWER: Ambassador Wang, do you still remember Stilwell? TIGER WANG: Stilwell? I know. I know. INTERVIEWER: What's the difference between he and General Chen a De? 13 �TIGER WANG: It is very difficult to express. It is very hard for me to criticize them. INTERVIEWER: It is not to criticize rather than..... TIGER WANG: I know it clearly; I know it clearly. INTERVIEWER: So how was it? What's the difference between them? TIGER WANG: Stilwell he. When first came, he was also with very few people. There were not very many people with him when he first came. Stilwell, at the same time, he and. As I know, Stilwell and General Chen a De probably did not have chance to work together in America. Stilwell was a complete serviceman and Chen a De, at that time, was kind of a half soldier, half ordinary people. Chen a De has retired for a long time then already. When he served as our general advisor and some other things, he was retired already, but later, he restored. As far as I know, due to many different reasons, it was not so easy to cooperate with Stilwell. I don't know how to say. INTERVIEWER: It doesn't matter, you can say that. TIGER WANG: No, nothing special..... But, in American troops, it is their private issues when one or two people did not want to cooperate. It is their own business. INTERVIEWER: What's the major differences of their Chinese policy? TIGER WANG: Their Chinese policies, I can say that Chen a De served in China for a much longer period. In many events, he understood the situation in China. So, Chinese and he both have special feeling toward each other. Stillwell was a complete serviceman, I may say, he was a hundred-percent serviceman. He took his things as top priority in many issues. Chen a De understood China much better. As I know, they two. I am afraid that Stilwell was not only cannot go along with Chen a De.He was relocated from India later, wasn't he? I thought that the U.S. government moved him.. I thought... INTERVIEWER: So, basically, Stillwell and Chen a De..... Change the tape. INTERVIEWER: (Man) Stilwell he....... TIGER WANG: I know. Stilwell considered too many. 14 �INTERVIEWER: Can we start? TIGER WANG: He considered too many, and he was too intransigent. He could not communicate with the late President Mr. Chiang very well in some aspects. His opinion could not go along with the late President Mr. Chaing. Talk about Chen a De, if compared with Stilwell, he was much more agreeable. Stilwell was very intransigent. Once when I went to India, He was in India.. INTERVIEWER: (Man) Ranguard? TIGER WANG: I don't remember the name. INTERVIEWER: (Man) Ranguard.? TIGER WANG: I met him in India and he was still. He was still. His characteristics. He was very. He spoke openly when he did not feel comfortable with someone. INTERVIEWER: Self-centered. TIGER WANG: Yea, he spoke openly when he did not feel comfortable with someone. INTERVIEWER: How do you think about his opinion? Were they correct or incorrect? TIGER WANG: Some of them were incorrect, some of them. I thought that Stilwell did not has enough experience in real war. His fighting experience was not enough. He got his own idea. He it was not before long when he was moved from India. He did not stay there for a long time before the U.S. government moved him. INTERVIEWER: So you think that his opinion toward the late President Mr. Chiang was not correct? TIGER WANG: He got different ideas to our late President. I cannot say that they are all different, but most of them were different. I thought that he got his own idea on the relationship between we and India. He always showed that he thought that there were some consideration by the late President Mr. Chiang for things related to India. INTERVIEWER: Then how was the attitude of the late President toward him? For example, critique about him. 15 �TIGER WANG: The late President knew everything. He was really a great person, he knew that Stilwell have an attitude against him, but he did not. But he could not get along with Stilwell in many aspects. He could not bear them, either. INTERVIEWER: What's the late President's critique about him? TIGER WANG: About the critique, he would not do that. The old gentleman would not criticize an American general. The late President Mr. Chiang would never like this. He would just ignore him, namely, for those who doesn't want to cooperate, I just ignore you. INTERVIEWER: What was his attitude towards all the critiques from Stilwell? He did not explain, He just ignored them. TIGER WANG: The late President knew everything about how he criticized him in India. That's why sometimes I fell that there were misunderstandings between them. INTERVIEWER: Misunderstanding in what? TIGER WANG: For example, in political and military events, relationship between China and America, Chinese and American policies toward each other. At that time, during the Defensive War, that's for sure, we hope that China and America can work together closely. As a matter of fact, it was very reasonable for two countries to have different points of views on certain affairs. Stilwell was very intransigent, he never care about other's feeling. The late President knew this because Stilwell criticized him in public quite often. the late President said that he knew this, but he did not. He had the manner as a leader. [Background ---- Noisy sounds] INTERVIEWER: Give me the thing. TIGER WANG: About the formation of the Flying Tigers. INTERVIEWER: Right, so when you begin...Let's say this first. Now we say hello to all the Tigers first. Say that in English, right now. TIGER WANG: That's... In English, right? INTERVIEWER: Right. You just say Who I am, because I cannot come, so I greeting you here, O.K.? Say that now. TIGER WANG: Ladies and gentlemen. 16 �INTERVIEWER: Look at me, look at my direction. We do it again from beginning. You have to look at here and say ladies and gentlemen. Let's do that again. TIGER WANG: Right now? When shall I begin? INTERVIEWER: Right now. TIGER WANG: I say that now. INTERVIEWER: Unhu, right. TIGER WANG: Ladies and gentlemen, I am General Tiger Wang. This year is the fiftieth year of the Flying Tigers anniversary, but I cannot going to there see you everybody. I am very sorry. Wish to you everybody in good health. All time is good, good, and good. I hope I'll see you again, ok, again, again, and again. INTERVIEWER: Very good. Now I am going to ask you some more questions. Was there any direct relationship between the formation of the AVG and Madam Chiang? TIGER WANG: Shall I answer it right now? INTERVIEWER: Yes, you may answer the question now. Start with Madam Chiang... TIGER WANG: Have a very important relationship. INTERVIEWER: What have a important relationship? Do you mean Madam Chiang? You have to repeat my question first. You just say there was a very important relationship between the formation of the AVG and Madam Chiang. You start like this. TIGER WANG: There was a very important relationship between the formation of the AVG and Madam Chiang. Not only this, we may say that not only the establishing of the AVG, she contributed to the diplomatic relationship of China and America directly. This was also a very honorable thing to the Air Force. So, Madam Chiang not only helped the Air Force, the nation, she had contributed very much to the nation, to the Air Force. She made it possible to establish the AVG which was a very important thing. It was very important especially for Chinese Air Force. INTERVIEWER: What did she do? How did she help to form the AVG? 17 �TIGER WANG: At first, she was in the States to deal with the Americans. As I know, before the establishment of the AVG, she was deal with those Americans that related to this event, even the U.S. Air Force. She tried very hard to establish this organization. INTERVIEWER: So she had been in America for lobbying, right? Madam Chiang? TIGER WANG: I cannot say it was lobbying. She devoted herself for the country. INTERVIEWER: Right. Right. Yes. Can you explain the political background of the formation of the AVG? Namely, why Americans want to establish the Flying Tigers? How did it match with the needs of China? Did China ask to establish the Flying Tigers? Or, did Americans want to have the Flying Tigers themselves, too? What was the political background? Would you please explain this. TIGER WANG: I think this question is related to the country. INTERVIEWER: It doesn't matter, ambassador, because this is history already, this is for public. We only want to know your personal opinion. TIGER WANG: When the AVG was established, Madam Chiang rally devoted herself to this job. Before it was formed, as I know, she did lots of works to those top persons that related to the Air Force as well as the Congress because there were many Air Force officers in the Congress. So, As I know, before the AVG was formed, Madam did a great job in developing relationship with different areas and to talk with them about this issue. It was a great contribution to the country and the Air Force as well. INTERVIEWER: Did General Chen a De participate in the battle himself? Did General Chen a De fight with the enemy himself or he was only a commander? TIGER WANG: We did not know it clearly when he was in the United States. He did not come to China then. INTERVIEWER: You must say "When General Chen a De was in America," because you got to speak out his name. You say "General Chen a De....... TIGER WANG: When in his own country, General Chen a De contributed to his country and to the Air Force very much. But we did not understand the situation clearly, so we cannot described it. But we did know that he tried very hard in the Congress and in the Air Force to 18 �make Chinese and American Air Forces keep a very close relationship. He contributed to this event very much. INTERVIEWER: Did he battle with the enemy himself when in the AVG? Did he fly? Battle? TIGER WANG: When he was in the AVG. INTERVIEWER: Say General Chen a De, say his name. TIGER WANG: When General Chen a De was in the AVG, he did fly. But about fight with the enemy... As I know, he was a commander, a commander to the AVG. No matter up to the sky or on the ground, things were all in his plan. It was not necessary for him to battle personally when he served as the leader of the AVG. He was the commander. INTERVIEWER: We know that during the Defensive War, the late President have to fight against, in one side, Japanese, in the other, Chinese Communists. Can you explain this situation? At that time, can you explain the situation then? How the late President...... TIGER WANG: As far as I know, when fight against Japanese, General Chen a De contributed very much to Chinese Air Force, to the cooperation with Chinese Air Force, and to commanding. But about against the Communists. INTERVIEWER: No, I mean the late President Chiang. At that time, in Mainland China, the situation was troubles within . TIGER WANG: You mean late President Chiang! INTERVIEWER: Yes. Troubles within and without. He got to fight against Japanese and Communists. So the burden to President Chiang was very heavy: troubles within and without. Can you explain the situation at that time? Talking about the President Chaing, have to fight against Japanese and the Communists. TIGER WANG: How can I explain this. The President's ambition was to make the Republic of China a modernized country. If, no matter it was foreign countries or from inside of China, it was harmful rather than helpful to the country, then the President, for the future of the nation, cannot help but to use military forces. INTERVIEWER: The situation must be very tough at that time. What was the situation? 19 �TIGER WANG: The situation.... it was a very severe problem for the country. I believe the old President was not willing to have civil war in China. But he cannot allow the enemy to hurt the country. In order to save the nation, to rescue the people, he just cannot neglect the situation, he would not. INTERVIEWER: At that time, even until now, some people said that the late President only fight with the Communists instead of against Japanese. TIGER WANG: They cannot say that. INTERVIEWER: He did not take fighting against Japanese as top priority. TIGER WANG: No, no. We cannot say that. If he did not fight against Japanese. INTERVIEWER: General, would you. TIGER WANG: For example, in China, we called fight against Communists as "Attack against the Bandits" INTERVIEWER: Right. So they said that the late President just attacked the bandits but did not fight against Japanese. This was the critique from foreign scholars toward him. I hope you can explain this here, all right? Please repeat my question when you ready to start. TIGER WANG: I think they were wrong to criticize the old President on this point. INTERVIEWER: All right, all right, repeat my words first. You just say: "Somebody said that the late President just attacked the bandits but did not fight against Japanese." Repeat this sentence first and then say what is your opinion. TIGER WANG: Somebody said that the old President just attacked the bandits but did not fight against Japanese. I think that they are humiliate him, besides, it was not a fact according to the history. In contrast, many people said, to stabilize the inside before repel the outside. I agreed this idea totally. To stabilize the inside before repel the outside did not mean to fight against both sides simultaneously; this would make the country suffered too much. So, I totally agreed with the late President's strategy of eliminate inner bandits first and then defend outside invader. If we cannot unify the nation and collect all our strength to defend invaded enemy, our country's strength will be weakened. At that time, there certainly were some people said that the late President just attacked the bandits but did not 20 �fight against Japanese. For them, I have one question to ask: You said the late president did not fight against Japanese, then how we won the Defensive War? Who lead us to fight for the victory? It was the old President that lead us to fight for the Defensive War. So, if somebody said that the late President just attacked the bandits but did not fight against Japanese, I will say that this is just nonsense. INTERVIEWER: Will you please say that again because we did not get it right yesterday. You say when Japan invaded China in 1937, did the Chinese Air Force have strong power enough to against Japanese Air Force? I mean, how many pilots, how many planes did Chinese Air Force own? TIGER WANG: I don't know. I don't know the pilot. INTERVIEWER: Repeat my words first and say when Japan invaded China in 1937, the Chinese Air Force. Repeat my word first, all right? TIGER WANG: That was about the Defensive War in 1937. At the time when the War began, we Chinese Air Force were prepared and were trained for, but did not have a very powerful ability. The important thing for battling is that the ability to fight got to be continued. At the time we prepared for the War, we only have part of the Air Force prepared. We did try our best to train our men. I served in Air Force at that time. INTERVIEWER: How many planes? How many pilots? How many planes that can fly, can fight? TIGER WANG: How many planes at that time? I may say that in quantity. The fighting is depend on two things, one is the quality, the other is the quantity. When the war began, I think that the quality of the training of the Chinese Air Force was very good. But as the war going on, there were certain losses which was inevitable. When try to supply for the losses, we encountered many difficulties. INTERVIEWER: During the Defensive War, Japanese Air Force bombed many Chinese cities, can you describe your feeling when you saw those cities slaughtered by Japanese bombs. Can you describe what did you feel? TIGER WANG: Of Course, at that time. 21 �INTERVIEWER: Repeat my word first and say when Japanese Air Force bombed these Chinese cities and made uncountable losses, what was your feeling. Repeat my words first. TIGER WANG: When the Defensive War began, Japanese has prepared a very powerful Air Force which I can say that was much stronger than ours. But, I think that in many places, the Japanese Air Force should not bombed anywhere they want, they should not do this. At that time, people in many cities worried about and suffered from this very much. They worried and suffered too much. I think that in strategy. INTERVIEWER: Change the tape. Japanese troops planed to went through but was destroyed by the AVG, on the Salween River...... Ambassador, do you remember that event? TIGER WANG: I don't remember that. INTERVIEWER: Everybody knows, people knows your nickname. They prefer to call you Tiger Wang. Can you explain why? How did you get this name? When you are ready to start, when you ready to say, repeat my words first and say "people always call me Tiger Wang." and then explain the original of this name. TIGER WANG: Some people call me Tiger Wang, namely Wang Lao Hu. I got this name because when fighting for the Air Force, I was famous for not afraid of death. I was like that in the Air Force, furthermore, when I trained my followers, I focused on teaching them to be not afraid of death also. There were two things that we mentioned all the time when trained our followers in the Air Force which stated "Not afraid of death," and "Not covetous for money." I may say that the spiritual of the Chinese Air Force in "Not afraid of death" is very respectable. It is not because I was a member in the Chinese Air Force so that I praise it, it because. When talk about the quantity of the Chinese Air Force, we were much weaker than Japanese Air Force. INTERVIEWER: So the origin of your nickname was. TIGER WANG: In addition, people call me this is possibly because when I trained my followers and my students to be not afraid of death. To train my troops and my students to be not afraid of death, I have to be not afraid of death myself, right? When I train the air force, the idea of not afraid of death was a very important....This was a fact for the education. 22 �INTERVIEWER: Is there any relationship to the Flying Tigers? Your name Tiger Wang and the Flying Tigers. TIGER WANG: No at all. I got the name, Tiger Wang, long before the formation of the Flying Tigers. That was when.... There were many reasons for this name Tiger Wang: because I treated my followers very strictly and I paid serious intention to military regulation. It was not only because I did not afraid of death in flying that get me the name Tiger Wang, I was very restricted to my followers. For those good followers, I did my best to promote them; for those followers that were not so good, I would not do bad things immediately, I just retrained them more strictly. In the Air Force, I can tell you, it was not that easy to train a good pilot. So, people call me Tiger Wang is because I always requested strictly and because of my bravery in fighting. INTERVIEWER: Could you explain to us the influence of the AVG on China? TIGER WANG: I may say that the AVG did contribute to our country for a great deal. Because at that moment, to tell the truth, if we depend on our own Air Force, it would be too painful for us. In comparing with Japan, we were far behind them. At that time, people felt that our Air Force was not good enough in both quality and quantity. We requested very strictly in quality and the training was very tough. INTERVIEWER: People said that Chinese and American Air Forces have a very good relationship until today. How is your feeling? What is your opinion? Repeat my words first. TIGER WANG: The relationship between China and America... Chinese and American Air Forces have a very good relationship indeed. One of the reason for this is because the Chinese Air Force, when we started our aviation school, when we set up the aviation school in Hangchow, the first advisor that we invited were an American. Like Choid? and others, all the instructors were Americans. At that very moment, Chinese pilots and American pilots have built a strong friendship. I can tell you, the relationship between teachers and students are more important than anything else. TeacherStudent relationship, I mean for teacher and students, especially for air force, teacher and student were having a relationship to live or die together. For example, a teacher go fly with a student, if something goes wrong, the plane crashed, the teacher will die as well as the student. So it is very logical and reasonable for us to say that the teacher and student in air force have a very special relationship. We have a good relationship with the U.S. Air Force, one of the most important reasons is because there is a teacher- 23 �student relationship between us. I may tell you, this is a major reason. INTERVIEWER: How about the relationship for today's Chinese and American Air Forces? TIGER WANG: The relationship for today's Chinese and American Air Forces are still very good and it will be good forever. Although there are some differences in the countries' and the government's policies, but in personal feelings, we are still good friends with the U.S. Air Force. INTERVIEWER: Are the relationship from fifty years ago still the main reason? TIGER WANG: Of course. This is a very important reason.... INTERVIEWER: Repeat my words. The main reason. TIGER WANG: Of course. The main reason is because there is a teacher-student relationship. The teacher-student relationship is a live- and-dietogether relationship. We keep a very close relationship with the U.S. Air Force until today, the main reason is because this important relationship. INTERVIEWER: We know that five months after the establishment of the Flying Tigers, the Pearl Harbor Incident occurred. Would you please describe your feeling. Was there any change after the incident? Was there any change for the U.S. Air Force, the AVG in China? What's the situation? TIGER WANG: The Pearl Harbor Incident. INTERVIEWER: Repeat my words, the Pearl Harbor Incident occurred in December 1941. Then go on, O.K.? Repeat my words first. TIGER WANG: What is the purpose of your question? INTERVIEWER: Before the Pearl Harbor Incident. INTERVIEWER: After the Pearl Harbor Incident. Before the Pearl Harbor Incident, America did not participate in the war. The only thing they have in China was the AVG to help Chinese Air Force fight against Japan. After the Pearl Harbor Incident, America take part in the war. To you, because you were a general in China, an Air Force general, O.K.? How did you feel? Was there any influence for the AVG? 24 �Was there any influence on their battle strategy or anything else? What's your feeling? TIGER WANG: About this question, just like I mentioned before. INTERVIEWER: You have to repeat and say the Pearl Harbor Incident occurred in 1941, and then continued. They cannot recorded my questions, O.K.? TIGER WANG: O.K., O.K. INTERVIEWER: Let's do it again. TIGER WANG: In 1941, the Pearl Harbor Incident occurred. This incident increase the friendship between Chinese and American Air Forces. This is a fact that it increase the friendship between Chinese and American Air Forces. When the incident happened, I was in Siberia. I was in Siberia to build an air force base so that in this wide area, the Chinese Air Force may have a base for the war. When the Pearl Harbor Incident happened, I was there to look for a proper place to be the site for air force base. At that moment, I have thought about the Siberia which was a very big wilderness. According to my judgement, if there was things happened among Japan, America and China, I believe that Siberia must be a... It will be inevitable for us to use Siberia. So, before the Pearl Harbor Incident, I can tell you, I got a plan for the base in Siberia and began to build base there. So when the Pearl Harbor Incident occurred, our base in Siberia became very useful. I remembered when I was building the base in Siberia, my friends from the U.S. Air Force went there, too. He went there to check the base. The U.S. Air Force, before the Pearl Harbor Incident, knew that it would be inevitable for Americans to fight against Japan someday. We can talk about it here that they have prepared for the set-up of the air force bases and so did the Chinese. So, after the incident happened, bases around this area did become very useful. INTERVIEWER: What you mean is that after the Pearl Harbor Incident, the cooperation between Chinese and American became even closer. TIGER WANG: Closer? Yes, it is true. After the Pearl Harbor Incident, Chinese and Americans cooperated to each other closer. And, all those higher ranked officers in the Air Force knew that there would be a day like this. So, the reason I built the base in Siberia was not only for us, the U.S. Air Force use it more often than we did. 25 �INTERVIEWER: O.K. Can we go back and talk a little bit about... Because you were the trainer for Chinese Air Force, can you tell us the methods Chinese used to train our air force staff? Is there any difference to the methods used by the U.S. Air Force? TIGER WANG: What? INTERVIEWER: I mean is there any difference between the training methods of Chinese and U.S. Air Forces? TIGER WANG: Memorial? INTERVIEWER: No, I mean. TIGER WANG: For Chinese and American Air Forces, I can say that, from the beginning of the training for both Chinese and American Air Forces, all the content are the same. It is true that they are the same. I can tell you, because, for Chinese Air Force, when we established in Janchao?, Hangchow, the school had invited Americans from Air Force to be advisors and flying instructors. Not only as advisors, but also as flying instructors. At that time, training foundation, training methods, selection of Air force staff were almost all followed what Americans did for their own air force. So, for Chinese and American Air Forces to cooperate is very easy, very sincere, very easy. Those American instructors of the air force came to our place, I can say, they did not think they were Americans anymore; they just the same as Chinese, that's truth. The cooperation of China and America was not succeeded in a short period, especially for the Air Force. The training methods and training procedures of the Chinese Air Force were the same as it of the Americans. When I went to America, that was because American instructors came her to train our people to fly, so they invited me to The U.S. to inspect and evaluate. I went to their aviation school and found it was the same as ours. They were totally similar. In the training methods, training, even daily life, all the training were the same as in China. This is one of the reasons that made it very easy for Chinese and American Air Forces to cooperate. General public may think that the Chinese and American Air Forces. As a matter of fact, why the Chinese and American Air Forces can form and looked like from the same country is because when the training began, we have the American instructors, American advisors. In the meantime, we Chinese thought that the training and education of U.S. Air Force was really very good. 26 �INTERVIEWER: At that time, a traditional flying strategy for Air Force was to have three planes fly together, but General Chen a De's strategy was to have two planes. TIGER WANG: What two plans? INTERVIEWER: I mean, at that time. TIGER WANG: That is the formation of the air force. In the formation of the air force, a squad team has three planes, sometimes four plans. INTERVIEWER: But General Chen a De's method, his strategy was two planes. TIGER WANG: That was a. This was not a permanent. INTERVIEWER: How did you feel, because two planes, it was a new formation for two planes. It was a new strategy at that moment. TIGER WANG: It was not a. INTERVIEWER: We want to know what your opinion about this thing? Can we start it over again. When you begin, we will work on this question from beginning. When you start, repeat the question first. TIGER WANG: I don't understand this that clear. INTERVIEWER: You don't know it that well? TIGER WANG: Let me tell you one thing. I have a very close relationship with the U.S. Air Force. For example, when they established the AVG; the formation of the AVG was a very big event for America and for the Air Force. It was very important. Let me tell you, in the AVG, there was a Group Commander, the next were Squadron Commanders, and then Squad Team Leaders. I will tell you now that the AVG was established in Kunming. After established, Chen a De, and this was not his opinion alone, invited me to be their second leader that equivalent to the deputy group commander. At that time, it was not so appropriate to give me a title as deputy group commander, but they invited me to join them. Chen a De invited me to be the deputy group commander, because there were not only Americans in the AVG; there were many Chinese in the group included Chinese aviators. Therefore Chen a De invited me to served as, he cannot called me deputy group commander, but it was one of the leaders for the group. I don't think many people know anything about this. When he invited me to do this, I tell him that I got to ask for the President's permission because I am a 27 �Chinese officer but most of the staff in the AVG were Americans and, as a matter of fact, it is an American troop. The AVG was an American troop, therefore, when Chen a De asked me, but he cannot say please be my deputy group commander, to be one of the leaders. I told him right away that I cannot make decision myself for this issue. Because for a Chinese officer get into the American military system, I got to ask our old gentleman. I went to see the old gentleman myself, and the late President agreed with my suggestion that Chinese officers should not be the leader for American troops. So, finally, our old gentleman permitted and told Chen a De that I will serve as a second leader, but it cannot be announced to the public that I am the deputy group commander, just like a guest which will not be included in the system. So, I think not many people knew about this thing. INTERVIEWER: Did this issue has any influence on your future as a serviceman? TIGER WANG: No, no. there was no influence at all. I tell you, for those came to help the Chinese Air Force at about the same time, we had American advisors, Russian advisors, and once Italian advisors. Sometimes we invited American advisors and Italian advisors simultaneously. Therefore, the Chinese Air Force invited advisor from America which were largest in amount and have longest history. Next was Russian advisors. It was during the China-Soviet Union cooperation period. There were Russian advisors in Army, even served as pilot for the Air Force. We have been with American Air Force as well as Russian Air Force. I learned how to fly in Soviet Union. The other was, I am afraid there were very few people knew this, our cooperation with Italy. Our Air Force once had Italian advisors and there were many Italian flying instructors. I think most of the people did not understand this. What we hope was that no matter which country help us to establish the air force as long as they treated us well, emphasize on his own air force, and owned a very powerful Air Force themselves. So, in the Chinese Air Force, we have American advisors; during the China-Soviet Union cooperation period, we have Russian advisors; once one even have Italian advisors. And I have been to Italy to got my training. INTERVIEWER: All right, at lat, would you please.... TIGER WANG: We try to suit each other's needs, so, when you are ready to go public. I feel that the AVG was really very helpful for the Defensive War. In the Air Force, for the strength of the air force, the AVG did a lot of things. It was very powerful for the Defensive War, in war ability, in the Chinese war ability. And, the thing that 28 �makes me feel very respectful was that though our American friends were volunteers stayed in China to help increasing the war ability of China government; I may say that these friends were very respected by me because they tried their best to help, sometimes I feel they tried even harder than they will if worked for their own country. I am not telling this to the American friends only, it is just the truth. For example, I said this before, that the AVG took me as one of their members. I did not tell this to show that I did something in the group, but in order to increase the strength of our American friends, I did try my best to help. To help them was just like to help Chinese ourselves and was equal to work for we Chinese. So I think that these friends in the AVG did devoted themselves to help us. It was not because I have very many American friends, especially in the Air Force, so that I say good words about them. It was not truth, I will never do things like that. I can say that they came to China to fight, and I believe that they will not work harder for their own country than for ours. They did try their best regardless of live or die. So they. I have many American friends in the Air Force, we have the same opinion and all agreed on this point. Especially the U.S. Air Force, they were always with me in battling and training. So, I can say that they did. They did not showed any difference for providing their service to China than to the United States, they were all the same. This is one of the reasons we call our American friends good friends. INTERVIEWER: All right, thank you, thank you. TIGER WANG: This is why we think that the American friends are the best friends. INTERVIEWER: We will finish this very soon. Please say anything as you wish, like some more comments and feelings in your own words. You may say anything you want from now on. TIGER WANG: Take myself as an example, when I began to learn how to fly, I have lots of contact with foreign air forces. As I said, I have been working with U.S. Air Force, U.S.S.R. Air Force, and Italian Air Force, all of them. So, I respected these countries' Air Force staff. They never said that because I am an American served in China for Chinese Air Force, I will do worse here than I will in my own country. Even Russians were like this. Therefore, for the air force staff, I can say that they emphasize on their honor as the most important thing.... [English.] 29 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Flying Tigers Interviews and Films Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese World War, 1939-1945--Personal narratives, American Description An account of the resource Collection contains original 1940s films and interviews conducted in the 1990s, documenting the history of the American Volunteer Group (AVG) "Flying Tigers." The Flying Tigers were organized by the United States to aid China during the Second Sino-Japanese War. Original filmstrips were recorded by AVG crewmen Joe Gasdick and Chuck Misenheimer, as well as Chinese Air Force Interpreter P.Y. Shu, who was assigned to assist Col. Claire Chennault as he trained Chinese pilots and established the AVG. Interviews with members of the American Volunteer Group (AVG) “Flying Tigers” were conducted by Frank Boring for the documentary film Fei Hu: The Story of the Flying Tigers, which he co-produced with Frank Christopher under the production company Fei Hu Films. The AVG Flying Tigers were a group of American aviators, mechanics, medical and administrative military personnel, led by Col. Claire Chennault to assist the Chinese Air Force in their defense against Japanese air strikes from 1941-1942. The AVG Flying Tigers also flew in defense of the Burma Road, a major Chinese military supply route. The group disbanded and returned to regular U.S. military service after the Japanese attack on Pearl Harbor. Creator An entity primarily responsible for making the resource Boring, Frank Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 1938/1991 Contributor An entity responsible for making contributions to the resource Fei Hu Films Christopher, Frank Gasdick, Joseph Misenheimer, Charles V. P.Y. Shu Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource video/mp4; application/pdf Language A language of the resource English; Chinese Type The nature or genre of the resource video; text Identifier An unambiguous reference to the resource within a given context RHC-88 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1938-1945 World War II Relation A related resource Veterans History Project (U.S.) Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Tiger Wang interview (video and transcript), 1991 Creator An entity primarily responsible for making the resource Wang Shuming Description An account of the resource Interview (video and transcript) of "Tiger" Wang Shuming by filmmaker Frank Boring for the documentary, Fei Hu: The Story of the Flying Tigers. The interview was recorded in Chinese and English, and the transcript is translated in English. General "Tiger" Wang Shuming was a member of the Chinese Communist Party who had trained in aviation in the Soviet Union. He served the nascent Chinese Air Force as a flight instructor at the Chinese Air Force Academy, established in Hangchow and later moved to Kunming. When the American Volunteer Group (AVG) was established by Claire Lee Chenault to assist the Chinese Air Force in flight instruction, Wang was the Academy's Assistant Commandant (Executive Officer). Later, Wang and Chennault coordinated their defense of the Burma Road against Japanese bombers. After World War II, Wang led a decorated military career, and was eventually promoted to be General and Commander-in-Chief of the Chinese Air Force, and then Chief of Staff of the Ministry of National Defense. He served in the United Nations as a representative of China and later became the Chinese Ambassador to Jordan. Contributor An entity responsible for making contributions to the resource Boring, Frank Christopher, Frank Fei Hu Films Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Identifier An unambiguous reference to the resource within a given context RHC-88_Wang_Tiger_1991-03-19 Language A language of the resource chi eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/540">Fei Hu Films Research and Production Files (RHC-88)</a> Subject The topic of the resource Oral history United States--History, Military China--History, Military Veterans China. Kong jun. American Volunteer Group World War, 1939-1945--Personal narratives, Chinese Type The nature or genre of the resource Moving Image Text Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1991-03-19 https://digitalcollections.library.gvsu.edu/files/original/959c4398339a2cb163c6948c03962a74.pdf c12b67d229d39e51c3eec950b3e86951 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Sermones de preservatione hominis a peccato [folium 112] Identifier An unambiguous reference to the resource within a given context DC-03_112Wann1501 Creator An entity primarily responsible for making the resource Wann, Paul, approximately 1420-1489 Description An account of the resource One leaf from Sermones de preservatione hominis a peccato by Paulus Wann. Printed in Munich by Johann Schobsser circa 1501. [GW M51403; ISTC im00004000] Publisher An entity responsible for making the resource available Munich: Johann Schobsser Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1501 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/4ffb2b6fdeea060e90f1480b45b05d67.pdf bdd0b4bdb2904c23032dbfc788b502c6 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Sermones de preservatione hominis a peccato [folium 125] Identifier An unambiguous reference to the resource within a given context DC-03_125Wann1479 Creator An entity primarily responsible for making the resource Wann, Paul, approximately 1420-1489 Description An account of the resource One leaf from Sermones de preservatione hominis a peccato by Paulus Wann. Printed in Nuremberg by Fratres Ordinis Eremitarum S. Augustini circa 1479-1483. [GW M51405; ISTC iw00003000] Publisher An entity responsible for making the resource available Nuremberg: Fratres Ordinis Eremitarum S. Augustini Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1479/1483 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/e986c4bbb4c7964761dbd9e42d9556d3.mp4 c086686a930d07504708cbaabb43a153 https://digitalcollections.library.gvsu.edu/files/original/511c6c586b5000dfe0396f6f0f7a1a07.pdf 797db08f3d801d670bbf8737331e2916 PDF Text Text Grand Valley State University Veterans History Project Ester Maxine Warber (00:59:10) (00:14) What is your full name? Ester Maxine Warber (00:20) Where were you born? Grand Haven Township, MI, near Grand Haven City (00:30) What is your birth date? March 21, 1923 (00:40) That is quite a few years ago, isn’t it Ester? 80 years ago. (00:43) Isn’t that something. As you were growing up as a young girl, do your remember any of the things that happened in grade school? Anything that stands out good? I started in pre-school but they said I was too small…too young to fight the snow drifts and all so I started when I was six (6) years old in first grade. I missed two (2) years of grade school. They shot me ahead so that I was eleven (11) years old and out of school and the superintendent says you have to do something to keep her busy. I started high school at age twelve (12). (01:33) Can you recall any of your friends or any of the things you did besides study in high school? It was a very small school. We only had thirteen (13) kids in the school in Grand Haven Township. (01:51) In the high school? Oh, in the high school we had a total of 168 graduating. It was the biggest class that had gone through. I graduated from high school in 1940. (02:07) As you graduated from high school, what were your plans? What did you do then? �Oh I wanted to be a nurse, I thought. (02:20) You mentioned you looked forward to going to the lower rung bomber plant, could you tell us about that? I applied when I was nineteen (19) after having worked in Detroit. First of all, I worked at the Farm Crest Bakery and then Sealtest Creamery. I then went to Willow Run when they first started recruiting. Henry Ford owned that place. It is a huge place. The largest it had ever been in the world or course. It was building big planes also. One a day came off the line. I had to wait until I was nineteen (19) years old to work there. I worked there a little over a year. (03:15) What did you do at the bomber plant there? I was on machines in the machine shop with Henry Ford’s old cronies who made his bicycle with him. (3:20) Did you ever meet Henry Ford? He came there a lot because those were his friends in the machine shop. (03:28) Can you tell us about anything of Henry’s friends that you remember? They were as old as he was and that was quite an age. He might have been about 80 years old when he went around to various people on the machines and talked to them; he was very friendly. He was very knowledgeable. He put me in the apprentice program up on the loft at Willow. He didn’t personally do that; the supervisor did. But I learned quite a bit about machines. (04:15) What kind of machines did you learn about at that time? I was mostly on the drill press and the sanding machines. I did a little bit of work just to be doing it on the lath and the milling machine. (04:28) As you continued to work at the bomber plant, what did you then discover, like maybe…….? I would see the planes as they would move down the line to the riveters one mile and at the end of the line everyday with the plane coming off like an assembly line, there was a with a “W.A.S.P” from England. She would take that plane and get acquainted with it before she went through Canada and over to England to deliver it to the American pilots who were loading the planes with bombs and going off to Europe. And we learned all of that of course, about what was happening to our planes. (05:30)Was that before Pearl Harbor? �No, it was built about one (1) year after Pearl Harbor. (05:47) Ester, do you recall the day of Pearl Harbor? What were you doing? Yes. I was at Herman Kiefer Hospital looking through to the fourth floor window to a little boy who had scarlet fever and his family were the ones I lived with in Detroit. Forest and Grand River. (06:12) After you worked at the bomber plant, you then enlisted in the WAVES? I came out perfectly showing my little sister the place and told them I was quitting to go into the WAVEs. But they didn’t take me for three (3) months. I didn’t realize that I would have all that waiting to do from about the end of September until they finally took me by train. It was the first train I had ever ridden. They took me to Hunter College in New York City. It was very exciting, it really was. So in September I got my exam, my physical exam and they got all of my history and had me all ready to go. They were very busy at Hunter College. They only gave us four (4) weeks of basic training. (07:12) Ester, do you remember what kind of train that was? It was a Canadian train. We always moved when I was in the United States on Canadian trains. (07:28) Were they diesel engines? Yeah, they were steam. (07:34) Anything special happen on the train that went to New York? Oh my friends all gave me a lot of joking about how I spent my time. They played cards and I read the dictionary. I had left my two (2) classes in Ann Arbor and I had books that I had been studying. They were English and History. (08:03) You mentioned that you saw a poster that really triggered your thoughts to join. A beautiful poster. That was a glamorous poster. It was with the uniform then that I was able to wear when I got to Hunter College. It was a Handmacher uniform. He was one of the well known fashion designers. We had really good looking uniforms. (08:44) As you went through basic at Hunter College, can you tell us any of your recollections there? I got off the train at New York Central station with my Pullman case and my high heels and I walked 200 blocks to the reservoir out by Jerome Avenue, in that area, and we went up six (6) stores. I was assigned to a room with about sixteen (16) girls on the sixth (6) �floor. We would get there and then they would have us come down to assemble on the street at parade rest and call off our names and then most of the time we had to go off to some of the classrooms and get measured for uniforms and get some postcards, coast guard shoe and our work outfit which was a “drop seat” in the uniform which we got rid of as soon as we could petition and the people who could change our uniform and was able to wear the men’s dungarees because we couldn’t stand that uniform; it was out of style. (10:24) Did you do physical exercises and things in basic training like the men did? A lot of it was just running around the reservoir, and running up those six (6) flights of stairs. It was all walk up. They locked up the elevators. Everybody walked everywhere. We had classroom discussions and just anything that would give us exercise. We always had to walk about a mile to get over to the dining room three (3) times a day. There was a lot of walking. (11:04) What did your basic training consist of? Getting fitted for uniforms and an exam. I had that already in Detroit, but they did it all over again. We trained as to what the Navy was all about; what the men were doing; what the war needed; what kind of effort we might have to put forth and it was much quicker than any group that had gone through. They always took maybe three months and we had only four (4) weeks. And then we got on a Canadian train again and went out of New York Central Station. (11:48) And where did you go? Oh we had to make a choice of what we wanted and I said I would like storekeeper and I got aviation machinist mate school. (12:00) As you went to aviation machinist school, where was that at? It was at Norman, OK in the heart of the big state of Oklahoma. When we had got there, there had been a tornado the night before. By the way it took us five (5) days of traveling by day and being on sitting at night. They didn’t have us travel, they had to take supplies on freight trains at night so we were a passenger train, old cattle cars by the way. When we got there the tornado had really done a job on all the garbage cans and that is what we did the first few days was clean up garbage all over the yards and the grounds. (12:56) That was at Norman, OK? Yes. (12: 59) What location is that in relation to Tulsa, OK? �It is further from Tulsa than the storekeepers school was by the way. It was eighteen (18) miles out of Oklahoma City where they had all kinds of oil derricks everywhere in Oklahoma. (13:20) Could you describe a little bit what the terrain looked like? Could you smell the oil? In Oklahoma City, I think so. Where we were it was nice and clear out. Very spacious ground. Lots of hangars. Old planes that had already served their usefulness in the war effort or prior to the war. It was four (4) miles from North base where the boys were training for pilot training. I had a nephew by age at the North base and he became a fighter pilot going off the aircraft carriers. I saw him a few times. We had to go to North base and fix tears in the yellow parcel training plane. We also had a lot of classroom training, sitting and learning all about planes. We all went to auditoriums and learn to identify planes. They would zoom them across the screen like in a moving theatre and you had to tell on paper what plane that was. I wasn’t all the accurate in finding the right label for the planes. I learned later on what they were because I actually worked on them at Alameda, but while I was in training for six (6) months, I had the measles and the put me in a dark room and wouldn’t let me do anything for two (2) weeks, and I was two (2) weeks behind with my class so I took over the platoon leaders job for eight (8) other people who had fallen behind in their classes. We marched to class. We had classed until noon time and then stood in a big mess line to get fed, and then right back to the classes then. In our last two (2) months of the six (6), we were out taking planes apart and putting them back together again. Learning how an engine worked because it had to work when they put it back together. Having the proper propeller. It couldn’t fly but it had to have a live engine after we had torn it apart. (15:58) So you became quite proficient at repairing airplane engines then? Yeah (16:05) What was the food like in the mess hall as you stood in line? Beans every morning. A great big tray of beans. Sometimes it didn’t get very much use. It was there after we finished our breakfast. (16:22) What were your uniforms at that time then? Some where along in early on, we got rid of those “drop seat” uniforms that didn’t do anything glamorous and we got the men’s dungarees in their storekeepers shop and we had captain parades inspections in the barracks on Saturday morning every Saturday morning with competition with the other barracks. I understood there were men there plus the W.A.V.E.S., about 20,000 people and as soon as we left, they had 20,000 more in training. It was still kind of early on for training. The captain’s parade was very dusty and we had to send them out to Oklahoma City every week, and we also had to buy any �extra uniforms. They gave us two (2) uniforms basically. Beautiful beautiful uniforms as I said. (18:00) As you went to Norman, Oklahoma and the training and so on and the airplanes there, tell me a little bit about what kinds of planes you worked on and the engines that you rebuilt? I graduated two (2) weeks later than any of my friends and buddies that I had trained with and I was an aviation machinist rate, 2nd class, and then after I trained I went home for ten (10) days and then straight away to St. Louis, MO, and out to Alameda, CA to an assembly and repair plant where I went into the machine shop. (18:51) What kind of train did take to Alameda, CA? I think it might have been the Wolverine or the New York Central. It was not in cattle cars but we did have plenty of cattle cars that were shipped around all over the United States. We often got placed in those. (19:20) What did you do in there; did they have chairs or anything? Oh yeah, they were all fitted out with a dining car and not an easy feat. The seats faced each other in the same like most of our passenger cars that had been around. I had never been riding trains. I had never seen trains inside until I went into Hunter College in New York City. (19:55) Do you recall anything special about your trip from Oklahoma to California? I stayed overnight in St. Louis after my ten (10) days at home and lots of relatives to visit. I got into Alameda, CA in probably four (4) or five (5) days and two (2) huge long tunnels that kind of disturbed me. One was about a mile long they told me. You just stayed forever inside the tunnel. It was dark. The train was all darkened. There wasn’t anything too different about those. (20:40) So there wasn’t anything different about the trip there? Did you have to stop and wait until other trains went by? Yes…not a whole lot. They had things planned better than the Amtrak does now. Now computers are planning it all. It was human beings that seemed to do a very good job of getting the trains where they belong on schedule, and on the side track letting one pass the other one. (21:11) These planes and engines that you worked on, were all Navy planes? Yes they were. �(21:18) What kind of planes? They were all the basic fighter planes, Pratt Whitney engines and all the planes that I worked on were the small fighter planes that were going out on the aircraft carriers. I took a course to learn all the insides of the flying. I got my certificate in that and I think I can’t really recall how long the course was. It was about three (3) months. I already knew engines from out in Norman, Oklahoma. Those were the Rolls Royce engines from Britain and pontoons of course. We learned everything about the plane. The entire plane, the flight engineering deck. We didn’t just go through the engine. We sat in class learning about the engine. (22:28) Was this a Navy rebuilding area that you went to in California? It was Navy. It was right outside our base. Part of the federal compound I think with all the Eskimo huts. I went into an Eskimo hut and we had two (2) very smart young men who taught us and it was a small class. I think there were about four (4) or maybe six (6) of us in the class. (23:10) As you did this rebuilding work on the engines, did you get to see the planes themselves? Yes. They would fly the used planes that had been in the Pacific to our runways and there were Navy men on the line, I don’t think any of our girls were out there on the airport area, but they would take the engine, strip it down and then they would use our new parts. Our machine shop was making knew parts for the most part. We did some liners on air ventilators and things that could be retrieved and reused. That is what I did on the banding machine. (24:09) How long were you there? I had about a year and a half on the Alameda base and I also took a course to become aviation machinist mate, first class, and so they said I had to wait until all the men had gotten through and taken the course and wanted to move up. When the men moved up, then I had had a chance. They told me that right away. So I waited and before I got out I made First Class because I had passed the exam. (24:53) How old were you? I was 21 at the time, I think (25:04) Were you there at the base when the war ended? I was in Hawaii. I was six (6) months. (25:18) How did you get from the repair base to Hawaii? �I asked to go to Panama and they sent me to Hawaii and it was the first group that had moved out. They had a group that had moved to Alaska, one to Bermuda, one to Panama, and one to Hawaii. We went with what had been a private cruise ship and it took us five (5) days rendezvousing every morning and traveling with merchant marines, a whole lot of supply ships on their way to far off places in the Pacific. We were stopping in Hawaii. Oh these ships had already been loaded with women and children to go back to Hawaii. When we got there, they still had all the fence around the beaches. They had everything pretty well patrolled and guarded and they had our own submarines out in the water all around the island. Course there had been no attacks enough times so they thought they were safe to bring the civilian woman and children back. (26:45) What did you do then in Hawaii? They put me right on the line and I went out with an eighteen (18) year old who taught me how to run a supply, 10 ½ ton truck, a big big truck that was a British. I steered it in the same fashion we always used for our American cars, but you had to have four (4) way stops and use a lot of care in going around to do anything like supplying the ship, loading, but also because I was one of the petty officers, I worked in the administrative office at the airport. We pushed the chiefs out of there and the guards took over as far as our living quarters. I am sure it was discussing to all of the guys who had to move into barracks and the girls took over. We all had single rooms then. (28:07) What was your rank then? I was aviation machinist mate, 2nd Class and so I had a little scooter to run around all over the place including the airport area. I met people in all the missile stations. The missile dump…not missile but whatever…. (28:44) The ammunition dump? Yes, there you go. They gave me all the war bonds, the civilian and military boys had them taken out of their pay which was very slim in those days, but they could always make $18.75 on their war bonds and we still went all over the island getting acquainted with all the fascinating things on the little bit of money that we had left. We never missed on the war bonds. I always had the same people to give another one too every month. (29:30) So you were working in the office then pushing paper work? I ran around all over. I took up…I didn’t sit in the office and do any typing or anything. (29:40) While you were in Hawaii, did you do any rebuilding of engines and that sort of thing? �No it was supplying the planes. I helped with putting them…I took another course on flight engineering which I was so proud because there were only two (2) of us in the W.A.V.E.S that had ever done that at that time. Aviation Machinist Mate. I was so proud I made several copies of my certificate and showed everybody. That was the highlight of my time in the service and that was again two (2) young military men, sailors, who taught the course eight (8) weeks and then I did some practice or training trips down to Motto’s Inn on the Parker Vance on the big island for training trip. (30:50) Did you get any chance at all to get any type of recreation? Loads of USO dances on the Navy aircraft carriers that were parked out near Kenaway Bay. I wasn’t in Pearl Harbor. I was immediately crossed over the to Petanioway Bay, the big air base. (32:26) Did you happen to have any opportunity to go to the USO dances and things like that? Only…we could go every Saturday night and Friday night. Sometimes we would like to go to the Queens YMCA in Honolulu and to Sears Roebuck and to see all the spouting pacific coming up through volcanic tubes. They had a lot of waterspouts and they were fascinating. They had lookouts at these places. It took only a Sunday afternoon to go all the way around Oahu, the major island where Honolulu is located, and they had pig grocery stores. They called them Piggley Wiggley. They would have them all up and down California and Seattle, WA. (32:26) Did you happen to see any of the movie star entertainers and people like that as you were there and went to the USO clubs? In Alameda I saw a lot of them. They weren’t too far away from Los Angeles and Hollywood and ex-President, Ronald Reagan. He was a lieutenant colonel in charge of the USO entertainment and he shipped a lot of people out to Hawaii and further and some times we were able to see them on the island. Most of the time they just had a little rest stop and then went off to Australia or to the Philippines or Iwo Jima or wherever they were going. Most of them went all the way out to dangerous zones for the USO, but we saw a lot of people coming through getting rest and recreation, the boys, themselves. They would come to the famous hotel on the island at Diamond Head. One of the breakers is where we had the USO dances when we didn’t have then a board the ship. They were always asking us to come out a board ship because they air craft carriers only came in for refueling not really so much to be resupplying. They got that in the main lands, but they had to stop in Hawaii so we had USO dances all the time..many many of them. The women officers and we women officers had barracks that were a little bit more elegant then our chief’s quarters. I did guard duty or night time duty up there and telling the person on ship that their date was ready to go out to a restaurant. We had a lot of good meals anywhere on the island. Many many places on the island. (34:59) So the meals were a little better than the beans in basic training? �Yeah…..the beans kind of are still used on Navy bases I understand and they always have bean soup in the Senate in Washington DC. It is traditional for them to have beans for breakfast and beans for supper. (35:29) Do you remember where you were at on VJ Day? I was on ten (10) hour days and they had four (4) days of blowing up ammunition dumps and having an exciting and ecstatic kind of a time. They just really had not work getting done. The people were signed up immediately for how many points they had and whether they could leave and go back home to the main land and get out of the military. The men were high priority. The WAVES were support people and stayed a little bit longer. It wasn’t long and they had them loaded aboard planes and hospital ships. I went in a hospital ship myself eventually, back to Los Angeles. The chief of my unit in the machine area, I had not been working for him, a couple of my friends had, but he married an Hawaiian girl and took her on a honeymoon for a month to the mainland so I got my aviation machinist mate, 1st class, I just stepped into the job and there were very few people to take care of anymore; they were all gone out of the service already in that month. I took over the chief’s machine shop and there was nothing going on the carmax so in the morning I would have to do all my chores and guard duty. We did have to guard the fence. The boys were on one side of the fence, the girls inside our compound. There was lots of good talk and lots of good coffee. We had to have guard duty. We also guarded inside our barracks as well as the fence line. After I got all my duties done and cleaning up there even though I was suppose to be in charge of practically no personnel really, then I could go out to Nimitz beach to play volleyball and eat my meals out there. Usually it was strawberries with waffles, or tuna fish with waffles but not Beans!! (laughing)…something else. Anything went with waffles. That was a very nice month. The boys were suppose to be in charge of taking care of the beach and cleaning it up daily. They let me clean it up. I was never assigned to it. I love to go out there and run the tractor and I sifted the sand through and cleaned up a lot of junk off the beach. There are beautiful beaches in Hawaii. (39:16) As you came back to the states, you said you came on a hospital ship? It was the Tranquility; it had made many voyages back from the Pacific and all the places like New Guinea and everywhere. I think they all stopped in Hawaii. There weren’t very many people when I came back because I had been delayed a little bit. It took us about five (5) days. The Tranquility had been made for the Canadian Oil Company. Canada transferred it to the United States and it was fitted as a hospital ship. It was kind of a nice ride. The weather was very good. I listed to radio music. By the way in Hawaii we had Bob Crosby. He finally got out of the Philippines. That was Bing Crosby’s brother and he had a wonderful band. He had been in Oklahoma, and when I got out to Hawaii there he was for all the time that I was in Hawaii. Near the end he had to go. I don’t know where he got located though further on in the Pacific I guess. We had all kinds of good music. Those wonderful songs of WWII were played on the ship radio and I lay in the sun on the deck. Didn’t do much of anything for five (5) days. I got into the presidio and �I think I said Los Angeles, I went into the presidio of San Francisco. There were two (2) of them. I left to go to Hawaii out of San Francisco and they kind of debriefed us for a couple of days, we then took one of the cattle car trains to go to Great Lakes Illinois where I was discharged. (42:00) So you ended up being discharged in Great Lakes, IL? February 8, 1946 (42:11) After you were discharged, what did you do? I was taken by either the Wolverine or New England…not New England, it was New York train from Great Lakes the very same day, February 8, to Ann Arbor and I registered that day to finish my freshman, first semester, in the Great Lakes. They were on quarters then, they were not semesters. It didn’t take them long to change from quarters to semesters and I finished up my 156 credit hours and 3 ½ years and I went summers on the GI bill and they paid all of our tuition by IBM card and we delivered them to the administrative office. They put us pretty much on our own. My roommate had been an “X” WAVE too that first year. She went steady real quick after she hit campus and she and the guy she ended up marrying took off on what they called the snowball expedition to Washington DC to congress to get us more money because we were making sixty-five dollars ($65.00) a month to live on and they pushed it up to eighty-five dollars ($85.00) a month…a month! A little bit less than what they get now a days. You might say when I went into the military in the WAVES, I was getting the very same pay that the men were. This was ninety-six dollars ($96.00) a month. So from the very beginning I bought War bonds. I thought they were useful and they accumulated very well for me. There were no problems selling War bonds. The men from the Pacific coming off the ships in Hawaii and Alameda and in the civic auditorium in San Francisco, they had bonds. The civilians as well as the military, they all bought war bonds. I was proud of my effort on that. I also had the engine….safety effort…where I have to use the fire extinguisher on the Pratt and Whitney reconstructed engine….we would…….it was a dangerous kind of thing. I was scared to death while I was in that pit holding that fire extinguisher. I never had a fire while I was in. Many of us had to take that duty. It was almost constant. I think there was mostly the fire fighters and they were especially trained to be out on the tomeck when they were firing up a plane to take off. That pit duty was isolated and dangerous and I got through that. (46:29) As you went back to college for 3 ½ years, what did you do after that? I tried to get a job in one of the places in north Chicago TB hospital because they had lab work training. I went into the basic sciences, but I had taken a little of this and that and it didn’t look that much as if I was a lab tech so I went on that summer and �they had put me on unemployment role and tried to find a job in Muskegon for me on my resume that had come out of the head office in Ann Arbor. So I took the summer duty on the line over at Grosse Isle? and I took the exam for nursing school and went into nursing school with the rest of my GI bill in Ann Arbor. (47:41) So you became a nurse? I took a year and a half of it, not quite a year…it was a year and a summer, and decided I didn’t want to be a nurse so I got back and work in an OBGYN office for three (3) years, four (4) years in Blue Cross Blue Shield, 600 Lafayette in Detroit, and I was a supervisor in the subscriber’s interviewing and all my people that I were supervising would tell me that they were going back to graduate school so I went back to graduate school at Wayne State University and became a psychologist and while I was training at Wayne State I worked in a cardiac specialists office. He was affiliated with Henry Ford Hospital. It was very good experiences. (48:45) Was Henry Ford still alive then? No…no… I think he died right at the end of the war. He was a good age when he died. I don’t remember something like 90 years old or something. He was a very personable guy. (49:04) What did you do at the Henry Ford Hospital then? Well, I didn’t work at the Henry Ford Hospital, I worked in the Fisher Building in Detroit in the cardiac specialist’s office, but he was affiliated with the women’s hospital and taught the interns in the cardiac specialty. I did his notes all over. He kept me there for twelve dollars ($12.00) a day. He was there from…….I had to come in at 8 o’clock and he came in at 9 o’clock and stayed until 2 o’clock, but he had me working for twelve dollars ($12.00) until 6 o’clock at night and doing all the typing of his notes for the cardiac training for the medical students. That was a very good experience. (50: 00) After there what did you do? I was then hired by the city of Detroit in the Herman Kiefer Hospital as a psychologist. I was on the president’s list for very good marks and extra special work with four (4) blind students whom I read to. Oh yes, and I worked for Cord Hauser to estimate remarks from all the union employees from the big car companies. He was doing a book. He was a social service professor and he went out to Appleton, WI and left three (3) of us in his office doing all this work for him. He was a very kindly old gentleman, and his son was teaching a journalism course. I took that course. He was from Ann Arbor and worked at Ann Arbor, his son. It was a good family to know. (51:16) After doing that, what was your next experience? I went in to the Peace Corps. �(51:24) I was hoping we would get in to that. I had a ham radio in Herman Kiefer Hospital where we received a Spanish course that was being taught by the Henry Ford Foundation in the school right across the street. The kids were third graders and we all chipped in and practice the Spanish along with them and I waited quite a few months before the accepted me in the Peace Corps and that was in a December date too when I finally went to Puerto Rico and trained for four (4) months, I practiced a lot of Spanish and got a lot of training in how to conduct ourselves in the South American countries and the Spanish culture…the local culture. They sent me to Ecuador. I knew already when I was in training in Puerto Rico that I would go to Ecuador. The Ecuadorian man who was accepting us, worked for the national government of Ecuador came to our training base and we had some lectures from him. A lot of ground proofing from men who came from the University of North Carolina, he and his son, trained us in drown proofing and extra ability to swim and a lot of class work and President Johnson and Lady Bird came down and graduated us after four (4) months. We flew home for ten (10) days sort of military style and had to meet in Miami the day before we were to get aboard a night flight into the mountain town of Tito where all the embassy’s of many of the foreign governments were working and occupying the place. We stayed there and met the diplomats and met the president of Ecuador and then an eight (8) hour trip down the mountainside. I was assigned to Guayaquil and I had been working in hospitals and doctors and they put me into a healthcare program. We went around with 20,000 squatters or new people or natives who had come flocking into Guayaquil. They were outside of the city and they had their own Heffies who organized the communities under the chiefs or Heffies as they were labeled. We went around to the homes in this 20,000 person nicely organized seaside communities where I had twelve (12) kids, young women, teenagers who had been trained for two (2) weeks in the Ecuadorian university and in the hospital to give syringe shots, the dbt or diphtheria pertusses and tetanus vaccine and added to that at the last minute the soul pox scratch test on the arm. We went around to all the household and wherever they had a six (6) months to six (6) year old child, they had all of these kid shots before starting school. It was all from world health organizations in Atlanta, GA. I had Walt Disney health movies made in Mexico City, in Spanish, on what dirty things flies were, and how to build a latrine, and many discussions on health care. I taught home nursing afternoons the entire two (2) years. It was in the mornings that we went around and gave the shots to people and the girls only worked half days, but I think we hit the entire 20,000 at some time or another. (57:28) How many years were you in the Peace Corps? Just two (2) years. A girl from New Mexico who had been trained as a veterinarian took over my job. I guess you can do the same things with animals, you know they have all the same kind of training the vets do. They have to make sure that all of our animals are safe and they certainly have very vigorous training. They are very knowledgeable, but I did meet her and I had a Judy Mucha who was a famous swimmer on the Olympic team. �Her mother had been to Tokyo and had metals from her swimming long before Judy was born. Her two (2) uncles were famous football players so I thought I had a famous person living with me the last six (6) months of my two (2) years. (58:37) Well Ester you did have and you know it has been a real enjoyable time talking to you. I don’t think your life time would fill just one hour, but probably about fifty (50) hours worth of video tapes. It has been a fun time and we really appreciate your talk and it has been so interesting. (59:01) Thank you very much. It was a wonderful thing to have this happen to me in my old age…age 80. (59:10) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WarberE Title A name given to the resource Warber, Ester (Interview transcript and video), 2004 Creator An entity primarily responsible for making the resource Warber, Ester Description An account of the resource Ester Warber grew up in Michigan and worked in defense plants in the Detroit area during World War II, and then enlisted in the WAVES, trained as an aircraft mechanic and served on a base in Hawaii. After the war she held a variety of jobs and became a psychologist, and then served in the Peace Corps in the 1960s. She provides detailed descriptions of her training and duties in the military, and mentions meeting Henry Ford as well as Lyndon and Lady Bird Johnson. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Naval Reserve. Women's Reserve World War, 1939-1945--Personal narratives, American United States. Navy Video recordings Women Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2004-02-11 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f25a7cd92c186c9b1995429b7d63bd40.mp4 74ae454f93f40c82e2e1864426c5dc8d https://digitalcollections.library.gvsu.edu/files/original/b5cfa220b4bff244a822128f502674b7.pdf 904298a7a37816b4bb194edc6fa033eb PDF Text Text Grand Valley State University Veterans History Project Interview Name of War: Vietnam Interviewee: Jack Ward Length of Interview: 00:28:57 Background          Born in Grand Rapids, Michigan, on December 14, 1949. His father was an Army Air Corps veteran. He was a bombardier and navigation systems tech on B-29 Super fortress. He served in WWII. His mother would stay at home while his father was at war. They are both deceased now. He has one sister, who is 5 years younger than him. He graduated high school in June of 1968, from Kentwood High School. He had a week off after high school before signing up for the draft. The next day he was being sent off to Fort Wayne, Detroit for his physical and induction. He entered the service by volunteering for the draft. It is considered to be enlistment. He would sign up for two years. He did not know that it was considered enlistment until he read it in Parade magazine. He wanted to join either the Marines or the Army. He figured he had a better chance to get into aviation if he joined the Army, so he did. Training (3:15)        After the physicals and inductions were completed, they were put on a bus for an allnight ride to Fort Knox, Kentucky. When he got there, he would have to take a couple of tests for placement purposes. This would take a couple of days. He would then start his basic training with Company B-19-3. After the completion of his basic training, he would be at the mercy of the Army to place him where he would go next. Had he signed up for 3 years he would have got to choose where he would go and what he would do for specialized training, but he had only signed up for 2 years. He expected to be put in the infantry, which he would have been fine with, but he ended up being placed in the mechanical side of things and would work in repairing helicopters. He found adapting to military life fairly easy. When he was in high school, he was told what to do by his athletic coaches, so he knew how to follow orders. He really liked his training. He really enjoyed the field training they had to do, like learning how to shoot machine guns. Active Duty (5:15)  After training, he would depart from his home in Grand Rapids on December 12, 1968 to Chicago, then by airplane to San Francisco, and then was placed in a cab to Oakland, CA. �                     He would be housed in the Oakland Army Depot. He remembers the bunk beds there were 6 or 7 high and he was on the very top. After about 3 or 4 days in Oakland they were shipped out, at night, to Travis Air Force Base in the San Francisco area. There he would be put on a commercial air liner and be flown to Hawaii. They would only be there for 2 or 3 hours for refueling and would then go to Guam. From Guam, it would be a non-stop flight to Bien Hoa, Vietnam. It would be north of Saigon. From Bien Hoa, he would be taken to the 89th Replacement Company. He was housed there for about a week, until they figured out where they wanted him to go. He remembers them telling him that he would probably end up in Pleiku, also known as “Rocket City.” He would then get on a cargo plane and be flown to Pleiku. He remembers landing there and hearing all the things about it, but it turns out he was at an Air Force Base there. There was a swimming pool, a PX, real building in construction. There were also paved driveways and grass and flowers. He thought he had it made. Unfortunately, the Army guys were sent to their camp, Camp Holloway, a few miles away. It took a while to get there and it was nothing like the Air Force Base at Pleiku. He was never on the front line. In fact, there never really was a front line. The closest he ever got to the front line was when he had to go out at night to serve in his defensive positions on the perimeter on Camp Holloway. Vietnam was not scary during the day, but at night it was. The Viet Cong, in his area particularly would like to fight. It was a series of flares, mortars, and rockets coming in. They had gunships out on the perimeter trying to suppress them. This was happening pretty much all the time. He did not see any heavy combat, as he was a mechanic. But when he did, he would mostly fire his weapon into the tree line or at muzzle flashes. It’s not like in the movies where they run out in the middle of a field and then get shot. They were a lot smarter than that. Neither side would expose themselves needlessly. He remembers the casualties he saw were things of a stupid nature (10:25) For example, in the early morning they had taken “bloopers” which were M-79’s he thinks, to a training camp. They were not gone an hour before they had to go back because one of the instructors shot a grenade straight up in the air. It would come back down and cause a lot of casualties. He remembers having to pick them up and take the injured and dead to the hospital. He would see a lot of his own casualties as well. A young man would join in 1969 as a co-pilot, and after his first or second day in he would go out on a mission and come back with an NVA 51 caliber round right through the head. There wasn’t much left of him. Since he got out in January of 1970, he hasn’t heard from anyone who he served with. It’s not like today where you go over in a company with a bunch of guys you know. You go over by yourself and you come back by yourself. He learned to depend more on himself more than other, so he did not make any lasting friends. He would get in trouble while staying in touch with family and friends back home. There was plenty of time to write letters back home and he did not have a girlfriend, so he only wrote home to his family, which was his mom, dad and sister, and his grandma. �              He would be so tired after working 12-14 hour days and then have to work 2 hours on, 2 hours off in defensive positions; he would sometimes go a month and a half or two months without writing a letter. His mother or father, he could not remember which one, had contacted the Red Cross to make sure that he was still alive because they hadn’t heard from him in so long. He got called into his CO’s office and got it from him. He had to sit there and write a letter to his family back home and had to promise his CO that he would write one letter a week, which he did the rest of the way in. He would bring some civilian clothes with him, though he did not know if he would ever get the chance to wear them. He could not wear them off base, but in certain time he could on base. He would also bring his mitt and ball with him, along with a few other guys. He would play catch 4 or 5 times a week. He would also shoot some hoops, as they had that available to them too, though not anything like in the US. He would also jump rope for fun as well. They soldiers would also have PT exercises they had to do in order to stay in shape. Everyone that was there, whether it was Marines or Army would get a 7-10 day R&R. (15:45) There were 8-10 destinations that you could choose from to take your R&R. The closer it was to Vietnam, the sooner you could go. The farther it was, the longer you had to wait. He was only interested in Sydney, Australia. Most of the married men would go to Hawaii and meet up with their wives. Most of the single guys would go to Bangkok or Japan because it was closer. He wanted to go to Australia because he wanted to see what it was like. He would have to wait 10 months before he took his R&R. Between December 1968 and the middle of October 1969, he had not had any time off. So he learned how to work hard and not complain. Eventually he would make it to Sydney and he would really enjoy his time there. He would serve his 12 months, plus a 1 month extension and would leave in the middle of the war. When he got out he would go from Pleiku to Da Nang at a marine barracks there for a couple of days before getting shipped on a commercial airliner to Japan. A lot of the wounded soldiers would be shipped to Japan, so many of the men on the plane were in pretty bad shape. He would spend the night in Japan and then go home to Fort Lewis, Washington, where he would be discharged from the Army, in the middle of January in 1970. Post Duty (18:40)   In 1973, when the conflict ended, he was fully civilianized and not thinking about the war so much at all. All of the people he knew went in ’67-’69, when the heat of the war was at its most. So he did not hear much about it. He had received his training as an airline transport pilot and was working in Grand Rapids as a pilot when he heard about the end of the combat in Vietnam. �                In 1975, when the war officially ended he had bought his first house, he had just got married and was a chief pilot for an airline service. When he left Fort Lewis, he had a non-stop flight to Chicago. When he got to Chicago, he had just missed his flight back home to Grand Rapids so he had to spend the night in the terminal building. He didn’t care. He was so happy to be home and alive that he would have stood on his head for 12 hours if they told him to. At the time, the only way you could fly home for free is if you wore your uniform. You could not put civilian clothes on and show them an Army pass and go for free. While he was waiting for another flight to Grand Rapids, he would sit in the waiting terminal. Each time he would sit by a group of people, they would leave five or so minutes later. It didn’t bother him, because he was so happy to be home, but he did notice that people did not want to sit by him. When he got to Grand Rapids, his dad had come to the airport with an 8 mm camera but he was so happy that his son was home that he couldn’t hold it steady. So the videos were everywhere, it was pretty comical and they all got a good laugh out of it. He was met by his mother, father, sister and his grandmother at the airport. Adjusting to civilian life was rough at first. He took a couple days to go see his friends, which was great. He was eventually invited to a party down at Western by a girl named Sue Miller. She was cute so he went. He really stuck out like a sore thumb at this party, as he was tan and had no hair. It being the middle of January, he really stuck out. And people knew where you had been. When he got there, he had a run-in with a lady in the parking lot for a parking space, but that was no big deal. He was only at the party for about 10 minutes before he left. He could tell that besides her, no one really wanted him there. It didn’t bother him. He knew he wasn’t welcome there, so one he went. She would call the next day to apologize for her friends’ behavior. (24:50). A group of his friends would go to a sand dune in Grand Haven, just before the 4th of July. They had hiked up the sand dunes and laid out some blankets to relax. When it got dark, he had heard firecrackers that had been lit by another group of people nearby. It sounded just like an AK-47 and he freaked out a little bit. His friends, who had not served, got a good laugh out of it. He would laugh with them, and that was the end of that. He always felt that after the experience of serving, he felt he could handle anything. Consequently, he doesn’t let things get him down and once in a while he would get in the dumps, but it would be nothing compared to his time in the service. What he learned from the service was to be self-sufficient. He would also learn that training and education are important, but you need them both, or they mean nothing. He would also learn out to deal with people that he would work with the rest of his life. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WardJ Title A name given to the resource Ward, Jack (Interview outline and video), 2009 Creator An entity primarily responsible for making the resource Ward, Jack Description An account of the resource Jack Ward enlisted in the US Army in 1968. He trained as a helicopter mechanic and was sent to Vietnam in 1969. He was stationed at Camp Holloway, outside of Pleiku. He spent most of his time on the base because of his assignment, but endured regular mortar and rocket attacks, and took turns manning the perimeter, where the Viet Cong would often make trouble at night. Contributor An entity responsible for making contributions to the resource Ward, Samuel (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2009-10-05 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5c43899a8b022f6fe40b8eaa6131a32c.mp4 b2f72dc143d39e4351c4852158d95c81 https://digitalcollections.library.gvsu.edu/files/original/c3a40785e6f9d62271b2c8b561a30af5.pdf 04d021aa7ed4fe5011d10f8b4f5bd421 PDF Text Text Grand Valley State University Veterans History Project Frank Warner (01:14:53) (00:15) Background Information • • • Frank was born in Michigan in 1918 and grew up during the depression His father died four months before he was even born His mother played the organ and piano for movies and his grandparents helped raise him (4:45) School • • • • He lived near the city and went to a larger elementary school, which he walked to He was into music and played the drums and also sang In high school he loved football and also ran in track He hated school and did not like to study; he got bad grades (10:40) Michigan State University • • • Grand did not have enough money to attend college right out of high school He got a job sailing the Great Lakes to help ship iron ore and worked his way through college Frank studied forestry at MSU and also met his wife there (17:15) Pearl Harbor • • Frank said that he will always remember Roosevelt’s speech the day after Pearl Harbor was attacked Frank was still in college at the time and then thought that war was inevitable and terrible (19:15) Joining the Service in 1942 • • Frank was pretty sure he was going to be drafted, so he took an exam for pilot training because he wanted to have a choice if he was joining the service He had never been in a plane before (21:40) Training in the Air Corps • • • • Their motto was that you have to take orders first before you can give them He had to wake up every day at 4:30AM Training was very disciplined and rigorous They were in Georgia for primary training and then they went to basic training in Arkansas �• • • • They never took a break from different training forts and they traveled to a different state every nine weeks He went through advanced training in Indiana and worked with 1810 twin engine planes Frank was then sent to Idaho to meet his crew All the missions that Frank went on were in 1944 and they flew P-24s, which could carry lots of bombs (30:50) Fresno, California • • They simulated the war conditions and flew over the desert Frank learned to use the Norton bomb sight (34:00) The Bomb Runs • • • • They would drop boxes of tinsel over the enemy to distort their view Frank flew a total of 41 missions in B-24s and many were very dangerous There was a very high rate of casualties There were psychiatrists that worked with the men because they had problems caused by their very dangerous missions (36:45) The Plain Caught on Fire • • • They were en route to France from Italy The engine caught on fire so he dove down to try to put it out The engineer told him that it was impossible (40:00) Contacts with the States • • • • Frank wrote to his wife every night Officers went through their letters to make sure that no important information was being leaked His wife worked for a telephone company in Lansing Frank was never able to call her or anyone else (43:40) European Missions • • • • • Their tail-gunner was shot on their first mission The navigator’s propeller exploded and he ejected, but his parachute did not open Frank’s plane was the only one still able to drop bombs He flew over the Adriatic Sea many times They bombed oil fields and refineries to slow down German movement (48:40) Life After the Service �• • • • Frank did not serve a second time because he had a young son and wife waiting for him, but had he stayed, he could have made lieutenant kernel Frank worked as a commercial fisherman in the Florida Keys for 14 years They had to file a report every day with the government and keep track of all the fish that they caught and sold so that the area would not be over-fished The area contains the only living reef in the US (55:35) Back in Michigan • • One of his children was born in Texas and the other two were born in Michigan All three of his children graduated from Central Michigan University �Crew Position Frank ~'larner, First Name last Name 2nd Lt. Rank E. MI '0-811476 A. S. N. Pilot 1024 MOS Job Title HISTORICAL RECORD Dote . No. Award Time Date Recoa Total I GO No. 17 Apri}. 44 GO #433 ir Ha1~thAF adal .$tL~ ..rei B 1'( "Ja;)' .tel nd ..fOl B Tota! ReaKKk ~lgt~ 44­ ~l~m 6 Jun 44· 12 May . 44' I Remarks GO No. . 26 Jun 44­ 30 Jun 44 VICTORIES " ',' Destroyed - Credit No & Type Adt No. Date .. .; I ';~';~ ~ Damaged ProbaMe - Credit Date No. . No & Type Adt Date No. No. & Type Acft �" .: HEADQ,UbRTERS 46l3T BOii3Af.D1:ENT GROUP (h"V) AAF lIPO 520 c/o PI\.: 13 Deoember SUBJECT: Unit Citation TO All concerned 1. The 45lst Bombardment Group (fW) was cited> in General Orders 4187, !~adquarters Fifteenth Air Force, APO 520, US brmy, 26 October 1944, tor outstanding perforlliance of duty in armed co . . . ith the enem.y on 15 July 1944. This citation was approved by 01 iried letter 330.13 Subject: Unit Citation, Headquarters United Army Air Forces luediterranean Theater of Operations United 3tate Army, APO 650, dated 22 November 1944. Whereupo~ the inclusion a Unit Citation in :iar Department General Orders becomes aut.omat Lc Cir 333 - 1943). The plain blue streamer was presented to the 46 BOflbardment Group (rN) on 3 December 1944 by Brigadier General C Bo:cn... Dep.u.ty CCUIllIlat\.d.a.:c:f "ii:fte.~~t.h. Ai.r ~o.rc~. 2. 2nd L~ J'ra.ok E. warner 0EU1.47& was an assigne member or this Group on 15 ;U1,.. 19M ana is, pursuant to authori contained in par 4a (I) War Department Circular 333 (1943), auth to wear the Distinguished Unit Badge. By order of Colonel HAaEa: R. FOS'!'FRB-GOTT kajar, Air corp. OFFICW: ~f~~t8~~ RICfIbRD L. RUSSEY :Vc;JG USA. J Assistant Adjutant. Adj utant, � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WarnerF Title A name given to the resource Warner, Frank (Interview outline, video, and papers), 2005 Creator An entity primarily responsible for making the resource Warner, Frank Description An account of the resource Frank Warner was born in Michigan in 1918 and attended college at Michigan State University before enlisting in the Army Air Corps in 1942. Frank was sent to a different training base in the United States every 9 weeks before flying to Europe, where he flew combat missions from bases in Italy. Frank trained with B-24s because they could carry quite a few more bombs than the older planes. Frank stated that there was a very high mortality rate for the type of missions he had worked on and that a psychologist had to stay with the men to help their mental health. Frank has many stories from flying over Europe that includes being shot at and planes exploding. Military documents appended to interview outline. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings United States--History, Military Michigan--History, Military Veterans United States. Army. Air Corps World War, 1939-1945--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2005-09-01 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/15abbd4d3fefea41971b4319f9405269.pdf 36aba87e85f174a2ac3a6a8dbe98bbf9 PDF Text Text 1 Grand Valley State University Special Collections Kent County Oral History collections, RHC-23 Mrs. David Warner Interviewed on September 30, 1971 Edited and indexed by Don Bryant, 2010 – bryant@wellswooster.com Tapes #22, 23 (56:32) Biographical Information Mary Jeanette Shelly, the daughter of James R. Shelly and Mary Isabel Hayes was born in Grand Rapids in March 1888. Jeanette died in Grand Rapids on 7 December 1974. She married David A. Warner on 26 November 1908 in Marine City, St. Clair County, Michigan. David A. Warner was born 7 October 1883 in New York, the son of David S. Warner and Louisa Jumph. David died in Grand Rapids on 24 September 1966. _____________ Interviewer: Were you born in Grand Rapids, Mrs. Warner? Mrs. Warner: yes. Interviewer: What was your family‟s name? Mrs. Warner: Shelly, S-H-E-L-L-Y. That‟s an English name or an Irish name, of course, and my father was in the furniture business. That was Berkey and Gay and the Luce Furniture Company. And my mother-neither one of my parents were born here. My father was born in Rochester, New York, and my mother was born in Detroit. And they both moved through the years as younger people to Grand Rapids and then we lived here always. Interviewer: Where did you live? Mrs. Warner: Well, we lived on Paris Avenue which was a residential street then, if you know where it is. Between Logan and Wealthy was a residential area. That‟s where I grew up as a child. But my father died when he was quite a young man, forty-two I remember, of pneumonia. It was one of those things that happened to people. And my mother carried on. I had a brother who died. Jim died I guess about five or ten years, eight or nine years ago and I have a sister living in New York… a much younger sister and that‟s the only family I have. Interviewer: What was the… go ahead. Mrs. Warner: I was married very young. Mr. Warner was at the University of Michigan and he came to Grand Rapids. He had a connection, you see-like the young lawyers dowith one of the lawyers in Grand Rapids who‟s long since dead, and that‟s the way he established in Grand Rapids. �2 Interviewer: Was he from Grand Rapids? Mrs. Warner: No, he was born in Rochester, New York. Interviewer: Oh, your husband was? Mrs. Warner: Yes, they were both…it was funny that they, not that they know each other but they were both came from Rochester. Interviewer: What was the… what was it like on Paris Avenue when you were growing up as a child? Mrs. Warner: Well, it was a very nice, happy neighborhood with children- families with children-and one thing that I think of funny things in connection with it. It was one of the first streets to be paved with a hard surface. And on a summer evening -it was when bicycles became so popular- and that block, two or three blocks from Wealthy down to Logan with people would come with their bicycles, men and women, not children, and some of them tandems on bicycles and ride up and down and up and down on that because it was a hard surface. And my ambition, I remember, as a child was to have a bicycle, and at last I achieved the age, reached the age when my father thought I should have a bicycle. We had, I think sometimes that children…we had simpler lives and I think it was, in a way, happier. I was reading this afternoon about a book about Fourth of July-the celebration of Fourth of July. Why, that was a great thing. You probably don‟t remember when you celebrated the Fourth of July. Oh, you planned, had for weeks and collected what you could in the way of funds to buy the firecrackers and things and then someone in the neighborhood on the block or so, some father would do an evening display of fireworks. But (we) used to get up at three or four o‟clock in the morning and go and rouse each other and get out there and shoot firecrackers. Now that was considered very gay. We loved it. Things like that that were so simple. Interviewer: Were there city-wide celebrations too, were there big things where…? Mrs. Warner: Oh, there was always a…usually a speaker or someone gave an oration in the park and a parade sometimes. I don‟t remember much about… I don‟t think I was ever taken to a Fourth of July Parade or anything of that kind. We were quite far, in a way, quite far out from downtown. We were… the streetcars ran on Wealthy, ran from Wealthy Street-line ran from out here which was Ramona, an amusement park was located on this land that‟s here on the lake. And the street railway company owned the amusement park. And the Wealthy street cars ran from here out to North Park. Do you know where North Park is? Interviewer: Yeah. Mrs. Warner: Yes. Well, that was one line that ran. That was called the Wealthy-Taylor Line. �3 Interviewer: It would go from out here at Ramona downtown and then go north? Mrs. Warner Yes, then go out…what we called lower Monroe was called Canal Street at that time. Interviewer: Why was it called Canal Street? Mrs. Warner: Well, because of the canal along there. Then there was a canal adjacent to the river. And it ran along there then it turned and went up. I can‟t remember where it turned and went up and then it went out what was Taylor Avenue out to North Park and turned around out there. And we used to go streetcar riding. That was a great thing for an evening, a summer evening. You always got in the front seat, if you could, and you went the whole trip. Came round trip, it cost five cents. Life was really quite simple and pleasant. Interviewer: Were the families pretty close in the neighborhood? Mrs. Warner: Oh yes, they were, oh, a good neighborly feeling more, some more than others, some were closer than others. A doctor lived across the street from us and I was friendly with, quite friendly with their children his children and with the family. And there was a Colonel [Loomis K.] Bishop lived on the corner [now 457 Paris] and he was a Civil War veteran and he‟d been made the postman officer, post master here in Grand Rapids as an award for you know-there was-the political assignments of that kind often were given to military men. And Colonel and Annie Bishop, they were very nice to children. Interviewer: Did they have any children of their own? Mrs. Warner: No, they were older; they were quite a little older. They were awfully nice about cookies and things like that. Interviewer: Did you go to school in Grand Rapids then? Mrs. Warner: Yes, at that time my family, well, they were all Catholic. We were Catholics and, as a matter of fact, we were the only Catholics on that… in that immediate neighborhood. Not that it made any difference except for the fact that I went to Saint Andrew‟s School, Catholic School, which was way down on Sheldon Avenue where the Cathedral is if you know where the Saint Andrew‟s Cathedral is. And I went there and the other children went to what was called Lafayette School, which was there, well it‟s Vandenberg now I think, and we went down together. We walked together but I had to continue on much further. And do you know that we went, we walked and we came home to lunch and we went back and walked again and we never thought anything about it in winter, any kind of weather. Interviewer: It‟s a little different than today, huh? �4 Mrs. Warner: Every child has to be taken in a car or else on a bus. That‟s a controversy that‟s going on. Interviewer: What, were there, you say you were the only Catholic family on Paris Avenue? Mrs. Warner: Yes. Interviewer: Were there portions of the city where Catholics seemed to congregate or…? Mrs. Warner: No. No. Interviewer: Dispersed all over then, huh? Mrs. Warner: Yeah, um hum. This was never much of a Catholic city; really…I mean population wise. Quite a few Catholics-those that went to Saint Andrew‟s-went to school and who were acquaintances of ours…they were never close friends because they didn‟t live in the same neighborhood. A good many of them were…there were quite a few families down along Sheldon, oh around in that neighborhood where the cathedral was. But as far as we were concerned it was no particular point made of it one way or the other. Others went to different churches. Interviewer: There are quite a few Negroes living down in that area now. Were there very many Negroes in Grand Rapids at that time? Mrs. Warner: No, very few…very few. Interviewer: Do you remember any particularly? Mrs. Warner: No, none other than those that we knew as waiters. If you went to the hotel or went to a club or places of that kind, usually the help was colored. And you knew them and knew them by name and were friendly with them, but there was no large concentration of colored that I remember. Interviewer: What clubs, did your family belong to any clubs? Mrs. Warner: No, there were not very many clubs. There was the one club that was here on the lake called the O-Wash-Ta-Nong Club which was very nice…oh, it was just a social club where there were dinners and often times parties, dancing parties and all, and it went out over the water. It was a lovely place. It burned eventually. But the only clubs that the Kent Country Club started, oh, I don‟t know how many years ago-how old the Kent Country Club is but at the time that it was first organized by a group of men who became interested in golf, it was in what is now… do you know where the Bissell House is? �5 Interviewer: um hum. Mrs. Warner: …on the corner of Plymouth and Wealthy? That was the club house-Kent Country Club House. And where the hospital is, all that rolling land over there was the golf course. Interviewer: When was that moved, do you know? Mrs. Warner: About fifty years ago. I think it‟s all of that, maybe more. It went out to where it‟s located now. Interviewer: Did you go to high school in town? Mrs. Warner: Yes, by that time I went to the regular high school-not a denominational. The high school that‟s… there was just one high school. It was the one that‟s on Fountain Street now. Interviewer: Was there much interaction between… let‟s say children in your neighborhood where you lived and children that lived up on-oh…Mr. Judd referred to it as a Quality Hill, that „s what West-Siders used to refer to. Mrs. Warner: Yes, no I didn‟t know those young people. Interviewer: Did you go to college? Mrs. Warner: No, I went, I went to art school in Washington, the Corcoran Art School at one point, and then I met Mr. Warner when he came to Grand Rapids and we were married quite… I was quite young when I was married. You‟d think-we‟d think it‟s young now, I didn‟t think it was young then. I thought, well, I sometimes realize now… if I know now as much as I thought I knew then-I‟d really be awfully well informed. I had all the answers. Interviewer: How old were you? Mrs. Warner: Nineteen. I, a good deal like the young people have now… and I was the person for causes. Violent enthusiasms about causes of various kinds…movements of one sort or another. Interviewer: What kind did you get involved in? Mrs. Warner: Well, I got involved in club life and then I became involved in the suffrage movement. And that was a very active movement at the time. You see, it had been for many years back to Susan An…. Susan B. Anthony was an agitator for votes for womenequal suffrage-but it had never been too actively promoted at least to my knowledge. And all of a sudden during the First World War, women took very…a much more active part in a thing, affairs out of their home. For instance the Red Cross, you see, which was �6 very active. You wouldn‟t have any idea of the difference when one has seen the wars like the First World War and the Second World War and the feeling there was about it, and then to see this disaffection that there is about the Vietnam War. It‟s amazing. We were really patriotic… patriots in those times and, as I say, women worked hard and were given responsibility during the war and then that stirred up this idea that if they could do that, then they should vote. And the movement became very active, very much of an issue. And we kept… we organized here in Grand Rapids. There was a group of us who were so involved in it that we organized very thoroughly for a real city-wide campaign on the way that the war effort had been done by block chairmen and you‟d have a… you‟d locate a woman in a certain area, small area who believed in it and you‟d engage her in activities with her neighbors and her friends and her people that she met with petitions, signing petitions. And we also opened an office downtown and in… we were given some space in a store along Division Avenue and we worked every day at it. And we organized the whole thing in a very business-like way. The result being that we collected… of course, there were those that were just as violently against it, and used to engage in real heated arguments over it. And the result was that we collected on these petitions hundreds of names. And, at that time, there were two newspapers in Grand Rapids, there was the morning Grand Rapids Herald. And the editor of the Herald was sympathetic to us and he gave us in one issue a full page space … a spread in the middle of two full pages to print those names that we had in little fine print all those were as a piece of publicity that we organized. Interviewer: What was the… what was the ultimate objective, to get the vote? Mrs. Warner: To get the vote. You see, the amendment had passed the Congress and it was a matter, as it always is, of the majority of the states ratifying to make it a law-the law of the land. And we were agitating to have the Michigan Legislature ratify it. We besieged our representatives. We didn‟t know enough, we never… I thought about it since I spoke with you. I thought something about it and I got to thinking about it anyway with this matter of the vote for eighteen year olds. It had kind of brought the old effort back to my mind. It never occurred to us to march on Lansing like they do now. We never…we never organized any marches that I … Interviewer: Were they mostly just door to door … Mrs. Warner: Yes. Interviewer: …canvassing and talking and… Mrs. Warner: Yes, that sort of person to person. We had a funny thing happen to me in connection with it that might be amusing to you. We always took the… the county fair was much more of an affair than it is now. People, large crowds went to it and it was always in the fall quite an event out at the… what the fairgrounds out at North Park and we always took a booth to put up our, you know, our display of literature and hand out our literature and all. And we manned that booth with-women went down and took their turns being in the booth for… of the day. Any my turn came up to go out early in the �7 morning and be there most of the day, I can remember. And the night before, I fell against the door of our automobile and cut my eye-quite a little cut right in here, close to my eye. It had to have several stitches. Well, it gave me a perfectly beautiful black eye if you‟ve ever seen one. But nothing daunted, I went out to man the booth… was that… did that attract attention. The rebel remarks, the jokes that it called for. I think it probably brought more people, more people stopped at our booth than would have otherwise. To see the suffragette with a black eye-that was something. Interviewer: Were men sympathetic to a … Mrs. Warner: Oh yes, many men were. Interviewer: Was there opposition to the women‟s vote, also? Mrs. Warner: Oh, was there opposition? It was fierce opposition. The people were just as violently against as they were for. Oh, it was, it was quite a hot issue. But the result was of, I suppose, our effort not only in Grand Rapids but all over the state. Detroit was a very active group and other places all over the state and the result was that our legislature was the first one to ratify months before the ratification was finished by the legislatures. Interviewer: Michigan was the first state to ratify the amendment, huh? Mrs. Warner: That was in nineteen twenty. Interviewer: Where, where did the opposition to the women‟s vote… did it seem to come from any…? Mrs. Warner: Oh, it was just prejudice-women belonged in the home. Women should stay where they belonged, they didn‟t… Interviewer: How did the majority of the women feel? Mrs. Warner: Oh, many very intelligent women were against it. They didn‟t feel that they, it was…it was, it was the whole thing-for and against-was a prejudice type of thing… emotional kind of prejudice, nothing much… very… at least the arguments against it were thoroughly emotional because there was really no valid reason why women shouldn‟t vote as well as men. But there was very strong feeling. Interviewer: Well, there still seems to be a lot of strong feeling against women being treated as equals isn‟t there? Mrs. Warner: Well, this lib business… movement that I think… I don‟t know, it seems to me that some of their objectives are rather extreme. But as far as equal pay for equal work, I think that is only fair and I think it ought to be promoted and agitated until it comes about. Now of course, when you know they go, for instance, all this matter about �8 putting a woman on the Supreme Bench… well, I don‟t doubt at all that there are plenty of women who have been… had legal experience and been on Federal Benches and know the law and the Constitution quite as well as some of these candidates that have been put up in the past to my knowledge. Pretty weak, and it‟ll be very interesting, very interesting to see what the President‟s appointments are and how it‟s received in the Congress. And I doubt very much that he‟ll put up the name of a woman. Interviewer: You don‟t think he will? Mrs. Warner: I really don‟t think so, no. Interviewer: Mrs. Nixon is supposedly agitating in the backrooms of the White House for it. That‟s what the report says. Mrs. Warner: Well, I‟ve heard that, too, but I don‟t know. And what do you think the Congress would do with it? Interviewer: Oh, I think if the woman was qualified that the Congress would approve her unless they could dig up some scandals like they did with a…. Mrs Warner: Caswell. Interviewer: [G. Harrold] Carswell, yeah. Mrs. Warner: Well, they were not competent men to be on the Supreme Bench. I have very strong feelings about those things, I guess, because of my husband‟s legal opinions. I think it should be the very cream of the brains, legal brains of the country in that position and I think that there‟s been a lot of really bad publicity about the Supreme Bench in the past few years. Everything, as a matter fact, is picked to pieces and taken apart these days. Nothing is very sacred, is it? Interviewer: No, it doesn‟t seem to be. Was it different when you were growing up? Were there things that were held sacred? Mrs. Warner: It seems to me there were, yes. Interviewer: What are some of the things that … Mrs. Warner: Of course, out of getting the franchise grew the… right away the League of Women Voters Organization which has become a real political factor. Interviewer: Were you active in the development of that there in town? Mrs. Warner: Yes, um hum, I was one of the first presidents of the local chapter. Also the organizing of the Women‟s City Club. Women got active at that time and took a hand with things coming out of the effort-war effort. They liked it. They liked working, �9 strangely enough, and according…against all reports, women liked to work together. They worked together well. I‟ve never had any quarrels with anyone I worked with in any of the organizations and I‟ve been in many of them-many organizations, clubs and groups. There‟s always some that are not as pleasant as others but I don‟t think there‟s any more quarrels among women than there is among men. Men don‟t always get along too well that I„ve noticed. They‟re not always peace-keeping people. Don‟t you think we‟ve talked long enough on this now? Interviewer: Yeah, there are a couple of other questions I want to ask you but I‟m going to turn this tape over. It‟s about run out. Interviewer: You were just saying, you were just talking to me about the Grand Rapids Foundation and the fact that you‟ve been involved in that. Mrs. Warner: Yes, yes. Interviewer: Can you tell me a little about how it was started and, well, what it‟s…what the purpose of it was in the beginning and so on. Mrs. Warner: Yes, the Metz Estate was left to be used to found a foundation with the… income from which was to be spent in the community for charitable purposes. (Oh dear, there‟s the telephone.) And Mr. Hutchins knew a man in Cincinnati, I think it was, who had instigated a similar… started a similar foundation and he became interested in it and organized. The foundation was based on this one, the Quest and it had its directors appointed by the two federal judges, by the clearing house, by the Old Kent, and the National- the Grand Rapids National Bank, and by the Association of Commerce and one other. There were eight directors and it was all voluntary, I mean you were appointed. You were asked to serve…and served as long as you wanted to or as long as, well… there were such people as well names that you wouldn‟t even know now. Julius Amberg, who was David Amberg‟s father, a very prominent lawyer here and several furniture men-men that were connected with the business world and the appointments had to be accepted and gradually we got a little more money and it took hold and people became…got to know a little bit about it and we were left-the foundation was left- more and more money until our income could be spent more diversified. And we were always looking for a pioneering of projects. Not any continuous support except through the federated agencies, those that were in that. And then a certain portion of it was always devoted to scholarships. So that‟s the way the money was spent. Well, we were suddenly left the Wylie Estate which was about six million dollars. Interviewer: Now who was…who was the Wylie? Mrs. Warner: That was Curt, Curtis Wylie. The Wylie family was a very prominent family in Grand Rapids and Curtis was the son. I think Mr. Wylie‟s money came from lumber. As so much of the money… early days in Grand Rapids, the Blodgetts-and those, that money-that type of money-came from lumbering. And Mr. Wylie left a large estate. Well, Curtis Wylie was very well named. He was a very "wily" investor. He �10 was… he had a portfolio that was simply amazing. And he left it all to the Grand Rapids Foundation. Interviewer: Didn‟t he have any family? Mrs. Warner: No, he was never married. He had a sister and she is still living. And, I believe she plans to leave her portion-her estate-to the foundation and then other… we had many smaller bequeaths until we had quite a list of …they were always, they could be designated if you wanted the income spent. There was much, many were desig… number of designations for instance, at that time for crippled children because there was no state program for crippled children at that time. Since then it‟s… that is one difficulty about designating because the need becomes obsolete and then the money spent is tied up and we had quite a lot of money like that. And at last we went to…they went to court and got an order releasing quite a little of the income of those designated estates that had… where the need was gone. So the result is that the income that the bank handles, the trust company handles the estate the… principal and we, the foundation, simply spends the income and it‟s now two or three hundred thousand dollars a year, you know, that are spent in the community. Interviewer: Who was the Metz family that left the original request to establish the foundation? Mrs. Warner: I don‟t know much about the Metz family. The Metz Building, do you know that there‟s a Metz Building? Interviewer: It‟s being torn down now. Mrs. Warner: Yes. Well, they were… I don‟t… I can‟t tell you very much about them. I don‟t really know. Interviewer: Were there … now this Wylie, this Curtis Wylie left his fortune to the Grand Rapids Foundation. Has that been somewhat of a rare phenomenon in this town (for) people of great wealth leaving their substantial sums to the community for community betterment? Mrs. Warner: Yes, it‟s not… It‟s rather rare. Interviewer: Why is that, do you think? Mrs. Warner: I don‟t know. Now, for instance, I‟m surprised that there are a number of people of wealth interested in the art museum and yet I‟ve yet to know of a person who‟s left any substantial amount of money to it. They‟ll leave small sums or they will buy pictures or something of that kind, make gifts of that sort but they don‟t…I think it‟s strange I don‟t know why that is. I‟ve no idea. And, as a matter of fact, I don‟t know any longer where the money is. It‟s not people that I know and probably not people that you know that have… businessmen and people, names that wouldn‟t mean anything to me. �11 I‟m always interested in the organization of the Community Fund because at one time, as a matter of fact, I was the chairman of it once. Interviewer: of the… Mrs. Warner: believe it or not. Interviewer: Were you the first woman ever appointed to that? Mrs. Warner: Yes, and the only woman I guess that‟s ever been. And the people that worked for it, the captains and the whole line up of the people that worked for it aren‟t names that mean one thing to me anymore. Grand Rapids is quite a diversified city. Interviewer: Was it always that way? Mrs. Warner: No, it was furniture, furniture, furniture was where the money was; where the… that was the big industry and for years it was. Of course there‟s a group of people in Grand Rapids-the Dutch, the Hollanders-that‟s quite a large proportion of this community, as you probably know. [Of] Holland extraction-and the churches of-are many, many Lutheran and Christian Reformed and those churches and those people are all very thrifty and many of them are rich people. And many of them are public spirited, for instance, the Hekmans are and I could name others that are very public spirited and take their part-do their part. But, I really don‟t know why that is. Interviewer: You mentioned now before a little earlier about the wars. What kind of an effect did the First World War have on Grand Rapids? Mrs. Warner: Well, what do you… what do you mean effect? Interviewer: Well, was the city any different after the war than it was before or was it pretty much the same. Mrs Warner: No, it was pretty much the same. I don‟t think the First World War made as much change probably as the Second did. But the First World War, there was great feeling about it. There was terrible feeling against Germans. It was really very, very bad. Anything German, any name German… people they named-they changed names and they didn‟t play music-German music. And they were awfully prejudiced about the Germans and then, of course, when it came to the Second World War they were even more so. Because of the cruelty of… we‟ve never had in Grand Rapids a very large Jewish population but those who then… there were some quite prominent Jews in Grand Rapids at one time... [END OF SIDE 1] Mrs. Warner: …businessmen, business people, and the feeling was very strong, of course among them. And, there was always all the drives, all the bond sales and all that �12 sort of thing, always went over very well. People, people, were really quite… the old fashioned patriotism which seems to have, well, we haven‟t anything… had anything to be patriotic about as far as I‟m concerned. Interviewer: You mentioned that you were one of the organizers of the Women‟s City Club. Mrs. Warner: Yes. Interviewer: When was that club formed and why was it formed? Mrs. Warner: Well, it was formed by the Altrusa [Institute] group. That‟s a professional women‟s sort of a fraternity. And they thought that we ought to have a cultural and social club in Grand Rapids where women could get together and have programsworthwhile programs and all. And so a group of us took on the idea and organized… went and asked people if they thought they‟d like to belong to such an organization and we got quite an enthusiastic response. And at that time what is now the building on the corner of Monroe and Ionia that is the Morton Hotel and the branch of the Kent Bank was built-a new building. There were some old buildings there and that was torn down and this present building and the Morton House was very thriving… the hotels in Grand Rapids were always thriving because the furniture business brought so many buyers here and the exhibit that took place twice a year, July and January exhibit of furniture always brought lots of people. So hotel business was good and the Morton House was quite a busy place and in this new building-very splendid it was, we thought- they gave us, this group of women that were forming this social club… they gave us the use of the mezzanine for our club room in order to bring women into the hotel and they had a special lunch that was called the Women‟s City Club Lunch, special priced lunch and all. And we used that mezzanine to organize and then people joined just for the initiation fee and dues. The initiation fee was fifteen dollars and the dues were ten dollars a year. That‟s what we started on and we accumulated a goodly membership. Then we moved to a house that was next to the Park Congregational Church, the old Godfrey House which is now… there‟s a parking lot there. And we took that house and we opened… had a dining room where we had lunch and ran a regular social club with current events classes and that sort of thing. And that became too small for us so then two women who-Mrs. Dudley Waters, the first Mrs. Dudley Waters-who was a magnificent woman and a great worker and organizer and Mrs. Noyes Avery and a group of us began searching for a home, a permanent home. And we put out a sixty thousand dollar bond issue. And the Old Kent Bank took the bonds, they paid six percent and the bonds went very well. It was sold in no time. And with that capital we bought the present property that the City Club owns now, if you know where it is on Lafayette and Fulton. We bought that house and remodeled it into a club house. Interviewer: Isn‟t that rather unusual for a women‟s organization to float a bond issue? Mrs. Warner: Yes, quite unusual. Never heard of anything like that. �13 Mrs. Warner: Never heard of anything like that? Interviewer: No. Mrs. Warner: Well, the bonds were sold very promptly. And I remember very well, I was president of the Women‟s City Club. I was there, unfortunately, during the time during the depression. And we scraped bottom to get our bond issue. Some of our bonds came due and it never occurred to us that we didn‟t have to take them out. And we went down, our treasurer went down to the bank with the funds to take out the bonds and they looked at her, and they said: “Why you‟re the first person that‟s come in here with any such idea as that in a long time.” Well, we said that we had to do it, that was what we contracted for and the people that had the bonds, didn‟t want to give them up at all because six percent was pretty good. But we retired all our bonds as they came due, burned the mortgage. Interviewer: When was the club founded, when was it organized? Mrs. Warner: The club is now forty-five years old, you can figure that. Interviewer: Nineteen twenty-six, then? Mrs. Warner: Yeah. Interviewer: Well, was Ladies Literary Club a…? Mrs. Warner: Oh, that was an organization that had been going for a long time. That and the Saint Cecelia Musical Club were the two clubs that club women belonged to. That was before the war. That had been, I don‟t know how old the Ladies Literary Club is. And I don‟t know when that building was, when they built that building either. I belonged to it at one time but I was never very active in it because I was much more active in the Women‟s City Club. Interviewer: How were the two organizations different? Mrs. Warner: Well, we had, we maintained a dining room. The Literary Club is just an organization that meets once a week and listens to a speaker. Interviewer: Oh, I see. Mrs. Warner: But we have many activities in the Women‟s City Club. We have many classes of various activities. And always on Thursday a speaker, and then there‟s the Book Club and there‟s the French group and there‟s the Economic, people that are women that are interested in that, there‟s a leader for that, and the Bridge Club, bridge lessons. We‟ve always, we have quite a… and then there‟s the dining room with lunch every day and dinner. And dinner on Thursday night and special occasions and we‟ve always been in the black. In fact we have to…we‟re a tax-free organization because of �14 our cultural and educational activities, and we‟re not profit making. Our dining room-we always budget the dining room which is our one paying activity. We always budgeted a deficit for that, deliberately, in making up the year‟s budget. And every…. every committee has its allotted amount to spend and they spend it and they stay in it. And then every once in a while, we accumulate. Seidman & Seidman tells us that we‟ve accumulated too much backlog to stay… if we don‟t look out we‟ll have the tax collectors after us. So then we do some big project, some big expensive thing. Two years, two years ago, we bought parking. It is always a problem as it is for anything of that sort and our parking was entirely inadequate and people complained bitterly about it and we bought over adjacent to us, across the street from us on Lafayette, we bought two old houses and took them down and laid out a big parking lot there that we have a gate to it. You have to have a slug to go in-I mean a slug to come out. You can go in but you can‟t get out without a slug. And that was an expenditure of some... oh that cost well over a hundred thousand dollars, that project. But we had… we had to backlog for it. Another time, we did a complete new kitchen on our house. It was… we‟ve always been very thrifty. Interviewer: Well, I think we‟ve covered about everything. Mrs. Warner: Well, I think we‟ve covered a good many different angles of various things. I don‟t know that it was interesting at all to anyone but… Interviewer: Oh, I‟ve always wondered about the Ladies… the Women‟s City Club you know. Never, never, never been in the place. Mrs. Warner: No… Interviewer: Because I‟m a man I, it‟s always kind of a mysterious place. Mrs. Warner: Oh well, men are always welcome there. There we have lots of men there on…for Thursday night dinner and we often have what we…travelogues on Thursday nights. Members who have been on nice trips, give their, you know, show their slides and talk. Interviewer: Oh yeah. �15 INDEX A L Amberg, David · 9 Amberg, Julius · 9 Anthony, Susan B. · 5 Avery, Mrs. Noyes · 12 Ladies Literary Club · 13 Lafayette School · 3 Luce Furniture Company · 1 B M Berkey and Gay · 1 Bishop, Annie · 3 Bishop, Colonel Loomis K. Bishop · 3 Metz Building · 10 Metz Estate · 9 Morton Hotel · 12 Morton House · 12 C N Carswell, [G. Harrold] · 8 Corcoran Art School · 5 Nixon, Mrs. [Richard] · 8 F O First World War · 11 Old Kent Bank · 12 O-Wash-Ta-Nong Club · 4 G P Godfrey House · 12 Grand Rapids Foundation · 9, 10 Grand Rapids National Bank · 9 Park Congregational Church · 12 S H Hekman · 11 Saint Andrew’s Cathedral · 3 Saint Andrew’s School · 3 Saint Cecelia Musical Club · 13 K W Kent Country Club · 4 Waters, Mrs. Dudley · 12 Women’s City Club · 8, 12, 13, 14 Women's City Club · 12 Wylie Estate · 9 Wylie, Curtis · 9, 10 � https://digitalcollections.library.gvsu.edu/files/original/e97c38db0fee360342746d6f149dff0a.mp3 cada579bd3688b014cb89f4293077fb6 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Grand Rapids Oral Histories Subject The topic of the resource Heritage Hill (Grand Rapids, Mich.) Local histories Memoirs Michigan--History Oral histories (document genre) Description An account of the resource Taped and transcribed interviews conducted in the early 1970s primarily of the children and grandchildren of many of the founders of Grand Rapids, Michigan; many of whom were residents of the Heritage Hill neighborhood. Interviews were collected to develop a significant collection of oral resources that would supplement other primary and secondary local history materials. Initially funded as a private project, Grand Valley State College (now University) assumed responsibility for continuing the project until 1977. Creator An entity primarily responsible for making the resource Various Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/452">Grand Rapids oral history collection (RHC-23)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource application/pdf; audio/mp3 Language A language of the resource eng Type The nature or genre of the resource Text; Sound Identifier An unambiguous reference to the resource within a given context RHC-23 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1971 - 1977 Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-23_22-23Warner Title A name given to the resource Warner, Mary Creator An entity primarily responsible for making the resource Warner, Mary Description An account of the resource Mary Shelly was born in Grand Rapids in 1888. She married David Warner in 1908. She became involved in the women's suffrage movement, was a leader in the Woman's City Club and a member of the Washtenaw Club and the Kent Country Club. She was also involved with various Grand Rapids foundations. She died on December 7, 1974. Subject The topic of the resource Michigan--History Local histories Memoirs Oral histories (document genre) Grand Rapids (Mich.) Personal narratives Heritage Hill (Grand Rapids, Mich.) Grand Valley State University Women Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Text Sound Format The file format, physical medium, or dimensions of the resource application/pdf audio/mp3 Source A related resource from which the described resource is derived Grand Rapids oral history collection (RHC-23) Date A point or period of time associated with an event in the lifecycle of the resource 1971 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d0cd715186951e6be3393ea860b6bacd.mp4 ab1a9bbf1ce7f521195640911829d28e https://digitalcollections.library.gvsu.edu/files/original/f309d41d158e5e5601803eb8e4027d25.pdf a7a62f16beccf78beaf19987782ba1c3 PDF Text Text Grand Valley State University Veterans History Project Cornelius “Bob” Warners (00:46:39) (00:25) • Born September 15 1919 • Graduated from Davis Tech 1939 • Worked for a printing company in Grand Rapids (00:54)Drafted • Went to Battle Creek, Fort Custer for 4 days and on a train to Louisiana • Assigned to 3rd Armor Division • Combat Command B-33rd Armored Regiment • Bob was a T5 when drafted--technician 5th grade which was a corporal’s rank • Tour was from 1941 to late 1945 (3:20)Fort Custer • Bob was here for about 4 days • Came in on a Friday and by Tuesday they were processed and sent on • Billy Conn and Joe Louis fight was that weekend • They were given no information except that they were heading to Louisiana. Not even what branch of the service they were going into (4:40)Camp Polk, Louisiana-1 year • They were split up into different companies as they got off the train • Lived in pup tents, practiced maneuvers, supplied tanks, 25 mile marches, calisthenics • Bob drove for Colonel Strong (8:09)Mohave Desert-late 1942 • Colonel Strong lost his car so Bob stopped driving for him • Bob received his 35 millimeter anti-tank gun • Two man crew driving a half ton truck • Didn’t have a lot of ammunition at this time for the 35 mill so they couldn’t shoot it for practice • They were training in the Mohave Desert • It was decided that they didn’t need more troops in Africa so their division went to France • His division was the 3rd armored division • (11:00) His unit was to control the Colorado River and monitor people on the roads coming into the River. They spent 6 days straight on the river monitoring traffic which was difficult because of the tides and undertows. You had to swim well and row hard to be on this assignment. �• • • • While there a young star, Dinah Shore, sang for them. She eventually became a great star but at this time she was not well known. General Patton had come to his division and given them a harsh speech (13:30) Bob was in the desert for approximately 6 months They loaded up on flat cars all their stuff and the men and headed for Virginia (13:50 )Virginia • Their division was put on guard duty in Virginia which took about 10 days to travel back from the desert • This was a jumping off point out of the country but the coast was covered with submarines so they went to Hershey Pennsylvania (15:45) Hershey, Pennsylvania • Stayed here about 43-45 hours before heading out to England (16:00) Warminster, England • Their division stayed in various towns around Warminster but their company stayed together in one building • They maneuvered through the countryside and learned to drive on the opposite side of the road • The English troops were not happy to see them. Bob said it was because the American troops had extra money to take the girls out • (17:20) Bob was able to get off base and see London, Birmingham, and meet the Queen. The King and Queen came to a place where the guys were in the parking lot with their trucks and she stopped and shook hands with the guys. Bob says that had a lot of respect for her because she wouldn’t hide behind the King, she just came out. • The soldiers at this point knew they were in training for combat but had no idea what exactly combat would be like and once subjected to combat they wished they had paid more attention while they were learning. • The boys were not prepared for combat once they were involved • (19:40) June 6th they all gathered around the radio and heard about D Day and they assumed they would be going back to Omaha. They waterproofed all the vehicles and a storm hit. They had to take the vehicles off, throw them in the ditch, and wait for the storm to pass. Then take them back out and waterproof them and reload them on the ships. (21:30) Normandy • The traveled across the channel with exceptional weather. When they landed on the beach, the mess was cleaned up. They landed far enough in that they could unload the tanks and went right into action digging foxholes. • For a few weeks, the service company didn’t have much to do. The guys were well equipped and all was in working order. Once things were used the service crew was able to assist in fixing and servicing machinery. • (24:20) They had no idea how close to the front line they were because it would consistently change �• • • • • • • • • • • • • (25:30) Bob was here when they had a 3000 plane bombing attack against St. Lo and General McNair was killed by friendly fire when some of the bombs fell off target. At this point they were forced to use the fields to travel since the roads were well bombed (26:39) Bob says he remembers one day that they traveled with their tanks 100 miles which was considered the longest tank battle in history. Once on the move they were able to be more aggressive They lost their commander in Belgium, General Rose. He was a well liked commander. He was always in the front of the forces. (29:20) The service company didn’t change much because they took few casualties (30:47) His company had 147 days of continuous actual combat while on duty as their longest campaign without rest There was not much time of actual rest. Most of the time was spent in combat and waiting to enter combat with the longest stretch of time waiting was about 1 ½ weeks. (33:10) Bob says that the Bulge was the most difficult time for his division during the war. During this battle the weather was horrible. It was winter and conditions were harsh. One battalion was cut off from the rest, one was completely killed, and sugar was put into gas tanks. They were in Spa Belgium at the time and the entire company was being used to guard corners in town. This was the one place where he was ordered to deploy his anti-tank gun, but then a cavalry officer came by and told him to get it out of the road before he got run over, the gun being too small to do anything to German tanks. They were there for about 10 days in the Bulge (36:20) The fear was that somebody would break the line and if done would be disastrous. They had bombs tied to every tree along the roads and the trees partially cut so they would fall across the road if needed. It seems that morale was high during this time and the men were ready for a quick end and a quick return home (37:50) The final days of the war • Bob’s unit was planning on meeting the Russians but it was decided to let the Russians take over the area • Once they had the Elbe River they basically sat and waited • Bob said that the part of Germany they were in was very dirty and unlivable. Even the government wouldn’t let anyone live like that. • (39:40) The German people seemed tired and ready for the war to end • The guys spent much time raiding houses for ammunition and equipment • Bob found postcards in one house they showed the bones of dead Jews. They are in the Jewish museum in Detroit. • (41:15) Bob remembers seeing a lot of the Jewish prisoners wandering around wearing striped pajamas • (42:30)The division was broken up according to how many points each had. Bob had to stay a month by Sensei River before being evacuated. He drove jeeps around while he was there. • Bob was officially discharged back in Pennsylvania before VJ Day • Bob returned to printing once discharge and didn’t take his 20 weeks of pay after the war. �• • He said he was an athlete before joining the military and had never drank or smoked before. Once in he learned quickly how to do both He feels he had a contribution to the efforts and would not change them but would not want to do it again. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WarnersC Title A name given to the resource Warners, Cornelius (Bob) (Interview outline and video), 2004 Creator An entity primarily responsible for making the resource Warners, Cornelius (Bob) Description An account of the resource Cornelius "Bob" Warners served in World War II and fought in the Battle of the Bulge and Normandy in the 3rd armored division service company that assisted the men in battle. He served time in battle that at one point extended 147 straight days of combat duty. He discusses training in Louisiana and in the Mohave Desert and his experiences in France, Belgium and Germany. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Army World War, 1939-1945--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2004-06-22 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4d0a0960462b377bc6b130e308202064.m4v 6194e58b01a26c72bf432e85054fca38 https://digitalcollections.library.gvsu.edu/files/original/7450e5844d5214e96c806104880fc260.pdf 51ff9e7ce11198efdbcef51ca8951459 PDF Text Text Grand Valley State University Veterans’ History Project Jerome Warren World War II 29 minutes 39 seconds (00:00:11) Early Life -Born in Byron Center, Michigan, on November 11, 1926 -Moved to Traverse City, Michigan, when he was a boy -Moved to Ottawa Lake, Michigan, due to his father becoming a superintendent at a paper mill -Had steady work through the Great Depression -Oldest of five children -Graduated from high school in 1944 (00:01:21) Start of Second World War -Remembers the attack on Pearl Harbor -He was a freshman in high school -Parents and he were aware of the attack and its consequences -Didn’t think the United States was going to get into the war before Pearl Harbor -Didn’t read the newspaper or follow the news on the radio -Immediate response in the community following the attack was anger and concern -Was the United States going to get invaded? -Didn’t know what would happen -Thought it was a temporary skirmish and be a short conflict -Thought Japan was trying to flex its military muscles against America -Started paying attention to the news and following battles -Remembers the battle of Guadalcanal -A few seniors from his school joined the Marines and fought there (00:04:12) Enlisting in the Navy -Talked to his parents about enlisting -Mother was against it -Didn’t want to get drafted -Enlisted in the Navy on November 11, 1944 -Liked the living conditions in the Navy -Didn’t want to be an infantryman living outside in horrid conditions (00:06:04) Basic Training -Sent to Great Lakes Naval Station, Illinois, for basic training -Did calisthenics and marching -Had 20mm gun training -He was a cartridge loader -Each cartridge contained four-shells -Did fire drills -Had a model of a ship with compartments on fire �-Wore gas masks, and had to navigate the burning ship -Plane recognition -Went to the firing range and trained on rifles and .45 caliber pistols -Had bad aim with the pistol, because of too much recoil -Good aim with the rifle -High emphasis on discipline and following orders -A lot of recruits had trouble with that, but he didn’t -Punished with kitchen duty, or extra marching, but nothing vicious -Basic training lasted 10 weeks (00:08:13) Signal Training -Sent to Sampson Naval Training Center, New York, located on Lake Geneva -Received 12 weeks of signal training -Learned how to use blinker lights, semaphore flags, shipboard flag signals, and plane ID’ing -Had to do 12 words per minute with the lights, and 22 minutes with semaphore flags (00:09:34) Deployment to Pacific Theatre -Sent to Camp Shoemaker, California -Placed on a Dutch merchant ship headed for the Philippines -Left in late spring of 1945 -He was at Sampson Naval Training Center when FDR died (April 12, 1945) -This means he left the United States sometime in May 1945 -The ship carried American naval personnel, and had an East Indian crew -Stopped in Honolulu for a week -Stopped at the island of Samar before continuing on to Manila -Atomic bomb was dropped on Hiroshima around the time of arriving in Manila (00:11:41) Service aboard USS APL-19 -Assigned to duty aboard the USS APL-19 in Manila harbor for the rest of his service -APL: Auxiliary Personnel, Living -Place for personnel in transit to stay a few days before going to another station -Held 100-200 personnel at any given time -Looked like a two-story barge, with bunks stacked four-high -No armaments, no engine, and no propulsion -They would have been a sitting duck had they been attacked -His duty was to drive the skipper to headquarters every Monday -Never sent a signal message while in Manila -Requested a transfer to a destroyer, but there were no openings for him -Started days by getting up, having breakfast, then going to roll call -If he had guard duty, he was issued a .45 caliber pistol -Questioned any personnel that wanted to go aboard the ship -If he was on signal duty, he stood by the signal light for four hours a time -On guard duty, he stood by the gangplank (00:15:42) Crew of the USS APL-19 -Part of a 100-man crew -Had crew for food service, laundry, painting, and maintaining the ship �-There were some black crewmen -Usually handled cooking and laundry -Doesn’t recall them being segregated (00:17:01) Visiting Manila -Visited Manila -Went to some of the bars -Some men bought prostitutes, but he didn’t -City had been laid to waste -Reconstruction hadn’t begun, yet -No contact with civilians, but children followed American personnel asking for a hand out (00:18:30) Commander -One of his primary duties was to drive around lieutenant commander Fitzsimmons -Part of U.S. Navy Reserve -Nice man -Young -From Amarillo, Texas (00:19:05) Returning to the United States Pt. 1 -Stayed in Manila until 1947 -Sailed to San Diego, down the Mexican coast, through the Panama Canal, to Jacksonville -Stayed in Manila for his entire time in the Philippines -Didn’t want to travel into the countryside, and ship never left the harbor (00:20:03) Contact with Home -Wrote home to his parents on a regular basis -Had almost consistent contact with them (00:20:25) Pistol Accident -One night, he was up for guard duty, and the guard on-duty gave him his pistol -Jerome accidentally pulled the trigger and discharged the pistol -Cost him a month of liberty ashore -Chastised for the accident because he could’ve hurt himself or someone else (00:21:45) Living Conditions, Disease, & Hygiene -Hot and humid all the time -Eventually adjusted to the tropical climate -Issued salt tablets to avoid dehydration -During basic training, he was given a battery of vaccinations -Issued anti-malarial medications -Never got seasick -Remembers 100 men leaning on the railing and throwing up going to the Philippines -He didn’t do anything special, just got lucky -Stressed to keep clean -Showered daily, and got clean clothing every day -Had a special soap to be used with saltwater (00:24:33) Returning to the United States Pt. 2 -Heard a rumor they were going home six months before they left �-Rode on USS APL-19 across the Pacific Ocean back to the United States -Concerning experience, because he didn’t know how stable the ship was -Towed by an oceangoing tug -Only time he signaled outside of training (messages to/from the tug) -No storms on the return voyage, but there were some heavy seas -Closer to the United States the weather calmed -Stopped at San Diego, so the tug could refuel, then sailed down the Mexican coast -Originally planned on stopping in Cuba, but there was unrest -Sailed to Jacksonville, Florida, and the ship was decommissioned (00:27:25) End of Service -Had to stay in the Navy for an extra month despite having enough “points” -Note: points - awarded to military personnel, had to reach a number to get discharged -Sent to Watervliet Arsenal in New York for the last month of service -Discharged at Great Lakes Naval Station (00:28:02) Life after Service -Worked in the paper mill with his father -Attended college at Iowa Wesleyan University -Uncle was on the staff, and he was able to stay with his uncle for his first year -Joined Phi Delta Theta fraternity -Graduated from college in 1951 -Got a job with Whirlpool -Eventually became a manager (00:29:04) Reflections on Service -Time in the Navy taught him discipline -Taught him to be organized and focused -Taught him a good hygiene regimen � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_WarrenJ2090V Title A name given to the resource Warren, Jerome (Interview outline and video), 2017 Date A point or period of time associated with an event in the lifecycle of the resource 2017-01-10 Description An account of the resource Jerome Warren was born in Byron Center, Michigan, on November 11, 1926. He enlisted in the Navy on November 11, 1944 and received his basic training at Great Lakes Naval Station, Illinois. He was selected for signal training, and received that training at Sampson Naval Training Center, New York. In late spring 1945, he went to Camp Shoemaker, California, and eventually boarded a Dutch merchant ship bound for the Philippines. After stopping in Hawaii and Samar, he arrived in Manila in August 1945. He was assigned to USS APL-19, a ship used to house personnel in transit. Aboard the USS APL-19, he served as a guard and as a signalman. In 1947, USS APL-19 was towed back to the United States, and was decommissioned at Jacksonville, Florida. He spent the final month of his service at Watervliet Arsenal, New York and was discharged at Great Lakes Naval Station. Creator An entity primarily responsible for making the resource Warren, Jerome Charles Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Navy Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource video/x-m4v application/pdf https://digitalcollections.library.gvsu.edu/files/original/1d0cb2907a2087eec45964545ed8d7bf.m4v b9a7fc1abd447ac96c371bd1ca89db96 https://digitalcollections.library.gvsu.edu/files/original/8d194ab301d2a28956ae2a08f407137e.pdf 8faa7b97822c7429ebfe0f82b126d8c2 PDF Text Text Grand Valley State University Veterans' History Project Joyce Washburn Career (Vietnam Era-Gulf War Era) 44 minutes 56 seconds (00:00:37) Early Life -Born in October 1949 in Grand Rapids, Michigan -Grew up in Grand Rapids on the north side of the city -Father was a paint contractor and her mother worked as his secretary -Attended Creston High School -Graduated in 1967 (00:01:13) Boyfriend's Service in Vietnam -Her boyfriend in high school, Dennis Lobbezoo, enlisted in the Marines in spring 1967 -Began training in July 1967 -It was expected that young men would either go to college or join the military -He also loved his country -Deployed to Vietnam in mid-December 1967 -Stationed near the demilitarized zone -Part of Echo Company, 2nd Battalion, 26th Marine Regiment -Served in Da Nang, Khe Sanh, and Con Thien -Wounded at Khe Sanh and was sent to a hospital ship -Rejoined his unit in March 1968 -He was killed in action in June 1968 -She wrote him two to three times a week -She was attending college in Grand Rapids -Called home during lunch to see if she got a letter from Dennis -Talked about their future together and their plans -He would tell her that he was okay and would be home soon -He didn't talk about combat or his living conditions -When he was killed his parents were told first, then they told her parents -In a way, she knew that it was coming -They had planned on getting married when he returned from duty -Difficult time for her after he was killed, but kept going to college (00:06:45) Enlisting in the Naval Reserves -Joined the Navy Reserve in May 1968 -Promised Dennis that she would finish her bachelor's degree and finish things for him -Felt that joining the Navy Reserve was her way of finishing things -Joined the Navy Reserve with the intention of becoming a corpsman -Meant she would get the chance to treat wounded Marines -Way of coping with Dennis's death and staying in touch with him, spiritually (00:08:06) Basic Training -Went to basic training in August 1968 -Sent to United States Naval Training Center, Bainbridge in Maryland -Had a special program for training women �-Didn't know what to expect going into the Navy -Most women did clerical work, but she wanted to be a corpsman -Approved for that training after she completed basic training -Basic training was incredibly intense -Wanted it to end, but when it was over she was sad -Got up every day at 5 AM -Got dressed, made sure their beds were made properly -Most of training consisted of classes -How a uniform should look and how a locker should be arranged -Swimming classes and water survival training -Learned how to use their pants as a flotation device -Marched a lot -Learned about rank and who to salute -Had female drill instructors -Wasn't much screaming or yelling at the recruits -Drill instructor was there to encourage and guide them -Trained with only 16 other women and they were all Reservists -Came from a variety of backgrounds -Some were also in college -Remembers one girl who was from Montana -Oldest woman was 27 years old -Basic training lasted 10 weeks (00:12:33) Naval Hospital Corps School -After basic training she went back to Grand Rapids and continued with college -In summer 1969 she reported to Great Lakes Naval Station, Illinois -Received hands-on training -During the fall of 1968 and the winter of 1969 she took classes in Grand Rapids -Went to the Navy-Marine Reserve Center on Wednesday nights -Studied mostly with other male corpsmen, and only one other female corpsman -Got a lot of attention from the men, but they were also protective -There was an officer that was basically sexually harassing her -The male staff would give her jobs to get away from the officer -The school was co-ed -At the end men went to Camp Lejeune, North Carolina for Field Medical Training -At Great Lakes Naval Station she received medical training -Taking a patient's pulse and temperature -Recognizing the symptoms of diseases and how to treat them -How to take medical notes for hospital records -Similar to being a licensed practical nurse (LPN) -Learned how to give shots, take blood, and make diagnoses -Learned how to treat combat wounds -Went to the hospital and treated men wounded in training and in Vietnam -Trained by nurses and higher ranking corpsmen as well as some doctors -Most of the corpsmen at the hospital were women -Male corpsmen were in Vietnam, on ships, or on coastal bases �(00:17:48) Relationship with Fellow Soldiers & Base Protocol -Her second time at Great Lakes the protocol for soldier relationships was more strictly enforced -Not allowed to show public affection with another soldier -Could be asked to present Liberty Card and ID card at any time when she was on base -Always had to be in uniform on base (00:18:54) Anti-War Protests -She was at Grand Valley State University for her junior and senior years of college -Noticed a lot of anti-war protests -Initially avoided the protestors then got angry about them -Protestors wore the names of men killed in Vietnam -Felt like the protestors were traitors -Wasn't at Great Lakes for the 1968 Democratic National Convention Riots in Chicago (00:20:27) Navy Career Pt. 1 -Finished college at Grand Valley State University -Went on active duty in the summers -After school she reenlisted and served two weeks in the summer and one weekend per month -Served in the Navy Reserves for 26 years -Did four weeks one summer in two, two week segments -Most of her service was done at Great Lakes Naval Station -Served at the naval hospital in San Diego and in Pensacola -Also got to serve at Bethesda Naval Hospital -Did work at the U.S. Navy Bureau of Medicine and Surgery in Washington D.C. -Worked on a domestic violence program -Worked there in September 1988 -Military started to pay attention to domestic violence in the 1980s -Worked at Bethesda in 1991 and 1993 (00:23:40) Gulf War -Called up for service during the Gulf War, but she was pregnant at the time -Pregnant with youngest son, so she couldn't be deployed -Her unit was assigned to a hospital ship off the coast of Kuwait, but she didn't have to go -Her son was born the same day the bombing campaign began (January 17, 1991) (00:24:33) Navy Career Pt. 2 -Bethesda was an amazing assignment -Hospital that treats the president and the political elite -Had every possible medical technology available there -Now part of the Walter Reed National Military Medical Center -Does a lot of work with veterans from Iraq and Afghanistan -Worked in the Psychological Department at Great Lakes Naval Station -Did that after the Vietnam War was over, but before the Gulf War -Starting to treat men with PTSD -Unaware of psychological problems in the 1960s and 1970s -They weren't talked about and not considered a medical issue -Worked with men wounded in Vietnam -Visited a wounded soldier in the hospital at Great Lakes �-They had gone to high school together -Felt like she was doing something to help the war effort (00:28:15) Women in the Navy -At the beginning of her career women were a novelty -Allowed to be married, but could not have children -When she was stationed at Great Lakes her husband couldn't go into her barracks -Her barracks was for women only -In Pensacola they had co-ed barracks -Later in her service women were allowed to have children and not be discharged -At the end of her career combat roles were opened up to women -A lot of women worked in hospitals and the hospitals were less militarily structured -Allowed women to be treated as equals -Played on co-ed softball teams with male enlisted men and officers -Working in hospitals insulated her from the sexism that existed in the rest of the military -She was part of the unit at the Navy-Marine Reserve Center in Monroe Center, Grand Rapids -Mostly men, but still treated like an equal -Over time saw more women join that unit -They were still a minority -Still mostly did clerical or medical work (00:32:44) Civilian Careers -Did civilian jobs and raised a family when she wasn't on duty -Worked at the Department for Social Services as a caseworker -Did computer work for 10 years -Worked as a substance abuse specialist in Lansing, Michigan near the end of her Navy career -Allowed her to do substance abuse rehab work in the Navy -Got a master's degree in public administration (00:33:52) Promotion -She was the first woman in her unit to make the rank of Chief Petty Officer -Went through an informal initiation ceremony at the Reserve Center -Had another female Chief Petty Officer oversee it to make sure it was appropriate -Made Chief Petty Officer in 1989 -Pay grade of E-7 (similar to the rank of sergeant in the Army) -Allowed her to go to Chief's Clubs -More exclusivity with being a Chief Petty Officer (00:36:10) A Memorial for Dennis Note: Following information is in chronological order, not as it appears in interview -Three or four years ago she participated in the Reading of the Wall Ceremony in D.C. -Reading the names of the men and women on the Vietnam War Memorial -After that she continued to leave notes on Dennis's profile on the memorial's website -A year and a half ago she was approached by a Dr. [Edward] Byrd who was making a memorial for Dennis �-Dr. Byrd had treated Dennis on the hospital ship when he was wounded -They became friends during that time -On Dr. Byrd's last day in Vietnam he learned that Dennis had died -She and Dr. Byrd worked together to find a location in Grand Rapids for the memorial -Memorial is now at the Steelcase Library, Pew Campus, Grand Valley State University [see also interview with Dr. Byrd in this archive] -The memorial gives her a sense of closure -Feels like Dennis has been brought back home -Dennis was sponsored by a local baseball team as a local hero (00:41:32) Reflections on Service -Had wonderful experiences -Made a lot of friends -Didn't really realize she was a veteran until after she was out of the Navy -People thank her husband for his service -In return he makes sure people know Joyce is a veteran too so they can thank her as well -Learned a lot about medicine while in the Navy -Taught her how to work with people which helped with her civilian jobs � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_WashburnJ1734V Title A name given to the resource Washburn, Joyce Skinner (Interview outline and video), 2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-02-19 Description An account of the resource Joyce Washburn was born in October 1949 in Grand Rapids, Michigan. She enlisted in the Navy Reserves in May 1968 and received basic training at U.S. Naval Training Center at Bainbridge, Maryland in August 1968. She returned to college then went to Naval Hospital Corps School at Great Lakes Naval Station, Illinois where she learned how to be a corpsman. She stayed in the Navy Reserves for twenty six years working at the hospitals at Great Lakes Naval Station, San Diego, and Pensacola. She also got to work at Bethesda Naval Hospital and U.S. Navy Bureau of Medicine and Surgery in Washington D.C. During her time in the Navy Reserves she helped with domestic abuse programs, drug abuse programs, and psychological trauma programs. After her service she helped a fellow veteran, Dr. Edward Byrd, with the creation of a memorial for her fiance, Dennis Lobbezoo, who was killed in Vietnam in June 1968. Creator An entity primarily responsible for making the resource Washburn, Joyce Skinner Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) WKTV (Wyoming, Mich.) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American Persian Gulf War, 1991--Personal narratives, American Other veterans & civilians--Personal narratives, American United States. Navy Type The nature or genre of the resource Text Moving Image Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Relation A related resource Veterans History Project (U.S.) Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Format The file format, physical medium, or dimensions of the resource video/x-m4v application/pdf https://digitalcollections.library.gvsu.edu/files/original/39ad0e7adbdefaf3954a6e0719263218.pdf f9dc71c437ecf052b4299c2697bd9a84 PDF Text Text �Washtenaw County Department of Planning and Environment 705 North Zeeb Road P.O. Box 8645 Ann Arbor, Michigan 48107-8645 P: 734-222-6808 F: 734-994-2459 http:/ /planning.ewashtenaw.org 11 .\ Sense of Place, ,\ Sustainable Fururc �A Comprehensive Plan for Washtenaw County Land Use, Infrastructure, Natural Resources September 2004 Current Washtenaw County Planning Advisory Board Washtenaw County Board of Commissioners Leah Gunn, Chair Barbara Lev1n Bergman, Vice-Chair Patrioa Kelly, Chau Vivienne Armentrout, Past Cha1r \7i\'ienne Armentrout Robert Brackenbury Heather . \nne \X'ilhams, Second Vice Chair Jeff Irwin Martha Kern Jarus Bobnn Catlue Dnes Ronrue Peterson \'\'esley Prater Kathleen Knol \X 'ilham [cf<arlanc \'<'esley Prater Da\'id Rutledge Stephen Solowczuk t\Iona \'\ alz tephen olowczuk Rolland Sizemore Jr. Joseph Yekulis,Jr. orthway, First Vice Chair Past Washtenaw County Plannmg Advisory Board Members (2002-2003) Woody I Iolman John Gawlas County Administration Robert E. Gucnzel, County Administrator Frank Cambria, Deputy County Administrator Department of Planning and Environment Director \nthony VanDcrworp, ,\ICP Staff Terry Brinkman, AICP Patncia Derug Stacy Ebron Jessica Eiserunan Janet Gilkey .Amy Goike, AICP Mechelle I lardy Jason Kaplan \ Compn:hcns1n.: Plan for Washu:naw Count ~ Jeff Krcmank Marshall Labadie Bo Mah Dan Myers Margaret Paulus Mark Roby 1\nnette Rook Damon Thompson Chns \X'atkins Interns I leather Bacon Alison D' Anuco Ina Ilancl Kathleen I Ioltz Anne K.reykes Angela Oetam.a UI �Acknowledgements Washtenaw County would like to thank the following orgaruzations who offered their knowledge and shared their expertise in the development of its Comprehens1\'e Plan. Boards, Committees, and Authorities Ann Arbor Historic District Commission Ann Arbor Transportation Authority Huron Clinton Metroparks Authority Saline Historic District Commission Urban County Executive Committee Washtenaw County: Board of Public Works Brownfield Redevelopment Authority Washtenaw County Consortium of Solid Waste Management Washtenaw County Historic District Commission Washtenaw County Office of the Drain Commissioner \'v'ashtenaw County Parks & Recreation Commission Washtenaw County Road Commission Washtenaw Housing Alliance Western Washtenaw Recycling Authority \'v'ashtenaw Area Transportation Study Ypsilanti Historic District Commission Expert Groups and Agencies American Institutes of .Architects - Huron Valley Chapter Ann Arbor Area Board of Realtors Chelsea Area Transit City of Ann Arbor Parks and Recreation Department City of Ann Arbor Community Development Department Eastern Michigan University Ecology Center Greenway Collaborative Huron River Watershed Council Michigan Department of Agriculture, Farmland Preservation Program Michigan Department of Environmental Quality Michigan Department of Transportation Michigan Freedom Trail Commission Michigan I Iistoric Preservation Network Michigan Land Use Institute Michigan Society of Planning l'vfichigan State Uruversity fichigan State University Extension Onyx Services Inc., Arbor Hills Landfill Recycle Ann Arbor State Historic Preservation Office, Department of I listory, Arts and Libraries Southeast I\fichigan Council of Governments US Soil Conservation Services Washtenaw County Consortium of Historical Societies \'v'ashtenaw County Farm Bureau Washtenaw County Soil Conservation District Washtenaw Development Council University of Michigan Special Thanks A special thank you to the Residents and Local Units of Government who partiapated to provide input from which this plan emerged. 1\ddmonal thanks to Comn11ss1oner Vivienne Armentrout, who served as the Plan Editor. \ Sense of Place, J\ Sustainable l·uture �Resolution \','AS~ I :.NIN;' C:JUN";Y BOARD OF CC\l\t,SSIG ~(RS ~~f.'""1t)PI 2} llJV4 v\ 111:Rl:AS. 0 WliERE,\S. an=pes ard t·,~ WHEr~CAS W:,~ht.,,r:H._ (;ounl'f 10 .aulh0'1Zt?0 unt►.:, Coun1·, P~,11 119 ,i\ct 282 lo Ci't.-lJ,31~ J LuIr,.,~~11(:!I.::. ~·!: :;l~n 1:Y ► Jflj'~~t' of 6Jtll I~ 1:U1!J 1:t.1,.;:orr-ahsht1Q a cooroino~cd ac,;itw1..t1 to de-.·~loi1mcr.t lh.1I prvfT'!olnr, -r~ c.urr6nt anct IIJl e he-alU'l. sa~ety ariJ V\'8IIare "ef'js or COJI,Iv resident:,. arxi 11,~ Co.inly 11~• r.rc-µ,nOd ta~kgrcurd r,ia'.eoa s irel'J0'lQ maps <.rarts descr,:it·,,. , .Jt~r-al 1','H~HtAS 'lfr~~lrvcIure ant, ns:L,,:al It~;.:tm.:~ .ir d ha.1, ht!.d O','t:tr rony rivr. put:hr. rrmo I1n;r an<J v,rv•,top, a11c ar.Jl•1 , ot c..no .,an, a,i:1 h~ru, r~1a11r•:i lo land u~e dr1tIC<Hi for li1n ctnu,..,.:;pment of lrie lo ob1otn pubic cornrnC?nl ar<i recornm ..;Cfrpreher1~11e1r, pl;an . ..1n:J lh~ Co1.11l-, t1a~ u,o~·<J~(I up~(JIIUI \'l'lt[Rr AS , s ra, rul'l~I C:D'rn,cnl!; fre>m cn:;JI unII:; or 9;t•,(!rnm("lr·· en lhc pliL,1 .a~ fA'C-:Otlltcd n lhr.: Cotrllf Cao,:f·naied Pl,;mf riy J!,ct I rubltc AL1 28:1) ;,rd W;i[R[ A$ G&1iL11 tlf 1t'.:tl.>l\rt' The 1A1as.1lena,._ Count•, P1a01'1n9 Ai:t• •~'f O(JJt<l al ti~, AulrJs' JO , 2004 puthc mechn:t re-:.:o-r;-1lefloed :t-..al 11.lan for ~ 1;1.oJ11r•rm~, Cc,..1.n,.'y t..-1~ V'iiF. 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''"' ( l 1~111 ll \II ,, Ir-.,,, lu'8 1• Hll f '1'11 , I \ Ji111" II\ I 1• 1 ~ .. aJ'1 J 11 I hi.to. .. 1 ,1..-1 •• ' " ' " • " OUl,II I.I TK :.lJ _ , .. I \ 11., I ... ,,i, p • t c1• cttlo,1 , r .. r- 111•1 ,1.rio•.,. I , ,. , ,\.~ �Table of Contents Cha ter 1: Introduction .......................................................................................................................................... 11.1 1.2 1.3 1.4 1.5 1.6 Purpose of the Comprehensive Plan .............................................................................................................................................. Resident Comments on Issues and Opportunities ........................................................................................................................ Vision for the Future ....................................................................................................................................................................... Plan Contents .................................................................................................................................................................................. Additional Plan Documents ........................................................................................................................................................... Implementing the Plan ................................................................................................................................................................... 1-3 1-3 1-4 1-6 1-6 1-7 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 Regional Context ............................................................................................................................................................................ 2-3 Population ....................................................................................................................................................................................... 2-4 Demographics ................................................................................................................................................................................ 2-5 Economy ......................................................................................................................................................................................... 2-6 Land Use ......................................................................................................................................................................................... 2-7 Housing Units ................................................................................................................................................................................ 2-9 Transportation Network ................................................................................................................................................................ 2-10 Water and Sewer Services .............................................................................................................................................................. 2-14 Chapter 3: Landscapes ........................................................................................................................................... 3-1 3.1 3.2 3.3 3.4 3.5 3.6 3. 7 3.8 3.9 n Purpose ........................................................................................................................................................................................... 3-3 Resident Comments ....................................................................................................................................................................... 3-3 Condition and Trends ..................................................................................................................................................................... 3-5 An Alternative Future Land Use ................................................................................................................................................... 3-9 Infill Development ........................................................................................................................................................................ 3-11 Secondary Development Concept: Activity Centers .................................................................................................................... 3-16 Rural Landscape ........................................................................................................................................................................... 3-18 Open Space ................................................................................................................................................................................... 3-22 Summary ...................................................................................................................................................................................... 3-26 ,\ Sense of Place, J\ Sustainable l' ururc �Table of Contents (continued) 4.1 4.2 4.3 4.4 4.5 4.6 4.7 Purpose ........................................................................................................................................................................................... 4-3 Resident Comments ....................................................................................................................................................................... 4-3 Conditions & Trends ...................................................................................................................................................................... 4-5 New Agriculture Markets ............................................................................................................................................................... 4-6 Agricultural Land Preservation Programs ..................................................................................................................................... 4-7 Agricultural Preservation Techniques ............................................................................................................................................ 4-9 Summary ........................................................................................................................................................................................ 4-10 Chapter 5: Natural Resources ................................................................................................................................ 5-1 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 Purpose ............................................................................................................................................................................................ 5-3 Resident Comments ........................................................................................................................................................................ 5-3 Condition and Trends ...................................................................................................................................................................... 5-4 Water Resources .............................................................................................................................................................................. 5-5 Wetlands, Woodlands and Floodplains ........................................................................................................................................... 5-9 Air Quality ...................................................................................................................................................................................... 5-11 Natural Resources Education ........................................................................................................................................................ 5-12 Summary ......................................................................................................................................................................................... 5-13 Chapter 6: Economic Development ....................................................................................................................... 6-1 6.1 Purpose ............................................................................................................................................................................................ 6-3 6.2 Resident Comments ........................................................................................................................................................................ 6-3 6.3 Conditions and Trends .................................................................................................................................................................... 6-4 6.4 Target Industries ............................................................................................................................................................................. 6-6 6.5 Job Training .................................................................................................................................................................................... 6-8 6.6 Available Sites ................................................................................................................................................................................. 6-9 6.7 Workforce Housing ....................................................................................................................................................................... 6-10 6.8 Agricultural Economy ................................................................................................................................................................... 6-11 6.9 Ecotourism and Heritage Tourism ............................................................................................................................................... 6-13 6.10 Summary ....................................................................................................................................................................................... 6-14 \ Com p rchcns1n.- Plan for Was htcna\\ C:oum~ \'U �Table of Contents (continued) 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8 7.9 Purpose ........................................................................................................................................................................................... 7-3 Resident Comments ....................................................................................................................................................................... 7-3 Condition and Trends ..................................................................................................................................................................... 7-4 Current Housing Stock .................................................................................................................................................................. 7-8 Private Sector Residential Developments ...................................................................................................................................... 7-9 Assistance for Lower Income Residents ....................................................................................................................................... 7-10 Special Populations and Homeless ............................................................................................................................................... 7-11 Coordinate County Resources ........................................................................................................................................................ 7-13 Summary ........................................................................................................................................................................................ 7-14 8.1 8.2 8.3 8.4 8.5 8.6 8.7 Purpose ............................................................................................................................................................................................ 8-3 Resident Comments ........................................................................................................................................................................ 8-3 Conditions and Trends .................................................................................................................................................................... 8-4 Adequacy of Parklands .................................................................................................................................................................. 8-6 Open Space, Greenways and Trails ................................................................................................................................................. 8-8 Land Preservation Programs .......................................................................................................................................................... 8-9 Summary ........................................................................................................................................................................................ 8-10 Chapter 9: Historic Preservation ............................................................................................................................ 9-1 9.1 9.2 9.3 9.4 9.5 9.6 9.7 ,·ui Purpose ........................................................................................................................................................................................... 9-3 Resident Comments ....................................................................................................................................................................... 9-4 Condition and Trends ..................................................................................................................................................................... 9-5 Historic Districts ............................................................................................................................................................................ 9-6 Unique Resources ........................................................................................................................................................................... 9-7 Historic Resource Education ......................................................................................................................................................... 9-9 Summary ........................................................................................................................................................................................ 9-10 ,\ Sense of Place, ,\ Sustainable Future �Table of Contents (continued) 10.1 10.2 10.3 10.4 10.5 10.6 10.7 10.8 10.9 10.10 10.11 10.12 10.13 Purpose ......................................................................................................................................................................................... 10-3 Resident Comments ..................................................................................................................................................................... 10-3 Conditions and Trends ................................................................................................................................................................ 10-4 Freeways and Interchanges ........................................................................................................................................................ 10-5 Urban Road Network .................................................................................................................................................................. 10-7 Rural Network ............................................................................................................................................................................. 10-8 Gravel Roads ............................................................................................................................................................................... 10-9 Bridges ...................................................................................................................................................................................... 10-10 Public and Private Road Connectivity ..................................................................................................................................... 10-11 Natural Beauty Roads .............................................................................................................................................................. 10-12 Transit ....................................................................................................................................................................................... 10-13 Non-Motorized Network .......................................................................................................................................................... 10-17 Summary ................................................................................................................................................................................... 10-18 Chapter 11: Sewer and Water Services ................................................................................................................... 1111.1 11.2 11.3 11.4 11.5 Purpose ......................................................................................................................................................................................... 11-3 Resident Comments ...................................................................................................................................................................... 11-3 Condition and Trends .................................................................................................................................................................. 11-4 Planning for New Development .................................................................................................................................................. 11-4 Protecting Public Health and the Environment .......................................................................................................................... 11-6 11.6 Summary ...................................................................................................................................................................... 11-11 12.1 12.2 12.3 12.4 12.5 Purpose ......................................................................................................................................................................................... 12-3 Resident Comments ..................................................................................................................................................................... 12-3 Condition & Trends ..................................................................................................................................................................... 12-4 Waste Reduction and Recycling .................................................................................................................................................. 12-6 Summary .................................................................................................................................................................................... 12-10 \ Comprc henstn: Plan for \Xi'ashtena,,· Coum·\ IX �Table of Contents (continued) Chapter 13: Intergovernmental Cooperation .................................................................................................. ....... 13-1 13.1 13.2 13.3 13.4 13.5 X Purpose ......................................................................................................................................................................................... 13-3 Resident Comments ..................................................................................................................................................................... 13-3 Promoting Formal Regional Initiatives ....................................................................................................................................... 13-4 Coordinating Resources through Public/Private Partnerships .................................................................................................. 13-6 A Heightened Role for the County in Facilitating Planning and Service Delivery .................................................................... 13-7 ,\ Sense of Place, t\ Sustamablc Future �Chapter 1 Introduction A Comprehensive Plan for Washtenaw County �Washtenaw County \ \ Lyndon Township Dexter Township Webster Township 1 Salem Township Northfield Township \ \ \ Ann Arbor / Township _ ,,,, ( - - -- - --- Sylvan Township Lima Township Superior Township --Scio Township -· Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township 1 York 1 Township , Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future • �. - ' In_troquction 1.1 Pllt'pose of the Comprehensive Plan The purpose of comprehensive planrung 1s to identify a clear and compelling vision for the future and to develop a comprehensive set of goals and actions to reach that vision. The process of developing a plan starts with a careful analysis of existing conditions and trends regarding the physical, environmental, social and economic aspects of the county. Existing conditions arc projected into the future based on current trends and the adopted long range plans of the local units of government in the county. Through an extensive public participation process, residents and local officials were asked what they felt are the most important qualities to preserve in our com.muruty and what kind of future they desire. Based on this citizen input, a vision for the County's future is identified in this plan along with a comprehensive set of goals and actions. Throughout this plan, comments from residents have been quoted in order to form a basis for the issues and opportunities addressed. The goals and actions are intended to provide guidance to local and county officials in making policy decisions while implementing numerous public improvement programs. Implementation progress will be monitored annually to gauge progress toward the County's vision and periodic updates to the plan will be made to address future issues and opportunities. The purpose of comprehensive plann ing is to identify a clear and compelling vision for the future and to develop a comprehensive set of goals and actions to reach that vision . Kerrytown , City of Ann Arbo r 1.2 Resident Comments on Issues and Opportunities In preparing the plan, over fifteen public meetings were held and several surveys conducted i1wolving over 200 county residents and local officials. During this public partiopation process, residents were asked what they felt contributes most to their quality of life and, looking ahead 20 years, what could threaten that quality of life. Residents felt that our County offers a unique sense of place. Factors that contribute to tlus quality include our unique landscapes and living environments ranging from the di,-erse urban centers of _\no Arbor and Ypsilanti to the quaint villages and hamlets of Dexter and Bridgewater; the abundance of natural resources including over 175 lakes, three ma1or 1wers including the I Iuron Riwr, a State-designated atural River; plentiful recreation in over 350 state, reg10nal, county and local park and recreation areas, which provide year round recreational opportunities; arts and culture opportunities including theaters uwiting local, nanonal, and internanonal films, musicians, and theater product10ns; and our education systems including the Cni,-ersity of T\liclugan, Eastern i\1iclugan Cmvers1ty and four higher education colleges. A Comprehensive Plan For \"v'ashtenaw County Downtown , City of Chelsea Page 1-3 �Chapter 1 County residents recognized that it is this same quality of life that will attract new residents and businesses to our community and have concerns over the pace of growth and the associated impacts of growth. Over the next 20 years, the County's population is expected to increase by 27 percent, adding an additional 88,000 residents and reaching a population of 410,000 by 2020. Under our currently adopted local unit of government master plans, residents identified threats to our quality of life. These threats include the loss of a clear demarcation between urban and rural areas as suburban development around our existing urban areas continues, new low density subdivisions surrounding our villages, and scattered large lot subdivisions and road side homes change tl1e character of our rural areas. In addition, residents identified congestion on our road system, deterioration of rural roads, higher costs needed to keep up \vith an ever increasing demand to provide public services and the need to protect our valuable natural resources. 1.3 Vision for the Future Throughout the public participation process, it became clear tl1at the residents of the County desire a future where our current landscapes and sense of place are preserved and our high quality of life is sustained. Based on this idea, residents have identified a clear and compelling vision for Washtenaw County: County residents recognized that our high quality of life will attract new residents and businesses to our community. However, they also voiced concerns over the pace of growth and its associated impacts. • In 2020, Washtenaw County will have a sense of place. Residents will have the opportunity to enjoy diverse landscapes including vibrant and diverse urban centers, livable suburban areas, historic and unique villages, and our rural character and lifestyle. • In 2020, Washtenaw County will have a sustainable future. Our important natural and historic resources will be preserved; housing, economic and leisure opportunities will be provided for all walks of life; and we will have efficient transportation, solid waste and public utility systems that do not overburden the environment or future generations. To achieve our vision, we will need to change the way we currently operate and address land use and service delivery opportunities on a regional and county-wide basis. Key recommendations to maintain our sense of place and a sustainable future are in Table 1-1. Page 1-4 A Sense of Place, A Sustainable Future �• - .. --,- -· - - · ... •. "Pj""";-T -~...., Introduction Table 1-1: Key Plan Recommendations to Promote a Sense of Place and a Sustainable Future Sense of Place • Channeling future development to infill sites in already urban and suburban areas making the best use of existing infrastructure and providing the tax base needed to continue to provide public services . • Development of new activity centers located at select interchanges that provide a higher density mix of housing, work and leisure opportunities and fixed route transit service to cities and villages . • Infill development surrounding our small cities and villages that act and feel like traditional village neighborhoods with interconnected streets , walking and bicycle access to "Main Street. " • Maintaining the economic viability of farms through an aggressive program of developing new markets for locally grown food products , supporting infrastructure and public policy. • Developing regional open space systems that define our communities , preserve our natural resources and provide recreation and non-motorized transportation . Sustainable Future • Setting development levels based on the carrying capacity on gravel roads to maintain their function and safety, reduce erosion and maintenance costs . • Forming transit consortiums , locally and with adjacent counties, to increase services and spread the cost among benefiting jurisdictions. • A system of north/south and east/west access for residents on a select set of roadways designed to provide alternate traffic routes through villages while limiting local development access to maintain through traffic movements. • Border-to-Border Trail providing both hiking opportunities and non-motorized transportation to work and leisure activities. • Consistent environmental regulations with each local government adopting an important natural lands overlay zoning classification to protect our resources . • Watershed plans for all basins in the county identifying actions to restore hydrologic functioning and improve water quality. • Appropriate level of rural residential development that does not overburden the rural road network and is sensitive to rural character in location and design . • Annual public and private affordable housing targets ensuring decent affordable housing to all income levels and residents with special needs. • Local governments finding new ways to work together, forming Urban Service Districts to promote infill development, regional open space systems and public services through revenue sharing arrangements. • Regional solid waste initiatives to achieve efficiencies in solid waste collection , reduce the impact of trucks on local roads and provide the revenues needed for recycling programs. • Unique historic resources remain a visible part of our heritage including one-room schoolhouses , centennial farms , champion trees , bridges and farmsteads . ,\ Comprehensive Plan For \v'ashtenaw Coun~ • A public-private partnership of economic actors , governments and universities to grow and attract emerging target industries providing higher paying jobs and raising the standard of living for all residents . Page 1-5 �Chapter 1 1.4 Plan Contents i The plan represents a comprehensive approach to planning for the future. ,\s such it contains important background information, discussion of issues and opportunities and a comprehensive set of goals, objectives and recommendations to achieve our vision. In addition to the overview information provided in this Introduction, the plan contains the following chapters: ,. Chapter 2: Community Profile - Description of the social, physical and economic aspects of the County today and projections through the year 2020. Chapter 3: Landscapes - This chapter is similar to a traditional land use element of many comprehensive plans and includes a description of the County's landscapes, issues and opportunities, goals, objectives and recommendations for land use at the county-wide level as well as for our cities, villages, hamlets, suburban and rural areas. Scenic landscapes Chapters 4 through 12: A Sustainable Future - ummary of the current condition and trends, issues, opportunities, goals, objectives and recommendations for the following plan elements: Chapter 4: Chapter 5: Chapter 6: Chapter 7: Chapter 8: Chapter 9: Chapter 10: Chapter 11: Chapter 12: Agriculture Natural Resources Economic Development Housing Parks and Recreation Historic Preservation Transportation Sewer and Water Services Solid Waste Agricultural Operations Chapter 13: Intergovernmental Cooperation - D iscussion of the actors involved in implementing this plan and how we can work together to achieve our vision. 1.5 Additional Plan Resources Comprehensive Plan Support Document: A companion document providing detailed informauon of the public partiapation process and data used to develop each plan element. Toolkit Website: A compilation of recommended growth management techniques and sample ordinances. Recreation on the Huron River Page 1-6 A Sense of Place, A Sustainable Future �• "'f - r ..,..,. Introduction 1.6 Implementing the Plan Readung the vision 111 the plan is a community effort. While the heaviest burden falls on local units of government to carefully consider how land is developed and the commuruty impacts of that development, this plan is also intended to provide guidance to the County and numerous agencies as they make decisions about public facilities and service programs. Coordinating our Resources: The plan recommends several actions that require local governments and agencies to combine their resources including such efforts as regional solid waste and transit consortiums, regional open space plans and combining program delivery strengths to address affordable housmg needs. Guidelines for Land Use Decisions: In addition to encouraging local governments to implement the land use recommendations, the goals, objectives and recommendations in the plan will be used by the Cow1ty in reviewing and commenting on local government plan amendments, PA 116 applications, Purchase of Development Rights, a rural , \reas Program acqU1sitions, Brownfield Plan amendments and Full Faith and Credit approvals. The Plan requires local governments and agencies to combine their resources to realize residents' vision . Guidelines for Public Programs: The goals, objectives and recommendatlons ,vill be used as a guide for developmg and implementing current and future public programs and makmg funding decisions for programs such as housing, parks and recreation, transportation and economic development. Educational/Technical Tools: The Toolkit is a resource providing information on growth management techniques and sample ordinances facilitating discussion at the local level and adoption of these techniques. Monitoring Progress Toward Meeting the Vision: .\nnual plan status reports will be prepared to assess progress made toward the plan's goals. , \nnual reviews also afford the opportunity to identify problems encountered in implementing the plan and consideration of additional planning activities such as public safety, public health or education components. ,\s the County is committed to updatmg the plan at least every five years to reflect changmg circumstances and community needs, the plan will also serve as a benchmark for updating the plan 111 2009 ,\ Comprehensive Plan For \Vashtcnaw County Page 1-7 �Chapter 2 Community Profile :\ Comprehensive Plan for Washtenaw County �Washtenaw County ( \ Lyndon Township Dexter Township Webster Township Salem Northfield Township 1 Township \ \ I Barton Hill, Ann Arbor Village\ Sylvan Township Lima Township To~n_~P-.1---Superior Township - - -Scio Townsh-ip~ Ypsilanti Cit9 Lodi Sharon Township Freedom Township Township Pittsfield Township I I I I York Township , Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future -- �2.1 Regional Context Washtenaw County is located in southeast l\ficlugan, approximately 30 miles west of Detroit (Figure 2-1). \X'ithin Washtenaw County's 721 square miles are 28 local units of government including five a ties, three villages, and twenty townships (Figure 2-2). Borders are shared with six other counties and 22 local units of government. Washtenaw County is the 6 th largest county in population in the State of l\fichigan (2000 U.S. Census). It 1s also one of the fastest growing. \\'ashtenaw is one of seven counties 10 the Southeast I\1ichigan Council of Governments (SEMCOG), the regional planning organization for Llvingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw, and Wayne counties. The pace of growth of counties to the north and east has been increasing steadily over recent years. Over the next 20 years as the inner ring of Detroit's suburbs approach capacity, the wave of development is expected to continue westward into Washtenaw, Monroe and Llvingston counties. Figure 2-3 presents the change in population for southeast l\1ichigan counties from 1980 through 2020. Lyndon Township Dexter Township Web ster Township orthfteld Township Salem T ownship INGHAM LIV INGSTON JACKSON WASHTENAW Superloc Township Sylvan Township OAKLAND ' LENAWEE Sharon Township Freedom Township Lodi Figure 2-1 : Washtenaw County, Michigan Manchester Township Bridgewater T ownship Saline Township York Township Augusta Township Figure 2-2 : Local Units of Government in Washtenaw County -\ Comprehensive Plan For \'('ashrcnaw County Page 2-3 �~Ch . ap~~r l ,,1. 2 •. - ... _~ . .• • C . • • -1J.-1._&..~~l.------._ ... ,..,..... ..._ • ....___....._,.• ... L , - .J.",,. , .;.i .. -.1o.l.i,\_ , ._ ...... -..'..E.....'.. • ~ ' • 1,_.,..,-.1..i _ ' • .-, • • _. • ' • ~I , ... .:....:..,-4:-.,____.,,_~.,,__'\.,.\a..i • , - •• • r • J,.• , _., 2.2 Population As of the 2000 U.S. Census, the Washtenaw County population totaled 322,895 people. The City of Ann Arbor's population of 114,024 accounts for the greatest share at 35 percent of the total, followed by Ypsilanti and Pittsfield Townships at 15 percent and 9.3 percent, respectively. The City of Ypsilanti accounts for nearly seven percent of the total population. \'X'ashtenaw County's population has steadily increased over the past several decades, and is proiected to do so through 2020 (fable 2-1). By 2020, the population is projected to be 410,748 persons, a 27 percent increase since 2000. While all communities in Washtenaw County are expecting population increases, townships surrounding the urban areas - Pittsfield, Ypsilanti and Scio are e},_-pected to carry the larger share of the County's population increase. I Iowever, in terms of proportional population mcreases within their borders, \X'ebster and Sylvan Townships and Dexter Village populations should more than double. The City of Ann Arbor, currently a large population center of the County, is projected to increase only by two percent. 1\nn Arbor will then comprise only slightly over 26 percent of the total County population. The City of Ypsilanti's population is expected to remain constant. Community Ann Arbor Ann Arbor Twp Augusta Twp Barton Hills Bridoewater Twp Chelsea Dexter Dexter Twp Freedom Twp Lima Twp Lodi Twp Lvndon Twp Manchester Manchester Twp 1990 111 ,801 2,292 4,415 320 1,304 3,772 1,497 4,407 1,486 2,132 3,902 2,228 1,753 1,739 2000 115,012 3,763 4 ,813 335 1,646 4,398 2,338 5,248 1,562 2,517 5,710 2,728 2,160 1,942 2020 116,933 4,676 6,605 375 2 ,538 6,652 5,216 5,791 1,849 3,828 7,435 3,230 3,326 2,715 1.,;nange 2000 to 2020 1,921 913 1,792 40 892 2,254 2,878 543 287 1,311 1,725 502 1,166 773 Community Milan City (Wash Co.) Northfield Twp Pittsfield Twp Salem Twp Saline Saline Twp Scio Twp Sharon Twp Superior Twp Sylvan Twp Webster Twp York Twp Ypsilanti Ypsilanti Twp County Total : 1-~ _..,,.,., ~ l ~;,. 1990-2000 I l u.,:i.:-,,, "" r ........ "' Change 2000to 2020 1990 2000 2020 3,060 6,732 17,120 3,734 6,660 1,276 9,097 1,366 8,720 2,508 3,235 6,225 24,846 45,307 3,065 8,252 29,801 5,562 8,034 1,302 13,421 1,678 10,740 2,734 5,198 7,392 22,362 49,182 3,768 10,717 52 ,918 9,940 9,871 2,332 19,618 2,506 15,958 6,527 9,852 9,536 22,908 63,128 703 2,465 23,117 4,378 1,837 1,030 6,197 828 5,218 3,793 4,654 2,144 546 13,946 282,934 322, 895 410,748 87,853 Figure 2-3: Regional Population Trend s Sources: US Census, SEMCOG, Ml Demographer: Jackson, Lenawee;Tn-County Region : Ingham County. Table 2-1 : Washtenaw County Local Un its of Government 2000 Population and 2020 Projections Source: 2000 US Census and SEMCOG 2030 Regional Development Forecast Page 2-4 1\ Sense of Place, A Sustainable Future �2.3 Demographics Age The greatest percentage of the current population, 36 percent, is within the 35 to 64 age group (Figure 2-4). This age group will continue to hold the largest percentage of the population through 2020. Currently, there is an even proportion of the population four years and younger, and 65 years and older. This percentage is expected to change in tl1e future, children under four years is projected to comprise seven percent, whereas the population greater than 65 is expected to increase to 13 percent (51,529 residents) of the total County population (SEMCOG 2020 Regional Development Forecast). This trend is due to the aging baby-boomer generation, and will be common to most communities nationwide. Educational Attainment and College Enrollment The educational level of Washtenaw County residents falls above the average for the State of l\fichigan. In 2000, 48.1 percent of Washtenaw County's population above age 25 held a bachelor's degree or higher. This exceeds the State of 11ichigan with 21.8 percent of its population holding a bachelor's degree or higher. Washtenaw County is also home to a number of colleges and universities. The County has seven postsecondary institutions that have a combined approxin1ate enrollment of 80,000 students. The six institutions consist of four public institutions (The University of l\1ichigan, Eastern Michigan Cmversity, and Washtenaw Community College), and three private institutions (Concordia University, Cleary Umversity, Ave Maria College and Ave Mana School of Law). Diversity \X'ashtenaw County has a diverse populaoon. The latest census (2000) reveals that \\·ashtenaw County has 12.3 percent of its population who consider themselves as "\frican "\merican, and 6.3 percent who consider themselves as Asian. Less than three percent of the population consider themselves as two or more races. People who consider themsclve, as I Iispamc or Latino, who can be of any race, compnse 2.7 percent of the population. Table 2-2 provides the number of persons 111 Washtenaw County by race, as well as the percent of total County population by race . •-\ Comprehensive Plan For \X'ashrenaw County 180,000 , 160,000 [■2oool ~ 140,000 C: .!2 120,000 ~ 100,000 g- 80,000 a.. 60,000 84 009 7 40.000 1 20.000 1 0 +--'- --'L...,..._._,_.___,__~ 0-17 18-34 - L--IL...,.----""..._--'----, 3~ 65• Age Group Figure 2-4: County Population by Age Source: 2000 US Census and SEMCOG Race People % White African American American Indian and Alaskan Native Asian Native Hawaiian and Other Pacific Islander Some other race Tw o or more races 249 ,916 39 ,697 77.4% 12.3% 1,161 20,338 0.4% 6.3% 126 3,364 8,293 0.0% 1.0% 2.6% Total County Popu lation 322,895 100.0% Hispanic or Latino/ Not Hispanic or Latino People % Hispanic or Latino* Not Hispanic or Latino 8,839 314,056 2.7% 97.3% Total County Population 322,895 100 .0% • Hispanic or Latino can be of any race . Table 2-2 : Race and Hispanic Origin, Washtenaw County, 2000 Source: 2000 US Census Page 2-5 �•• .. • · ... ·.·.,_ ~-,•_.:.!_t.:~ ...-·"'•-·-· • • > ·-·~-:....._·:'_•. _ ....... _.~• ,~' I - - • ' 't • • ~'~.1~""~~ '-~~ ··- -. _· .- - . .... 2.4 Economy Labor Force The labor pool is defined as residents over the age of 16. The number of residents in the labor pool that are employed comprise the labor force. \X'ashtenaw County's 2000 labor pool consisted of 259,162 people (Table 2-3). Of these, 69 percent are in the labor force either in the armed forces Qess than 1° o), an employed civilian (96°-o), or an unemployed civilian (3.8%). Compared to the State of fichigan, Washtenaw County has a greater percentage of residents in the labor pool and the same percentage of employed labor force. Four percent of the County's workforce population is currently unemployed. This is lower than tl1e unemployment rate for the State of i\fichigan (5.8%) (Figure 2-5) . Within the County, most local units of government have unemployment rates between one and four percent. The female labor force participation rate is at a level comparable to the male participation rate (over 80%), which mdicates that most households are supported by two incomes. Given the high education levels of our work force, this 1s unlikely to change. 2000 Emclovrnent Sector Agnculture, Mining, and Natural Resources Manufactunng Commun,cation and Persons Employed 2020 Percent Persons Employed Percent 4,549 2% 4,751 2% 34 ,517 15% 44.292 16% Utlil1ty 8.916 4% 10,411 4% Wholesale Trade 6,618 3% 9,172 3% Retail Trade Finance, Insurance, anc 38,888 17% 47,211 17% Real Estate 10,729 5% 13,163 5% Services Public Administration 119.998 52% 140,323 50% 7,960 3% 10,418 4% Total Employed 232,175 100% 279,741 100% Table 2•3: Labor Force Employment in Michigan and Washtenaw County Source: 2000 US Census The percentage of population in me labor force cohort of 18 to 64 years old is expected to decrease slightly from 70 percent to 67 percent between 2000 and 2020. Given the general aging of me population 111 Michigan and tl1roughout the nation, Washtenaw County's workforce position is not projected to worsen over the next two decades. The number of college students in mis population balances this negative trend. Reg10nal Share of Jobs and Ratio of Population to Jobs A net migration of workers indicates strong job formation compared to tl1e region. Washtenaw County has a large amount of workers commuting into me County to work. ,\ccording to the 2000 U.S. Census, over 70,000 people commute mto the County, compared to 40,000 County residents commuting out of the County for work. In 1990, the ratio of residents (16 years and older) in the labor force to jobs was 10:7. In 2000, this ratio is nearly 10:8. Over the next twenty years, job growm is projected to increase by 20.5 percent, from the current 232,175 jobs in the County to 279,741 by 2020 (an increase of 47,566 jobs). [i WashleMW County --- Mchigan Unled Stales Figure 2-5: Unemployment Rates . 2000-2004: National. State and Washtenaw County Source: Michigan Department of Economic Development Median Income Washtenaw County's median household income is $51,990 (2000 U.S. Census) . This far exceeds the median household income of the state, at $44,667. Similarly, the per capita income for Washtenaw County of $27,173, is also higher man the $22,168 state per capita income. Page 2-6 A Sense of Place, A Sustainable Future �-, ----. ·· . , - - --,,. · -- , - • -.,.. . ·-· , 1 • · - - • .. -, , --., Employment Sectors Employment is divided into eight industries (fable 2-3). The service industry 1s the largest, employing over half (52%) of the workers. Other industrial classes for which many people arc employed include the retail industry (17%) and the manufacturing industry (15%) . Only five percent were found to be working in the F.I.R.E. Sector (Finance, Insurance, and Real Estate), closely followed by the Transportation, Communication and Utility Industry (4°·o). The industries that employ the fewest workers are Public Administration (3%) and Agriculture, Mining, and atural Resources (2° o). Transportation, Communication and Utility play a relatively high role in Ypsilanti Township while the Agriculture, Mining and Natural Resource industry employs only two percent of the County population. This industrial sector is important for Bridgewater and Saline Township where up to 55 percent of the workers are employed by this industry. 2.5 Land Use There are approximately 462,325 acres of land in \v'a shtenaw County. In 2000, most of the land (82%) was in use as active agriculture or was in an undeveloped state. The built environment accounts for the remaining 18 percent. Figure 2-6 shows the land uses categories as of 2000 for Washtenaw County. Between 1990 and 2000, developed land categories 111creased while active agricultural lands, wetlands and woodlands decreased (fable 2-4). During this same period, cultivated grass lands and shrub lands increased by 19 percent. This indicates that the loss of agricultural land has not only been due to development pressure but also economic forces. Continued decrease in agricultural lands and wetlands and woodlands is expected through 2020 given the current preservation policies and residential densities allowed under local unit of gO\·ernment master plans and zoning ordinances. Parkland is an important resource for County residents. The Pinckney and \'{'aterloo State Recreation areas are located in tl1e northwest portion of the County, comprising nearly 14,000 acres of land 111 Lyndon, Sylvan and Dexter Townships. Other contributors of parkland 111 the County 111clude the I luron-Clinton Metropark ,\uthority (1,700 acres), \Yashtenaw County Department of Parks and Recreation (1,378 acres), and local urnts of go\·ernmcnt (4,557 acres). .Ji•• l >--- •- r CommuJ;lity, .Profile ' - . 2000 2020 Persons Persons Employed Percent Employed Percent Em olovm e nt Sector Agriculture , Mining, and Natural Resources 4,549 2% 4,751 2% Manufacturing Transportat10n , Conm.,nicat1on and Utlilrty 34 ,517 15% 44 .292 16% 8.916 4% 10.411 4% Wholesale Trade 6,618 3% 9 ,172 3% Retail Trade Finance, Insurance , and Real Estate 38 ,888 17% 47 ,211 17% 10,729 5% 13,163 5% Services Public Adrnirnstral1on 119,998 52% 140,323 50% 7.960 3% 10.418 4% Total Employed 232,175 100% 279,741 100% Table 2-3 : Number of Jobs by Employment Sectors, 2000 and 2020 Source: SEMCOG Regional Development Forecasts 1990 Land Use Cateaorv Active Agriculture Commercial & Office Cultura l. Outdoor Recreation & Cemetery Extractive & Barren Cultivated Grassland , & Shrub 2000 1990-2000 Percent Acres o/, Total Acres % Total Chanae 221 ,290 48% 191145 41% -14% 3.936 1% 4,607 1% 17% 6 ,319 1% 7,783 2% 23% 1,339 0% 1,617 0% 21% 49.774 11% 59,056 13% 19% Industrial 7 528 2% 8658 15% Institutional Mult1-Fam1ly Res1dent1al Single-Family Residential Transport Comm . & Utility Under Development 4,721 1% 5.359 2% 1% 2,703 1% 3.480 1% 29% 51 .960 11% 67.421 15% 30% 4,819 1% 4.866 1% 1% 2.836 1% 2% 4.818 1% 70% 10,134 2% 1% -2% Water !Woodland & Wetland Total 10,063 95,036 21% 93 .381 20% 462,324 100% 462,325 100% 14% Table 2-4: Land Uses m Washtenaw County, 1990 - 2000 Source: SEMCOG Land Use/Land Cover ,\ Comprehensive Plan Por Washtenaw County Page 2-7 �Figure 2-6: Land Uses in Washtenaw County, 2000 t o I ,4 • . a• ·-.-,4~·~ , .. .... . ...-- ~ D N ' + -~~~i~~~~~~~~~~~~~~~ Jurisdictional Boundary Highway SEMCOG 2000 Land Use/Land Cover CategorieCJ CJ .Active Agriculture Commercial and Office Cultural, Outdoor Recreation and CemeteryCJ Extractive and Barren Grassland and Shrub Industrial Institutional Multiple-Family Residential D D Single Family Residential Transport, Communication and Utility D Under Development □ Water Woodland and Wetland Source: SEMCOG Land Use/Land Cover Page 2-8 A Sense of Place, A Sustainable Future �2.6 Housing Units There are 131,069 housing units available in \'{'a shtenaw County (2000 U.S. Census) . These units are spread throughout the County, however, similar to the population, most are located in the urban centers and surrounding townships. Sixty percent of the units are owner-occupied, an increase from 1990 to 2000 (fable 2-5) . This trend is expected to continue. The City of Ann Arbor and the City of Ypsilanti, both college towns, are below the County average for percent owner-occupied units. The highest amount of owner occupied units within Washtenaw County is found in Lodi Township at 95 percent. 1990 2000 Units 'lo Units 'lo Rent 46.743 45% Own 57.785 55% 50.481 74.846 40% 60% Table 2-5 : Housing Unit Types in Washtenaw County, 1990 - 2000 Source: US Census By 2020, the County 1s expected to total 169,613 households, requiring an additional 38,544 housing mi.its, an increase of 29 percent. All local governments are expecting rncreases, with the greatest increases occurnng in communities projected to experience the greatest increase in population (Pittsfield, Ypsilanti, and Scio Townships). J\ variety of housing unit types are found in \X'ashtenaw County: apartments, condominiums, townhouses, historic homes, farmsteads, suburban and lakeside residences, and manufactured housing, to name a few. The majority of units are single family residential. Projecting 1998 to 2002 housing trends to 2020, single-family residential is expected to increase at a greater rate than multiple family residential or manufactured housing units (Figure 2-7). 120.000 1 104-t1S 1 00 .000 80.000 ■ 2000 ~ 0 i 2020 16 820 60 000 40 .000 20,000 9 oe, '> ~38 0 ~ S1ngl• Fam11v Oetacned Mult,ple Family Manulactureo Home Housing Type Figure 2-7 : Number of Housing Units in Washtenaw County, 2000-2020 Sources: US Census and SEMCOG Regional Development Forecasts .\ Comprehensive Plan For \X'ashtcnaw Counn Page 2-9 �' •• :!!IIL•-; -:, ,.:.' ' ~ ' ! -"-~:..J..-_1.,,.: -L~~I .J.!.....a,,~ I I ~~- L- , , ~.... j I~ F I• I • ;·...:__!.L.~-~-- ..... _ --'~•- •- 2.7 Transportation Network A transportation network allows people and goods to move about safely and efficiently. The network services those with destinations in tl1e County, as well as those needing to pass through the Cow1ty to get to a final destination point. The County's network is used by people and businesses throughout the midwest as the County is in close proximity to major cities. In Washtenaw County, highways and roads, railroads and air are the available transportation modes. Table 2-6 presents tl1e major modes of transportation available and Figure 2-8 shows their locations in the County. Michigan Public Act 51 of 19 51 defines how the state spends nearly $3 billion annually to support local roads, state highways, bridges, buses, trains, on-road bicycling, sidewalks and other transportation options. These funds come from the gasoline tax; registration fees on cars, trucks, and aircraft; and a tax on the sale of motor vehicles and their parts. Key organizations involved with planning, monitoring, maintaining and improving the transpor tation network in \Vashtenaw County include: • • Local City and Village Governments Washtenaw County Road Commission (WCRC) Michigan Department of Transportation (MDOT) Washtenaw Area Transportation Study (WATS) Southeast Michigan Council of Governments (SEMCOG) Ann Arbor Transportation Autl1ority (AATA) Type of Transportation Availability in Washtenaw County Main Highways 1-94, US-23, US-12, M-52 , M-153, M- 14 Rail lines Amtrak; Ann Arbor Railroad ; Norfolk Southern ; and Tu scola Saginaw Bay Ra ilway Airports Ann Arbor Municipal Airport; Willow Run Airport (owned and operated by Wayn e County) Table 2-6: Summary of Transportation Modes in Washtenaw County, 2000 Source: Washtenaw County Department of Planning and Environment Road improvements (federal-aid eligible roads only) planned for the future are identified in the 2030 Long-Range Transportation Plan for \Vashtenaw County. Of the 555 transportation improvements necessary to support projected growth through the year 2030, funding is available for only 429 projects (17%). To ensure that funds are used in the most effective manner, the Michigan Department of Transportation (MDOT) refocused its investment strategy as "Fix It First - Fix It Right far Michigan. " This strategy focuses on existing roads rather than constructing new roads. In addition limited resources also limit local units of government with maintaining and rehabilitating local roads. Page 2-10 A Sense of Place, A Sustainable Future �Figure 2-8: Transportation in Washtenaw County ----- --- - 2 □ Junsd1ct1onal Boundary N H1ghway N MaJor Road Road -v Railroad X, Public Airport Public or Private A1rf1eld or Landing Stnp 0 2 4 Miles + N Source: Washtenaw County Department of Planning and Env,ronment ;\ Comprehensive Plan For \v'ashtenaw County Page 2-11 �l Ch~pter 2 ,._ ..._ ._ .._ - -:: - T ',_. I "II • _t._ • •- • ~ Transit Transit is available in urban areas and some smaller cities and villages (Figure 2-9). Providers include: • Ann Arbor Transportation Authority (AATA) provides fixed-route and paratransit services, a ible door-to-door service for the elderly, disabled or economically disadvantaged flex- • Chelsea Area Transportation System provides small bus transportation that transports residents from Chelsea and Dexter to the AATA line in Ann Arbor • Manchester Senior Citizens provides small bus transportation to seniors within the Village of Manchester • Manchester Community Resource Center provides demand-response service to residents within the Manchester School District • Milan Public Transit provides demand-response service to seniors, disabled and economically disadvantaged persons in Milan City, and Saline and York Townships • Neighborhood Senior Services provides demand-response service to elderly and disabled residents in Washtenaw County • Northfield Human Services tailors transit packages to meet specific needs of \'(Tashtenaw County residents Page 2-12 A Sense of Place, A Sustainable Future �,,,....-T' - ·_ , · _. 1 -~~~~~,~.---- ·.. ··.. ' . : -. ' . ,. , . . - : - .s-.., - ·· .- . . -, , - - - . ·-. '; • . - • •~~ ,,. ~ .--- .... .-,,.. • ~ - - • • 1 -~ '~Communihr'P.rofile ;~:J i' • • • ", I ~\, Figure 2-9: Fixed Transit Routes Available in Washtenaw County - 2 D Jurisdictional Boundary TRANSIT PROVIDER N N Highway Major Road Road N CATS N MTA 0 2 4Miles+ University of Michigan Source. Washtenaw Area Transportation Study .-\ Comprehensive Plan For \X'ashtcnaw CountY Page 2- 13 �Chapter 2 • • • I _ ~ ... , • ~ - I I i / _ > ~ • l , • I 2.8 Water and Sewer Services All cities and villages in \"'v'ashtenaw County have both water and wastewater service. There are two primary water and/ or sewer service providers in the County: Ypsilanti Community Utilities 1\uthority (YCUA) and the City of Ann Arbor. YCUA serves communities with.in Washtenaw and Wayne counties including Washtenaw County communities of the City of Ypsilanti, Ypsilanti Township, I\ugusta Township, and portions of Superior, Pittsfield and York Townships. Ann A.rbor Water Utilities serves the City of Ann Arbor and portions of Ann Arbor Township, Scio Township and Pittsfield Township. Other water and sewer providers include the cities of Saline, Chelsea and Milan, the villages of Dexter and Manchester, Salem and Northfield Townships, Sylvan Township Water and Sewer Authority, Multilakes Water and Sewer Authority, Portage/Baseline Lake Water and Sewer Authority and other small service providers. Sources for public water systems include the Detroit River (YCUA), the Huron River and groundwater. In general, the water service areas mirror the sewer service areas, the locations of which are shown in Figure 2-10. In recent years, sewer extensions to lakeside residential communities have been necessary. Aging infrastructure of private systems have led to septic failures, which in turn cause contamination to the lakes. To date, most of the lakeside communities with sewer services are in the northwest portion of the County. Page 2-14 A Sense of Place, A Sustainable Future �Figure 2-9 : Current and Future Sewer Service Areas , 2000 s D Jurisdictional Boundary N Roads D Lake Sewer Service Status D Current D D Potential (per LUG Master Plans) Projected (per Planned Construction) --- - 2 0 2 4 MIies Source: Washtenaw County Dept. of Planning and Environment A Comprehensive Plan For \Xlashtenaw County Page 2-15 �Chapter 3 Landscapes A Comprehensive Plan For Washtenaw County �L Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township I I I Sylvan Township Sharon To'Wnship Lima Township Freedom Township I Barton Hilh. Ann Arbor Village Township Ypsilanti City Lodi Township Pittsfield Township Manchester Township Saline Township / / Superior Township Scio Township York Township Bridgewater Township / Ypsilanti Township Augusta Township .-\ Sense of Place, A Sustainable Future ----..- �Landscapes 3.1 Purpose Land use is a primary element in creating a sense of place. Land use decisions impact transportation patterns, proximity of homes to work, amoun t and location of nature preserves and spaces for social interaction. Currently our rural and urban areas each have a sense of place with distinct characteristics and defined boundanes. Development patterns that consume land and resources and promote auto dependency are not sustamable. As one-dimensional subdivis10ns and roadside residential developments appear between communities and within the rural countryside, our sense of place diminishes. 3.2 Resident Comments Many residents find Washtenaw County a desirable place to live because of clearly defined communities, sense of community, and small towns separated by rural landscapes. Residents recognize that current trends are unsustainable and threaten this sense of place. Their comments identify many land use challenges for the County to address over the next 20 years. Landscapes Goal The followtng goal of the landscapes element is based on resident input and analysis of conditions and trends: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Parncipaaon Support Document. • Commuruty character 1s being destroyed by development patterns. Townships are becorrungAnpvhere USA, suburban developmen ts are absent of commuruty, and the uruque identity of small towns and hamlets must be maintained. Recent developments are not designed to foster commuruty and are detracung from our current sense of place, and strip developments weaken clear boundaries between communmes. Opporturuties to promote commuruues 111clude increas111g residenual densHJes where seffices and relauvely large populauons already exist, encouraging rruxed-111come developments, and integraung de,,elopment with ex1st111g villages, rather than building new developments without connecuons to existmg commuruues. GOAL Promote an efficient pattern of development that maintains our sense of place, preserves our natural resources and reduces the effects of sprawl. H igh density, rruxed-use development 111 urban areas, c1t1es, and villages may mvoke a negat1ve percepuon. T here 1s an opporturuty to change percept1ons by devclopmg well-designed prototypes that promote high-density, nuxcd-use de,·elopment as an attractwe alternauve. Co11/11111ed 011 next page .-\ Comprehensive Plan For \'<fashtenaw County Page 3-3 �Chapter 3 Highlights of Resident Comments from Regional Workshops (Continued) • Planrung tools are either lackmg or antiquated. Some residents do not see a plan for development, but sporadic development occurring across the county. Local governments may lack tools to change undesirable development pattern . Communities need innovative planning and s1te design techruques, updated zorung regulations for nurumum lot sizes, setbacks, road widths, parking, and legally defensible master plans and ordinances. Also, site design has not kept pace with best management practices for watershed management. • Rural character is being ruined by rural subdivisions and roadside homes. Opporturuties to counter the erosion of our rural areas mclude mcreased densities 111 cmes to relieve pressure on rural areas, reduced densities 111 the rural areas (40 to 50 acre nurumum lot sizes), and site design techruques such as clustermg and planned urut developments. • Agricultural land should be retamed for lustoric and educational value. • Open space and connections between residences are lacking. There are opportunities to preserve open spaces durmg land development by preservmg a portion of the site in its natural state and preventing residences as a by-right use in conservation/ open space districts. • Tax base is limited for cmes that cannot easily expand their boundaries and townships that have a great deal of non-taxable public land. Local uruts must balance land use with revenue and service delivery in the next twenty years. • Neighborhoods and communities should be designed to reduce traffic congestion and provide diverse opportunities for access to community activities • Cooperation with regard to land use decisions is a maJor challenge. The Comprehensive Plan for \'\'ashtenaw County is an opportunity for all local uruts to be uruted in one vision and agree upon and 111tegrate the goals, objectives, and recommendations rnto their plans. Sustainable settlements require m aking cities more urban and making the countryside more rural. - Peter Ne111ma11, Toivard Suslainable Co,mm111ities Page 3-4 A Sense of Place, A Sustainable Future �Landscapes 3.3 Condition and Trends Landscapes describe a culmination of characteristics including transportation systems, land uses, densities, intensities, open spaces and architectural design. The combination of these characteristics produces vibrancy, personality and sense of place. The locations of the landscapes in 2000 are presented in Figure 3-1. \Vashtenaw County can be described in terms of five landscapes, listed below. Urban: Vibrant centers consisting of a variety of land uses, from historic downtowns and neighborhoods to higher density development and employment centers. A range of housing options are available, along \,vith transit, bike paths, and pocket parks. Streets generally follow a traditional grid pattern. Our urban landscapes are known for their cultural and ethnic diversity, natural features, educational opportunities, the arts and sporting venues and world-class health care systems. Urban areas include the City of Ann Arbor, the City of Ypsilanti and higher density uses surrounding them. Urban Landscape Small City and Village: Quaint and functional downtown main streets, aligned with historic and architecturally appealing buildings. Generally mixed-use developments have first floor retail, office/ service uses and second story residences. Other features include relics from the past, such as mills, churches, civic buildings or a community park. Established higher density residential typically surrounds the center (six dwelling units per acre), and streets are on a grid pattern. Villages are walkable and public transit may or may not be available. The cities of Chelsea, Milan and Saline, and the villages of Dexter and Manchester are included in this landscape type. Small City and Village Landscape Suburban Landscape Suburban: Single-family subdivisions and commercial and office uses frequently located in strip centers along major roadways. They offer a housing choice not available in otl1er landscapes: single family residential units, with private yards and garages, and neighbors in close proximity but not so close as to be sharing walls. The lack of local employment centers results in heavy peak hour traffic conditions as residents commute to work. Rural-Residential: Large-lot subdivisions and roadside residences scattered along the two-lane rural collector and gravel roads. Lower construction costs, large homes, a desire to live in the country may be influences that attract new residents to rural areas. Rural: Recognized for agriculture operations, park.lands and vast open spaces. The transportation network generally consists of the County and State roads, paved and gravel. Scenic vistas of open space, agricultural fields, barns and farmsteads and historic resources are enjoyed by visitors and residents alike. Hamlets, lakeside residential communities and most of the southwest and nortl1west townships consist of the rural landscape. A Comprehensive Plan For \'(/ashtenaw County Rural Residential Landscape Rural Landscape Page 3-5 �Chapter 3 Figure 3-1: Landscapes 2000 Quaint, smaller cities and villages clearly separated by the Rural landscape promotes a strong sense of place. Urban centers offer access to world-class health care facilities and unique cultural and recreational resources Agriculture and rural character are prevalent in western communities Suburban development in close proximity to urban areas 1---jy~-f:::f'._.{-.lLl_ W.-.L--WJ..;.,.:J;;:;::::;i.:::i Source : N Page 3-6 N Primaiy Reads - Park • l.Jrmn D &lbuban (1/4 -1 acre lots) - VillqJe Harrie: D • Rural Residertia Rural (5+ acre lots) 2 0 2 4 Mies+ \'Vashtcnaw County Department of Planning & Ennronment A Sense of Place, A Sustainable Future �Landscapes Trends \v'ashtenaw County's populat1on 1s projected to mcrease by 87,853 people 111 the next 20 years, a 27 percent increase. The number of households is expected to increase to 169,613 by 2020, a 35 percent increase (Figure 3-2). The increase in households is greater than the increase in population because the number of people per household is steadily decreasing and this trend is projected to continue through 2020. Growth is projected to occur in every local unit of government. Only slight population increases are expected in the urban areas (4.1 %) and smaller cities and villages (10%). Townships surrounding the urban areas, particularly in Pittsfield and Ypsilanti, will increase the most (44%), and the northwest and northeast townships are pro1ected to have the highest percent 111creases 111 2000-2020 population, with a 30 percent population increase. Lyndon Township in the northwest is the exception, as over half of its land 1s State parkland and therefore not available for development. 450,000 +27 .2% 400 ,000 350 ,000 300 ,000 250 ,000 +22 .6% 200 ,000 150,000 100,000 50,000 0 Popuabon [_§ ---~== Land consumption per household is rising. In 1990, the average household consumed slightly less than 0.5 acres. By 2020, the average household will consume 0.78 acres (Figure 3-3), a 56 percent increase. The consequence is more land consumed at a faster rate than population mcrease. Growtl1 will change our landscapes. Households expected by 2020 were calculated using a GIS model that allocated growth by Traffic Analysis Zone (fAZ) and densities from local government master plans. Residents identified several issues regarding this projection: increased suburban expansion, loss oo¾ of community character, increased so% I 0 2000 congestion, poor opportunities for ■ 2020 transit due to low density residential 70% development. figure 3-4 shows the 60% pro1ected change 111 acres for each land50% scape between 2000 and 2020, based 40% 1 on current local government master 30% 1 plans. uburban development 11120% 1 creases by 140 percent, rural roadside 10% or subdivision homes by 47 percent, CIIII~ 0% while rural lands decrease by 16 perSuburban U-ban ~ra1 Otes and Hamets Resident,al Villages cent. Figure 3-5 depicts landscapes in Figure 3-4: Change in Acreage for Landscape Types, 2000-2020 the County 111 2020. cl Households ■ 2020 Figure 3-2 : Washtenaw County Trends, 2000-2020 Source. SEMCOG 1fill..Q 2.04 Households/ Acre 1.Q.!!_Q_ 1.85 Households/ Acre 2020 1.29 Households/ Acre Figure 3-3 : Residential Land Consumption Source. SEMCOG ell . _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _....::,__ _ _ _____J Based on Loca l Government Master Plans Source: Washtenaw County Department of Planning and Environment , \ Comprehensive Plan For \'v'ashtenaw County Page 3-7 �Chapter 3 Figure 3-5: Landscapes 2020 Based on Local Unit of Government Future Land Use Plans Loss of sense of place due to increased low density suburban development around smaller cities and villages Loss of agricultural lands due to economic and rural development pressure Loss of rural character and scenic vistas to roadside residences , lot splits and rural subdivisions Loss of community identity from continued expansion of suburbs outward from urban centers N Page 3-8 N Primary Roods • Parks • - Url:En Vlllcge Hania D Subl.J"ban (1/4 -1 acre lots) • Rural Residertia D Rural (5+ acre lots) ~~~~4 Mies+ Source: Washtenaw County Department of l'lanning & Em·ironmcnt and Local Umr of Government 1\ laster Plans 1\ Sense of Place, A Sustainable Future �Landscapes 3.4 An Alternative Future Land Use Communities of \'v'ashtenaw County are at a crossroads. \'v'e can continue m our present sprawling development pattern or we can adopt strategies to develop in a sustainable fashion that will retain sense of place. The proposed Future Land Use pattern for Washtenaw County is an alternative growth scenario which captures the desires and sentiments of residents expressed during the regional planning workshops (Figure 3-6). Key recommendations to maintain our sense of place include: • Channeling future development to infill sites in already urban and suburban areas, making the best use of existing infrastructure and providing the tax base needed to continue to provide public services. • Development of new Activity Centers, located at select interchanges, that provide a higherdensity mix of housing, work, and leisure opportunities and fi.-xed route transit service to cities and villages. • Infill development surrounding our villages that acts and feels like traditional village neighborhoods with interconnected streets that allow walking and bicycle access to "Main Street." • Maintaining the economic viability of farms through an aggressive program of developing new markets for locally grown food products, sustaining supporting infrastructure, and promoting public policy in families of farms. • Developing regional open space systems that define our communities, preserve our natural resources, and provide recreation and non-motonzed transportation. • Appropriate level of rural residential development that does not overburden the rural road network and is sensitive to rural character in location and design. • Local governments finding new ways to work together, forming Urban Service Districts to promote infill development, regional open space systems, and public services through revenue sharing arrangements. Unique historic resources remain a visible part of our hentage including one-room schoolhouses, centennial farms, and champion trees . .A Comprehensive Plan For \Xlashtenaw County Page 3-9 �Chapter 3 Figure 3-6: Recommended Potential Future Landscapes Sense of place maintained by preserving open spaces around activity centers Small city and village development is sustainable: encouraging social interaction and environmental health New activity centers promote mixed-use, pedestrian friendly development, homes in close proximity to work and densities that support transit Infill and redevelopment in urban areas results in an efficient use of existing infrastructure and needed tax base Limited development of ural roadside homes and subdivisions in rural areas due to infill development in smaller cities Infill development in suburban areas at higher densities reduces greenfield development and supports transit Agriculture remains viable through new markets and reduced development pressure Connected system of open space provides recreation and wildlife benefits Q • Primary Reads • uroon D Page 3-10 Subtrban (1/4 -1 acre lots) - Small Oties ard Villages • Haniet D Rural (5+ acre lots) • ~ n Space Poter1ial Pctivity C.enter 1/2-Mile Buffer Around Small Qty/Village □ Lake D + Source: \Vashtcnaw County Department of Planning & Ennronmcnt A Sense of Place, A Sustamable Future �Landscapes 3.5 Infill Development By 2020, an additional 38,544 housmg units are projected to accommodate 87,853 new residents. Promoting residenb.al growth 10 10fill sites can accommodate nearly double the amount of residential uruts designated in current master plans. Approximately 12,950 acres of vacant, developable land planned for residential use exists in urban centers, existing suburban areas, and smaller ob.es and villages and areas surrounding them (Figure 3- 7). At current densib.es, these areas allow for approximately 25,960 units. I Iowever, at proposed densities (Table 3-1 ), approximately 48,630 units can be provided if infill development is promoted, a 22,670 unit 10crease. This number does not take mto account redevelopment projects or the development of new activity centers (See Section 3.6). New acb.vity centers could accommodate an additional 21,385 units if planned according to recommended guidelines. Together, these two land use strategies could accommodate 70,015 units, which is 182 percent of the new housing units projected to be needed by 2020. The projected 38,544 housing units needed by 2020 can be added to our County with less impact to the rural landscape or expansion of suburban landscapes. Infill areas in existing cities and suburban areas and new activity centers can accommodate 182 percent of our future housing needs. Methodology for Calculating Infill Development Figure 3- 7 and Table 3-1 present the results of the infill development analysis. Areas of vacant, developable lands planned for residential uses were identified withm the urban, suburban and smaller c1b.es and villages landscapes. Master plan densities were applied to the vacant, developable residential areas, and the number of hous1ng uruts calculated. Densities were 10creased according to the following development standards for residential infill development: • Urban Areas: Range of residential from smgle- to multi-family developments (average 12 uruts / acre) • Small Cities and Villages: 12 units / acre average in downtown areas, 6 uruts / acre average 10 areas onehalf mile surrounding the city or village core • Suburban redevelopment: 4 to 8 units 7acre average • ew activity centers: 50 percent of total lands for residential at 8 uruts / acre average The following rules were used for the analysis: Landscape Potential Amount of units allowed vacant, Housing units under developed land allowed compact planned for under current development residential use densities densities Difference • Greater densities were used when plans specified ranges of residenual densities Urban 1,025 5,069 8,616 3,547 Suburban 5,526 13,475 21 ,925 8,450 • Suburban mfill areas were increased to the next greatest density. For example, areas of one unit/ acre were 10creased to 4 units / acre; areas of 4 uruts / acre were increased to 6 uruts / acre. Small Cities and Villages Areas Around Small Otes and Villages 748 2,775 3,598 823 5,649 4,645 14,491 9,846 Total: 12,948 25,964 48,630 22,666 • r\gncultural and conservab.on land use denslb.es were left unaltered. A. Comprehensive Plan For \Vashtenaw County Table 3-1 : Summary of Residential Infill Development (Units Acres) Source: Washtenaw County Department of Planning and Env,ronment Page 3-11 �Chapter 3 I Figure 3-7: Vacant, Developable Land Within Existing Urban, Suburban and Smaller City and Village Landscapes and Potential Future Activity Centers N D N Page 3-12 Jurisdiction Boundary Roa:! D Urb:ln, Slburban, Smal Oty or Viii a:ie, and New Jldivity Center D Vacant. ~velopat:fo lands V>lith Residential Future Land Use 7000 0 7000 14000 Feet !!!liiil~iiiiiiil ·yA • .• Source. Washtenaw County Department of Planning & Env,ronment, SEMCOG s A Sense of Place, .A Sustainable Future �Landscapes Urban Infill and Redevelopment In addition to reducing development pressure in rural areas, infill and redevelopment have significant benefits for existing urban areas. Vacant parcels and underutilized properties are burdens to communities as these prop erties are often not properly maintained or unsightly, giving a negative social and economic image to the area. Cities are limited with regards to annexing land for tax base; infill development and redevelopment are the primary strategies to generate new tax base revenue. In addition to the acres of vacant available land, opportunities exist for residential and non-residential development. For example, within the City of Ypsilanti, a former paper plant at LeForge and Huron River Drive is currently being redeveloped into a 186-unit high-density residential development. Urban areas provide opportunities for walking, biking and fixed transit services. However, there are land uses within urban areas that encourage transportation by car. Vacant properties once occupied by businesses that promoted use of cars - like hotels or restaurants - have tremendous redevelopment potential. Redeveloping once auto-dependent uses into mixed-use, pedestrian-friendly developments at densities that support transit contribute to a vibrant urban core. Brownfield funds may facilitate tl1e reuse of infill properties. Urban infill and redevelopment projects can have a wide range of uses and residential densities but must be sensitive to surrounding existing uses in terms of uses and scale of development. DETECTIVE 1 Prom o te higher density in fill d evelopment and redevelopm ent within exis ting cities, s ub urban areas, and sm aller cities and villages and areas surrounding them . Recommendation 1.1 Urban Infill Developmen t Ch aracter and Design Encourage infill development within urban centers, mixed-use developments and residential developments that provide a variety of housing options - srngle family, townhouses, apartments and condomimums. New development should be sensitive to the scale and architecture of surrounding properties and natural fea tures, incorporate eyes-on-the-street design and safe pedestrian connections. Recommendation 1.2 Urban Infill Incentives Provide Brownfield Redevelopment r\uthority funds to facilitate redevelopment when appropriate. Recommendation 1.3 Urban Auto-Dependent Uses Target auto-dependent uses within the urban centers as potential redevelopment opportunities for conversion to mixed-use or high-den sity residential uses that are transit dependent. A redevelopment project in the City of Ypsilanti: former paper plant (left) converted into a multi-family development ,-\ Comprehensive Plan For \'v'ashtenaw County Page 3-13 �Chapter 3 Suburban Infill and Redevelopment Existing suburban areas are viable places to live at present. They offer a housing choice not available in other landscapes: large-lot single family residential dwelling units, with private yards and garages, and neighbors in close proximity, but not so close as to be sharing walls. This is a residential option preferred by some County residents. However, as suburban areas expand, increasing traffic congestion, increasing cost for public services, and a loss of sense of place greatly reduces the livability of suburban areas. Infill development of suburban areas should be at densities greater than densities designated by existing local unit of government master plans to reduce development pressure in rural areas, accommodate transit and connect residents with shopping, education and leisure activities. Suburban infill development should be increased from the existing designations of one to six dwelling units per acre to a minimum of four to eight units per acre based on location and compatibility to adjacent uses. The trend of suburban strip centers is uncertain as consumer preferences change to pedestrian-oriented settings, or on-line shopping via the internet. The Urban Land Institute identifies critical challenges and principles for creative redevelopment so that commercial corridors may maintain a competitive edge in the retail market over the next twenty years. Among the opportunities are conversions to mixed-use, creating a sense of place by including public gatl1ering and/ or recreational spaces, attractive architecture, incorporating patios and balconies in housing units, and shops, restaurants that offer a more livable environment that adds to the convenience of daily life. Transit stops should also be part of tl1e overall design. Page 3-14 Recommendation 1.4 Suburban Residential In.ill Encourage infill development in suburban areas to develop at higher densities (4 to 8 dwelling uruts per acre). Recommendation 1.5 Suburban In.ill Design Develop model ordinances to ensure des1.red character of community is retained: architectural guidelines, landscaping, signs, lighting, parking, access management, cellular towers, utility lines, etc. so that infill development contributes to commuruty character Recommendation 1.6 Suburban Strip Centers Work with suburban communities to identify struggling strip centers for conversion into communities. Example of a commercial strip center conversion Source: UL/ Ten Principles fo r Reinve nting America's Suburban Stri ps A Sense of Place, A Sustainable Future �Landscapes Small City and Village Infill and Redevelopment Small cities and villages are pnmary activity centers for the rural townships surrounding them. T hey have reta111ed significant histonc character, though because of this ambience, they have attracted a considerable amount of suburban development. As more low density development surrounds these places, negative impacts 10cluding traffic congestion on main streets, and use of village amenities by surrounding commumties results in a heavy cost burden for city and village residents, which are expected to 10crease. Reducing negative impacts to villages and smaller cities and making future development more livable can be aclueved by changing the existing land use patterns in areas planned for residential uses surrounding our villages. The density of development within a ½ mile of the existing village limits should be developed at higher densities (e.g. six dwelling units per acre average that currently exists 10 neighborhoods surrounding the villages) and a grid system of roads with sidewalks should be required to provide convenient and alternative vehicle and pedestrian access to down town main streets. Although infill and new activity center development eliminates the need for dwelling units to be built in rural areas, dense, 10ward growth will not occur on its own. One technique for encouraging infill growth is an urban service district (USD). A USD establishes a boundary between densities that support transit and efficient provision of schools, parks and public safety services, and large-lot residential development serviced by well and septic tanks. Development inside the boundary must be lugher than typ ical suburban Existing Village development to achieve infrastructure Open Space Systems • Dehneates urban and efficiencies and tax base needed to rural areas • Passive recreatt0n provide necessary public services such as opportun1t1es fire, police, parks and recreation. Figure 3-8 depicts the USD Concept. Recommendation 1.7 Small City and Villag e Residential Infill Encourage infill developmcnr w1thrn villages and surrounding villages at traditional village densities (e.g., six dwcllrng units per acre). Recommendation 1.8 Small City and Village Infrastructure Planning Encourage Yillages and surrounding townships to develop Urban ~erY1ce D1stncts surroundmg villages to plan for the water, sewer and transportation services needed for higher density deYelopment. Recommendation 1.9 Small City and Village Road Network Require mfill deYelopment to have a gnd system of roads to reduce traffic congesuon and provide pedestnan access to mam streets. Recommendation 1.10 Small City and Village Infill D esign Develop model ordmances to ensure des ired character of communJty ts rera111ed such as architectural gu1delrnes, landscapmg, signs, l.tght111g and parkmg standards. Higher Density Residential Inside the District • Increased tax base • Reduced cost of prov,dmg road . utllrt1es and pubhc serv1ces • Tax shanng proV1des v,llage and township revenue stream for pubhc services Agriculture and Low-Density Rural Residential • Attracts development into the USO • Ma1nta1ns rural character Figure 3-8 : Urban Service District Diagram A Comprehensive Plan For Washtenaw County Page 3-15 �Chapter 3 3.6 Secondary Development Concept: Activity Centers Activity Centers are areas that have a concentration of residential, employment, retail, commercial and public uses. By concentrating othenvise sprawled development, new centers reduce development pressures in rural areas. Planned correctly, new centers will provide a mix of housing types including apartments and townhomes within walking distance to jobs, shopping and recreation, have larger development sites needed for target industries. Located at major interchanges, activity centers represent an efficient use of existing road infrastructure and have a critical mass of activity needed for transit (Figure 3-9). Examples of activity centers are shown in Figure 3-10. D evelopment of new activity centers can accommodate approximately 21,385 more housing units than provided by current master plans. There are approximately 5,570 acres of vacant, developable land in new activity centers. If 40 percent is developed for residential at an 80 percent efficiency rate, these areas could accommodate 21,385 residential units. Current plan densities allow only for 2,070 units. Some townships have planned large areas of mixed-use activity tl1.rough "Sp ecial Study Areas" (Salem Township), or direct classification of land uses (Northfield Township). Potential activity centers location include the areas immediately surrounding the following interchanges: I-94 and Fletcher; US-23 an d Willis, US-23 and Arkona; US-23 and Nortl1 Territorial, and M-14 and Gotfredson Road. New activity center development requires extensive public discussion regarding the location of these activity centers, infrastructure improvements, intergovernmental arrangements regarding sharing tax base and design standards to ensure that higher density development is contained at intersections and not allowed to sim 1 s rawl outward. OBTECTIVE2 Promote the development of new, compact, mixed-use, transit-oriented activity centers. Recommendation 2.1 Activity Center Uses Ensure a balance of uses with activity centers. Encourage mixed-use transit-oriented development, pedestrian connections and streetscape, a variety of housing options (such as townhomes and apartments at densities of 8 to 25 dwelling units per acre), and minimum t1oor area ratios for non-residential uses, requiring above-store residential units. Recommendation 2.2 Activity Center Locations \X'ork with local governments to identify new activity center locations and interchange improvement funding options and to develop model ordinances. Recommendation 2.3 Activity Center Infrastructure Coordinate the provision of water, sewer and road infrastructure to provide the serv1ees needed to develop activity centers, discourage the sprawl of activity centers and provide tax base revenue shanng where needed. Recommendation 2.4 Activity Center Buffers Discourage activity centers from sprawling into surrounding areas by updating local master plans to provide a clear separation of uses between activity centers and surrounding low density residential uses. [right]) . Recommendation 2.5 Activity Center Model Ordinances Develop model design standards for building heights, setbacks, architectural standards, landscaping, bus shelters, pedestrian pathways, pedestnan parks and / or public gathering spaces, s1gnage, lighting and transit reqwrements. Page 3-16 A Sense of Place, A Sustainable Future Figure 3-10 : New activity centers have direct access to freeways , mixed-use developments, a commercial center surrounded by compact residential development (Sources: The Next American Metropolis [left], Seminole County. Florida HIP �Landscapes Figure 3-9 : Potential A~c~t~iv~it~y~C~e:n:te~r~s~-r-----~-,--------rT~- - - - - - T - - - - - - 7 ~ D 2 Jurisdictional Boundary Primary Reads - A::tivity Cente- A Comprehensive Plan For Washtenaw County 0 2 4 Mies =::::==~ + Source: Washtenaw County Department of Planning & Environment Page 3-17 �Chapter 3 3.7 Rural Landscape In recent years an increase in roadside lots and suburban developments in the rural landscape, have compromed the character of these areas. Under current master plans, it is projected that 13,100 homes will be built in rural areas, representing 37 percent of the total new units projected by 2020. Scattered housing along rural roads destroys priceless viewsheds, decreases the function and safety of our roads by creating too many access points and increases maintenance costs. Roadside development resulting from lot splits of one to ten acre lot sizes allows farmland and open spaces to be carved into small pieces that no longer support a viable farm operation. Rural subdivisions pose conflicts to existing agricultural operations and to the residents who are many times unprepared for rural living with its fertilizer smells and traffic delays caused by tractors on the road. Manufactured housing communities are another major concern for rural areas. Not only do these have urban densities and characteristics, they can easily overburden rural roads and the local unit of government's ability to provide services, due to a lower tax base. Even if infill development is encouraged, development will not stop in the rural areas. Without a strategy to reduce overall development in rural areas, infill, redevelopment and new activity center strategies will simply provide opportunities for additional growth in the county. In other words, we will just grow bigger, not better. Channeling growth to infill areas and decreasing overall growth in rural areas requires a comprehensive set of strategies, all of which must be used to be successful. USDs should also be explored by small cities, villages and townships. The majority of regional growth is allocated to infill development within these areas. A USD will ensure that water and sewer is planned in an efficient manner, and tax revenue sharing arrangements are agreed upon prior to the influx of new development. A major challenge to maintaining rural character is the need for rural townships to increase their tax base to provide services for existing and new residents. \Xi'hile promoting infill and new activity center development will decrease development pressures (and new resident services) in rural areas, these communities will still need additional revenues. Therefore, revenue enhancement programs should be developed as follows: • OBTECTIVE3 Maintain our rural sense of place through land use techniques, economic viability of agriculture and alternatives that provide rural tax base for local governments. Recommendation 3.1 Manufactured Housing Communities Encourage commurutJes to plan cooperatively, providing for regional shares of manufactured housing. Recommendation 3.2 State Legislation Pursue opportunities to change current legislation restricting local unit involvement with regard to manufactured housing community site design and location, and maintaining relatively low reqwrements for contributions to the tax base. Recommendation 3.3 Urban Service Districts Encourage villages and surrounding townships to develop Urban Service Districts surrounding villages to plan for the water, sewer and transportation services needed for higher density development. Supporting Recommendations Economic Development 4.1, 4.2, 4.3, 4.4 Agriculture 2.1, 2.2, 3.1, 3.2 Transporation 3.3, 3.4, 7.1, 7.2, 7.3 Existing vacant or underutilized manufacturing buildings should be actively marketed to target industries that do not depend on urban locations to do business Page 3-18 A Sense of Place, A Sustainable Future �-Landscapes • If successful in developing new agricultural product markets, there is an opportunity for additional food processing facilities to locate in rural areas • Urban Service Districts could be used for tax sharing arrangements between townships and villages. The following rural landscape strategies are discussed extensively in the Agriculture, Economic Development and Transportation Elements of this plan. • Agncultural Viability: maintaining the infrastructure that supports agricultural operations and promoting new markets for agricultural products. • Agricultural Preservation: Preserving a critical mass of land devoted to agriculture. • Agricultural Zorung: Tools and techruques available to local units of government for the preservation of agricultural lands. • Rural Road Capacities: Limiting development along rural roads to ensure a safe and efficient transportation system. • Rural Character: Views of the countryside from Natural Beauty Roads and roads with scenic Vlstas are part of the rural landscape and should be preserved. A Comprehensive Plan For Washtenaw County Page 3-19 �Chapter 3 Recommendation 3.4 Hamlet Plans Develop and implement plans for hamlets to ensure that growth 1s appropriate and sensitive to the existing built environment. Hamlets Hamlets are older residential and commercial centers in the Rural Landscape where a small number of uses have clustered in largely rural areas. The size of a hamlet is much smaller than a village. Typically the hamlet center is located where, historically, major roads crossed, at a time when there were relatively few roads traversing the County. Hamlets tend to have historic or traditional single-family homes, and a mix of non-residential uses, such as a church, a restaurant or other commercial or industrial service facilities. Salem Hamlet, Salem Township There are many hamlets in Washtenaw County, though the degree of establishment varies widely (Figure 3-11). For example, Bridgewater, Mooreville, Salem, Whitaker and Willis, have commercial and residential uses, and public sewer available, whereas Delhi Mills has a historic mill in addition to residential developments such as Sharon Hollow and Sylvan Center. Regardless of current size, sewer status or uses, hamlets are existing centers and should be regarded as potential future development nodes. The threat facing hamlets is the loss of their character. As the County population increases, hamlets may be targeted for new development. Certain land uses may not be compatible with existing uses. Similarly, the design of new buildings may not be compatible with the existing buildings. 7 Hamlets are not a jmisdiction unto themselves, but are under the jurisdiction of the townships in which they are located. Township governments should plan for these area, and consider the following in developing hamlet master plans: 8 11 • Land uses and densities • Infrastructure improvements 10 Figure 3-11 : Hamlets in Washtenaw County Traffic flow and parking needs (eg. allow on-street parking) • Parks and pedestrian pathways • Method for maintaining a distinct buffer between the hamlet and surrounding development nodes 1. 2. 3. 4. 5. 6. Bridgewater Hamlet 7. Delhi Mills 8. Dixboro 9. Lima Center 10. Mooreville 11 . Pleasant Lake (Fredonia) Salem Hamlet Sharon Hollow Sylvan Center Whitaker Willis • Design guidelines for new development (scale, setbacks, lighting and streetscape) Page 3-20 A Sense of Place, A Sustainable Future �Landscapes Lakeside Residential Recommendation 3.5 Lak eside Residential Sewer Service Lakeside residences are part of the Rural Landscape. Such areas historically featured clusters of small houses and cottages at very high residential densities compared to the surrounding area. The occasional bait or convenience store mixed with the residential use was common. The lake amenity and the rural character surrounding the lake community provided an ideal summer retreat as seasonal residences for county and out-ofcounty residents. Pnor to providing sewer service extensions to lakeside residences, ensure that master plan goals, objectives and strategies and zorung ordinance regulations do not encourage expans10n of higher density development in surrounding areas. Recommendation 3.6 L akeside Residential D esign Standards Lakeside residence in the County The sleepy lakeside community has changed over the years. With the growth of the population and jobs, smaller lakes in rural areas are now within commutable distances and attract year-round residents. The result is a change in character and service needs. Yearround residents have converted or demolished older homes and rebuilt larger homes on much larger lots and are demanding more public services. Larger homes and year-round living has resulted in failure of aging sept:1.c systems, causing damage to the water quality of lakes. Townships in the northwest, such as Dexter, Lyndon and Sylvan have responded by creating sewer districts specifically for lakeside residences with failing septic systems. A Comprehensive Plan For Washtenaw County Encourage local governments to adopt height, bulk, setback and other design standards to promote compatibility between existing and new development. Page 3-21 �Chapter 3 3.8 Open Space Open space is perhaps the single most important feature of Washtenaw County in the public mind. Open space can refer to grasslands, stands of trees, a swampy lowland or a park. There are as many benefits of open space as there are types. Open space between communities defines them, allowing each to maintain its character. Open space provides habitat for plant and animals and affords our residents with passive recreation opportunities. It is also a litmus test. Retention of open space means our development is going to the right places and is not eroding our precious resources. Undeveloped natural areas and parks also provide a peaceful retreat from the built environment, allowing for mental refreshment. Figure 3-12 shows the currently protected park lands and potential connections for Washtenaw County. OBTECTIVE4 Develop a system of open spaces throughout the county to delineate communities, maintaining our sense of place and to preserve our natural lands. Recommendation 4.1 Regional Open Space Plans Develop regional open space plans to delineate communities, provide recreation opportunities and preserve natural resources. Agricultural land is not considered open space, however, agricultural lands do provide a type of buffer between urban areas, smaller cities and villages so that they retain their character. Not all local governments have adopted ordinances protecting wetlands, woodlands or a natural features. For those that have, there may be a great deal of variation in terms and definitions, requirements and types of resources protected. Current ordinances should be reviewed and changes suggested to ensure productive preservation efforts. There are three important ways in which open space may be used to maintain a sense of place and to promote a sustainable future. Open space as a buffer around a community retains its distinct character and prevents communities from blending into one anotl1er. Open space as a network of public and privately owned land maintains ecological healtl1. Open space as a trails system provides passive recreation opportunities and alternatives to the auto for transportation. Page 3-22 A Sense of Place, A Sustainable Future �....... Landscapes Buffers Around Communities Maintaining distinct communities is a strong desire of County residents. Communities with their own identity project a sense of place and foster a sense of pride. One method to achieve distinct communities is to preserve open space buffers around them. Without protection of boundaries, undirected development will result in the blending of one community into another with little more than a welcome sign to let the traveler know that they are going from one to the next. The importance of having open space benveen communities has resulted in several recent open space acquisition initiatives: the City of Ann Arbor Parks and Greenbelt Program targets land purchases within a delineated area and Ann Arbor Township's recent millage for purchases of open spaces and agricultural land. Some of the regional planning teams, like Southwest Washtenaw Council of Governments, have identified the value of an open space network in their regional planning efforts. The Washtenaw Metro Alliance is in the process of developing a regional open space plan that will not only delineate the urban and rural areas, but has the opportunity to connect preserved lands with recreation and natural features for recreation and wildlife benefits. Recommendation 4.2 Buffers Encourage local governments of urban, suburban, smaller cities and villages and the areas surrounding them to 111corporate open space buffers around their communities in their mas ter plans. Buffers are to be part of their open space plan. Supporting Recommendations Transportation 8.1, 8.2, 8.4, 8.5 Natural Resources 2.1, 2.2 Preservation of Important Natural Features Over 16,000 acres of land are preserved in the County by the State of Michigan's Waterloo and Pinckney Recreation Areas. Preserving large tracts of natural ecosystems and linkages between these ecosystems are an important part of developing an open space plan. Preserving these areas has positive impacts on air quality, ecological systems, habitats, natural corridors, scenic vistas and water quality. Corridors and natural connections between ecosystems provides for a natural flow that stands in stark contrast to small, isolated pockets of open space leftover from developments that disrupt natural water systems or trap wildlife. Preserving existing natural linkages will also promote wildlife and plant health and diversity. ,-\ Comprehensive Plan For \Vashtenaw County Page 3-23 �Chapter 3 - Existing Parkland, Buffers Around Activity Centers and Potential Trails Sources: Potential Trails by the Greenways Collaborat,ve Inc. and Rails to Trails. Parkland and Buffers by Washtenaw County Department of Planning and Environment Page 3-24 A Sense of Place, A Susta.tnable Future �Landscapes Lakes, rivers, creeks and drains, wetlands, woodlands, steep slopes, soils, topography, groundwater recharge areas, floodplains, native species and Champion Trees are types of local resources that can serve as natural connections. There may be other local resources important to a community for which data is not available. An inventory of resources at the local or regional scale is necessary to prepare a useful open space plan tl1at could be used as an overlay for local government preservation efforts. After natural areas are inventoried and mapped, programs must be instituted so that these features may be preserved. Programs exist for direct land purchases, such as land trusts, State Department of Parks and Recreation grants and Washtenaw County's Natural Area Preservation Program (NAPP). In addition, other techniques may be implemented by local governments such as: • Establishing a regional wetlands mitigation bank allowing development on small isolated wetlands in exchange for the purchase and preservation of larger regional wetlands systems, and • A transfer of development rights programs allowing higher density infill areas with open space transferred to the regional open space system. Green ways Open space systems can be used for passive recreation and trails. Both of these activities promote a healthy environment by providing access to physical activity where residents can enjoy the exerose without driving to a gym or smaller public recreation area. Existing trails, resources and new connections should be considered when planning an open space system. Examples include: • Existing: Huron River Border-to-Border Trail, coordinated by the Washtenaw County Parks and Recreation Department. Segments of tl1e planned trail have been completed. • Potential: Natural Beauty Roads, former railroad routes and those offering scenic views could be incorporated into a trail system. A Comprehensive Plan For \'v'ashtenaw County Page 3-25 �Chapter 3 3.9 Summary GOAL Promote an efficient pattern of development that maintains our sense of place, preserves our natural resources and reduces the effects of sprawl. OBTECTIVE 1 Promote hig her density in.ill development and redevelopment within exi s ting cities, suburban areas, and smaller cities and villages and areas surrounding them . Recommendation 1.6 Suburban Strip Centers \Vork with suburban communities to identify struggling strip centers for conversion into communities. Recommendation 1.1 Urban In.ill Development Character and Design Encourage infill development within urban centers, mixed-use developments and residential developments that provide a variery of housing options - single family, townhouses, apartments and condomrniums. New development should be sensitive to the scale and architecture of surrounding properties and natural features, incorporate eyes-on-the-street design and safe pedestrian connections. Recommendation 1. 7 Small City and Village Residential Infill Encourage infill development within villages and surrounding villages at traditional village densities (e.g., six dwelling mi.its per acre) . Recommendation 1.2 Urban Infill Incentives Provide Brownfield Redevelopment 1\uthority funds to facilitate redevelopment when appropriate. Recommendation 1.3 Urban Auto-Dependent Uses Target auto-dependent uses within the urban centers as potential redevelopment opportunities for conversion to mixed-use or high-density residential uses that are transit dependent. Recommendation 1.4 Suburban Residential In.ill Encourage infill development in suburban areas to develop at higher densities (4 dwelling units per acre). to Recommendation 1.8 Small City and Village Infrastructure Planning Encourage villages and surrounding townships to develop Urban Service Districts surrounding villages to plan for the water, sewer and transportation services needed for higher density development. Recommendation 1.9 Small City and Village Road Network Require infill development to have a grid system of roads to reduce traffic conges tion and provide pedestrian access to mam streets. Recommendation 1.10 Small City and Village Infill Design Develop model ordinances to ensure desired character of community 1s retarned such as architectural guidelines, landscaping, signs, lighting and parking standards. .. 8 Recommendation 1.5 Suburban Infill Design Develop model ordinances to ensure desired character of community is retained: architectural guidelines, landscaping, signs, lighting, parking, access management, cellular towers, utility lines, etc. so that infill development contributes to community character Page 3-26 A Sense of Place, A Sustainable Future �Landscapes OBTECTIVE2 Promote the development o f ne,v, compact, mixed-use, transit-oriented activi ty centers. Recommendation 2.1 Activity Center Uses Ensure a balance of uses with activity centers. Encourage mixed-use tra nsit-on ented development, pedestnan connections and streetscape, a variety of housmg options (such as townho mes and apartments at densities of 8 to 25 dwelling units per acre), and rrummum floor area ratios for non-residential uses, reqwring above-store residential units. Recommendation 2.2 Activity Center Locations \Xlork with local governments to identify new activity center locations and in terchange improvement funding options and to develop model ordinances. Recommendation 3.2 State Legislation Pursue opportumtles to change current legislation restricting local unit 111volvement with regard to manufactured hous111g commumtv site des ign and location, and mamtaming relatively low requirements for contributions to the tax base. Recommendation 3.3 Urban Service Districts E ncourage villages and surrou nding townships to develop Urban Service Districts surrounding villages to p lan for the water, sewer and tra nsportation services needed for higher density development. Recommendation 3.4 Hamlet Plans Develop and im plement plans for hamlets to ensure that growth 1s appropnate and sens1t1ve to the existmg built enviro nmen t. Recommendation 2.3 Activity Center Infrastructure Coordinate th e prov1s10n of water, sewer and road m frastructure to provide the services needed to develop activity centers, discourage the sprawl of activity centers and provide tax base revenue shanng where needed. Recommendation 3.5 Lakeside Residential Sewer Service Prior to providing sewer service extens10ns to lakeside residences, ensure that master plan goals, ob1ect1ves and strategies and zon111g ord111ance regulations do not encourage expans10n of higher density development 111 surrounding ar eas. Recommendation 2.4 Activity Center Buffers D iscourage activity centers fro m sprawling into surrounding areas by updating local master plans to provide a clear separation of uses between activity centers and surrounding low density residential uses. Recommendation 3.6 Lakeside Residential Design Standards Encourage local governmen ts to adopt height, bulk, setback and other design standards to promote compatibility between existing and new development. Recommendation 2.5 Activity Center Model Ordinances D evelop model design standards for building heights, setbacks, ardutectural standards, landscaping, bus shelters, pedestrian pathways, pedestrian parks and / or public gathering sp aces, signage, ligh ting and transit requirements. OBTECTIVEJ Maintain our rural sens e of place through land use techniques, economic viability of agriculture and alternatives that provide rural tax base for local governments. Recommendation 3.1 Manufactured Housing Communities Encourage communities to plan cooperatively, providing for regional shares of manufactured ho us111g. A Comprehensive Plan For Was htenaw County Recommendation 3.7 Designation of Natural Beauty Roads Encourage local umts of governments to work with the \X/CRC to designate addiuonal Natural Beauty roads. Recommendation 3.8 Residential Design Standards Encourage local governments to adopt roads ide residential design standards 111clud111g canopy tree preservation , residential building setbacks and road access hrrutatlons. Recommendation 3.9 Scenic Vista Identification \'(/ork with local governme nts and res idents to identify sceruc vistas and local, County, and state funds to acqwre scenic vista properties and easemen ts Page 3-27 �Chapter 3 Supporting Recommendations Economi c Development Element Chapter 6: Recommendation 4.1 Supporting Network Recommendation 4.2 Ag1it11/t11re Indwtry Strategy Recommendation 4.3 Ed11cation and Marketing Recommendation 4.4 'J11111p Start" the Ag,imlt11ral Economy Agriculture Element Chapter 4: Recommendation 2.1 Farmland Preseruation Funding Recommendation 2.2 PDR and Far111/anrl Preservation Recommendation 3.1 Model Agrimltural Ordinances Recommendation 3.2 Agric11l1t1ral Enabling Legislation Transportation Element Chapter 10: Recommendation 3.3 Access Ma11age111ent in Ritral Areas Recommendation 3.4 Proper Planning of Expanded Cooridors Recommendation 7.1 Designation of Natural Beauty Roads Recommendation 7.2 R.esidential Design Standards Recommendation 7.3 Scenic Vistas Identijimtion Page 3-28 OBTECTIVE4 Develop a system of open spaces throughout the county to delineate communities, maintaining our sense of place and to preserve our natural lands. Recommendation 4.1 Regional Open Space Plans Develop regional open space plans to delineate communities, provide recreation opportunities and p reserve natural resources. Recommendation 4.2 Buffers Encourage local governments of urban, suburban, smaller cities and villages and the areas surro unding them to incorporate open space buffers aro und their communities rn their master plans. Buffers are to be part of their open space plan. Supporting Recommendations Transportation Element Chapter 10: Recommendation 9.1 Non-Motorized Transporlatio11 Plan Recommendation 9.2 I,ifrastmcture far Birycle Travel Recommendation 9.4 Pedestrian and Birycfe I11frastmct11re at Facilities Recommendation 9.5 County-wide Trail System Natural Resources Element Chapter 5: Recommendation 2.1 Model Ordi11a11ces Recommendation 2.2 Natural Feat11res Ouerlays A Sense of Place, A Sustainable Future �...... Chapter 4 Agriculture A Comprehensive Plan.For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township I ; I \ I / Ann Arbor / Township_ --------- Sylvan Township Lima Township - _.. -✓-- ; Superior Township - - __ Scio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township) Ypsilanti Township I I York Township Manchester Township Bridgewater Township Saline Township I Augusta Township A Sense of Place, A Sustainable Future • �Agriculture 4.1 Purpose Agriculture is an important part of the County's economy. In addition to jobs and contributing food and fiber production to society, agriculture preserves our heritage, provides a buffer between our unique landscapes and adds value to the quality of life for County residents. 4.2 Resident Comments Residents recognize the importance of agricultural land not only for its addition to the County's economic viability, but also for the beauty and sense of place that it provides. As farm land diminishes wildlife habitats are lost, the potential for locally grown food declines and fragmented development occurs. Resident comments on issues and opportunities include: Farm in northeast Bridgewater Township Agriculture Goal Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • There is a need for the preservation of farmland as well as supporting farm infrastructure and markets. • Lack of oversight in the conversion of agricultural land to commercial and/ or industrial use even when 1t is not wanted. • Preserve farmland, open space, and road viewsheds through the use of PDR, funding issues, transfer development rights, green corridors parks and wild animals. • We still have sufficient agricultural business 1n southwest \Vashtenaw to keep it economically viable. We need small agricultural business growth ideas and support to keep th1s mdustry economically viable and farmland will stay farmland . The following goal of the agriculture element is based on resident input and analysis of conditions and trends: GOAL Encourage and support programs that maintain the viability of Washtenaw County's agricultural sector. I • Southeast Michigan is a changing area for farming. We need to get beyond the idea that we need to preserve all farmland. Farm in Freedom Township A Comprehensive Plan For \v'ashtenaw County Page 4-3 �Chapter 4 Figure 4-1 : Agricultural Lands Map Agricultural Lands Map Criteria The Agricultural Lands .Map illustrates agricultural lands that meet one of the follow111g criteria: • Contain Class II Soils, which are the best soils available for farming in \Vashtenaw County • Classified as agricultural land according to the latest SEl\ fCOG lan d use inventory • Under Farmland Preservation Agreements (Pi\ 116) over 20 years • Areas within local units of government's master plans that are designated as ''Agriculture" 111 their respective future land use plans NOTE: J\11 areas identified wi th current, planned, and potential sanitary sewer service areas arc omitted from the Agricultural Lands designation - Page 4-4 Active Agriculture, 2000 All Other Agricultural Lands Criteria (Not Included in Active Agricultural Lands) Source: Washtena w County Department of Planning & Environment, SEMCOG, Local Unit of Government Master Plans A Sense of Place, A Sustainable Future �Agriculture 4.3 Conditions & Trends The County has a relatively strong agricultural economy despite a continued decline in active agriculture operations and a reduction in suppporting infrastructure. In 1997, Washtenaw County's farm economy ranked 24th out of 83 Michigan counties and ranked third, behind Lenawee and Monroe Counties, out of 10 southeastern Michigan counties. These rankings speak to the importance of Washtenaw County's agricultural sector in the region and in Michigan. Over the past 10 years, agricultural operations have decreased dramatically due to economic conditions and development pressures: • Between 1990 and 2000, Washtenaw County has lost 30,145 acres, or an average of 1.4 percent of its total farmland per year. The total farmland acreage for Washtenaw County in 2000 was 191,145 acres. Between 1987 and 1997 0atest agricultural census available), the number of active farms has also been decreasing (Figure 4-3). By the year 2020, it is projected that Washtenaw County will lose approximately 51,145 acres of farmland if the current annual rate of loss continues. In looking at the locations where agricultural lands have been converted to other uses, conversion is not only occurring in the urban and suburban fringe areas, but also throughout the County. "#27 #39 '1137 #24 #34 - #41 #11 #8 Figure 4-2 : Rank of Washtenaw County 's Farm Economy in Michigan (83 counties) Source: U.S. Census of Agriculture I~ _• _To_ta_lF_,_,m_,_ _ s_ e 1e_c1 F a~ • Between 1987 and 1997, when adjusting figures to 2002 dollars, the market value of agricultural products sold in Washtenaw County decreased from $7 5.5 million to $63.3 million, a 16 percent decrease. Despite the recent loss of farmland, Washtenaw County remains a viable agricultural County. A critical mass of farmland for a local County farm economy is described as: • 75,000 acres of farmland; or • $40 million annually of agricultural production of marketable products sold. Figure 4-3: Total Number of Active Farms, 1987 vs. 1997 Source: U. S Census of Agr,culture \Vashtenaw County currently meets both of these two criteria: • 191,145 acres of farmland (2000 SEl\ICOG figures) • $63.3 million in market value of agricultural products sold (1997 Census of .,\griculture converted to 2002 $) SOllrce: Daniels, Tom a11d Deborah Bo1vers, Holdi11g O11r Cro1111d; Protecting A111erica sFar111s and Far/JI/and, p 110 .A Comprehensive Plan For Washtenaw County Page 4-5 �Chapter 4 4.4 New Agriculture Markets Washtenaw County's agricultural sector is changing. While the County has experienced a loss of farmland and its supporting infrastructure, new markets for agricultural products such as corn, wheat, oats and soybeans provide opportunities for local farmers to be successful. New markets also have the potential for job creation at new local processing facilities. Supporting Infrastructure: Farm economies, like all sectors of an economy, do not cease at county boundaries. Goods and services, and those seeking those goods and services commonly cross county boundaries to conduct business. D ata from regional telephone directories reveal that while the total number of agricultural support businesses has declined in Washtenaw County and the five neighboring counties of Ingham, Livingston, Jackson, Lenawee and Monroe, there still remains a significant base of agricultural support businesses and markets. New Markets: Washtenaw County grain producers will have the availability of selling their products in the future to a planned ethanol plant located in adjacent Lenawee County. According to MSU Extension, it is projected that approximately 25 percent of all the combined grain production in the five southeastern and south central Michigan counties (Washtenaw, Monroe, Lenawee,Jackson and Hillsdale) will be sold to this newly planned ethanol plant providing an economic opportunity to the agricultural sector. There has been an expansion of producers selling farm products directly to consumers. A number of these opportunities are being made available by word-of-mouth marketing. This direct producer-toconsumer delivery minimizes costs for both the p roducer and the consumer, and increases profits for the producer. For produce and nursery producers, many farmer's markets exist in the area that allow producers to sell many of their products. A number of produce-oriented farms include hobby and family entertainment aspects of their operations. These include farms that allow customers on their property for "u-pick" operations as well as hayrides, pumpkin patches, etc. These operations are providing multifaceted products and services to the growing urban market. OBTECTIVE1 Encourage and suppor t program s that will m aintain th e via bility of agriculture through new and exp anding markets for locally g rown products Recommendation 1.1 New Market Opportunities Develop a collaborative effort between Washtenaw County, MSU E xtension, UM Business School, local governments, surrounding counties, state government and agncultural organizations to find new market opportunities for Washtenaw County and the region's agncultural sector. Opportunities include ethanol production, direct producer-to-consumer marketing of farm products, local food distribution network, grain elevators and lives tock markets. Recommendation 1.2 New Market Zoning Develop model zoning ordinance language that allows small agri-business acuviues, such as processing, in agricultural zoning districts to add value to the products generated on \'(/ashtenm.v County farms. Recommendation 1.3 N ew M arket Education Support ex1st111g programs th at encourage and educate producers on new entrepreneurial opportumties in the agricultural sector. Example of direct producer to consumer product Photo Courtesy of Bur Oak Farm LLC Page 4-6 A Sense of Place, A Sustainable Future �Agriculture A number of Community Supported Agriculture organizations exist in Washtenaw County. The purpose of these organizations is to provide an opportunity for consumers to purchase the rights to food before it is available on the market. A newsletter provides the announcement and availability of the produce. Growers come together in this effort to promote their products to consumers. Agriculture as a Target Industry: The plan contains an extensive discussion of the agriculture economy located in Section 6.8 of the Economic Development Chapter (6). Objective 5 of Economic Development proposes maintaining the viability of the agricultural sector of the County's economy through development and support of new and enhanced markets for locally grown food. The accompanying recommendations identify efforts to build social capital among an alliance of stakeholders, elevate locally grown food as a target industry with supporting infrastructure requirements, educate the public on the value of a localized food system and "jump-start" the locally grown food economy by identifying and promoting markets in the short term. 4.5 Agricultural Land Preservation Programs State of Michigan The State of Michigan programs available to farmers, landowners, townships, local governments and counties include: Farmland Development Rights Agreements A temporary restriction on the land between the State and a landowner, voluntarily entered into by a landowner, preserving their land for agriculture in exchange for certain tax benefits and exemptions for various special assessments. (PA 116). There are 636 properties totaling 34,630 acres in Washtenaw County with PA 116 agreements that extend over 20 years. OBTECTIVE2 Encourage and support agricultural operations through farmland preservation programs. Recommendation 2.1 Farmland Preservation Funding Encourage landowners to apply for local, state and federal programs and encourage local governments to identify funding methods for farmland preservation. Recommendation 2.2 PDR and Farmland Preservation For the Purchase of Development Rights program at the state, county and local unit of government level, use the c\gnculrural Lands l\Iap (Figure 4-1) as a guide for farmland preservauon programs. Recommendation 2.3 Model PDR/TDR Ordinances Develop model Purchase of Development Rights and Transfer of Development Rights ordinances for local commuruties 111 \."v'ashtenaw County. Supporting Recommendations Economic Development 5.1, 5.2, 5.3, 5.4 Purchase of Development Rights Purchase of Development Rights (PDR) is a permanent restriction on the land between the state and a landowner. The restriction is voluntarily entered into by a landowner, preserving their land for agriculture in exchange for a cash payment for those rights. Currently this program is being restructured, as it will sen'e as a 75 percent matching grant fund to townships, counties, and other local governments who have local PDR programs. The state currently has no provisions for funding tlus program. There are six PDR properties in Washtenaw County totaling approximately 1,100 acres. A Comprehensive Plan For Washtenaw County Page 4-7 �The Federal Program - The Farmland Protection Program (FPP) The U.S. Department of Agriculture and the Commodity Credit Corporation provides matching dollars to Indian tribes, states, local units of government, and nongovernmental organizations to cooperate in the acquisition of conservation easements or other interests in farms and ranches. Selected eligible entitles may receive no more than 50 percent of the appraised fair market value for each conservation easement from FPP. Land Trusts In Washtenaw County there are three non-profit land trust organizations that actively preserve land by working with interested land owners who wish to donate or sell conservation easements on their land in exchange for a tax credit. These three land trusts include the Washtenaw Land Trust, which operates countywide; the Superior Land Conservancy (a branch of the Southeast ~1ichigan Land Conservancy) which operates primarily in Superior Township; and the Raisin Valley Land Trust, which operates primarily in the southern portion of Washtenaw County within the River Raisin Watershed. There are 15 parcels ill Washtenaw County that have conservatJon easements held by land trusts, totaling approximately 700 acres. Ann Arbor Township Purchase of Development Rights Programs Ordinance and Funding in Place: • Ann Arbor Township • Ann Arbor City (Greenbelt Initiative)* *Note: City of Ann Arbor Greenbelt Program is not limited to agricultural lands, but they can be considered fo r purchase. Purchase of Development Right Programs Adopted Ordinance (No Dedicated Funding Source): • Washtenaw County • Bridgewater Township • Freedom Township • Manchester Township • Pittsfi eld Township • Scio Townsh ip • Sharon Township • Superior Township • York Township On November 4, 2003, voters living in Ann Arbor Township approved a tax millage proposal to preserve farmland within the Township. The proposal provides funding for the purchase of development rights for the permanent preservation of farmland and open space throughout the Township. Figure 4-4: Summary of Agricultural Preservation Programs in Washtenaw County City of Ann Arbor's Parks & Greenbelt Program Source: Washtenaw County Department of Planning and Environment Voters in the City of Ann Arbor renewed a property tax millage on November 4, 2003 to fund the Parks and Greenbelt Program. The tax revenues will be used to purchase land and conservation easements both within the City limits and inside a greenbelt boundary line outside of the City for the preservation of open space. \'qhile not strictly a farmland preservation program, Greenbelt funds could be used to purchase farmland. Washtenaw County's Purchase of Development Rights Ordinance In 1998, Washtenaw County Board of Commissioners approved by resolution a County Purchase of Development Rights (PDR) Ordinance and a Proposal 1 Ballot Measure went before the voters of Washtenaw County. The voters did not approve the proposal which included a tax millage that would help fund a countywide Purchase of Development Rights program; however the PDR Ordinance, Page 4-8 "The m osr s uccessful farmland protection p rograms employ several techniques in a coordinated p ackage an d enjoy long- rerm commitment from landowners, politicians, an d the community. Any one technique alone canno t achieve p ro tection for more than rhe short run. And some techniques, if used alone, can actually encourage develop men t." Fom Ot1111el, and Oehort1h /3011·,r,, I lold111~ Our (,round. Pro/Min!!, Amen,'tl 'r l 'tirmr 11111/ l ul'111!1111d, pf!,. 2 l ;, A Sense of Place, A Sustainable Future �Agriculture rema.ins an approved ordinance and has been updated to include recen t changes that have been enacted at the State and Federal levels since the initial adoption of the ordinance in 1998. 4.6 Agricultural Preservation Techniques Currently, 19 out of 20 townships in Wash tenaw County have an agriculture component or element in their local master plans. I Iowever, there are only two townships (Saline and Freedom) with agricultural preservation zoning tools 1n place to meet their land use goals. These townships use sliding-scale zoning to keep large agncultural parcels intact (Figure 4-4). Other zoning techniques available to support the preserva tion of agriculture include: • Sliding Scale Zoning • Q uarter/ Quarter Zoning • Large Lot Zoning (greater than 20 acre minimum lot size) • Cluster development and planned unit development with appropriate design standards to provide open space buffer between residennal and agricultural use • Voluntary Agncultural Security Areas (enables agricul tural operators to have large blocks of land dedicated to farming operations) Many effective and necessary farmland preservation tools exist in other states that are not available to County and local governments in Michigan. In order to complement and support an effective agricultural preservation program, several policy changes reqmre advocacy at the state and federal levels including: • Changes in the state tax structure to utilize a use-value taxing system • E nabling legislation that allows local jurisdictions and counties to use alternative sources of funding for purchase of development rights programs (i.e. sales taxes, excise taxes, impact fees, real estate transfer taxes, etc) • Enabling legislation for local agricultural security area programs OBTECTIVE3 En co urage and s upp ort p la nning and zoning tools, along with s tate and federal policies that promote th e viability of th e Co un ty's and region 's agricultural sector. Recommendation 3.1 Model Agricultural Ordinances Develop model ordinances and encourage the use of consistent land use and zoning tools at the township level. Recommendation 3.2 Agricultural Enabling Legislation Advocate changes at the state level to promote farrrung including dedicated funding for PDR, agricultural tax 111cent1ves, tax111g agncultural land for its use versus potential use. local revenue sources and land d1v1s1on act reform. Recommendation 3.3 Agricultural Impact Statement Encourage local uruts of government to consider impacts on agncultural operations dunng the land use and development decision making Jrocess. Large-Lot Agricultural Zoning: (20+ acre minimum) • There are no agricultural districts in any Townsh ip that have 20+ acre zoning . • The greatest minimum lot size for agricultural districts is 10 acres (Sharon, Lima, and Ann Arbor Townships) • Dedicated funding of the State Purchase of Development Rights matching grant program Sliding-Scale Zoning : • Changes in the Land D1v1sion Act tl1at will rmrumize the impact of lot splits on farmland preservation efforts • Saline Township • Freedom Township Figure 4-4: Existing Agricultural Preservation Zoning Programs in Washtenaw County Source: Washtenaw County Department of Planning and Environment A Comprehensive Plan For Washtenaw County Page 4-9 �Chapter 4 4.7 Summary GOAL Encourage and support programs that maintain the viability of Washtenaw County's agricultural sector. OBTECTIVEl Encourage and s upport program s th at will maintain the viability of ag riculture through new and exp anding m arkets for locally g rown products. OBTECTIVE2 Encourage and s upport agricultural operation s through farmland preservation prog rams. Recommendation 1.1 New Market Opportunities Develop a collaborative effort between Washtenaw County, MSU Extens10n, UM Business School, local governments, surrounding counties, state government and agricultural orgamzatlons to find new market opportunities for \Vashtenaw County and the region's agricultural sector. Opportunities include ethanol production, direct producer-to-consumer marketing of farm products, local food distribution network, gram elevators and livestock markets. Recommendation 2.1 Farmland Preservation Funding Encourage landowners to apply for state and federal programs and encourage local governments to identify funding methods for farmland preservation including the following methods: Recommendation 1.2 Ne w Market Zoning Develop model zoning ordinance language that allows small agri-business activities, such as processing, in agricultural zoning districts to add value to the products generated on Washtenaw County farms. Public • Purchase of Development Rights Program • Transfer of Development Rights (through non-contiguous PUDs and Jo111t Planning Commissions between 2 or more local governments) • Purchase and Leaseback Program • Land Swaps Private Recommendation 1.3 New Market Education Support existing programs that encourage and educate producers on new entrepreneurial opportunities in the agricultural sector, including: • Land Trusts • Direct marketing to consumers (includes "community supported agriculture") Recommendation 2.2 PDR and Farmland Preservation For the Purchase of Development Rights program at the state, county, or local unit of government level, Washtenaw County will use the .Agricultural Lands !\lap as a guide for farmland preservation programs found on page 4-2 of this element. This map reflects the possible lands in Washtenaw County that could be selected for preservation, as the Washtenaw County Board of Commissioners may choose to select lands for development rights purchase that may not meet the eligibility critena in the County's Purchase of Development Rights Ordinance. • .Adding value to the food (packaging, agri-entertainment, agri-tourism) • Niche marketing of farm products (ethnic foods, organic foods, specialty farm products). Page 4-10 • Land Donations / Reserved Life Estates • Land Swaps .A Sense of Place, A Su stainable Future �-Agriculture Recommendation 2.3 Recommendation 3.3 Model PDR/ TDR Ordinances Agricultural Impact Statement Develop model Purchase of Development Rights and Transfer of Development Encourage local units of government to consider impacts on agricultural operations Rights ordinances for local communities in \Vashtenaw County. during the land use and development decision making process. Supporting Recommendations Economic Development Element Chapter 6: Recommendation 5.1 Building the Social Capital Recommendation 5.2 Target Industry Strategy Recommendation 5.3 Ed11catio11 and Marketing Recommendation 5.4 'Jump Start" the Ag1ic11!t11ral Eco11011ry OBTECTIVE3 Encourage and support planning and z oning tools, along with state and federal policies that promote the viability of the County's and region's agricultural sector. Recommendation 3.1 Model Agricultural Ordinances Develop model ordinances and encourage the use of planning and zomng tools at the township level. Recommendation 3.2 Agricultural Enabling Legislation Advocate changes at the state level to allow for the following: • Changes in the state tax strucrure to utilize a use-value raxmg system • Enabling legislation that allows local jurisdictions and counties to use alternative sources of funding for purchase of development rights programs (i.e. sales taxes, excise taxes, impact fees, real estate transfer taxes, etc) • Enabling legislation for local agnculrural secunty area programs (enables agricul tural operators to have large blocks of land dedicated to farming operations) • Dedicated funding of the State Purchase of Developmenr Rights matching grant program • Changes in the Land Division ;\ct that will 1111nimize the impact of lot splits on farmland preservation efforts. A Comprehensive Plan For \Vashtenaw County Page 4-11 ��Chapter 5 Natural Resources A Comprehensive Plan For Washtenaw County �Washtenaw County \ '· \ \ Lyndon Township Dexter Webster Township Township I Salem Township \ Northfield Township \ \ Barton Hill, Village\ Sylvan Township ---- ---Lima Ann Arbor Township_ _ ..-/ Superior -- -- - -Scio Township - Township Township Ypsilanti City - Lodi Sharon Township Freedom Township Township Pittsfie Id I Township/ Ypsilanti Township York Township I Manchester Township Bridgewater Township Saline Township I Augusta Township A Sense of Place, .A Sustainable Future �Natural Resources 5.1 Purpose Washtenaw County's natural resources enrich our quality of life by providing a clean and abundant supply of groundwater and surface water, unique scenic beauty and natural landscapes that provide recreational opportunities and help to visually separate our landscapes. 5.2 Resident Comments Residents feel strongly about maintaining a healthy natural environment by protecting, restoring and sustaining our natural resources. They have identified many issues related to sustaining our natural resources: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • The need to improve our water quality for wildlife habitat in general and to improve river water quality • Protect our environment and character by preserving natural areas through land use techniques including infill and cluster development, county-wide transfer of development rights, purchase of development rights and acquisition of additional park.lands and preserves • Maintain our diverse wildlife thorough preservation and connection of natural areas and mcreasing protection for our resources including wetlands and wooded areas Natural Resources Goal The following goal of the natural resources element is based on resident input and analysis of conditions and trends: GOAL To protect, preserve and restore the natural resources of Washtenaw County through a comprehensive approach to water management and preservation of our natural features. • Protecting our groundwater resources by requiring hydrologtc studies for uses that impact groundwater and developing groundwater aquifer recharge protection regulations Canoeists on the River Raisin A Comprehensive Plan For Washtenaw County Page 5-3 �Chapter 5 5.3 Condition and Trends Water Resources Water Body Impairment The County's water resources are spread across five watersheds, the Huron River, River Raisin, Grand River, Rouge River and Stony Creek Watersheds. Major County river systems include the Huron River and River Raisin, with the remaining watersheds containing numerous tributaries or creeks. There are 372 miles of river and streams and 377 lakes in the County. Huron River Saline River Willow Run Creek Allen Creek Letts Creek Mallets Creek Swift Run Creek Paint Creek Honey Creek Horseshoe Lake Barton Pond Ford/Belleville Lake Whitmore Lake Portage Lake South Lake E.coli/Phosphorus E.coli PCBs E.coli Biota Biota Biota E.coli E.coli PCBs PCBs PCBs PCBs Mercury Mercury The changing landscape, from undeveloped to developed, can lead to negative changes in water quality, watershed hydrology, stream flows, groundwater recharge and aquatic habitat. While we enjoy an abundance of high quality water resources, many of the County's rivers, lakes and streams do not meet minimum quality standards due to high levels of mercury, PCBs, phosphorous, nuisance algal growths, and E. coli bacteria (fable 5-1 ). Wetlands and Woodlots Wetland and woodland acreage in tl1e County has been declining. From 1990 to 2000, a total of 1,272 acres of woodlands and 1,655 of wetlands have been converted to other uses. Table 5-1: Current water resource impairment impacting our resource for recreation and wildlife Source: Total Maximum Daily Load List, Michigan Department of Environmental Quality Air Quality While the County is currently an attainment area for air pollutants, new National Ambient Air Quality Standards (NAAQS) for ozone will result in the Detroit CMSA (10 counties including Washtenaw County) being designated as nonattainment for ozone. A nonattainment area is any area that does not meet the national primary or secondary ambient air quality standard for the pollutant. In addition to nonattainment for ozone, new standards are to be released by the EPA for PM'.! 5 and it is expected that Washtenaw County will also be in nonattainment for this pollutant. Page 5-4 A Sense of Place, A Sustainable Future �Natural Resources I 5.4 Water Resources A comprehensive approach is reqrured to address the protection and preservation of our natural resources. Inventones of important natural features and watershed conditions are needed to use as the basis for protection programs and regulations. Best management practices and regulations must be adopted on a county-wide basis to be effective and an aggressive public education effort is vital to our understandrng the impact of current and future development deosions. Watershed Planning and Permitting Recognizing the degradation of our national water resources, the Federal Clean \Vater Act was enacted in 1992. It included the ational Pollutant Discharge Elimination Program (NPDES) to control water pollution by regulating sources that discharge pollutants into waters of the United States. Phase I of the NPD ES program set limits for wastewater treatment plants and requirements for permitting of point source stormwater discharges (the City of Ann Arbor, Michigan Department of Transportation and the University of :Michigan currently hold Phase I stormwater discharge perm1ts). Phase II of the program is 111 the process of being implemented. This phase requires municipalities to submit permit applications for their road stormwater discharges, industnal facilities, waste transfer stations, landfills and sewage treatment plants. To comply with N PDES reqrurements, the following components must be addressed: OBTECTIVEl Pro tect and improve the quality of o ur wa ter resources throug h a comprehensi ve appro a ch o f p la nnin g, m aint e n a n ce, re trofit and new development bes t m anagem ent practices. Recommendation 1.1 Watershed Plans Prepare watershed plans for all counry watersheds and prepare hydrologic models to assist local umts of government and the Dram Comrruss10ner to idennfy sub-watershed special needs for water quality resroratlon Recommendation 1.2 Watershed Funding Continue to pursue federal and state fundtng grants to prepare and implement watershed plans and work with local governments and the state to identify a long-term dedicated funding source. • Point source pollution from sewer treatment facilities and industrial sites • Stormwater discharges from municipal storm sewer systems • Illicit discharges • Soil erosion and sedimentation • Failing septic systems • Floodplain development • Watershed management plans to identify sources and remedial actions (optional) To date there is no dedicated funding source for prepanng and implementing watershed action plans, however some progress has been made through state grants and local contributions. The Huron River \'{'atershed has received the most attention and plans have been developed for parts of the I Iuron River \X'atershcd (r\1ill Creek, Ann ,\rbor-Ypsilanti l\Ictropolitan ,-\rea, l\,1iller's Creek, rleming Creek, Allen's Creek and fallctt's Creek). \'\'a tershed plans arc underway 111 other urban areas 111cludtng the Rouge River Sub \\''atershed (Lower and Middle, and the ' tony Creek and the Ri\·er Ra1s111 watersheds) . •\ Comprehensive Plan For \Vashtenaw County Page 5-5 �Chapter 5 These watershed plans identify a comprehensive set of actions needed to restore these basin's hydrology and water quality including retrofitting existing systems, natural area restoration and streambank stabilization. Sewage Treatment and Industrial Facilities The Huron River currently receives treated effluent from the City of Ann Arbor Waste Water Treatment Plant, Loch Alpine Sanitary Authority, DaimlerChrysler-Chelsea Proving Grounds, the Chelsea and Dexter wastewater treatment plants and private systems (mobile home parks). These entities are actively involved in reducing phosphorus loads at their facilities by making technological improvements and planting native vegetation along tl1e shoreline to help reduce the phosphorus levels in the river. Other point sources, such as the Pall Life Sciences industrial site discharging treated groundwater containing 1,4 dioxane into a tributary of Honey Creek, demonstrate the need to identify pollution sources, develop remediation plans, and monitor results. Urban Stormwater Runoff As development increases there is an increase in impervious surfaces, including roads, driveways, sidewalks, parking lots, rooftops, and other surfaces tl1at prevent the infiltration of rain and snow from entering the ground. Water running off these impervious surfaces (stormwater runoff) carries a variety of pollutants such as phosphorous from fertilizer, pesticides, oil from parking lots, sedimentation and pathogens from animal waste and illicit connections to storm l\Iallett's Creek drains 40 percent of the City sewers. Stormwater runoff from urban areas represents the of Ann Arbor's lands and is a major source most significant source of pollutants to water resources. of phosphorous pollution in the river. Inadequate and antiquated drainage systems contribute to flooding, erosion, increased water temperature and diminished wildlife. The res toration project for this watershed, including structural problems and reducing phos phorus by 50%, 1s projected to cost over $24 million. The high cost of retrofitting developed areas demonstrates the importance of using best management practices for all new development. Recommendation 1.3 Treatm ent Facility and Industrial Pollution Sources Require sewer treatment facilities to reduce pollutant loads and continue to identify industrial point source pollution and assist in remedial action. Recommendation 1.4 Urban Stormwater Sys tems Pursue grants and local funding sources to retrofit urban stormwater systems. Recommendation 1.5 Illicit Discharg es Continue illicit discharge detection and remediation and pursue user-fee funding sources to offset the cost of this new program. Supporting Recommendation Sewer and Water Services 2.1 Illicit Discharges Illicit discharges are sources of pollution from homes and businesses that discharge directly into storm sewers and drainage ways. The Drain Commissioner's Office inspects County Drains for illicit discharges and an enhanced detection program has recently been initiated with the Washtenaw County Environmental Healtl1 to conduct dry weatl1er screening, complaint response and "hotspot" investigations. Case Study Source: Washtenaw County Office of the Drain Commissioner Page 5-6 A Sense of Place, A Sustainable Future �I Natural Resources Lawn Fertilizers A recent study by the I Iuron River Watershed Council shows that lawn fertilizers contribute significantly to the total phosphorus ill the Huron River. Excessive phosphorus levels have stunulated the growth of nuisance weeds and algae blooms ill Ford Lake, Barton Pond, Geddes Pond and parts of tl1e I Iuron River flowing through the Ann Arbor-Ypsilanti area, impairing recreational use. Impervious Surfaces \Vhen the amount of imperviousness in a watershed exceeds 10 percent, streams start to show negative impacts from sedimentation and pollutants. Imperviousness can be reduced by incorporating best management pract::lces into our land development regulations and public construction standards. Examples of best management practices include: • Reduction of road widtl1s • Parking lot reductions (smaller stalls, compact car parking, reduced aisle widths) • Open space development (cluster design) Stormwater Management for cw Development Sediment is the product of uncontrolled erosion and it is the greatest pollutant by volume entering our lakes and streams. Erosion and sedimentation result ill increased flooding through siltation of drainage ways, damages to plant and animal life through high suspended sediment concentrations and act as a vehicle to transport pollutants such as insecticides, pesticides, PCB's, other industrial compounds, and toxic metals. Lands being disturbed by construction activ1t:1es expenencc soil erosion at high rates and unprotected construction sites can expenence annual soil loss rates of 150 to 200 tons per acre. The Soil Erosion and Sedimentation Control of 1994, was enacted to protect the waters of the state from sedimentation caused by unchecked soil erosion. Counties have ilie primary responsibility for administering the statute and cit::les, villages, and charter townships are allowed to assume responsibility within their iunsdictions by adopting a MDEQ approved Soil Eros10n and Sedimcntatlon Control Ordinance. i\ Comprehensive Plan For \v'ashtenaw Counry Recommendation 1.6 Lawn Fertiliz ers Include lawn fertilizer impacts and responsible use m education materials and work with manufacturers to develop environmentally friendly products. Recommendation 1. 7 Impervious Surfaces Encourage the \'(/ashtenaw County Road Comrruss10n to promote a reduction m 1mperv1ous surfaces through its road design standards. Recommendation 1.8 Model Ordinances Develop model ordmances to reduce impervious surfaces on commercial sites and promote cluster development, overlay zonmg, and other resource protection rechntques. Recommendation 1.9 M odel Stormwa cer Regula tions Develop and implement model stormwater regulations that encourage mfiltraaon, natural vegetation and buffers to control srormwater runoff. Recommendation 1.10 Roadway Storm wa ter Encourage the \'\'ashtenaw County Road Comrruss1on to mcorporate storm water best management practices and water quality treatment as part of all new road pavmg and w1denmg pro1ects. Recommendation 1.11 Soil Erosion Prog ram s Evaluate local soil erosion ordinance prov1S1ons and enforcement activity and develop consistent and effective programs throughout the County. Page 5-7 �Chapter 5 Over the past ten years, a total of 1,272 acres of woodlands have been converted to other uses. The State of Michigan does not regulate woodlands, but several local units of government have adopted woodland ordinances. Floodplain Development Floodplains provide the County with natural flood and erosion control, natural water filtering processes, a wide variety of habitats for plant and anunal communities, places for recreation and scientific study, and historic sites. Major floodplains can be found along the Huron River, the River Raisin, the Saline River, Honey and Mill Creeks and several creeks in Augusta Township. Floodplains also exist near Whitmore and Horseshoe Lakes in Northfield Township and Ford Lake in Ypsilanti Township. When floodplains are altered by development, the increasing fill and loss of vegetation greatly reduces their ability to handle floodwaters, increasing bank erosion and flood damage. The MDEQ has jurisdiction over floodplains of rivers, streams, or drains which have drainage areas two square miles or greater and requires a permit prior to any alteration or occupation of the 100-year floodplain. Because a permit is not required from MDEQ for alterations in drainage areas less than two square miles, several local governments have adopted local regulations to protect tlus resource (fable 5-3). These local ordinances protect native plants, prevent stream corridor alteration, habitat destruction and development in riparian zones. Local Units of Government Floodplain Ordinances City of Ann Arbor Ann Arbo r Township X Freedom Township Lodi Township Northfield Township X Recommendation 2.4 Natural Features Inventory Refine the natural features inventory and identify potential natural resource corridors and other natural features at a scale conducive for local unit of government planmng and land development regulation efforts. Recommendation 2.5 Natural Resource Area Connections Identify connections between valuable natural resource areas, systems and trails to promote protection through county and local units of government trail and open space programs. Recommendation 2.6 Regional Open Space Plans Build from established natural resource protection programs, such as the County's Natural Areas Protection Program and local greenbelt initiatives, to encourage other local units of government to prepare regional open space plans and identify important natural features for protection. X X X City of Ypsilanti X Table 5-3: Floodplain Ordinances in Washtenaw County Source: Local Unit of Government Ordinances Page 5-10 A Sense of Place, A Sustainable Future �Natural Resources 5.6 Air Quality Ozone (OJ and Particulate Matter (PM) are unhealthy to breathe and also damage vegetation and forest ecosystems. OBTECTIVE3 Improve air quality for coun ty residents by reducing autom o bile and other s ource em ission s. • Ozone is an atmospheric compound, found both at ground level and in the stratosphere. Ozone is crucial for life as we know it, preventing harmful radiation from reaching the earth. But low-level ozone is partly responsible for photochemical smog in our cities and also presents a health hazard. Exposure to elevated ozone concentrations in the air can irritate a person's airways, reduce lung function and aggravate asthma and chronic lung diseases like emphysema and bronchitis. Recommendation 3.1 Funds for Non-Motorized Transportation Place a high priority and allocate greater funding towards non-motonzed forms of transportation in the County. • PM emissions are the results of fuel combustion in power plants, incinerators, and residential fire places or wood stoves; motor vehicle exhausts (especially diesel trucks and buses); industrial metal processing; road dust and wind blown soil; and forest fires. PM can come directly from these emissions or through a mixture of gases formed in the atmosphere such a sulfur dioxide, nitrogen oxides, and volatile organic compounds. Recommendation 3.2 Regional Approach to Reduce Emissions Participate with southeast i\lichigan agencies ro prepare a regional approach to reduce e1111ss1ons from automobiles and other sources. Washtenaw County has two monitoring stations, located in Ann Arbor and Ypsilanti and operated by MD EQ. The Ann Arbor monitor measures Particulate Matter (PM) and the Ypsilanti monitor measures ozone. According to current E PA standards, \'{/ashtenaw County meets all of EPA's ambient air quality standards for Carbon Monoxide (CO), Lead (Pb), Nitrogen Dioxide (NO~), Sulfur Dioxide (SO), PM and O zone. The U.S. Environmental Protection Agency has promulgated new National Ambien t Air Quality Standards (NAAQ S) for ozone based on data averaged over a three-year period and on an eight hour standard as compared to the previous one hour standard. The new average-based ozone health standard is more representative of the air quality people breathe over an eight hour period of time. Under its new standard, the Detroit CMS,-\ (10 counties including \'Z'ashtenaw County) would be designated as nonattainment for the eight hour ozone standard. In addition to nonattainment for ozone, new standards are to be released by the EPA for PM and \v'a shtenaw County is expected to be in nonattainrnent for this pollutant. MDEQ must submit a State Implementation Plan (SIP) to EP"-\ for each nonattainment area 1n the state by April 2007. As a member of SEMCOG, \v'ashtenaw County 1s participating in the Clean Air Task Force to develop a SIP for its nonartainrnem area. The SIP process involves input from vanous stakeholders, emissions tn\'entories, modeling demonstrations and a list of control strategies that will A Comprehensive Plan For \Vashtenaw County Page 5-11 �Chapter 5 be implemented to attain the standards for ozone and PM 25 Members of the Clean Air Task Force include MDEQ, MD OT, SEMCOG, Southeast Michigan Ozone Study, and Lake Michigan Air Director's Consortium. Ultimately, the degree and expense of controls to achieve attainment will be decided upon after the Clean Air Task Force technical analyses and recommendations are completed. 5. 7 Natural Resources Education There are numerous public education initiatives occurring throughout \v'ashtenaw County. The Huron River Watershed Council programs include the Information and Education Campaign to reduce nonpoint source pollution, the Adopt-A-River Program, Watershed and Sub-watershed Planning, Stormwater Runoff Guide, and Newsletter. The Washtenaw County Conservation District assists landowners and residents with the conservation and management of their natural resources. The Ecology Center offers several classroom options including "Groundwater and You," "Groundwhat? Groundwater!" and also assists \vi.th curriculum development. Community Partners for Clean Streams is a cooperative effort between the Washtenaw County Drain Commissioner's Office and County businesses and institutions with a common goal to promote business practices that protect our watersheds and waterways. OBTECTIVE4 Increase awareness and use of bes t m anag em ent techniques through an agg ressive public education program . Recommendation 4.1 Resource Protection Case Studies Encourage the I Iuron Area Chapter of the .,\merican Institute of Architects to prepare case examples (based on local sites) illustrating resource protection techruques and presenting them to local units of government. Recommendation 4.2 Natural Resource Ordinance Audits Encourage the Huron River Watershed Council to continue natural resource ordinance audits for local units of government. Recommendation 4.3 Best Management Practice Toolkit Prepare and publish a best management practices toolkit for use by local government, developers and community groups. Recommendation 4.4 Annual Water Quality Report Prepare an annual water quality report to gauge progress in meetmg water quality enhancement goals. Page 5-12 A Sense of Place, A Sustainable F uture �Natural Resources 5.8 Summary GOAL To protect and preserve the Natural Resources of Washtenaw County through a comprehensive approach to water management and preservation of our natural features. OBTECTIVEJ Protect and improve the quality of our water resources through a comprehensive approach of planning, maintenance, retrofit, and new development best management practices. Recommendation 1.1 Watershed Plans Prepare watershed plans for all county watersheds and prepare hydrologic models to assist local units of government and the Drain Commissioner to identify sub-watershed special needs for water quality restoration. Recommendation 1.2 Watershed Funding Continue to pursue federal and state funding grants to prepare and implement watershed plans and work with local governments and the state to identify a long-term ded icated funding source. Recommendation 1.3 Treatment Facility and Industrial Pollution Sources Require sewer treatment facilities to reduce pollutant loads and conunue to identify mdustrial point so urce polluuon and assist 111 remedial acuon. Recommendation 1.4 Urban Stormwater Systems Pursue grants and local funding sources to retrofit urban stormwater systems. Recommendation 1.5 Illicit Discharges Continue illicit discharge detection and remediauon and pursue user-fee funding sources to offset the cost of this new program. Recommendation 1.6 Lawn Fertilizers Include lawn fertilizer impacts and responsible use in educauon materials and work with manufacturers to develop environmentally friendly products. Recommendation 1. 7 Impervious Surfaces Encourage the Washtenaw County Road Commission to promote a reduction in im pervious surfaces through its road design standards. Recommendation 1.8 Model Ordinances Develop model ordinances to reduce 1mperv10us surfaces on commercial sites and promote cluster development, overlay zoning, and other resource protecuon techruques. Recommendation 1. 9 Model Stormwater Regulations Develop and implement model stormwater regulations that encourage 111filtrauon, natural vegetauon and buffers to control stormwater runoff. Recommendation 1.10 Roadway Stormwater Encourage the \'(/ashtenaw County Road Comnussion to incorporate storm water best management practices and water quality treatment as part of all new road pav111g and widening projects. Recommendation 1.11 Soil Erosion Programs Evaluate local soil eros10n ordinance provisions and enforcement activity and develop consistent and effective programs throughout the County. Recommendation 1.12 Drain Sy stem Maintenance Pursue a ded icated funding source for adequate rout111e mamtenance through state legislation or local sources. ,-\ Comprehensive Plan For Washtenaw County Page 5-13 �Chapter 5 Supporting Recommendations Recommendation 2.5 Natural Resource Area Connections Identify connection s between valuable natural resource areas, systems and trails to promote protection through county and local umts of government trail and open space programs. Sewer and Water Services Element Chapter 11: Recommendation 2.1 Reduce Pollutant Loading Recommendation 2.2 Time of Sale Program Recommendation 2.6 Regional Open Space Plans Blllld off established natural resource protecuon programs, such as the County's Natural .-\reas Protection Program and local greenbelt 111it1at1ves, to encourage other local uru ts of government to pre pare regio nal open space plans and identify impor- Recommendation 1.13 Agricultural Conservation Programs Increase the number of active farms with conservation resource enhancement programs though assistance m prepanng and 1mplement1ng plans. tant natural features for protection. OBTECTIVE2 Preser ve wetlands, woodlands, floodplain s and other natural features through resource assessments, model regulations and leveraging open space and trail programs. Recommendation 2.1 Model Ordinances Evaluate ei-ast1ng wetlands, floodplains and woodlot ordinances and develop a model ordinance to encourage all local uruts of government to amend or adopt consistent regulations. Recommendation 2.2 Natural Features Overlays Develop and support local uruts of governments m 1mplement1ng buffer areas, setbacks, natural featu re overlay zones and other innovative tools to protect natural resources . Recommendation 2.3 Mitigation Bank Develop a local wetlands mitigation bank to purchase and preserve larger, more important wetlands throughout the County. Recommendation 2.4 Natural Features Inventory Refine the natural features inventory and ide ntify potential natural resource corridors and other natural features at a scale conducive for local urut of government planrung and land development regulation efforts. Page 5-14 OBTECTIVEJ Improve air quality for county residents by reducing automobile and other source emissions. Recommendation 3.1 Funds for Non-Motorized Transportation Place a high pnority and allocate greater funding towards non-motorized forms of transportation in the County. Recommendation 3.2 Regional Approach to Reduce Emissions Par ticipate with southeast l\lich1gan age ncies ro prepare a regional approach to reduce erruss1ons from automobiles and other sources. OBTECTIVE4 Increase awareness and use of best management techniques through an aggressive public education program . Recommendation 4.1 Resource Protection Case Studies Encourage the I Iuron .-\ rea Chapter of the ,\ mencan Institute of Architects to prepare case examples (based on local sites) illustrating resource protection techmques and presenting them to local umts of government. A Sense o f Place, A Sustainable Future �1111 Natural Resources Recommendation 4.2 Natural Resource Ordinance Audits Encourage the Huron River \v'atershed Council to continue natural resource ordinance audits for local units of government. Recommendation 4.3 Bes t Management Practices Toolkit Prepare and publish a best management practices toolkit for use by local government, developers and community groups. Recommendation 4.4 Annual Water Quality R eport Prepare an annual water quality report to gauge progress m meeting water quality enhancement goals. A Comprehensive Plan For Washtenaw County Page 5-15 ��-- Chapter 6 Economic Development .,\ Comprehf'nsive Plan For Washtenaw County �Washtenaw County \ Lyndon Township Dexter Township Webster Township Salem Township Northfield Township / Barton Hill. Village Sylvan Township Sharon Township Lima Township Freedom Township Ann Arbor To~nship_ Superior Township Scio Township Ypsilanti City Lodi Township Pittsfield Township Ypsilanti Township York Township Manchester Township Bridgewater Township Saline Township I Augusta Township .-\ Sense of Place, L\ ustrunable Future �--Economic Development 6.1 Purpose A healthy economy is needed to provide Jobs for our residents and raise the standard of living for our lower income citizens. A healthy economy also provides the necessary tax base needed to provide public services. \Xi'hen integrated with the land use, transportation and utility elements of a comprehensive plan, economic development policies can promote an efficient pattern of growth that supports our sense of place. 6.2 Resident Comments While the county currently has a steady job formation and the lowest unemployment rate in the state, there are several economic development challenges and opportunities: Economic Development Goal The following goal of the economic development element is based on resident input and analysis of conditions and trends: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • The loss of manufacturing jobs in the County has resulted ill a need to attract new higher paying illdustries to replace these jobs. • Workers in the County often cannot afford to live ill the County. There 1s a need for higher paying Jobs and a variety of housing types. • Township officials cite the need to promote economic development throughout the County to provide the tax base needed to pay for public services. • Residents expressed the desire to see a healthy economy which provides jobs at all levels for theu children and opportunities for the County's older residents who must supplement limited incomes or 1ust feel themselves to be productive members of our society. • Residents are concerned about the loss of farmland w1tlun the County and the difficulty this creates for our farmers to continue the business of agriculture. GOAL Provide job opportunities, raise the standard of living of county residents, promote a sense of place and realize a tax base sufficient to provide public services through a comprehensive set of public and private strategies to foster and attract emerging industries. • Infill of underutilized parcels in our cities and vacant existing manufacturing facilities offer ready sites for expanding companies and reduces the impacts of sprawl. .c\ Comprehensive Plan For Washtenaw County Page 6-3 �Chapter 6 6.3 Conditions and Trends The County currently has a strong economy as demonstrated by the following indicators : Share of Regional Jobs: A net in migration of workers indicates strong job formation compared to the region. Washtenaw County has a large number of workers commuting into the County to work. According to the 2000 census, over 70,000 people commute into the County for work compared to 40,000 county residents commuting out of the County for work. Ratio of Population to Jobs: In 1990, the ratio of residents (16 years and older) in the labor force to jobs was 10:7. In 2000 this ratio is nearly 10:8. Over the next 20 years, job growth is projected to increase by 20.5 percent, from the current 232,175 jobs in the County to 279,741 by 2020 (an increase of 47,566 jobs). Unemployment Rates: \\7ashtenaw County consistently has had annual unemployment rates lower than both the State and C.S. averages (Figure 6-2) . In 2002, \'{'ashtenaw County had the lowest unemployment rate in the State of Michigan at 2.9 percent. Currently, the unemployment rate in the County is 3.2 percent, compared to 7.5 percent at the State level. 1111 :1111 311) .... Figure 6-1: Number of Jobs in Washtenaw County, 1990-2020. Source: Washtenaw County Department of Planning and Environment Median and Per Capita Income: According to the 2000 U.S. Census, \'v'ashtenaw County's median household income was $51,990, exceeding the median household income for the State of $44,667. Similarly, the per capita income for Washtenaw County of $27,173, is also higher than the $22,168 State average. Economic Tax Base: With a taxable value of approximately $5.5 billion, businesses represent nearly 50 percent of the total taxable value of the County. This $5.5 billion generates $128.5 million annually in taxes for the County and various taxing entities. By contrast, the residential tax base generates about $100 million annually (much of the difference is attributable to the additional $18.00/$1000 value that businesses pay into the state school aid fund under Proposal A). Businesses directly subsidize many of our community services. A recent report regarding tax base and services in Scio Township indicates that only 26 percent of taxes paid by businesses are used to provide services to those businesses. This means that 74 percent of taxes paid by businesses provide services to the community's residential areas. Case Study Source: A Cost of Community Services Study of Scio Township , 1996 Page 6-4 : . L I. llll(l 11i,8\ l\1112 IIIO) 1""'4 •llf> 1996 19(17 19'8 ~ DX) 2001 2!XX1 nJ:l Figure 6-2: Annual Average Unemployment Rate For Washtenaw County, Michigan , and the U.S. 1990-2004. Source: Washtenaw County Department of Planning and Environment ,-\ Sense of Place, A Sustainable Future 2(1),1 �Economic Development Capital Investment: In 1999, \'\'ashtenaw County firms received S84 million in venture capital, or 79 percent of the total invested statewide (Ann Arbor ews, 2000). ational Recognition: Washtenaw County consistently ranks high nationally as a good place to do business and was recently ranked the 9th most attractive economic development area in the nation (Expansion Management Magazine 2001) and the 9th Metro Area 111 the nation for new facility expansions (Site Selection Magazine 2001). Public Adm,n1stra11on 3% AgncUltute. M1nmg Natural Resouu,es 2% Manufactunng 15% Serv1ces 51% Transponat1on Commumcaaons and Utiht,es 4% Trends The County's job growth is expected to continue at a healtl1y pace over the next 20 years growing from the current 232,175 jobs to over 279,741 Jobs. In rapidly growing communities, there is a tendency for most new Job formation 111 the construction and retail sectors fueled by new hous111g construction and retail services to support new neighborhoods. An over reliance on conscruct10n and retail jobs results in lower paying jobs and higher unemployment rates during recessions as discretionary income decreases. The share of service sector jobs has been increasing 111 the County. As the chart to the right shows, service sector jobs account for 51 percent of the total jobs \vithin tl1e County, with a projected increase of 16.9 percent over the next 20 years (double tl1e 8.9 percent 111crease that occurred between 1990 and 2000) . ervice sector jobs can include a broad range of job levels, and pay, rang111g from Jobs 111 hotels and motels, repair shops, barber and beauty shops, hospitals, schools and business services; to engineering, software, architecture, lawyers and consultants. A Comprehensive Plan For \v'ashtenaw Co unty Finance 1ngura11Ce & Real Estate 5% Figure 6-3 : Distribution of Jobs in Washtenaw County by Sector. 2000. Source: Washtenaw County Department of Planning and Environment Page 6-5 �Chapter 6 6.4 Target Industries The share of service sector jobs in the County is expected to continue to increase over the next 20 years. To counteract this trend toward over reliance on service sector jobs, it is important to identify, foster and attract a set of "target industries" to provide jobs at all skill levels and to recession-proof the economy during economic downturns. Target businesses are emerging industry sectors that are realistic to grow and attract. They also provide employees with an average wage that will meet or exceed the current median family income. Based on an analysis by the Washtenaw Development Council, realistic emerging industries for the County to consider include: • Information Technology (telecommunication, software support, electronic publishing) • Life Sciences (pharmaceutical, medical devices, respiratory therapy, biological sciences) • Automotive R&D (particularly as it relates to leveraging Centers of Excellence at UM, EMU, currently polymers, plastics, MEMS [Microelectromechanical systems] and WIMS [\'v'ireless Integrated MicroSystems], telematics, alternative fuels) • Nanotechnologies (MEMS [Microelectromechanical systems] miniature sensors and mechanical devices used in medical diagnosis, air bag sensors, etc) Target industries also have a high multiplier effect on the local economy. For every 100 jobs created in the Physical and Biological Research sector (includes research and development in the physical, engineering and life sciences), 80 indirect jobs are created to support tl1ese workers. Indirect jobs include jobs at all skill levels including retail, accounting, legal, health and engineering services (2003 NAICS Multipliers). Local economic programs and plans should identify and implement a set of strategic actions to grow and attract these targeted businesses. To determine our potential for success, a careful assessment of our assets and the infrastructure needed to support these companies must be performed. For example, communities witl1 significant "quality of life" amenities are attractive to entrepreneurial firms because these companies employ higher skilled workers and the needs and desires of their technical personnel (human resource considerations) becomes increasingly important on location decisions. Assessment of the conditions that target industries consider in making decisions to expand or relocate to an area can be described in terms of the factors used by companies in making location decisions. A 1996 assessment of locational factors shows that the county has many locational strengths but also has constraints to overcome (Figure 6-4). Page 6-6 Locational Strengths Numerous technology and research facilities University of Michigan and Eastern Michigan Universities which are able to provide support and spin-offs Outstanding training and retraining institutions such as Washtenaw Community College Willow Run Airport(the nation's leading dedicated cargo airport) and Detroit Metropolitan Airport (11th largest in the country) Well represented rail lines and interstate access Available land for industrial and commercial development A nationally recognized quality of life . Locational Constraints Limited availability of labor due to low unemployment rates Aging physical infrastructure requiring high maintenance and replacement High cost of living compared to national figures Limited availability of sites and speculative facilities for immediate occupancy Government regulatory requirements Conflicts between existing rural land uses versus urban development Figure 6-4: Washtenaw County Locational Strengths and Constraints. Source: Economic Development Strategic Plan for Eastern Washtenaw County, 1996. A Sense of Place, A Sustainable Future �Economic Development Our universities are a significant economic asset for growing and attracting target industries and economic prosperity in the County can benefit from the "slipstream" effect of the universities and their inventions, applications and students. Recent facilities such as the new $400 million University of Michigan Life Sciences Complex and the construction of a $20 million Biomedical Engineering Building are significant assets for growing and attracting target industries. There is also a high potential for local venture capital due to this type of investment related to strong educational system and large amount of research dollars. The involvement of many participants with diverse perspectives and needs and offering different resources is one of the greatest challenges to implementing a strategic economic plan for the County. There are over 30 public, private and not-for-profit organizations involved in target industry support, ranging from job training, to site location and high-level management talent, (such as CFOs with experience in taking a company from concept to production). While the depth and breadth of this supporting infrastructure is an asset, dissimilarity of perspectives complicates the processes of promoting economic development, often creating competitive conditions or "turf battles" among the actors seeking to secure added economic activity. When this situation occurs, the result can discourage potential prospects and have the opposite effect of worsening the local economy instead of improving it. (Economic Development Strategic Plan for Eastern Washtenaw County, 1996). OBTECTIVE 1 Iden tify the specific needs of target in d ustries and d evelop th e infras tructure need ed to grow and attract th ese emerging b usinesses. Recommendation 1.1 Strategic Plans for Target Industries Develop strategic plans for each target industry including an assessment of nauonal and regional industry trends, assessment of our assets and competitive advantages, and supporting infrastructure requirements mcluding faciliues, workforce, venture capital and business assistance. Recommendation 1.2 Universi ty and College Connections Establish better I.inks between the U111versities and Colleges and busmess and idenufy ways to leverage their technology and facil.iues to 111crease target industry spin-offs. Recommendation 1.3 Economic Organization Alignment Align economic organizat10n resources to promote and support target mdustrtes and job training. Lab space at the Un iversity of Michigan Life Sciences Institute. Source: Life Sciences Institute Facilities Slideshow located at http:!/ www.lifesciences.umich.edulinstitutellabs/index. html: website design by U-M marketing communications © Regents of the University of Michigan A Comprehensive Plan For \Vashtenaw County Page 6-7 �Chapter 6 6.5 Job Training To increase the opportunity for our residents to succeed, we must also prepare our residents for jobs at all skill levels. This can be achieved by identifying the types of indirect jobs created from target businesses and developing training and placement programs for these jobs. Residents with special needs require supportive services to be part of the County's workforce. This requires programs designed to assist our youth, offenders emerging from correctional facilities, residents making the transition from welfare to work, the homeless and people with disabilities. In addition to these groups, residents over 65 years of age are expected to increase by 95 percent over the next 20 years. Many of these older residents will need assistance in finding jobs to augment limited incomes or just to feel as a contributing part of society. The County Employment Training and Community Services Department and the \'v'orkforce Development Board play an active role in providing direct services, such as career preparation and linking job seekers with employers. This group also coordinates academic and technical skill training through the public school and community college systems. OBTECTIVE2 Develop the training and placement prog ram s needed to tak e ad vantag e of targe t busin ess direct and indirect jobs and help residen ts at all socioeconomic levels to be gainfully employ ed. Recommendation 2.1 Target Industry Workforce Programs Identify the industry specific workforce needs of target businesses and develop workforce programs to meet those needs. Recommendation 2.2 Target Indus try Curricula Encourage our universities to provide programs and courses related to target businesses, working closely with employers to develop sectorresponsive curricula. Recommendation 2.3 Indirect Job Training Prepare residents for the indirect jobs created by target businesses, providing jobs at all skill levels and assisting the growth of small business in the County. Recommendation 2.4 Job Opportunities for Older Residents Identify job opportunities for our older residents and develop training and placement programs. Technical skills training at Washtenaw Community College Classroom instruction at Washtenaw Community College Page 6-8 A Sense of P lace, A Sustainable Future �Economic Development 6.6 Available Sites Target businesses are often fast growrng comparues expanding their workforce and facilities in a short period of time to meet new market demands. Once these target companies make the decision to expand or relocate to an area, they cannot afford the cost involved in finding a site, obtaining local zoning approvals and developing site infrastructure. To reduce the time and expense involved, these companies often seek existing buildings, business park locations and pre-zoned sites of sufficient size, located at major interchanges. The County has over 38 existrng busmess parks occupying 3,765 acres of land. However, only 948 acres are available for development. ew business parks are planned in Pittsfield Township which will provide an additional 201 acres for development. Infill sites in our cities and villages include vacant downtown office buildings, vacant and deteriorating manufactunng buildings and scattered vacant lots. \'v'hile these sites offer existing utilities and close proximity to universities and other supporting bus111esses, they often require extensive site demolition and building renovation to meet modern standards. In addition to infill sites in our cities, there are numerous vacant manufactunng buildings scattered throughout the County. For example, 111 Ypsilanti there are 21 vacant office and industrtal sites and in aline, there are three vacant 111dustrial sites and one vacant office building. The eastern portion of the County offers unique opportunities for business development. The close prox.unit:y of this area to the Detroit Metropolitan and \Villow Run Airports and com-enient access to I-94 are locat10nal factors that make this area marketable for future development. There have been several irutiatives to develop and promote this area including: • "The Wayne County Aerotropolis: Recaptunng Michigan's Competitive Advantage" recommends the development of air travel related, mtensive bus111ess clusters near the airport and along its transportation corridors. OBTECTIVEJ D evelop an in ventory o f rea dy sites fo r exp anding and new busin esses. Recommendation 3.1 In.ill Development Sites for Targ et Industries Develop an inventory of existing buildings and infill development sites and the renovation needed to make these sites suitable for target businesses. Recommendation 3.2 Brownfield and DDA Funds for Infill Place a high prionty on the use of Brownfield and DD, \ funds for preparing infill sites for development. Recommendation 3.3 Manufacturing Buildings for Re-use Develop a strategy to attract ne,v businesses to the vacant manufacrunng butldmgs scattered throughout the Count\. Recommendation 3.4 Reg ional Efforts to Attract Business Continue to support regional efforts to attract business ro underu nlize<l and 111 fill s1tcs 111 the eastern portion of the County Supporting Recomm endations Landscapes 2.2, 2.3 • "A Strategic Vision and Planning Gwdelines for \\'illow Run 1\1rport" recommends how this airport relates to the Aerotropolis, a master de,·clopment plan for the airport area and additional actions to attract "target" industries. • "East Ypsilanti Area Plan," an econorruc development strategic plan for Eastern \'{'ashtenaw County. A Comprehensive Plan For \X'ashtenaw Counry Page 6-9 �Chapter 6 These reports recommend local and regional actions to promote the eastern portion of the County and should be reviewed for action that can promote target industry development in this part of the County. Having a supply of ready sites will require larger building sites located at major interchanges that are zoned properly and have water and sewer infrastructure at the site. Identifying and implementing the Activity Center concepts detailed in the Landscapes Chapter of this plan will help to provide these ready sites. 6.7 Workforce Housing The presence of workforce housing is very important in Washtenaw County with a rapidly increasing service sector. Many residents have identified the need for service sector housing and a broad spectrum of housing types to accommodate workforce housing and reduce commuting distances. Availability of decent, affordable housing within a reasonable commuting distance is also a key factor for business location decisions. Many households fall within a category commonly called "workforce housing" and have incomes that place them in the low or moderate income range. Supporting Recommendations Housing 2.1, 2.2, 2.3, 2.4, 2.5 These households usually cannot qualify for existing housing programs, such as the Home Investment Partnership (HOME) and Community Development Block Grant programs, because their incomes are not low enough. To address this issue in Washtenaw County, several recommendations are created and detailed in Chapter 7 Housing. Page 6-10 A Sense of Place, A Sustainable Future �Economic Development 6.8 Agricultural Economy The County has a relatively strong agricultural economy despite continued decline in active agriculture operations and acreage and a reduction in supporting infrastructure. In 1997, the latest agricultural census available, Washtenaw County's farm economy ranked 24th out of 83 Michigan counties. Washtenaw County is the state's top producing county for sheep (USDA National Statistics Service, 1998). These rankings speak to the importance of Washtenaw County's agricultural sector in the region and in Michigan. Between 1987 and 1997, when adjusting figures to 2002 dollars, the market value of agricultural products sold in Washtenaw County decreased from $75.5 million to $63.3 million, a 16 percent decrease. \'v'hile we have experienced a loss of farmland and its supporting infrastructure, new markets for agricultural products such as corn, wheat, oats, soybeans and fresh vegetables, meats, and dairy provide opportunities for local farmers to be successful and new markets also have the potential of job creation at new local processing facilities. Agricultural operations in Washtenaw County • Local Food Markets: Local food markets capitalize on the growing interest in supporting alternatives to globally-imported foods that are better for human health and food security, the environment and the stability of the economy. The new market system aims to close the gap in producer-consumer relationships by working cooperatively across public, private and nonprofit sectors to develop food systems that are "self-reliant locally or regionally based." • Ethanol Production Plants: Ethanol is a good, renewable fuel source made from corn. Currently there is a proposal to build an ethanol plant in Lenawee County. This plant could process as much as 17.9 million bushels of corn a year. • Nutraceuticals Production: Neutraceuticals are natural, bioactive chemical compounds that have health promoting, disease preventing or medicinal properties. Nutraceutical markets include, herbal and dietary supplements and the pharmaceutical industry. The same approach to growing and attracting target industries applies to developing the emerging agricultural economy. A strategic set of actions needs to be in place to develop the supporting mfrastructure needed to make local farmers successful. A Comprehensive Plan For Washtenaw County Page 6-11 �Chapter 6 Because the local food economy movement is so new, information about the supporting infrastructure and organizational networks needed to grow this industry is limited. While there are several existing groups supporting this economic sector, there is limited direct involvement by government, however, governmental policy has major implications for this industry. There are several recent and ongoing initiatives that are setting policy in this arena such as the recent Ann Arbor Greenbelt Initiative, Ann Arbor Township's Farmland and Open Space Preservation Program and the Washtenaw County comprehensive planning process that can have far reaching impact on land availability, tax structure and incentives. As with other target industries, a supporting infrastructure for a local food industry needs to be in place. Tlus infrastructure includes an identification of economic opportunities, attracting financial resources through grants and local venture capital, physical facilities such as processing and foodrelated small business incubators to support start-up enterprises, business and entrepreneurial support services, and public programs that support this industry. One of our biggest challenges is to "jump start" this industry by developing local markets for locally grown food. As food consumers, we have moved from our agrarian roots where we relied solely on locally grown food to a system where we view nationally and intenationally grown products distributed through supermarkets as both the most convenient and highest quality method of obtaining our food. To promote the value of locally grown food to future sustainability and overcome these built in biases and misconceptions regarding convenience and quality, marketing locally grown food needs to start with a reeducation process. Traditionally, local food markets have been limited to local farmer's markets and special orders (e.g., meeting religious needs) . Opportunities for immediate expansion include sales to local institutions such as schools, hospitals, food assistance agencies, restaurants and locally managed stores capable of sourcing their food locally. Other areas of consideration for the short-term include local food networks (partnerships between farmers, buyers and consumers) and ethanol plants. OBTECTIVE4 M aintain th e viability of the ag ricultural sector of the Coun ty's economy through developing and s upporting ne w and e n hanced m arkets £or locally g ro,vn food. Recommendation 4.1 Supporting Network Facilitate public, pnvate and community groups involvement 111 developmg local food support systems. Recommendation 4.2 Agriculture Industry Strategy Develop a target mdustry for locally grown food mcluding an 1dent1ficat1on of the supporung infrastructure regwrements, venture capital, fa cilities, busmess assistance, education, tra111111g and public policy needed to make this sector successful. Recommendation 4.3 Education and Marketing Re-educate the community on the value of a localized food system through a variety of techrugues includuing school and commurut:y based mitiauves, community networks, local marketmg (and events) and farm-based and web-based education. Recommendation 4.4 "Jump Start" the Agricultural Economy Identify and promote short rerm markers for locally grown food products to " jump start" this economy. Supporting Recommendations Agriculture 1.1, 1.2, 1.3 Page 6-12 A Sense of Place, A Sustainable Future �Economic Development 6.9 Ecotourism and Heritage Tourism Our uruque landscapes, historic buildings and natural resources offer opportunities for ecotourism and heritage tourism bringing visitors and revenue into our community. The County has many unique natural features and historic places th.at attract visitors to our area and ecotourists and heritage tourism is a small but important part of our local economy. Each year, over four million tourists visited the County spending over $352 million during their stay and providing 5,700 jobs for residents. Developing these economic sectors can be an important part of maintaining the viability of our village main streets and providing an expanded tax base for townships. DETECTIVES Develop an Eco tourism and Heritage Tourism Program for the County to provide jobs and tax base for local governments. Recommendation 5.1 Ecotourism and Heritage Tourism Identify current and future Ecotourism and Heritage Tourism opportunities in the County and develop a marketing strategy to grow this economic sector based on local desires and natural resource holding capacities. Ypsilanti Automotive Heritage Museum in Depot Town, City of Ypsilanti A Comprehensive Plan For \Vashtenaw County Page 6-13 �Chapter 6 6.10 Summary GOAL Provide job opportunities, raise the standard of living of county residents, promote a sense of place and realize a tax base sufficient to provide public services through a comprehensive set of public and private strategies to foster and attract emerging industries. OBTECTIVE1 Identify th e specific needs of target indus tries and develop th e infrastru cture needed to g row and attract these emerging businesses. OBTECTIVE2 Develop the training and placement programs needed to take advantage of target business direct and indirect jobs and help residents at all socioeconomic levels to be gainfully employ ed. Recommendation 1.1 Strategic Plans for Target Industries Develop strategic plans for each target industry including an assessment of national and regional industry trends, assessment of our assets and competitive advantages, and support1ng infrastructure reqwrements including facilities, workforce, venture capital and business assistance Recommendation 2.1 Target Industry Workforce Programs Identify the mdustry specific workforce needs of target businesses and develop workforce programs to meet those needs. Recommendation 1.2 University and College Connections Establish better links between the Universities and Colleges and business and identify ways to leverage their technology and facilit1es to mcrease target industry spm-offs. Recommendation 2.2 Target Industry Curricula Encourage our uruversicies to provide programs and courses related to target businesses, workrng closely with employers to develop sector-responsive curricula. Recommendation 1.3 Economic Organization Alignment Align economic orgaruzat1on resources to promote and support target industries and job trrurung. Recommendation 2.3 Indirect Job Training Prepare residents for the mdirect jobs created by target businesses, providing jobs at all skill levels and ass1st111g the growth of small business in the County. Recommendation 2.4 Job Opportunities for Older Residents Identify 106 opportumties for our older residents and develop trrunrng and placement programs. OBTECTIVEJ Develop an inventory of ready sites for expanding and new businesses. Recommendation 3.1 In.ill Development Sites for Target Industries Develop an mventory of ex1st1ng buildings and infill development sites and the renovation needed to make these sites swrable for target busrnesses. Page 6-14 A Sense of Place, ,\ Sustainable Future �Economic Development Recommendation 3.2 Brownfield and DDA Funds for Infill Place a high priority on the use of Brownfield and DDA funds for preparing 111fill sites for development. Recommendation 3.3 Manufacturing Buildings for Re-use Develop a strategyoto attract new businesses to the vacant manufacturing buildings scattered throughout the County. Recommendation 4.2 Agriculture Industry Strategy Develop a target industry for locally grown food including an identification of the supporting infrastructure requirements, venture capital, facilities, busmess assisrance, educatJon, training and public policy needed to make this sector successful. Recommendation 4.3 Education and Marketing Re-educate the community on the value of a localized food system through a variety of techniques includwng school and community based initiatives, community netRecommendation 3.4 works, local events and marketing, and farm-based education and web-based educaRegional Efforts to Attract Business Continue to support regional efforts to attract business to underutilized and infill tion. sites 111 the eastern portion of the County. Recommendation 4.4 ''Jump Start" the Agricultural Economy Supporting Recommendations Identify and promote short term markets for locally grown food products to "jump Landscapes Element Chapter 3: start" this economy. Recommendation 2.2 Supporting Recommendations Activity Center Locations Recommendation 2.3 Agriculture Element Chapter 4: Activity Center I1ifi-ast111c/11re Recommendation 1.1 Ne1v Market Opportunities Housing Element Chapter 7: Recommendation 1.2 Recommendation 2.1 Ne1v Market Zo11i11g A111111al Housing Unit Targets Recommendation 1.3 Recommendation 2.2 New Market Ed11cation Low Income Housing Tax Credits Recommendation 2.3 Redevelopment Funds Recommendation 2.4 Density Incentives Recommendation 2.5 Infill Development in Villages OBTECTIVE 5 Develop an Eco tourism and Heri tage Tourism Program for th e county to provide jobs and tax base for local governments. Recommendation 5.1 Ecotourism and Heritage Tourism Identify current and future Ecotounsm and Heritage Tourism opportunities in the OBTECTIVE4 County and develop a marketJng strategy to grow this econormc sector based on M aintain the viability of th e Ag ricultural seccor o f th e County's economy local desires and natural resource holding capacities. through developing and s upporting new and enhanced m arkets for locally grown food. Recommendation 4.1 Supporting Network Facilitate public, pnvate, and community groups 111volvement food su ort s stems. A Compreh ensive Plan For \v'ashtenaw County 111 developing local Page 6-15 �Chapter 7 Housing A Comprehensive Plan For Washtenaw County �Washtenaw County \ I Lyndon Township Dexter Township Webster Township Northfield Township Salem Township I I I Sylvan Township Lima Township Superior Township __ - S-Cio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield I Township! York 1 Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future �Housing 7.1 Purpose Adequate, safe, and decent housing is the most baslC need of a community. The location of housing units and proXllllity to schools, stores and jobs contributes to the physical health of the residents. Diverse types of housing helps to give our communities a strong sense of place and contributes to our economic and social diversity. 7.2 Resident Comments Residents want livable communities, affordable housing, and housing close to jobs. Resident comments consistently centered around the following topics: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participaaon Support Document. • \X1e need affordable housing for all populat:1ons (young and old). Thts needs to be better addressed and not by manufactured home communmes, we need new ideas generated for this difficult topic • Need density for both affordable and other levels of housing • Need m1x of hous111g types to accommodate workforce housing and cut down on commutes • Provide affordable housing through use of design, such as cluster development, higher density, and redevelop older areas wluch allows land to be left vacant for all to enjoy. \v'ashtenaw County needs more quant:J.ty and quality of affordable housing, promote cohousmg, co-ops, condos, townhouses, seruor residences Housing Goal The following goal of the housing element is based on resident 111put and analysis of conditions and trends: GOAL To provide safe, decent and affordable housing for the County residents focusing on the needs of lower income, work force and special needs populations . • Development of manufactured housmg commuruties (:t\U IC) ts genernung increas111g concern among cmzens. The issue surroundmg MI I Cs 1s that such de,·elopments do not contribute to the tax base to sufficiently cover police, fire and school services needed by their residents. A Comprehensive Plan For Washtenaw County Page 7-3 �Chapter 7 •, -. L . l "-• • 1 ~ , - .I,,._ I - , - 7.3 Condition and Trends Housing Types and New Housing Construction Trends The vast majority of housing, both owner-occupied and rental, is constructed by the private sector. In 2000 there were 131,069 total housing units in Washtenaw County which can be classified into three categories: single-family detached, multi-family attached, and manufactured. • Single-family detached housing accounts for the majority, representing 54 percent of all housing units, an increase from 51 percent in 1990. • Multi-family housing accounts for 41 percent of all housing units as of 2000, down from 44 percent in 1990. • Manufactured housing accounts for four percent of all housing units, up from three percent as of 1990. Looking forward to 2020, if housing continues to be constructed at the current rate: • Single-family detached housing will increase to 59 percent of all housing units; I• 1990 □ 2000 ■ 2020 I Figure 7-1 : Housing Types in Washtenaw County, 1990-2020 Source: US Census: Washtenaw County Department of Planning & Environment (2020) • Multi-family attached will decrease to 36 percent of all housing units; and • Manufactured housing will increase to five percent of all housing units. Housing Prices Owner-occupied housing sale prices have been increasing at approximately six percent annually. Between January of 1999 and January of 2004, the average residential sales price increased from $181,464 to $237,164 (Ann Arbor Board of Realtors). Rental costs have been increasing at an average rate of three percent annually. Between 1990 and 2000, the average contract rent increased from $490 a month to $633 a month (2000 US Census). Age of Housing Maintaining the existing affordable housing stock is one important method of providing housing for low-income families. Of the 131,069 total housing units, 41,137 (31 %) were built before 1960. Much of this housing stock remains affordable by current standards set by the U.S. Department of Housing and Urban Development (HUD). Page 7-4 A. Sense of Place, A. Sustainable Future �- ~ - ~ _-,- - •I. , Household Income Categoncs Housmg needs in the County are best demonstrated by connecting household income with hous1ng expenses and the availability of hous1ng units for each income level. Households, as defined by I IUD are "all of the people who occupy a housing unit as their usual place of residence." "Family households," where occupants are related by marriage, birth or adoption, are a subset of all households. For purposes of clarity and consistency, this plan refers to all households. I Iousehold income levels are categorized by HUD annually, based on the median income for a family household of four persons within a defined geographic area. Washtenaw County's defined geographic area includes Lenawee and Livingston Counties for the purposes of calculatmg the median family income (l\fFI). The following are the standards used by HUD with FY2004 income levels: Income 1~• : Housing 1 Person 2 Person 3 Person $12.075 $13,800 $15,525 Very Low (50%) 8,160 9,300 10,485 Extremely Low (30%) 4,890 5,595 6,300 Low (80%) Income Low (80%) Very Low (50%) Extremely Low (30%) 4 Person 5 Person 6 Person $17,250 $18,630 $20,010 11 ,655 12,585 13,515 6,990 7,545 8,115 Table 7-1 : Affordable Housing Costs Per Income Category Source. HUD, Wash tenaw County Department of Planning and Env,ronment Income Group 1 BR 2BR 3 BR • Extremely Low Income (ELI) households earn less than 30 percent MFI l\fedian ncorre Low er hcorre (80%) 80,500 92,000 103,500 • Very Low Income (VLI) households earn between 31 percent and 50 percent MFI Very Low ncorre (60%) 62,280 74 ,640 83,850 • Low Income (LI) households earn between 51 percent and 80 percent MFI Table 7-2 : Maximum Affordable House Price by Income Group at two times annual income • Moderate Income (l\11) households earn between 81 percent and 95 percentMFI. $108.800 $124.400 $139,800 Source: HUD, Washtenaw County Department of Planning and Env,ronment Many households fall with1n a category commonly called "workforce housing" and have incomes that place them in either the LI or MI category. These households usually cannot qualify for existing housing programs, such as the Home Investment Partnership (HOME) and Commuruty Development Block Grant (CD BG) programs, because their incomes are not low enough. I lousing Availability and Cost Burden Affordable housing is defined as a household not needing to spend more than 30 percent of its income on housing expenses. A household has a moderate housing cost burden if it spends between 31 percent and 50 percent of its income on housing. The hous1ng cost burden is considered severe if it is over 50 percent of the household income. Table 7-3 1s a summary of housing availability by cost burden based on the 2000 Census, showmg vanous income groups and the type of housing that is available and affordable to them. A Comprehensive Plan For \X'ashtenaw County Page 7-5 �• -' • _ j . ' . J I L 1 • ~ l I • Table7-3: Income and Housing Affordability Survey 1 Extremely Low Income Households (ELI) • Earning between 0% and 30% of the Area Median Income Very Low Income Households (VU) • Earning between 31 % and 50% of the Area Median Income Low Income Households (LI) • Earning between 51 % to 80% of the Area Median Income • 13.7% of total County households (16,936 households) • 10. 7% of total County households (13,149 households) • 15.1% of total County households (18,606 households) • 80% occupied rental units (13,550 households) • 68% unoccuppied rental units (8,946 households) • 53% occupied rental units (9,872 households) • Washtenaw County supplied 7,907 rental units, indicating an initial deficiency of at least 5,553. • However, of the 7,907 rental units, only 3,732 (47.2%) were occupied by ELI renters, remaining rental units were occupied by households with incomes >30% AMI. •Asa result, this crowding out factor increases the need for affordable rental units for ELI households to approximately 9,728 units. • 3,476 ELI households living in owner-occupied units, and 1,853 ELI households had a housing cost burden over of 50% of their annual income. • 20 ,709 rental units were considered affordable to this income group. Of these, 9,635 (46 .6%) were occupied by VLI households. The other 11,070 (53.4%) units were occupied by higher income households or lower income households who bear a housing cost burden in excess of 30% or even 50% of annual income. • While the census data show a small surplus of units affordable to this group (689 units) , 1,503 households in this renter group had a housing cost burden in excess of 50% of annual income. • 4,203 VLI households owned homes • 19,010 rental units were considered available to this group (a small surplus in rental housing of 393 units) • 227 renter households had a housing cost burden exceeding 50% AMI • 8,734 LI households owned homes in 2000 • Of the 14,829 owner-occupied units affordable to households in this income group, 4,088 were occupied by LI households. • 3,330 of the 14,427 owner-occupied units affordable to this income group were actually occupied by ULI households • 1,103 (24%) of the VLI owner-occupied households had a moderate housing cost burden , and 937 households had a housing cost burden in excess of 50% of annual income. University Factor: It is important to consider the effect of the large student population within the County. Students living off-campus are counted in the Census as non-family related ouseholds at the extremely low-income level. Accordingly, the number of low income households is skewed upwards due to the above average student population. The need for new nits for ELI households should also be reduced to factor for ELI student households. Sources. 2000 US Census; HUD. Comprehensive Housing Affordability Strategy (CHAS) Page 7-6 A Sense of Place, A Sustainable Future �' 1' l • ..,. • I Housing Not for Profit Housmg and Public Housing \v'hile for-profit private developers construct the majority of new housing in Washtenaw County, there are non-profit private developers along with public entities that assist with the delivery of housing to Washtenaw County residents. Currently, almost $10 million is received annually through Federal funds, State grants, private foundations and corporations. There are over 20 entities providing services with these funds and programs. Federal programs include Public Housing Commissions, Section 8 vouchers, Shelter Plus Care, the CDBG Program and the HOME Program. Local programs include general fund allocations from both the Washtenaw County Board of Commissioners and the City of Ann Arbor's Council. Other public sector programs include Low Income Housing Tax Credits program, administered by the Michigan State Housing Development Authority (MSHDA) . Special Populations Special populations include older adults (over the age of 65) and the disabled. Special populations often have additional housing-related needs that must be met in order for such individuals to successfully maintain their independence. Additional needs may include a service provider coming to visit to ensure the dwelling remains a safe and healthy environment, and to verify that the special needs person is taking medication as prescribed and eating properly. Figure 7-2: HUD-Assisted Housing Developments According to the 2000 U.S. Census, approximately 70 percent of older adult households in Washtenaw County have incomes less than 80 percent of area median income. There are 1,423 persons over the age of 65 living below the poverty level, which represents six percent of tl1e total population over age 65. A Comprehensive Plan For Washtenaw County Page 7-7 �. . Chapter 7· - 7.4 • •-■ - ' • - • - • • - ..,1 ■ • • OBTECTIVE1 M aintain the exis ting affordable housing s tock in the Coun ty. Current Housing Stock Much of the County's current housing stock is available to and serving some of the needs of lower income residents. Maintaining the existing affordable housing stock is one important method of providing housing for low-income families. Where affordable housing is concentrated in neighborhoods, maintaining this housing requires a reinvestment in both housing and overall neighborhood condio.ons. There are programs in place that make it possible for people to afford the homes so that they have shelter and access to jobs. These programs include: I IOPE VI, I IOME/CDBG ~· Recommeodatioo 1.1 Hou sing Grants Seek I !OPE \'I and other federal grants to improve the quality and desirability of the county's public housing stock. Housing opportunities in Washtenaw County and Low Income Housing Tax Credits Homeowner rehabilitation programs and rehab/resale of single-family units to low-income home buyers is a high priority. There are several low-income neighborhoods in the County where CDBG and I IOME funds can be used to renovate, build housing and improve other neighborhood conditions. The Urban County program, funded by Community Development Block Grant (CDBG) and the Home Investment Partnerships (HOME) Program and County general funds, has targeted five initial neighborhoods for revitalizatlon: • The Gateway Community in the City of Ypsilanti, the Washtenaw Autumn subdivision in Superior Township and the Willow Run area of Ypsilanti Township are within Census Bureau designated low-income areas, making them eligible for the use of Community Development Block Grant (CDBG) funds on an "area benefit" basis. • Areas of Whitmore Lake and the I Iamlet of Salem will need to be assisted with redevelopment primarily on an individual household eligibility basis. Recommeodatioo 1.2 Homeowner Rehabilitation i\Iaintatn and 1mprove the condition of existing housing stock m lower income neighborhoods through homeowner rehabilitation and acqwsmon rehab and resale of single- family rental housing to qualified low-income buyers. Recommeodatioo 1.3 Housing Redevelopment Identify detenoratmg or underutilized multifamily rental units and promote redevelopment through I IOi\fE / CDBG, Low Income Housing Tax Credits and other funding. The CD BG and HOME programs also provide resources to assist in the acquisition and rehabilitation of multi-family rental housing. These programs also emphasize good property management practices that will prevent rental housing from future deterioration. Page 7-8 A Sense of Place, A Sustainable Future �7 .5 Private Sector Residential Developments The private sector 1s the maior provider of most types of affordable housing in the County. Public funding and incentives are available to the private sector to encourage them to provide more affordable housmg. This includes higher density development, financing programs and long-term affordability strategies. There 1s very little production of new lower-cost owner-occupied housmg. \Vhile there 1s no centralized source for the price points, over time, of new housrng construction, recent building permit data and correspondence with a range of local and regional builders suggest that "starter homes" have beginning prices in excess of Sl 50,000, mearung a household needs at least $60,000 in annual income. According to the Ann Arbor \rea Board of Realtors, between December of 1998 and December of 2003, the average residential sales price went from $180,031 to $268,888. This represents an increase 111 average residential sales price of 49 percent over this five-year period. Looking further back, between 1994 and 2003, the average sale price of residential property increased from $139,059 to $268,888 an increase over this nine-year period of 93 percent, or a 10 percent annual growth rate. Some private sector builders and developers have expressed a des1te to contribute to the stock of affordable housing given sufficient incentives and economic feasibility. In addition to the market forces driving up the value of land and housing, the I Iomebuilders Association of Washtenaw County also cite the timely process (zoning changes, creation and alteration of site plans, permitting process, etc.) associated with obtaining local approval for a project as contributing to the high cost of housing. Low Income Housing Tax Credits have been the primary tool used by the pnvate sector to produce low-income housing. MSHDA manages the Low Income Housing Tax Credit program m l\1iclugan. ot everyone can afford or desires homeownership. Prov1drng affordable housing ro low-income and workforce households reqUires the connnued construction of multiple family, cooperanves and cohousing. A Comprehensive Plan For Washtenaw County OBTECTIVE2 Increase the priva te sector produ ction of affordable ho using. Recommendation 2.1 Annual Housing Unit Targets Develop a publ.tc-pnvate partnership with the \Vashtenaw I Iomebuilders Association to set annual unit targets for new affordable houstng construction and to identtfy tncenaves for product10n. Recommendation 2.2 Low Income Housing Tax Credits Encourage the use of Low Income I Ious111g Tax Credits for rruxed 111come large and smallscale renter-occupied developments. Recommendation 2.3 Redevelopment Funds Requ1re all 111-fill and redevelopmenr pro1ects rece1v111g Brownfield or DD..\ funds to provide a percentage of unlls affordable to low income and work force households. Recomm endation 2.4 Density Incentives Provide density incenaves ro the pnvate sector for the production of Traditional Neighborhood Design (fND) "starter homes." Recommendation 2.5 In.i11 Development in Villages Encourage smaller cltles and villages to designate areas for affordable multi-farruly u111ts 111 areas 111tended for higher density Page 7-9 �Chapter 7 - 7 .6 . . Assistance for Lower Income Residents Lower income household annual salaries range between $38,851 and $57,500. Such households earn too much to qualify them for housing assistance programs, but too little to purchase the majority of homes in Washtenaw County. This group qualifies as requiring work force housing. People who work with lower income families who have Section 8 vouchers report the many challenges these families face in obtaining suitable housing. Many multi-family rental communities choose not to participate in the Section 8 program. Even though there are over 2,200 Section 8 vouchers available through several housing agencies at any given time, too often these vouchers go unused for lack of willing landlords. In addition to the administrative requirements of the Section 8 program, private rental housing managers cite the increased frequency of social and community problems that are associated with a concentration of lower income households in a rental community. Property managers are ill equipped to effectively identify early signs of trouble and intervene on behalf of tenants experiencing problems that could lead co eviction. Public housing managers are reluctant to rent to potential tenants who have poor rental histories, because of personal problems or poor money management skills. Public funds, such as the HOME program, create affordable rental and home ownership housing opportunities for eligible low-income households. However, mechanisms need to be in place to assure that more than the first renter or homebuyer household benefits from the program. Due to market forces, housing in this community is expensive. One way to reduce some of the cost of new and existing housing is for non-profit housing development corporations to buy or build housing. I Iowever, most existing nonprofits have very specific target populations and also have limited production capacity. Page 7-10 OBTECTIVE 3 Increase lower income residents' ability to obtain and rem ain in affordable units. Recommendation 3.1 Section 8 Voucher Partnership Develop a publ.Jc-pnvate partnership with the \Vashtenaw .-\rea ,-\parcment .-\ssociation to streamline and gam broader acceptance and use of Sect10n 8 vouchers. Recommendation 3.2 Public Housing and Tenant Assistance Encourage the development of working agreements between public housing comnussions and the social service sector to address tenant problems early to reduce eviction rates and rental community problems. Recommendation 3.3 Mfordable Resale Strategy Use affordable resale strategies to require housing built with public funds to remain at affordable below-market rates over the long term. Recommendation 3.4 E viction Prevention Strategy Create a public-pnvate eviction prevent10n strategy. Recommendation 3.5 Not-for-Pro fit Cap acity Expand existing nonprofit hous111g develop ment corporations to have sufficient production capacity to develop or redevelop lower cost rental housmg on a large scale. .A Sense of Place, A Sustainable Future �7. 7 Special Populations and Homeless OBTECTIVE4 Ensure housing for special populations and Special Populations homeless The changing demographics of the County indicate a substantial growth in the number of older adults, along with a steady increase in the number of disabled persons. "Disability" refers to physical, mental/ emotional and developmental disabilities. These groups require an array of housing options to meet their needs, such as support services that allow them to remain independent as well as design and structural strategies that address occupants' physical limitations. In addition, "special populations" include unaccompanied youth ages 17-20, survivors of domesnc violence and persons living with HIV/ AIDS. More information regarding the number of people requiring supportive services and the Recommendation 4.1 Special Population Needs Identify the amount, type and structural hous10g needs of older adult and disabled populations such as retrofitting housing and wheelchair ramps. exact range and intensity of those services needs to be developed. Recommendation 4.2 Disabled Renter Agreements Encourage service agreements between pnvate sector landlords and the social service sector to improve disabled renters' ability to remain housed. Recommendation 4.3 Foreclosure Strategies Develop public-pnvate strategies to prevent property tax and bank foreclosures on older adult and special needs residents Recommendation 4.4 Aging In-Place Develop strategies with agencies serv111g low111come older adult homeowners to enable "ag111g 111 place." Recommendation 4.5 Tax Reverted Properties \'v'ork with the County Treasurer's office to acqwre tax -reverted property for conversion (through rehabilitation or sale of assets) to supportive housing resources for older adults and the disabled. Page 7-11 A Comprehensive Plan For \'v'ashtenaw County �Chapter 7 Homeless Washtenaw County, the City of Ann Arbor, the Washtenaw Housing Alliance, along with countless other organizations are committed to addressing the causes of homelessness and the needs of those who become homeless. Developing and maintaining the appropriate services people need to prevent the loss of housing is critical to end homelessness. Long-term financing for homelessness is in place through various public and private lending and grant programs. However, the necessary supportive services are funded on a year-to-year basis, causing uncertainty and fragmentation of services. Point-In-Time Survey Data Count Number of Homeless Individuals Surveyed Number of Spouses/Partners with Homeless Individuals Total Number of Homeless Individuals Number of Homeless Families with Children Surveyed Number of Children in Homeless Families Number of Spouses/Partners in Homeless Families Total Number of Homeless Persons in Families 401 2 403 54 110 6 170 Non-Survey Data - Homeless Observed that Declined to Be Surveyed Number of Homeless Individuals 64 Number of Unaccompanied Youth 27 Total Number of Homeless Persons Counted , Not Surveyed Total number of horn eless people including children , youth, spouse, partners counted and/or surveyed on 3/18/2004 excluding those in permanent supportive housing Estimated Analyzed Homeless Count Table 7-3: Washtenaw County 2004 Point-in-Time Homeless Count: Summary Results (excluding persons in Permanent Supportive Housing) Recommendation 4.6 Homeless Plan Develop a strategic plan to end homelessness. Recommendation 4. 7 Transitional Housing Ensure transitional housing (up to 24 months stay) is used for populations who require an intensive, supportive living environment to maintain housing stability. Recommendation 4.8 Supportive Housing Target a specific number of permanent supportive housing units for acquisition or development and set annual goals to reach that target number. Recommendation 4.9 Identify Mainstream Resources l\Iainstream agencies, such as the Family Independence Agency, should clearly identify resources that can be directed toward alleviating homelessness. 91 664 2,756 Source: Washtenaw County Department of Planning and Environment Page 7-12 A Sense of Place, A Sustainable Future �7 .8 Coordinate County Resources OBTECTIVES Currently, nearly $9 million is received annually from federal, state and local sources for housing and housing-related services. Additionally, 2,334 housing vouchers and 548 public housing umts provide housing opportunities for County residents. Over 20 public and not-for-profit groups receive these annual funds (typically via contracts with the City of Ann Arbor and \'\'ashtenaw County) . \X'hile all of these funds are used for eligible activities Qow income and special needs residents), there has been no long-term strategy for coordinanng resources and funds to provide the most efficient services to lower income residents. During the latter part of 2004, Washtenaw County and the City of Ann Arbor will begin the process of integrating and coordinating their individual community development programs. This initiative should greatly improve planning efforts aiming to increase the effective use of Federal, tare and Local resources. Program HOME & ADDI program (feder al) CDBG (feder al) General fund Washtenaw County City of Ann Arbor (Comm unity Dev. & (Community Outside Agencies Development) funding) $1 ,173 ,533 $997 ,600 $768 ,330 (services ) Other Federal Sources State of Michigan (MSHDA) Total $757 ,507 $1 ,931 ,040 $603 ,900 $1,601 ,500 $360 ,000 (housing) Achieve affordable housing goals in the most efficient, cost-effective manner by coordinating community resources. Recommendation 5.1 Housing Targets and Outcomes Through public-pnvate collaborauon, identify the housing "targets" for low income and special needs populauons, and set annual housing unit and supportive service producuon goals and rrack housmg and homelessness expenditures and trends. Recommendation 5.2 Increase Grant Funding Invite local units of government to join the CDBG and / or the HOl\IE program to mcrease federal resources for more affordable housing. $1 ,243 ,907 $115 ,577 (services) Continuum of Care : - Supportive Housing Program - Shelter Plus Care - Emergency Shelter Grant Totals $2 ,871 ,817 $2 ,871 ,817 $687 ,384 $687 ,384 $401 ,900 $401 ,900 . $2 ,939,463 $3,559,201 $401 ,900 $8,737,548 $1,836,984 . . Includes adm1nistrat1ve costs and excludes non-housing related human services funding Table 7-4 : Public Sector Housing & Housing Related Services Funding Matrix* FY July 2004 - June 2005 Source Washtenaw County Department of Planning and Env,ronment A Comprehensive Plan For \Vashrenaw County Page 7-13 �Chapter 7 7.9 Summary GOAL To provide safe, decent and affordable housing for the County's lower income, work force and special needs population OBTECTIVE 1 M aintain the exis ting affordable housing s tock in the County. Recommendation 1.1 Housing Grants Seek HOPE VI and other federal grants to improve the quality and desirability of the County's public housing stock. Recommendation 1.2 Homeowner Rehabilitation J\Iaintain and improve the condition of existing housing stock in lower income neighborhoods through homeowner rehabilitation and acquisition rehab and resale of single-family rental housing to qualified low-income buyers. Recommendation 1.3 Hou sing Redevelopment Identify deteriorating or underutilized multifamily rental units and promote redevelopment through HOi\IE/ CDBG, Low Income Housing Tax Credits and other funding. OBTECTIVE2 Increase the private sector production of affordable housing. Recommendation 2.1 Annual Housing Unit Targets Develop a public-private partnership with the Washtenaw Homebuilders Association to set annual unit targets for new affordable housmg construction and to identify incentives for production. Recommendation 2.2 Low Income Housing Tax Credits Encourage the use of Low Income Housing Tax Credits for rruxed income large and small-scale renter-occupied developments. Page 7-14 Recommendation 2.3 Redevelopment Funds Require all in-fill and redevelopment projects receiving Brownfield or DDA funds to provide a percentage of units affordable to low income and work force households. Recommendation 2.4 Density Incentives Provide density incentives to the private sector for the production of Traditional Neighborhood Design (fND) "starter homes." Recommendation 2.5 In.ill Development in Villages Encourage smaller cities and villages to designate areas for affordable multifamily units in areas intended for higher density. OBTECTIVE3 Increase lower income residents' ability to obtain and remain in affordable units. Recommendation 3.1 Section 8 Voucher Partnership Develop a public-private partnership with the Washtenaw ,-\rea Apartment Association to streamline and gain broader acceptance and use of Section 8 vouchers. Recommendation 3.2 Public Housing and Tenant Assistance Encourage the development of working agreements between public housing commissions and the social service sector to address tenant problems early to reduce eviction rates and rental commu111ty problems. Recommendation 3.3 Affordable Resale Strategy Use affordable resale strategies to require housmg built with public funds to remain at affordable below-market rates over the long term. A Sense of Place, A Sustainable Future �• • · r:-~,.....-~~:,.-•r ~: .· _ ..·,)~·;•Jt~~~ -~-Ps,u~gj ,. -=-'; ..,1 -J...... Recommendation 3.4 Eviction Prevention Strategy Create a public-pnvate eviction prevention strategy. Recommendation 4.6 Homeless Plan Develop a strategic plan to end homelessness. Recommendation 3.5 Not-for-Pro.it Capacity Expand existing nonprofit housing development corporations to have sufficient production capacity to develop or redevelop lower cost rental housing on a large scale. Recommendation 4. 7 Transitional Housing Ensure transitional hous111g (up to 24 months stay) is used for populat10ns who require an intensive, supportive livmg environment to maintain housmg stability. OBTECTIVE4 Ensure housing for special population s and homeless Recommendation 4.8 Supportive Housing Target a specific number of permanent supportive housing units for acquisition or development and set annual goals to reach that target number. Recommendation 4.1 Special Population Needs Identify the amount, type and structural housing needs of older adult and disabled populauons such as retrofitting housing and wheelchair ramps. Recommendation 4.9 Identify Mainstream Resources l\Iamstream agencies, such as the Family Independence .-\gencr, should clearly identify resources that can be directed toward alleviatmg homelessness. Recommendation 4.2 Disabled Renter Agreements Encourage service agreements between pnvate sector landlords and the social service sector to improve disabled renters' ability to rema111 housed. Recommendation 4.3 Foreclos ure Strategies Develop public-pnvate strategies to prevent property tax and bank foreclosures on older adult and special needs res idents. Recommendation 4.4 Aging In-Place Develop strategies wirh agencies serv111g low-111come older adult homeowners to enable "agmg in place." Recommendation 4.5 Tax Reverted Properties \Vork with the Coun ty Treasurer's office to acquire tax-reverted property for conversion (through rehabilitation or sale of assets) to supportive hous111g resources for older adulrs and the disabled . •\ Comprehensive Plan For \'{'ash ten aw Coun ry OBTECTIVES Achieve communi ty res ources through collaboration and p artnerships to achieve affordable housing goals in the most efficient, cos t-effec tive m anner. Recommendation 5.1 Housing Targets and Outcomes Through public-pnvate collaboration, 1<lenafy the housmg "targets" for low income and special needs populations, and set annual housrng unit and supportive service producaon goals and track hous1t1g and homelessness expenditures and trends Recommendation 5.2 Increase Grant Funding Invite local units of government to jo1t1 the CDBG and / or the I [()~IE program 1t1crease fc<leral resources for more affordab le hous1t1g. to Page7-15 �Chapter 8 Parks and Recreation A Comprehensive Plan For Washtenaw County �Washtenaw County \ \ \ Lyndon Township Dexter Township Webster Township Salem Township Northfield Township \ \ \\ Ann Arbor Township_ _ / ,, < ....------ - -~ Sylvan Township --- Lima - Superior Township - Scio Township Township Ypsilanti City Sharon Township Freedom Township Lodi Township P ittsfie Id I Townshipj Ypsilanti Township I York Township Manchester Township Bridgewater Township Saline Township 1 Augusta Township A Sense of Place, A Sustainable Future �8.1 Purpose Park.lands and recreational opportunities promote mentally and physically healthier citizens. \\'a shtenaw County is fortunate to have a comprehensive park system providing a wide range of recreation expenences including natural areas for wildlife observation and hiking and picnicking to more active recreation such as swimming, golfing and indoor exercise. Public park and natural areas acquisition programs also play a sigruficant role 111 promoting a sense of place by integrating parks and open space acquisitions into regional and county-wide open space systems and protecting important natural resources throughout the County. 8.2 Resident Comments \'{'ashtenaw County has wonderful recreation facilities and parks, however some residents feel that increasing recreation and park opportunities would enhance their quality of life. Resident comments on issues and opportunities include: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participauon Support Document. • Washtenaw County would be unproved if every townslup, village and city dedicated more space for commuruty parks and preserved natural areas. • There 1s a lack of exercise facilities 1n many areas of the County. • There is an opportunity to link county-wide open space, parks and trails through a greenway system by building off existing parks. Parks and Recreation Goal The following goal of the parks and recreation element is based on resident mput and analysis of conditions and trends: GOAL Provide adequate and accessible parks and recreation for all residents and develop regional open space systems and a countywide greenway and trail system to promote a sense of place, preserve important natural fe atures and provide non-motorized transportation opportunities. • Parks should be provided to serve new housing uruts and specify what the average distance from a dwelling to a park should be m thetr zorung laws. • It 1s necessary to preserve our lakes and waterways for recreat10nal opporturuties. Recreation areas in Washtenaw County offer scenic vistas , trails , and spaces to play and picnic .\ Comprehensive Plan For \Vashrenaw County Page 8-3 �8.3 Conditions and Trends The Washtenaw County Parks and Recreation Commission is responsible for the provision of a county system of regional parks. The Commission has recently completed a Master Plan Update, 2004-2008, to establish recommendations and priority actions over the next five years. These recommendations are reflected in this element along with additional recommendations for coordinating state, regional and local resources to promote regional and county-wide open space systems, greenways and trails, protection of important natural resources and adequate recreation opportunities for existing and future residents. \'{;'ithin the County there are 23,206 acres of public park and recreation lands operated by governmental agenaes at the state, region, county and local levels. The locations and acres of parkland by Jurisdiction are provided on Figure 8-1 (next page) and Table 8-1 (this page), respectively. These facilities provide a wide range of recreation experiences: State Parks and Recreation Areas: There are seven State parks in tl1e County ranging in size from a few acres for water access sites, to over 7,000 acres for larger natural areas. These parks are characterized by scenic quality, passive and water related recreation and conservation of unique natural resources. Regional Parks and Recreation Areas: Washtenaw County and the Huron Clinton Metropolitan Authority own and operate 16 regional facilities, providing large scale and special recreational facilities and programs that usually cannot be developed at the local level. These include conservation, canoeing, field games, and court games, fishing, hiking, skiing, swimming and picrucking. The County also operates an indoor recreation center, golf course and 114 acres of active farmland. Local Parks and Recreation Areas: All cities and villages in Washtenaw County provide recreational facilities and services facilities for frequent, short-term use by local residents, ranging from half acre mini parks to 535-acre preserves, equipped with trails, athletic fields and picnic grounds. Eight of the 20 townships do not provide any local recreational facilities. While many rural townships have access to large state and regional facilities, many rapidly growing populations and / or suburban developments require local recreational opportunities. The Townships of Ann Arbor, Augusta, Dexter, Lodi, Northfield, Salem and Scio do not provide township parks or recreational facilities. Other Facilities: In addition to these public park and recreation facilities, there are numerous opportunities provided by area schools, universities and private organizations: Jurisdiction Total Acres in Wlshtenaw County % of Total Lands State of Mich igan Anc:kney Recreauon Area 7.361 6.695 645 654 314 % Q-egory Gam, Area 126 05% LJttle Goose Lake Garn! Area 202 50 09% 02% 15.733 67% County Farm Park 127 05% cavanaugh Lake Park 3 312 00% Waterloo Recreatoo Area Sharonvile Garre Area 0,elsea Garre Area Water Access Stes Subtotal 285% 2 .7% 28% WCPARC Independence Lake Park Lyndon 13% 14% 335 12 01 % Parker Ml County Park 26 01 % Aerce Lake Gott' Course & Park 232 10% Osborne MIi Park 02% Parktsbrthfoeld Rollwlg Hlls County Park 39 151 Sharon Mis 26 01 % Staebler Farm 114 1 05°A. 00% 1.378 6% l-lK:lson MHs MetroPark 1,625 69% Dexter H.Jron MetroPark 125 47 05% 1.79 7 8% 1,918 33 82% 0-.elsea 12 01 % Dexter Vilage 25 44 01 % 02% Supenor Center Subtotal 06% 1--kiron-Clinton Metro Park Authorlt) Delhi t.letroPark Subtotal 02% Local Governm e nt Parks Ann Arbof Qty Sanon His Manchester VIiiage Mlan (includes Monroe Olly ) 194 TT7 01 % 08% Salone Qty 191 Superior TOW'nship 269 33% 08% 11 % Yori< TOW'nsh1p 150 06% Ypstlanh Qty 84 Ypsl!ant1 TOW"nsh1p 860 04% 37% 4.557 19% Attsfield Township Subtotal Table 8-1 : Total Public Park and Recreation Lands in Washtenaw County Source: Washtenaw County Department of Planning and Environment • Eleven public school districts, two state universities, and a community college in the County, which own and manage a significant amount of open space, recreational lands and facilities. The universiPage 8-4 A Sense of Place, A Sustainable Future �Figure 8-1: Parkland in Washtenaw County .... " h ... . ..- -.. ...... .. .: '- .. .... •• •. . .' . ., ·, ... I .... D D .' ~! I {, ,. J ,~·.,.. . ,.I II. ... ,, •• I ..- . 9• •' CJ I> 0 ·, . ., .'t i. ... .... . /I .... ' .' . r p 1 • N ll :" 3 ,'\ Jurisdictional Boundary Primary Roads Lakes and Streams State Park A Comprehensive Plan For \Vashtenaw Countv - D '""' Washtenaw County Park Land Local Government Park Land I Huron-Clinton MetroPark Authority Park Land 0 3 Miles ~ Source: \X 'as htcnaw County Department of l'lannmg anJ I•:n,·1ronmcnc Page 8-5 �ties and colleges located in Washtenaw County provide recreational facilities totaling 2,800 acres and neighborhood park facilities can also be found in public elementary or middle school facilities. • Public parks and recreation areas are augmented by the 4,000 acres of private parks and several private golf courses. 8.4 Adequacy of Parklands Washtenaw County is currently well situated with regard to the amount of park and recreation lands provided. The County currently has more acres of parkland than the 6-10 acres of developed parklands standards recommended by tl1e National Recreation and Parks Association. Even with the projected 2020 population, the County will have approximately 66 acres of parkland per 1,000 people. While the standards provide a general benchmark for total parks and recreation per capita, adequate parks and recreational opportunities include having convenient access to a variety of park experiences ~arge natural areas, regional facilities and neighborhood parks): • County Park Needs: The County Parks and Recreation Commission recently developed parks, one in a previously underserved areas - the Sharon Mills Park in Sharon Township and Staebler Farm in Superior Township. The Plan Update calls for exploring the possibility of providing additional land for underserved portions of the County for active recreational development. • Local Park Needs: Providing recreational facilities for frequent, short-term use is the responsibility of local governments. Ballparks, tot lots and playgrounds are examples of park and recreational facilities a local government may offer. County and state park lands supplement local efforts, but are not replacements for local parks, since such parks generally are not located near residences, are meant for long-term visits, and often require entrance fees. While the cities of Ann Arbor, Milan and Saline, the Village of Manchester, and tl1e Townships of Pittsfield, Superior, York and Ypsilanti provide nearly 3,500 acres of parkland beyond their population requirement through 2020, many local governments in Washtenaw County are not supplying an adequate amount of parkland for tl1eir population. Of greatest concern are townships with growing populations and/ or suburban developments that do not have any parks at this time. By applying the National Recreation and Park Association standard of 6.25 to 10 acres of parkland per 1,000 persons, serious deficits become apparent in our larger township communities. Page 8-6 OBTECTIVE l E ncourage the p rovision of p arks and recreational opportunities in close p roximity to Co un ty resid en ts. Recommendation 1.1 A dditional Parkland for Resid ents Explore the possibility of providing additional land for "underserved" portions of the County for active recreation development. ('WC Parks and Recreation Master Plan Update 2004-2008 Recommendation 6.5.4) Recommendation 1.2 Park Development Encourage local governments to plan for, acquire and develop neighborhood and local parks to adequately serve existing and future residents. Recommendation 1.3 D evelopment Standards for Park s Require all new development to provide parks and recreation facilities for residents through adequate on-site facilities and / or contributing to area-wide facilities and providing pedestrian connections. A Sense of Place, A Sustainable Future �Figure 8-2: Existing Greenway Trails and Potential Open Space and Trail Network Jus1d1ct1onal Boundaries Roads N N Ii Border-to-Border Trail (existing) Border-to-Border Trail (proposed) Former Rail Routes Potential Greenway Network (Source : Greenway Collaborative, Inc and Rails-to-Trails) % 1!!!!!!!!!!!iiiiiiial!!!!!!!!!!!!!!!!!!!'!!!lz UH.es + Page 8-7 ,-\ Comprehensive Plan For Washtenaw County �In total, urban and non-rural local governments (those listed previously) need to provide 1,215 acres of park facilities such as basketball courts, ice rinks, swimming pools, playgrounds in the next 20 years using this general national standard. It should be noted that these general parkland standards serve as a guide only. The National Recreatlon and Parks Associatlon recommends that communities develop parks and recreat1onal facilities tailored to their community's desires based on resident surveys, location and amount of available property and other factors unique to each junsdiction. 8.5 Open Space, Greenways and Trails Open Space: Maintaining distinct communities is a strong desire of residents. Communities with their own identify project a sense of place and foster a sense of pride. Open space between communities defines them, allowing each to retain its character, provides habitats for plants and animals and affords residents with passive recreational opportunities. Parks and recreation areas are integral to developing regional and countywide open space systems. Greenways: A greenway is a contiguous, connected system of open space systems established along natural corridors (such as rivers, floodplains and contiguous wetlands) and over land along parks, railroad right of way, nature reserves, cultural features or historic sites. Each of these components contain unique characteristics which, when combined, create a system rich in experiencing the natural and historic beauty of the County as well as providing opportunities for non-motorized forms of transportation for bicyclists and pedestrians. Trails: The Border-to-Border Trail is an initiative currently underway in the County. The trail follows the Huron River, linking Hudson Mills Metropark in the northwest with Ford Lake in the east and many key sites in between (Figure 8-2). The WCPARC, along with the City of Ypsilanti and the HCM.A, was awarded a grant under the Community Foundation for Southeast Michigan's Green\X'ays Initiative to complete the Border-to-Border Trail. The vision for a greenway system promoted by the Foundation was prepared by the Greenways Collaborat1ve, together with the Rails-to-Trails Conservancy. The vision incorporated public input between 1992 and 1999, and may be used as a guide for the County and local governments (Figure 8-2). River Corridors: River corridors are especially unportant in developing a county-wide greenway system. \'v'hile there are regulatory aspects that preserve the functioning of riverine systems, a combination of regulation and acquisition afford the greatest protection and allows public enjoyment through passive recreation. Greenways are an excellent strategy to protect these zones and the ecological pro- Page 8-8 OBTECTIVE2 Leverage the resources of parks and recreation providers in developing regional open space systems and a countywide greenway and trail system. Recommendation 2.1 County-wide Greenway Network \Vork with muruc1pali11es, independent recreation providers, trail interest groups and public agencies to facilitate the development of a county-wide greenway network (WC Parks and Recreation Alaster Plan Update 200-1 -2008 Recommendation 6.2.1) Recommendation 2.2 Huron River Border-to-Border Trail Continue to acquire land and / or trail easements to facilitate the completion of the I Iuron River Border-to Border Trail (WC Parks Plan Recommendation: 6.2.2) Recommendation 2.3 Greenway & Trail Plan Develop a countywide Greenway and Trail Plan (WC Parks Plan Recommendanon: 6.2.3) Recommendation 2.4 Railroad & River Corridors Integrate abandonded railroad nght of way and river corridors mto the greenways network. Supporting Recommendations Natural Resources Recommendation 1.2, 3.1, 3.2 Transportation Recommedations 8.1, 8.5, 9.1, 9.2, 9.4, 9.5 A Sense of Place, A Sustainable Future �cesses they perform, such as conserving the quantity and quality of water and providing natural flood control. The Huron Clinton Metropolitan 1\uthority has created a stnng of parks along the I Iuron and Clinton River valleys protecting significant natural and recreational resources . .Abandoned Railroad Corridors: Abandoned railroad corndors offer opportunities for a county-wide trail system. These long and narrow corridors provide an 1mpressive amount of open space on very little land. The re-use of these corridors through negotiation with railroad comparues and federal and state "rails to trails" grants can provide significant recreation and non-motorized transportation benefits. A good example of this is the popular Gallup Park Trail in Ann .Arbor. Other abandoned railroad nghts of way in the County that should be considered for integration into a trail system include the former ConRail Railroad that traversed the southwest portion of the County (Figure 8-2 on previous page). 8.6 Land Preservation Programs The Natural Areas Preservation Program (NAPP) was approved by residents ill ovember 2000, irutiating a county-\vide 0.25 mill tax to fund the purchase of natural areas that contribute to the ecological diversity and heritage of the County and compliment the existing network of public and private protected lands. ApproX1mately $27.5 million will be generated for land acquisitions dur1ng the 2002-2011 penod. To date, over 850 acres of land has been purchased in Scio, Freedom, Bridgewater and Superior Townships and each of these properties \vill be open to the public and equipped with a small gra,·el parking area and low-impact trails. As this voter-approved millage will expire in 2011, consideration should be given to extending this program for an additional 10 to 20 years. In addition to this county-wide program, local government initiatives and land trusts offer s1gruficant opportunities to preserve 1mportant natural features as part of public open space programs. The , \nn Arbor Parks and Greenbelt program, _A nn , \rbor Townslup Purchase of Development Rights program and several other land preservation efforts such as the \X'ashtenaw Land Trust, Supenor Land Conservancy and Raisin Valley Land Trust programs can be combined to de,·elop interconnected systems of open space. Enjoying a day on the water at Bandemer Park, City of Ann Arbor OBTECTIVEJ Build off established na tu ral reso urce p ro tec tion programs, s uch as th e Co unty's Na tural Areas Protection Program and local op en space initia tives to preserve imp ortant natural reso urces. Recommendation 3.1 Park & R ecrea tion L and Acquis tion , \cqu1re addiuonal land for resource conservatlon and general recreation needs (\'\'C Parks and Recreafto11 ,\lmter Plan Update 200-1--2008 Rec ommendation 6.3.1 ). Recommendation 3.2 Na tural Areas Preservation Program Provide residents with a clear accounung of the results of the current County ~atural .-\reas Preservation Program and consider asking residents to extend this program for an addiuonal ten years. Suppo rting Recommendations N atural Resources Recommendations 2.1 2. 5, 3.1, 3.2, 4.1, 4.4 "\ Comprehensive Plan For \Xia sh ten aw Coun ry Page 8-9 �8.7 Summary GOAL Provide adequate and accessible parks and recreation for all residents and develop regional open space systems and a county-wide greenway and trail system to promote a sense of place, preserve important natural features and provide non-motorized transportation opportunities. OBTECTIVE1 Encourage the provision of parks and recreational opportunities in close proxiinity to County residents. Recommendation 1.1 Additional Parkland for Residents Explore the possibility of providing additional land for "underserved" portions of the County for active recreation development. (\VC Parks and Recreatio11 Master Pla11 Update 200-1-2008 Recommendation 6.5.4) Recommendation 1.2 Park Development Encourage local governments to plan for, acquire and develop neighborhood and local parks to adequately serve existing and future residents. Recommendation 1.3 Development Standards for Parks Require all new development to provide parks and recreation facilities for residents through adequate on-site facilities and / or contributing to area-wide facilities and providing pedestrian connections. OBTECTIVE2 Leverage the resources of parks and recreation providers in developing regional open space sys tems and a county -wide green way and trail sys tem. Recommendation 2.1 Countywide Greenway Network Work with municipalities, independent recreation providers, trail interest groups and public agencies to facilitate the development of a county-wide greenway network (WC Parks and Recreation Master Plan Update 2004-2008 Recommendation 6.2.1 ) Recommendation 2.2 Huron River Border-to-Border Trail Continue to acquire land and / or trail easements to facilitate the completion of the Huron River Border-to Border Trail (\VC Parks Plan Recommendatio n: 6.2.2) Page 8-10 Recommendation 2.3 Greenway & Trail Plan Develop a county-wide Greenway and Trail Plan (\VC Parks Plan Recommendation: 6.2.3) Recommendation 2.4 Railroad & River Corridors Integrate abandonded railroad right of way and river corridors into the greenways network .. Supporting Recommendations Natural Resources Chapter 5: Recommendation 1.2 IVate1:rhed F11nding Recommendation 3.1 Ftmds for Non-Motorized Transportation Recommendation 3.2 Regional Approach to RedJ1ce Emissions Transportation Chapter 10: Recommendation 8.1 Regional Transit Conso1ti111n Recommendation 8.5 Ai,port Shuttle Seruice Recommendation 9.1 Non-Motorized Transportation Plan Recommendation 9.2 Infrastmcturefor Bicycle Tmuel Recommendation 9.4 Pedestrian and Bicycle I,ifrastmcture at Facilities Recommendation 9.5 Co11t1(y-1uide Trail System A Sense of Place, A Sustainable Future �OBTECTIVE3 Build off established natural resource protection programs, such as the Coun ty's Natural Areas Protection Program and local open space initiatives to preserve important natural resources . Recommendation 3.1 Park & Recreation Land Acquistion Acqwre additional land for resource conservation and general recreation needs (\X'C Parks and Recreat1011 Alaster Plan Update 200-1 -2008 Recommendauon 6.3.1 ). Recommendation 3.2 Natural Areas Preservation Program Provide residents with a clear accounung of the results of the current County Natural . \reas Preservatio n Program and consider asking residents to extend this program for an addition al ten years. Supporting Recommendations Natural Resources Chapter 5: Recommendation 2.1 Model Ordinances Recommendation 2.5 Nat11ra! Reso11rce Area Co1111edio11s Recommendation 3.1 Funds for Non-Motorized Transportation Recommendation 3.2 Regional Approach to RedNce E111issions Recommendation 4.1 Resource Protection Case Studies Recommendation 4.2 J\'alitra! Resource Ordi11a11ce Audits .\ Comprehensive Plan For \'\'ashtcnaw County Page 8-11 �Chapter 9 Historic Preservation A Comprehensive Plan For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Northfield Township Salem Township ~- \ Barton Hill, Village - - Sylvan Township Lima Township Ann Arbor Town~hip_ __,, .,.,,,,. / Superior Township Scio Township -~ Ypsilanti City Lodi Township Sharon Township Freedom Township Pittsfield Township1 York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, .-\ Sustainable Future - �Historic Preservation 9.1 Purpose I Iistoric preservauon focuses on our irreplaceable treasures and provides programs and tools for protect:rng them. I Iistonc resources enliven our surroundings and enrich our quality of life by marntaining a unique sense of place and helping to distingwsh the unsurpassable landscapes of Washtenaw County. Our historic resources such as the neighborhood schoolhouse, iron truss bridge or farmstead speak to us across the years about how the land was used and shaped. Enjoying a favorite viewshed such as the view of Gordon Hall from Island Lake Road is as essential a habit for our citizens as going to work or meeting with friends. The gentle rumbling and flexing of an iron bridge heard while crossing during a drive down a county road provide a wistful harmony most pleasing to the ear. And for many locals, the slightly sweet scent of hand hewn barn timbers stimulate keen memones of the past. Rehabilitatrng our historic resources, preserving architectural details and materials that would be costly to replicate, and recycling and adapung old buildings creates economic, environmental, psychological and social benefits. \\'ashtenaw County has an abundance of unique histonc resources that bestow a sense of legacy. These valuable historic resources include buildings, structures, sites, objects and open space that tell the story of our past and inform future generations about our founding values. The nussion of I listoric Preservauon 1s to safeguard the heritage of \'{/ashtenaw County. Salem-Walker Church (1864) & Cemetery (1839), Salem Townsh ip - Michigan Historic Site and National Register of Historic Places • 2003 WCHDC Historic Preservation Award Rec ipient ,\ Comprehensive Plan For \X'ashtenaw Counn Historic Resource - More than 50 years old publicly or prtvatcly owned building, strucrurc, stte, object, feature, or open space that ts significant tn the history, archttecture , archaeology, engrneertng, or culture of this state or a communtty within this state, or of the Untted States. Resource - One or more publicly or prtvatcly owned histonc or non-htstonc buildings, structures, sites, objects, features, or opeo spaces located within a histortc distrtct or a proposed historic district. Building - \ house, barn. church, hotel or similar construcnon created to shelter any form of human acnvttv. Structure - Used to disttngutsh buildings used for shelter from funcnonal constructions such as brtdges, corn cnbs. silos, etc. Site - Locatton of a s1gn1f1cant event, a prehistortc or htstortc occupanon or acnviry where the site itself possesses value regardless of the value of any extstmg structures. I·.xamplcs mclude cemeteries, parks, designed landscapes and rum, of resources. Object - Small tn scale, armtic 111 nature. or simply constructed. \n ob1ect "'as,octated with a spcci fie setttng or envtronmenr such as the memorabilia of the USS Washtenaw <.ounrv prevt0usly housed at 220 N. l\latn 111 \nn , \rbor. Open Space - Undeveloped land, a naturally landscaped area , or a formal or man-made landscaped area that provides a connecnve link or a buffer between other resources (I ~xamplc: The Mall in Washington D.C.). Table 9-1 : Historic Preservation Definitions Source: State of Michigan Public Act 169 Page 9-3 �Chapter 9 9.2 Resident Comments The residents of Washtenaw County have demonstrated a commitment to preserve historic resources through the creation of local historic district commissions, rehabilitation of historic resources and efforts to protect the historic character of cities and villages. Residents stated their concerns regarding: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Pressure to tear down historic resources and replace with buildings that are not in character with the surrounding streetscape. • The unique character of small city and village centers that can be easily altered due to lack of protection. • Protection of historic resources including those that do not shelter human activity such as narrow country roads, one-lane bridges, picturesque viewsheds, farmstead outbuildings and heritage trees. "Our Villages have a Unique Character, I would like to see them preserved" - Washtenaw Coun(y Resident Historic Preservation Goal The following goal of the historic preservation element is based on resident input and analysis of conditions and trends: GOAL To protect, preserve and restore the historic resources of Washtenaw County including houses, farmsteads, bridges, schoolhouses, Underground Railroad sites, places of worship, significant landscape features and viewsheds. The Guy Beckley House on Pontiac Trail in Ann Arbor, a Network to Freedom Trail site (2001) Page 9-4 A Sense of Place, A Sustainable Future �Historic Preservation 9.3 Condition and Trends \"X'ashtenaw County Government has supported historic preservation projects for 30 years, and is the only county 1r1 the state to be a Certified Local Government that features a rigorous Historic Preservation Ordinance administered by a nine member Histonc D1stnct Comrrussion. Resources may be listed on the Local, State and/ or ational Registers, each differing in the level of mandated legal protection. Local historic district designation offers the highest level of protection and provides protection from inappropriate alterations/ demolition and economic benefits. The anonal Register offers less protection, however, this level of protecnon qualifies property owners for receiving histonc preservation tax credits if the structure is rehabilitated. The State Register, Centennial Farm, etwork to Freedom and I listoric Marker programs foster appreciation and awareness. In addition, Washtenaw County 1s home to Eastern Michigan University's Historic Preservation Program, the largest academic preservation program in the nation. Proio-am Locally protected H ighest resources N atio:nal Historic Landmarlcs N atio:nal Re l'ister State Re mter ... CenteJUlial Farms Historic Marbrs- ] Historic Bridees One. Room Sckoollt.ouses 0 Mickigan Freedom Trail Re!tlster Unprotected kistoric Lowest resources The Welfare Building in Chelsea was listed on the State Register in 1979, and the marker was erected in 1986 Honorarv Protection E du:atio:nal Benefit Tax Benefit #InCoWltv YES YES YES YES 2,432 YES NO YES YES NO YES YES YES YES 0 72 NO NO NO YES * YES YES NO NO 101- NO YES NO NO YES NO NO lB YES NO YES NO 36 Potential NO NO YES NO 3,000+ YES YES NO 85 uo ~, Rural pmpl'rlll'S on Stall' lkgistl'r w11h popula11on o t unJn 5.(IIHI can rl'Cl'I\ c statl' lax crcJ1ts ,. Stall' of l\lich1gan. Washtc·naw Counrv anJ \nn \rbor Srrl'cl I ·. ,h1b1t 1\1.irkcrs Table 9-2 : Historic Preservation Programs in Washtenaw County (For Resources> 50 Years Old) Source Washtenaw County Department of Plannmg and Environment :\ Comprehensive Plan For \X'ashtenaw County Page 9-5 �Chapter 9 9.4 His toric Districts Washtenaw County has 2,432 individual historic resources designated under 26 local historic districts. Each district must be under the protection of a historic district commission that follows a local ordinance based on State of Michigan enabling legislation (Public Act 169). Historic district commissions follow the United States Secretary of Interior's Standards and Guidelines for the Rehabilitation of Historic Structures, a set of 10 guidelines for appropriate rehabilitation of historic resources. Local Historic District Commissions Washtenaw County supports the following four Historic District Commissions, which are Certified Local Governments eligible to apply for grant funding for historic preservation projects: • City of Ann Arbor I Iistoric District Commission (AAI IDC): AAHDC designated 1,662 properties in 13 districts since 1973 in neighborhood, downtown, and single resource districts. It currently claims three districts under study (Lower Town, \'{'ashtenaw/IIill & 178 Individual I listoric Properties). • City of Saline I Iistoric District Commission (SI IDC): SHD C contains three local historic districts. Recommendation 1.1 Create His toric District Commissions Assist the staff of local units of government in understanding the benefits of adoptmg a Local Histonc Distnct Ordinance and creatmg the1r own I Iistonc D1stnct Comm1ssions and 10111111g the Cert1fied Local Government program to qualify for federal funds for preservation pro1ects. Recommendation 1.2 Local His toric District Compliance Ensure current and future historic distnct ordinances are in compliance with the State of i\ lich1gan's requirements to qualify for preservation mcentives. • Washtenaw County I Iistoric District Commission (\X'CHD C): The WCI IDC has nine historic districts as of September 2004, with one more to be approved by the end of 2004. Recently the \X'CI IDC completed a ground-breaking federally funded grant project to map 3,000 historic resources to the GIS/HD C website. Visit http://histweb.ewashtenaw.org Recommendation 1.3 Local Historic District Ordinance Review • City of Ypsilanti Historic D istrict Commission (YHD C): YHDC has successfully created and maintained one large historic district containing 946 resources that protects 20 percent of the city's 4.4 square miles. Recommendation 1.4 Historic District Collaboration Facilitate collaboration between the l !1stonc D1stnct Comrmssions 111 \'{'ashtenaw County to develop a strategy for protectmg resources listed under ational Register of I Iistoric Places. National Register of Historic Places As of December 2000, Washtenaw County had 72 resources listed on the National Register of I Iistoric Places. However, the issue remains that there is no local oversight of these prime resources and are not protected from inappropriate alterations or demolition. Page 9-6 OBTECTIVEl Support local units of g overnm ent seeking protection and preservation of his toric resources through local, s tate and national program s. Review current historic district ordinances and suggest changes necessary to ensure productive preservation efforts. Recommendation 1.5 Innovative Preservation Strategies Assist local umrs of government m researchmg and apply 111novat1ve strategies to protect historic resources, such as historic preservation easements and historic overlay districts. A Sense of Place, A Sustainable Future �Historic Preservation State Register of Historic Places As of December 2000, the County listed 85 historic resources on the State Register of Historic Places; 49 of which have a state marker erected on site. The applicant is responsible for documenting the history of the resource, and for submitting an application to the State I Iistoric Preservation Office. In 1998, the State Register of Histonc Sites program changed rnto the l\lichigan I listorical Marker Program. These resources are not protected from inappropriate alterauons or demolition. 9.5 Unique Resources Centennial Farms There are 150 certified Centenrual Farms that have been acuvely worked by the same family for over 100 years 111 \'«ash tenaw County. This number represen ts over 10 percent of the total active farms in the County. This honorary program does not offer protection from demolition, inappropnate alterations, or decertificauon if the property is sold out of the family. Certification requires a submission of an application by the family, including photographs of the farm, documentation of when the first owner purchased the property and a site plan of the farm . Histonc Bridges The rural character of \X'ashtenaw County depends on the preservauon of lustonc bndges to maintain its cultural landscape. After comparing historic bridge data from 1994 to 2003, 15 of the 58 bridges reviewed have either been replaced or closed, resulting 111 a 25 percent loss. Many bridges 111 Washtenaw County are no longer structurally adequate for today's 111creased volume and type of traffic. Often these picturesque bridges are demolished and replaced with concrete bridges that negatively impact rural character and sense of place. Washtenaw County has several bridges slated for replacement to improve the transportation network and address issues of weight load, nurumum width, safety and traffic flow. The State is currently considenng adopuon of low-volume standards for roads that would pro,ride designsensitive opuons and standards for bndge replacement. Ro- The Bell Road Bridge in Dexter Township was removed from the Huron River in 1998. Photo taken October 2000 . • \ Comprehensive Plan For \\'ashtenaw County Recommendation 1.6 Nation al Register of Historic Places Evaluate histonc resources listed on the Stare Register and norrunate eligible resources for the ·auonal Register of I Itsronc Places. OBTECTIVE2 Provide effective prog ram s, tools and techniques for th e protection of our unique historic resources. Recommendation 2 .1 Centennial Farm Nomin ations Evaluate \Vashrenaw County 's Centenmal Farms to deterrrune 1'at1onal Register eligibility and work with landowners to seek 1at1onal Register norrunauon. Recommendation 2.2 Information for Land Use D ecision s .\dd appltcattons and photo s of Cenren111al Farms to the I Itst\'-:'eb stte so their umque status can be considered 111 updates to local master plans and proposed zomng changes Recommendation 2.3 His torically Sig nificant Bridg es I Iistonc bn<lge alternatives should 111clude res torauon or sympathetic replacement of h1sroncallv sigruficant bn<lges. See Trnnsportanon 5.1 and 5.2. Recommendation 2.4 Rural Roads Guidelines Encourage state legislature ro adopt Gmdelines for Rural Roads so that the \v'CRC has options for replacement of h1sronc bndges, such as allow111g rehabilitation of h1stonc bn<lges or replacement wtth h1sroncallv compatible strucn1res. Page 9-7 - --- - - - - - - - - - - ~- - �Chapter 9 One-Room Schoolhouses \X'a shtenaw County has more one-room schoolhouses than any other county in Michigan, however, only two are protected as Local I listoric Districts (Geer School and Popkins School). No. of One-Room Schoolhouses 2004 Status Residences No Longer Exist Vacant Com mercial Moved Garage/Storage Day in One Schoolhouse Program Unknown Total 1943 155 2004 113 Change (42) -27.1% No. 65 42 18 9 6 5 5 5 155 Table 9-3 : Status of One-Room Schoolhouses in Washtenaw County Source: Washtenaw County Department of Planning and Environment Geer School in Superior Township protected as a Local Historic District Recommendation 2.5 One-Room Schoolhouses Evaluate One-Room Schoolhouse eligibility and create a themed Local f Iistoric Disrnct that includes all existing eligible schools 111 the County. Recommendation 2.6 Underground Railroad Registration Facilitate the registration and protection of Underground Railroad resources 111 \Vashtenaw County. Recommendation 2.7 Michigan Freedom Trail Regis ter Support local efforts to norrunate Underground Railroad resources to the i\lich1gan Freedom Trail Register. Recommendation 2.8 Freedom Trail Network Work with the Michigan Freedom Trail Registry and the African .\mencan Cultural and I !enrage l\1useum to strengthen the County's ability to protect these historic resources. Michigan Freedom Trail Register - Underground Railroad Washtenaw County has a rich legacy of anti-slavery activity and participation in the Underground Railroad. There are 36 documented sites with only one protected under local ordinance (Gordon Hall) and one listed as a site on the etwork to Freedom Program (Guy Beckley House). The remaming 34 sites are not listed on the Michigan Freedom Trail Register. Unprotected I Iistoric Resources over 50 Years Old Even with the above mentioned levels of protection for historic resources in \X'ashtenaw County, there remain over 3,000 historic resources in the County which are not protected through available historic preservation programs, tools and techniques. Page 9-8 A Sense of Place, A Sustainable Future �Historic Preservation 9.6 Historic Resource Education The preservation of historic resources is largely a voluntary effort of landowners. While some historic district ordinances have been established regulating older residential areas, the preservation of many of our unique resources rely on decisions of individual landowners, supported by the local unit of government. Education on the benefits and incentives associated ,vith preservation is the most powerful tool for voluntary efforts. Having information readily available to planning commissions or County residents will also heighten the importance of preserving our resources as we develop our local plans and make local land use decisions. OBTECTIVEJ Prom o te the bene fits of his toric resource protection to Washtenaw Coun ty reside nts, land and busin ess ow ners and d ecision m akers. Recommendation 3.1 Local Master Plan Updates Add historic resources to the fragile lands mapping layer and provide to planrung comm1ssions as input to proposed changes to local master plans. Recommendation 3.2 Historic Resource Educati on Facilitate public educatJon efforts to foster un derstanding and appreciation of historic re sources through publiciz111g preservatJOn successes and educational preservation workshops. Sharon Mills in Sharon Township, An award winning adaptive reuse project by Washtenaw County Parks and Recreation Commission Page 9-9 :\ Comprehensive Plan For \v'ashtenaw Counry �Chapter 9 9.7 SUMMARY GOAL To protect, preserve and restore the historic resources of Washtenaw County including houses, farmsteads, bridges, schoolhouses, Underground Railroad sites, places of worship, significant landscape features and viewsheds . OBTECTIVE1 Support local units of government seeking protection and preservation of historic resources through local, s ta te and nati onal program s. OBTECTIVE2 Provide effective programs, tools and techniques for the protection of our unique his toric resources. Recommendation 1.1 Create H istoric District Commissions :\ssist the staff of local uruts of government in understanding the benefits of adopting a Local I Iistoric District Ordinance and creatmg their own I Iistoric D1srnct Comm1ssions and joirung the Certified Local Government program to qualify for federal funds for preservation projects. Recommendation 2.1 Centennial Farm Nominations Evaluate Washtenaw County's Centennial Farms to determ1ne ational Register eligibility and work with landowners to seek National Register nomination. Recommendation 1.2 Local Historic District Compliance Ensure current and future historic clistnct ordinances are 111 compliance with the State of l\Iichigan's reqwrements to qualify for preservation incentives. Recommendation 1.3 Local Historic District Ordinance Review Review current historic distnct ordinances and suggest changes necessary to ensure productive preservation efforts. Recommendation 1.4 Historic District Collaboration Facilitate collaboration between the I listoric Distnct Coffiffilssions in \v'ashtenaw County to develop a strategy for protecting resources listed under National Register of Historic Places. Recommendation 1.5 Innovative Preservation Strategies Assist local units of government in researching and apply 111novat1ve strategies to protect historic resources, such as historic preservation easements and historic overlay clistncts. Recommendation 1.6 National Register of Historic Places Evaluate historic resources listed on the State Register and nominate eligible resources for the National Register of Historic Places. Page 9-10 Recommendation 2.2 Information foe Land Use Decisions Add applications and photos of Centennial Farms to the I Iist\v'eb site so their umque status can be considered 1n updates to local master plans and proposed zonlflg changes. Recommendation 2.3 Historically Significant Bridges Historic bridge alternatives should include restoraaon or sympathetic replacement of historically sigrufican t bridges. See Transportation 5.1 and 5.2. Recommendation 2.4 Rural Roads Guidelines Encourage state legislature to adopt Guidelines for Rural Roads so that the WCRC has options for replacement of historic bridges, such as allowing rehabilitation of historic bridges or replacement with historically compatible structures. Recommendation 2.5 One-Room Schoolhouses Evaluate One-Room Schoolhouse eligibility and create a themed Local I Iistoric Dis tnct that includes all eXIstmg eligible schools 111 the County. Recommendation 2.6 Underground Railroad Registration Facilitate the registration and protection of Underground Railroad resources m \v'ashtenaw County. A Sense of Place, A Sustainable Future �Historic Preservation Recommendation 2. 7 Michigan Freedom Trail Register Support local efforts to norrunate Underground Railroad resources to the 1\l1chigan Freedom Trail Register Recommendation 2.8 Freedom Trail Network \v'ork with the l\lichigan Freedom Trail Registry and the \fncan _-\mencan Cultural and I Ientage l\luseum to strengthen the County's ability to protect these rustonc resources. OBTECTIVEJ Promote the benefits of historic resource protection to Washtenaw County residents, land and business owners and decision makers. Recommendation 3.1 Local Master Plan Updates _\dd historic resources to the fragile lands mapping layer and provide to planrung comm1ss1ons as input to proposed changes to local master plans. Recommendation 3.2 Historic Resource Education Facilitate publ1e educauon efforts to foster understanding and apprec1auon of histone resources through pubhc1z111g preservauon successes and educauonal preservauon workshops. .-\ Comprehensive Plan For \v'ashtenaw Counry Page 9-11 �Chapter 10 Transportation ,-\ Comprehensive Plan For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township ,,,,,,.,,. Barton Hill, 1 Village Ann Arbor To~nship_ Lima Township / --- .,,.. Superior Township - - Scio Sylvan Township ~/ Township - · Ypsilanti City Lodi Township Sharon Township Freedom Township Pittsfield Township York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township ,-\ Sense of Place, ,-\ Sustainable Future �10.1 Purpose \'v'ashtenaw County's transportat10n network affects the livability of our comrnuruty. It connects our homes to employment, shopprng, education, recreation and cultural acnv1ties; tt has impacts on our air and water quality; and it shapes the visual character of our community. Because of the influennal role a transportation network plays in the viability of a community, it 1s critical to coordinate transportation and land use planning in developing and implementing the comprehensive plan. 10.2 Resident Comments Many residents find \X'ashtenaw County a desirable place to live, but feel that transportation issues are 1mpacting their quality of life. Residents identified several opportunities that would help to improve the transportation system within the county. Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Too much traffic congesuon from build.mg of new mdustnal & residenual areas with no concern for traffic and "pass thru" traffic tnto \X'estern Wayne County and r\nn r\rbor. • Need for alternative transportauon to alleviate traffic congestion on roadways and tncenuves for ndeshanng. The Counry has too few areas to ride bicycles, walk and use the bus outside Ann Arbor City limits. • Develop a tran sportation onented master plan thac allows people co live close co the1r place of work. Reduce the need for auto-based lifestyles by provtdmg hous111g with walkable access to daily life needs. • Public transportation, especially tn urban areas, is not converuent enough to make 1t preferable to automobile transportation. • Road paving 1s not keep111g up with populauon demands. Transportation Goal The follow111g goal of the transportation element is based on resident input and analysts of conditions and trends: GOAL Strategically plan for and invest in a transportation network that meets the needs of future residents and businesses while promoting our sense of place and protecting the environment. • Gravel road ma111tenance and improvements are needed _-\ Comprehensive Plan For \'\'ashrenaw County Page 10-3 �- - C~ptet-10 , , • I _ ~-~• _ • _ -~• " I •• l _ 10.3 Conditions and Trends Increased growth in the County, coupled with a lack of transportation funding, poses a serious challenge for the future: • Out of the 1,018 miles of Federal Aid Eligible (FAE) roads in Washtenaw County, 221 miles (21.7%) are congestion deficient today. By 2020, an additional 75 miles will become congestion deficient, which represents a 34 percent increase. • The 2030 Long-Range Transportation Plan for Washtenaw County identifies 556 transportation improvements necessary to support current demands in addition to projected growth through the year 2030. Of these 556 improvements, 428 projects are projected to receive funding, while 128 projects have been classified as projects that cannot be funded within the financial constraint. This represents a funding gap of almost $1 billion needed to support the current population and future growth. • There are severe funding limitations to improving our transportation system. Michigan is a donor state, giving the Federal government more in transportation-related taxes than the state gets back in road funding each year. Currently, Michigan gets back only 88 cents for every dollar it sends to the federal government in transportation-related taxes. As a result of limited funds, the Michigan Department of Transportation has refocused their investment strategy to "Fix It First - Fix It Right for Michigan." This strategy of rehabilitating the State's road system will limit funding for new road construction in the county. • There is limited funding available for improvements to County roads.The bulk of the Washtenaw County Road Commission's annual budget, more than two-thirds, goes for maintenance of existing road facilities. Ag:Jrcy WJC AmArw O"elsea CextaIIAn::rester Mlan ~ ire Yp;ilaiti 148.73 Percentage ofTOOII Miles 72.8 13.3 0.8 0.7 0.6 1.0 1.5 2.5 6.8 829.79 2, 188.62 100.00 ~or/ Ag:Jrcy Local Primay TOOII 1,a;1.72 542 62 1,594.34 95.20 195.26 291 .46 9.!:E 5.55 4.45 8.72 13.31 20.ffi MXJr - TOOII 1,210.10 7.63 800 8.91 13.55 19.95 33.1 8 - 17.22 14.24 13.~ 22.Zl 33.26 53.74 Table 10-1 : Jurisdiction of the Transportation System in Washtenaw County by Miles of Roadway, 2003 Source: Washtenaw Area Transportation Study 2003 Updated Washtenaw County Road Miles. Received March 2004. Conges tio n deficient roads are roads that are at or near design capacity. These roads experience heavy daily and peak hour traffic causing slower speeds and long commute times. • Local governments are also faced with limited resources to maintain and rehabilitate their local roads. In the City of Ann Arbor, for example, property owners are paying a 1.98-mill tax to rehabilitate their aging road infrastructure. Continued growth and lack of funding has far reaching implications on the ability to move people, goods and services throughout the County and impacts our unique landscapes. To maintain the functioning of our transportation system, and maintain our sense of place, it is necessary to take a comprehensive approach to transportation that includes land use policies and a strategic investment in capacity in1provements, where warranted by study, and alternative modes of transportation. Page 10-4 A Sense of Place, A Sustainable Future �10.4 Freeways and Interchang es The freeway system is designed to move people and goods into activity centers within Washtenaw County, and through the County to other destinations. Recent reports by the Federal Highway Administration rate the condition of Michigan's interstate highways as the "nation's fifth worst, and its interstate bridges as the very worst." In addition, a study of the State Transportation Department's data found that about 20 percent of Michigan's roads need full removal and reconstruction right now, while another 60 percent have just seven or fewer years left before they also need the same treatment. The overall poor state of Michigan's interstate highways is no exception in Washtenaw County, where many freeways have reached or surpassed their expected design life and are in the process of being reconstructed. Most of these roads were built over 30 years ago, and have been resurfaced to smooth their ride-ability, but few have been completely reconstructed. Traffic congestion on US-23, Northfield Township In addition to problems with the condition of our state and federal roads, several facilities are currently operating over capacity and several more will become congestion deficient in the future due to increased local traffic from new developments, commuter trips and through traffic to northern Michigan tourist destinations. In addition to local trips, 70,000 non-residents currently commute into the County, with 40,000 County residents driving out of the County each day for employment. Adding to this influx of commuters, current trends show that tl1e percentage of workers residing in \'v'ashtenaw County who commute by driving alone has increased from 62 percent to 74 percent between 1980 and 2000. 1-94 This major east-west corridor demonstrates tl1e daily strain of local, regional and heavy commercial traffic. The most significant amount of congestion on I-94 ·within \v'a shtenaw County occurs between US-23 and State Street. To alleviate this congestion a third lane is necessary. But this in1provement is not included on the list of funded proJects in the 2030 Long Range Transportation Plan (LRTP) because MDOT only generates a five-year plan for roads within their jurisdiction, and this improvement is not financially feasible during that time frame. HOV lanes may not be as feasible on tl1is freeway due to the amount of interstate commerce using this facility. A Comprehensive Plan For \'v'ashrenaw County Freeway interchange (M-14 & US-23), Ann Arbor Township/City of Ann Arbor border Page 10-5 �US-23 US-23 is a major north-south corridor in Washtenaw County that is experiencing increasing congestion. For example, from M-14 to orth Territorial, the freeway was designed to handle 50,000 vehicles per day, but currently 1s at an unsatisfactory level of service, experiencing 70,000 vehicles per day. US-23 is also one of the major north-south recreational routes connecting Ohio to northern Michigan. Therefore, this corridor will continue to provide an unsatisfactory level of service unless additional capacity is provided. A third lane is included in the LRTP for funding between 2011 and 2015. ational studies demonstrate that additional lanes will simply allow more growth in the area and additional capacity will be consumed with local trips as opposed to providing capacity to and through the urban area. Therefore, additional lanes should be dedicated for commuter traffic through High Occupancy Vehicles and transitdedicated lanes if studies show tl1at such methods would be efficient in alleviating capacity issues. M-14 M-14, a regional east-west transportation route, will also be deficient by the year 2020 unless additional capacity is provided. Continued suburban development will accelerate the need to add a third lane from US-23 to Gotfredson Road. Interchanges Most of the interchanges in the County, especially those in the rural areas, are designed to handle only limited rural traffic. D ue to funding limitations, only three interchange improvements are funded in the LRTP (I-94 at Baker Road, US-23 at North Territorial and US-23 at US-12). Interchanges expected to remain substandard through 2030 include 1-94 at Fletcher and O ld US-12; US-23 at Six Mile; Carpenter and Baker; and M-14 at Barton Drive. In addition to substandard conditions, interchange spacing is insufficient to accommodate continued development in the western portion of the County. For example, along 1-94, there is a six-mile gap between the Fletcher/Old US-12 and Baker Road interchanges. Due to funding constramts, local units of government must contribute to expedite the construction of interchange improvements in the County. The 1-94 and Zeeb Road interchange was improved through MDOT, federal funds, and Scio Township's downtown development authority using tax mcrement finanang and developer commitments. Page 10-6 OBTECTIVE1 Improve our freeways and interchanges to m ain tain th e ability to move p eople, g oods and services into and throug h the Coun ty. Recommendation 1.1 High Occupancy Vehicle L anes Require that studies be done to deterrrune if It would be beneficial for addiuonal lanes constructed for US-23 to be !ugh occupancy vehicle and transit dedicated lanes. Recommendation 1.2 E xpand Transit Use for Commuters Expand the use of transit for commuter trips by providing convement access to addiuonal satellite parking facilities. Recommendation 1.3 State and Federal Funding for Expansion Continue to pursue state and federal funding to expand the capacity of 1-94, US-23 and M14 for commuter traffic. Recommendation 1.4 Interchange Activity Centers \'<fork with local units of government to 1denufy potential new activity centers along select interchanges and identify a combinaaon of federal, state, local, special assessments and developer contributions to fund improvements. Recommendation 1.5 Activity Centers Design Standards Encourage local governments to adopt design standards for activity cenrers 111clud111g a system of 111ternal roads and transit stations to maxirruze the interchange capacity. Supporting: Recomendations Landscapes 2.2, 2.3 A Sense of Place, A Sustainable Future �As a strategy to control sprawl, many commuruties elsewhere have developed activity centers to accommodate a larger share of regional growth 111 a compact fasluon and to minimize traffic on the county-wide road system. These high dens1t:y nuxed use districts are located at exisung interchanges with available land or new planned interchanges. Qwck access to the interstate, coupled with an extensive and compact internal road system accommodates a significant amount of new growth while reduc111g traffic congestion throughout the system. If new activity centers are proposed, the le,,el of development 111tensity should be much higher than typical suburban mixed-use development to encourage private investment and provide greater tax receipts and shorter bond lengths. 10.5 Urban Road Network The urban road network consists of roads designed to move residents and goods into and around our residential, economic, education and leisure centers. \X'hile our older cities have been able to accommodate growth and development through a pre-planned system of roads that disperse traffic along a grid system, this same pre-planning did not occur 111 the suburban areas surrounding our cities. Over the past fifty years, lower density neighborhoods have developed along two-lane roadways that were originally designed as connectors between agricultural activities and urban commerce centers. This suburban development consists of self-contained commuruties accessing a limited road network at subdivision entrance points, loading traffic onto a few concentrated locations along the road as opposed to dispersing traffic through a road grid network through connecting the subdivisions. This development pattern, along with a density of development that does not support transit, has resulted in the need to add capacity to numerous roads in the suburban landscape. The 2030 LRTP funded transportation improvements total over $788 million. Of this total, improvements (new roads, widening of roads to three and five lanes and 111tersection 1mprovements) made within the suburban landscape cost approximately $200 million or 25.5 percent of total road improvements. _e\ Comprehensive Plan For \X 'ashtenaw County OBTECTIVE2 Maximize the capacity of the existing urban and suburban transportation system. Recommendation 2.1 Capacity Improvements Provide capacity improvements at ma1or mtersecnons through turrung lane add1t1ons. Recommendation 2.2 Signal Coordination Reduce congest10n and expand capacity of ex1st1ng roads through signal coordinat10n between cines, villages, \X'CRC and l\[DOT. Recommendation 2.3 New Development Trafflc Studies Contmue ro require new development to prepare traffic studies to determme the need for intersection and signal improvements and the pro-rata cost share of these improvements. Recommendation 2.4 Interconnected System of Access Points l\famtam the capacity of ex1st1ng facilities by requinng new development ro pronde an mterconnected system of access pomts to disperse traffic along a network of roads, and mmmuze the number of access pomts along ma1or roads. Recommendation 2.5 Development Density to Support Transit Encourage mfill development at a density that will support transit and requue new development to provide transit srops and pedestnan fac11it1es to support transit Page 10-7 �'~pte,r 10 _ - - I • - ■ • - - ' 10.6 Rural N etwork The rural road network is the traditional system designed to serve the County's villages and agricultural areas through a limited number of major north-south/ east-west roads. These roads consist of older federal and state roads such as portions of M-52, US-12, I-94, Jackson Road and Carpenter Road. Connecting to these federal and state roads are a number of paved roads and numerous gravel roads. Washtenaw County Road Commission (\X'CRC) is responsible for the annual maintenance and improvement of public local roads. Based on Act 51 the WCRC can provide up to, but not exceed 50 percent of the total cost for any improvements beyond routine maintenance on local roads, the remaining 50 percent of the cost must be provided by another agency, public or private. In addition, the WCRC receives approximately $1,000 per mile per year for road maintenance. This level of funding is sufficient to provide for annual heavy maintenance (overlay and sealcoating); and routine maintenance (snow removal, s1gnage, line painting, culvert maintenance and repair, etc.); however it is insufficient to finance road reconstruction. \'vhile this rural road network has served the County well in the past, continued growth surrounding our cities and villages along with an increase in rural roadside homes has adversely impacted the livability of our cities and villages and presents major capacity problems for future rural residents. City and village roads are becoming heavily congested as lower density subdivisions and rural roadside homes funnel traffic through village main streets causing congestion and increasing public safety demands and cost. Increasing capacity on these limited facilities is problematic due to inadequate right of way through these villages and funding. To resolve existing congestion problems while accommodating future growth, alternative transportation corridors are needed. Identifying alternative routes that can both accommodate commuter traffic and maintain rural character requires careful coordination with overall land use patterns and density. As with adding lanes to the freeway system, if collector roads are improved and new development is allowed to access these facilities, the new capacity will be quickly filled by local demand and the purpose of providing through traffic improvements will be lost. OBTECTIVE3 Provide a system of nor th/so uth, east/west altern a tive ro utes in th e rural are as to a d e qu a t e ly mo ve p eople, go ods a nd services and minimize impacts to villages, cities and townships. Recommendation 3.1 Alternative Tran sportation Routes Work with local units of government to ident1 fy appropnate north /s outh, east / west corridors, and alternative transportation routes for cities and villages. Recommendation 3.2 Priority Improvements E stablish a CIP that identifies pnority improvements and funding sources mcluding federal , state, local and private contributions. Recommendation 3.3 Access M anagement in Rural Areas Support WCRC's adoption of future nght of way widths and access management standards; include these standards 111 local land develop ment regulations and require dedication of RO\'{! and compliance with access management as part of new development approval. Recommendation 3.4 Proper Planning of Exp anded Corridors Ensure that the land use des1gnauons along expanded corridors are properly planned to allow through traffic movement to occur as opposed to simply providing access to new developments. Exisung studies mclude the State Road, the Geddes Road, the Willis Ro ad and the Baker Road Corridors. Supporting Recommendations Landscapes 2.1, 3.7, 3.8, 3.9 Page 10-8 A Sense of Place, A Sustainable Future �There are approximately 800 miles of gravel roads in the County. Gravel roads make up the majority of the road network 111 rural areas . .r-\s additional roadside development and subsequent lugher traffic volumes occur, these gravel roads will deteriorate leaving residents with increased ma111tenance costs and safety concerns. DB TECTIVE4 D evelop a safe and well-main tained gravel roa d system that meets the needs of agriculture and rural resid ents while maintaining th e scenic bea uty and character o f this lan d scap e. The physical characteristics of gravel roads are not well swted for safe high volume traffic and they can easily exceed capacity. Low-density residential development 111 rural areas has forced the \X'CRC into a reactive pattern of maintenance on overburdened gravel roads. Linuted resources are used to do weekly grading on overcapacity gravel roads to keep the roads passable. This reqwres the WCRC to perform grading activity more often to ma111tain a properly functioning road thereby using up linuted resources. Rec ommendation 4.1 Gravel Road Cap acity Support WCRC and staff to classify all gravel roads to determine ex1st111g conditions and capacmes and to set maximum daily traffic loads to ma111tain the road 111regrity and saferv. 10.7 Gravel Roads Further complicating the issue is the divide between \'('ashtenaw County residents' view of gravel roads. Some residents rndicate that they do not want their gravel roads unproved and would like to limit development abutting these roads as much as possible. I Iowever, other residents want to see gravel roads paved to decrease maintenance needs, increase safety and allow for travel that is more convenient. An evaluation of 121.6 miles of Federal Aid Eligible Grm"el Roads in Washtenaw County finds that the majority are in "fair" condition. I Iowever, due to limited funds available to improve the gravel road system these roads will rapidly detenorate over the next 20 years. Between 2005 and 2030, there are only eight gravel road pavement projects pro1ected to receive federal funding, amounting to 11.65 miles at a cost of $13,265,000. There are an additional 14 gravel road pavement pro1ects identified on the unfunded list totaling 29.9 miles at a cost of $28,550,000. Estlmates project that to pave all of the gravel roads 111 the County, it would cost approximately $56 million which is well beyond the total transportation improvement budget. It is important to note that the gravel road service is highly variable based on dra111age conditions. Re commendation 4.2 Density Limitations on Rural R oad s Based on the gravel road class1ficat1on system, encourage local units of governments to ref111e land use plans, local development regulauons and state enabling legislation to hm!t the den sity of development along these roads, locate rural subdiv1s1on access po111ts ro m1111m1ze conflicts and requue developer paY111g where needed. Gravel Road Type Range of Acceptable Volume/Day Maximum Dwelling Units perAl:.re 16DUperk1:e A - highest quality 800-1000 or 1 DU per6.25 Acres .03 DU per mes \Vebster Township had 10 gravel road segments d1at were "overcapacity" given the current daily traffic volumes and thresholds. The analysis showed d1ac most of the gravel roads 111 d1e Township would have capacity problems if the current traffic levels continued and Township zollil1g was kept one unit per 2 acres. These volumes would likely lead ro maintenance problems with d1e gravel road (rutting, washboarding, etc.). Case Study E - IONest quality 0-199 or 1 DU per 33.3 Acres Table 10-2: Holding Capacity of Gravel Roads Source: Washtenaw County Department of Planning and Environment Source "How Much Development 1s Too Much? A gu,de on Using Impervious Surface and Gravel Road Capacity Analysis to Manage Growth in Rural and Suburban Communities August 2003 Mark Wyckoff and Michele Manning. Planning and Zoning Center, Inc, Lansing, Michigan and Kris Olsson and Ehzabeth Riggs. Huron River Watershed Council Ann Arbor, M1ch1gan , \ Comprehensive Plan For \"X'ashtenaw Count) Page 10-9 �-- l,"' I - ;~h~a:W. . ~_."_. :- - :- .. - --L - 10.8 Bridges A bridge that receives routine maintenance generally has a life span of about 50 years. Bridges in Washtenaw County tend to be 54 years old or older, much older than the general population of bridges in Southeast Michigan where the average bridge age is 38 years. Currently, there are 122 deficient bridges in Washtenaw County, 66 classified as functionally obsolete and 56 classified as structurally deficient. The improvement or replacement of bridges is very expensive and generally well beyond tl1e budget of local units of government. Federal dollars are the primary source of funding for bridge projects, and funding is a highly competitive process. Each year only a few of the most deficient bridges in the state are allocated funding. Out of the 122 deficient bridges within the County, the 2030 LRTP prioritizes the rehabilitation and replacement of 42 bridges between 2005 and 2030 in order for iliese structures to remain functional. Because many of our bridges are older than 54 years and located within the rural area, context sensitive design techniques should be considered when assessing ilie these structures. Additionally, ilie ability to identify a local funding source would enable a decrease dependency on federal and state funding and their accompanying restrictions and constraints of those sources. The constraints on funding has caused MDOT to restructure ilie selection process and allocation of scarce funds to bridges to more evenly distribute funds for bridge improvements. I DETECTIVES M aximize limi ted funding to m ak e designsen sitive improvem en ts o n d e fici e nt bridges. Recommendation 5.1 Context Sensi tve Design for Rural Bridges Support the WCRC in preparing context sensitive designs for rural road bridge rehabilitauon that meets the needs of safe travel while maintaining rural character and historic value. Recommendation 5.2 Funds for Rural Character Preserva tion Encourage local governments to plan for the funding needed to enhance the design and architectural features needed to preserve the rural character and historic value of our rural bridges. Recommendation 5.3 Bridge M aintenance Identify funding to maintain and rehabilitate bridges to reduce the total cost for repacement. Supporting: Recommendations Historic Preservation 2.3, 2.4 Rehabilitated bridge over Jackson Road, City of Ann Arbor Page 10-10 A Sense of Place, A Sustainable Future �10.9 Public and Private Road Connectivity A lack of interconnectmg roads forces even relatively short local rnps out onto main transportation corridors 111 the County. Connectivity implies a system of streets with multiple routes and connections serving the same origins and destmations; it relates not only to the nwnber of intersections along a segment of street, bur also to how an entire area is connected by the street system. I lighly connected areas possess the following charactensttcs: • • • • • • • A dense system of parallel routes and cross-connections within an area - typically formmg a grid-like pattern of arterial, collector and local streets Few closed-end streets Many points of access Narrow streets with sidewalks or off-street paths Frequent intersections to create a pedestrian-scale block pattern Traffic calmmg devices such as curb extensions, crosswalks, landscaping, etc. to slow traffic speeds; and Pedesrnan and bicycle connections where street connections are not possible due to barners. Physical barriers to connectivity may include: topography (steep slopes), freeways, railroads, pre-existing development, lease provisions, easements, covenants or water features Oakes, streams, etc.) OBTECTIVE6 Encourage future and existing connectivity of public and private roadways to provide an efficient and safe road network for the residents and visitors throughout Washtenaw County. Recommendation 6.1 Interconnected Roadway Network Encourage local units of government to work with the WCRC to develop recommendaaons for 1nterconnect1ng both public and pnvate roads. The potential to connect the public road network for existmg and planned development maX11TI1Zes the efficiency of the transportation network, facilitating local and regional circulation. Connectivity is attained through m1rumal occurrences of cul-de-sacs; dead-end streets, and poorly connected subdivisions. These clements place addiuonal stress on main arteries . . \ Comprehensive Plan For \Vashtenaw County Page 10-11 �10.10 Natural Beauty Roads The goal of the atural Beauty Road s program 1s to acknowledge the natural character of certain County local roads having unusual or outstanding natural beauty and to maintain those roads in accordance with accepted maintenance practices established by the County. Currently, with111 Washtenaw County there are nine designated atural Beauty Roads. When granting or withdrawing the Natural Beauty Road designation, the \X'ashtenaw County Road Commission considers the following: • Character of Road: The road must have outstanding natural features along its borders, including native trees and other native vegetation as well as open areas with scenic or natural vistas, which, singularly or in combination, set this road apart from other roads as being something unique and distinct. • Length: A minimum of one-half mile continuous length with exceptions below this length depending upon unusual features. • Roadside Development: Qualifying roads should preferably have no development along them, but such development as exists at the time the road is designated should be compatible with the surroundings, and should not detract from the natural unspoiled character and visual impact of the road area. Existing township zoning and planning along the roadway should be compatible with present land use. OBTECTIVE 7 M aintain the conditions o f certain road s h aving unu s ual or outstanding n atural beauty. Recommendation 7.1 Designa tion of N atural Beauty Roads Encourage local uruts of governments to work with the \'<1CRC to designate additional Natural Beauty roads. Recommendation 7 .2 Residential Design Standards Encourage local governments to adopt roadside residential design standards including canopy tree preservation, residentlal building setbacks and road access limitations. Recommendation 7.3 Scenic Vista Identification \Vork with local governments and residents to identify sceruc vistas and local, county, and state funds to acquire scenic vista properties and easements • Function of the Road: The existing road should function as a local access road, i.e., one which serves the adjacent property owners rather than serve as a collector or a higher functional classification (connecting two major County roads or developments). • Roadwav Condition: Condition of roadway should be adequate in terms of drainage, design and safety. • Volume: The current average daily traffic (ADT) on an unpaved roadway should not exceed 500 vehicles for consideration as a natural beauty road. • Vegetation: A minimum of 90 percent of the lineal footage of the road right-of-way should include native vegetation (excluding footage of driveways or farmland in total length) to qualify as a natural beauty road. Marshall Road, Scio Township Page 10-12 A Sense of Place, A Sustainable Future �10.11 Transit \'vashtenaw County has an excellent transit system ill the urban areas for a community of our size: • The Ann Arbor Transportation Authority 1s the pnmary provider of public transportation services in \'('ashtcnaw County, serving the Ann Arbor and Ypsilanti urbanized areas mcluding portions of Ypsilanti, Pittsfield and Supenor Townships. In service for an average of 17 hours per day, AATA runs 24 fixed routes with an average weekday rider ship of 15,500 passengers. In addition to fixed-route services, A.AT.A provides paratranslt services, a flexible or door-to-door service for the elderly, disabled or econoffilcally disadvantaged. In 2002, 4,475,765 riders used A.AT.A's services. Currently there arc five park and ride lots accessing AA T A's ma111 fixed-route bus service. AA TA is funded primarily by Ann Arbor property tax millage, state operaung assistance, passenger fares, interest 111come, purchase of service agreements with otl1er governments and federal categoncal grants. These sources are currently stable, but are subject to fluctuations due to circumstances outside A.AT.A's control. Blake Transit Center, City of Ann Arbor • The l.Jnivers1t:y of Iichigan bus service serves all Ann Arbor campuses affiliated with the University as well as the University and A.A.TA park and ndc lots. Commuters can eitl1er park and ride, or transfer from a University bus to A.AT.A. Anyone can ride this bus, and tl1ere 1s no cost, however the coverage area is limited. However, it is now possible for all University of l\1ichigan faculty, staff and students to ride the AATA buses for free therfore expanding the limited coverage area of the University bus system. • The Chelsea Area Transportation System (Cr\ TS) started in 1976 as a demand responsive service for the elderly and the disabled, with call-for-scrv1ec, door-to-door transit. In 2002 CATS added a fixed route small bus service between Chelsea and Dexter. In 2003, when AATA cut its Dexter service because of insufficient local funding, CATS extended 1ts route to Jackson and \'<'agner Roads 111 Scio Township where passengers arc able to transfer to an Ar\TA bus (Figure 10-1). This service is known as Chelsea Arca Rural Express (CARE). Chelsea Area Transportation System bus in front of Meijer, Scio Township • There arc numerous paratrans1t (demand responsive ,,an and taxi services) providing service to the disabled, elderly and econoID1cally disadvantaged populations throughout \'\'a shtenaw County. These 111clude Chelsea Area Transponanon Sen'lce, l\Ianchester eruor Citizens, City of l\Wan Public Transit and orthficld I luman erv1ees and c1ghborhood Seruor cff1ccs . .-\ Comprehensive Plan For \X'ashtenaw County Page 10-13 �• - - I Chapt~r IO,·_ .. - ' "----'-- • . - . •' . .-. Figure 10-2: Fixed Transit Routes , Washtenaw County 2 D N N Page 10-14 Jurisdictional Boundary TRANSIT PROVIDER N CATS Highway MajorRoad N AATA Road University of Michigan 0 2 Source: Washt<.:n ~l\\-' County Depanmmt of Planning and EnY1ronment A Sense of Place, A Susrainable Future �- . -. · • 1 I \ ' •• ,1 I - - · -, · .T~o.rtation I - ••' -- - Despite these transit opportunities, current trends show that the percentage of workers residing in \X'ashtenaw County who commute by driv111g alone has 111crcased from 62 percent to 74 percent between 1980 and 2000. Figure 10-3 shows the different modes of transportation used by residents 111 \X'ashtenaw County working outside their place of residence between 1980 and 2000 and the change 111 their modal preference during this period. The number of workers 111 Washtenaw County driving alone has increased while those workers carpooling or usrng public transportation has decreased between 1980 and 2000. i 50 0 l 11 400 ~ + - - - - - - -• J 300 l 200 "' ai9ii, 00 Worb rs C ■1pooling Worh ,sdm ing ■lone ■ 1 990 Woitt•tt1n,ng ottiit1.,..■n101 tr■n1 001111 110n · Modi CJ 2000 ollr ■n1portation Sourr-# 1';1l(!C.,,...,.S..,.,m•vT_r .. J,,...,pteOtt, &ZOOX:--Oill• ~"-"'-•'°" ~ '-'<JIClf'C:l,e• e,._~o,r~ Figure 10-3: Modes of Transportation for Workers in Washtenaw County, 1980-2000 Source · Washtenaw County Department of Planning and Env,ronment The marn challenges fac111g the cont111uat1on and expans10n of AATr\ services is funding for operation because federal funds can only be used for capital costs and not opcraung costs. \\?hi.le ,-\,,\TA looks to the local uruts of government to assist with funding, budget cons tram ts linut local gm'ernmcnt participation_ This is currently happerung in Ypsilanti Townslup and the City of Ypsilanti where r\.r\TA and local officials arc tryrng to identify funds to keep sen'!ce 111 tl1c1r area . . \ Comprehensive Plan For \'{'ashtenaw County Page 10-15 �• T ~ ~1;1aptet.10 ' • r I - ---- -~ • - ■ ' . I I The demographics of the County rndicate a need to improve current and future services to transit dependent residents including: • 8,527 households do not own a personal vehicle • 28,141 residents, 16 years and over, have a disability and rely on alternat:1ve transportatlon • The number of older adults (age 65 and over) is expected to increase 96 percent between 2000 and 2020, from 26,271 to over 51,529. Continued de,Telopment in our villages and suburban areas will increase resident's demand for transit. In the mid-80's, in response to increasing demands for transit service, AATA expanded its service to include routes to Saline, Dexter, Chelsea and Scio Township. J Iowever, due to revenue constraints these expanded services have been reduced or eliminated. Service to Chelsea was discontinued in 2002, in June 2003, AA.TA discontinued service between Ann Arbor and Saline and in the fall of 2003 service between Ann Arbor and Dexter was discontinued. Currently there is coordination of services and pooling of funds occuring among the village areas such as Ride Source which serves as a brokerage service trying to match people to trips, and the coordination among A.A.TA, CA.TS and Milan Area Transit. I Iowever, increased coordination among the various services is necessary, and it may also be necessary to pool funds through transit consortiums or a dedicated county-wide funding source to continue existing services and provide transit services to suburban and village areas. Commuter Rail Commuter rail has been used successfully in numerous other metropolitan areas to provide additional capacity, particularly for commuter trips. Studies show that rail service does much better than buses in attracting riders and reducing automobile dependence due to tl1e speed and convenience of a train in comparison to a bus. Currently, SEMCOG, working with AATA and \'('ATS, is preparing a study to determine the feasibility of providing commuter rail service between Ann Arbor and Detroit along the Norfolk Southern Railroad Lines. In addition to this corridor, there may be a potential to relieve some of the congestion along US-23 by providing rail from Whitmore Lake south to :Milan along the old Tuscola-Saginaw Bay/ Ann Arbor Railroad Lines. Page 10-16 OBTECTIVEB Exp and th e Co unty's tcansit sys tem to re du ce a uto d ep enden cy and m ee t the needs of the County's residents. Recommendation 8.1 Regional Tran sit Consortium Expand the use of transit by forming a consoraum with Livtngston and other regional units of government to help fund expanded transit service. Recommendation 8.2 Transit Consortium for Senior Population Encourage suburban areas and villages to consider forrrung a transit consortium to fund service for a grow111g older population to provide transit to life line and leisure destinauons. Recommendation 8.3 Transit Services Funding Support efforts to identify a dedicated source of funds for county-wide transit services. Recommendation 8.4 Tran sit Frequency for Disabled and LowIncome Increase frequencies 111 urban areas to provide reliable transportaaon for disabled and lower 111come residents to access job opportun!Ues. Recommendation 8.5 Airport Shuttle Service Identify opuons for providtng shuttle service to the airport for County residents and econorruc development benefits. Recommendation 8.6 Conges tion Relief through Rail Continue to promote the ,-\nn .-\rbor to Detroit feasibility study and 1111t1ate a study to assess corrunuter rail along the .\nn Arbor/ Tuscola/Saginaw Bay rail line to relieve congesaon on US-23. A Sen se of Place, A Sustainable Future �10.12 Non-Motorized Network Non-motorized transportation includes bicycle and pedestrian facilities. Non-motorized deficiencies are defined as a gap in a sidewalk, or path, or a nussing segment in a network of on-road bike lanes. According to the 2030 LRTP, there are 40 non-motorized projects identified for improvement or construction between 2005 and 2030, for a total cost of $13 million. OBTECTIVE9 Become the state's leading example of implementing pedestrian, bicycle and trails systems to reduce automobile dependency, connecting residential to educational, work and leisure opportunities. Local units of government have different zoning requirements with regard to sidewalks, some require them with every development and some do not. When required by a Township, the Washtenaw County Road Commission typically constructs sidewalks with the township or developer funds. \'(!here sidewalks are not feasible, the WCRC tries to extend the existing shoulder to approximately six feet in width to accommodate non-motorized traffic within their road right-of-way. However, this is not always possible given the existing condition of the roadway. Recommendation 9.1 Non-Motorized Transportation Plan Coordinate with \VATS to prepare a countywide non-motorized plan to identify exisung sidewalk gaps, pnonties for pedestrian and bicycle connections to schools, neighborhoods, work and leisure activities. Since non-motorized facilities are necessary in the provision of successful public transit, many local agencies are currently working to improve their non-motorized transportation facilities and WATS will be developing a new non-motorized plan as part of their work program starting in July 2004. Recommendation 9.2 Infrastructure for Bicycle Travel Encourage \VCRC to conunue to provide six foot shoulders for bicycle travel where rightof-way and road design pernuts and addiuonal pavement will not affect scemc character. Recommendation 9.3 Development Regulation for Sidewalks Encourage local governments to adopt development regulations requuing the developer to install sidewalks along access roads to all new subdivisions. Recommendation 9.4 Pedestrian and Bicycle Infrastructure Encourage local governments to provide sidewalk or trail connecuons to all new public facilities (offices, librartes and parks) and between neighborhoods in adclitton to bicycle storage at all faciliues . Bicyclist on Liberty Street, City of Ann Arbor A Comprehensive Plan For \Vashtenaw County Recommendation 9.5 County-wide Trail Sys tem Leverage the resources of the county, state and local governments to develop a county-wide trail system. Page 10-17 �chapteilo; .·~ . . · _ -- ~"· ~- ~~ .. l _.. I - I ., ■ ... • .. • .. - 10.13 Summary GOAL Strategically plan for and invest in a transportation network that meets the needs of future residents and businesses while promoting our sense of place and protecting the environment. OBTECTIVE 1 Improve our freeways and interchanges to m aintain the ability to move p eople, g oods, and services into and through the Coun ty. OBTECTIVE 2 M aximiz e the cap acity of the existing urban and suburban transportation sy stem. Recommendation 1.1 High Occupancy Vehicle Lanes Require that studies be done to deternune if it would be beruficial for a<ldinonal lanes constructed for US-23 to be high occupancy vehicle and transit dedicated lanes. Recommendation 2.1 Capacity Improvements Provide capacity improvements at major 111tersecnons through turrung lane additions. Recommendation 1.2 Expand Transit Use for Commuters Expand the use of transit for commuter trips by providing convenient access to the system, through addit10nal satellite parking facilities. Recommendation 2.2 Signal Coordination Reduce congesnon and expand capacity of existing roads through signal coordinanon between cmes, villages, WCRC and the 1\fDOT. Recommendation 1.3 State and Federal Funding for Expansion Connnue to pursue state and federal funding to expand the capacity of I-94, US-23 and 1\[-14 for commuter traffic. Recommendation 2.3 New Development Traffic Studies Continue to reqwre developers of new development to prepare traffic studies to deterrrune the need for intersection and signal improvements and the pro-rata cost share of these improvements. Recommendation 1.4 Interchange Activity Centers Work with local units of government to idenufy potential new activity centers along select mterchanges and idennfy a combinanon of federal, state, local, special assessments and developer contributions to fund improvements. Recommendation 1.5 Activity Centers Design Standards Encourage local governments to adopt design standard s for acnv1ty centers mcludmg a system of internal roads and transit stations to maximize the 111terchange capacity. Recommendation 2.4 Interconnected System of Access Points 1\Iamtam the capacity of exisnng facilines by requmng new development to provide an mterconnected system of access pomts to disperse traffic along a network of roads and mirumize access points along maior roads. Recommendation 2.5 Development Density to Support Transit Encourage mfill development at a dens ity that will su pport transit and require new development to provide transit stops and pedestnan fac1lit1es to support transit. Supporting Recommendations Landscapes Chapter 3: Recommendation 2.2 A ctivity Center Locatio11s Recommendation 2.3 Activity Ce11ter I11frastmctt1re Page 10-18 A Sense of Place, A Sustainable Future �OBTECTIVE3 Provide a system of north /s outh, eas t/ wes t alternative routes in th e rural areas to adequately move people, goods and services and minimize impacts to villages, cities and townships . OBTECTIVE4 Develop a safe and well-maintained rural road sy stem that meets the needs of agriculture and rural residents while maintaining the scenic beauty and character of this landscape. Recommendation 3.1 Alternative Transportation Routes \'{'ork w1th local u01ts of government to 1den ufv appropriate north / south, east / west corridors, and alternauve transportauon routes for cities and villages. Recommendation 4.1 Gravel Road Capacity Support \VCRC and staff to classify all gravel roads to deterrrune ex1sung conditions and capacmes and to set maximum da ily traffic loads to ma111ta111 the road 111tegrity and safetr. Recommendation 3.2 Priority Improvements Establish a CIP that 1denufies pnonty imp rovements and fundmg sources mcluding federal, srate, local and pnvate contributions. Recommendation 3.3 Access Management in Rural Areas Support \\/CRC's adopuon of future nght of way, widths and access management standards for these routes, mclude R0\\1111 local land development regulauons and require dedicauon of RO\V and compl.tance with access management as part of new development approval. Recommendation 3.4 Proper Planning of Expanded Corridors Ens ure that the land use des1gna uons alo ng expanded corridors are properly planned to allow through traffic movement to occur as opposed to s1mply providing access to new developments. Supporting Recommendation Landscapes Chapter 3: Recommendation 2.1 Activity Center Uses , \ Comprehensive Plan For \\/as h tenaw County Recommendation 4.2 Density Limitations on Rural Roads Based on the classification system, encourage local u01ts of governments to refine land use plans and local development regulat10ns to lirmt the densiry of development along these roads, locate rural subdiv1s10n access pomts to rru111rruze conflicts and require pavmg where needed OBTECTIVES Maxin1ize limited funding to make design-sensitive impro vements on deficient bridges. Recommendation 5.1 Context Sensitive Design for Rural Bridges Support the \X'CRC in preparing context sensitive designs for rural road bn dge rehabilitation that meets the needs of safe travel while mainta111111g rural character and histonc value. Recommendation 5.2 Funds for Rural Character Preservation Encourage local governments to plan for the fundmg needed to enhance the design and archttectural features needed to presen·e the rural character and h1stonc value of our rural bndgcs. Page 10-19 �Recommendation 5.3 Bridge Maintenance Identify funding to mamrain and rehabilitate bridges to reduce the total cost for repacement. Recommendation 7 .3 Scenic Vista Identification \Vork with local governments and residents to identify scenic vistas and local, county, and state funds to acquire sce111c vista properties and easements. Supporting Recommendations Historic Preservation Chapter 9: Recommendation 2.3 Hislorical!y Sig11ijica11/ Bridges Recommendation 2.4 &,ral Roads G11ideli11es OBTECTIVE6 OBTECTIVEB Expand the County's transit system to reduce auto dependency and meet the needs of the County 's residents. Recommendation 8.1 Regional Transit Consortium Expand the use of transit by forrning a consortium with Livi ngston and other reg10nal units of government to help fund expanded transit service. Ensure public road connectivity for future and existing roadways to provide Recommendation 8.2 an efficient and safe road network for the residents and visitors throughout Transit Consortium for Senior Population Wa shtenaw County. Encourage suburban areas and villages to consider forrni ng a transit consortium to fu nd service for a growing older population to provide transit to life line and leisure Recommendation 6.1 destinations. Public Interconnected Roadway Network Assist the \VC RC and local units of government in developing a plan for public interconnected roadway network that matches with future land use patterns. Recommendation 8.3 Transit Services Funding Support efforts to identify a dedicated source of funds for transit services. OBTECTIVE7 Recommendation 8.4 Transit Frequency for Disabled and Low-Income Increase frequencies m urban areas to provide reliable transportation for disabled and lower income residents to access job op portunities. Maintain the conditions of certain roads having unus ual or outstanding natural beauty. Recommendation 7.1 Designation of Natural Beauty Roads Encourage local units of governments to work with the WCRC to des ignate additional atural Beauty roads. Recommendation 7.2 Residential Design Standards Encourage local governments to adopt roadside residential des ign standards including can opy tree preservation, residential building setbacks and road access lirrutations. Page 10-20 Recommendation 8.5 Airport Shuttle Service Identify options for providing shuttle service to the airport for County residents and econormc development benefits. Recommendation 8.6 Congestion Relief through Rail Continue to promote the Ann .\rbor to Detroit feas 1b1lity study and 111it1a te a study to assess commuter rail along the .\nn Arbor/ Tuscola / Saginaw Bay rail line to re lieve congestion on US-23. A Sense of Place, A Sustainable Future �OBTECTIVE9 Become the state's leading exa mple of implementing pedes trian, bicy cle and trails system s to reduce automobile dependency, connecting residential to educational, work and leis ure opportunities. Recommendation 9.1 Non-Motorized Transportation Plan Coordinate with \V.\ T~ to prepare a counrv-w1de non-moto n zed plan to 1dent1fr existing sidewalk gap s, p nonbes for pedesrnan and bicycle access to ex1sn ng and future schools, and new sidewalks needed to connect neighborhoods to work, shopping, educa uo n, recreatio n and other neighborhoods. Recommendation 9.2 Infrastructure for Bicycle Travel Encourage \\ 'CRC to contmue to prov1<le SLX foot shoulders for b1cvcle travel where nght of way and road design permits and add1t1onal pavement will not affect scemc character. Recommendation 9.3 Development Regulation for Sidewalks Encourage local governments to adopt development regulauons requmng the developer to mstall sidewalks along access roads to all new subdiv1s10ns. Recommendation 9.4 Pedestrian and Bicycle Infrastructure Encourage local governments to provide sidewalk or trail connections to all new public faciliues (offices, libranes and parks) and between neighborhoods 111 addmon to b1crcle storage at all public fac1lit1es. Recommendation 9.5 County-wide Trail System Leverage the resources of the county, state and local go,·ernments to de,·elop a count\ wide trail system. _\ Comprehensive Plan For \\'a shtenaw County Page 10-2 1 �Chapter 11 Sewer and Water Services ~-\ Comprehensive Plan For Washtenaw County �I Washtenaw County \ \ Lyndon Township I' Dexter Township Webster Township Salem Township Northfield Township I '\ --- Sylvan Township ___ _ ___ _ Lima Township / Superior Township - Scio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township York Township Manchester Township Bridgewater Township Saline Township 1 1 Ypsilanti Township Augusta Township ,\ Sense of Place, A Sustainable Future �Sewer and Water Services 11.1 Purpose Provision of sewer and water services has significant impacts on how our County develops and functions. The extension of services from cities has allowed suburban development in adjacent townships and the development of new systems has resulted in new growth areas throughout the County. Providing services in the future will require a coordinated approach among local governments, not only to avoid duplication and provide services 1n the most cost-effective and sustainable manner, but also to ensure that the location and density of new development is consistent with master plans across jurisdictional boundaries. Maintaining and improving our surface and groundwater quality can also be achieved through a coordinated approach in the areas of eliminating older septic systems and managing land uses near public water supplies. 11.2 Resident Comments Residents recognize the interconnection between the provision of services and development within the County, and have identified many challenges for the County to overcome in the next 20 years. The extension of services from cities has allowed suburban development in adjacent townships and the development of new systems has resulted in new growth areas throughout the county. Resident comments on issues and opportunities include: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Parucipat1on Support Document. • Sprawl and the loss of agricultural land as the result from the extension of sewer and water lines into rural areas. According to residents in the rural areas of the County, they do not want water and sewer because it causes development and growth pressures. • Utilities as a way to control sprawl. Many residents feel that sewer and water services should be increased 111 developed areas, rather than rural areas, wluch would assist with the preservation of agricultural land and open space. Sewer and Water Services Goal The following goal of the Sewer and Water Services Element is based on these resident comments and analysis of conditions and trends: GOAL: To plan and provide sewer and water systems that meet the needs of future residents and businesses while promoting growth management, land use and environmental goals of the comprehensive plan. • Maintenance and quality of utilities is deteriorating. According to residents, sewers are not up to the same government specifications and there 1s an overloading of the existing 111frastructure. Tlus is due to mounting pressure for more urban density and m1rumal commitment to address10g agmg and failing infrastructures, especially water. .-\ Comprehensive Plan For \Vashtenaw County Page 11 -3 �Chapter 11 ' 11.3 Condition and Trends Within Washtenaw County over 70 percent of households are currently served by municipal water and sewer services. The maps (Figures 11-1 and 11-2) at the end of this chapter identify existing and future sewer and water service areas. The major service providers in Washtenaw County for central water and sewer are the City of Ann Arbor and the Ypsilanti Community Utilities Authority (YCUA). Otl1er service providers and collaborative efforts are shown in Table 11-2. Current sources of water for public water systems include the Huron River, the Detroit River from the City of Detroit Water System and groundwater. Except for portions of Augusta Township and York Township there is adequate supply of acceptable groundwater in Washtenaw County to support most uses. OBTE CTIVE 1 Promo te compact de velopment p attern s, m inimize development impacts across jurisdictional borders and increase sys tem s efficiencies. Recommendation 1.1 lnflll Development Capacity Assist local units of government in identifying infill development opportunities and system capacity improvements needed to accommodate infill development. Recommendation 1.2 Activity Center Capacity Within the past 15 years, water and sewer services have been developed in the more rural areas of Washtenaw County to address specific needs either to support new development or address longstanding environmental and public health issues. Assist local units of government in identifymg new activity centers and developing plans to provide water and sewer services to these areas. The trends affecting water and sewer services in Washenaw County can be categorized into two areas; planning for new development and protecting public health and the environment. Recommendation 1.3 Regional Sy stems Encourage the development of regional systems that are consistent with and promote the plan's goals, objectives and policies . 11.4 Planning for New Development .System Expansions for New Development There are some instances where local master plans show densities that will require central water and sewer services, but these master plans do not include plans for providing these services. To ensure a coordinated approach to land use and services, these plans should be updated to have a program for services or to adjust land use densities to a level that can be accommodated without central services. Additionally, it is important for communities to proactively plan for those areas where higher densities should occur. In these areas, provision of central water and sewer services should be addressed. Recommendation 1.4 Urban Service District Capacity \Vork with local units of government to prepare urban service district plans identifying areas that will be served, the level of develop ment and capacity needed, the timing of service and cost/ revenue sharing arrangements. Recommendation 1.5 Community Sys tems Operation Encourage the proper operation and maintenance of commu111ty systems through mu111cipal control or through binding legal agreements, special assessment districts, or other permanent operation and maintenance arrangements. Page 11 -4 A Sense of Place, A Sustainable Future �Sewer and Water Services Intergovernmental Cooperation Several townships have been able to work cooperatively to create regional authorities to address common utility service needs. Often times this has crossed County boundaries such as the Portage - Baseline Lakes \'v'ater and Sewer Authority and the Multi-Lakes Water and Sewer Authority. These systems are examples of shared ownership and control. I Iowever, in some cases, lack of intergovernmental cooperation and struggles over future tax base has created situations where duplication of services can occur. Cities and villages that provide water and sewer services are reluctant to offer those services outside their jurisdictions without annexation of the property being served. This issue is leading some townships to construct water and sewer services adjacent to existing infrastructure. Some communities are negotiating Act 425 agreements which allow for sharing of tax revenues. These agreements offer one method for central water and sewer systems to be extended across political boundaries and reduce duplication of services. Recommendation 1.6 Public Facilities Ordinan ces Encourage local units of government to adopt Adequate Provision of Public faciline s Ordmances ro ensure that services are available pnor to new development appro val, consistent with local master plans and urban service district plans. Recommendation 1. 7 County Financing Support Offer the County's fuU faith and credit ftnancmg for system expansion and new systems that are consistent with and promote the plan's goals, objectives and recommendanons. Small Community Systems Because of potential liability, such as for long term system operation or potential lawsuits related to high density developments in rural areas, most communities were reluctant to approve systems built for private developments. For many years, The Department of Environmental Quality interpreted state law to require that local communities approve and be liable for all public sewer systems that were constructed within their jurisdiction. Recently, that rule was challenged in court and it was determined that private developers could build their own wastewater collection and treatment systems without local unit approval and involvement. \'(!h.i.le local governments still control land use densities and locations through their master plans and zoning ordinances, this change in small community system approvals process could add to the pressure for development in rural areas. 1995 Potential Effects of Uncontrolled Small Community Wastewater Systems Manufactured Home Community in Salem Township Source: Washtenaw County Department of Planning and Envlfonment A Comprehensive Plan For \Vashtenaw County Page 11 -5 �Chapter 11 T he effect of this change in interpretation may lead to dispersed development patterns. To address this issue, communities require better tools for the regulation of land uses, such as adopting urban service districts showing where higher density growth is permitted and prohibited. 11.5 Protecting Public Health and the Environment Pollutant Loading to Surface Waters The Huron River watershed dominates much of Washtenaw County and is the receiving stream for several wastewater discharges. River systems are an acceptable discharge medium for properly treated wastewater but for the Huron River, downstream lakes and impoundments create a concern for accumulation of the nutrient phosphorus which aggravates weed and algae growth in lakes. State and Federal environmental agencies have placed a Total Maximum D aily Load (fMD L) on phosphorus in the Huron River. This requires that point sources of phosphorus, such as municipal wastewater discharges, are treated to a very high degree. Existing municipal treatment plan ts are required to con tinually improve their treatment processes. New sources of phosphorus, in terms of new discharges to the Huron River, are highly discouraged. If a new discharge is allowed it will be required to provide a very high degree of treatment, of which, long term effectiveness has not been demonstrated. This has led to consideration of looking at other watersheds for discharge of wastewater. Sylvan Township recently completed a wastewater collection system that transports sewage to Leoni Township 111 Jackson County with ultimate discharge to the Grand River watershed. In tl1e past the Ypsilanti Community Utilities Authority began pumping their effluent to the Rouge River watershed rather than the Huron River. There will be pressure for this trend to continue in the future to accommodate development needs in certain areas of the County. OBTECTIVE2 Ensure the protection of public health and environment through good stewardship in the provision of water and sewer services. Recommendation 2.1 Reduce Pollutant Loading Encourage all centralized sewage systems to coordinate efforts to address reducing critical pollutant loading to the County's rivers and streams. Recommendation 2.2 Infiltration and Inflo w Encourage local units of government to aggressively inspect new construction for compliance with plumbing code and sewer ordinance requuements and assist with identifying possible financing options to eliminate roof and foundauon drain connections. Recommendation 2.3 Gr0tmdwater Protection Ensure the protect10n of groundwater resources by encouragmg proper planning and land use 111 groundwater recharge protecuon zones. Groundwater Supply Most of Washtenaw County residents have access to good quality and quantity of groundwater. This is due to the glacial geology of the area. An exception is a portion of Augusta and York Townships which have both quantity and quality issues with groundwater supplies. This problem arises from the fact that the area is part of an old lake bed with lake plain sediments requiring reliance on limestone formations for water supplies. Failure to protect groundwater supplies and ultimate contamination can lead to the need for expansion of central water supply systems. Previous examples of this would be leaking underground storage tanks or industrial discharges to the ground that adversely affect groundwater quality. Page 11 -6 A Sense of Place, A Sustainable Future �,,. :: Sewer and Water Services Wellhead protection plans which create local regulations for control of land use and prevention of pollution and groundwater contamination are necessary to protect major sources of groundwater. As an additional effort to protect groundwater supplies the \Vashtenaw County Board of Comrruss1oners approved new well regulations which went into affect in March 2004. These regulations will further protect groundwater by assunng proper abandonment of old wells and requiring perrmts for all new wells, even non potable wells. Recommendation 2.4 Well Regulation Build upon the new well regulation and address issues related to groundwater conram1nation, extraction (includmg rrurung operations) and abandoned wells. In addition, as new central water supply systems are built, the need for specific treatment, such as iron removal, softerung or fluoridation should be considered to assure that costs to individual homeowners are minimized. Infiltration and Inflow Sanitary sewer systems are not designed to handle extraneous flows generated from rainfall events or high water tables. However in some cases, due to deteriorating sewer conditions or the improper connection of household roof and foundation drains, rainwater and groundwater can find its way to a sanitary sewer. The resulting high flows can lead to surcharge of the sewer causing backups in to basements and in some cases overflows to surface waters. This is more of a problem in established urban areas with older sanitary sewer systems. Some areas in the City of Ann Arbor have a severe basement flooding problem during high rainfall events. Over the years, lax plumbing inspections or illegal connections have resulted in roof drains and foundation drains being connected to sarutary sewers. This problem is difficult to address in a comprehensive manner because methods of public financing limit the capability to fund for improvements on individual lots to disconnect roof and foundation drains. Lakeside Residential Areas There are many lakeside residential areas in \'\'ashtenaw County that have historically featured clusters of small houses and cottages at higher residential densities than their immediately surrounding areas. In years past, the majority of these residences were used for seasonal and weekend recreational uses. With the growth of population and jobs, smaller lakes in rural areas are now within commutable distances and attract year round residences. Larger homes and year round living has resulted in failure of on-site sewage systems causing emrironmental damage to the water quality of the lakes. This creates public health concerns due to close proximity of water wells to sources of on-site pollution . .-\ Comprehensive Plan For \X'ashtenaw County Page 11 -7 �Chapter 11 To address these problems, some townships have collaborated to build sewer systems around densely populated lake areas part1cularly 111 the northwest portion of Washtenaw County 10 orthfi.eld, \\:'ebster, Dexter and Lyndon Townslups. Additionally, a new system is planned for other lake areas 111 Sylvan and Lyndon Townships. Problems with on-site sewage disposal systems have also been documented around lake communmes 1n Manchester and Freedom Townships. Failing On-Site Systems Septic systems are designed to rrurumize nutrients and human pathogens that may enter into our groundwater, wells and surface waters. While the current standards for the design and location of these systems provide a high degree of protection, many areas of the County are experiencing system failures due to small lot sizes, poor soils and the age of on-site disposal systems. On January 1, 2000, Washtenaw County initiated a regulation under the Health Code to require inspections of on-site sewage and water systems at the time of sale of property or transfer of ownership. This "Time of Sale" inspection program has created a better understanding of problems with on-site systems. Approximately 15 to 20 percent of systems that have been inspected have demonstrated deficiencies of one sort or another. The information generated from this program will be useful for future planning for centralized water and sewer systems. • 18° o of the sepac systems mspected were failing or madequate. • One out of every 18 sepac systems (5 .5%) had an illicit discharge. • 15°'0 of the wells mspected did not have adequate protection aga1nst conrammants. • One out of every 7 wells tested (14%) showed cherrucal or bacterial contammatlon. Table 11 -1: Time of Sale Inspection Statistics • City of \nn :\rbor (also provides service to _-\nn Arbor, Superior, Sc10 and Pittsfield Townships) • YpsilantJ Commu111ty Utilities Authority (also provides service to 1\ugusta, Pittsfielc and Supenor Townships, and western Wayne County commu111t1es) • City of l\[ilan (also provides sewer services to York Township for the I lamlet of :\looreville) • City of Saline • City of Chelsea • \ 'illage of Dexter • \'illage of l\fanchester • Salem Township • 1\Jorthfield Township • Svlvan Township \'v'ater and Sewer _-\uthonty (mcludes Sylvan, Lvndon and Lima Townships) • ;\Iulti-Lakes \'v'ater and Sewer .\uthor1ty (mcludes Dexter and Lyndon Townsh:ps, and parts of Livmgsron County) • Portage / Baseline Lake \Varer and Sewer A.uthonty (includes Dexter and \X'ebster Townships and parts of L1v111gston County) • ( )ther Small Service Providers Table 11 -2: Service Providers including Collaborative Efforts Page 11 -8 A Sense of Place, A Sustainable Future �Sewer and Water Services Figure 11-1 : Sewered Areas - Current & Future Sewered Areas Current & Future - Current Potential (Per LUG Master Plans) - Projected (Per Planned ,_______,_ Construction I Source: Washtenaw Count) Department of l'lannmg anJ l~nnronmcnt :\ Comprehensive Plan For \'\'ashrenaw County Page 11 -9 l �Chapter 11 Figure 11-2: Municipal Water Service - Current & Future Municipal Water Service Current & Future - Current - Planned Construction Projected Service ...___.:............._ Areas I Source: \Vashu:na,, Count\ Department of Planning ; nJ l:.n,·1ronm(.'nt ~ A -- ~...___ ' \ r'<....:.__+--+lf--U - ____ji-H--- r Page 11 -10 . .A Sense of Place, .A Sustainable Future �Sewer and Water Services 11.6 Summary GOAL To plan and provide sewer and water systems that meet the needs of future residents and businesses while promoting growth management, land use and environmental goals of the comprehensive plan. OBTECTIVE 1 Prom o te compact development p attern s, m inimize de velopment impacts across jurisdictional borders and increase sys tem s efficiencies. Recommendation 1.1 Infill Development Capacity Assist local units of government 111 identifying infill development opportunities and system capacity improvements needed to accommodate infill development. Recommendation 1.2 Activity Center Capacity ,-\ssist local units of government in identifying new activity centers and developing plans to provide water and sewer services to these areas. Recommendation 1.3 Regional Sy stems Encourage the development of regional systems that are consistent with and promote the plan's goals, objectives and policies. Recommendation 1.4 Urban Service District Capacity \Xlork with local units of government to prepare urban service district plans identifying areas that will be served, the level of development and capacity needed, the timing of service and cost/ revenue sharing arrangements. Recommendation 1.5 Community Systems Operation Encourage the proper operation and maintenance of communtty systems through municipal control or through binding legal agreements, special assessment districts, or other permanent operation and maintenance arrangements. Recommendation 1.6 Public Facilities Ordinances Encourage local units of government to adopt .-\dequate Provision of Public Facilities Ordinances to ensure that services are available prior to new development approval, consistent with local master plans and urban service district plans. A Comprehensive Plan For \Vashtenaw County Recommendation 1. 7 County Financing Support Offer the County's full faith and credit financing for system expansion and new systems that are consistent with and promote the plan's goals, objectives and recommendations. OBTECTIVE2 Ensure the protection of public health and environment throug h g ood s tewardship in the provision of water and s ewer s ervices. Recommendation 2.1 Reduce Pollutant Loading Encourage all centralized sewage systems to coordinate efforts to address reducing critical pollutant loading to the County's rivers and streams. Recommendation 2.2 Infiltration and Inflo w Encourage local units of government to aggressively inspect new construction for compliance with plumbing code and sewer ordinance requirements and assist with identifying possible financing options to eliminate roof and foundation drain connections. Recommendation 2.3 Groundwater Protection Ensure the protection of groundwater resources by encouraging proper planning and land use in groundwater recharge protection zones. Recommendation 2.4 Well Regulation Build upon the new well regulation and address issues related to groundwater contamination, extraction (including mining operations) and abandoned wells. Page 11-11 �Chapter 12 Solid Waste _-\ Comprehensive Plan For Washtenaw County �Washtenaw County \ I Lyndon Township Dexter Township I Webster Township 1 Salem Township Northfield Township ~-----,, I \ Barton HJlh. Village ------- Sylvan Township Lima Township Ann Arbor ,,. To~nship_ Superior Township Scio Township -- Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield 1 Township! York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future �~ --- - -=-:i Solid Waste · 12.1 Purpose Management of solid waste in a sustainable manner is not only essential for the protection of the environment, but also critical to ensure that future generations ha\'e adequate disposal facilities and are not overburdened with the costs of solid waste management. 12.2 Resident Comments \'v'ashtenaw County citizens partiapate at rates higher than the state and national averages in waste reduction, recycling and compost1.ng. However, residents voiced concern for the following: Highlights of Resident Comments From Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Lack of regional and local facilities for recycling as well as options for the disposal or recovery of toxic materials and consumer products. • The importation of waste from other states and Canada has made Michigan the second largest importer of waste in the nation which further jeopardizes our disposal capacity. • Disconnected solid waste collection services for county residents. Among the 28 local uruts of government, only a few partner for solid waste and recycling services. Solid waste and recycling services available to residents and the costs for these services vary widely across the County. .·\ Comprehensive Plan For \'\'ashtenaw Count\' Solid Waste Goal The following goal of the Solid Waste Element is based on these resident comments and analysis of conditions and trends: GOAL: To manage solid waste in a sustainable fashion to ensure that current and future generations have adequate disposal facilities , that future generations are not overburdened with the cost of solid waste management and to protect the environment . Page 12-3 �- =Chapter 12 12.3 Condition & Trends The management of solid waste in \v'ashtenaw County consists of a network of collection, transfer, process111g and disposal facilities to support enhanced waste reduction, recycling, composting and sanitary landfill services. The Washtenaw County Board of Public Works 1s the locally designated state solid waste planning agency for the County. This agency is responsible for the development of an enforceable county-wide solid waste management plan that is to be updated every five years and is responsible to ensure disposal capacity exists for any 10-year period. It is also responsible for handling the siting of new or the expansion of regulated solid waste facilities and enforcement of solid waste activities that are non-compliant with the plan. Local units of government set the policy and requirements for local collection and recycling services. Landfill Management and Collection Services Arbor Hills Landfill is the only active landfill in the County and is located in Salem Township. As of January 2004, this landfill had 15.44 years of capacity remairung. In June of 1992, Washtenaw County entered into a 23-year contract with the Arbor Hills Landfill. The contract guarantees landfill capacity (air space) for \~'ashtenaw County for the period of the contract and requires the operator to pay the County three percent of its gate revenues to support County recycling programs. The contract stipulates disposal limits for the landfill and serves as a means to limit the amount of out-of-state and Canadian waste entering the landfill. Arbor Hills Landfill can not accept more than 17.5 million cubic gate yards of solid waste from all sources in any consecutive five year period and not more than 4.5 million cubic gate yards from all sources in any one calendar year. Additionally, the landfill shall not receive more than 6.25 million cubic gate yards from out-of-state sources 111 any consecutive five year period. In 2003, Washtenaw County received roughly seven percent of all waste disposed in Michigan and 8.5 percent of all Canadian waste disposed of in Michigan. While the County currently has landfill capacity through 2020, it is imperative to plan for adequate disposal capacity beyond 2020. OBTECTIVE1 E ns ure ad e qua te disposal sys tems and landfill cap acity at a cos t that will not overburden future g enerations. Recommendation 1.1 Land.ill Capa city Plan Create a SO-year landfill capacity plan to ensure that \'{/ashtenaw County will not be overreliant on contracts with other land fills for future waste disposal and to explore alternauve landfill methods. Recommendation 1.2 Legislation for Out-of-State Waste Take an acuve role 111 the development of state and federal legislation that auns to limit the amount and type of out-of-state waste accepted 111 ;\ficlugan and \'{/ashtenaw County landfills. Recommedation 1.3 Reevaluate Local Collection Services Prepare a county-wide assessment of local collecuon systems and costs and encourage systems that provide comprehensive collect10n services at the lowest cost. Local Collection Services The type and scope of solid waste services available to residents depends upon the local community in which they reside (Table 12-1). The services offered to residents fall within, or are a combination of, one of three management systems: (1) Single Hauler, (2) Preferred Hauler or (3) Subscription-based. • In a Single Hauler system, the local unit of government assumes the responsibility of delivering all solid waste services to its residents. The costs for services under this type of system are Page 12-4 Arbor Hills Landfill, Salem Township A Sense of Place, A Sustainable Future �Solid Waste covered by a dedicated funding source such as a millage or special assessment. Currently, there are nine communities with a Single Hauler system and within these communities trash, recycling, yard waste and bulk item services are offered. Limited commercial and multi-family residential services are available. • Three communities provide a Preferred I Iauler option to its residents. In a Preferred Hauler system, the local unit of government establishes a service agreement with a private sector contractor to deliver services within the community. This option is voluntary for residents; and they can choose the established services agreement with preferred hauler or arrange for services by another provider. Usually, the cost of services provided by the preferred hauler is lower tl1an other options available. The services provided include trash, recycling, yard waste and bulk item collection. (It is unportant to note that Superior Township does not allow any other hauler to serve residents). • The remairung 16 local units of government are referred to as a subscnption-based service community where residents secure their own needed solid waste services. All but three subscription-based communities provide monthly or daily drop-off recycling service to their residents. Municipal Single Hauler • Commercial • Residential 63% 37% Waste Diversion Rates • United States • Great Lake States • Michigan 30% 26% • Washtenaw Co un ty • \nn ,\rbor City 32% 40% 20% Waste Generation Rates \veragc I lousehold Rares 0bs / pcrson / day) • National 4.4 • Washtenaw Co un ty 3.07 Average Commercial Rate 0bs / employee / day) • Washtenaw Co unty 8.99 Michigan Waste Disposal Figures 62,615,429 cubic yards wtth • Michigan • Canada • Other states Subscription-Based Communities 75% 15% 10% Washte naw Coun ty Was te Disposal Fig ures 3,826,618 cubic yards wtth City of ,\nn ,\rbor Ctty of Chelsea (WWR,\ i\lember) Salem ' fownship Northfield Township Webster ·1,,wnsh1p City of Sahnc Seto Township City of Ypsilanti Dexter Township (\\ 'WR.\ i\lember) City of Milan Lyndon ' fownshtp (\VWR.\ i\lcmber) \'illagc of Barton I !ills Sylvan Township (\VWR.\ :--.!ember) \ ' illagc of lanchester (\VWR.\ Lima Township (\X '\\'R.\ i\lcmbcr) Member) l ,odt Township (i\.lonthlv recycling services) \ ' ill age of Dexter hccdom Township (Rccyclmg Drop-off Service) Yp,alantt Township Sharon Township (Recycling Drop-off Servtee) Manchester lc>wnship (\V\X'R.\ i\.lcmbcr) Pre fe rre d Single H auler Bridgewater Township (\V\\ 'll.\ :\!ember) \nn \rbor ' l<,wnship Saline ' li,wnsh tp (l\lonrhly recycling servtees) Supenor Township York Township (i\lonrhly recycling services) l'm,fidd Township Waste Generation Composition • Wayne County • Canada • Oakland C:ounry • Washte naw Coun ty The Washtenaw Consortium of Solid Waste Managment (WCCSWM) meeting at the Leslie Science Center to learn about sustainable building practices. • Macomb Count) • I .1vingsron, Ccncsec and Monroe Counties 35% 21 % 18% 12% 11 % 3% Table 12-2: Statistics & Highlights, 2003 Source: Washtenaw County Department of Planning and Environment \ugusra Township (l\lonthly recvcling services) Table 12-1 : Local Collection Services by Type , 2004 Source Washtenaw County Department of Planning and Env,ronment . \ Comprehensive Plan For \X'ashtcnaw County Page 12-5 �·chapter 12 l Improvements to the current system of solid waste collection could result m substantial benefits to residents and the environment. I JaV1ng several haulers serV1ng the same area results m impacts to neighborhoods (additional truck traffic), to roads (particularly truck traffic on weight restricted gravel roads), and resident cost of service. A review of rates under the preferred hauler system as compared to a subscription-based service shows rates are 25 percent to 40 percent lower under the preferred system with more services prO\rided such as curbside recycling, yard waste and white good collection. 12.4 Waste Reduction and Recycling \V-aste reduction, reuse and recycling practices and programs have the greatest potential to reduce the amount of waste bemg disposed 111 our landfills as well as provide for the protection of natural resources. The residential recycling rate in \'\'ashtenaw County is higher than state, regional and national averages, but commercial and multi-family recycling is lacking. Dedicated funding sources are needed to expand waste reduction, reuse and recycling programs to reduce the amount of waste going to our landfill. As new consumer products are introduced to the market such as computers, cell phones, home toxics and pharmaceuticals, environmental protection becomes a concern and we must find ways to recover these products and keep them from bemg disposed of in our landfills. OBTECTIVE2 Protect our environmental and public health through aggressive waste diversion and recycling programs. Recommendation 2.1 Waste Diversion Achieve the followmg countyw1de solid waste diversion targets : :ro; ~rs ion Tani>-ts 2010 2a10 Source led ucti on !:% 10% 1E% Rec;,d ing'Compostin! 3l% of:il(, ~'!(, Waste Divers10n and Recvcling The Washtenaw County waste diversion rate (32%) exceeds the national average (30%), the Great Lakes States average (26° o) and the l\1ichigan average (20%) (fable 12-2). However, mcentives and funding for waste divers10n activities such as community drop-off stations, special community cleanup days and curbside recycling programs are declining: • Excess landfill capacity developed in the region over the last 15 years has caused disposal pnces to fall resulting in decreased incentives for waste reduction and recycling activities. • The low landfill prices make cost of disposal less than the cost to process recyclables. The Washtenaw County Solid Waste Coordinator collected 300 tons of computers as part of a state grant • Low cost of glass, alumiruum, paper and other raw materials compared to recycled materials. • Inconsistent commodity prices that makes investment into recycling infrastructure costly. • The declining disposal costs have resulted in funding cuts to County recycling programs. Page 12-6 A Sense of Place, A Sustainable Future �Solid Waste~ .1 Through a contract between Arbor Hills Landfill and Washtenaw County, the County has provided communities with $4 million for recycling and waste reduction programs. Unfortunately, due to lower prices of disposal the amount collected by the County from the landfill has declined 45 percent over the last five years causmg the County to end its revenue sharing program in 2004. The end of the revenue sharing program has resulted in orthfield Township cutting 1ts recycling drop-off program and it is a concern that others will follow. Regional Recycling Services Eight western communities 1n the County formed the \X'estern \X'ashtenaw Recycling .Authority (\X'WR.A) to provide recycling services to its predominately rural residents. The \XT\'{!R.A assesses its residents for 24-hour unmanned recycling drop-off stations and/ or curbside recycling services. Curbside recycling service is offered to the Village of Chelsea and Village of Manchester residents and these residents are assessed at a higher rate than the other member communities. Washtenaw County D rop-off Station The Washtenaw County Drop-off Station provides all County residents with disposal and recycling opportunities for items not typically collected by a waste hauling service or typical community dropoff station. Electronics, computers, white goods, car batteries, clothing, books, antifreeze, propane tanks and fluorescent lighting are items that residents may drop off for recovery. Traditional recycling of containers, cardboard and paper is also available. The facility, operated by Recycle .Ann Arbor, is funded through use fees and a contract between Washtenaw County, the City of Ann Arbor and Pittsfield Township. Recommendation 2.2 Regional Solid Waste M anagement Commence a Regional Soli<l \Vaste ~fanagement Project to identify long-term funding and management soluttons to marntain and enhance waste reduction, recycling and solid waste services and programs. Recommendation 2.3 Recycling Drop-Off Facilities Locate convenient and accessible recycling drop -off fac1liues 111 rural and suburban areas. Recommendation 2.4 Funding for County Drop-Off Center Provide fundmg for the contJnued operation of the Washtenaw Counry Drop-off Statton that offers all Countv res1denrs with comp rehensive recyclrng opporrumttes and the recycling of items not typ1callv recovered by a waste hauling service or a rural recycling drop -off sites. Washtenaw County Consortium of Solid \X'aste Management (WCCSWI\f) The \X/CCS\VM was established in 1991 to foster communication and collaboration between local governments and public agencies on solid waste and recycling issues. Membership is voluntary and limited to local units of government and public agencies. The consortium has developed educational programs and provided financial support to projects. Some of their most successful projects include the Sharp's Collection Program (1st in Southeast l\1ich.igan), a County computer recycling collection event, an illegal dumping ordinance, sponsorship of the \X'aste Knot Awards Ceremony and home composting assistance. , \ Comprehensive Plan For \v'ashtenaw County A Recycle Ann Arbor truck returns loaded with recyclables for separation at the Ann Arbor Materials Recovery Facility Page 11-7 �Waste Knot Program The Waste Knot Program recognizes businesses, institutions, government agencies and non-profit organizations that show leadership in waste reduction and recycling. The program also provides technical and educational assistance to organizations. Its technical assistance focuses on helping with the development, design and implementation of waste reduction and recycling programs. Its educational assistance aims to keep businesses informed on recycling best management practices through the "Staying in the Loop Newsletter", workshops and website updates. The commercial/industrial sector in the County generates 63 percent of the total waste stream in the county. The continuation and expansion of a county-wide commercial recycling program, referred to as Waste Knot Program, will help improve the lack of recycling in the commercial/industrial sector of Washtenaw County. The program currently has 145 partners. Home Toxics Reduction Program The Home Toxics Reduction Program provides the residents of Washtenaw County with a disposal option for flammable, poisonous, toxic and corrosive materials. The program seeks to address the environmental and public health effects resulting from improper handling and disposal of home toxics. It is committed to reducing the use of home toxics and keeping citizens informed about the choices and responsibilities associated with purchasing, handling and disposing of toxic substances. The program over the last 10 years has collected 650,000 pounds of household toxics. Page 12-8 ,i Recommendation 2.5 Waste R ecovery Program s Expand current recovery programs for computers, electronics and cell phones and expand to include unused pharmaceuticals and other new consumer products that pose nsks to the environmental and public health. Recommendation 2.6 Was te Knot Program Increase the number of partners in the Waste Knot Program to 200 in 2005, 250 in 2010 and 500 in 2020. Recommendation 2. 7 Home Toxics Reduction Prog ram Expand the Home Toxics Reduction Program to reduce the toxicity of the waste disposed in our landfilJ and to limit potential health risks from improper handling, storage and disposal of household toxics. Recommendation 2.8 Hou selwld Response Procedure Develop a Household l\1ercury Spill Response procedure to ensure residents take the proper steps to avoid the risks of mercury exposure when a spill occurs. Recommendation 2.9 Rural Community Clean- Up D ays Provide assistance for rural community cleanup days that emphasize reuse and recycling along with options for disposal. A regional Home Toxics Reduction Program collection event held at Pioneer High School Recommendation 2.10 Policies to Ban Unlawful Waste Ac tivities Discourage on-site disposal, illegal dumping and the burnrng of trash by assisting local communities in adopting progressive policies and ordinances banrung such activities. A Sense of Place, A Sustainable Future �Recycling Demonstration Project Commercial/Multifamily Recycling Demonstration Proiect seeks to address the lack of recycling opportunities available within the business community and multi-family residential communities such as apartment complexes, condominiums and manufactured housing developments. The target for the project is a concentrated area of businesses and multi-family complexes where a collective integrated solid waste management or recycling system offers the most benefits for the lowest cost. Data Collection Utilizing information from waste generat:J.on studies, survey data, local and national averages and other solid waste research, Washtenaw County has been able to derive waste diversion and generation data and statistics for the County. These data and statistics are a critical part of the Solid \'\'aste Management System to help establish baselines to track program and system improvements and to set system goals. While the data is sound and based on quality information, it represents a snap shot in time not a process over time. The ability to collect and track solid waste information and to monitor performance of programs collectively has proven to be an elusive and difficult task. Ed ucation Current education and media efforts include the "Your \'('orld" article senes in the Ann , \rbor ews, Issues of the Environment Radio Show, Computer Recycling Grant and the Washtenaw County Consortium of Solid Waste Management. Yard Waste It is illegal to dispose of yard waste in landfills in the State of I\.fichigan. Because of this law, many local units of government are challenged to find ways to maintain, expand or de;,clop yard waste programs that are facing escalating collection and processing costs. A Comprehensive Plan For \v'ashtenaw County Recommendation 2.11 Commercial and Multi-Family Recycling Implement a comprehensive commercial / multi-family recycling program. Recommendation 2.12 Yard Waste Encourage local units of government ro mam tain, expand and create yard waste programs by ass1st1ng with the development of funding and operational strategics that address rismg collection and processmg costs. Educate the public on home compostmg opt10ns. Recommendation 2.13 Educate County On Solid Waste Benefits Continue ro inform and educate \v'ashtenaw County residents, businesses and dec1s1on-makers on the environmental, economic and social benefits of solid waste and recyclmg issues, 1rut1at1ves, special events and services. Recommendation 2.14 Solid Waste System Data Develop a method to collect and report solid waste system data to gauge progress and develop additional programs. Recommendation 2.15 Solid Waste Online Technical Assistance Create online techmcal assistance tools to assist \\'aste Knot partners with the design and performance monitoring of a waste reduction and recycling program. Page 12-9 �Chanter 12 1 12.5 Summary GOAL To manage solid waste in a sustainable fashion to ensure that current and future generations have adequate disposal facilities, that future generations are not overburdened with the cost of solid waste management and to protect the environment. Recommendation 2.2 OBTECTIVE 1 Ensure adequate disposal systens and landfill cap acity ac a cos t that will not Regional Solid Waste Management Commence a Regional Solid \'\'aste l\lanagement Proiect to 1dennfy long term funding overburden future g enera tions. Recommendation 1.1 Landfill Capa city Plan Create a SO-year landfill capacity plan to ensure that Washtenaw County will not be over-rel.tant on contracts with other landfills for future waste disposal and to explore alternative landfill methods. and management solutions to marntam and enhance waste reducuon, recycling and solid waste services and programs. Recommendation 2.3 Recycling Drop-Off Facilities Locate convemenr and accessible recycling drop -off fac1lines 111 rural and suburban areas. Recommendation 1.2 Legislation for Out-of-State Waste Take an active role 111 the development of state and federal legislat10n that atms to linut the amount and type of out-of-state waste accepted 111 l\!1Ch1gan and \Vashtenaw County landfills. Recommendation 2.4 Funding for County Drop-Off Center Provide funding for the continued operanon of the \"'\1ashtenaw County Drop-off Stanon that offers all County .residents with comprehensive recycl.tng opportunmes. The facility accepts items not typically recovered by a waste haul.tng service or a rural Recommedation 1.3 recycling drop-off site such as electrorucs, computers, wlute goods, car battenes, clothReevaluate Local Collection Services 111g, books, antifreeze, propane tanks and fluorescent lighung are items that residents Prepare a county-wide assessment of local collecnon systems and costs and encour- may drop off for recovery. Tradinonal recycling of contarners, cardboard and paper 1s age systems that provide comprehensive collection services at the lowest cost. also available. Recommendation 2.5 OBTECTIVE2 Waste Recovery Programs Protect our environmental and public health through aggressive wa ste diver- Expand current recovery programs for computers, electromcs and cell phones and sion and recy cling programs. expand to 111clude unused pharmaceuncals and other new consumer products that pose Recommendation 2.1 Waste Diversion Achieve the follow111g county-wide solid waste d1vers10n targets : Source Reducnon and Recycling/ Composnng. D1vcrs1on Targets Source Rc<luctton Rccycling / Compost111g Page 12-10 2!ill5 2lll!! 5° o '8" o I 011 o 45" o 2!l.2Q 15° o 50° o nsks to the environmental and public health. Recommendation 2.6 Waste Knot Program Increase the number of partners 111 the Waste Knot Program to 200 111 2005, 250 111 2010 and 500 111 2020 Recommendation 2.7 Home Toxics Reduction Program Expand the I lome Toxics Reduct10n Program to reduce the tox1c1ty of the waste disposed m our landfill and to l.tm1t potennal health nsks from improper handling, storage and disposal of household toxics. ;\ Sense of Place, A Sustainable Future �Solid Waste Recommendation 2.8 Household Response Procedure Develop a Household l\Iercury Spill Response procedure to ensure residents take the proper steps to avoid the risks of mercury exposure when a spill occurs. Recommendation 2.9 Rural Community Clean-Up Days Provide assistance for rural community clean-up days that emphasize reuse and recycling along with options for disposal. Recommendation 2.10 Policies to Ban Unlawful Waste Activities Discourage o n-site disposal, illegal dumprng and the burning of trash by assisting local communities to adopt progressive policies and ordinances banning such activities. Recommendation 2.11 Commerical and Multi-family Recycling Im plement the commercial/ multi-family recycling demonstration project. Recommendation 2.12 Yard Waste Assist local units of government with the development of fundi ng and operational strategies to address the costs of maintaining, expanding or developing yard waste programs. E ducate the public on home composting options. Recommendation 2.13 Educate County On Solid Waste Benefits Continue to inform and educate Washtenaw County residents, businesses and decision-makers on the environmental, economic and social benefits of solid waste and recycling issues, initiatives, special events and services. Recommendation 2.14 Solid Waste System Data Develop a method to collect and report solid waste system data. Recommendation 2.15 Solid Waste Online Technical Assistance Create online technical assistance tools to assist partners with the design and performance monitoring of a waste reduction and recycling program. A Comprehensive Plan For \Vashtenaw County Page 12-11 �Chapter 12 Figure 12-1: Washtenaw County Solid Waste Facilities \Vashtenaw County Solid Waste Faci lities Foc1lity Type kd ,elan:t'- .A. Clc~:I Laf"t Of A Ccn-icc!l:Fao:it) . . ReqcM"~ Croc-01"S nor 4,. llcl'lfi"", Rte;"C•no Croo--O~Stat.on • Ho.itel'IOICI Ma:arocus ',\ a,te Colea:cr Fac11rty T - vpe @ ,.'a!er a•, Reco,el) F"acllt)· Prcctss.ng FaCdlfy 0 Re-Use :eiite~ ~ - ra"si!rS!JtlOl'I 0 Comm un it y So li d Wa ste Servi ce s LJ '· ,rc,;.:: a S1r,g,eH au1er LJ ',', ·~R"-l,1emter CJ Cf?i!'Te-::1 H21u1er ~ Sutscr,ct1cn.a ne:1 Cc mmuf1rt es C:J •,',•J,•R•l,l !Mt:e-r N A -c ~1.•• : :.: - :, :• ... • , · r •-. 11 >.:I i -- :.• --,<.J-,,.,_ '·---:• =~:, :~-.• ::.,--1: ...... :~· :-, ::11•\ll- .,_. 'I.,, \11.t :, "', 4:: · tc· ;• ••1; •·• 1::a ;_1r:1 •t : I J D·: c::a: ••• 1·;,•.:·1: . , :r1;•:-c: • :,·r1 ::r t 1;; r111 ·: ••·;,.: au • • . , • ;,u ; ;c· :· r :1·:11 , a : : r 1 ·.,c ---..-,s·1;:r.c 1 · : - 1 J 1. :• ,.:.~, _, .. , · • , , 7 ;:, ::,.1.1., 1 ;~11 ~-:\~~:;:·• ).~"!Wt ·I "l'.¥1.c • °" Page 12-12 tu .•t,-:•t:1 H .1:• "'1:1 11·11 . : 1=9 '""10 A Sense of Place, A Sustainable Future �Chapter 13 Intergovernmental Cooperation .-\ Comprehensive Plan For Washtenaw County �Washtenaw County I \ Lyndon Township Dexter Township Salem Township Northfield Township Webster Township I \ \ I Barton HJII, VillaQe\ - -- -Sylvan Township Lima Township Scio Township Ann Arbor Township_ Superior Township - Ypsilanti City Sharon Township Freedom Township Lodi Township P ittsfie Id ; Township Ypsilanti Township l Manchester Township Bridgewater Township Saline Township York I Township 1 Augusta Township A Sense of Place, .A Sustainable Future �Intergovernmental Cooperation 13.1 Purpose Washtenaw County has 28 local units of government, 19 school districts, several utility providers and numerous County agencies. The ability to coordinate the decisions and actions of these actors, particularly as it relates to land use and development, is the most important and challenging aspect of implementing this comprehensive plan. Aligning our decisions and programs and coordinating our resources is the only way to maintain our sense of place and provide a sustainable future. 21l.3'.- 13.2 Resident Comments 11.4% The fourth most frequent comment received in the public participation process involved intergovern- ,_,,,,__ mental coordination: 11.3% -·- • Residents identified the need to increase regional cooperation on land use and development decisions. With insufficient coordination on land use planning and services, regional planning was identified as an approach to encourage dialogue across and between communities, especially when municipalities have conflicting interests. • Residents expressed the need for each municipality to retain their independence while collaborating with the entire county. Residents indicated that there needs to be more interaction with local government and the county for planning to be effective and that local governments, the county, and the state have to work together to address important land use issues. 9.7% 42% a"" "'"" Figure 13-1 : Reg ional Workshop Comments by Topic • There is a need to coordinate services such as schools, water, sewer, public safety, transportation, parks, and transit. These should be considered at the regional level with residents expressing the need for townships to consolidate shared services. Issues associated with the provision of services include the costs of services and who is responsible for the expense of the services. • Including other actors in the process of implementing the plan is important, especially the need to improve relations between the universities and business community, soliciting the help of community organizations and involving residents in implementing the plan. • It was identified that the County can play a role in facilitating workshops for township and village officials in community planning and access management, assisting rural areas with future planning to protect open space and improve social services for these areas, and providing assistance to local governments on how to craft legally defendable plans and zoning ordinances. A Comprehensive Plan For \'\!ashtenaw County Page 13-3 �Chapter 13 It is not surprising that the plan recommends 188 actions that require intergovernmental and intersectoral cooperauon. Th.ts section of the plan reiterates the unportance of workrng together to achieve our goals focusing on three unportant areas: • Promoung more formal regional planning and service delivery initiatives; • Coordinating resources through public/private partnerships; and • A heightened role of the County in facilitating planning and service delivery. 13.3 Promoting Formal Regional Initiatives Local governments have a long history of cooperation in providing services to residents. Examples of this 111clude contracting among governments for regional building services agencies, fire, sewer and water facilities, recycling authorities and district libraries. Urban cooperation agreements (425 Agreements) have been used to facilitate economic development and tax base sharing. In addition to these inter-local arrangements, local governments have 101ned in the Urban County and I IOME programs to receive federal funding for lower income residents and have participated with AATA 111 providing transit services. Over the past two years, numerous regional planrung efforts have been initiated. Informal relationships among local governments have resulted in the development of regional plans for the Manchester, Chelsea, l\1ilan and Saline regions. Recent regional efforts include the Dexter Area Team, currently meeting regularly to discuss issues and the Washtenaw 1etro Alliance, a more formal regional group of governments who have adopted a "compact" to work togetl1er. These planrung efforts have been successful in providing a forum for regular commumcation and discussion of regional issues and opportunities and have resulted in some tangible results such as identifying regional locations for manufactured housing, beginmng work on future road right-of-ways with the Washtenaw County Road Commission, development of natural features maps for protection of natural features and common future land use nomenclature. While successful 111 opening lines of communication and beginning work towards regional goals, these efforts are limited in the degree to which they will promote regional planning: • The regional land use plans are largely a compilation of each local government's adopted land use plans. As a result, the regional plans do not address important regional issues such as a coordinated, regional approach to providing water and sewer services and alternative transportation routes to relieve traffic congestion through villages. Page 13-4 Che lsea Area Planning Team - CAPT Ctty of Chelsea Lyndon Township Dexter Township Sylrnn "fownsh,p l.tma Township D exte r Area Regional Team - DART Village of Dexter Dexter "fownship Webster 'fownshtp Lima Township Seto Township Milan Organization fo r Regio nal Excelle nce MORE City of Milan York 'fownshtp \ugusta 'fownshtp ~lilan 'fownsh1p, Monroe County London "fownshtp, Monroe County ,\!,Ian \rea Chamber of Commerce 1\lilan \rea Schools Saline Sus tainab ili ty Circle - SSC Ctty of Saltnc J,e,tlj Township Pittsficltl 'lbwnshtp Saline Township York "fownshtp Saltnt \rea Chamber of Commerce Saline .\rca Schools Southwest Was htenaw Council o f Gove rnments -SWWCOG Village of \lanchester ~lanchester 'lownshtp Sharon 'li,wnshtp l·reetlom 'li,wnshtp Bndgewatcr 'li,wnshtp Was htenaw Metro Alliance - WMA Ctry of \nn \rbor Ctt\" of Ypstlanu \nn \rbor Township l'ittstieltl "fownshtp Scio 'fownsh,p Superior Township Ypsilanti 'fownshtp Table 13-1: Washtenaw County Regional Groups A Sense of Place, A Sustainable Future �Intergovernmental Cooperation • There are no reqmrements for each local government to make land use decisions consistent with the regional plans. Some local governments have adopted the regional plan as "guidelines for agriculture, open space preservation, development patterns, etc.", while other regional participants have decided not to take any action to recognize the regional effort. These regional efforts represent a significant positive change toward regional planning and providing regional services. This plan suggests building on this momentum and taking regionalism to the next level through more formal regional arrangements. Element Regional Cooperation Recommendation Landscapes 1.8 - Small City and Village Infrastructure Planning 2.3 - Activity Center Infrastructure 3.1 - Manufactured Housing Communities 3.3 - Urban Service Districts 4.1 - Regional Open Space Plans Agriculture 2.1 - Farmland Preservation Funding Natural Resources 2.5 - Natural Resource Area Connections 2.6 - Regional Open Space Plans 3.2 - Regional Approach to Reduce Emissions Economic Development 3.4 - Regional Efforts to Attract Business Parks & Recreation 2.1- Countywide Greenway Network 2.2 - Huron River Border-to-Border Trail 2.3 - Greenway & Trail Plan His toric Preservation 1.4 - Historic District Collaboration 3.1- Local M aster Plan U pda tes Transportation 2.2 - Signal Coordina tion 3.1 - Alternative Transportation Routes 8.1- Regional Transit Consortium 8.2 - Transit Consortium for Senior Population 9.5 - County-wide Trail Sys tem Sewer & Wate r Se rvices 1.3 - Regional System s Solid Waste 1.3 - Reevaluate Local Collection Se rvices 2.2 - Regional Solid Waste Managem e nt Regional workshop held in Fall 2003 to gather input from county residents Table 13-2: Recommendations for Regional Cooperation .\ Comprehensive Plan For Washtenaw County Page 13-5 �Chapter 13 13.4 Coordinating Resources through Public/Private Partnerships As part of developing the background information for each plan element, an identificatlon of the current actors involved in planning and providing services was performed. This research shows that a major strength of the County is the number of organizations involved in delivering services and programs to our residents. In addition to local governments and County agencies, there are hundreds of educational, not-for-profit and private organizations that are involved in delivering services and implementing various land use and natural resource programs. \Vhile the benefits of having so many organizations are obvious, there is an opportunity to have greater impact toward realizing our goals by aligning and coordinating the resources of these actors. Element Partnershin Recommendation Agriculture 1.1 - New Market Opportunities Economic Development 1.2 - University and College Connections 2.2 - Target Industry Curricula 4.1 - Supporting Network Housing 2.1- Annual Housing Unit Targets 2.2 - Low Income Housing Tax Credits 2.4 - Density Incentives 3.1 - Section 8 Voucher Partnership 3.2 - Public Housing and Tenant Assistance 3.4 - Eviction Prevention Strategy 4.2 - Disabled Renter Agreements 4.3 - Foreclosure Strategies 5.1 - Housing Targets and Outcomes Parks & Recreation 2.1- Countywide Greenway Network Historic Preservation 2.4 - Rural Roads Guidelines 2.8 - Freedom Trail Network Transportation 1.4 - Interchange Activity Centers 2.3 - New Development Traffic Studies 2.4 - Interconnected System of Access Points 4.2 - Density Limitations on Rural Roads 9.1 - Non-Motorized Transportation Plan Sewer & Water Services 2.1 - Reduce Pollutant Loading Table 13-3: Recommendations for Coordinating Resources Through Public/Private Partnerships Page 13-6 A Sense of Place, A Sustainable Future �Intergovernmental Cooperation 13.5 A Heightened Role for the County in Facilitating Planning and Service Delivery Many of the goals and recommendat1.ons in this plan require the County's assistance in facilitating planrung efforts or require a county-wide approach to 1mplementat1.on. \'Chile the County has no direct land use or development authonty, there 1s a s1grufi.cant role the County can play 111 facilitat1.ng planning at the local and regional levels and implementing plan goals and objecti,·es. Element County Assistance Recommendation Element County Assistance Recommendation Landscapes 1.1 - Urban Infill Development Character and Design 1.2 - Urban Infill Incentives 1.5 - Suburban Infill Design 1.6 - Suburban Strip Centers 1. 7 - Small City & Village Residential Infill 1.8 - Small City & Village Infrastructure Planning 1.10 - Small City & Village Infill Design 2.2 - Activity Center Locations 2.5 - Activity Center Model Ordinances 3.1 - Manufactured Housing Communities 3.2 - State Legislation 3.4 - Hamlet Plans 3.6 - Lakeside Residential Design Standards 4.1 - Regional Open Space Plans Natural Resources 1.13 -Agricultural Conservation Programs 2.1 - Model Ordinances 2.2 - Natural Features Overlays 2.3 - Mitigation Bank 2.4 - Natural Features Inventory 3.1- Funds for Non-Motorized Transportation 4.3 - Best Management Practices Toolkit 4.4 - Annual Water Quality Report Economic Development 1.1 - Strategic Plans for Target Industries 1.3 - Economic Organization Alignment 2.1 - Target Industry Workforce Programs 2.4 - Job Opportunities for Older Residents 3.1 - Infill Development Sites for Target Indus tries 3.2 - Brownfield and ODA Funds for Infill 3.3 - Manufacturing Building Re-use 4.2 - Agriculture Industry Strategy 4.3 - Education and Marketing 4.4 - "Jump Start" the Agricultural Economy 5.1 - Ecotourism and Heritage Tourism Housing 1.1 - Housing Grants 1.2 - Homeowner Rehabilitation 1.3 - Housing Redevelopment 2.5 - Infill Development in Villages 3.5 - Not-for-Profit Capacity 4.1- Special Population Needs 4.5 - Tax Reverted Properties 4.6 - Homeless Plan 4. 7 - Transitional Housing Agriculture 1.2 - New Market Zoning 2.2 - PDR and Farmland Preservation 3.1 - Model Agricultural Ordinances 3.2 - Agricultural Enabling Legislation Natural Resources 1.2 - Watershed Funding 1.3 - Treatment Facility and Industrial Pollution Sources 1.4 - Urban Stormwater Systems 1.5 - Illicit Discharges 1.8 - Model Ordinances 1.9 - Model Stormwater Regulations 1.11 - Soil Erosion Programs 1.12 - Drain System Maintenance Table 13-4: Recommendations for County Assistance in Facilitation and/or Implementation .\ Comprehensive Plan For \X'ashtenaw County Page 13-7 �Chapter 13 Rlement Housing Countv Assistance Recommendation 4.8 - Supportive Housing 4.9 - Identify Mainstream Resources 5.2 - Increase Grant Funding 0 1.1 - Additional Parkland for Residents 1.2 - Park Development 1.3 - Development Standards for Parks 2.3 - Greenway & Trail Plan 3.1 - Park & Recreation Land Acquisition 3.2 - Natural Areas Preservation Program arks & Recreation Historic Preservation lrransportation 1.1 - Create Historic District Commissions 1.2 - Local Historic District Compliance 1.3 - Local Historic District Ordinance Review 1.4 - Historic District Collaboration 1.5 - Innovative Preservation Strategies 2.1 - Centennial Farm Nominations 2.2 - Information for Land Use Decisions 2.4 - Rural Roads Guidelines 2.5 - One-Room Schoolhouses 2.6 - Underground Railroad Registration 2.7 - Michigan Freedom Trail Register 3.1 - Local Master Plan Updates 3.2 - Historic Resource Education Element Countv Assistance Recommendation Transportation 8.4 - Transit Frequency for Disabled and Low-Income 8.5 - Airport Shuttle Service 8.6 - Congestion Relief through Rail 9.2 - Infrastructure for Bicycle Travel 9.3 - Development Regulation for Sidewalks 9.4 - Pedestrian and Bicycle Infrastructure Sewer & Water Services 1.1- Infill Development Capacity 1.2 - Activity Center Capacity 1.4 - Urban Service District Capacity 1.5 - Community Systems Operations 1.6 - Public Facilities Ordinances 1.7 - County Financing Support 2.3 - Groundwater Protection 2.4 - Well Regulation Solid Waste 1.1 - Landfill Capacity Plan 1.2 - Legislation for Out-of-State Waste 1.3 - Reevaluate Local Collection Services 2.1 - Waste Diversion 2.3 - Recycling Drop-Off Facilities 2.4 - Funding for County Drop-Off Center 2.5 - Waste Recovery Programs 2.6 - Waste Knot Program 2.7 - Home Toxics Reduction Program 2.8 - Household Response Procedure 2.9 - Rural Community Clean-Up Days 2.10 - Policies to Ban Unlawful Waste Activities 2.11 - Commercial and Multi-family Recycling 2.12 - Yard Waste 2.13 - Educate County on Solid Waste Benefits 2.14 - Solid Waste System Data 2.15 - Solid Waste Online Technical Assistance 1.3 - State and Federal Funding for Expansion 2.5 - Development Density to Support Transit 3.2 - Priority Improvements 3.3 - Access Management in Rural Areas 3.4 - Proper Planning of Expanded Corridors 4.1 - Gravel Road Capacity 4.2 - Density Limitations on Rural Roads 5.1 - Context Sensitive Design for Rural Bridges 5.2 - Funds for Rural Character Preservation 6.1- Public Interconnected Roadway Network 7.1- Designation of Natural Beauty Roads 7.2 - Residential Design Standards 8.3 - Transit Services Funding Table 13-4 (continued): Recommendations for County Assistance in Facilitation and/or Implementation Page 13-8 A Sense of Place, A Sustainable Future �Washtenaw County Department of Planning and Environment 705 North Zeeb Road P.O. Box 8645 Ann Arbor, Michigan 48107-8645 P: 734-222-6808 F: 734-994-2459 http://planning.ewashtenaw.org � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Washtenaw-County_Comprehensive-Plan_2004 Creator An entity primarily responsible for making the resource Washtenaw County Department of Planning and Environment, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2004-09-22 Title A name given to the resource A Comprehensive Plan for Washtenaw County Description An account of the resource A Comprehensive Plan for Washtenaw County was prepared by the Washtenaw County Department of Planning and Environment with the assistance from local external groups and agencies and was adopted on September 22, 2004. Subject The topic of the resource Comprehensive Plan publications Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/581a1d35c04f04bdc88bf9de342836eb.pdf 95576758bd06d6aac06ca2b286e4504a PDF Text Text WATSON ·TOtVNSIIIP . MASTER PLAN . June 1990 Reaffirmed Master Plan August 2000 WW Engineering & Science"')..Yf �WATSON TOWNSHIP PLANNING COlVIMISSION A RESOLUTION TO REAFFIRM THE MASTER PLAN OF THE • TOWNSHIP OF WATSON WHEREAS, the Watson Township Master Plan was originally adopted in June, 1990; and WHEREAS, such a plan is necessary to provide for the orderly development of the Township; and WHEREAS, it is necessary for such a plan to be periodically reviewed by the Planning Commission to insure that the basis for zoning and the established long-range public policy for the location, allocation and management of land uses remain appropriate and up to date; and WHEREAS, the Planning Commission has completed a community wide survey relative to such long range land use policies; and WHEREAS, in light of the survey results the .Planning Commission has completed a review of the Watson Township Master Plan and found that the plan is not in need of major revision at this time. NOW, THEREFORE, BE IT RESOLVED, that the Master Plan for the Township of Watson as originally adopted in June 1990 is reaffirmed as the officialtext and maps depicting future land use and policies for the development of Watson Township . BE IT FURTHER RESOLVED that a copy of this resolution be attached to all subsequently printed copies of the Watson Township Master Plan. ON ROLL CALL, the vote this 23,J day of August, 2000 was as follows: YEAS: Members -==-:..-=-~~~~~~-'--r)r=-'-'-'-~!J-=t---l-~~~~~=~~~~, . ,_,, ,... 1 . ·Resolution "Declared Adopted ' ~" B•'<o . . v ,-J \-h,\&ol'\ \"Yb. NAYS: Members Cq_nd~ O,()\R\q_(}$;oo J q,t>Sqn-t) O...v...5 2 -~-l<{/ LOOO :.r;;Jnu_k t&cac1/J Pamela Brown, Secretary Certification I, hereby c-ertify that the foregoing resolution was duly adopted by the Planning Commission of the Township of Watson at a regular meeting of said Planning Commission on august 23, 2000, at which a quorum was present and which was conducted in full compliance with the Township Planning Act, being Public Act No. 168 of 1959, and the Open meetings Act, being Public Act No. 267 of 1976, as amended, and that the minutes of the meeting were kept and will be made available as required by said Act. ,r;;;Junu£0 1 8A/lu~ Pamela Drown, Secretary �TABLE OF CONTENTS .. PAGE Chapter I - Description 1 Chapter II - Community Profile 8 Chapter ill - Community Facilities 15 Chapter IV - Planning Analysis 17 Chapter V - Goals and Policies 20 Chapter VI - Land Use Recommendations 25 Chapter VII - Implementation 42 LIST OF MAPS Map 1 - Watson Township Location iii Map 2 - Surface Drainage Network 3 Map 3 - Generalized Soils Map 5 Map 4 - Environmental Limitations 7 Map 5 - Important Farmland Soils 9 Map 6 - PA 116 Enrolled Farmland 10 Map 7 - Fire Service Providers 16 Map 8 - Future Land Use Map 35 LIST OFTABLES Table 1 - Population Change 12 Table 2 - Age of Residents 13 Table 3 - Population Projections 14 �Prepared by the: WATSON TOWNSHIP PLANNING COMMISSION Haldon Mauchmer Teresa DeWeerd Pam Brown Albert P. Germain Curt Fontaine Ron Esterline Beverly Henrickson in cooperation with the: WATSON TOWNSHIP BOARD Marvin Henrickson, Supervisor Cathy Pardee, Clerk Shirley Roberts, Treasurer Ron Zeinstra Albert P. Germain with the assistance of: WW ENGINEERING & SCIENC~ �INTRODUCTION WATSON TOWNSHIP MASTER PLAN •The fundamental purpose of the Master Plan is to allow the Township to set down in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. Once prepared, officially adopted and maintained, this Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into the best possible living environment for present and future township residents. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long range goals. · The Master Land Use Plan provides: 1. A comprehensive means of integrating proposal_s that look 20 years ahead to meet future needs regarding general and ·major aspects ofphysical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvement plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and 5. A means of relating the plans of Watson Township to the plans of adjacent townships and cities and to development of the region as a whole. The final element of -the plan synthesizes the recommended goals and needs of the Township and the analysis of existing conditions and trends into a general development strategy. The plan concludes with an implementation program. MS\Watsn-MI¾ea\S7834.0I �The Watson Township Master Plan is intended to be long-r~ge and dynamic, based on the longterm goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the prec'.ise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making framework. Used correctly the more detailed future decisions can be related to the broader community-wide perspective provided in the plan and the decision makers will have confidence that their decisions have a clear and rational basis. MS\Watsn-MI¾ea\87834.01 11 �OtSIOO IU,ltU..1 M0Mlll0IINCl AltfM• llltlMle TOWNSHIP LOCATION MAP I WATSON TOWNSHIP Governmental Services Division ------------------------------.....1 �WATSON TOWNSHIP MASTER PLAN CHAPTER I DESCRIPTION Any plan for the future must be based on knowledge of existing conditions and the influences that have shaped the community. This chapter examines the natural influences that have worked to make the community what it is today. These include its location and natural features such as topography, soils and water resources. REGIONAL SETTING Watson Township is a sparsely populated, agricultural township east of the City of Allegan. US131 serves as the eastern boundary and provides good access to Grand Rapids and Kalamazoo. In addition, M-222 carries east and west traffic through the southern half of the Township. Because of its location with respect to the cities of Grand Rapids, Kalamazoo, and Allegan and the fact that the major arterials provide excellent access to the township, it is felt that the major influence on future growth will be the M-222 and US-131 interchange. This interchange will tend to attract commercial and/or industrial uses in the eastern portion of the Township and will be a factor in the location of new residential developmel)t,.. NATURAL FEATURES Based on a survey of citizen attitudes, residents of Watson Township consider the Township's natural features and rural qualities among its greatest assets. In Watson Township the "rural environment" is comprised of a variety of natural features in a relatively unspoiled setting. These include rolling hills, forests, winding streams, deep ravines and major expanses of farmland. These features combined with relative close proximity to two major metropolitan areas will over time make Watson Township ·increasingly attractive to many individuals and families seeking a rural living environment. Natural features provide both opportunities for, and constraints on development. Understanding the areas natural features and implications that they have in respect to humans activities is therefore fundamental if the community is to institute appropriate policies of land use. The following discussions will highlight the signific~t aspects of Watson Township's natural features as they pertain to future land use planning for the Township. Topography, Drainage and Water Resources The topography of Watson Township ranges from flat to hilly. The flattest terrain occurs in the southwestern portions and the steepest terrain exists in the north and northeastern sections of the Township. MS\W atsn-MPlaea\87834.01 1 �There are a two major watersheds in the Township: The northern one-third of the Township drains to the north and is included in the Miller Creek/Rabbit River watershed. The southwestern two-thirds of the Township drains to the south within the Miner Creek/S~hnoble Brook watershed. Both of these watersheds are within the Kalamazoo River basin. The natural drainage network includes such streams as Miller Creek, Schnoble Brook, Minor Creek and School Section Brook. This system of streams has been greatly modified by man and augmented by an extensive system of surface drains, as well as a few underground drains. The majority of these "county drains" are in the southwest comer of the Township where the topography is relatively flat and the water table is naturally high. The improved drainage network has allowed much of the areas most naturally fertile soils to be put into cultivation. The Allegan County Drain Commission has primary responsibility for maintaining this drainage system. There are no major flood plains in the community and with the exception of minor flooding around several of the local lakes, flooding has not historically been a major problem within the Township. In addition to several lakes being located in the Township, there are numerous smaller, water filled depressions and wetlands. The largest lake is Big Lake. It is located in Section 14 and encompasses 140 acres of area. Other major bodies ,of water include Miller Lake, Schnoble Lake, School Section Lake, Hudson Lake, Wetherell Lake, and Hies Lake. With the exception of Hies Lake and Hudson Lake each has seen some degree of residential development. Only Big Lake has an established public access site. The fluctuation of water levels on some of these lakes has caused septic field failures for some homes located in low shoreline settings. The effects of these failures on surface water quality is not well documented but should be closely monitored. Map 2 illustrates the drainage network of the Township. All residents within Watson Township derive their domestic water supply from groundwater sources. The depth of the wells range from shallow stab wells to wells over 150 feet in depth. According to the Allegan County Health Department, water quality within the Township's aquifers is generally good. There are however, at least two locations within the Township that have recently experienced problems with groundwater contamination. One of the areas is in the extreme southeast corner of the Township and the s~cond area of contamination is in the vicinity of 15th A venue in the northeast comer of the Township. At the present time it is not known whether contamination in these areas is on an isolated basis or whether the problems are more wide spread. Groundwater will continue to be the primary source of domestic water in Watson Township for the foreseeable future. Because of this, measures to protect the groundwater aquifers are important if residents are to continue to have safe supplies. From a general planning standpoint, such measures should involve limiting the densities of development in areas where the aquifers are shallow and unprotected by impermea):>le substrata. MS\Watsn-MP\aea\87834.01 2 �HOPl( I NS . --------- -- -L - -~,· ___ .._,_ •-~---T~ • . . . . . , . . .y ~ --IC ~-. -0 CO-IIClA&. • INOUSTIIIAL •T J'U-..C. -S .&ff_AMA__., -1'.&VUIIOAO _l_ .i : ·-·r·--ic==r==='=~~~~~ L____r:---11--~ WATSON TWP . SURFACE DRAINAGE NETWORK ALLEGAN COUNTY, IIIICHIGAN NATURAL a IMPROVED DRAINAGE COURSES MAJOR DRAINAGE DIVIDE MAP 2 �Because there is a general lack of data regarding the depth of the usable aquifers, the degree to which they are vulnerable to potential contaminates and the .extent to which degradation has already occurred, it is felt that a program to systematically analyze well logs and water samples • is needed. Recent efforts along these lines have been made by several nearby communities within Allegan County as part of the Michigan Groundwater Survey Program. This relatively new program allows participating communities to bette~ assess the implications that varying intensities and types of land use can have on the water supply and may prove to be a useful tool in establishing land use policies such as zoning. Soils The soils in Watson Township range from scattered areas of sand to predominantly heavy loams, clays and mucks. The location of these soils are an important consideration in the Township's physical development and in associated construction practices. The General Soils Map ( Map 3) illustrates the major soil associations within Watson Township. An overview of these soil associations is useful in identifying the general suitability of soils for certain types of land use and provide further insight into the topography and drainage of the Township. It is important to note that in Watson Township, existing land use has been largely determined by the suitability of the soils. In any rural community having as its goal the preservation of its rural qualities, attention to the natural suitability and limitations of ~e ~-? il is pru:amount. Descriptions of the various soil associations as illustrated on Map -3 are as follows: 1. Capac - Rimer - Pipestone. - This soil association covers the southeast one-third of the Township where topography is nearly level to undulating. The area consists of poorly drained loams, loamy sands and sands. The major soils in the association are very poorly suited for building purposes. Wetness and poor filtering capacity make the soils ill-suited for private septic systems as well. This association is, however, well suited for farming purposes. 2. Oshtemo - Chelsea - Ockley. This soil association is situated in the north central area of the Township. It consists of well drained to excessively well drained loamy and sandy soils. The topography is rolling to very hilly with many slopes in excess of 18%. Most of the area is presently wooded. The excessive slopes make this area generally unsuited for farming, building sites and septic systems. 3. Chelsea - Ockley - Oshtemo. This association of soils covers over 40% of the Township's land area. Situated throughout most of the Township's eastern and northeastern sections as well as in the northwest, these soils are predominantly sandy and loamy. In the northwest, the topography ranges from nearly level to gently rolling. In the north and east the topography is rolling. The major soils in this association are moderately suited to well suited for building and septic systems. Poor filtration capacity and excessive slopes are limitations that are found in many areas however. , MS\W atsn-MP\aea\87834.01 4 �HOP MINS . . WATSON TWP . - . .NOia,_ ,-.,~ ____ • IIULTW'AaLY ~ , == • COMM.ltCIA&. • INDUSTIIIA&. • ,uauc:, - - -,aVWD_._,.,,._ - f f A T I - A M l t V7 ALUGAN COUNTY, MICHIGAN ff F GENERALIZED SOILS MAP I. CAPAC- RIMER- PIPESTONE 2. OSHTEMO - CH ELS EA 3. CHELSEA - OCKLEY- OSHTEMO 4. MARLETTE-CAPAC-METEA e ,,..-ri\, ••••• - ,,,.. ................ .-..~ ---. • -·· II• .a Pl> - �4. Marlette - Capac - Metea. This association is situated in the central and extreme southeast portions of the Township. It covers approximately 4 square miles in total land area. In both areas the topography is hilly with several low wetland depressions and small • lakes. The major soils are moderately well drained to poorly drained sands and loams. Most of the land is presently wooded or idle farmland. Those soils presently being farmed are fairly well suited for that purpose. )3ecause of an underlying clay layer most of this association is poorly suited for building development and on-site septic systems. 5. Sebawa - Colwood - Brady. This association is found in the southwest corner of the Township and consists of nearly level, poorly drained sands, loams, and silty material. Much of the higher ground in this area is well suited to crop land. The lower ground is excessively wet and is presently wooded. Because of the wetness and poor permeability, building development and septic systems suitability is very poor. In a rural area such as Watson Township where public sewer facilities are unavailable and the prospect for their future provision on a large scale is unlikely, the ability of soils to accommodate private septic systems is a crucial element in land use planning. Due to poor percolation and wetness, and in the other extreme, the inability of permeable soils to adequately filter effluent before it reaches the water supply, many areas of Watson Township must be considered generally unsuitable for intensive development. As a result, the location and character of new development must in be determined by the ability of soils to accommodate private septic systems. part Another important influence that soils have on development is the suitability of soils for building development. Some areas of the Township contain soils which due to a high water table, flooding, shrink-swell potential, steep slope and other factors place severe limitations on the ability to construct buildings. Often time these limitations are so severe that special designs, special and costly construction methods, and increased maintenance are required. Map 4 illustrates those areas of the township which have characteristics of soil, topography and drainage which are considered poorly suited for both building development and septic systems. The map also shows soils that exhibit light to moderate limitations on building construction but have severe limitations for on-site septic systems. The areas shown in white are considered to be areas generally exhibiting slight to moderate limitations on development. It should be pointed out that soils which have been identified as being generally unsuitable for building and septic use may still be judged useful based upon a more detailed site analysis or with on-site modification. However, significant development in these areas would appear to greatly increase the potential for groundwater degration and public health hazards and in turn, lead to an increase in the eventual need and demand for public utilities. If such problems and their associated high cost are to be avoided, the density and intensity of development in such areas should therefore be held to a minimum. MS\Watsn-MI"'aea\87834.01 6 �HOPl< I NS !-- ·-·-·. IP . ~ ~ • SINGLI l'A- Y M-lfTIA&. • MUl T1°1'AlaLY IIESIDINTl,U. WATSON TWP. Ell~lltOlllll'AM = COIIIIIIICIAL • INDUSTIIIAl • l'UlllC, Sf~IUC - • - STATE QAIII AltU IOUNDAIIY l'AYED IIOAD UWAYID IIOAD ALLEGAN COUNTY, IIICHIGAN r • T = ENVIRONMENTAL LIMITATIONS - ·· ~ SEVERE lrMJ ....MODERATE 1 URCE : ALLEGAN CO . SOIL SURVEY D .. . .SLIGHT l_.AO A �CHAPTER II COMMUNITY PROFILE • At the present time large expanses of Watson Township remain undeveloped or are devoted to agricultural purposes. This being the case, the Township has the opportunity to direct future development in a manner that will be both desirable and economical to serve from a public services standpoint. However, in order to develop a realistic plan for future development, decision makers must have a clear picture of the community as it is now. EXISTING LAND USE INVENTORY AND ANALYSIS Watson Township's total land area consists of 35.4 square miles or 22,650 acres. The existing land use remains heavily agricultural in nature but also includes large areas of wooded and open land with scattered rural residential concentrations. A few small commercial businesses exist along and M-222 and consist of neighborhood convenience stores and local related repair shops. The few industrial uses in the Township include a sawmill on M-222 near 16th Street and a few gravel mining operations. Other land uses include scattered institutional uses such as churches, cemeteries, the Township Hall, and a closed landfill. The only formal recreational uses are a DNR public access site on the north end of Big Lake and commercial campgrounds on 20th Street in Section 21 and on the north end of Schnoble Lake in Section 26. Agricultural Land Use Actively tilled or idled farmland covers over two-thirds of the Township. The heaviest concentrations of farming activity are located in the southwestern one-third of the Township where the topography is generally flat. As can be seen on Map 5, much of the soil in this area is classified as "prime farm land", as defined U.S. Department of Agriculture. At the present time there are over 2908 acres of land within the Township that are enrolled in the · P.A. 116, Farmland and Open Space Preservation Program. Under this program property owners agree to relinquish their non-farm development rights for periods in excess of 10 years in exchange for tax credits. Most of the land presently enrolled in this program is in the area considered" prime farmland". Of the land presently in P.A. 116, almost 1300 acres are enrolled for periods that will keep them devoted to farming or open space use for well into the next century .. Residential Land Use Within Watson Township the largest and most intensive area of residential development is found in Section 24 in the Country Meadows Mobile Home Park. This mobile home park contains approximately 60 mobile home sites and comprises roughly 40 acres. Other concentrations of homes are found on the west side of School Section Lake, on the north end of Big Lake, on the MS\Watsn-Ml¾ea\87834.01 8 �HOPl< I NS ·-·-·. ·----L ·-· ,.., . z I- . __ ,_y _ _ -----"• IIU\.TI-#AaLY M-.nM. a CO-•IICIAL ~---• INOU ■TIIIAL • l'Ul■UC. - -■TATW~AMA- - l ' A f f D 1110AO -- - WATSON TWP • AU.EGAN COUNTY, WCHtGAN IMPORTANT FARMLAND SOILS flill ... PRIME AGRICULTURAL SOILS OURCE : U.S.O.A. ALLEGAN CO. SOIL SURVEY MAP 5 �.......... ,.. .. ... .............. ............ (~:.:=iiiiiiiI :;;;;t /'.'.;;;;;m:·m::"':;=:;=::=:=.•:=.• ;-,,l; 1---_;_;__;;_;):;~"-':;;;=I .... ::a ·=ij iiiiiii ii ~ ~iliii~ :: ti -·-LL--~ - . ....,_ _____ . -~-, ,,.,. ...-- OTSEGO _.,. a co•••-1. • INDUITIIIAL • l'Uauc, s a - , c --ffATW~AMA_. -l'AVIDIIOAO - - · - ll0AO WATSON TWP . All.EGAN COUNTY, IIIIICNtOAN =- T PA 116 ENROLLED FARMLAND �north end of.Miller Lake and on the west side of Schnoble Lake. Collectively, the settlements located on these lake represent approximately 45 acres of land. . . Throughout the remainder of the Township residential development has occurred in a scattered fashion along existing roadways. This has resulted in a rather noticeable lineal pattern of residential growth, especially along M-222 and 20th Street. Being that Watson Township is very rural in character, residential land uses comprise a relatively small percentage of the Township's total land area. It is estimated that the Township's nearly 700 dwelling units occupy roughly 1,450 acres of land or less than 6% of the Township's total area. On average approximately 2.1 acres of land is estimated to be devoted to each residence. A further analysis of land used for residential purposes reveals the following: * Platted subdivisions are found exclusively around the small lakes. There have been no new plats in over 20 years. Toe platted areas total approximately 100 lots and roughly 45 acres of land. Of the platted lots, roughly one half have been built on. Parcel sizes are in the 6,000 to 15,000 square foot range. Single family homes on platted lots consist of approximately 7 percent of the total number .9f homes. Many of these homes are seasonal, cottage type, dweµings. * There are approximately 270 homes situated on parcels of property that are within the range of 1 to 5 acres. In addition there are nearly 50 homes situated on parcels that are of a size of 5 to 10 acres. It is estimated that these homes collectively consume nearly 1100 acres of land. Toe vast majority of land consumed by these residences is wooded or otherwise unimproved. Typically, only a small portion of each parcel is actually devoted to residential purposes. These types of home sites represent 48 percent of the residential development in the Township, with 40 percent occurring on parcels of 1 to 5 acres and 8 percent on parcels of 5 to 10 acres in size. * There are over 260 home sites located on large parcels (ten acres or more) of property. Most of these are farm residences situated -on large holdings of contiguous farm land. Farm residences are estimated to account for roughly 38 percent of the land area devoted to residential use. * Mobile homes within the Township's one mobile home park, comprises approximately 9 percent of the housing mix. A comparison of property maps dating back to 1979 with current property maps reveals that very few splits have occurred resulting in a total fragmentation of a large agricultural parcels of land. Many of the splits that have occurred have been of type that created 1 to 4 parcels of less than 10 MS\Watsn-MP\aea\87834.01 11 �, acres while still preserving a large contiguous area suitable for farming use. An equal number has involved the splitting pre-existing p~els in the 10 to 20 acre range into smaller parcels of 1 to 5 acres. When coqipared to other rural townships nearer to major metropolitan areas, the rate of parcel fragmentation in Watson Township has~ up to this point. been relatively low. It is felt that the principal reasons for this relatively low rate of property splitting is the general lack of demand for home sites within the Township. Other controlling influences include the large minimum lot size requirements by the Township and the amount of land enrolled in the P.A. 116 Program. POPULATION CHARACTERISTICS Population characteristics, present and future, are very important in the development of a comprehensive plan. The reason is obvious since as the population grows it tends to bring with it a directly related quantity of development Consideration must be given to the quantitative increases as well as the qualitative character of the growth in order to properly assess the future land use needs. This section analyses the his_toric population ·trends and selective characteristics of Watson Township residents. Table 1 illustrates past population growth of Watson Township relative to nearby communities. TABLEl Population Change Watson Twp Hopkins Twp MartinTwp Otsego Twp * Allegan Twp * Allegan Co. % Change 1960-1970 % Change 1970-1980 1960 1970 1065 1766 1963 2564 2404 1332 2084 2125 3721 2970 1658 2109 2331 4479 3464 24.9 18.0 8.2 45.1 23.5 24.5 1.14 9.7 20.4 14.2 57,729 66,575 81,555 15.3 22.5 1980 Source: U.S. Census Data * Affected by annexations, 1960-1970 The table shows that during the period 1960 to 1970 Watson township grew faster than Allegan County as a whole. During that period, a total of 267 persons were added. During the period 1970 to 1980 growth continued at a healthy rate again exceeding the County's overall growth rate. Since 1970 the rate of population growth in Watson Township has also been more rapid than in the surrounding townships of Hopkins, Martin and Allegan. Estimates prepared by the Michigan Department of Management and Budget indicate an estimated 1986 population of MS\W atsn-Ml¾ea'-87834.01 12 �1690 people. Based on the number of new homes erected between 1980 and 1989, it is estimated that the current population is at approximately 1,790 persons. Based on this estimate it is concluded that an average of 15 pe~ons per year were added to the population of Watson Township during the 1980's. Table 2 illustrates the 1980 general age composition of township residents. These are compared to the same categories for all of Allegan County. The table reveals that in general, the population in Watson Township is sightly younger than that of Allegan County as a whole. This indicates a relatively high number of young families with school age children. This occurrence would also indicate a significant rate of in-migration of persons in the family forming years. TABLE 2 Age of Residents 1980 % Under 18 Years Watson Twp. Allegan County % Between 18 & 64 Years -59.2 57.7 ":' 32.8 32.0 % 65 Years & Over 8.1 10.3 Median Age 27.7 28.5 Source: U.S. Census Data One important consideration with respect to the population of the Township is the occurrence of a relatively large number of seasonal residents. In 1980 over 50 homes or 8.5 percent of the total number of dwelling units within the Township were considered seasonal in nature. The majority of these seasonal homes are located around the several inland lakes within the Township and during the summer months the occurrence of these dwellings gives rise to a total summer population that is likely to exceed 2,000 persons. ECONOMIC CHARACTERISTICS Apart from farm employment, there are very few employment opportumttes within the Township. This is a result of their being no manufacturing enterprises and only a small number of family operated commercial establishments. The vast majority of the Township residents must therefore rely on employment centers located outside of the community. These centers include the relatively near-by cities of Allegan, Otsego and Plainwell in addition to more distant employment opportunities in Kalamazoo, Grand Rapids and Holland. In spite of the relative distances that employed persons must travel to their jobs the per-capita income levels of residents in the Township has increased fairly significantly in the last few years. In 1980 the U.S. Department of Census reported per-capita income levels of $6,050. In 1987 the U.S. Census Department estimated that the per-capita income had increased to a level of $8,889 M5\W at.sn-MPlaea\87834.0 l 13 �, per person. This is an increase of 47% as compared to 38.6% increase for residents of Allegan County as a whole. POPULATION PROJECTIONS A determination of a reasonable future population growth is important in a planning program since projections provide a general basis for determining land needs for future development and future community facility and improvement needs. It is presently estimated that there are 1,776 persons living in Watson Township. This figure is based upon multiplying the estimated number of persons per household (3.00) by the number of occupied full-time housing units estimated to be in the Township in 1989 (592). Based on this estimate and other trends, Table 3 illustrates the projected population forecast for the Township. TABLE 3 · Watson Township Population Projections 1990 1980 Watson Allegan Co. 1,658 81,555 1,791 :,,,.,. 88,711 * Projections * 2000 2010 2,116 101,250 2,415 112,362 based on historical trends of the Township's population as compared to the total population of Allegan County. Allegan County projections were prepared by Michigan Department of Management and Budget, 1987. MS\Watsn-MJ"aea\87834.01 14 �CHAPTER ill COMMUNITY FACILITIES This section describes the facilities which Watson Township offers to its residents. TOWNSHIP OFFICES The Township Offices are located on 118th Avenue in Section 16, approximately 1/2 miles east of 20th Street These facilities were recently remodeled and include a meeting room and limited office space. PUBLIC SAFETY Police service is provided throughout the Township by the Allegan County Sheriffs Department. Fire protection is provided through agreements between the Township and several adjoining communities. These communities include ~op.kins, Martin and Otsego. Map 7 illustrates the fire service zones within the Township. CEMETERIES The Township operates and maintains two cemeteries> One is located on 20th Street, south of 118th Avenue and the second is located at 117th Avenue and 14th Street. LIBRARIES At the present time there are no libraries facilities in the Township. Residents must rely on facilities located in near by communities such as Hopkins, Martin, Allegan and Otsego. ROADS All public roads in the Township are- maintained by the Allegan County Road Commission. However, Watson Township does allocate a portion of its general fund budget to help pay for road improvements such as dust control and paving. Most of the local county roads within the Township are gravel and are in need of on-going maintenance. As growth continues, several roads will be in need of major improvements such as paving. Based on the survey of residents, residents responding favored the paving of additional roads by a 2 to 1 margin. PARKS The Township does not possess any dedicated park land. The only formal recreational areas within the Township include a public access site located on the north end of Big Lake and two commercial campground facilities. Based on the resident attitude survey many residents favor the creation of additional recreational facilities. UTILITIES At the present time there are no public and water utilities available within the Township. All residents must rely on private wells and septic systems. MS\Waun-MP\aea\87834.01 15 �........................ ........; :::::::::::::: :;;;;;;;~j·~~~~;; ~tm - - ----< II , I !I ' I I ~' I\> . .,.., -· z I - ••...__· a:: ! I MAR IN ,..... -~.... ... ...,.,...,,,~ ,, ,..__,,.,.,_ .,.._.,__,..,. e -- -- CO-Jk:IAl. • INDUSTIIIA1. • l'IIIIUC, ~ STAff GAaa ~ ,a,-•lff -,anv IIOAO =-•vu- FIRE SERVICE PROVIDERS LJ ... :HOPKINS □ .... FIRE DEPT. MARTIN TOWNSHIP FIRE DEPT. 0 ....OTSEGO FIRF nf:'PT f- WATSON TWP . AUEGAM COUNTY, IIICHIQAN < ::I �CHAPTERIV PLANNING ANALYSIS This chapter analyzes population projections, the existing land use mix, growth trends and community characteristics in order to determine the future land use needs for Watson Township. Based on Watson Township's growth over the last few decades, the availability of undeveloped land and the current desire for rural living opportunities, it is reasonable to expect that Watson Township will continue to grow. While the growth is not exp~cted to increase dramatically, steady growth should be expected. The population of Watson Township is expected to increase by approximately 650 people by the year 2010. Assuming an average of 3 persons per household this will result in 216 new dwelling units within the Township. Based on the current mix of housing types it is assumed that the average amount of land actually devoted to residential use for each future dwelling unit will be approximately 2 acres. This assumption is based on several considerations: 1. The current minimum lot size in the agricultural zone is 1 acre. 2. The majority of land divisions for new homes in recent years have been for parcels over 1 acre and the average lot size throughout the Town.ship is presyntly 2.1 acres. 3. Many of the soils in the Township are unsuitable for septic systems, thus requiring parcels that are a minimum of 15,000 sq. ft This is the minimum lot size requirement for residential zoning districts within the Township. Based on these assumptions the minimum amount of land needed to accommodate the projected number of new homes for the Township is determined as follows: 216 new homes x 2 acres/home= 432 acres A second method recognizes the fact that as in the past, a large percentage of persons building within the Township will do so on parcels that are within the 2 to 10 acre range. The following estimates have been prepared based on the present mix of residential parcel sizes. It is assumed that relatively few new homes will be built on parcels of greater than 10 acres (farmsteads). 216 x 26% x 1 acre= 56 acres (Range: <1 Acre) 216 x 64% x 2.5 acres= 345 acres (Range: 1 to 4.99 Acres) 216 x 12% x 7.5 acres= 194 acres (Range: 5 to 9.99 Acres) 216 x 14% x 1 acre= 30 acres (Mobile Home Park) Total = 625 acres Note: % represent the current mix in the type of residential/residential development MS\Waun-MP'-aea\87834.01 17 �Based on the two alternative estimates presented, between 432 and 625 acres of land can be expected to be converted to residential use in the accommcxiation of the projected residential growth expected occui by the year 2010. Based on the amowit of vacant land in the Township, it appears that there is sufficient land available to handle this projected growth in ·areas that are reasonably free from severe environmental limitations such as poor soils and high water tables. COMMERCIAL Currently there are only a few commercial uses scattered within the Township. These commercial uses do not satisfy the convenience or comparison shopping of Township residents. As a result Allegan, Otsego, Plainwell, and to a lesser extent Grand Rapids and Kalamazoo provide shopping opportunities and retail services needed by Township residents. Because intensive commercial uses generally need sanitary sewer and public water service it is felt that these communities will continue to provide most of the commercial services necessary to serve the community in the future years. _However, it is also recognized that there is a need for convenience shopping opportunities in the areas of the Township where the population concentrations will warrant_such uses. The need for some commercial uses in the Township is supported by the results of the Citizen Attitude Survey where the majority of the respondents felt that many basic types of retail and service types of ·commercial uses are suitable for the To~nship. Given the fact that the intersection of US-131 and M-222 also sef\'."eS a larger regional population it can be expected that a market potential for commercial tand uses will continue to increase in this area. INDUSTRIAL Based on heavy industry's need for sanitary sewer and the lack of industrial growth in the Township over the years, the amount of land allocated for future industrial growth should be limited. It felt that the amount of land presently· zoned for industrial use plus an additional 20 to 30 acres to improve the variety of choice should be sufficient to meet future needs. PARKS AND RECREATION The following standards for parks provides some guidance for determining future recreatio•nal needs for Watson Township residents. Type Acres Needed Per 1000 Population .5 MS\W atsn-MP\aea\87834.0 l Mini-park (specialized facilities that serve a limited population or groups such as the elderly or small children). 18 �2.00 Neighborhood playground (Tot-lot. swings, field and court game area, picnicking, ball fields, wading pools, toilet fa01-ities, etc.) 5-8 Community park-playfield _(athletic field, are~ of court games, swimming pools, etc.) Total 10.5 Acres 1000 people Source: Recreation Park and Open Space Standards and Guidelines - 1983, National Recreation and Park Association. Based on a 1989 population estimate of 1,776 people, about 18 acres of recreational land is currently needed to satisfy the above recreation standards. As was noted previously, the Township does not have any park land per se although there is land that is presently owned by the Township adjacent to the closed Township dump. This property is roughly 20 acres in size. With a 2010 projected population, of 2415, approximately 25 acres of park land will be needed to meet these standards. It should be noted that these standards are based on a national average and Watson Township should use such standards only·· as guidelines'. As part of the survey conducted in conjunction with the Master Planning process the survey found that the majority of respondents want more recreational facilities provided by the Township. The types of facilities that were indicated most frequently by respondents include picnic areas, playgrounds, hiking trails, cross-country ski trails, bike paths, and fitness trails. In light of this analysis, Township officials should seriously consider the need and desirability of providing some type of additional recreational facilities for Township residents at some point within the planning period. MS\Watsn-.MP'-aea\87834.01 19 �CHAPTER V GOALS AND POLICIES Planning goals are statements that express the community's long-range desires and serve to provide direction for related planning activities. Based on previous analysis of the community each goal's accompanying policies reflect the general strategy that the community will pursue to attain its goals. Following are set of goals and policy statements that have been developed in response to various land use issues that exist in Watson Township. GOAL # 1: The Environment To insure that new development takes place in an environmentally consistent and sound manner and that the potential for flood hazard, soil erosion, disturbances to the natural drainage network and surface and groundwater contamination are minimized, thereby protecting natural resources and preserving scenic and environmental quality, as well as minimizing the public burden. Policies .• Through zoning and site plan review, encourage approaches to land development that take natural features such soils, topography, steep slopes, hydrology, and nat_ural vegetation into account in the process of site design. GOAL #2: Agriculture To preserve the agricultural economic base of the township. Policies • Support the Farmland and Open Space Preservation Act, P.A. 116 of 1974 by encouraging use of preservation agreements by area farmers and approving such agreements that are consistent with the land use plan. , • Through zoning, discourage extensive non-farm development from occurring in .those areas that contain high quality farmland. MS\Watsn-MP\aea\87834.0 I 20 �GOAL#3: Density . Encourage a general• low density pattern of residential development consistent with the rural/agricultural character found in most areas of the township and encourage higher densities to occur in areas most appropriate for such development. Policies • Establish density standards that are consistent with the natural capacity of soils to handle on-site septic systems and which promote the preservation of the township's rural and agrarian qualities. • Encourage the concentration of development in locations where future public utilities and services can be most economically and efficiently provided, when they are needed. GOAL#4: Commercial Development Provide for the basic service and shopping needs of the township's residents by directing commercial development to take place in suitable areas nut in a manner which limits commercial strip development, minimizes conflicts with surrounding land uses and prevents unnecessary conflicts with the movement of traffic along major highways. Policies • Adopt subdivision regulations in support of land use goals. • Limit commercial development to a few concentrated areas, rather than allow strip development. • Avoid high densities of commercial development that would lead to the need for public utilities and services that cannot be economically and efficiently provided in the foreseeable future. • Encourage the shared use of commercial driveways and limit the number and spacing of driveways. • Promote high quality commercial development through local site plan review and site design standards. MS\Watsn-MP\aea\87834.01 21 �GOAL#S: Industrial Development Provide for limited light industrial development in areas that are easily accessible by major transportation facilities. Policies • Establish and reserve a site for future industrial purposes. • Promote the development of an industrial park rather than piece-meal single lot development. • Promote high quality industrial development through local site plan review and site design standards. GOAL#6: Economic Development To increase the nonresidential tax base of the township and the availability of jobs within the community, thereby increasing the ability of the township· to provide services, bettering the economic well being of residents and improving the overall quality of life in the area. Policies • Accommodate limited, high quality commercial development. • Accommodate limited, high quality industrial development. GOAL#7: Land Use Conflicts Discourage and avoid conflicts between incompatible land uses. Policies • Prevent the wide scale scattering of intensive and higher density non-farm land uses in the rural country-side. • In areas of higher density, provide for the separation between conflicting land uses by designating suitable transitional districts or requiring greenbelt or buffer areas. MS\Watsn-Ml"aea\87834.01 22 �GOAL#8: Roads To maximize the efficiency, safety, and ease of maintenance of the road system. Make provisions for road improvements that will promote growth in a way that is consistent with adopted goals and policies relating to land use. Policies • Limit the number of driveways along major highway arterials by encouraging the shared use of driveways by commercial establishments through site plan review. • Encourage clustered development. • Adopt subdivision regulations in support of land use goals. • Encourage the development of pu}?lic and private local streets; standards for private streets. Adopt minimum • Establish priorities for incremental road improvements based on the Land Use Plan, and areas of highest need. ¥- GOAL#9: - - Housing To provide a wide range of housing opportunities within the township . • Policies • Provide for the construction of single family homes, placement of contemporary quality mobile homes and construction of multiple housing at acceptable densities. • Minimize delays due to review and processing of development regulations. GOAL #10: Quality of Life Prevent the establishment of uses which, by their existence, tend to lower property values and the quality of life within the community. Policies • Adopt regulations necessary to prevent establishment of substandard housing units. MS\Watsn-Ml"aea~834.0l 23 �• Adopt regulations necessary to prevent outdoor storage of household equipment, household goods, and other materials, where objectionable. • Adopt regulations requiring the adequate siting and screening of those land uses which tend to have a blighting influence on the community. • Provide necessary resources and expertise to enforce the provisions of the zoning ordinance. • Encourage separation between conflicting adjacent land uses. GOAL #11: Recreation Provide for diverse recreational opportunities for all resident population groups. Policies • Develop a recreation plan which identifies the recreational needs of the community and sets forth a strategy for the acquisition and devefopment of recreational facilities. • Work closely with Allegan County, adjacent townships and the school districts in the provision of recreational facilities that can be used by area wide residents. MS\Watsn-MP\aea\87834.01 24 �CHAPTER VI LAND USE RECOMMENDATIONS This chapter contains descriptions and recommendations for future land use in Watson Township. These recommendations will provide overall framework for the management and regulation for future development and will also serve as the basis for evaluating zoning requests. The future land use program is general in scope. It is not intended to establish precise boundaries of land in use or exact locations of future uses. It is also important to note that there is no schedule to implement recommendations contained here. The timing of a particular land use is dependent upon a number of factors such as availability of public·utilities, provisions for adequate roadways, affect on public services and the demand for a particular land use versus the available land zoned for this use. These factors plus other factors must be considered when reviewing a request for rezoning for a particular parcel of land. A general description the various land use recommendations is described in this section. These recommendations are best illustrated on the future land use map found inside this document. As background information to the planning process, the fo_llowing narrative provides an explanation of the relationship of land use planning to zoning. ·· · The Relationship of Planning to Zoning The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within a community for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the ini_tiation of zoning ordinance within the community. Because communities are dynamic in nature and the pace of growth is not always foreseeable the periodic updating of a community's comprehensive plan is a necessity in order to make the plan and its zoning ordinance realistic and in tune with ever-changing demands of modern day society. In order to provide a better understanding of the terms of planning and zoning, the following definitions are provided: Land Use Planning The process of guiding the future growth and development of a community. Generally a document is prepared known as the Comprehensive Plan which addresses the various factors relating to the growth of a community. Through the process of land use planning, it is intended that a community can preserve, promote, protect and improve the public health, safety and general welfare. Additional considerations include: Comfort, good order, appearance, convenience, law enforcement and fire protection, the prevention and overcrowding of the land and the avoidance of -undue concentration of population, facilitation of adequate and efficient MS\W at.,n-Ml¾ca\87834.01 25 �proVIs1on of transportation, water, sewage requirements and services, and the conservation, development, utilization and protection of natural resources within the community. Zoning The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community. A zoning ordinance is often adopted which contains regulations controlling land uses, densities, building heights and bulk, lot sizes, yard and open spaces, setbacks and accessory uses. A zoning ordinance consists of two distinct parts, being a written text and a district map. The text sets forth the purposes, uses and district regulations for each district and the standards for special land uses and the administration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinances are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. Land Use Categories Agricultural and Rural Conservation Plan As a means of ensuring the continued agricultural and rural qualities of Watson Township, this plan in essence proposes two "agricultural districts". The first district "Agricultural Conservation District" is intended to be an area in which farming activity is promoted as the primary land use and nonfarm development is discouraged. The second "Agricultural District" or Rural Conservation District is intended to be similar but nonfarm residences would not be discouraged to the same degree as in the Agricultural Conservation area. By making the two designations, it is envisioned that the Township can improve its ability to protect and conserve the areas within the Township best suited for agricultural purposes while at the same time accommodate rural residential deyelopment in areas where farming is more marginal. , The two major components to the Agricultural and Rural Conservation Plan are described as follows: Agricultural Conservation As a means of promoting and protecting the majority of the Township's important farmland, the Land Use Plan proposes the designation of Agricultural Conservation or A-1 District. This district would encompass over 30% of the Township's land area. Within the planning area, non- MS\W atsn-MF'laea\87834.01 26 �fann development would be discouraged and rural land uses such as open space and farming would be promoted. • The Agricultural Conservation District contains the majority of soils· that have been classified as "prime agricultural" soils by the U.S.D.A and also contains the majority of land that is presently enrolled in the P.A. 116, "Farmland Open Space Preservation Program". The vast majority of soils in this district also pose severe limitations on development due to their inability to accommodate on site septic systems and/or other building limitations. The existence of "prime agricultural soils", the concentration of P.A. 116 enrolled land, severe environmental limitations, the existing farming activity and the large amount of unfragmented parcels suitable for farming activity are the principal parameters used in defining the general boundaries of the district. The primary objectives of this planning district are: 1. To promote farming activities as the primary land use in the areas of the Township best suited for such use; 2. To preserve woodlands and wetlands associated with farms which because of their natural characteristics, are valuable as water retention and ground water recharge areas and as habitat for plant and animal life and which have an important and aesthetic scenic value which contributes to the unique character C?f.the agri_cultural preservation district. 3. To prevent the conversion of agricultural land to scattered non-farm development, which · when unchecked, unnecessarily increases the cost of public services to all citizens and results in the premature disinvestment in agricultural. The recommended mechanisms and guidelines for use in achieving the objectives of the agricultural preservation area include efforts to encourage the enrollment of land in the Fann Land and Open Space Preservation program, and the adoption of zoning regulations that minimize the negative impacts that non-farm development have in agricultural areas. To be effective, such regulations should allow for the ability of landowners to sell off limited portions of their land for development purposes. Among the options considered for use in Watson Township in the regulation of non-fann development in the Agricultural Conservation District are: 1. Existing provisions of the A-G Agricultural District which establishes a minimum lot area of 20 acres for all uses, but which allows residential development to occur on parcels of less than 20 acres by conditional use permits. 2 Large Lot Z.Oning which would establish a larger minimum acreage requirement of 5 to 10 acres for non-farm rural residences to be allowed by right. 3. Sliding scale Z.Oning under which the number of buildable lots allowed is established by a scale which considers the total size of the parcel owned at the time of ordinance adoption. MS\W atsn -MJ'\aea\87834.0 I 27 �4. Institution of a one-acre minimum parcel size for non-farm residential uses with a maximum of two acres, and lot width to depth regulations which control the extent to which non-farm , parcels can negatively impact upon farm tracts. Because of the complexity and ineffectiveness of current agricultural zoning provisions, the complexity of administering a sliding scale approach, and the counter-productive nature of large lot zoning, it is recommended that the technique which establishes a minimum non-farm residential dwelling lot size of one acre and a maximum of two acres be utilized in conjunction with the Agricultural Conservation District outlined on the Land Use Plan. Other recommended regulatory measures for consideration within the district include the detailing of permitted uses and special uses that are best suited to accomplish the objectives of the District. The following list is comprised of uses that are considered to be appropriate within the Planning District: Suggested Permitted Uses: Commercial Agriculture Wildlife refuges Dairy farms Farm dwellings Non-farm dwellings Forest preserves Farm buildings . •'.··· Greenhouses, nurseries, and vineyards Apiaries, hatcheries Poultry operations Home occupations Transmission and distribution lines, and pipelines of public utilities Uses customarily accessory to farm operations Uses customarily accessory to non-farm dwellings Suggested Special Uses Agricultural service establishments such as feed and fertilizer sales, farm equipment sales, and services Agricultural labor housing Confined feed lots Roadside stands Essential serv~ce structures such as telephone exchange and/or repeater buildings and towers, electrical substations, gas regulator stations and buildings . . It is recommended that the zoning ordinance and the zoning map be amended early on in the planning period in order to begin the implementation of the objectives of the agricultural preservation district. Rural Conservation The Rural Conservation or A-2 Planning District is intended to complement to the Agricultural Conservation Area. It is identified as a means of preserving the integrity of the Agricultural MS\Watsn-MPlaea\87834.01 28 �Conservation area where fanning activity is viewed as the primary and permanent use to- be encouraged during the planning period. This planning district: while encompassing many active farms, is therefore designed to serve as a buffer area between the more intensively developed residential districts and the Agricultural Conservation District. The lot sizes and uses designated for inclusion within this district should be permissive to accommodate the demand for rural residences while also recognizing that a fanning activity will remain a major use in the area. By designating this area, it is expected that the majority of persons desiring to reside in a rural setting on one to ten acres of land will be accommodated without negatively impacting the Township's most desirable and productive farmland. The characteristics utilized in establishing the general boundaries and extent of the rural conservation district includes soils that are generally unsuitable to support intensive development due to severe septic system limitations, large areas of farm land and open space and a mixture of parcel sizes and soils that make the majority of the area suitable for fanning but not to the same extent as the majority of the areas included ~ the agricultural conservation district. The primary objectives of this land use classification are: 1. To provide a buffer between the more exclusive _agricultural conservation district and the more intensively developed low density residentlai area. 2. To preserve woodlands and wetlands which are useful as water retention and ground water discharge areas and which have important aesthetic and scenic value. 3. To encourage the continued use of valuable farm land while accommodating rural estate types of residential development at a density that will maintain the overall rural environment by not overcapacitating the soil and to accommodate a wide variety of nonfarm uses that require large land areas. 4. To provide a "land bank for areas of land that could be allowed to develop more intensively when the Township determines that more intensive structural development is appropriate and when the necessary public facilities and infrastructure is in place to support it. Recommended measures for achieving the objectives of the rural conservation land use category include: 1. Amend the zoning map at an early point in the planning period to encompass those areas identified as Rural Conservation on the Land Use Plan. 2. Amend the zoning ordinance to create the Rural Conservation District with a minimum lot size of one acre and permitted uses similar to those allowed in the current R-1 Rural Estate District of the Watson Township Zoning Ordinance. Such uses should include: Suggested Permitted Uses: MS\Watsn-MP'saea\87834.01 All permitted uses in the AG Preservation District 29 �Suggested Special Uses: Parks and other outdoor recreation facilities Campgrounds Golf courses Mineral extraction Sawmills Radio towers Improved Services Planning Area Within the 20-year planning period and beyond, it can be expected that a demand for land that can be developed for a higher density of residential use than those permitted in the Agricultural Planning Districts would accommodate, as well as for commercial and industrial purposes will be felt. Because this demand should be anticipated, a major objective of the Master Plan is to delineate those areas considered best suited or able to support the higher uses. In consideration of the anticipated practical limits of future roadway improvements, existing soil and development patterns and a general need to promote efficiency in the delivery of a wide range of services such as fire and police protection, utilities and other improved services, the Master Plan delineates a long-range "Improved Services Boundary". It is within this boundary that the majority development is intended to be accommodated. This boundary is intended to represent the approximate long-range extent of non-nl!,_~ type of development, and the area in which the Township should concentrate its public improvements. In so doing, the goal of preserving the agricultural and rural qualities of the majority of the Township can be better achieved and land uses which are less compatible with rural characteristics accommodated in a more efficient manner. The major elements of the Improved Service Area are outlined as follows: Low Density Residential The Low Density Residential Planning area is applied to several areas of the Township that have · .soils generally amenable to single family residential development at densities of less than one unit per acre without the provisions of public utilities. Much of this area has experienced some development pressure, as witnessed by a large number of parcels of less than 10 acres that already exist within the area. The primary intent of this area is to ultimately accommodate development that is more exclusively residential in nature while still preserving the area's rural and unique environmental qualities. It is also intended to ultimately serve as' a transitional area between rural densities of development and higher concentrations of development. The unique characteristics of this planning district is that from a zoning map standpoint, it is not recommended as a district to be currently mapped. It is intended as a floating zone which would only be mapped when it is demonstrated that there is the necessary infrastructure such as paved roads, police and fire protection, and utilities to support the higher concentrations. It is therefore recommended that the areas included within the Long-Range Improved Service Area be zoned Rural Conservation (A-2) until the Township determines that it is appropriate to accommodate the higher intensity of development that would be allowed under the Low Density Residential Designation. MS\Watsn•Ml¼ea\87834.01 30 �In considering zoning requests for Low Density Residential, the township should avoid situations that would result in scat_tered or leapfrog development. The following mechanisms are intended for use in achieving the objectives of a low density residential district. 1. Amend the current R-2 Single Family Residential District regulations to restrict the minimum lot size within the district to approximately one acre for unplatted parcels, 30,000 square feet for platted parcels without public utilities, and 15,000 square feet for platted parcels if public water and/or sewage utilities are made available. 2. Eliminate the current R-2 zoning district as a mapped district. It is envisioned that changes to the existing agricultural zoning provisions as outlined in the Rural Conservation (A-2) Planning District discussion will accommodate the vast majority of uses and lot sizes presently found under the current R-2 zoning and will not restrict the current uses. It is therefore recommended that existing R-2 areas be converted to the proposed A-2 classification. 3. Future zoning to the Low Density Residential Classification is recommended to only occur incrementally, based upon the demand for development of the type that would be allowed in the Low Density Residential district and it is demonstrated that the appropriate infrastructure is available to support the higher intensity of development. M edilfm Density Residential This land use classification is designed to accommodate single family homes and duplexes of densities of up to 4 units per acre. It is also intended to accommodate mobile home parks and multiple family dwelling unit developments as a special approval uses on parcels of property that are a minimum of 20 acres in size and which are adjacent to paved highways. Such developments, at densities of up to . 6 units per acre, should be served by either public or community sewer systems. The types of dwelling units envisioned in this category can serve as transitional uses between non-residential uses and low density residential uses. Because public sewer is necessary for mobile home parks or multi-family development in order to assure long range public health, such developments should not be approved until proper sewer service and roadways can be provided. The following guidelines are intended for use in achieving the objectives of the medium density residential land use classification: 1. Amend the R-3 Medium Density Residential Zoning District's prov1s1ons to accommodate mobile home parks and multi-:-family residential developments of up to 6 units per acre as conditional uses under specific size, locational and public health standards. MS\Watsn-MP\aea\87834.01 31 �2. Incrementally amend the zoning map to reflect the proposed extent of the medium density land use category based on periodic re-examination of the needs for such development (e.g., every five years) or as part of the review process relating to a specific • development request. Lake Residential District The Lake Residential District is intended to address a variety of existing and potential land use considerations arising adjacent to several of the Township's more significant in-land lakes. The objective of the district is to call attention to the existing developments that have occurred around several of these lakes. Within these areas it is recommended that the Township conduct more in depth studies of existing parcel sizes and building standards in order to determine the prevalence of nonconformities under the existing zoning ordinance. It is recommended that where the majority of properties are non-conforming, that the zoning ordinance be amended to directly address the problems (e.g. creation of a new zoning district). Commercial Land Use Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and to encourage drive in trade. However, when a major street begins to develop commercially, traffic congestion too oft~n occurs and conflicts result between through traffic and vehicles entering and exiting driveways. This plan recognized that the demands for commercial development in Watson Township are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along M-222, near the US-131 interchange area where traffic volumes are greatest and where commercial establishments can take advantage of passing motorists. Such characteristics are natural attractions for commercial development In addition to the M-222/US-131 interchange area, several intersections long M-222 are seen as potentially viable locations for Convenience Commercial establishments that would cater to the needs of local residents. The intersections of M-222 with 24th Street, 20th Street, and 16th Street have therefore been identified on the Master Plan map as Convenience Commercial Planning Areas. It is intended that these areas be limited in size and that secondary access to the north-south roads be encouraged. It will be important to direct commercial development in a manner which avoids the generally undesirable effects that commercial strip development could bring. Therefore, virtually all retail and service types of commercial development should be directed toward these four areas. The objectives of the Commercial Land Use Plan are to: 1. Accommodate commercial facilities that provide sufficient amounts of goods and services to meet the daily needs of a growing township population while not duplicating services provided by establishments already located nearby. MS\Watsn-MP\aea\87834.01 32 �2. To promote the physical clustering of commercial establishments rather than strip development, thereby providing for joint use of parking facilities, more convenient shopping, and.minimized extension of utilities as they are needed. 3. To provide for efficient accessibility to retail uses thereby minimizing traffic conflicts. Unless careful site planning and access controls are instituted, conflicts between uses can occur. Opportunities for integrated uses can be lost, and the capacity of street can be greatly reduced. It is therefore recommended that the rezoning of land designated by the Land Use Plan for commercial purposes be done incrementally to help assure that development is not done prematurely or haphazardly, with disregard for the lack of utilities and the uses that are in existence or could develop on adjoining sites. Implementation of the commercial land use plan should therefore involve the following recommendations: 1. The development of flexible planned unit development zoning provisions that \YOuld allow the review and approval of proposals incorporating integrated mixed uses, joint accesses and alternative access characteristics. 2. The institution of zoning standards and site plan review processes which promote desirable objectives and a careful scrutinization of site plan features as: a. Water, Sewer and Drainage: Until public·or collective systems for these utilities are pro:vided it is recommended that major development not be permitted unless careful consideration is given to the individual methods to handle expected water usage, wastewater generation, and runoff. b. Driveway location and spacing: Driveways should be located as far from street intersections as possible to avoid left turn conflicts and businesses should be encouraged to share driveways whenever possible. Driveways should be minimum of 150 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. It is recommended that commercial parcels have a minimum of 200 feet of street frontage to promote adequate driveway spacing. c. Landscaping: Commercial development should provide landscaping along the street edge to enhance the aesthetics and to screen parking areas. Specific landscaping requirements should be incorporated into the zoning ordinance to ensure adequate ~d uniform landscape treatment among all business. d. Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling a major street, or a similar alternative. e. Signs: The number, size and location of signs should be controlled and kept to a reasonable minimum to avoid motorists confusion and to ensure individual business identity. MS\Watsn-MP\aea\87834.0 I 33 �Industrial Land Use Plan The Industrial Land Use classification as depicted on the Land Use Plan is intended to provide and reserve adequate' land for future industrial development In so doing, it is recognized that industrial development will be important to the economy and tax base of the community. The areas designated are located to provide easy access and to minimize potential conflicts with residential uses. Intensive industrial development within the area shown would require the provision of public sewer and water. Therefore, only light industries that require very little demands for such uses should be considered. The objectives of the Industrial Land Use Plan are as follows: 1. To encourage industries to locate in an industrial park setting. 2. To promote diversification of the local tax base. 3. To provide nearby entrepreneurial and employment opportunities for Township residents. The following guideline~ are intended for use in implementing the industrial land use plan: ... ;,..~ 1. Incrementally expand the availability of industrial zoned properties within the planning period based on the needs over the entire planning period, keeping in mind that development without public utilities should be carefully monitored. 2. Improve plan site review standards relative to industrial uses to ensure building and site design quality and that those industries being proposed without public sewer and water facilities will not jeopardize environmental quality. 3. Encourage the creation of an industrial subdivision rather than piecemeal development to help assure development and collective use of necessary roads, drainage and other improvements. 4. Incoiporate provisions in the zoning ordinance that would discourage extensive outdoor storage and activity areas that would detract from the character of the Township. 5. Encourage the landscaping of industrial sites-through site plan review. 6. Discourage the development of heavy industries which because of their scale or type of operation could have severe environmental implications or overburden public services. 7. Incoiporate access control mechanisms similar to those recommended for the commercial areas into zoning provisions relative to the industrial zone. MS\Watsn-MP\aea\87834.01 34 �, HOPKINS >,,, ...... i :, i L --i . t OTN l OTSEGO - • • INOU9Tfl1AL f'U ■ LJC . SElll-~IUC STAT! GAME .lllU IIOUNO.lllY -,avED "OAO UN,-&VID 110.lD = ~ ~!~ Lr J WATSON TOWNSHIP MASTER PLAN RURAL CONSERVATION RURAL CONSERVATION TO LOW DEN. RES. ~ CONVENIENCE ■ GENERAL ALLEGAN COUNTY, MICHIGAN , " A " - AGRICULTURAL CONSERVATION □ "A "-2" WATSON TWP. . - -· • SIN<IU PAMILY RESIDUITIAL • MULTt-,,AlltLY flESJD.NTIAL MOBILI HO... l'AM a COIIIIMUIC IAL COMMERCIAL COMMERCIAL II MEDIUM DENS. RES. ■ LAKE RESIDENTIAL ~ INDUSTRIAL LONG RANGE IMPROVED ---SERVICE BOUNDARY �Natural Features Preservation Based on the Citizen Land use Questionnaire and discussions with the Planning Commission, the preservation of the rural character of the Township can be termed a high priority among residents. One important aspect of the community's rural character are the natural features found in the Township. These include hills, woodlands, water resources and soils. The importance of these features however, go well beyond natural beauty. Taken collectively, these features form an interrelated, high quality and well-balanced environment that should be protected from potentially disruptive development practices and land uses. The following objectives and guidelines should be applied throughout the Township, and coupled with recommended land uses and densities outlined in the previous sections, are intended to promote a balance between the desire to accommodate continued development· and the need to protect the natural environment. In order to preserve the rural character of the Township and protect the quality of the environment, the Plan makes the following recommendations: 1. Through site plan review, subdivision regulations and a public education program: - Encourage the construction of roads that follow contours rather than running against them. · - Encourage minimum gradi1:1g and cut fill activities on ·steep slopes. - Encourage the concealment of buildings located on prominent hillsides. - Discourage the filling of wetlands. - Evaluate soil suitability for the proposed use. - Discourage the over improvement of building sites in rural areas that would replace natural vegetation with large manicured lawns, and other forms of urban landscaping. - Encourage the use of natural drainageways versus channelization or underground drains. 2. Cooperate with the Allegan County Drain Commission to ensure strict enforcement of the Soil Erosion and Sedimentation Control Act. If necessary, adopt and enforce a local ordinance. 3. Inform residents and farmers of the problems of over fertilization of lawns and fields near water bodies and drainageways. 4. Inform residents of measures that should be taken for proper septic tank and drainfield maintenance and operation. 5. Inform residents with livestock and other domesticated animals of the hazards of locating feeding areas and animal runs where nutrients from animal waste can readily enter surface waters in the form of runoff. MS\Watsn-MP\aea\87834.01 36 �6. Support State and County laws and administrative programs which help to protect natural resources. The following list of State and County approvals is directed toward the major environmental protection needs of the area. FEATURE OF CONCERN . Wetlands Proper septic system location and installation for surface water and groundwater quality protection Erosion control during construction AGENCY OR APPROVAL REQUIREMENT State wetlands permits issued by the Michigan Department of Natural Resources are required for ·alteration of any wetland contiguous to lakes, streams, and other water bodies, and for wetlands which are five acres or more in size. Permit required from the Allegan County Health Department. An earth change which is within 100 feet of a lake construction or stream or is one or more acres in size requires a permit from the a permit from the Allegan County Road Commission This agency··presently. administers the provisions of the the Michigan Soil Erosion and Sedimentation Control Act within Watson Township. Adequate drainage facilities minimize flooding The Allegan County Drain Commissioner reviews All subdivision plats to assure adequate drainage facilities. Proposals for developments with storm water outlets to county drains, as well as mobile home park proposals, are also subject to approval by the Drain Commissioner's office. On-site retention of stormwater is often required. Roadside drainage The Allegan County Road Commission reviews all subdivisions for conformance with Road Commission standards. For large lot developments, surface drainage to roadside ditches is allowed. If the development is not a subdivision but results in a drainage discharge to a roadside ditch, approval from the County Road Commission is required. Runoff must be restricted and retained on-site to assure an agricultural rate of runoff. Spill prevention plans at industrial sites MS..Watsn-M11\aea\87834.01 The Michigan Department of Natural Resources reviews and approves Pollution Incident Prevention Plans submitted by businesses. Businesses are required to submit such a plan if they store or use 37 �critical materials on the "Critical Materials Register", salt, or large quantities of fuel. Wastewater treatment systems with discharges of more than 10,000 gallons/day of sanitary sewage Toe Michigan Department of Natural Resources issues groundwater discharge permits when discharges of more than 10,000 gallons/day of sanitary sewerage (or other discharges) are proposed. Toe provisions apply to large-scale septic systems and other types of wastewater facilities. Proposed discharges must meet require ments of the Part 22 Rules of the Water Resources Commission Act. Wastewater treatment systems which discharge into lakes and streams require a federal NPDES permit (National Pollutant Discharge Elimination System permit), which is issued by the Michigan Department of-Natural Resources. 8. Developers should be encouraged to contact state and county agencies at the earliest possible point in the site plan preparation process and to incorporate state and county agency req~ments for resource protection into•site plans presented to the Township. Transportation Toe road system serves as the backbone for growth and development of any community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and highly visible element of the community's infrastructure is one of the most dynamic features of the community's on-going development. Street Classification The street system serving Watson Township can be classified as follows: MAJOR ARTERIALS - This class of street serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide land service. M-222 is the major arterial in Watson Township. MINOR RURAL ARTERIALS - This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. 20th Street and 16th Street south of M-222 are the Township's two rural arterial streets. PAYED RURAL COLLECTOR STREETS - These streets serve the internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for any great length. Portions of 12th St., 117th Ave., 113th Avenue, and 24th St., are considered to be this type of street. MS\W atsn-MF¼ea\87834.0 I 38 �The collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. · UNPAVED RURAL COLLECTORS AND LocAL STREETS - The sole function of these streets is to provide access to immediately adjacent property. There are a number of these roads in the community, but they carry a small proportion of the vehicle-miles of travel. The primary objective of the Transportation Plan of Watson Township is to provide a street network which will encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. PROBLEMS The major problem with the street system is increased traffic volume on unpaved rural collectors. Other factors that may become increasingly significant as growth continues include the need for better traffic and access controls -along M-222 to avoid traffic and land use conflicts, and the incomplete grid pattern of the street system. RECOMMENDATIONS . The following transportation related recommendations are intended to address existing problems and to avoid problems in the future : - Within zoning and subdivision regulations institute access controls intended to reduce traffic conflicts along the major and minor arterials thereby preserving their volume and function. - Establish road improvement priorities. Through cooperation with the Allegan County Road Commission, monitor traffic volumes and road cqnditions as part of a program to establish road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas already having the greatest need. - Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. - Implement the Land Use Plan. This document contains specific land use recommendations which reflect the adequacy of the existing roadway system. Taken collectively, the incremental implementation of the various land use proposals will, over the long term, minimize the need for road improvements. - It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway class. Such requirements should translate in larger minimum lot frontages and building setbacks along major streets than those along local platted streets. MS\Watsn-MI1\aea\87834.01 39 �Community Facilities and Public/Semi-public Land 'RECREATION Analysis of local recreational opportunities within the Township shows that Township residents presently must rely on, and at times, compete with others for the use of facilities located in other nearby communities. While these facilities are adequate for their intended use, it must also be recognized that as the area's population increases, Watson Township must become increasingly responsible for providing additional opportunities for its residents. This conclusion is justified by the results of the resident attitude survey which shows significant desire among residents for additional facilities. While it does not appear that the needs identified in the preceding chapter are critical at the present time, it is important that .planning and decision making for the ultimate provision of additional recreational facilities begin at an early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Township take the following measures in establishing a parks and recreation program, in fulfillment of the above objectives. 1. . Appoint a "Park Commission" under the provisions of P.A. 271 of 1921, or an "Ad-hoc" Citizen's Committee to: Identify potential future park sites Prepare a Parks and Recreation plan capable of qualifying the Township for the receipt of Land and Water Conservation Funds (LWCF) and Michigan Natural Resources Trust Fund (MNRTF) grants from the Michigan Department of Natural Resources. Identify and pursue potential funding sources sch as private foundations and other local, state and federal programs. Work with the Allegan County adjacent communities and school districts to ensure a coordinated approach to providing facilities with organized recreational activities. Monitor citizen needs and concerns. Make necessary recommendations to the Township Board with respect to on-going parks and recreation needs in the areas of administrative, budgeting and operation and maintenance. Administrative Offices, Library and Fire Protection With respect to fire protection, it should be recognized that while the existence of a fire station within Watson Township would likely improve the response times and overall fire protection with the community, the construction of a fire station, the purchase of equipment and the training M5\Watsn-MPlaea~834.01 40 �of fire personnel is a very capital intensive proposition. Unfortunately, there is no good rule of thumb that can be applied in Watson Township that will categorically conclude that once the population reaches X, a fire station should be constructed. Instead, an adequate water supply ~nd political and financial1 factors must be considered. The most important of these .are the adequacy and cost of protection being provided under contract with adjacent communities, and at what point it will be less costly and more efficient.for the Township to begin providing its own fire protection service. It is therefore important that the Township periodically assess its position with respect to these facilities and services as well as available options for improvement. One of these options is, of course, the acquisition of land and the ultimate construction of one or more of these three facilities. If during the remainder of the twenty-year planning period, it becomes apparent that land acquisition for one or more of these facilities is necessary to ultimately address long range needs, it is recommended that the following siting factors be taken into consideration: 1. Fire stations should be located near but not directly on the intersection of two major streets. This will enhance accessibility to all areas of the township, but reduce the number of potentially hazardous conflicts directly on the intersection. 2. Economies of scale and the applicability of fire station locational criteria to other types of community facilities tend to indicate that a single site capable of ultimately supporting the collective needs of a fire station, township hall, library and community park should be considered. Such a site would allow the Township greater decision making flexibility and the opportunity to minimize overall acquisition and development cost. Such a site would also allow most administrative, operation and maintenance ·functions to be carried out in a more cost effective, centralized fashion. School Facilities - It is recommended that the Township work closely with the various school districts in their efforts to assure that the necessary educational facilities are provided. Should new school sites in Watson Township be considered, it will be important that the Township have adequate lead time to consider possible land use and development related implications. Public/Semi-public Land The plan recognized that a variety of public and semi public uses such as churches, parks, cemeteries, schools and others need to be located in rural and residential areas. However, in . permitting such uses, measures must be taken to insure compatibility with nearby residential uses. Traffic, noise, lighting, and trespass should therefore be carefully controlled in order to mitigate the negative impact on residential uses. MS\Watsn-MP'-aea\87834.01 41 �CHAPTERVIl ™PLEMENTATION In order for the Master Plan to serve as an effective guide to the continued development of Watson Township, it must be implemented. Primary responsibility for implementing the Plan rests with the Watson Township Board of Trustees, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, prob:rrams, and administrative procedures which are described in this chapter. It is important to note that the Master Plan itself has no legal authority to regulate development in order to implement the recommendations of the Plan. This implementation must come from the decisions of the Township Board and Planning Commission to provide needed public improvements and to administer and establish regulatory measures relative to the use of the land. The private sector, including individual home and land owners, is also involved in fulfilling the recommendatioq.s of the Master Plan by the actual physical development of land uses and through the rezoning of land. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Master Plan. ZONING Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Master Plans. The zoning process consists of an official zoning map and zoning ordinance text The official zoning map divides the community into different zones or districts within which certain uses are permitted and others are not The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes, and accessory uses . . The zoning ordinance also sets forth procedures for special approval regulations and controls over signs. These measures permit the Township to control the quality as well as the type of development Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that the recommendations of the plan as outlined in the previous section are instituted. SUBDIVISION ORDINANCE Currently the Township does not have its own subdivision control ordinance. Thus, any requests to plat property or create a subdivision would be done so according to the provisions of the Subdivision Control Act, Act 288 of 1967. This provides adequate but limited authority for the Township to regulate new subdivisions. The Plan therefore recommends adoption of a subdivision control ordinance at some point in the relatively near future. MS\W atsn-M!>..aca\87834.01 42 �CAPITAL IMPROVEMENTS PROGRAM Capital Imp:covements Programming is the first step in a comprehensive management system . designed to relate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first year in each CIP contains the capital improvement budget The program generally includes a survey of the longrange needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options, and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvement Program. Low priority projects may be retained in a Capital Improvement Schedule which may cover as long as 20 yea.rs. The CIP is useful to the Township, private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. FUNDING On-going planning and selective components of the Plan by necessity will require financial assistance if they are to be realized. Such funds may be generated locally through the general fund or special millages or may be made available from several state and federal sources. Among the state and federal sources are:#. •• - L~d and Water Conservation Fund and Michigan Natural Resources Trust Fund. Assistan~e under these programs is available for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The programs are administered by the Michigan Department of Natural Resources and are financed by funds appropriate and by the Federal Government and State legislature. Under the LWCF Program, grants of up to 50% of the cost of a project are available. Under the MNRTF Program, 100% funding may be obtained. PLANNING EDUCATION Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning publications which are a useful information tool for Planning Commissioners. The main publications are Planning and Zoning ~ and Michigan Planner Magazine. PUBLIC INFORMATION It is important that the proposals of this Plan be discussed and understood by the citizens of Watson Township. Acceptance of this Plan by the public is essential to its successful implementation. Steps should be taken to make Township residents aware of this Plan and the continuing activities of the Planning Commission. This can be accomplished through newspaper reports of Planning Commission activity. Contact with local civic and service organizations is another method which can be used to promote the Township's planning activities and objectives. MS\Watsn-MPlaca~834.0l 43 �REVISIONS TO THE MASTER PLAN The Master Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township. . MS\Watsn-MP-aea\87834.01 44 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Watson-Twp_Master-Plan_2000 Creator An entity primarily responsible for making the resource Watson Township Planning Commission, Watson Township, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2000-08-23 Title A name given to the resource Watson Township Master Plan Description An account of the resource The Watson Township Master Plan was prepared by the Watson Township Planning Commission with the assistance of WW Engineering & Science and was reaffirmed on August 23, 2000. Contributor An entity responsible for making contributions to the resource WW Engineering & Science (consultant) Subject The topic of the resource Master plan reports Watson Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f69cb7c1c9465681ca2e79569813b525.pdf f6934a4114695be8962e1c2203bc1994 PDF Text Text Little Traverse Bay Ar POW-WO ivities at Ottawa In r Springs} Mi Master of Cer_,.._~..,..,, Drun1s: Great Lak , CERS AND SINGERS FROM EXPENSE MONEY PROVIDED FOR QUALIFYING PARTICIPANTS AND SPECIAL AWARDS NATIVE FOODS, ARTS AND CRAFTS ON SALE MEALS PROVIDED EACH DAY-:- EVERYONE IS WELCOME LIMITED ELECTRICITY -:- NO REGISTRATION FEE NO CAMPING ON GROUNDS •+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+•+• Admission: Adults . . . . . . . $3.00 Seniors & Handicapped 2.00 Children 6-12 1.00 5 and under . . . . . Free Participants . • . . . Free Indian Traders & Vendor Only15.00 per day or $25.00 for weekend. CONTACT: BUCKO TEEPLE - WAUSSNOBAE INDIAN CENTER - 616-34 7-5392 �TRI· COUNTY INDIAN CENTER, INC. 2739 Old U.S. 31 Petoskey, Michigan 49770 Non-Profit Org . U.S. Postage PAID Permit No. 172 Petoskey, Ml 49770 �TRI· COUNTY INDIAN CENTER, INC. 2739 Old U.S. 31 Petoskey, Michigan 49770 - � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Native American Publication Collection Subject The topic of the resource Native Americans Indians of North America Anthropology Indians of North America -- Michigan -- Periodicals Michigan Description An account of the resource Selected digital surrogates of published and unpublished materials from the Edward V. Gillis Native American publication collection dealing with different aspects of human culture and anthropology, with an emphasis on Native American people, events, organizations, and activities in Michigan. Includes newsletters, event programs, flyers, posters and other printed materials. Creator An entity primarily responsible for making the resource Gillis, Edward V. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American Publication Collection (RHC-14)</a> Date A point or period of time associated with an event in the lifecycle of the resource 2017-02-21 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Gi-gikinomaage-min Project (Kutsche Office of Local History) Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Type The nature or genre of the resource Text Identifier An unambiguous reference to the resource within a given context RHC-14 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-2000 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/446">Edward V. Gillis Native American publication collection, RHC-14</a> Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-14_little-traverse-bay-pow-wow_1982-07 Title A name given to the resource Little Traverse Bay Area Pow-Wow, July 1982 Date A point or period of time associated with an event in the lifecycle of the resource 1982-07 Description An account of the resource Little Traverse Bay Area Pow-Wow flyer, Harbor Springs MI, July 31-August 1, 1982, collected by Edward Gillis included as part of his Native American publication collection. Creator An entity primarily responsible for making the resource Waussnobae Indian Center Subject The topic of the resource Indians of North America -- Michigan -- Periodicals Indians of North America Michigan Michigan -- Grand Rapids Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> https://digitalcollections.library.gvsu.edu/files/original/6650e91efc62242799848430324ed667.mp4 1225178fa45c6ba2be37de94908bad34 https://digitalcollections.library.gvsu.edu/files/original/eed84504c10a5a1f5d9b574df1009d07.pdf 199a9b0c7decc484f7b5f9da91aa2238 PDF Text Text Grand Valley State University Veterans History Project Interview Name of War: World War II Name of Interviewee: George Way Length of interview (00:32:12:23) ***horizontal blue bars appear across the screen in the first few scenes (00:09:06) [interviewer introduction] Mr.Way was born on September 27, 1915, and lives in Grandville, Michigan In The Army (00:38:22) Way was drafted in the last week of June in 1941; he was living in Dearborn, MI (01:02:16) he was “in the medics” and he liked it because he did not have to shoot anyone Basic Training (01:18:03) [response to interviewer question about his first day in the service] “it was a sudden change in my whole life, from civilian to military, and I suddenly realized that I was alone…except for the men that were around me” (01:43:05) [emotions during the first few weeks in the service—interviewer] he did not have time to think about himself (01:48:02) it “took a little bit…”: being drafted was not the same as going there willingly, trying to get into the army � “you’re doing it because you have to, but at the same time you do it because you want to be loyal and patriot”; once Way got into it, he “felt good about it” (02:44:00) he went from Detroit to Battle Creek, for four days; a cadre came from Camp Walters in Texas and took them back by a train; he was there for twelve to fourteen weeks, in boot camp or basic training (03:21:02) they started them out going on long hikes, “longer and longer,” five miles, seven miles, ten miles, twenty-two miles, or twenty-five miles—carrying a full field pack (03:37:25) “then little by little, they’d teach you to handle a rifle,” a bayonet, hand grenades, how to do close-order drill—marching in formation; then “extended order”—advancing on a skirmish line out in the field With The Medics In Europe (04:29:09) Way was in the 2nd Infantry Division, serving in Europe as a medic �(04:49:03) [how he felt arriving in Europe—interviewer] “it was mixed feelings”; it was “an awakening” � he spent several months in Ireland and in Wales (05:33:23) [his job in the medics—interviewer] basically they took care of the wounded; they went out into the field and practiced on wounded people Dow Chemical In Texas (05:49:10) soon after getting into the medics, Way was sent to a town in Texas, on the Gulf of Mexico, where there was a Dow Chemical plant; it was feared that the enemy would come ashore and destroy it � “the infantry was there to guard it”; they needed four men to guard it, and they were there several weeks, were then relieved, and he went back to his outfit (06:54:15) in his unit, they might have had 15-20 casualties, but there were 36 men in the unit—about a 50% casualty rate (07:33:13) “Everyday was…it wasn’t one that wasn’t worse than the other. When you think you could, it was the worst, the next day was worse.” � he was wounded three times and “sent back to the hospital” (08:13:28) “the worst one,” the one that affected him the most was when he was driving his jeep, and he had the men “stacked like cord wood” not on stretchers up high because he was afraid that they would get shot, but on wood � he heard a roar to the side, and three German Messerschmidt’s came by; they turned and came back � there wasn’t a ditch, there wasn’t a tree, there wasn’t anything—I was right out like in like a desert � he jumped out of the jeep and unrolled his flag, a bedsheet with a red cross painted on it; � the planes circled and came down the road above him; if they would have shot, he would have got it first � the planes circled again; he faced them and kept waving the flag; the last one that flew by him “waggled his wings” in acknowledgement that he was a medic (10:54:12) [was he a prisoner of war—interviewer] “not officially”; Way was captured, but they let him go—in July of 1944; they let him go because “they couldn’t, they couldn’t do anything with us—they were in a bad situation themselves and they felt they’d better not be caught with us” (11:33:22) they had “v-mail”: they would take a picture of a letter on small film and send it home on a roll, “hundreds, thousands of letters”; back home, it was reprinted larger �(12:20:05) [what the food was like on the battlefield—interviewer] “very good, very good…even K rations were good…4 & 1 rations were really, really good” (12:49:28) [pressure or stress—interviewer question] “oh yes, yes” but he “felt it had to be done”—whatever they told him did not bother him, but getting it done bothered him (13:16:29) he read “a lot,” and “they played cards”; they also had some USO shows, “quite a few,” and they got “right up there near the front line” (13:53:17) after two years in the army, Way had a furlough: he was in Texas, and he came home to Detroit and got engaged � he had known his wife for five years, and she did not want to wait any longer � she knew he was going to propose before he did � he got engaged in 1942 and married in 1943 (14:52:19) then Way went overseas; one time when he was recuperating from wounds, he was in England, and his brother was there too, in the 8th Air Force, and they got together on weekends � once, they got perhaps a ten-day furlough, and they went to London (15:22:17) he had weekends off “a lot,” and he could go home when he was stationed in Wisconsin (15:51:00) he was in the United States from 1941 until ’43, then in Ireland, then Wales The Normandy Invasion (16:06:00) on June 6 of 1944, the invasion was made on Omaha Beach � Way was in France, he got hit once, stayed there, went back to his “outfit,” got hit again, then went back to England—he was there three or four months � then he got back to his “outfit” “just in time for the Battle of the Bulge”; he went through Europe until the end of the war th � [what he means by “outfit”—interviewer] the 9 Infantry Medical rd Detachment, 3 Battalion (17:20:13) [how did he feel knowing that they would invade and maybe turn the war around—interviewer] “scared to death…it was beyond exciting...you can only go so far in excitement and then it becomes terror” (17:48:13) this was the invasion of Normandy, about 5,000 ships” � Way was not in the initial landing—he went in at 5 p.m. when “things had settled down” � he landed on the ground “by barge”; his job was driving a jeep—they dropped the gate on the barge, and he drove out in his jeep �(19:02:16) recollections of especially humorous happenings [interviewer question] (19:35:18) Way had just finished delivering a baby for a French woman; he left the house, and was going down the porch when he heard someone yelling “comrade, comrade, comrade”—he realized it was coming from under the porch � “he wanted to surrender—he was about a middle-aged man”; Way did not know what to do with him, so he told him to get in the truck � he rode with Way into Leipzig, about five or six miles, where Way turned him over to those handling prisoners � the funny part was him [the German] waving at people: “they didn’t know what to think about him… that’s a German, what’s he doing sitting in an American truck?” (21:08:22) [the day his time in the service ended—interviewer] Way does not remember the day, but the time: in October—the World Series was going on and Detroit won; he was discharged and went home to Detroit Life After The War (21:49:23) Way worked at Burroughs before going into the army; Burroughs was an adding machine company and it is now Unison; they no longer make adding machines, they make computers “really for like space and big businesses” � when he got “out of the war,” he “went right back to work” [at Burroughs], and stayed with them for many years, until he retired (23:04:28) [close friends in the military—interviewer] some; there is a man who is “closer now” than when they were in the service because he was “in a slightly different outfit” but Way has seen him off and on during recent years � he did have a close friend, “but he’s gone” (23:42:12) Way joined the American Legion and the 2nd Division Association � the Legion meets once a month, they have social, dinners, activities nd � the 2 Division Association sometimes has reunions faraway, like in California, but when it is nearby, in “this part of the country,” he tries to go to the dinners (25:04:18) he is probably more patriotic now than before the war; he was not patriotic before the war— “nobody was” � once into it and involved, it was his life: he wanted people to back him up, to support him � “I’m, very pro-military” (26:06:17) the “biggest way” his experiences in the military affected his life [interviewer] �(26:17:13) Way did not really know how to answer this; he thinks he is more conscientious, willing to tolerate hardship � he is thankful for what he has � “without the Lord, I never would have made it”; “Time after time after time, I called on God…” (27:50:09) his pastor’s nephew is in the same unit now that Way was in sixty years ago � when they did Operation Fallujah, he sent home a combat video in night vision, and Way “had some things to say to the congregation at that time”—around Veterans’ Day � he [the nephew] is in Iraq in the army (29:20:10) Wounds He Treated On The Battlefield, Examples [2nd interviewer] (29:39:22) he would “go right up on the front line”; Way was in charge of litter squads � he was responsible for the soldiers when they were brought back to the jeep; they would try to stabilize them � “just about any wound that you could imagine, I had encountered”; he had men die in his arms (31:24:13) their priest, a Roman Catholic, ordained them, authorized them to give last rites in his place, and gave them the equipment � Way had “quite a few opportunities like that” (32:09:06) several photographs follow on screen, without audio commentary: � the first appears to be a military base or the barracks � the second is probably Way in uniform � the third is probably Way with his wife as newlyweds � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context WayG Title A name given to the resource Way, George P. (Interview outline and video), 2005 Creator An entity primarily responsible for making the resource Way, George P. Description An account of the resource George Way grew up in Dearborn, Michigan, and was drafted into the US Army in 1941. He trained as a medic and served with the 2nd Infantry Division throughout the war, from the Normandy landings, through the Battle of the Bulge and into Germany. Contributor An entity responsible for making contributions to the resource Dean, Ashleigh (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2005-05-18 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/38a9c172ba3f6a1b7e3910ec3af3196f.pdf 22e2d889c8a8e061f2c0672ae4e3b62e PDF Text Text FROM THE LIBRARY 06 Planning & 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, ~~r-v-a----~~ :. .A.4 :... . - ... ~----~... ' .. ' ,P r ~ ~ ...s ~ ... ~4~j, .... ~\. \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 &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 &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, >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&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> 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- \, , �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- I I I I • • • • • • • • • • • • • • • �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- -------~~ -- --- -- - - �(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. -2 8- I I I I •I • •I I I • • • • • • • • �(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~ - -- �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 I I I 'I I I I I I • ~ ~ ~ -30- ~ �(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 • ~ ~ ~ ~ ~ ~ ~ I I I 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- I I I I ' ' ' �Z: TABLE IC (Page 2 of 3) LOCAL TAXES COUNTY TAXES PER CAPITA AND PER ACRE WAYNE COUNTY, MICHIGAN COUNTY a>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 &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- I I ' 'I I - �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- - - - -- - -- - - - - - -- �(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- I Density Per Square Mile I I I • • • • • • • • • • • • • �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 &Research +662 &'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- -216 I '- 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 &Research &'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 I I I I I I II • • • • • • • • ~ ~ ~ -38- ~ �' (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 &Research &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 &Research &TV Industrial Utilities Golf Courses Vacant 1970 Populations Median Income 913 540 1,453 $13,082 -40- �TABLE 3 (Page 5 of 5) CX>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 &Research &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- � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Wayne-County_Comprehensive-Planning-Report_1973 Creator An entity primarily responsible for making the resource Wayne County Planning Commission, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1973 Title A name given to the resource Report on the Relationship of Property Taxation to Land Use Description An account of the resource The Report on the Relationship of Property Taxation to Land Use as part of the comprehensive planning process for Wayne County was prepared by the Wayne County Planning Commission with the assistance of Donald M. Oakes in 1973. Contributor An entity responsible for making contributions to the resource Donald M. Oakes (consultant) Subject The topic of the resource Comprehensive plan publications Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bb0c0d92b745d9bb3b91e9af1d6b3c59.pdf dfbf1ba6670ddd1ea4f2233bc82c8608 PDF Text Text / November 1984 Comprehensive Plan ti:iiiiiiii--~--- ARCHITECTS • PI.ANNERS • ENGINEERS 150 Ann street Northwest Grand Rapids, Michigan 49505 Telephone (616) 364-6525 11 City of Lowell, Michigan �I r r COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA .... ·-.<"II / .. •· -; ··•-• o,•• ✓ I ~~ / . :. . ... · :.., :~ •~:.' •·· -; / . . ·~ ...."': :. ·····!:.. ~ I LEGEND f ~ l l LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL - HIGH DENSITY RESIDENTIAL - HIGHWAY COMMERCIAL k~}d CBD COMMERCIAL INDUSTRIAL I l. § PUBLIC/ QUASI PUBLIC H<>] FLOOD PLAIN I~ I 0 rn I~I:· r I~~ - I[ '- [1 SCHOOL PARK NEW STREET § ADD LEFT TURN LANE ~ REMOVE ON-STREET PARKING ~ CLOSE STREET �•• •· •II; TABLE OF CONTENTS .. ..... . . .. . . .. . ... . . . . .. .... . ... ....... .. .... . .. COMMUNITY PROFILE . . .. .. . . . .. .. . ... ... .. .... . .. . . . . .. .. . .. .. . . ... ..... Location ................... . ...... ...... Physical Characteristics ...• INTRODUCTION ...... . . . ....... . ...... Population Characteristics .. Economic Characteristics .•.. Land Use . ...........•......... Transportation Facilities .... Existing Convnunity Facilities •. ..... GROWTH TRENDS .•••.•..•. . . ... .. .. .. . .. . . . . ... . .. .......... . . . .. . . .. ... Population Growth ..•••.•..•••.• ...... Nonresidential Growth .•. .... Residential Growth .••••••••••••••• .. ... . . ...... . ...... ... . . . .. .... .. .. .... . . .. . . . Planning Issues .. .... . ....... . Goals and Objectives •.. . .. . . . ... .. ... .. . ........... . Plan Description •.••••. ... ... ........ . . ...... . CENTRAL BUSINESS DISTRICT •• ... ... . .. . ... . . .. .. .. . . ..... . .. . . . .. . . . ... Existing Conditions. . ............... . . ..... . Goa 1s ••••••••••••.•• ..... Recommendations ...••.••.• . . ... . . . . . ..... COMPREHENSIVE PLAN •.• . 1 4 4 4 12 20 22 27 42 49 49 51 58 64 64 67 70 81 81 91 91 STRATEGY FOR IMPLEMENTATION •. ........................................ 100 Zoning •...•••..•. . . ... 102 Sign Ordinance .•. . 102 Funding ......•.. 103 Historic Preservation ••.••••.• . 104 Capital Improvements Program •. . ...... . 104 ...... . .... .. ... ... .. . .. �• • TABLE OF FIGURES 1. Regional Location •. 3 2. Generalized Soi 1s ....... . 5 3. Residential Suitability. 7 4. Cropland Limitations ••.. 8 5. Flood Pl a i n ..................................................... . 6. Existing Land Use .• •.. . . . . 26 7. Road Classifications •• 29 Traffic Volume/Capacity Projections .. 35 CBD Existing Land Use •••••••.•.••••••.••.•••........••...••...... 82 9. 1 ·,I .. .. .... . ... . . ... .. ... . . . . .. . . .. .. .. ... 10. Parking Inventory •••....•...•• 85 11. Parking Supply and Demand ••••..••••.••.••••••••.•••••••.•••..•..• 86 12. CBD Plan ••.•..• • 13. Building Facade '. 10 14. Building Facade 15. Building Facade 16. Building Facade . ..... ... .. .. ... .... ... . .... .. . ............. . Improvements • .. ....... ... . . .. ... ... ... . . . . . . . .... Improvements ... ...... . . . . . . . ... .... . . .... .. .. .. .. Improvements ••. .......... . . . .. .. .. . .... .... . ..... Improvements •• .. . ... .... . ..... ..... . ... .. .... ... . 17. Proposed Riverwalk. ............................................... 92 94 95 96 97 99 18. Comprehensive Plan. .............................................. 106 �TABLES .; .j .J .J 1. Population Growth Trends for the City of Lowell and Other Geographic Areas ••.••.•.••.••...••••••..•.••....•••...•..•. 13 2. Age Distribution of the Population ............................... 15 3. Educational Attainment .......................................... . 16 4. Income Distribution •..•••••...•.•••.•.••••••...•.•••...••.••.•..• 17 5• Emp 1oyme nt St at us • . • • • • • • • • • • • • • • • • • • • • . • • • • • . • . • • • • • . • . • • • • . • . • • 19 6. Place of Work .................................................... 19 7. Manufacturing Establishments •••••.•.••....••..•.•.•..•••.••.••••. 20 8. Reta i 1 Trade Summary... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 9. Structural Housing Survey •.•.•••••.•.••.••.•••••..•.•••.•••••••.• 23 10. Existing Land Use................................................ 25 11. Existing and Projected Traffic Volumes for Selected Streets •.••.. 31 12. Projected Traffic Volumes and Traffic Volumes Capacities for Selected Streets ••..••••••.•..••.•••••••••••••••••••••••••••.•••• 34 13. City Accident Totals ............................................. 36 14. Population Projections •••.•.•••.••••••••.•.••..•••••••.•.••••.•.. 50 15. Projected Total Sales and Sales Per Establishment •••.•...•.•••••• 51 16. Retail Acreage................................................... 52 17. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 2) •..••. 53 18. Projected Commercial Acreage for the Lowell Market Area and the Acreage the City of Lowell Could Absorb (Alternative 3) .•...• 54 19. Presently Zoned, Existing, and Projected Commercial Acreage .••... 54 20. Projected Industrial Acreage (Alternative 1) .••.••••••.•......... 55 21. Projected Industrial Acreage (Alternative 2) ..•..••.............. 56 22. Projected Industrial Acreage (Alternative 3) •••..•.••......•.•..• 56 �•• • Page 23. Presently Zoned, Existing, and Projected Industrial Acreage ...... 57 24. Housing Characteristics •••.••.•••••••.••••.•.•....•.•..••••.••..• 58 25. Projected Number of Housing Un its.. . • • • • • • • • • • • • • . . . • . . . • • • . . . • . • 59 26. Projected Housing Mix and Units.................................. 60 27. Number and Type of Housing Units Projected for 1980-2000 •.•.....• 61 28. Number of New Housing Units, Density and Acreage Requirements for the Year 2000................................................ 62 29. Projected Land Needs for Residential Purposes by Types •••••.•...• 62 30. Total Acreage Requirements for all Land Uses •••••.•..•••.•..••.•• 63 31. Identification of Recreational Uses, Adopted Standards, Existing and Projected Facilities ••••••••••.•••••.•••.•••..•••.•.•••.••.•. 77 32. Parking Supply/Demand, Lowell CBD •••.••••••••••••••••••••.•.••••• 84 • .: ; ' t 33. Projected Total Retail Sales for the Lowell Market Area ••••....•• 87 34. Population Projections for the Lowell Zones •.••••••••••••••..•.•. 88 35. Projected Total Effective Income for the Lowell Trade Zones •••.•• 89 36. Projected Total Sales, Effective Buying Income and Sales Not Captured in the Lowell Trade Area ••••••.••....••••••.....•.••••• ~ 89 j .1 .j .l •i .i .I l _j ~ -} ~ j 37. Retail Floor Space Existing, Warranted in Future Years, and Additionally Needed for the Lowell Trade Area .•••••••..••••••..•• 90 �• • • • I ~ INTRODUCTION Just beyond the sprawl of the Grand Rapids metro area, sits a quiet city of 4,000 people along the banks of the Flat and Grand Rivers. Surrounded by the rural countryside, the City of Lowell is the center of activity for its netgh--: boring townships, offering employment, service, shopping, and recreational opportunities to a wide geographic area. Lowell's growth in the past has been steady. New homes, industries, and busi- nesses have gradually changed the character of the community. These changes have signified an encouraging future for the City and have contributed to the need for a long-range plan to guide Lowell's growth and solve those problems created by new growth. The purpose of this Plan is to bring some order to Lowell's growth -- not to inhibit growth but to~irect it where it is most appropriate -- and to consider the impacts of growth upon the City's services and facilities. The ade- quacy of schools, streets, parks, and utilities, for example, must all be considered in relation to the demands of additional people upon the community. This Plan represents a picture of Lowell through time -- how it was, how it is, and how it can be. It should serve as a policy guide to follow as land use and corrmunity service decisions are made. While the Plan is long-range in scope, it should be routinely evaluated and modified as changing circumstances warrant. At a minimum, the Plan should be examined annually as a reminder to the Planning Corrmission and other City officials of the course of action they have established and as a means of measuring their success in implementing the Plan's recommendations. - 1 - ~ �Implementing the Plan carrying out its recommendations -- is the most important part of the planning "process". The last section of this document identifies a variety of tools available to the City for this purpose. Each of the tools approaches the task of implementation from a different direction -policy, financial, regulatory some of the Plan recommendations. but each offers the means of accomplishing Through the use of these tools, the Planning Commission and City Council can achieve the goals it has established for the continued growth and prosperity of Lowell and its residents . • i -~ .1 .j •1 •1 .1 ., •• .i •1 .j J . J I j j - 2 - �.j •~ ■·: I ■'. I I I I I I I ....••..............•................... ■~ ~: ~: .! MONTCALM CO. GRAND RAPIDS ................... -,. I ........ I I I IONIA CO. : I M-21 ~ .l l"'- N I ~J I; . . . ~k.~~~.SING . I , • ,.•••...••..• ,•............•............ .......... . . ...... • I I ~ ....... ~ I I I I .• .•••• I I I ' I BARRY CO. EATON CO. INGHAM co. :•• I I I .... -~··········,·······························~---··········· • • I I I t ~ :• ......••.......•.... t I I I REGIONAL LOCATION •• ••• • �• •·· •., •11 ' I: • J •.,j II I ..I Ii -J _j IJ 11 J COMMUNITY PROFILE LOCATION The City of Lowell is located at the extreme eastern edge of Kent county in west-central lower Michigan, approximately 18 miles east of Grand Rapids. City lies within the Townships of Lowell and Vergennes. State Highways 21 and ~1 intersect at Lowell and provide the main transportation links with metropolitan Grand Rapids and other areas of Michigan. Interstate 96 lies approxima- tely 4 miles south of the City (Figure 1). . PHYSICAL tHARACTERISTICS Topography: The City of Lowell is located on a geological site which was greatly influenced by the Wisconsin glacial period. The topography shows influences of both moranic glacial deposits and outwash plains • There are two sites within the City which are the direct resultof moraines. One site is located on the east side of the Flat River, designated by the steep sloping land near the McMahon Park. The second site is the steep sloping land on the western side of the Flat River, outlined by Gee Drive. These linear hills were formed by deposits of sand and gravel debris at the margins of the glacier, when the rate of ice advance equaled the amount of melting at the periphery. As a result of these ice borders melting, streams carried sediment away from the glacier resulting in outwash plains and glacial channels, typical of the remaining landscape in Lowell -- flat to undulating, with soils mostly of sand, silt and loam. IJ IJ ferent types exist with a total of 12 types having been classified. l,_1 silt, silt loam and organic. ~j The ' Soil Characteristics: Because of Lowell's glacial influence, several dif- total, the soils can be divided into five general groups: Of this sand, sandy loam, Figure 2 illustrates their approximate locations. - 4 - �11 11 11 I, I; J 0 a, 0 w 2 <l 0 I 2 <l 0 ...J a ...J z 0 >0 <l z C) <l .......J .......J V) V) iii V) w w z u it _J _J <l w c., ....J ...J r::::i (./) <l a:o W(./) z z <l "'0a: ~ :~ '!1! . ,,flj .. Q. <-•I e L.._._ IJ I ---, l L..., ,...::-:.:-····• ' ·1·... -- -:- t--c:=- + - -_::, t-2'.:::~ __. ', '--. -•~I~ IJ IJ -·- . I �• • • • • •I I I I I I • • • • •I I Sandy soils cover the bulk of the City of Lowell. Generally, these soils are well drained with rapid permeability and low available moisture and natural fertility. As a result, they are better suited for residential development • Silt soil is a group which also covers a large portion of the land area in Lowell. These soils are generally found along the Grand River basin and are very re~eptive to agricultural uses because of their low permeability. Also, moisture is held in the soil, which provides for the retention of valuable soil nutrients. The sandy loam soil group is similar to the sand group in characteristics. However, this soil type is even more suitable for agricultural purposes since it has a higher natural fertility. In addition, the sandy loam frequently contains deposits of gravel such as those in Lowell being extracted by an area mining company. Silt loam is not a predominant soil type in the Lowell area. areas do exist primarily along the Grand River. However, some This soil type is well suited for agricultural uses because of its high natural fertility and available moisture. These soils are well drained which is necessary for productive croplands • And finally, the area has some muck which is considered an organic soil. Only a very small portion of this soil is found in the City located northwest of the City's center. This soil is very poorly drained, low in natural fertility and deficient in micro-nutrients. the high water table. of crops. Artificial drainage is required because of Also, water ponds form in the spring delaying planting Therefore, these soils are limited in use for such things as spe- cialty crops or pasture lands. - 6 - �z..J ~..J• 'l wg w == ~ ::::oj I en ..J . z ► w u.. I- xo§ w 0 f ► I-O ::e ~ z w ooo :~ 0 CD "'... 0 z w (!) w ...J ... "' ,: C) :::; .,, Q: "'C 0 2 "'Q: _J>- "'Q: "'> "'.,, cii: WID "' 0~ -1- ► Q: CJ>- w:::::> 0:: □ LlJ I □ ...J ~I1-- z~ .,,"'"'> "'> ~ Cl) Q. IIII ltl ,JJJ 1!1 <-• I I !r- ./ / 1 ,W,--..µ.:.._/; I ;_: ~ :t-;- . . - ... _ -· " .. I ' - •{i--:~ 11 - ~ -,~ ~--;: - -· .....____ ~1 IJ IJ ~J ~1 L IJ I L c.:: �Ii ... ...> ... ... '... "'... "... 0 0: Oz V) ~ ~ :x: ":::; "' <C ~ 0: 0 0 2 0 0 2 Zo ct...JI- ..... 0: ..... ot: "' U...J ...> a.ct ~ _j 1't,• ,:1 ir a. " o::~ :~ fH Cl) Cl) ,lJj <-• I 11 IJ 111 -- . ' : ., .. . ::,- ! ;: -- : <---;.:.--~ ~ ' ~-1 11 IJ IJ oggggggg\ gogggggg~ o 0 o0 o 0 o0 t ogoooooo1r oooooc,oo 000000000 000000000 000000000 000000000 000000000 0000000 ooggggg 0000 0000 0000 0000 IJ ogo 0000 gogo 0000, ogogc 0000( .··:::~::::.~>- ❖'•'•,• ~o~o;: �•· •I : I I Figure 3 conveys the residential suitability of the various soil types. This information is based on the soil characteristics and steepness of slope. Despite their severe (even very severe) limitations, some poorly suited areas of the City have experienced intense residential development. Figure 4 shows agricultural suitability in the Lowell area. This figure clearly points out the extent of land in the City conducive to raising crops. ·~ I: I: J 11 Much of the best agricultural land, however, has been developed. Aquatic SystelT!_~: Aquatic systems in the Lowell area are also a direct result of the last glacier period. The Flat and Grand Rivers cut through the landscape of Lowell and are confined to the old drainage channels. rivers function as major channels for the regional water shed. I; 1; water resources of the State. I The Flood Plain Authority Act has been established to protect and conserve the In compliance with this Act, any filling or construction within a 100 year flood plain area requires prior approval from the Department of Natural Resources. I] I~ 11 I; 11 j '• Each of the systems has experienced periodic flooding, consequently development along their banks is subject to the Flood Plain Authority Act. , These A flood plain is that area of land adjoining a river or stream which will be inundated by flood waters. The 100 year flood refers to a one (1) percent chance of occurring or being exceeded in any given year. Based on information from the Army Corps of Engineers, the 100 year flood elevation of the Flat River is expected to be somewhat higher than 636 U.S.G.S. datum just upstream from Kings Dam. The 100 year flood elevation for the Grand River at the confluence of the Flat River in the City of Lowell may be as high as 635,5 U.S.G.S. datum. The figure on the following page indicates the 100 year floor plain areas for both the Flat and Grand Rivers. - 9 - �- ~~~~ - ~~~ .....__,,, ' - L.-~ · ·--~ ~~ ...~ , .. .• • ·-·• ~• --• COMPREHENSIVE PLAN CITY OF LOWELL · · ·;·/·· 1 '_:®7 1 "- +:r.,:~-,. ;th.. .•~ .. : ,... ·... •·,t:. ·L '1 I ._L_..-,---,.\\\,,,W' .' i'" 11 ) ii\ ',I, \\ ,:.\ff t- /I , - II ~ I -I -L " ENT COUNTY, MIC HIGA _LEGEND ~ IOO·YEAR FLOOD HAZARD AREA (J) )"•·~"··· ~ ~ -::. ~- ;:.· •:. FLOOD PLAIN ~ ;;;:(":~£ifffefi~t~ ,rl uTI~~- 7 ::-::•.•·-~-- 111...,. . · _,~i l,Pj .: :.•.·,,...·;,,: L,,l-1 ...; , t i ' r:.. . lit,.-~·---- ;'r '! I /,..,_\ : \\ •• , .. ·::-- .... .. .....1 '7 MAY, 1980 *- r'r!.---..- �I I I I I Woodlands: tion. The last glacier had a significant impact upon the tree vegeta- The soil characteristics of an area will determine, to a large extent, the tree species in an area. Therefore, because of the heavy concentration of sand soils in the area, few prime woodlands exist. grown up are sparsely developed. Those areas which have Most woodlands are hardwoods, containing ash, elm, maple, and willow in the low land, and beech and oak in the high areas. 1- The rather extensive degree of development has also served to pre-empt much of I: I: the land formally occupied by woodlands. 1. Climate: 1~ I- I: I: stands are currently found along segments of the Flat and Grand Rivers and as isolated pockets throughout the City. Lowell is under the climatic influence of Lake Michigan. In spring, the cooling effect of the lake serves to retard the growth of vegetation until the danger of frost is past. The warming effect in the fall holds off frost until most crops have matured. The average growing season extend·s 170 days. The annual mean temperature is 48.5 degrees, mean precipitation 33 inches; and snowfall 80 inches. ' Prevailing winds are from the southwest at 10.2 miles per hour. I I I I· 1 I; 11 The greatest concentrations of tree I - 11 - �I I I I I I I I I I I POPULATION CHARACTERISTICS Population: Essential to developing a basic understanding of the growth of Lowell and the needs of its population, is the study of population growth and the changing indicators such as age, education, income and employment. Failure to assess the impact of changing conditions will result in inadequate solutions to existing and future problems both in terms of supplying services and providing for proper land development. Over the past two decades, the population for the City of Lowell has grown substantially. During the period 1960 to 1970, the City experienced a 20.6 percent increase. Based on the 1980 population count, this growth trend has continued during the last ten years with an increase of 20.8 percent. To further understand this change, it is helpful to compare the changes in the I geographical areas surrounding the City of Lowell. As seen in Table 1, the City of Lowell, Lowell Township, Vergennes Township, and Boston Township have shown significant growth. I: With increased urbanization and the added frustra- tion of modern living, people are moving to· the appealing atmosphere of rural \ communities such as Lowell. Large cities such as Grand Rapids have I experienced decreases in population, while the peripheries have grown. I· relatively easy. In Lowell 1 s case, being located on M-21 has made travel to places of employment I I I. However, with the uncertainity of the national energy situation, outlying communities like Lowell may begin to witness a slower rate of growth unless new employment opportunities can be provided in or near the community. ' •1 I - 12 - �I I I I I II In 1970, Lowell's population was 3,068 with a total of 975 dwelling units. Four (4) percent of all dwelling units were considered vacant, leaving the number of occupied units at 922 with a population of 3.3 persons/unit. 11 I TABLE 1: POPULATION GROWTH TRENDS FOR THE CITY OF LOWELL AND OTHER GEOGRAPHIC AREAS % Change 1980 3,068 20.6 3,707 % Change --20.8 2,310 2,751 19.l 3,681 33.8 810 947 16.9 1,085 14.6 1,567 2,160 37.8 3,972 83.9 945 1,400 48.1 1,819 29.9 Ionia County 43,132 45,848 6.3 51,815 13.0 Kent County 363,187 4ll,044 13 .2 444,506 -· 8.1 AREA I~ Ii I~ I·. LOWELL 2,545 Boston Township I· 1. Ii IJ IJ 1960 . Keene Township Lowell Township Vergennes Township ·- Source: ' -- 1970 1· I: I: I: I: ·- - ~ --· . ~- - - I I - - -- U.S. Census of Population 1970 and 1980 The 1980 Census revealed a total of 1,297 dwelling units, 37 (3%) of which are vacant. Therefore, the City's population of 3,707 is housed in approximately I II 1,260 dwelling units, indicating a substantial decline in the population per unit to 2.9. Though it is a significant change since 1970, the Lowell dwelling unit size is consistent with state and national trends. Age Distribution: Trends during the 1960 to 1980 period ind--icate several changes in the age of Lowell's population. Consistent with national trends I 1 i ' - 13 - �I I I I I I I the overall age of the City's population is increasing. from 25.7 years in 1960 to 27.9 years in 1980. The median age is up Significant changes are evi- dent in several age groups: • Persons under five (5) years of age have increased slightly in numbers but have steadily declined as a percentage of the total population. • The 5-19 year old group jumped both in numbers and percent of population between 1960 and 1970 but dropped sharply in 1980. -I • I • Persons under 20 years of age comprise only about one-third (34.2%) of the City's population, down from about 42% in 1970. This is a substantial decline in school-age population. Major population gains have occurred in the 20-34 age group. nearly 1,000 people in that group, it currently comprises about 27% • of the total population, up from 18% in 1970 and 13% in 1960. I I I With This is the post World War II ''baby boom" age group which will likely continue to dominate the age profile of the City for several decades to come. I • J ~ lj As with the under 5 age group, small numerical gains have been experienced in the 35 to 64 age group but steady decline has occurred since 1960 in the proportion of this group in relation to the total I; I: Ii The result will be a steadily rising median age. population. • The number of persons 65 years old and over has increased by nearly 200 since 1970 but as a percentage of the total population this group has remained relatively constant, fluctuating from 13% in 1960 to 11% in 1970 to 14% in 1980. - 14 - �I I I II I: I: _; I I, II~ I;: ! ' I; I 1 A number of implications can be drawn from this overall aging of the City's population. School enrollments can be expected to remain stable, at best, if not decline. Facilities and services for senior citizens may be in greater demand. Alternative housing forms may become more popular. TABLE 2: 1960 Number 'X, Age Groups Rank 1970 Number 'X, Rank 1980 Number 'X, Rank under 5 295 11 5 305 10 6 334 9 6 5 - 19 735 29 1 977 32 l 935 25 2 20 - 34 332 13 4 562 18 2 994 27 l 35 - 49 502 20 2 513 17 3 545 -1c 15 3 50 - 64 349 14 3 379 12 4 387 -1c 10 5 65 - over 332 13 4 332 11 5 512 14 4 2,545 TOTAL 100 3,068 Source: 100 25.75 Median Age 3,707 100 27.9 U.S. Cens~s of the Population 1960, 1970, and 1980. * Estimates Education: 11 AGE DISTRIBUTION OF THE POPULATION OF THE CITY OF LOWELL Educational attainment by City residents during the 1960-1980 period has increased significantly. Median school years completed in 1960 was I I: 11, increasing to 12.2 in 1970 and 1980. In 1980, over 63% of Lowell's resi- dents (age 25 or older) were high school graduates. Ii J - 15 - �EDUCATIONAL ATTAINMENT FOR THE CITY OF LOWELL TABLE 3: --- ,____ -- - 1960 Years Completed No. - ·- 1970 % No. 1980 % No. % - 11 0-4 years Elementary 5-7 years 8 years 34 146 339 2 10 24 17 78 232 1 5 15 31 24 228 1 1 14 High School 1-3 years 4 years 289 375 20 27 350 569 22 37 411 781 20 38 College 1-3 years 4 years or more 145 91 10 7 192 120 12 265 259 13 13 8 Medi an Schoo 1 Years Completed 12.2 11 - I'. II IJ I~ I '. 12.2 - Source: -·U.S. Census of Population 1960, 1970, and 1980. persons 25 years old and over Income: Significant changes in the income levels of families in Lowell are Information reflects evident in Table 4. In 1959, only 15 percent of the Lowell population earned $10,000 or more. 1969, this figure had drastically changed to 52 percent. cent increase over the period of 1959-1969. inflation. cally results in higher incomes. IJ ll - 16 - By This is a 319 per- Much of this change was caused by However, greater educational attainment was evident which I. I\ ·- typi- �11 ,~ 1; 1· 1: INCOME DISTRIBUTION FOR THE CITY OF LOWELL TABLE 4: -- ----- -- - - - - - - - - - - - - - ---- - - ---- - 1959 Income Range 1969 Families % Families % -- -- - #-- --- 4 - 7 1 11 1,000 - 1,999 43 7 15 2 2,000 - 2,999 39 6 38 5 11 Ii 11 1· 3,000 - 3,999 30 5 26 3 4,000 - 4,999 90 14 28 4 5,000 - 5,999 103 16 38 5 6,000 - 6,999 76 12 38 5 7,000 - 7,999 83 13 59 8 8,000 - 8,999 50 8 41 6 9,000 - 9,999 24 4 67 9 93 15 390 52 10,000 - 11,999 (134) 18 12,000 - 14,999 (132) 18 15,000 - 24,999 (99) 13 25,000 - or more (25) 3 747 100 - ---- ----- - - - IJ lj 11 I~ 11 Ii IJ IJ IJ Under 1,000 10,000 - over -·--- - - Total Families - 635 100 - ·-· - -- Source: U.S. Census of Population 1960-1970 () indicates figures are included in the total number for the $10,000 and over categories Note: 1980 Census information unavailable for this characteristic. - 17 - -·- �I I I I I The median family income was $6,112 in 1959, and $10,246 in 1969. 68 percent increase over the period. according to the 1980 Census. since 1960. Emplqy_ment: Employment characteristics of Lowell residents have remained relatively stable with the exception of a few areas. Manufacturing and ~hole- sale/retail trade continue to be the major employment groups comprising 37 'I I a 185 percent increase. I I The median 1979 family income is $19,563 This is an increase of 91% since 1970 and 220% percent and 21 percent respectively. J This is a However, there is a distinction between the manufacturing of durable and non-durable goods. The non-durable manufac- turing cat_egory has increased from 6 to 14 percent of those employed. This is In addition, the only major industri~l group to show a decrease is construction. There was a 14 percent decrease during the 1960-1970 period from 8% to 6% of total employed persons. Lowell's employment rate as a percent of the total labor force has remained relatively stable over the past 20 years. 1960, 1970 and 1980. Table 5 shows employment status for Expansion of manufacturing and service related facili- ties _in the community has helped create new job opportunities and soften the impact of the recent economic slump. - 18 - �......, 11 I; Ii 1· .-----------------------·---------------; 19"tm i------------------------~~6_,u_- l~/U I: __________ ____ ________ ____ _________ ·---------- - - - - - - -- - - - - - - - - - - - - - - - -- _ _ 1, I TABLE 5: EMPLOYMENT STATUS FOR THE CITY OF LOWELL 964 908 56 5.8% 94.2% Total Labor Force* Employed Unemployed Unemployment Rate Employment Rate __.. 1,182 1,109 73 6.2% 93.8% _._ 1,746 1,621 125 7.2% 92.8% ' 11 ..._ ___._ * Males and Females: I-~ Source: I; Ii 11 Place of Work: 1960 - 14 years old and over 1970 and 1980 - 16 years and over : U.S. Census of Population 1960, 1970, and 1980. I I ·} The 1980 Census includes a general breakdown of the locations providing employment opportunities for Lowell's employed residents 16 years of age and older (Table 6). Based on that information, the influence of the Grand Rapids metropolitan area is very evident~ This influence is anticipated to continue as the Grand Rapids metro region strengthens and diversifies its economic base. Ii lj l ;i -' TABLE 6: PLACE OF WORK LOWELL WORK FORCE I .------------- ------------ -- - - - - --- - - - - - - - - - - - - ~ LOCATION ·----·- - - - - - . - - - -· NUMBER PERCENT______ ---11---------- - _--- l-'-~....:_.;;._ _ _ _ _ _ _ __ _ _ _ _ _ _ _--e...._ _ _ _ _ Grand Rapids CBO Remainder of Grand Rapids Wyoming City Kentwood City Walker City Remainder of Kent County* Outside SMSA Lansing-East Lansing Worked Elsewhere Not Reported TOTAL 33 225 83 96 35 987 126 116 10 ' 'I i 2 12 5 5 2 54 7 6 1 111 l.82t Source: U.S. Census - 1980 * Includes City of Lowell IJ IJ - 19 - I _:..,j �ECONOMIC CHRACTERISTICS -----· Following is a brief analysis of some representative economic characteristics for the City of Lowell. I Manufacturing: According to the Census of Manufacturers, Lowell manufacturing establishments increased in number from 14 to 18 between 1967 and 1972 . However, current estimates indicate 13 manufacturing establishments. Following is a summary. TABLE 7: - I~ IJ I~ 1: I~ 1; Ii ll ll IJ IJ I MANUFACTURING ESTABLISHMENTS IN THE CITY OF LOWELL --- T961 - - Number of Establishments Number of Establishments with 20 or more employees -f980 * 19/2 14 18 13 5 7 6 - - -------- Source: -- -- -·-- ----- U.S. Census of Manufacturers, 1967 and 1972 * Lowell Chamber of Commerce Retail Trade: since 1963. Retail trade in the Lowell area has shown consistent increases However, most of this increase is due to inflation and the decreasing value of the dollar. $12,915,000.00. For example, retail sales in 1967 were Using 1967 as the base year or 1967 = 100, and applying the Consumers Price Index through 1977 of 181.5, the 1977 sales would amount to $23,440,000.00 just to keep up with inflation. $28,939,000.00 or net increase of $5,499,000. Actual sales were· Other revealing trends should be noted here such as the decrease in number of establishments from a high point of 56 establishments in 1967 to 36 in 1977. Contrasting this decreasing trend, it is important to note that total employees and number of employers - 20 - �I I I I I I I -I . , I Ii per establishment have increased during this same 1967-77 period. line with increased sales. From this brief analysis, it is evident that many marginal operations in the City of Lowell have ceased to exist while the well established stores have weathered the various economic storms and actually have grown in number of employees and sales. Table 8 summarizes retail trade activities in the City of Lowe 11. TABLE 8: RETAIL TRADE SUMMARY THE CITY OF LOWELL 1963 Sales/Establishment 56 53 9,734 12,915 17,536 198,653 230,625 330,868 803,8(?1 292 285 302 Employees Employees/Establishment Source: 5.2 U.S. Census of Business 1967, 1972, 1977 • .J IJ 11 .J -J 11 1977 1972 49 Number of Establishments Sales ($1,000) 1967 I~ 11 This is in - - 21 - 5.4 56 28,939 " 8.4 �Ii I~ 11 Ii I: I: 11 II II Ii j Ii LAND USE The City of Lowell is an older city having been incorporated some 120 years ago. However, its character and its functions have changed during that 120 year span. The City originated as a trading post at the confluence of ttre Flat and Grand Rivers. Since the early days of its development, Lowell has grown physically outward from this original marketplace. Therefore, the oldest structures in the City are located adjacent to the central business district, especially east of the Flat River. Housing makes up the majority of the City's land use, accounting for 33.2 percent of all land with 30.7 percent of all land used for single-family homes. Other housing types are few and far between except for scattered two-family uses and two-multiple family developments. The multiple family developments are located northwest of the Central Business District on Valley Vista Drive and on Bowes Street just west of Hudson Street. tains two mobile home parks. In addition, the City con- The parks are located between Bowes and Main Street west of the City center and comprise a total of 154 spaces. In addition to comprising over 30 percent of the land area in the City, residential land accounts for over 50 percent (actually 52.6 percent) of the developed land. IJ Ii 1; IJ IJ ,1 This high percentage would suggest a need to look further into the quality of housing in the community because of the great impact of residential uses on the character of the City. As summarized in Table 9, 86.l percent of the homes are in standard condition, 11.4 percent are in need of minor repairs, 2 percent are in need of major repairs, and only .5 percent are considered dilapitated. sidered dilapitated are single-family homes. - 22 - The seven units con- �I I I I I TABLE 9: STRUCTURAL HOUSING SUR~EY FOR THE CITY OF LOWELL (WINTER 1980) -------------------------------·-------~ 1------------. ··-- - - - - - - - ,- - - - - - -- ---~--------1 No. of Units Conditions % Standard-dwelling in good condition Minor repairs-painting, stairs, roof - -·-- ------- 1,095 86.1 145 11.4 25 2.0 7 .5 . I I I I I I I Major repairs-structural, sagging Dilapidated-beyond repair TOTAL ·- 1,272 - 100 !-------------------~---------- -~--------- - - - --- -- - - - - - ----------------------------4 Source: Iii Land Use Survey conducted during March 1980. Commercial development is primarily concentrated along Main Street (M-21), creating a "strip" effect through the City. I Offices are located in the Main Street commercial corridor as well. Industry is located generally in three areas of the City: along the railroad right-of-way adjacent to the City Center, in the northwest quadrant of the City on Foreman Road, and at the end of Monroe Street east of the Flat River. A considerable amount of land on the southwest side of the City on Bowes Street is also used for extractive or gravel mining. I City schools, in conjunction with the parks system, provide recreational facilities. These schools are located in various residential areas, offering easy access to play areas. The west and southwest sections of the City lack ade- ! t quate neighborhood park facilities. - 23 - I )~ �I Although Lowell is a market for agricultural products, there are only about 80 I· acres of farmland within the city limits. I: ,~ Ii ,~ Since development is westward, nearly all the former farmlands have been developed into other uses through the years. Lowell contains approximately 600 acres of open space -- agricultural lands, vacant fields, woodland, and waterways. Approximately 33 percent of the total l i 11 j City area is considered to be open space. In addition to the above open spaces, a substantial amount of land is used for rights-of-way of both streets and railroads. Rights-of-way make up 12.5 per- cent of the total City area. Other land uses found in the City are: ties. Ii Ii public/semi-public, and public utili- These uses, though important in their service capacity, are less signi- ficant in terms of their total land area. land uses in the City of Lowell as a result of the land use survey taken in March, 1980 and updated in May, 1984. Ii 11 Ii Ii Ii ' 1 I l IJ IJ 11 Table 10 surrmarizes-the existing - 24 - �I I I 1---1 I I I' I I I ' I I I -1 II I: TABLE 10: EXISTING LAND USE THE CITY OF LOWELL . No. of Units Land Categories Acres % of Total - -·- - % of De- veloped Land 928 595.0 30.7 48.6 56 13.0 .7 1.1 Multiple Family Residential 142 18.0 .9 1.5 Mob i le Horne Park 154 18.0 .9 1.5 Conrnercial 71.0 3.7 5.8 Industrial 83.8 4.3 6.8 Single-Family Residential 2-Farnily Residential Public 1.1 .06 Semi -Pub 1ic 14.3 .7 1.2 Recreation 61.2 3.2 5.0 Schools 47.3 2.4 3.9 4.0 .2 .3 Extractive Mining 71.2 3.7 5.8 Agriculture 79.9 4.1 Waterways 121.2 6.3 - Street Rights-of-Way 204.0 10.5 16.7 22.8 1.2 1.9 510.2 26.4 - Public Utility Railroad Rights-of-Way Open Space/Vacant ·- TOTALS .08 -- --- 1,305 * 1,936.0 100 100 ---- ·- Source: Land Use Survey conducted during March, 1980 * Difference of eight (8) units from the 1980 U.S. Census substantiates the accuracy of both sources. j - 25 - �• 1111 Ill Jl!!I - ll!I JIii II!!!! . - ~---·· - ~ . -· -'-" ·-- - . ~-- •--~-§ ..11111 -- COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MIC HIGA ~ r:7 L.J REsa:HTIAL 8 MOBl.E HOME r.:7 L!:J RESOENTIAL SNGLE FAMl.Y T'WO · FAMILY r;:1 MU....TIPLE FMLY l.:::J RCSUNTIAL ~ M.OOLE HOME PII\RK II COMMERCIAL ~ to.JSTRIAL □ AGRICULTURAL 111111 NIU: [;] SEMl · PUllLC llil] '"-"SNG HOME ~ RECREATION □. SCHOOL □ <D OFFICE li1 Pl.8...IC UTIUTY ~ EXTRACTIVE MINNG □ OPEN SPACE / VACANT 1111 PARKNG EXISTING LAND USE ' ~j" - - ----- - ~ -l'~ J; ·1 E1f-P:7 r.:-l-U-.1l1'- • ·.,. '\':-.. -== ---- --l -".~_ .• • Ji~i Jj... .·· •I -··,i .. I J ,if-:..1• Ii l ,,~ r 71\\ ~ •• _1 l. ..--~Ir •.. • ~ • . · · · " .. · *~---........ - w . . -·::::::..-:::.~-:..- - -- -N -·.-- �I I I I I TRANSPORTATION FACILITIES Existing Street Network: M-91. Lowell is served by two state highways, M-21 and These two routes provide convenient access to most parts of Michigan. However, due in part to the Flat and Grand Rivers which flow through the City only two continuous streets traverse Lowell -- Main Street (east/west) and Hudson Street (north/south). These streets form the foundation of the City's street network and the City's only traffic signal is located at their I' intersection. I Main Street forms a segment of State Route M-21 which crosses the State of I: ' Michigan, connecting Grand Rapids and Port Huron. route running through the City. Practically all of the existing commercial 1; activity in the City fronts on Main Street. I Hudson Street. J I I I I I I I I a This is the only State Main Street has two traffic lanes (one in each direction) with left turn lanes provided at its intersection with On-street parking is permitted between West and Division Streets (except for one block on either side of Hudson). Hudson Street within the City of Lowell is a segment of a continuous route with a length of over 30 miles which runs from southern Kent County to northern Kent county. South of Lowell, Hudson Street (Nash Avenue at that point) interchanges ·with I-96. Primary Road System. The entire route is part of the Kent County Within the City of Lowell, Hudson Street is a two lane roadway south of Main Street, and a four lane roadway north of Main Street, except at its intersection with Main Street where there is one through lane and one left turn lane for both the northbo~nd and southbound directions. In order to understand the relationship of the remainder of the street network with Main and Hudson Streets, the function of each street in the network must - 27 - �be known. Urban streets are generally classified as one of four types: cipal arterial, minor arterial, collector, or local streets. of each of these categories are as follows: Prinicpal Arterial System: prin- The definitions * These streets carry traffic passing through the City and carry the majority of longer-distance travel within the urban area. J Ii ll ; Minor Arterial System: These streets connect with and augment the prin- cipal arterial streets, and provide service to trips of moderate length. Collector Street System: These streets distribute trips from the arterial system to destinations on local or other collector streets. Conversely, I they collect traffic from local streets and direct it to the arterials. A minor amount of through traffic may be carried. Local Street System: abutting land. These streets serve to provide direct access to the Through traffic on local streets should be discouraged. Based upon these definitions, the streets in the City of Lowell are classified 11 11 l I! I: 1; I I as shown in Figure 6. Main and Hudson Streets are the only two principal arterial streets in Lowell due to their continuity and importance in carrying traffic. Alden Nash Avenue, Foreman Road, Grindle/Division Street, and Grand River Drive are the minor arterial streets in the City. Collector streets which carry traffic between the arterial and local streets include Bowes, Center, Gee, Monroe, Jefferson, and Broadway Streets. Remaining streets in the City are generally local streets. * American Association of State Highway and Transportation officials (AASHTO). A Policy on Design of Urban Highways and Arterial Streets, (1973). - 28 - �~ -~ - -~ - -~L-.... ~-- •· l.- •- -- ~-,- •- - - •- ·COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIGA LEGEND ~- 1 - 1111 PRIMARY ARTERIAL • 1 • MINOR ARTERIAL • • • COLLECTOR I (J) I -- ] =- ... rI __ _ -·----~-- -- 1 - ~···'. r I, 1.i -.I.L'.J:1-ir• :-·. :.. \.,11·~ . . _ ..+--·-- ROAD CLASSIFICATIONS - ,..._.__ ~ I APRIL,1980 . - �I I I With regard to the classification of the streets in the City of Lowell, tne following observations may be made: Monroe and Jefferson Streets: These streets form a collector pair which I provide access to the Atwood Brass plant located at Monroe and Fremont I I I I normally would fall into the local street classification, but due to the I: I Streets. Both of these streets are primarily residential streets which absence of a more appropriate route, they act as collector streets carrying industrial traffic. Foreman Street: Foreman Street provides access to the industrial plants and schools located in the northwestern part of the City. Although the mix of these two land is not usually desirable, the type of industrial use in Lowell -- light manufacturing and warehousing -- and the low traffic volumes generated by this type of use does not indicate a severe problem. Presently employee shift changes are timed so as not to coincide with the beginning and end of the school day. This is very desirable and is recom- I mended for future industrial developments located in this area. II New Collector Street: -· II · II: A new collector street is planned in Lowell con- necting Main and Gee Streets. the design stage has not begun. Right-of-way has been acquired, although Several issues involving the design of this road will be discussed later in the report. For the purpose of iden- tifying this street, it will be called "Street A11 • Kings Mill Area: Located just south of Main Street and just east of 11 · Hudson Street is the Kings Mill, a seasonal processing operation which -•1 .j generates heavy truck traffic at times. - 30 - · Inadequate truck docking �I I I facilities and truck storage areas presently result in partial blockage of Water and Broadway Streets. Trucks queue on Broadway and Ottawa Streets for their turn to load or unload. The area south of Ottawa Street 1111 Broadway is devoted to recreational use and includes a football stadium and a 4-H fairground. I I I While the mill operation is an asset to the c-0m- munity, its location in the midst of the business district and adjacent to Recreation Park creates some undesirable impacts -- not the least of which is the periodic traffic congestion. I Traffic Volume and Capacity Considerations: Traffic volume data for streets I: of Highways and Transportation on State routes in Lowell. I 1· 1· Estimated 1980 traffic volumes for selected streets are shown in Table 11. in the City of Lowell were limited to that obtained from the State Department ' These figures are based on actual counts in 1977-78 and projected to 1980 based on the standard increase of 2.7 percent a year, as used by the Michigan Department of Transportation. TABLE 11: I ~treet Locaffon EXISTING AND PROJECTED TRAFFIC VOLUMES FOR SELECTED STREETS, LOWELL, MICHIGAN 1980-2000 _ T980" ___ - T9-8"5""- 1990 -- -T995 2UU0 6,117 6,989 7,985 9,123 10,42 3 M-21 west of Hudson Street 11,813 13,496 15,419 17,616 20,12 7 M-21 east of Water Street 13,290 15,183 17,347 19,818 22,64 2 M21 east of City Limits 4,535 5,182 5,920 6,763 7,72 7 M-91 north of Main Street ( M-21) 4,641 5,302 6,058 6,921 7,90 7 M-91 north of City Limits 897 1,028 1,170 1,337 1,52 8 ---- M-21 west of Nash Avenue Source: Actual traffic count (1977-78) projections by WBOC. * M-21 is Main Street in Lowell and the official designation of State Route M-91 does not begin until north of City Limits. - 31 - �I I I I I I I I I These traffic volumes represent total two-way volumes over a 24-hour period, and it can generally be assumed that the peak hour is 10 percent of the average daily traffic volumes (ADT). Hour-by-hour traffic volume counts on Main Street (M-21) were obtained from the Michigan Department of Transportation. From these figures the following are noted: - The weekday peak traffic period usually occurs between 3:30 and 5:00 PM, with maximum directional volumes generally between 500 and 600 vehicles per hour. The maximum hourly directional traffic volume on Saturday is approximately 500 vehicles with the Saturday peak period occurring between 11:00 AM and 12:00 Noon. - There is no weekday morning peak traffic period as traffic volumes I • I. steadily increase from 5:00 AM. Traffic capacity is computed based upon roadway geometrics and number of lanes available to traffic. Traffic capacity is defined in terms of levels of ser- vice ranging from Level of Service A (best) to Level of Service E (worst). j The following table provides a short qualitative description of each of the levels of services: Level of Service A B C D E Traffic Flow Description free flow stable flow within design operations congested but acceptable for short periods subject to operations breakdown and severe congestion - 32 - �1~ Level of Service C is usually referred to as the design capacity because high- I: 1: : I· ways are designed to achieve this level of service. sents the maximum traffic capacity obtainable. Level of Service E repre- It is desirable to maintain traffic operation at Level Service C or better, but operation can be tolerated at Level of Service E for short periods of time. If traffic volumes exceed the Level of Service E service volume, a breakdown of traffic flow occurs with 1, increasing congestion. 1~ Based upon an analysis of existing roadway conditions in Lowell, the following 1·. ' I -' It I: traffic capacities are obtained: A. One traffic lane (through..1.J_eft, and righU Level of Service Capacity l B. C 490 - 590 vehicles* E 590 - 710 vehicles One traffic lane (through and right) plus a left turn lane Level of Service 1; Capacity C 590 - 710 vehicles E 720 - 870 vehicles i * The capacity values are given in a range due to the variation which may exist in the amount of green signal time. For example, the 490 vehicles assumes that SO~ of the total green time is available for traffic on that particular street with the cross street receiving 50% of the total green time. The 590 vehicles figure assumes 60% for the street under consideration. The actual figure will vary according to the signal timing at the specific intersection. - 33 - �I I I I I I I I I I II The above figures show that the addition of a left turn lane can increase traffic capacity by 20 to 23 percent. However, it is believed that this is conservative and the actual increase in capacity could be as much as 40 percent depending on the specific circumstances. The capacities presented above are based upon the assumption of a signalized intersection. At a non-signalized intersection (non-restricted flow) capaci- ties may be as much as twice these values. However, for planning purposes, it is desirable to use the capacity values for signalized intersections. Comparing the existing and projected traffic volumes with current roadway capacity values, capacity problems can be identified. TABLE 12: PROJECTED TRAFFIC VOLUMES AND TRAFFIC VOLUME CAPACITIES FOR SELECTED STREETS, LOWELL, MICHIGAN Road Ca -~cit_ 6,117 10,423 16,210 M-21 west of Hudson Street 11,813 20,127 18,020 2,107 M-21 east of Water Street 13,290 22,642 19,528 3,114 M-21 east of City Limits 4,535 7,727 16,210 M-91 north of Main Street (M-21) 4,641 7,907 12,013 M-91 north of City Limits 8,897 1,528 16·,210 M-21 west of Nash Avenue Source: 1980 Volumes 2000 Defic ie1!_9__ 2000 Volumes Street Location WBDC, Inc. Estimates This comparison indicates there are no existing capacity problems. However, two segments of M-21 may experience deficiencies by the year 2000. These are both in the central business district -- west of Hudson and east of Water Streets. - 34 - �I ~~~ .. - - - - - - - - - ·-• - - - -- L ...-• • 111 ..__. ~......-.., L.-····• ....... COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, IIICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/ CAPACITY PROJECTIONS -====· =--- ... ~ ~ I I\,_· i! 1·s ~ Lqi.,.r,- 1·[··, I /i p:: •-- ~-7~., -,i I. -- [I - Wti ·::•· v:!~..Ir~:::. - r -; "'\ lo.'. - 'S ,~ *- ~- -- ·- w �- - - . .. .... . .. 1111. ~ · · · · · · - - --- ~ - - - COMPREHENSIVE PLAN CITY OF LOWELL ENT COUNTY, MICHIOA LEGEND : • AVERAGE TRAFFIC DAILY VOLUMES PROJECTED TO THE YEAR 2000 . © TRAFFIC VOLUME/CAPACITY PROJECTIONS ~ l J.-'~c;• ·1 =fl ·1·. .....:. i( •·· ::·. : •·:.:~.:cir -(1 /i1 E ::·::.J. L. (~'71\\ . *- ,. w iii•.; �I I I I I I I I I I I I I •Ill -\ .l -J .J Accident Analysis: Traffic accident summary data were obtained for the years 1975 - 1977, and individual accident reports were reviewed for 1977 in order to evaluate the extent of the traffic accident problem in Lowell. The following table summarizes accidents for the past three years: TABLE 13: CITY ACCIDENT TOTALS 1975 1976 1977 Property Damage Accidents 80 105 106 Personal Injury Accidents 31 41 35 0 0 0 Accidents Involving Fixed Objects (property damage) 18 16 16 Other (occurring off the road and on private · property) TOTAL 25 39 35 154 201 192 Data Accidents * Data secured from Lowell Thoroughfare Study, 1978. This table indicates that the accident rates for 1976 and 1977 were quite similar but about 30 percent higher than the accident rate for 1975. The increase in• accidents from 1975 may or may not be significant, and may relate to what seems to have been a national trend of reduced accidents during the initial phase of the "energy crisis" . Traffic accidents in 1977 were analyzed in more depth with review of the individual accident reports. The major concentration of accidents was along Main Street (M-21) and in particular on Main Street between Amity and Washington Streets and at the intersection of Center and Main Streets. Hudson Street north of Main Street also had a number of accidents, but no definite pattern or concentration of accidents is apparent. - 36 - �I I Significant accident patterns in Lowell and recommendations follow: Fulton Street (Main Street) Between Valley Vista and Alden Nash: I I I I I I I I I ' I • There were several accidents in this section which could be indirectly caused by the type of strip development occurring along M-21 and the traffic generated by it. There were several rear-end accidents and other acci- dents involving vehicles turning from the wrong lane. Recommendations: Although the number of accidents are not signifi- cant at this time, it is recommended that a center left turn lane be developed to remove left-turning vehicles from through traffic lanes. This can probably be done through restriping the existing pavement in three lanes. Right turn deceleration lanes shall be required for new developments which will generate significant traffic, such as neigh- · borhood shopping centers. Driveways should be located to minimize traffic conflicts with vehicles entering/exiting from other driveways. Also, consideration should be given to requiring contiguous developments to share driveways, possibly by means of a connecting service drive. Main Street at Center Avenue: There were eight accidents at this inter- secion in 1977, including three westbound rear-end accidents and two right-angle accidents. Recommendations: These accidents could be partially caused by the on-street parking on Main Street, and the lack of a left turn lane. It is recommended that parking be removed on the north side and that a left turn lane be developed. - 37 - �I I I I I I I Hudson and Main: There were 14 accidents at this intersection in 1977, including three right-angle accidents, two left turn accidents involving southbound left turn vehicles, and several rear-end accidents. The left turn accidents may be due to the bend in Hudson Street just south of Main Street which limits the view of on-coming through traffic when a vehicle is in the northbound left turn lane. Recommendations: This intersection needs a more detailed study, involving the analysis of accidents for a three-year period in order to determine whether the type of accidents which occurred in 1977 are indeed part of a continuing pattern or just unique to that year. Field observation should be made during critical periods to determine I I I whether the visibility for southbound left turn vehicles is poor enough to indicate a problem, the traffic signals are clearly visible, and whether the traffic signal clearance intervals are long enough. I Broadway/Main and Riverside/Main: ' ~ There are a number of accidents involving parked cars on Broadway Street and Riverside in the block just north of Main Street. The majority of these were backing accidents involving cars leaving angle parking spaces. There are several other miscellaneous accidents at or in the vicinity of these intersections. These include several accidents involving parked cars on Main Street, rear-end accidents, accidents involving vehicles turning right in front of other vehicles. These accidents could have been caused directly or indirectly by the on-street parking on Main Street. ~ 1 - 38 - �I I I I I I I I I I I I '• -'. ,1 • .I l Recommendations: The accidents on Riverside Drive and Broadway Streets could be reduced by replacing the angle parking with parallel parking. Another alternative includes closing Riverside Drive to through traffic and creating parking. Although no concentration of any one type of accident occurred on Main Street, there are several accidents which could have been indirectly caused by the on-street parking on Main Street and the removal of this parking would have a beneficial effect. Main Between Lafayette and Jefferson: dents in this section: There were several types of acci- several rear-end accidents, several right-angle accidents, and several lane-changing accidents. No concentration of any one type of accident exists at any one location. However, the number of accidents in this section (roughly three blocks in length) indicates somewhat of a problem. Recommendations: Since this area comprises the major portion of the Lowell central business district, significant traffic activity takes place in this section. This includes ·on-street parking maneuvers and vehicles turning left from Main Street to cross streets. It is believed that the combination of these two actions contribute to the accidents, -and the removal of parking to allow a left turn lane to be installed would alleviate the problem. Main Street near James Street: There were four run-off-the-road (out-of-control) accidents on Main Street in the vicinity of James Street, where there is a horizontal curve in Main Street . Recorm1endations: Four accidents of this type in one year indicates that some action should be taken, and this location should be studied ~ - 39 - ' IA �I I I in more detail. determine if there is a constant pattern of out-of-control vehicle accidents, and if so, the specific circumstances of these accidents should be noted (such as wet pavement or night accidents). the specific remedy being dependent on a detailed analysis of the accidents: modification of pavement centerline installation of warning reflectors, guardrail, or white posts at curve I I I I I I I I installation of advance warning signs installation of roadside delineators street lighting skid-proofing slippery blacktop pavement, improving shoulder maintenance, and prompt ice treatment and snow removal The following su111Tiarize the recommendations made in this section, the implementation of which should result in a reduction of accidents on Main Street in the City of Lowell: 1. Parking should be removed on the north side of Main Street (see CBD PARKING ANALYS~S for a discussion of the parking supply and demand). 2. A left turn lane should be provided on Main Street in the central business district and west to the western city limits. I Preferrably, this should be a continuous left turn lane, although as an alternative a turn lane may be developed at key locations. I I The following remedies are relevant for run-off-the-road accidents with I I I I I Three years of accident data should be reviewed to - 40 - �I I I. 3. The angle parking on Broadway and Riverside Streets should be changed to parallel parking. 4. The intersections of Main and Hudson Streets, and Main Street near James, should be studied in greater detail to determine the specific , I problems and appropriate remedies. I I I I I I I I ' ' ' 'I I Miscellaneous Transportation Facilities: and street systems in the City of Lowell satisfactorily serve the travel needs of residents and through traffic. Presently, there is one private non-profit public transportation service which makes up the extent of public access commuter service. The Senior Neighbors, Inc. offers appointment chauffeur service for life supporting functions such as grocery shopping and medical care. This service is used almost exclusively by senior citizens. Railroad facilities have been serving the City's industry for many years. Chesapeake and Ohio tracks traverse the City north and south. Also, Grand Trunk Western tracks run east and west just south of the City. With these connections, a number of industrial needs can be met. However, there is no passenger service available. The Lowell City Airport is located approximately one-half mile north of the City. This facility is limited in use to small engine planes since there is only one dirt runway. However, Lowell is within easy access of the Kent County Airport which has international connections. I ' overall, the existing transportation - 41 - �I I I EXISTING COMMUNITY FACILITIES Corrmunity facilities in the City of Lowell consist of recreational facilities and service type public facilities. The recreational facilities are primarily City parks, school playgrounds, and the YMCA which works in conjunction with I I I the school system in providing community activities. I! I Hudson Street and along the Grand and Flat Rivers. Service functions are performed by churches and municipal government. Park Facilities: Recreation Park is Lowell's major recreational center. This park is approximately 25 acres in size located south of Main Street, east of treatment plant occupies a portion of the site. The City's wastewater Additional park land (over 20 I J I: I I; l I;' I: 1, I 1: I -~ ' acres) on the east bank of the Flat River has been acquired for future development in conjunction with improvements to Recreation Park. Recreation Park is the site for a variety of functions. Facilities include a ball diamond, football field, track, bleacher~, tennis courts, outdoor pool, King Memorial Building with showers and restr_ooms and Foreman Building for display. During the summer, the grounds are used for travel trailer camping. The park also offers river bank fishing and an undeveloped boat launch. Kent County Youth Fair (4-H) is held here annually and utilizes ten barns, one display building (Foreman) and a new horse show arena with bleachers. Considering the nature of this concentrated recreational center, many demands are placed upon the traffic system. This, compounded by the fact of being adjacent to an industrial and commercial area, results in much congestion and many parking problems. . There are other obvious problems in this recreational area. Both the baseball and football fields provide night lighting and bleachers, but the lighting is - 42 I, �I I I poor and the bleachers are in need of repair. poor lighting and inadequate surfaces. The tennis courts also have The track surfacing is obsolete. 1 Furthermore, excessive demand is put upon the pool s showers and bathrooms by park visitors, especially during peak use periods. I needed. More comfort stations are The Foreman Building is also in need of renovation. older animal barns need to be replaced and relocated. I I I Camping facilities are Problems associated with random vehicular circulation need to be inadequate. addressed. Many of the Finally the park's river location has never been fully utilized. "Showboat Park" is located at the northern fringe of the business district on the east bank of the Flat River. It consists primarily of facilities to I I~ I accommodate the annual showboat festival -- a dock, stage, and bleachers. I ;_ Finally, the facilities are greatly underutilized, being oriented primarily ' I. I I I I I I ' While the showboat festival has been a major event in West Michigan as well as Lowell, the setting is unimpressive at best. The park is henmed in by resi- dences to the north and school facilities on the east and south. In addition to the park's isolation, parking and traffic circulation are problems. for the showboat and overlooking other possibilities throughout the remainder of the year. Richards Park is a 1.6 acre public square and playground located between Elm and Spring Streets off North Hudson Street. Facilities include: a sand lot ball field, basketball court, various playground apparatus and picnic tables. McMahon Park is a 5 acre site located at the end of Shepard Drive. Although this is designated as a park, the site primarily serves as the City's water reservoir. However, there is a small wooded area with a picnic table that can be used by the public. - 43 - �I I I I I I I I I I I I I I I. I Ii West End Park is about 5 acres in area. Drive and east of Gee Drive. running through the site. It is located north of Carol Lynn This park is undeveloped with Cherry Creek Once it is improved, this park will help serve those residents in the Valley Vista subdivision who are presently without recreational facilities. School Facilities: Lowell High School is located at 750 Foreman Road on a 7.3 acre site which it shares with Bushnell Elementary School. The high school has a variety of facilities available both indoor and out. The gymnasium has a full size basketball court, ten hoops, and a seating capacity of 2,000. balcony area overlooking the gym is used for weight lifting and other indoor sports. There is also a multi-purpose room used for wrestling and gymnastics. In addition, the school auditorium and music room are available for various community functions. Outdoor facilities include: six unlit tennis courts, in excellent condition; one baseball field; and an open practice field. Bushnell Elementary School is located at 700 Elizabeth Street. As mentioned above, this school shares a 7.3 acre site with the High School. Activities are centered in an all-purpose room. This room has two basketball hoops and a stage and also functions as a cafeteria. In addition, the school grounds include playground apparatus, two basketball hoops and a softball field. Lowell Middle School is located at 12675 Foreman Road, on a 7.8 acre site. The gym has eight basketball hoops and bleachers for 750 people. upper level balcony which is used for wrestling and gymnastics. There is an With this upper level and partitions that can divide the gym, four separate activities can take place at the same time. stage that opens up to the gym. Also, the school has a cafeteria with a - This enables the facilities to be used for a I 11 A - 44 - �I I I I I I I I I I I variety of school and community events. Recreation facilities outside include two softball fields, four basketball hoops and nature trails. Runciman Elementary School is located at 300 High Street and Riverside School is located at North Monroe and King Streets. These schools are two separate physical structures with their own facilities, yet they are considered one elementary school district. Runciman is on a 2.3 acre site with two basket.- ball hoops and a full play area, while Riverside is on a 5.9 acre site with a softball field, two basketball hoops and a complete play area. Each school also has an all~purpose room which functions as a cafeteria, auditorium and general activity center. St. Mary's School is a private elementary school located at 322 Amity on a 1.7 acre site. The playground consists of two basketball hoops and various other play centers. First United Methodist Church offers a private preschool located on the corner of Avery and Jason. It too has a small playground area. I The City of Lowell has many excellent existing and potential facilities for I. these facilities. recreational and educational use. County. I I: I fj However, many people must be served by The Lowell School District is the largest district in Kent It covers 100 square miles taking in 3,000 students. serves as an educational center, so does it serve as a social and recreational nucleus for area residents (Lowell and Vergennes Townships). Semi-Public Facilities: While the YMCA works in conjunction with the schools in providing community activities, it does not have the facilities to house events offered. Therefore, the YMCA works with the schools and the City in arranging places to hold classes, games, and other events. 11 l .l Just as Lowell - 45 - �I I I I I I I I I I I A wide variety of programs are offered, but the most active sports in the Lowell area tend to be softball/baseball, soccer, swimming and gymnastics. With over 2,000 participants in softball/baseball, an excessive demand is put on the present ball diamonds. diamonds available. citizen. Citizens have expressed interest in having more The only soccer facility is a field donated by a private In addition, citizens have voiced needs for more emphasis on family recreation such as picnic sites, nature trails, bike routes, indoor pool for year round swimming, winter sledding areas and playgrounds to serve residential areas in the west and southwest parts of the City. Show Boat: The Lowell Show Boat, starting as a community effort to recreate a nostalgic minstrel show aboard a river boat, resulted in a tradition for the City of Lowell. It originated in 1923 and until 1983 appeared annually during the last full week in July. Efforts to revive the show are underway but the economies of the production make these efforts difficult. This event attracted an audience from near and far to view live music and big name entertainment at the Riverside amphitheater on Lafayette Street, adjacent to the Flat River. The bleachers have a holding capacity for 4,000 spectators, and ' I I I ll I; I; 11 I 1i in case of rain, the show can be moved into the Lowell High School gymnasium. A comfort station is available at the Riverside Elementary School, offering restroom facilities and a nurse's station. Parking and traffic congestion are real problems associated with the showboat or any event drawing large crowds to the amphitheater. Within proximity to the amphitheater, limited parking is offered at the Riverside Elementary School. Only two City lots provide the remaining organized parking. are forced to park in the streets and walk considerable distances. - 46 - Others �I I I I I I I I I I I I I I I I I Private and Conmercial Facilities: There are several private enterprises involved in providing recreational facilities. ment is the American Legion. It offers eight lanes of bowling on the main floor and roller skating on the second floor. P & H Amusements has a pool table, a foosball table, pinball machines and a video game arcade to offer amusements to the populace. In addition, the Strand Theater provides movie viewing. One other private facility is the Valley Vista Mobile Home Park. This mobile . home park offers a convnunity building with a pool and sauna, tennis courts, a basketball court, a shuffle board area, and a playground with various play apparatus to its residents. Other Conmunity Facilities: The City of Lowell is served by a Volunteer Fire Department. The equipment house is centrally located next to City Hall. Police protection is provided by the City of Lowell Police Department. Service is available 24 hours a day; however, only a limited staff is on duty during the evening and nighttime hours. Back-up enforcement is then provided by the Kent County Sheriff's Department. There are no hospital facilities within the City of Lowell. Although, medical care is available within reasonable distance and easy driving at one of the many Grand Rapids hospitals. Other community facilities include the following: • Eight Churches • Lowell Area Chamber of Corrmerce • Lowell Municipal Offices II I~ One privately owned establish- - 47 - �I I I I I I I I • • • • • Lowell Public Library - branch of Kent County Library System • Lowell Senior Neighbors Center • Cherry Creek Nursing Home • Oakwood Cemetery • The Masonic Building Lowell Light and Power Lowell Wastewater Treatment Plant Lowell Water Treatment Plant Lowell City Garage I I I I I I I, I -l j ll - 48 - �I I I I I I I I I I I I I 1. 1: 1: lj 11 11 GROWTH TRENDS POPULATION GROWTH Looking ahead to future needs is the very essence of planning, and the needs that planning must attempt to foresee depend to a great extent upon the size of population. For this reason population projections are undertaken. The task of making population forecasts requires information for many parameters. Even with the needed information, unpredicted developments may alter the projections. In light of this, the City of Lowell's population projections have been made using two methods which have resulted in a reasonable forecast of future growth. Alternate No. 1 involves using new dwelling units to indicate growth trends. In 1970 the Census of Population reported 975 housing units in the City of Lowell. From 1970 to 1980, 322 new units were constructed -- a 33% increase. As a result, the total number of housing units in 1980 is calculated at 1,297 with a 3% vacancy rate. Projecting the trend of 3.3% residential growth/year with a slightly lower persons/unit figure of 2.8 and a vacancy rate of 3%, the estimated population by the year 2000 will be about 5,850 persons. Alternate No. 2 is based on the population growth trend from 1970 to 1980. During these years, the change from 3,068 persons in 1970 to 3,707 persons in 1980 amounts to a 20.8 percent increase. Assuming this trend will continue over the next 20 years, the population for the year 2000 will be 5,400. - 49 - �I I I I I I I I I I I Based on these alternatives, it is reasonable to project Lowell's 2000 population between 5,400 and 5,850 persons. For planning purposes, the population projection for the year 2000 is estimated as an average of the alternatives 5,625 persons. Estimates can be determined for intermediate years as shown in Table 14 • . TABLE 14: POPULATION PROJECTIONS FOR THE CITY OF LOWELL 1980 - 2000 -Population Year ---1980 3,707 1985 4,200 1990 4,700 1995 5,150 2000 5,625 -Source: - WBDC, Inc • I I I. I I I I I - 50 - -- -- - �I I I I I I I I I I I I I I I I I I ll NONRESIDENTIAL GROWTH Commercial Uses: acres. In 1964, commercial land in the City of Lowell totalled 27.5 Presently, corrmercial acreage totals 71.0 acres. This is a 158 per- cent increase in 16 years, or a 9.9 percent yearly increase. Based on 1977 data for commercial activity in Lowell, there were 36 establishments in the City with sales of $28,939,000 or $803,861 in sales per establishment. With a 1977 population of approximately 12,950 in the market area, per capita sales totalled $2,234. Updating these figures to keep up with inflation, the 1980 sales per capita would be $2,708 when applying the Consumer Price Index of 2.2 with 1967 dollars as the base year. Furthermore, applying the same index to sales per establishment, the 1980 value is $977,920. From these figures, projected total sales as well as projected establishments were calculated for 1980 to the year 2000. TABLE 15: Table 15 reveals these findings. PROJECTED TOTAL SALES AND SALES PER ESTABLISHMENT THE CITY OF LOWELL 1980 - 2000 .. Population Tota 1 Sales * Total Establishments ** 1980 14,300 --·$ 38,724,400 39 1985 16,750 $45,359,000 46 1990 19,200 $51,993,600 53 1995 22,700 $61,471,600 62 2000 26,300 $ 71,220,400 72 Year - - --- Source: WBDC Estimates - based on 1980 dollars. * Assume per capita sales are $2,708. ** Assume sales per establishment are $977,920 - 51 - �I I I I I I With 39 retail establishments occupying 71.0 acres, the acres per outlet would be 1.83. Table 16 shows projections for total retail acreage by 2000. TABLE 16: RETAIL ACREAGE FOR THE CITY OF LOWELL 1980 - 2000 - ·· - Year ' I I I I 4 ·- - • - Est ab 1i shment s Retail Acres * 1980 39 71 1985 46 84 1990 53 97 1995 62 113 2000 72 132 Source: ,, I I; 1, I I I I· I ,, ·- WBDC Estimates * Assume 1.83 acres per establishment Co11111ercial land needs are strictly based on demand, and as a result ; characteristics for the whole service area should be addressed. Since Lowell is the area market center, commercial lands in adjac,e nt Boston, Keene, Lowell and Vergennes Townships are computed and Alternative No. 2 is derived. comnercial land in the City of Lowell totals '71 acres. Presently, With the adjacent township's commercial lands accounting for approximately 24.7 acres, this brings the total Lowell area commercial acreage to 96. Based on an area population of 14,300, comnercial land is calculated at one acre per 149 persons. As a result, 177 acres of commercial land are needed to serve the pro- jected area population of 26,300 by the year 2000. Therefore, assuming Lowell maintains its present share of the retail market (73.9%}, 131 acres · of commercial land will be needed by the year 2000. - 52 - �I I TABLE 17: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA ANO THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1'980 - 2000 ALTERNATIVE 2 I - --- I Year Market Population Commercial Acres Needed * I 1980 14,300 96 71 1985 16,750 113 83 1990 19,200 129 95 1995 22,700 153 113 2000 26,300 177 - 131 I I I I I I I I I ---------- Source: --·- ---- -- WBDC Estimates * Assume 149 persons per acre ** 73.9% of Total Commercial Market A third alternative suggests the use of a factor of acres per capita for commercial land. The total number of commercial acres divided by the market area population yiel~s a per capita commercial acreage factor. Based on these established factors projected acreages are presented in Table 18. 1; Ii I ll -I Acres Lowe 11 Could Absorb ** - 53 - �I I I I I I I I I I I I I I I TABLE 18: PROJECTED COMMERCIAL ACREAGE FOR THE LOWELL MARKET AREA AND THE ACREAGE THE CITY OF LOWELL COULD ABSORB, 1980 - 2000 ALTERNATIVE 3 ...------------------------------ - - - - - - - - - - - -- - - - ~ - - - . . ------------r----------·- --------- - - - -Year Market Population Commercial Acres Needed * Acres Lowe 11 Could Absorb 1-------------------------------------- --1980 14,300 96 1985 16J50 117 21 1990 19,200 134 28 1995 22,700 159 63 I I 184 2000 26,300 88 ----"-------. - -- - - -- - - - - - -·. - - - - -----·- --- - - - - - - - - - - · - - - - - - - --- --·Source: WBDC Estimates * Assume .007 acres per person. ____ ...________________ We would suggest the third alternative to be the most reasonable since the acres per capita have been established as a trend. Further, commercial land is strictly based on demand which ties more closely to population growth. t I In summary, Table 19 presents zoned lands and existing commercial acreage _as compared to projected total acreage to the year 2000. TABLE 19: r------ - . r-------------··- PRESENTLY ZONED, EXISTING AND PROJECTED COMMERCIAL ACREAGE, THE CITY OF LOWELL II -- -- - -- - ·-------~ -------..----------------- Zoned Acreage Existing Acreage II Projected Total Acreaqe 198!) 1990 l':1':15 2000 ----------------+-------- ------ ·---------- ·---- Commercial Land - --- - - - · ·_, Source: WBDC Estimates ___ 93 _______ 71 92 99 134 159 -- . -- - - -- - ----'----~-----'----·- - --- I - 54 L �I I I Industrial Uses: 48.2 acres. In 1964, total land used for industrial purposes totalled Presently 84 acres are utilized for industry. This is a 74.3 percent increase in 16 years or a 4.6 percent yearly increase. Projections for industrial lands have been made using three approaches and I arriving at similar conclusions. I I They are as follows: Alternative No. 1 has established a ratio of acres of industrial land per capita at .023. We have assumed this ratio will remain basically constant. The results are presented in Table 20. I I I I I I I I I I I I - TABLE 20: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 1 -Year - Population Industrial Acreage* -- Source: 1980 3,707 84 1985 4,200 97 1390 4,700 108 1995 5,150 118 2000 5,625 129 --WBDC Estimates * Based on .023 acres per capita - Alternative No. 2 uses a calculated average of .257 industrial jobs per capita in the City. Based on 953 industrial jobs in the City and using 84 acres of industrial land, there are 11.3 jobs per industrial acre of land. projections are shown in Table 21. - 55 - The land use �I I I I I I I I I I I I I I TABLE 21: PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL~ 1980 - 2000 ALTERNATIVE 2 - - - - - - - - - ------ ---·-- - - - ----- - - ----- - - . - ---·- - - - - - --- - - I--·- - - Year - - - - - - - - - - - - - - - - - - - - - - - . - - ·- - - . - - - - - . • ·- Population Acres ** Industrial Jobs* - - - - - - - - - + - - - - - - - - ---- 1980 3,707 953 84 1985 4,200 1,079 96 1990 4,700 1,208 107 r 1995 5,150 1,324 117 I 2000 5,625 1,446 128 --- -- - Source: ' ------- - 1 I WBDC Estimates * Based on .257 industrial jobs per capita. ** Based on 11.3 jobs per acre. Alternative No. 3 uses the trend of industrial growth since 1964. This trend (which is a 16 year trend) was derived by taking the 35.8 new acres of industrial land since 1964 and establishing a yearly growth of 2.4 acres. Using this figure, projections are presented in Table 22. TABLE 22: - ·---- Year PROJECTED INDUSTRIAL ACREAGE FOR THE CITY OF LOWELL, 1980 - 2000 ALTERNATIVE 3 - --- ------ -- 1980 84 1985 96 1990 108 1995 120 2000 132 Source: Acres -·--- ' -- - ·-. ----- - - --- --·- Ii ·- WBDC Estimates I I: ' - 56 }' �I I I I I I By the year 2000, the City of Lowell should be able to plan for 128 - 132 acres of industrial land. This assumes normal growth and does not consider unusual development. The current situation, then, in planning for this industrial growth is expressed in Table 23. TABLE 23: ·-- - PRESENTLY ZONED, EXISTING, AND PROJECTED INDUSTRIAL ACREAGE THE CITY OF LOWELL --- ----- Zoned Acreage Industrial Land Project ed Acreage 2000 84 128-1 32 240 -------- Source: Existing Acreage --- --------- ·- WBDC Estimates Ample quantities of land are already zoned to accommodate future industrial I- expansion. I I· J I· I: I,. ' I - 57 - �RESIDENTIAL GROWTH An analysis of the existing and long-range housing needs are necessary to estimate space requirements in an attempt to plan for future land use. In the City of Lowell, residential land makes up 52.7 percent of developed land. residential land has been broken down into four types: family, multiple family and mobile homes. 1: The single family, two Within these categories, the number of units, acres, densities and percent of the housing stock have been tabu- 1- lated showing existing conditions. 1~ 11 I~ I~ I· J TABLE 24: Table 24 presents these findings. HOUSING CHARACTERISTICS OF THE CITY OF LOWELL, 1980 - ---Housing Type Acres -595 Units 928 Single Family I'. % of Stock 1.6 72.5 56 13 4.3 4.4 Multiple Family 142 18 7.9 11.1 Mobile Homes 154 18 8.6 ·- 12.0 - 100 Two Family - ,~ Density 1,280 TOTALS - Source: 644 ·- - -- --- .. --- WBDC Land _Use Survey Based on population projections and a leveling off to 2.8 persons per unit by the year 2000, the estimated number of housing units has been determined for 1: the City of Lowell. Table 25 conveys these findings. ' ll - 58 - �TABLE 25: PROJECTED NUMBER OF HOUSING UNITS FOR THE CITY OF LOWELL, 1980 - 2000 * -Population Year Units -- - I - ·- - 1980 3,707 1,280 1985 4,200 1,500 1990 4,700 1,678 1995 5,150 1,839 2000 5,625 2,009 - Source: -~ ----- ---- WBOC Estimates * Based on population projections and 2.8 persons per unit. Having determined that about 200 new dwelling units will be needed by the year 2000, a percentage breakdown can be estimated for each housing type. estimated housing mix is based on indicators and trends. The With high interest rates, enormous construction and land cost, and high taxes, people are left with less disposable income. changing. In addition, household characteristics are This has resulted in a modification of housing needs as well as housing demands. The projected growth for the City of Lowell is estimated at about 35.4 units a I I I I I year for the next 20 years. This growth rate is reasonable since many of the new units will be multiple family dwellings. With the economic conditions and changing household characteristics, as previously mentioned, more households will seek alternatives to the conventional single family home. Furthermore, the 1979 Statistical Abstract of the United States indicates housing construction has shifted substantially during the period 1970 - 1977. - 59 - As a percentage �I I I I I I I I I I I I I I I I I I I of the total new housing construction, single family homes have decreased while duplexes, multiple family and mobile homes have increased. Keeping these variables in perspective, the estimated housing mix for the year 2000 was compiled. Table 26 reveals these findings. TABLE 26: PROJECTED HOUSING MIX AND UNITS FOR THE CITY OF LOWELL, YEAR 2000 ----- Hous in<1 Mix Housing Type lYtlU -- -- - - -------- --(%) i:'.UUU Units 2000 -- --- Units 1980 Add -- ·942 + 263 72 .6 60 1,205 4.4 6 120 57 Multiple Family 11.0 18 362 143 + 219 Mobile Homes 12.0 16 322 155 + 167 100 2,009 1,297 712 Single Family Two Family 100 TOTALS Source: + 63 WBDC Estimates Using the projected housing mix for the year 2000, the estimated number of units for each housing type can be determined. findings. Table 26 also reveals these By plotting the 1980 and the year 2000 data and interpolating for the five year increments, the number of dwelling units for preceeding years can be calculated. These results are found in Table 27. - 60 - --- - - �I I TABLE 27: NUMBER AND TYPE OF HOUSING UNITS PROJECTED FOR 1980 - 2000 THE CITY OF LOWELL -- - - - - - ---- 1· Housing Type -- -- -- Sing le Family I I ,, ,~ 1980 1985 1990 --- -. 1995 2000 - ·- - - - 942 1,043 1,113 1,158 1,205 57 71 86 102 120 Multiple Family 143 191 243 301 362 Mobile Homes 155 195 236 278 322 Two Family 1,297 TOTALS --~----- - - -- ·-- - 1,500 1,678 1,839 - 1.i -- -- - - - - - - -- 2,009 --- ,~ Source: I together with density standards and their ranges established in Table 28. I: WBDC Estimates Residential acreage can be determined using the projected housing mix figures Based, then, on the preceding tables, Table 29 surrmarizes the anticipated average land useage of residential types within a 20-year period. I: 1:, Ii 1; I; l IJ ll - 61 - �I I I I I I I I I I TABLE 28: - Housing Type I 1. 1· 198U Single Family 57 --- -- Multiple Family 143 --Mob i 1e Homes 155 TOTALS 1,297 - - - + 6 .6 + 105 * + 263 + 9 ·+ 13 * + 16 + 18 + 22 * + 27 + tr ·· -· + 28 * + 33 · --... - - * ---- 712 168 -- - ---- Source: WBDC Estimates * Average numbers are used in Table 29. TABLE 29: PROJECTED LAND NEEDS FOR RESIDENTIAL PURPOSES BY TYPES; THE CITY OF LOWELL -1980 Acreage -- 2000 Acreage Change 595 700 - ·--+ 105 Two Family 13 26 + 13 Mu lt ip le Family 18 40 + 22 Mob i 1e Homes 18 46 + 28 ·- -·- · - Housing Types Single Family -- - - · ,-. . . TOTALS Ii IJ Additional Acreage Dens i ti New Units/Acre 2000 4 High + 263 Average 2.5 1 Low ---Hfg-h 7 + 63 Average 5 4 - Low 12 High + 219 Average 10 8 - Low 7 High + 167 Average 6 5 Low - 1· I! Units 942 Two Family 1, I NUMBER OF NEW HOUSING UNITS, DENSITY ANO ACREAGE REQUIREMENTS FOR THE YEAR 2000, THE CITY OF LOWELL 644 -- - 812 -- . Source: WBDC Estimates - 62 - + 168 -- -- --- �• • • • ••· I} .j 11 I; TABLE 30: TOTAL ACREAGE REQUIREMENTS FOR ALL LAND USES - -- Residential Zoned Acrage-1980 ·- - ... 883 Corrmercial Land Use - -- -- Projected Need-2000 -- ---- --- Diff erence ----812 + 71 93 159 - 66 Industrial 240 132 + 108 Total City 1,216 1,103 + 113 The summary of projected land needs in Table 30 indicates that ample quantities of undeveloped land are available in Lowell to meet anticipated demand. In fact, residentially and industrially zoned property already exists in quan- I IJ •i -~ -~ .'. •· •1 .) .J tities more thaR sufficient to meet future needs. Existing residential pro- perty exceeds the projected demand by nearly 10%, while for industrial lands the surplus is over 80%. Commercial property is relatively scarce. needed as currently exists. Over two-thirds as much acreage is However, in view of the surplus available for other uses, increasing the availability of commercial property will not be difficult. - 63 - �/ I I I COMPREHENSIVE PLAN The land use proposals address specific problems and issues identified during • • •I • •• •• • ~ · II. Iii II II II,. Iii II the course of preparing this Plan and maximize the many assets that exist within the City. Lowell's location provides strong advantages . Its setting in the midst of rural countryside, natural feat ,Jres such as the rivers and hilly terrain, proximity to the Grand Rapids metro area, and small town character make Lowell an attractive choice as a place to live. In addi- tion, good transportation access and rail service, proximity to major markets, and availability of municipal services coupled with a high quality living environment are strong inducements for industrial and business growth . PLANNING ISSUES Though the City of Lowell has many attributes, one of its major problems is the underutilization or misuse of those attributes showboat facilities. location, rivers, and Other specific problems to be addressed in the Plan include the following: • There is no central industrial core. Instead, there are isolated pockets of industry scattered around the City. In most cases there are potential land use conflicts with abutting properties -- industry surrounded by residences, industry in the midst of the central business district, inJ•.15trial truck and employee traffic circulating through predominantly residential areas, and industry near schools. _ Noise, traffic, rail usage, and future expansion are among tne concerns associated with inappropriate industrial locations. - 64 - �• Most of the M-21 corridor through Lowell is devoted to -commercial activity. The strip development in itself is a problem for reasons of traffic and aesthetics but two other problems are also evident. The commercial uses are a random mixture of various types of business rather than a well-planned concentration of similar activities. Traffic characteristics, hours of operation, and business needs may vary. Highway oriented uses such as car dealers and gas stations are intermingled with neighborhood oriented uses such as grocery stores and pharmacies. A further concern caused by the lack of distinction between uses is the impact of present and future highway commercial development upon the central business district. In a 11 finite market area such as that served by Lowell, continued expansion. ll mers across a wider area, minimize comparison shopping, and red~ce •• l • .: •: .I •· -} -J -j ; I of competing uses strung out along the highway will disperse custo- the customer traffic in the central business district • • The central business district is poorly suited to compete with new businesses located along the highway. The CBD's image is tired • While some merchants have made an effort to improve the appearance of their buildings, many others have neglected their facilities. In addition, the general merchandizing mix in the CBD is poor and merchandizing techniques (such as window displays) are dated. Finally, potential assets -- the riverfront, showboat amphitheater, and public lands -- are underutilized as attractions and aesthetic elements in the CBD. - 65 - �I I I I I I • The Grand and Flat Rivers have been largely ignored with the limited exception of the showboat celebration. While they offer much poten- tial, they present some problems that significantly impact the community, as well. The most serious of the river-related problems is the Grand River floodplain. More than a half mile wide in some pla- ces, the flood plain limits the possibility of new development in many areas and even threatens existing development. For example, that portion of the central business district east of the Flat River (including the area around City Hall) is in the midst of the flood •I plain. Future development of this area will require careful planning in harmony with the natural character of the flood plain. ·while the concept of a greenbelt along the City's rivers is an attractive I feature, it aggravates the scarcity of land for future development. I: Both rivers are also barriers to good vehicular circulation and ■: munity. .; • .: .: • •1 •i,1 interaction among the various neighborhoods and sectors of the com- to the rivers is also lacking. Access Most of the river frontage is in pri- vate ownership and existing public lands are underdeveloped • \ ; Access across the rivers is not the only problem. Silting in the Flat River north of the dam has created an unsightly condition and a highly detectable odor. These conditions detract from what could otherwise be an attractive environment and pleasant experience • • Sufficient land is available to accommodate future development needs in the City. However, the available undeveloped land is generally found in relatively small isolated pockets scattered across the City. - 66 - �I I I· I 1, Few large areas remain undeveloped and those that do contain steep slopes which inhibit intensive development. GOALS AND OBJECTIVES - Residential 1. Preserve and enhance the supply of decent, safe and structurally sound housing witnin the City of Lowell. I • Periodically review the structural integrity of the housing supply. 11.\ • Develop programs for conservation and rehabilitation of unsound and unsightly structures. ll 11 I; 9:1 I • things, occupancy permits. -l • - 1 • • •· •: ; Consider the adoption of a housing code which requires, among other Through local ordinances, require owners to maintain their structures and grounds in order to promote the health, safety and general welfare of residents . 2. , Preserve the residential character in the City's neighborhoods . • Protect residential areas from non-residential encroachment. • Encourage organization of neighborhood associations to increase l •• • involvement in dealing with neighborhood problems • • 3. Minimum intrusion of through traffic in neighborhood areas • Provide for a variety of housing types within the City to allow people options in housing • 1 •..J •· .l ~! - 67 - �I I I I 1· 1. 1~ 1 variety of housing types within the City such as single family, duplexes, multiple family (condominiums and apartments), and mobile homes. - Commercial 1. Encourage business in Lowell to develop appealing shopping facilities which provide a sufficient amount of goods and services to meet the needs of a growing population in the City and market area. • 1. ties, more convenient shopping and pleasant pedestrian spaces. • ,, 1. Discourage over-concentration of similar businesses to prevent vacancies and market saturation. • Blend the commercial areas with surrounding uses to minimize land use traffic and environmental conflicts. -, Promote physical clustering of commercial facilities rather than strip development thereby providing for joint use of parking facili- I· -• •.; -~ .} Through proper land use planning and zoning, establish areas for a • Provide adequate parking to create an inviting shopping environment convenient for all to use. • Provide for efficient accessibility to shopping complexes to minimize traffic conflict • 2. Promote the central business district as the major commercial center in a four township area. In addition, enhance the central business district as the place to do business and minimize dependence on the Grand Rapids metropolitan area. - 68 - �I I I I I I I I I I - Industrial 1. Promote a strong, stable industrial base in Lowell in an effort to minimize dependence on the Grand Rapids Metropolitan area as a place to work. • Promote industrial diversification in the City. • Obtain land for industrial development. • Encourage industry to locate in an industrial park complex. • Work closely with existing industry to promote expansion and to maintain present operations. - Open Space and Recreation - 1. Develop recreation facilities which will provide adequate opportunities for all the residents in Lowell. • Select sites to adequately cover the City in terms of active and passive recreation. I • •• • Enhance the riverfronts for recreation purposes to the greatest extent possible. 2. Promote Show Boat as a major regional summer recreation event -- coordinating with C.B.D. promotional events as well. • Consider relocating the facility for more space and flexibility of operation, and to minimize the negative impact of traffic and noise in residential neighborhood • , - 69 - �I I I I • Sponsor a wide spread advertising campaign. • Continue booking name entertainers to attract high attendance. PLAN DESCRIPTION I Residential: I I I I I 70%) were single family homes. • • • --; • • • ! The existing land use survey conducted in 1980 showed that among the approximately 1300 dwelling units in the City, the great majority (over Apartments and mobile homes were about equal, eleven and twelve percent of the housing units respectively. Duplexes made up about four percent. For purposes of the Plan, future residential development is shown not by type of dwelling, but by density. Densities are better indicators of the level of services required and the impact to be anticipated than are designations by dwelling type. The predominant form of residential development is expected to remain low density single family homes (1-3 units per acre). However, in view of nationwide housing trends which are being felt in West Michigan, as well, provision must be made for greater density and alternative housing forms to respond to changing lifestyles, smaller household sizes, and higher development costs. Medium density residential (4-7 units per acre) may be used in transitional areas between low density and high density development or between low density residential and some nonresidential uses such as schools, churches, and parks. Areas of high density development (8-14 units per acre) also serve a transitional purpose between uncomplementary uses, e.g., between low or medium density residential and industrial development. - 70 - High density can also be used �II I I - -I I 1· 1· on sites where low density development would not be financially feasible because of unique natural features -- steep slopes, wetlands, wooded areas, and similar constraints. -:-. - 1; 1; I. -~ -\ ,: ,: -; --~ -l-: Sufficient land is proposed to satisfy the anticipated demand in all categories. Commercial: Commercial development in Lowell is found in scattered locations along Main Street (M-21) and is of two types -- the centrally located "downtown" business district and the auto-oriented highway business district. Much of Main Street is already committed to business development and the trend can be e.xpected to continue. However, it is important to maintain the func- tional distinction between the central business district and the highway business district. In addition, because the business activity is and will continue to be located along the City's traffic ''spine", care must be taken to develop the corridor (and each site} in such a way that congestion and traffic conflicts will be avoided or, at least minimized. Typically, commercial establishments seek out major streets with high traffic volumes to maximize their "visibility" and encourage drive-in trade. When a major street begins to experience this com- mercial development; congestion often occurs. The character of the traffic (local shopping vs. through travel) changes. Conflicts result between those vehicles entering and leaving driveways and those travelling along the street. In such situations, unless careful site planning and access controls are instituted, the traffic-carrying capacity of the street can be greatly reduced. - 71 - �I I I I 1· I' I: I: I: -~ Such a deterioration in capacity should not be permitted to occur on Main Street. through the City, Main Street must be maintained primarily as a major arterial to carry through traffic. Obviously, the commercial development in the western one-third of the City will be primarily auto-oriented. impression as people enter the City, and retain a distinct highway business character that will not compete with the central business district. All future highway commercial development should be carefully scrutinized through a site plan review process. • Particular attention should be given to: Driveway Location and Spacing: Driveways should be located as ·?ar from street intersections as possible to avoid left turn conflicts {250 feet minimum). Businesses should be encouraged to share drive- ways whenever possible. Ideally, driveways should be at least 200 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. • Landscaping: Highway commercial development should provide landscaping along the street edge to improve the appearance of the 9: -: -· -~ -l,1 Therefore, the following recommendations are made to minimize traffic conflicts along M-21, create a positive visual II; -;, : As a state hignway and the only uninterrupted east/west street primary route through the City, screen the parking areas, and soften the buildings. Specific landscaping requirements should be incor- porated into the City Zoning Ordinance to ensure adequate and uniform landscape treatment among all businesses along the highway. - - • Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form - 72 - �•I I I I I I •I : 1· I. -; ,: -· •• •. ] of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling M-21, or similar alternative. • Shared Parking: Businesses should be encouraged to share parking facilities with neighboring businesses or, at a minimum, permit access between parking lots to reduce the need for motorists to travel on M-21 in order to move from one business to another. two or more businesses have different hours of operation or different peak business hours, joint parking lots can save money in development costs, minimize the amount of asphalt along the street, and perr11 it greater flexibility in site planning. •- Relationship Between Adjacent Uses: Each new development should be planned and designed to be compatible rather than compete with its surroundings. Building arrangement, landscaping, lighting, signage, driveway location, and other elements of physical layout should be in harmony with existing development. This will help unify the image along the street and reduce confusion. • Signs: Corrmercialized highway corridors can easily become victims of a signage war waged by the various businesses competing for the motorist's attention. If allowed, each new business will attempt to "go one better" than the neighboring businesses by having a bigger, brighter, gaudier sign. The result is visual chaos along the street with no greater identity for any individual business. Therefore, if the number, size, and location of signs are controlled and kept to a _, -I In cases where - 73 - �•I I I I I I I I • • • • •, : -; -i --j reasonable minimum, all businesses will be competing equally but a positive image will be retained along the street. • Pedestrian Access: While most highway businesses cater to the motoring public, pedestrian traffic should not be forgotten. Because much of the property fronting on M-21 is adjacent to residential development, it is likely that pedestrian activity will be fairly common. Therefore, sidewalks or paths should be provided to link businesses with each other and to link residential areas with individual businesses -- especially those such as grocery, hardware, and drug stores and barber and beauty shops. Central business district development is entirely different in character than highway business and subject to another set of planning and design standards. The CBD Plan is discussed in detail in another section • Industrial: City. Industry is currently scattered in several locations around the In addition, much more land is zoned for industry than will be needed, meaning that the City has little control in directing new industry to appropriate locations . The Plan recorrmends two primary locations for future industrial growth. One is in the northern part of the City near Foreman Road and the C & 0 railroad tracks. Some relatively new industry exists in this area and land is available for future development. The other area is in the western end of the City between M-21 and the Grand River. There is little industrial activity here now with the exception of some extractive mining operations. Though part of the area lies in the Grand River flood plain, there is substantial usable acreage and access to M-21 is excellent. - 74 - In addition, while not buildable, �•I I the flood plain lands are suitable for such uses as large parking lots, outdoor storage yards, loading areas, and similar industrial-related open space uses. 1--1 dom scatterization that has occurred in the past and, over time, will reduce I Public/Semi-Public: I I I Confining future industrial development to these two areas will halt the ran- the land use conflicts that have resulted. The Plan indicates approximately 110 acres of land in this category, most of which is owned by the Lowell School District. Ample vacant land is available to accommodate school expansion if needed in the future. Recreation: Recreation is recognized as essential to the health and well- being of persons of every age. The provisions of adequate leisure facilities I responsibility. 1· A satisfactory recreation system must measure up to accepted standards in many II; Iii II. II II. Ill Ill Ill is a vital consideration in the Comprehensive Plan and an important community respects. There must be sufficient land area set aside for recreation and the area must be properly distributed throughout the community. There must also be a variety of facilities, both active and passive in nature, to serve all age groups. Employing criteria drawn from national recreational standards, specifications for recreational facilities were adopted for the City of Lowell parks and recreation system. Table 31 represents these findings. In addition, based on the population projections to the year 2000, the facilities required to adequately serve the community, contrasting with existing facilities is revealed. - 75 - �•I I I I I I I I I I - The information contained in this document is essentially a summary of the City's Recreation Plan which has been prepared separately. Recreation Park: Several improvements are planned for Recreation Park including redeveloping the fairgrounds, improving public access to the water's edge, and creating additional recreation opportunities for the entire community. Among the specific planned improvements are the following: • a better defined outdoor exhibit space, and walkways, • new exhibit buildings and animal barns, • expanded parking, • new restroom facilities, • pedestrian bridges across the Flat River, • picnic areas, • improved camping facilities • boat and canoe launching facilities, and • athletic and playfields. - 76 - �•·•1- W 1W. • 1W 1W 1- ) TABLE 31: Adopted Standard 1. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2. 3. 4. S. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. -1-- IDENTIFICATION OF RECREATIONAL USES, ADOPTED STANDARDS, EXISTING AND PROJECTED FACILITIES, CITY OF LOWELL Faci lit Sledding and Toboggan Area Picnic Sites Softball Fields Outdoor Ice Rink (natural) Playground Areas Bike Trails (miles per) Swimming Pool Little League Field Boat Docks and Ramps Basketball Court Tennis Courts Camping Sites-Rally Type Nature Trails Community Center Hard Surface Games Baseball Field Footnall/Soccer Archery-Firearms - I. ,. ,. , - I- facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility facility per per per per per per per per per per per per per per per per per per Existing Facility With Public Use 5000 500 2000 3000 800 10000 40000 2000 1000 1000 1 mile/5000 30000 3000 5000 10000 50000 - 77 - 0 3 4 Facilities Required 2000 Projected Population 5625 1 12 3 1 2 4 7 0 1 King Memorial (outdoor) Scheduled at Softball Fields 2 unimproved .6 Mi le 1 3 5 6 9 6 200-250 Trailers 1/4 Mi le Foreman Building School Playgrounds 3 2 1 1 Boy Scout Faci 1 ity 1.2 1 2 1 1 1 �• • • •I I I I •I I ,. ,.' 'j '-; -\ ,1 Richards Park: The plan proposes final improvements for Richards Park. The sidewalks will be replaced with a redesigned layout and park benches will be strategically located within the park. A drinking fountain will be provided as well as additional landscaping and play equipment. Wood chip surfacing will be added to the play area. Winter ice skating will be improved with use of lighting and additional log benches. West End Park: The plan suggests developing West End Park, in part, to serve the residents of the Valley Vista area and to address existing community-wide needs. Included in the development plans are four irrigated softball fields (one lighted), bleachers, a concession and restroom building and various playground and recreational equipment. Off-street parking will also be expanded. Lowell Showboat Park: The plan proposes landscaping the Lafayette and Avery Street area along the Flat River. Improvements should be made to the old Showboat Stage as well including, possibly, a portable band shell for the stage. Aesthetic improvements are needed in this area to create a more pleasant and inviting atmosphere for concerts and other potential events. Y.M.C.A.: The Y.M.C.A. in conjunction with the school system will continue to offer and program recreational activities for the community. As expressed ~y the citizens, an emphasis should be placed upon developing more family oriented recreation. With the increased development of recreational facili- ties by the City, future programming of recreation activites must be carefully coordinated through negotiations between the City, the Y.M.C.A. and the schools. - 78 - �II II I •I Long Range Goals: next five years, attempts should be made to develop long range goals. to promote their passive recreational assets and maximize scenic quality. throughout the City. II • The North Island should be developed as a park with a pedestrian connection between Recreation Park and the central business Flooq___J>_l_a_('!.: • • •II To improve access to the Flat River, a riverwalk with benches should be developed I I I I I I II One of the most important is to emphasize the presence of the Flat and Grand Rivers district. II In addition to focusing on plan implementation over the A pedestrian space should also be developed at the Flat River in the CBD. A bicycle and jogging route should be established along streets and through parks. Furthermore, improved sidewalks on the northeast side of the City are necessary to provide better access to school playgrounds. Future residential growth should insure that adequate recreational facilities be provided in conjunction with any development. A winter sledding facility should be developed at McMahon Park for city residents. The Main Street mini-park should also be scheduled for improvement. Approximately one-third of the City's land area lies within the 100 year flood plain of the Grand and Flat Rivers. Most of this land is unde- veloped but some developed area, most notably the central business district and much of the surrounding residential development west of the Flat River, are located in the flood plain • Future development or redevelopment within the flood plain must be carried out in harmony with the sensitive condition that prevails along these rivers • Open space uses such as parking lots, and outdoor storage areas would be appropriate as would yards or recreation facilities in conjunction with - 79 - �;. II •I nousing developments, in particular, high density multi-family residential which could be developed just outside the flood plain • I I I I I I I II II II. II II II; •-I - 80 - �• • •,-- ~ • ••• .; .I •• .l -~ •.l Ii I: -j CENTRAL BUSINESS DISTRICT To plan for any improvement, a clear understanding of existing conditions and the nature and extent of needs is essential. variables were inventoried and analyzed. These variables include existing land use, physical appearance, on and off-street parking facilities, traffic circulation and retail trade. EXISTING CONDITIONS Existing Lan-9__ Use: The area generally regarded as making up the Lowell Central Business District (CBD) is located between Hudson and Jefferson Streets to the east and west, and between Chatham Street and the railroad t;acks on the west side of the river, and Avery and Kent Streets on the cast side of the river. uses. This area contains a cross-section of the City's land These uses are shown on Figure 8 • Lowell's CBD is a linear strip made up of many different and sometimes incompatible uses. The majority of retail activity occurs west of the Flat River. Within this same area are several offices, a variety of services (gas station, auto body shop, restaurant, and others), and a large industrial use (King Milling Company). East of the river, the uses include municipal offices, some retail, services, and some light industry. Several single family homes are scattered along Main Street, primarily east of the river. The predominant land use in the CBD is the large King Milling complex located just west of the river. Because of its size and the activity that occurs there, the facility tends to disrupt the business district. l'l j Therefore, major physical - 81 - �....- --- ••••••••••••• ~- ~ --- -·-·- - t; ~ ~ ~ - - -, \- · - -·· [IECE ~ ~ e • " . ~ e OS ~I;; I I / ~,,, '-::-1/'-\_ ~ ) ; \ ST CHATHAM {, • '- I /j ::,/ ___,___. I;; I \ \ ' sT "~, --------T--7 / ;~~ lJ T ~ ~~e ST 1·1·1 • 1·1 c:.=J COMPREHENSIVE PLAN LEGEND -G G SINGLE FAMILY RESIDENTIAL TWO-FAMILY RESOENTIAL MULTIPLE-FAMILY RESIOENTIAL COMMERCIAL PROFESSIONAL OFFICES ~ ~ CITY OF LOWELL INDUSTRIAL PUBLIC UTI.JTY Ifill PUBLIC CJ PARKING m SEMI· PUBLIC 0 0 8 0 ~ VACANT KENT COUNTY, MICHIGAN NUMBER OF LEVELS MINOR REPAIRS NEEOEO MAJOR REPAIRS NEEOEO OPEN SPACE CBD EXISTING LAND USE ~ -------.:::..~WIIDC ~~- .AJH€.,$90 W,.J �• • • • • • • • • • • •., -· -: ,. -~ ,1 Physical Appearance: The general physical appearance of the CBO is critically important to its vitality. The buildings and the streetscape (trees, light fixtures, signs, paving details, furniture, and other design elements along the street) are elements which create the shopping environment. That environ- ment can be positive or negative • In Lowell, the shopping environment is poor -- the result of many factors working in combination. viting. Some storefronts are vacant; most are drab and unin- Several buildings are in need of maintenance. street is cluttered and confusing. Signage along the Industries, residences, auto body shops, and similar uses are randomly interspersed witn the retail, service, and office uses that should dominate the CBO. identity or unifying element. Parking: The streetscape is stark, lacking any The Flat River has been hidden from view . Convenient parking is a major factor influencing a person's decision where to shop. This is of primary importance in capturing the potential retail market. In the Lowell CBO, a parking inventory was undertaken. Figure 9 reveals these findings • In conjunction with parking supply, the demand placed upon these existing parking facilities is also of great importance. Parking requirements are largely determined by assessing the needs of the various land uses. The Lowell CBD was divided into 18 sectors to come up with a detailed evaluation. Based on the amount of floor space allocated to each use within each sector, demand figures were determined. By comparing the supply and demand, it is clear that a parking deficiency exists. In summary, existing parking con- ditions are as follows: - 83 - �• • • • • • • • • • • •... ,,• TABLE 32: PARKING SUPPLY (DEMAND: LOWELL CENTRAL BUSINESS DISTRICT, 1983 Demand Supply 1------.1.-.-l.._,l8,,--------~9-24_..__ -t-_Qef- cl 94ency ~-----------Source: WBDC, Inc. Estimates -· - - 84 - i i --- ~ �-- -••------ 1111 1111, 1111, 1111, 1111 Ill Ill J ~~ :; [lli ..;rn,-t:tTI'■■■■■■-■~'\~\ ~ . ., !• \ ~ "'~'-\ ~\ '\ rr ~11 \I', It, :-~:lrfi-RTfi-:E·t··TI~-~·1---- ,:~. . .-.. .~:. .~-... t(t : - ■ . z I ► i ■ • J 161 ~ ' • ,. \ti tlfll " '~ • _,._~~.--1.. ' (i • ~ 1/' \ " ":D \ ' I :; ....J ,I . . . _ . __ _ _ ~--~-- m u :; ~ ......_..,~_ _ _ _.., '" :·:· :· -· · · · ~ d 5 j I -tai - 3] t;: . . ~ . ~ ~~;-7-~t--;lp:::~~~~~~~1~!!}~-~ -~ .: ~. ~--.,.~. . --------T~~; ~'-----1___ 1 ;1,■ 1 ~~ ""I' ~ ., ....--~- ....__ ___. .........,------....J ,---'r---+-,----. - - -.... _ e _,. .. ,■■-r•r~•:-■■i s, r= c COMPREHENSIVE PLAN LEGEND CITY OF LOWELL KENT COUNTY, MICHIGAN NO RlRKING ALLOWED NON· METERED PARKING a El OFF· STREET PARKING RESERVED N¥J/OR PRIVATE PARKING CBD PARKING INVENTORY CENTRAL BUSl£SS DISTRICT BOLINDARY w.,J - -- - - - - - -- - - - ~ ~ --- __,, _ _ =...-::."'wi::.- �...... 111 111 Ill Ill I . ' -• • L.... _ I - • • - •••••• ______ wtJIB~rn. . . . ;t.t.ciJ \\tt\ \. ~~J' ,' .) '. :.; i. "5!Etai~•~i \ ~ . . . . . . . . -~ lu r ! ■■■■CHATHAM ••••••••1•••■■■■■■■■■■■■■■■ ... ■■■■■■■ ■■■■ 7 .1i 1 ~ : ■ ~ • -' • ~ ,- 3 "ITT . : - - . , - - - - , ! ,---,---,-,--, 2 : ,I :i I I ___ _ __ __ : _ __ _____; ---T--7 7 j 41 i i ! ! : ! i 94 ; § ... \ \ "i,:♦\ ) / ~\ ~' \ ~ ~ ':...--' : ' ' "\t..\ ~\ ~111111ii.-illil'iil.'1111/1111•111111 ; I i---e,..,...,.....-t<\\ 4 I I \ ~ '// \ X,:--- . » . r---rl-t+,h-~ I 8 i : ~!~rn•~· ■■■ ( ,. AVERY .:tr:iJ. """_Jt=L-"""t1U •••••••·••••••••••••••••••••••r- ■■■■■■■■■■■■■■■■■ ST ■■9'i: .: : \ ! I •I ·1 re : : ! • ~ i i~~~ ~~ \ ~i I " - : • 45 l 7 \ \ I 61 I 127 : ii .-----.---. •--•-•-••-r•••• . . . . _ . . . . , . • •••1••-........... -••• ....... ,.r ......... ...... ... -r . . . . . . . . . . -t . • . • • . • • • • . . . . ••-•• . ••1••~ .. -• -•• ;.-----~..., : • \ ,--.,..,.-,--,,---,--,-r---.i ~..,....,.~~ ~ - - - - - - i !I u :_:,-M41N--•-r•-..--•--•-.. ,I •: 1I i • d 96 1 " i : i z !. ~ 25 69 !:: 1 : -- : : "- . 1•11;11.-•1111111i. i I = I j : I ~ OTTAWA ~ 18 - ♦ - ©8 22 4 - = ! ti, f ?I I ::' ■ •~ ,-,---..::~- '"~-.. . i •ST 1 LLJ_J_= \ ............................... i 5 ~ \ 44 i ___ i = : ! i : I - : 18 ~t z ~ ~ ~ _. • 44 77 :J ■■■••~• KENT■■■■■■I■■■■■ ■■■■■■ ■■■■•••••••••••••••••••••• ST ■■= i 1 ·-n•m -r· J c •rmnnm r,,,,,r.. COMPREHENSIVE PLAN © ■■■■ LEGEND SECTOR NUM8ER C.8.0 . BOUNDARY CITY OF LOWELL 53 40 DEMAND KENT COUNTY, MICHIGAN SUPPLY SECTOR BOUNDARY PARKING SUPPLY & DEMAND ~ --.----~~IWIIDC ,.,..-=- ~ T • IMO w.J �• • • • •I I I I I I. -· ,, -J There is a parking surplus at the extreme east and west ends of the CBD where many individual businesses have their own lots. deficiencies exist in the center of the CBD where business development is more dense and merchants must rely mainly on on-street parking, though there are a few off-street lots shared by all. -j,1 -) Those areas where a parking surplus does exist are too far removed from the central core area and, therefore, afford . little or no relief to the overall parking shortage. Retail Trade: The Central Business District market area is that area from which downtown retail establishments can expect to receive 80 to 90 percent of their business. With the Lowell Trade Area covering a large market, two basic levels of shopping districts have been established. The primary zone consists of the City of Lowell, 75 percent of Keene, Vergennes and Lowell Townships, and 50 percent of Boston Township. The secondary zone comprises the remaining area within the above mentioned four townships. Within this whole area, total Lowell's total retail sales have been calculated based on data from the 1977 United States Census of Business. In projecting retail sales, yearly increases of 1.84 percent are expected based on National standards and market composition. Applying this factor and holding constant the affects of infla- tion, Table 33 was compiled. TABLE 33: Total Retail Sales Source: PROJECTED TOTAL RETAIL SALES FOR THE LOWELL MARKET AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) 198_!0_-r--_1_98_5_---+_1_9_19_0-1--==1y:y:,5=~:~_2'---10000 40.8 44.7 WBDC, Inc. Estimates - 87 - 49.0 53.7 I I retail sales for 1980 have been established at $40.8 million. II: 11 However, serious parking 58.8 �I I I I I I I I II I I II II -II • The total effective buying income is calculated based on population projections and an established per capita effective buying income. sents the forecasted population estimates. Table 34 pre- In projecting the total effective buying income, it is assumed the per capita EBI is $6,733 for the primary zone . and $6,651 for the secondary zone, holding constant for inflation in 1980 dollars. Table 35 conveys these calculations. TABLE 34: Primary Zone Secondary Zone Total Market Area Source: POPULATION PROJECTIONS FOR THE LOWELL ZONES, KENT COUNTY, MICHIGAN 1980 10,917 3.383 14,300 198"5" 12,787 3. 963__ 16.750 f990 14:05-1 1995 17,329 2000 20,078 4,543 5,371 6,222 19,200 22,700 26.300 WBOC, Inc. Estimates In summary, the 1980 total retail sales in the Lowell Market Area were calculated at $40.8 million. The total effective buying income, or actual poten- tial sales in the market area were estimated at $96.0 million. This translates to $55.2 million dollars worth of sales that Lowell merchants did not capture. Table 36 presents the projected retail market conditions. - 88 - �11 I; I· TABLE 35: PROJECTED TOTAL EFFECTIVE INCOME FOR THE LOWELL TRADE ZONES, KENT COUNTY, MICHIGAN (Dollars in Millions)* Primary one -I -I·\ Secondary Zone Tota 1 Trade Area Source: 22.5 26.4 30.2 35 .7 41.4 96.0 112 .5 128.9 152.4 176.6 WBDC, Inc. Estimates * Assuming an Effective Buying Income of $6,733 per person for the primary zone and $6,651 per person for the secondary zone - Holding constant for inflation in 1980 dollars. I; TABLE 36: I· -· - -: -· -· -·) 11: PROJECTED TOTAL SALES, EFFECTIVE BUYING INCOME AND SALES NOT CAPTURED IN THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN (Dollars in Millions) Total Retail Sales Total Sales Effec_tive Buting Income Not Captured 1980 40.8 96.0 55.2 1985 44.5 112 .5 68.0 1990 48.7 128.9 80.2 1995 53.2 152.4 99.2 2000 58.3 176.6 118.3 Source: WBDC, Inc. Estimates With estimated projections for the CBD potential retail sales, the next step is capturing these sales. Therefore, projected expenditure levels are con- verted into retail floor area requirements to determine additional space for development over the next 20 years. II -· - - - 89 - �.1 .'. -~ -· -a: ---, I Currently 128,775 square feet of retail floor space exists in Lo~ell's Central Business District. 1980, the annual retail sales per square foot of floor area calculates to $317. The amount of retail floor space in the CBD warranted in future years can be determined based on projected retail sale and the average retail sales per square foot. a: -~ 11 ,1 -~: -l -\ --; -: I ! Table 37 relates these findings. TABLE 37: RETAIL FLOOR SPACE EXISTING, WARRANTED IN FUTURE YEARS AND ADDITIONALLY NEEDED FOR THE LOWELL TRADE AREA, KENT COUNTY, MICHIGAN -} ,1 With total retail sales estimated at $40.8 million in s-a-les Floor ?sEace 128,7 5 Additional Floor Space 1980 Warranted* Floor Seace 128,775 1985 140,378 11,603 1990 153,628 24,853 1995 167,823 39,048 2000 - 183,912 Source: . - - 55J__37 WBDC, Inc. Estimates * Assuming retail sales of $317 per square foot of retail floor area, in 1980 dollars. - 90 - : �• -I -I I I I I ' ' GOALS The following goals have been established for the Central Business District and serve as the framework for the Plan's recommendations. • Establish a cohesive business district and maintain continuity between the east and west sides of the river. • Maximize the waterfront as a strong asset. • Avoid disruption of thru traffic movements along M-21. • Create a focal point within the CBD to provide a sense of ident i ty. • Provide pleasant spaces for people including riverwalks, scenic overlooks, plazas, and places to sit. • Ensure the availability of adequate parking. • Improve the appearance of existing buildings. RECOMMENDATIONS: Several improvements are recommended for the CBO in order to achieve the above goals. These include land use changes, expanded parking, streetscape improve- ments, circulation changes, building facade renovation, and riverfront redevelopment. The recorrvnendations are illustrated on the accompanying plan map and are discussed briefly in the following pages under the categories of redevelopment and aesthetic improvements. - 91 - �·-----------------~ ~~ - "· I :u ~~ I ~ li1i7 __ 9:J I c;_: D . :. · ·. - .. ~ ~ _, ~· ~T:.:nl,fm•~ 1~ [. i--~~(a -- - ' ,. . .-~: - i-· - - "" ·· ?., · I ' j """'' ~"". ·- O ' J, .. LEGEND ~ ~ ..... " lb IJ 9 • D .I..~ FLAJR ~~ ~~20~ O[ clI ~ :I• ~~ - ~":"-- n□~ (? 1~ I -· -r -- ~~:;=:::_____c;,- -~-.--.-• ~ ~ = - Eli · . -• ' -,, ' "'"'"" . - • "11 ., •. : · :;; Ii (1, Lt · D>-~ i __ D'"' - • c=r ,-----i D \;\ PLAN CITY CF LOWELL KENT COUNTY, MICHIGAN □ .. .,._ "71--,.~ ... ..._.. '-- •• ~ t,,.,-,f- -T-~ . ,. . __, ' t," ,, 1 COMPREHENSIVE BUSINESS DISTRICT PLAN fl. "" , .";· it: - ,.,, =. 1 D ir~~ (Jin: •~•> _., ,' '"' o c!J ,_..,.. PAn.__) ~·--- ....------ , · ll Q ,:~~---41Hfftrh ~ - b:--=:=~~ ~:i.__ -"'-- ti]lD ~ ••--- OCAU ~ ·· J~ WIIIK=~==-~ I �• -I •I I I ' '' - Redevelopment Retail ExpansioD_: The Plan identifies locations for future retail development along the east side of the river and at the east end of the CBD. The expanded retail space addresses the projected demand for more retail floor area in Lowell, enhances the shopping opportunities in the CBD, and creates a more cohesive business district. Other Proposed Uses: In addition to retail, the plan proposes new locations for office development and multiple family housing. These uses will occur along the western fringe of the CBD and will serve in part as a transition or buffer area separating the downtown commercial area from the highway strip to the west. These uses will also serve to define the CBD as a separate business entity and provide a complete spectrum of uses capable of interrelating with and supporting one another. Expanded Parking: The lack of parking is addressed by the addition of off- street parking lots located in the center of the CBD. Riverside Drive: The Plan proposes to vacate Riverside Drive and create a pedestrian plaza and expanded parking in that area. - Aesthetic Improvements Facade Renovation: Beautification of buildings is another element in the overall rejuvenation of the business district. Improvements ranging from relatively minor work such as painting to major changes such as removing existing false facades and refurbishing the original exterior are recommended. For those buildings abutting an alley or the Flat River, renovation of the back side is as important as the front. - 93 - �•• I: I: .1 .} -, • ! .: .j .: .} .\ .'. �.: •· . '. " "•• • .) •• .: ..• ., ' , • ! ·' : : �.1 •: •·: · ·: ••• .j .. 7:_ • .1 .l "J .j .J �• .•·) ., .; .1 .~ .j • .j • 1111 ' I �• • • ••• •• ••• •. ; • ~ ,: While the Plan does not advocate establishing an architectural theme, per se, it does recommend creating a unified appearance through the use of wood and brick, canopies, complementary colors, and improved signage. Each individual business should be permitted, however, to express its own identity within the , overall design parameters of the Plan. Examples of harmonious facade treat- ment are illustrated on the following pages . Streetsca_p~ Improvements: In conjunction with improvements to the building exteriors, that area between the edge of the curb and the front of the buildings should be improved, as well. Street trees, light fixtures, benches, and banners are all elements to be considered. The addition of these elements will serve to create an identifiable character and unify the district. It will also create an atmosphere that invites people to walk, explore, and shop . - Riverfront Enhancement River's E~_: The river should be enhanced as an asset and focal point for the business district. The river itself should be cleaned and dredged. In addition, walkways and scenic overlooks should be developed along the river's edge, allowing people to see and get close to the water and providing an attractive foreground for those businesses located near the water. Landscaping, lighting, benches and other improvements as discussed for the streetscape should also be carried through along the river's edge. River Attractions: Another factor to consider in addition to improving the accessibility to and views of the river is that of creating attractions along the river -- reasons for people to go there. Such attractions already exist, i.e., the Lowell Showboat and its amphitheater. The limited use of these facilities, however, severely minimizes any lasting positive impact upon the business district. Well designed walkways along the river can, in themselves, - 98 - �■1 . -1 attract people to the river; but other more substantial attractions should also be considered. •--~ For example, a fish ladder at the dam on the south side of the bridge could provide a unique attraction in the center of the City. The existing amphitheater could be greatly improved as a facility for community 1111 ·: events by providing a better stage, perhaps a bandshell, adding lighting, and creating a more attractive park-like setting. ~~ ;; .. -1j "! ll'l 111 111 ~ U1 ~ a E C !Ut,1'1:'.&7 ----1.--.,.'---+-+----+-J~q ~~~~ llJ L Il l . .J • .1 -J - 99 - �-· II; 11: 111 .j . '. .l - STRATEGY FOR IMPLEMENTATION The Comprehensive Plan is of little value if it does not coordinate public and private roles in land development, serve as a guide to major land use decisions, and bring the community closer to its goals and objectives. The City does have a broad array of tools for the implementation of the Plan; several of which will be outlined later in this section. Fortunately or unfortunately, the Plan cannot make every decision which will be faced by public administrators, agencies, or boards. These decisions must be guided by planning policies which are in turn based on the Co11J11unity s overall goals and 1 objectives. Planning policies can be one of the City's most effective tools for implementing its Plan and reaching its goals. must be used. In order to be effective, policies Potential users must see them as realistic, related to objec- tives and sensible. Users must appreciate and support the goals and objec- tives and be able to see the relationship between current decisions and future results. What should the planning policies of the City be? With rising costs of development and dwindling supplies of energy and other natural resources, communities are evaluating their urban structure in terms of recycling and fully utilizing existing infrastructure for urban growth. The general public, too, is beginning to express a desire to preserve what has been built in the past and to conserve natural resources which have supported area growth. Citizens are also becoming more aware of the public cost of sprawling new development. They realize that older development should not be discarded -- but must be recycled. - 100 - �Because of its location, its good image, and its relatively good physical condition, the City of Lowell is in an excellent position to respond to the concept of city recycling. Implementation of the Comprehensive Plan is one very important means of maintaining and enhancing this position. Thus, Lowell's planning policies should apply not only to areas having potential for new development, such as the fringe locations, but also towards enhancing and ;i recycling its urban core. • Provide an attractive and secure environment for private investment: --:- , * by creating stable and predictable land use patterns * by adopting and following the Comprehensive Plan * by enforcing minimum aesthetic standards * by identifying and meeting neighborhood and community needs. 11.i Ill "II -- • .: -; Provide facilities and services required to support new development and secure or enhance older developed areas or neighborhoods: 11· 11, 11· II These policies should strive to: * by providing access to facilities in advance of actual need * by providing equal access to public facilities and services to older areas in the process of renewal * by providing high quality public facilities throughout the community. • Serve as a catalyst in the development, preservation, and renewal process: * by encouraging neighborhood, business, and community organizations - 101 - �• • • '- * by facilitating and encouraging corrmunication with neighborhoods, the business community, interest groups, and cit izens * by developing and implementing detailed neighborhood and business (CBD) preservation and renewal programs. ZONING Zoning is the classic means of public control of land use throughout most of the United States and the most widely used method of implementing the Comprehensive Plan. Zoning provides public control of the type and intensity of land use through partitioning the community into use districts and establishing the types of uses which may occur in each district. II II ,. II •II Ill II II • - Further control is exercised by the City over the character of new buildings in terms of location, height, and land cover, and over the condition of site characteristics such as parking, access, and landscaping. The zoning map silo1-1s the location and boundaries of each district while the zoning ordinance lists the uses and conditions of use for each type of district. In relation to the Comprehensive Plan, zoning is used to group compatible uses and exclude uses which would be incompatible with regard to appearance or type of activity conducted. Zoning may be used to maintain or enhance environmen- tal or aesthetic qualities of an area through requirements for open space, screens or buffer strips, and other site controls. SIGN ORDINANCE Sign control can be one of the most controversial and yet one of the most beneficial tools affecting the quality of urban development. Michigan law has traditionally been reluctant to control activities which affect the aesthetic values of a community and generally sign control has been related only to the - 102 - �■l ■-l .-, • •· • -i health and safety aspects of tne structure. Consequently, it is important that the sign ordinance be developed as a joint effort between the business community and the City as a measure to ensure its acceptance. The City's sign ordinance should address itself not only to the quantitative aspects of signage but also to qualitative aspects of material, mounting, illumination, and architectural compatibility • FUNDING Selective plan components require financial assistance if they are to be . .-1 11 1 .. "] •·11!1 realized. various State and Federal sources. • ] 11-j 1111 1 . .-_J 11 : .. •f! ·I ~ Such assistance may be generated locally or may be available from Proong these are: Michigan Small Cities Grant Program - the Michigan Small Cities Program, formerly the Community Development Block Grant Program under H.U.D., is a source of funds for projects involving housing rehabilitation, economic development, and public works. The program is admi- nistered by the Office of Community Development (Michigan Commerce Department) • , Land and Water Conservation Fund - financial assistance under the Land and Water Conservation Fund is available to Lowell for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The program is administered by the Michigan Depart- ment of Natural Resources, and is financed via funds appropriated by the Federal Government. Grants support up to fifty percent of the cost of eligible projects such as land acquisition, swimming pools, golf courses, urban parks and playgrounds, nature interpretive areas, fishing piers, and boat launching ramps. - 103 - �f J; Jl '-l,: 111 Jl '911 .. ! 11: II; II II 11: ,1 fl • Tax Financing Authorities - the State has approved legislation providing communities such as Lowell with the opportunity to raise f~nds through various taxing authorities. These include the Downtown Development Authority (ODA) and the Tax Increment Finance Authority (TIFA). value. Monies are generated through taxes on "captured" assessed These funds are diverted to the authority for specific public purposes such as parking lots, street improvements, utilities, parks, and related municipal needs. HISTORIC PRESERVATION Several programs are available to the City, and private developers, for the preservation (rehabilitation) of historic properties. These include grants through the Michigan Small Cities Program and, more recently, through the Federal Emergency Jobs Bill Program. Another important preservat ion tool is the investment tax credit allowed for certified historic rehabilitation. Authorized by the Economic Recovery Tax Act of 1981 and the Tax Equity and Fiscal Responsibility Act of 1982, selected tax credits for rehabilitation are available to developers. Such credits are intended to help revitalize the economic prospects of old locations and prevent the decay and deterioration of distressed economic areas. The Historic Preservation Section of the Economic Recovery Act is administered by the Michigan History Division. CAPITAL IMPROVEMENTS PROGRAM The Capital Improvements Program (CIP) is a means of planning ahead for major ~ public construction and land acquisition activities. covers a period of 5 to 10 years. The program usually The typical CIP is 6 years with the first year being the capital improvement budget. - 104 - The program generally includes a �survey of the long range plans of various boards and departments of city government covering major planned projects along with their cost and priority. The city agency responsible then analyzes the projects, financing options, and interrelationships between projects. loped. Program. Finally, a project schedule is deve- Priority projects are then included in the Capital Improvement Other lower priority projects may be retained on what is referred to as the capital improvement schedule which may cover as long as 20 years. The Capital Improvement Program is useful not only to the City but also to private utilities, citizens, and investors. It allows agencies to coordinate their activities and provides the general public with a view of what may be expected in the future. - 105 - � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Lowell_Comprehensive-Plan_1984 Creator An entity primarily responsible for making the resource WBDC Date A point or period of time associated with an event in the lifecycle of the resource 1984-11 Title A name given to the resource City of Lowell Comprehensive Plan Description An account of the resource The City of Lowell Comprehensive Plan was prepared by WBDC and was published in November 1984. Subject The topic of the resource Comprehensive plan publications Lowell (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/793af802d4b44eafbf19c4534da7732a.pdf 03fe9675742fffbb96773415dc79e81a PDF Text Text Ada Township Cotnprehensive Plan Executive Sutntnary �Ada Township Cotnprehensive Plan Executive Surrtinary July, 1985 �I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS INTRODUCTION 1 ADA - PAST AND PRESENT 2 PEOPLE 2 LAND USE 2 NATURAL FEATURES 2 TRANSPORTATION 4 COMMUNITY SERVICES AND FACILITIES 4 BUSINESS DISTRICT 4 ADA - FUTURE 5 PROSPECTS FOR THE FUTURE 5 LAND USE 5 TRANSPORT ATI ON 8 COMMUNITY SERVICES AND FACILITIES 8 BUSINESS DISTRICT 9 �I I INTRODUCTION I The purpose of the Township's Comp re hens i ve Pl an is to guide 1and use and development-related decisions. It provides an overall framework for those decisions shaped by the trends of the past and the goals for the future. The plan should be consulted as part of all zoning decisions in the community. Despite its long-range emphasis, however, the Plan should be frequently evaluated and updated as necessary to ensure its continued applicability and usefulness as a policy guide. Considerable effort went into the preparation of .the Comprehensive Plan. The Township Planning Commission worked for over eighteen months analyzing data, considering citizen input, and evaluating alternate plans. The Township Board, likewise, carefully studied draft versions of the plan and worked with the Planning Commission to refine those drafts into the final adopted Plan. Citizen involvement was stressed throughout the planning process, as well. A community attitude survey, frequent meetings with the Ada Business Association, and several public meetings all provided valuable input for the final Plan. This summary is a condensed version of the Township's Comprehensive Plan. provides the highlights but not the detail of the complete Plan document. - 1 - It �ADA - PAST AND PRESENT PEOPLE I I I I I I I I I I I I I I I In recent years, Ada Township's population has mushroomed. Having grown from a sparsely settled rural town of less than 2,000 people (1,966) in 1950 to a suburb of 6,472 people in 1980, Ada Township is among the fastest growing communities in Kent County. While numerically it is smaller than many other area communities, Ada's rate of growth is substantial. Increases of nearly 50% have been the norm every decade since 1950. TABLE 1 POPULATION GROWTH TRENDS UNIT OF GOVERNMENT 1950 Ada 1,966 Cannon 1,600 Cascade 1,691 Grand Rapids Township 9,241 Grattan 1,022 Kentwood N/A Lowell Twp. 3,534 Plainfield 6,021 Vergennes 760 Kent County 288,292 State of MI 6,371,800 1960 % CHG. 1970 2,887 2,525 3,333 46.8 57.8 97.1 4,479 3,690* 5,243 16,738* 1,346 N/A 1,567* 11,680 945 363,187 7,823,200 81.1 31. 7 N/A -55.7 94.0 24.3 26.0 22.8 6,823 1,893 20,310 2,160* 16,935* 1,400* 411,044 8,879,862 % CHG. % CHG. 1980 55.1 46.1 57.3 6,472 4,983 10,120 44.5 35.0 93.0 9,294 -59.2 2,575 40.6 30,438 N/A 3,972 37.8 20,611 45.0 1,819 48.1 44,506 13.2 13.5 9,262,078 36.2 36.0 49.9 83.9 21. 7 29.9 8.1 4.3 Source: U.S. Census * Affected by Annexation or Incorporation LAND USE The transformation of Ada in the past 20 years from farm community to suburb is quite evident when actual land use comparisons are made. Obviously, the most significant change has been the increase in residential land use with a corresponding decrease in the amount of vacant land. Industrial and business uses also increased significantly. Despite the presence of one very large employer and a number of much smaller ones, Ada is primarily a bedroom community, i.e., people live here and work elsewhere. Therefore, residences (almost entirely conventional single family homes) occupy considerably more land than any other for~ of development in the community. NATURAL FEATURES According to its residents, Ada's greatest assets are its natural features. In a survey of community attitudes, 75% of the respondants cited the Township's "rural environment" as the most important reason for selecting Ada as their place of residence. In the same survey, 85% of the people felt that "preserving - 2 - �~ II I COMPARISON OF PERCENT OF LAND OCCUPIED BY VARIOUS USES - 1963 AND 1982 ---._,,_ 59.4 I 24 23 22 21 20 19 I I I I I I I 18 --- 18.7 18.0 1= 17 16 0... 15 ...... :::c 14 z & V) 3 0 t- 13 ......J 12 t0 t- 11 LL 10 c:( 0 tz w u 0::: w 0... ;I ii 1-~ 24.0= & 9 8 7 6 5 4 3 2 1 0 o.8 0.8 0.1 0.0 0.2 0.1 I• D 03 · ~ 0.0 ......I ......J V) ...... => c:( c:( tz w 0 ...... w u ...... V) LL LL 0::: 0 w V) V) >- C' ...___ w 0::: z ...... t- uu V) ............ V) 0 => co => z ...... ......J ......1 z 0 ...... tc:( w 0::: co co u 0... 0... 0::: => => w w 0::: => z t- 0 ...... => u ......J t- u c:( 0::: ...... 0::: t.!:l c:( t>< w ......J ...... 0 z c:( 0::: c:( ...___ ......1 V) tw w 0::: t- V) 0::: V) c:( 0 0 3 w t3 0 t- z u c:( > c:( �I I I I I rural areas" should be the most important goal of the Township. The abundance of natural features in a relatively unspoiled setting is a strong attraction to prospective residents. Rolling hills, dense forests, dra~atic views rushing streams and rivers, deep ravines, and many other cherished aspects of country living combine to create a truly unique living environment. This natural bounty is, of course, the irony of Ada's growth. While it is the natural beauty and country setting that attracts new residents to the area, each new resident in some way diminishes these assets. The continuation of past rural development trends is not compat·ible with the goal of preserving rural areas. TRANSPORTATION Because of its nature as a suburban satellite community, Ada is dependant upon efficient road links with the City of Grand Rapids and other commuter destinations within the metro area. Convenient, safe, and efficient access is also important, however, to serve those people commuting into Ada to places of employment. Ada's natural features pose a serious impediment to convenient traffic movement. Hilly terrain, wetlands, and, of course, the Grand and Thornapple Rivers dictate roadway locations. The area south of M-21, however, is generally more accessible and better served by the roadway network than the area north of M-21. This is only logical as the southern part of the Township is where the majority of the population resides and where future urban growth is likely to continue. The northern two-thirds of the Township is developing but still sparsely populated. In this area, rural two 1ane roads are adequate to handle traffic and are in character with the rural environment. Less direct travel through these areas may be irritating at times but the mi nor inconvenience is more than offset by preservation of the country charm of rural Ada--a major feature which drew the new residents to the area. COMMUNITY SERVICES AND FACILITIES As a rural community facing the growing pains of urbanization, Ada is com i ng to grips with the increased demands of its new residents for a variety of public services and facilities. A certain paradox exists as residents who move to Ada to escape the congestion and problems of "city life" increase in number and thereby begin to seek the services and conveniences often taken for granted in the "city". Police, refuse collection, and other urban services are frequently cited as inadequate by Township residents. BUSINESS DISTRICT Ada's business district is in what was the original settlement of Ada. Even now many of the buildings reflect the character of that early period. Businesses range from personal services to retail shops to professional offices. While it has many features which attract people and create a sense of place - - an identifiable character--that character has not fully emerged; problems exist; and improvements should be made. - 4 - �I I I I I I I I I I I I I I I I I ADA - FUTURE PROSPECTS FOR THE FUTURE Based on the growth of previous years, the abundance of undeveloped land, and the availability of utilities, Ada can expect to experience continued growth. The purpose of this Plan, therefore, is not to stifle such growth but to direct it where it can be easily accommodated and serviced without disruption to the natural environment. The accompanying figure illustrates the effect of three growth alternatives. For planning purposes, the third alternative (which projects a population of 10,400 by the year 2000) is considered most reasonable. LAND USE The Plan for future use of the Township's land resources attempts to balance two broad interests -- providing for continued growth and protecting the natural character and beauty of the community. These need not be mutually exclusive interests and the Plan provides for both. The physical character of Ada combined with current land use and available public services naturally delineates certain broad areas that are obviously suited to development. Whereas, it is equally obvious that other areas should remain undeveloped or sparsely developed. Therefore, the Plan establishes a framework for future land use by establishing what might be called "development areas" and "preservation areas". Within each of these areas varying levels of deve 1opment intensity are recommended so that even the "preservation area" can accommodate some new development, but at a level that will not be disruptive to the natural attributes of that area. - Goals Provide distinct living environments within the Township ranging from urban neighborhood to rural countryside. Preserve the Township's rural character where urban services are not already programmed or land use changes have not already occurred. Provide for alternative housing types to satisfy the varying lifestyles of existing and future residents. Strengthen the village business district as the focal point for the Township and the primary location for new business and activity in the community. Confine commercial development along M-21 to those areas where it already exists and avoids any tendency toward extending commercial development outward along the street. Provide for limited expansion of office and industrial development in appropriate areas without diminishing the basic res i dential character or high standards of livability of the Township. - 5 - �I I I I I I I I I I I I I I I I I I ADA TOWNSHIP POPULATION PROJECTIONS 1980 TO 2000 14500 14000 13500 13000 12500 12000 11500 11000 10500 10000 9500 9000 8500 8000 7500 7000 6500 6000 5500 5000 4500 4000 3500 3000 2500 2000 1500 14,300, •• ••• •• ••• •• ••• • •• • •• ••• •• ••• • 10,400 ••• • . 9600,, •• •• • •• •• .... ••• •• ••• ••♦ ♦••• ------- ----- -- ____ . . . . 7600 --- 7000 ALTERNATIVES 1. - - - - - 2. ,.•.......... 3.--1---------------------------- 1950 Source: 1960 WBOC 1970 1980 1990 2000 �I I I I I I I I I I I I I I I I I I I - Rural Preservation In order to ensure a certain level of protection for the rural environment, the Plan contains four classifications based on existing uses and natural characteristics which establish varying levels of development potential. These are described below. Fragile Resource Area: The natural environment in this area cannot tolerate any amount of development, and therefore, none should be permitted. The primary characteristics of this area are water and wetlands and the wildlife found there. One area of the Township has been given this designation--the extensive wetland surrounding Chase Lake in the northeastern part of the Township. Rural Preservation Area: This area generally lies north and east of the Grand River. It contains forest lands, hilly terrain, and extensive public recreation lands. Some development has occurred but tends to be scattered. It residential densities in the Rural Preservation Area be no per five acres. of Conservation Road agricultural lands, non-farm residential is recommended that higher than one unit Rural Development Area: The land south of Conservation Road and the area west of the Grand River is designated for Rural Development. While it exhibits many of the same characteristics as the Rural Preservation Area, the density of development that has occurred is much greater. Though more intense development is to be permitted in this area, because of the already established development pattern, it is still intended to remain rural in character. Recommended density for development is one unit per two acres. Rural View Corridor: This is a designation encompassing the Grand River floodplain and a scenic road network (including designated Natural Beauty Roads) which is intended to preserve the rural scenery and views in certain locations of the Township. It is the intent of the Plan to discourage the encroachment of development within these corridors in order to maintain the image of rural serenity. - Urban Development 1 Not all of Ada is rolling hills and country pastures. Most of the Township s 6,500 people live in a relatively small area of land south of M-21 on lots of one-quarter acre or smaller. Many other uses including industry and business occupy prominent locations along M-21 and elsewhere in the Township. The Plan, therefore, provides for several categories of urban development. Low Density Urban Residential: This category is intended to maintain the low dens 1 ty res, dent, a I character that has been established throughout much of the urban area. Current lot sizes vary considerably from the earliest development to the most recent. However, to remain consistent with the overall average densities, it is recommended that up to four units per acre be permitted. The majority of development in this category will be serviced with public water and sewer. - 7 - �I I Medium Density Urban Residential: This designation is intended to permit flexibility in the design of residential developments and to provide ~ransitional areas between low density and various non-residential uses. It 1s also intended to afford a reasonable use for areas that may be difficult to develop such as sites formerly mined or partially in the floodplain. At a recomme~ded density of up to eight units per acre, these areas could accommodate a variety of housing types to meet local needs. All such areas should be served by public water and sewer prior to development. Office: While offices may be located in industrial or commercial areas, two specific areas of the Township lend themselves to office development, per se. One area is located along Cascade Road where patterns have already been established for office use. This area is not intended to allow retail or other business uses to intrude. The other area is located within the Village business district. Commercial: This term refers to retail and service establishments and similar commercial uses. It is the intention of the Plan to concentrate business activity of a commerical nature within the Ada business district. Some additional business area is designated along M-21 to the extent that businesses already exist in those locations. It is specifically not the intent of this Plan to encourage further commercial development along M-21. Industry: The Plan provides for industrial development in those locations where trends have already been established. An additional area along the western boundary of the Township south of the railroad tracks has also been designated for future industrial development. TRANSPORTATION Based on the projected population growth and the distribution of development throughout the Township, it is unlikely that major new roads will be required. Consideration should be given, however, to constructing a connector between M-21 Thornapple River Drive/Buttrick Avenue east of the Thornapple River. Such a new road would allow thru traffic to avoid the narrow, winding stretch of Thornapple River Drive between the river and Buttrick Avenue and would relieve congestion at the Ada Drive/Thornapple River intersection in the Village business district. Some improvements such as turning lanes and traffic signals may be required along existing roads to handle isolated problems. The major concern relative to traffic and vehicular circulation should be focused on new residential subdivision development. Township review of new plats should thoroughly evaluate circulation and movement to and within those plats. COMMUNITY SERVICES AND FACILITIES While Ada's infrastructure -- sewer, water, streets, etc. -- is generally adequate to serve the projected growth, some of the public buildings in the Township are not adequate and will require renovation or replacement. These buildings include the Township Hall and U.S. Post Office. In addition, a need exists for a new public works building. It is strongly recommended that any future new const ruction or expansion of - 8 - �I I I I the Township Hall or Post Office occur within the Village business district. These uses are centrally located now and serve as "magnets 11 , bringing people into the business district. If the existing Township Hall is expanded, such expansion will likely encompass the existing fire barn. In such case, it is recommended that a new fire barn be constructed within the business district, preferrably next to the Township Hall. The Township is also in need of a public works building. Such a facility need not be located in the business district but could be, if incorporated with the Township Hall and fire barn as a part of a civic complex. Other potential sites include Ada Park or Covered Bridge Park. BUSINESS DISTRICT The fo 11 owing section presents objectives and recommendations for the village business district. These are intended not only to respond to existing problems but to reinforce the assets of the area, as well. The accompanying pl an map illustrates the recommendations described herein. - Goals Strengthen the village's position as the focal point of Ada Township. Provide for business district expansion but within the confines of a cohesive planned district. Preserve and reinforce the turn-of-the-century character of the district. Create a pedestrian-oriented environment. Integrate the business district with other nearby features such as the Thornapple River, covered bridge, and Leonard Park. - Recommendations Land Use. A number of changes are recommended here relative to the mixture of uses and the location of those uses within the business district. The business district should be expanded to encompass the existing mixed use areas north of Thornapple River Drive between Headley and the Thornapple River. The frontage along Ada Ori ve should be devoted to retail or similar uses which require the kind of high visibility location that Ada Drive provides. Other uses such as offices and some services should be located outside this prime area. Headley and Thornapple River Drive offer suitable alternatives for these other uses. Essential public uses such as the Township's Administrative Offices and the U.S. Post Office draw large numbers of users and provide an identity for the community. For these reasons, the Township Offices and Post Office should remain within the business district, though it may not be necessary for them to remain in their present locations. - 9 - �Architectural Style. It is recommended that all future construction or renovation within the business district reflect a single architectural style, as typified by the Franciscan Rhythmns, Ada Cleaners, Tattersol, and others. HOl<'I Z 0NTA L.. 1 -------- 1'-W-!~ -'H ~OuD <::> IDlr-1~ ,..JH l1 E O jL f'A,,Tl=-1--'S 'l'::l11'~1=-~l2i:..Al,J" W'.X)O T 12 •tvl I I I I Streetscape. The term "streetscape" refers to the appearance of the street and those open spaces that 1 i e between the street and the bui 1dings that front on it. Appropriate design of the streetscape is especially important in a setting such as the Ada business district for severa 1 reasons. First, the street scape design can establish an appropriate scale--pedestrian, intimate, village-like. Second, it can create a positive visual impression for visitors. Finally, a well designed streetscape can unify the entire district by providing common physical elements throughout the district. l.-lU{]" IN6r FO F2 cN '::> AND PED J:.-'::>n,.1Ai-.1s 2 1--1 r ·1. · , .1 1,N MA11-,r,A1r--1 ADA' S -HAf2A_,e,,i., I �Expanded Business District * Complement Existing Village Character (Scale &c Character of Structures, Streetscape, Parallel Parking, Etc.) * Separate Retail &. Office Related Businesses - Preserve Prime, High Visibility Locations Along Ada Drive for * Retail &: Service Businesses Provide Additional Parking in Rear Yards &: Share Among Several Neighboring Businesses. Entry Treatment Amway r t~ent Bmc:h on Brick Pad Streetscaee Business District /0~' * Furniture, Signage, Lighting, Sidewalk Encourage Coordinated Streetscape: * * LEGEND D nIIllII !!RI ····· ~ ~ EXISTING BUILDING NEW BUILDING OR EXfANSION OF EXISTING BUILDING BUILDING TO OTHER USE RAZE EXISTING BUILDING SIDEWALKS/ PEDESTRIAN PATHS STREET TREES LANDSCAPING RIVER OVERLOOK Village District ADA Comprehensive Plan * ~:~\rStmJ~~fied Image for ~ ~ •--. Paving, Landscaping and Facade . Treatment Retain Parallel Parking Extend Sidewalks Continue Streetscape Along Ada Drive to M-21 to Define and Extend Village Character and Prevent Major Street from Adversely Affecting Downtown _.,...,o ~ •~ - ,,, Thornap-ple V ~ ~ **-Define Parking to Increase Efficiency Landscaping to Make Area More Pleasant Remove Parking From Near Schoolhouse Develop River Edge for Pedestrian Use: Walkway, Overlooks, Lighting, Tables * * All Buildings Village Park * * ~~~~;;;;e~fJv~~~e ** * Create a More Formal Park, Better Utilization of River Edge &c Improved if· with Walkway, Overlook, Tables and Benches Landscape Screen Along Road Eliminate Ball Diamond Bridge Area North of River - Indude Overlook, Walkway &. Landscaping * * [~~:~~~e1:~~~~~:c1~~:~ * & Benches, Etc. Retain "Village Common " but Buffer w/ Trees and Add an Undulating Within the Area, to Downtown and Define Access from Amway. Remove "Highway Character" and ,Develop the Area as a Visual. Extension of ~--=-·· ~ ~ ........ =-~-=:,-:. ~ - - AJICH!l(("fl �Signage. Signs in the district should be limited to on-site identification signs only. That is, only the name of the business on the premises where the sign is located should be displayed on the sign. A logo or graphic symbol may also be included to identify the type of business. Billboards and portable signs should be avoided. ":::>tvfA,_1-~ :.:;IG,rt---1 HU I'! , ff?/'JM F'i<'AM!:- ["AJNTl:.-P W OOL ·A -=il'I~ ',f,:JT Uc;rHTl:.-t) IF NEL.Ec-., , A k, ~£12 01C;;N 1{)t.N1lfY K-TIYITY Dil2i=C-TL.Y C>N FK.ADf-.. "0W >· fA -, H 1 >NSD'' µ..,TI-HH ., "?T1 ~I.:. , A ? •. ,1c-1-,17 'Trff-, ~,u,_, , ~,16!N HUH~ Fl<OM FA~P e. Signage I I I - 12 - ~our--rrro 0"(MB0i--"=> Lhl::P TO �-------LEGEND------- COMPREHENSIVE PLAN ~ Ii: i ·---=c'-'iiil-==----4000' SCALE 1"•800' RURAL PRESERVATION AREA FRAGILE RESOURCE AREA PARKS & RECREATION RIVER FLOOD PLAIN PUBLIC / QUASI· PUBLIC RURAL VIEW CORRIDOR RURAL DEVELOPMENT AREA LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL INDUSTRIAL OFFICE COMMERCIAL PROPOSED STREET � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Ada-Twp_Comprehensive-Plan-Executive-Summary_1985 Creator An entity primarily responsible for making the resource WBDC, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1985-07 Title A name given to the resource Ada Township Comprehensive Plan Executive Summary Description An account of the resource The Ada Township Comprehensive Plan Executive Summary was prepared in July 1985 by WBDC, Inc. Subject The topic of the resource Comprehensive plan publications Ada Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives