973 24 26018 https://digitalcollections.library.gvsu.edu/files/original/53b57ef1d1d52176af115150ad3170ed.jpg dca895c968356d98de4181361ee215da 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 Honors Institute for Young Scientists (HIFYS) Scrapbook Subject The topic of the resource Science--Study and teaching East Grand Rapids (Mich.) Grand Rapids (Mich.) University of Michigan Description An account of the resource The Honors Institute for Young Scientists provided a competitive scholarship to an advanced summer educational program in science and math for high school juniors and seniors in the Grand Rapids, Michigan area. It expanded to include approximately 12 states by 1962. In 1966, Grand Valley State College took over the program, changing its name to the Honors Institute for Young Scholars. The scrapbook includes articles and photographs of the Honors Institute for Young Scientists (HIFYS) in Grand Rapids. Creator An entity primarily responsible for making the resource Honors Institute for Young Scientists Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/465">Honors Institute for Young Scientists (RHC-38)</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 2017-03-28 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 RHC-38 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1958-1966 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/465">Honors Institute for Young Scientists (HIFYS) scrapbook, RHC-38</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-38_HIFYS51 Title A name given to the resource The University of Michigan and the National Science Foundation provide funding for the Institute Subject The topic of the resource Honors Institute for Young Scholars Honors Institute for Young Scientists East Grand Rapids (Mich.) Grand Rapids (Mich.) Grand Valley State College Science--Study and teaching University of Michigan Science Description An account of the resource The University of Michigan and the National Science Foundation provide funding for the Institute, 1959. Creator An entity primarily responsible for making the resource Honors Institute for Young Scientists Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives 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> Date A point or period of time associated with an event in the lifecycle of the resource 1966 Format The file format, physical medium, or dimensions of the resource image/jpeg Type The nature or genre of the resource Image https://digitalcollections.library.gvsu.edu/files/original/0d48cff8eb2719a7ec760a74311919bc.jpg 3c10a604b8b2801c66d8e27903f09f62 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. U313.B368 U57 1904 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0452 Title A name given to the resource The Unpardonable War Description An account of the resource Binding of The Unpardonable War, by James Barnes, published by The Macmillian Company, 1904. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1904 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/bf101ad215ea41c1739e14eb133fda0d.pdf f7276bce9ffacdceb50f6bcfc922cb09 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 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-Program-119 Creator An entity primarily responsible for making the resource Red Barn Theatre Date A point or period of time associated with an event in the lifecycle of the resource 1965-07-13 Title A name given to the resource The Unsinkable Molly Brown playbill Description An account of the resource Playbill for Red Barn Theatre's production of The Unsinkable Molly brown. On the back is an announcement for the following production of Harvey. Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Community theater Source A related resource from which the described resource is derived Donated to the Saugatuck Douglas History Center by Jeanne Hellgren. Digital file collected by the Kutsche Office of Local History for 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 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/78fa5f8e18243ea1c71ba7e078fbc552.pdf 44d49a047ba4f36314d8978c70962000 PDF Text Text UNTIL THE STOPS LI.I :::c I- MONOLOGUES PERFORMANCES FEB.10 &11 7:30PM FOUNTAIN ST.CHURCH FEB.14 7:30PM GVSU COOK DEWITT TICKET PRICES &LOCATIONS {NON-STUDENT} $16-00 {STUDENT} $8-00 STAR TICKETS PLUS: (616) 222 -4000 OR (800) 585-3737 ONLINE: WWW.STARTICKETSPLUS.COM OR VISIT THESE GVSU LOCATIONS GVSU BOX OFFICE, 20/20 DESK OR PEW STUDENT SERVICES VAGINA MONOLOGUES IS ABENEFIT PERFORMANCE SPONSORED BY GVSU WOMEN'S CENTER ANO FUNOEO BY THE NOKOMIS FOUNDATION WWW.VDAY.ORG GRAN DV\11.1 -: v Sun UN1v1 R..,1n DAY UNTIL THE VIOLENCE STOPS � 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 GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 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 DC-09_SGF_WGS_2006_TheVaginaMonologues_Poster.pdf Creator An entity primarily responsible for making the resource Women's Center Date A point or period of time associated with an event in the lifecycle of the resource 2006-02 Title A name given to the resource The Vagina Monologues Description An account of the resource Poster for the benefit performance with information and prices. Subject The topic of the resource Community centers Lectures and lecturing Plays Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource 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/703a922b9179ac10d7622e2983052a7c.pdf d14c6da704b1bbedafc81ac146420757 PDF Text Text Eve Ensler's The Vagin onologues Feb 11 & 12, 2011 Tickets available at 20/20 and Star Tickets plus, www .startickets.com @ GRANDVALLEY STATE lJNlVER SlTY WOMEN'S CENTER � 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 GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 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 DC-09_SGF_2011_Vagina-Monologues-handout.pdf Creator An entity primarily responsible for making the resource Women's Center Date A point or period of time associated with an event in the lifecycle of the resource 2011-02-11/2011-02-12 Title A name given to the resource The Vagina Monologues Description An account of the resource Flyer detailing a series of performances in the field house arena to raise money for community organizations to stop violence against women. Subject The topic of the resource Community centers Fund raising Source A related resource from which the described resource is derived Women's Center Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource 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/998abae6f83662160406e4aeba99faf6.pdf 3c1c8eee4964a2dea76460530a7af91e PDF Text Text V-Day GVSU presents Eve Ensler's THE VAGINA MONOLOGUES February 11 & 12 at 7:00 PM Grand Valley State University Fieldhouse Arena The performances benefit community organizations that work to end violence against women and girls. Our 2011 beneficiaries include the GVSU Women's Center, YWCA of West Central Michigan, Center for Women in Transition and the V-Day spotlight: Women of Haiti. $10 for Students or $20 for Non-Students Tickets can be purchased at the 20/20 Desk or through Star Tickets Plus I Startickets.com I 800.585.3737 *There will be American Sign Language Interpreters at the event @ GRANDVALLEY STATE UNIVERSITY WOMEN'S CENTER For other accommodations or questions about the event, contact the GVSU Women's Center at 616-331-2748 � 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 GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 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 DC-09_SGF_2011_Vagina-Monologues.pdf Creator An entity primarily responsible for making the resource Women's Center Date A point or period of time associated with an event in the lifecycle of the resource 2011-02-11/2011-02-12 Title A name given to the resource The Vagina Monologues Description An account of the resource Flyer detailing a series of performances in the field house arena to raise money for community organizations to stop violence against women. Subject The topic of the resource Community centers Fund raising Source A related resource from which the described resource is derived Women's Center Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource 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/ef3789fee505a2f8dc5f8ad4b1fc30e3.pdf dc907c9455a8407371614823af6f280f PDF Text Text Grand Valley State University Women's Center Presents The Vagina Monologues February 12- 14 Wealthy Theater 1130 Wealthy St. SE, Grand Rapids Ticket Prices $16 - Adults $8 - students Purchasing tickets in advance is encouraged. Tickets are available through Tickets Plus at 222-4000 or toll free at 1-800-585-3737, or by calling the GVSU box office at (616) 331-2300. The Vagina Monologues is a benefit performance supported by a grant from the Nokomis Foundation ATTENTION STUDENTS To rece ive the student di scount. tickets for students must be purchased at any Me1J er location "funny" "Poignant" "Provocative" � 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 GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 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 DC-09_SGF_WGS_2004_TheVaginaMonologues_Poster.pdf Creator An entity primarily responsible for making the resource Women's Center Date A point or period of time associated with an event in the lifecycle of the resource 2004-02-12/2004-02-14 Title A name given to the resource The Vagina Monologues by Eve Ensler Description An account of the resource Poster for the benefit performance with information and prices. Contributor An entity responsible for making contributions to the resource Women's Issues Volunteer Corps Multicultural Assistants Office of Housing and Residence Life Subject The topic of the resource Community centers Lectures and lecturing Plays Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource 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/46fc8ffd6e5e359dfb5e3779d6c4a4bb.jpg e482f8d698ff86aa3e58bbbc6de4e45c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Michigan Novels Collection. PR4069.B38 V53 1901 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0010 Title A name given to the resource The Victors: A Romance of Yesterday Morning & This Afternoon Description An account of the resource Binding of The Victors: A Romance of Yesterday Morning & This Afternoon, by Robert Barr, published by F.A. Stokes Company, 1901. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1901 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/85fa39540311a73333c9e56c136e7aba.mp3 9d60306ef41dc77df5e8884527307b0b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Eastertide II Scripture Text I Cor. 15: 1-8, 20-28 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19890402 Date A point or period of time associated with an event in the lifecycle of the resource 1989-04-02 Title A name given to the resource The View From This Side of Easter Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on April 2, 1989 entitled "The View From This Side of Easter ", on the occasion of Eastertide II, at Christ Community Church, Spring Lake, MI. Scripture references: I Cor. 15: 1-8, 20-28. 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/47faf413aeed1e49d52a4a4d349156c5.jpg 7dfd1f82dc29bd488ac0b1ce5ae5725d https://digitalcollections.library.gvsu.edu/files/original/cb96794aede81d956e17eb337d3d6b50.jpg 8d88ed0b9b8d1e24231be03c9c4d0607 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_0013 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 1955 Title A name given to the resource The Village Street, Saguatuck Michigan postcard Description An account of the resource Black and white photograph postcard of a commercial street with several parked cars, circa 1955. Subject The topic of the resource Michigan Saugatuck (Mich.) Allegan County (Mich.) Automobiles Postcards 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/04de6cea8158e93eeb1765536e1d7b20.jpg e89da4055212654acc4ecf066d3c3e52 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3345 .V5 1902 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0116 Title A name given to the resource The Virginian: A Horseman of the Plains Creator An entity primarily responsible for making the resource Richardson, Rome K. (Designer) Description An account of the resource Binding of The Virginian: A Horseman of the Plains, by Owen Wister, published by Macmillan, 1902. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1902 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/f6c9d7442b0329a1599ff0235ca04423.pdf 90d977968c1498f6521b610cfaa0cb70 PDF Text Text The Vision Must Not Die An Article Reviewing the Vision of Arie R. Brouwer As Shown in His Writings by Richard A. Rhem Minister of Preaching and Theological Inquiry Christ Community Church Spring Lake, Michigan Published in Perspectives A Journal of Reformed Thought March 1994, pp. 11-13 On October 7,1993, the Rev. Dr. Arie R. Brouwer died after a ten-month struggle against cancer. His death was noted in the New York Times, recognizing the worldwide dimensions of his ministry. A brief memorial piece appeared in this journal in the December 1993 issue. With his passing the church has lost a significant leader, one of the most significant leaders in the last half of the century. This is true for his own denomination and true as well for the world church as it has come together in the ecumenical movement. Arie has died but the vision by which he lived must not die, a vision for “the unity and renewal of the Christian community as sign, instrument, and foretaste of the unity and renewal of the community of humankind and the whole creation.” Ours was a long-time friendship going back to college days. Our paths continued to cross though we journeyed in divergent directions, he holding the top executive posts in the Reformed Church in America and the ecumenical councils; I remaining essentially in one congregation. But over the last four years of his life we were able to spend meaningful time together and be in frequent communication. In a most remarkable way, from divergent paths, we discovered to our mutual delight that we shared a common faith, understanding, and vision for the church. I know of no one who worked more faithfully and consistently to implement that vision than Arie Brouwer. I know of no one who articulated it with greater clarity or passion. As tribute to him, out of my profound respect for the ministry he carried out, I want to lift up some aspects of his vision. The aspects I have selected reflect the areas about which we reflected together and about which he has written. While making no claim to present the full spectrum of his vision and passion, I am certain what follows is faithful to that vision and passion at its heart. © Grand Valley State University   �The Vision Must Not Die Richard A. Rhem Page 2   That the Church Be One Arie’s commitment to the ecumenical movement was unwavering to the end. Even following his resignation from the office of General Secretary of the National Council of Churches of Christ he remained convinced that the only way into the future for the church lay in a movement toward unity. In an article that appeared in The Christian Century (Feb. 23, 1990) he raised the question Can the mainline find new life on the ecumenical way? He answered with a strong affirmative. He was well aware of the obstacles to a truly ecumenical Christian church. Indeed, he had faced them head-on, daring to confront entrenched power and vested interest that obstructed the way to renewal. In chapter 9 of his journal, dated June 11,1993, he entitled the entry “Unfinished Business—My Ecumenical Vocation.” He referred to some correspondence he had received that gave him occasion to speak positively of his own opportunity to use his positions of influence. He felt fortunate to be able to use that influence in order to empower the institutions he administered to serve their respective constituencies for the well being of the human community. He expressed the hope that “somewhere beyond the far horizon” there are church leaders in formation who will have “the will, wit and wisdom” to lead the church to the realization of the ecumenical vision. He recognized the present survival posture of the mainline denominations. Simply taking measures to survive, their leaders are distracted from the ecumenical vision, and the resources available to the councils are drained away. It is now widely recognized that the respective mainline denominations are in very serious trouble, their future in the present configuration in doubt. He wrote an appendix to that journal entry, cited above, which he entitled “A Few Notes on Ecumenical Immobility.” There he pointed to the fact that the ecumenical councils of churches, the main instruments of the ecumenical movement, are now almost completely captive to the churches. In The Christian Century, June 27July 4, 1990, Arie documented the resistance to restructuring he had encountered, listing the ecclesiological claims of the churches, the institutional interests of the denominations, economic control, and ideological alignments within the churches and the Council itself. Writing with the intimate knowledge of an insider, he contended: With the churches in control, it follows that most of the leading participants in most council meetings are either ecclesiastical bureaucrats or hierarchs, who are mostly prisoners of their positions. Real movement toward unity would render most of their present positions redundant. ... Very few bureaucrats, church bureaucrats included, are willing to put their positions at risk—even in the face of open violation of truth or justice, much less for the sake of a vision only dimly perceived. (Journal, 47) © Grand Valley State University �The Vision Must Not Die Richard A. Rhem Page 3   Confronted by such a sobering realization, Arie yet remained hopeful; his vision did not waver. If the present institutional framework of the Councils offered no possibility of renewal, then another way must be found. That was part of his greatness. He recognized the historical imprisonment of church structures. He worked with a certain freedom as a church executive, freedom from the numbing paralysis that immobilizes lesser leaders who expend their energy shoring up outworn structures. In an article published in The Christian Century, he indicated that he was aware already a decade earlier that the dwindling away of national denominational program bureaucracies was inevitable and the trend irreversible. Not happy about it, he nevertheless neither went on the defensive nor threw up his hands in despair. Rather he plunged into the leadership of the conciliar movement with great energy and hope. The future he felt would lie in ecumenical relationship—the churches needed more than a new way of acting; they needed a new way of thinking, a new self-understanding. “Only thus,” he contended, “can they be set free from cultural captivity, ecclesiastical enchantment, institutional survivalism, traditional confessionalism and other ‘isms’ that bind them.” Arie gave this effort his best wisdom and strength of leadership but finally concluded renewal could not come as long as the present framework of the councils remained in place. Still he would not give up the vision; he sought yet another way. In the last months of his life he served as interim pastor of the Glen Rock Community Church in New Jersey. His excitement about returning to the parish, to preparation of liturgy and preaching was evident. Here he saw the arena for renewal for the whole church “from below.” The Ecumenical Congregation In his journal he spoke of his vision for an ecumenical congregation. He noted the number of congregations that have represented in their membership a plurality of diverse traditions and saw these concrete communities as an “interesting ecumenical opportunity.” If the diverse traditions could be consciously articulated in congregational life ... their particular contribution to the fullness of the Gospel (the tradition) recognized and affirmed and then integrated in a recognizable way into the life and worship, particularly the worship, of the congregation, then I believe we would create, yes create, congregations with a sturdiness and attractiveness that would give them a burst of new life, perhaps even ending the mainline malaise. (42) His focus turned to the local congregation, not as withdrawal from the ecumenical enterprise, but as the instrument through which to bring renewal to the whole church. He became convinced that the way forward in the ecumenical movement was to be found in a movement from below. He cites the example of the base communities of Latin America but sees it as a mistake simply to adopt © Grand Valley State University �The Vision Must Not Die Richard A. Rhem Page 4   that strategy. Rather, he contends, “we must create the forms for such movements from below appropriate to our own culture” (43). For the United States, he was convinced, the model was ecumenical congregations. He speaks of his first efforts at creating such a congregation, efforts cut short by his cancer. But his passion for the vision is evident as he writes, From such ecumenical congregations could, I believe, eventually grow a National Christian Council that could gradually transform the anachronistic and divisive denominational structures that are now stifling the ecumenical movement. Deprived of their determinative divisiveness, the denominations could serve a function in such a council much like that of the orders within the Roman Catholic Church. (43) In his recognition of the congregation as the instrument through which renewal would come to the whole church, Arie clung to his ecumenical vision but demonstrated again, as he had throughout his various executive leadership roles, his ability to let go of anachronistic structures and trust the Spirit to create new wineskins—and new wine. In his last work in a parish he was realizing a deep longing, “the longing to rearticulate my faith—not in an academic work of theology, but in song and sermon and liturgy—in precisely such an ecumenical congregation.” A Spirit-Seeking Tradition As he was gathering his writings and speeches from the decade of his ecumenical leadership, he found three themes recurring—elements of renewal that he stated thus in a speech he delivered at that time: A life-celebrating liturgy (worship and faith), A community-building structure (order and life and work), A Spirit-seeking tradition (theology, doctrine and dogma). When he was forced to lay down his work in the spring of 1993 he was deeply engaged in the first element, creating a life-celebrating liturgy. Much of his vocational life was given over to creating community-building structures, but that I must leave to others to record. Here let me lift up that third element of renewal —a Spirit-seeking tradition. Arie’s theological pilgrimage brought him to an ever-greater appreciation of the Spirit as the source of the living tradition of the church. His ecumenical encounter with orthodoxy impacted Arie deeply. In a lecture entitled “On Being Reformed in the Ecumenical Movement,” he quoted the Greek Orthodox theologian Georges Florovsky who claimed that © Grand Valley State University �The Vision Must Not Die Richard A. Rhem Page 5   loyalty to tradition means not only concord with the past, but in a certain sense freedom from the past.... Tradition is the constant abiding of the Spirit, and not only the memory of words. Tradition is a charismatic, not an historical principle. (Bible, Church, Tradition, vol. 1, 80.) Arie admits that following the Spirit is a risky journey, a risk Reformed scholasticism did its best to reduce. He writes, The scholastics defended the deposit of the tradition but did not sustain the dynamic of the tradition. They stressed the testament of the Spirit, but neglected the testimony of the Spirit. They followed past confessions but did not lead in present confessing; they preserved the Reformed faith but did not pursue reforming the faith. (Ecumenical Testimony, 310f.) The tradition congealed, he points out, at the Great Synod of Dort (1618-1619), and immediately thereafter the Dutch delegates, meeting in a separate session, “froze the tradition solid,” declaring that the creeds were “in all things conformable to the Word of God.” The die was cast – ongoing theological inquiry was ruled out of bounds from that time forward. Arie describes the disastrous affect this absolutizing of an historically conditioned credal formulation has had on the church. It will not do, he claims, simply to chip away at the frozen forms. Rather, If we want the tradition to flow freely and clearly as the water of life for a thirsty world, we will need to thaw it out. (311) The lecture, delivered at Western Theological Seminary, was printed in this journal (October 1990) and three persons were invited to respond to it, one a Christian Reformed pastor-theologian. Dr. Clarence Boomsma, for whom Arie had profound respect. Boomsma was very affirming of the lecture but claimed that the place and authority of the Bible needed to be firmly established and, further, he maintained that the role of Scripture was “muted and unclear” in the discussion of both our Reformed tradition and the ecumenical movement. In response to that critique, Arie wrote that the place and role of Scripture was indeed a difference between them. I have long struggled with what I have come to think of as the fundamental irony of the Reformed tradition: While insisting that the Word of God written has been given to us by the Spirit, we have often made the Spirit captive to that Word. And this in the face of the Scripture’s own clear testimony that the Spirit cannot be bound. We can transcend the irony if we affirm that even as the Canons of Dort cannot bind the Word of God, so the canons of Scripture cannot bind the Spirit of God — The church is reformed by the Spirit of God and according to the Word of God. (Perspectives, Oct. 1990, 13.) © Grand Valley State University �The Vision Must Not Die Richard A. Rhem Page 6   For Arie, the sense of the Spirit as the source of the living tradition of the church was a growing edge. In Ecumenical Testimony he published an article that had appeared in The Reformed Journal in the mid-seventies under the title, “Worship in the Reformed Church in America.” He retitled it “A Life-Embracing Liturgy,” and in his introductory comments noted that if he were to write the article in 1991 he would write one key paragraph differently. I would not say, “The Word of God renews the Church,” but rather the Spirit of God. According to the Word, to be sure, but in the power of the Spirit, who is “The Lord and Giver of Life.” Already then I mostly thought that, but apparently not yet firmly enough to challenge the safety devices of Reformed scholasticism that have so long subjected the Spirit to the Word—especially the Word written. That subjugation I believe to be the major impediment to the renewal of the tradition. (Ecumenical Testimony, 226) In the end it was the renewal of the whole church for which Arie longed, and it was his conviction that the Reformed community was strategically positioned to spearhead such renewal through openness to the Spirit. Precisely because we have understood ourselves at our best as a reform movement in the one Church of Christ—not as something separate and apart—we are committed at the core of our being to a church: one, holy, catholic and apostolic. Our calling to reform the tradition then can be accomplished only by engaging the whole tradition of the whole church in its mission to the whole world. (Ecumenical Testimony, 313L) The Vision Must Not Die In the Foreword to Ecumenical Testimony, which Arie invited me to write, I expressed my profound respect and admiration for the leadership he had given to the church, noting that his solid rootedness in his own particular tradition combined with the breadth of exposure he experienced in the world church resulted in a clear-eyed view of the promise and peril of tradition. Deep formation in his Dutch Calvinist pietism and mysticism combined with an historical sense and the dynamism of the Spirit to create newness made him a rare visionary leader. Only God’s Spirit, “The Lord and giver of life,” can renew the church. That, Arie Brouwer knew well. Yet his sturdy Calvinist spirit understood that not as a passive acquiescence to the inexorable drift of historical trends and circumstances from which he could not escape. Trusting the Spirit, Arie acted, led, sought the will of God. Of God’s will he wrote, We seek it; we search it out with a passion. As we discover the will of God, we strive to do the will of God in order that in our doing what we know, we may learn what we do not know. (Ecumenical Testimony, 317) © Grand Valley State University �The Vision Must Not Die Richard A. Rhem Page 7   To lose such a leader is a very great loss. Arie was my friend. I miss him. But my grief is greater when I think of what the church and world have lost. However, he has left us a legacy of writings and sermons in which the vision shines forth. His life was fruitful, indeed, but if we would return to his words and open ourselves to the Spirit that animated his vision, his life may prove even more fruitful in his death. He would not be the first for whom that is true. Arie has died; the vision must not die. References: Arie R. Brouwer. Ecumenical Testimony (Historical Series of the Reformed Church in America). Eerdmans Publishing Co., 1991. Arie R. Brouwer. Overcoming the Threat of Death: A Journal of One Christian’s Encounter With Cancer. Eerdmans Publishing Co., 1994. © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf 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. References Arie R. Brouwer, Ecumenical Testimony, 1991, Overcoming the Threat of Death, 1994 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 RA-4-19940301 Date A point or period of time associated with an event in the lifecycle of the resource 1994-03-01 Type The nature or genre of the resource Text Title A name given to the resource The Vision Must Not Die Publisher An entity responsible for making the resource available Perspectives: A Journal of Reformed Thought Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Description An account of the resource Article created, delivered, or published by Richard A. Rhem (Dick) on March 1, 1994 entitled "The Vision Must Not Die", it appeared in Perspectives, pp. 11-13. Tags: Ecumenical, Church, Diversity, Liturgy, Spirit, Reformed Tradition, Nature of Scripture. Scripture references: Arie R. Brouwer, Ecumenical Testimony, 1991, Overcoming the Threat of Death, 1994. Format The file format, physical medium, or dimensions of the resource application/pdf Church Diversity Ecumenical Liturgy Nature of Scripture Reformed Tradition Spirit https://digitalcollections.library.gvsu.edu/files/original/53000072d1a70f81f792fb2453c2a205.pdf 2e81236d2593aff2d86951c2fdd44882 PDF Text Text The Vision of Faith Article by Richard A. Rhem Minister of Preaching and Theological Inquiry Christ Community Church Spring Lake, Michigan Published in The Church Herald The Magazine of the Reformed Church in America December 6, 1985, pp. 6-7 The Advent season calls to our consciousness the end of history; to the realization that history has an end; that our personal history as well as the history of the world and humanity are moving toward a terminus, a final moment. If we can resist the insistence of the commercial world that the Christmas season begins before Thanksgiving and make space and time for the keeping of Advent, we will find rich resources for reflection on the biblical themes of the end of history. There is great curiosity about the “Last Things” and all too little calm and reasoned discussion about these matters of faith. Advent, properly kept, provides the opportunity to be reminded that the Christ who came is the Christ who is coming and to treat those questions which continue to live in the human mind and heart: What is the point of it all, this human drama? Where is it all going— whither the whole? What happens at death? What about heaven and hell, judgment and salvation? What do you mean by eternal life? In the autumn of 1983 I was involved in a seminar at the University of Michigan with Professor Hans Küng, who gave a series of lectures entitled “Eternal Life?” Standing in the center of that great secular institution of learning where there is but a token recognition of the whole sphere of religion, he spoke without apology on the themes of death, life after death, hell, heaven, and the kingdom of God. It was a fascinating experience to witness, not only because of the great depth of his discussion, but because there in the sophistication of this great university there were hundreds of bright young people eager to learn about life’s ultimate issue. This is simple witness to the fact that we can never be content to be born, to live out our days, and to die without asking why, whence, whither. God has put eternity into our hearts. When life has been experienced with its full spectrum of activities the question arises, “Is this all there is?” The biblical faith answers, “No, there is much more.” Reflecting the biblical teaching, Küng concluded his lectures © Grand Valley State University   �The Vision of Faith Richard A. Rhem Page 2   after a careful and thorough examination of the questions from medical, religious, and philosophical perspectives with this affirmation of faith: To believe in an eternal life means—in reasonable trust, in enlightened faith, in tried and tested hope—to rely on the fact that I shall one day be fully understood, freed from guilt and definitively accepted and can be myself without fear; that my impenetrable and ambivalent existence, like the profoundly discordant history of humanity as a whole, will one day become finally transparent and the question of the meaning of history one day be finally answered. That is a well-packed statement. It says in capsule form what Advent faith teaches. Advent means “coming.” Advent means Jesus is coming; God's kingdom is coming; consummation is coming. Test Küng's statement by this most familiar word from St. Paul. For now we see in a mirror dimly, but then face to face. Now I know in part; then I shall understand fully, even as I have been fully understood. So faith, hope, love abide... (1 Cor. 13:12-13). These are familiar words coming at the end of Paul's “hymn of love.” We rarely recognize the fascinating future reference of his declaration, but in this great statement we find acknowledged both the puzzle that is our history and the vision of our Christian faith. Let these words of the apostle provide our Advent reflection as we realize anew that God calls us to live trusting that he will fulfill his promises and bring his kingdom to its consummation. We must acknowledge the ambiguity of our present state. Is it not our common experience that a veil of mystery hangs over our lives and over history as a whole? It is impossible from an observation of the course of history to find history's meaning, to detect purpose, direction, and goal. We are caught up in the stream of history itself; we swim in the stream. We have no privileged position above history from which to survey it. There are those who deny any detectable meaning. H. A. L. Fisher, in his History of Europe, writes: One intellectual excitement, however, has been denied to me. Men wiser and more learned than I have discovered in history a plot, a rhythm, a predetermined pattern. These harmonies are concealed from me. I can see only one emergency following another, as wave follows upon wave, only one great fact with respect to which, since it is unique, there can be no generalizations, only one safe rule for the historian: that he should recognize in the development of human destinies the play of the contingent and the unforeseen. © Grand Valley State University �The Vision of Faith Richard A. Rhem Page 3   That is an excellent statement of the case by an eminent historian. From the study of history itself the conclusion is that it is “the development of the contingent and the unforeseen.” St. Paul admitted the same. If history itself be our focus or, more narrowly, the data of our personal histories, then, “we see in a mirror dimly.” For Paul, however, it is not only the data of history with which we have to do, but also the revelation of God in the history of Israel and in Jesus. Thus we bring something to history: the knowledge of the revelation of God. That revelation, which found its supreme expression in Jesus, embraced by faith becomes the interpretative principle by which we understand history. There is more to come. Paul went on to write: “Then [we shall see] face to face. Now I know in part; then I shall understand fully, even as I have been understood fully.” The meaning of history will be accessible to us only from history’s end. Paul believed that just as there was a beginning, so there will be an end. He who spoke and brought all things into being will speak yet again, and time will be no more. As another Advent season comes around, we realize anew that we are faced with a choice, a decision: Will we live by faith in God's promise or not? To do so is a decision, not a conclusion at the end of rational argument. Trust is necessary; not irrational trust but reasonable trust, trust as a decision of the whole person. Fundamental trust will live in the assurance of a gracious purpose threading its way through the confusing patterns of history. Such trust is a gift. Its foundation is laid in earliest infancy. We are from the beginning being pointed toward trust or mistrust. As an adult it is only through a significant emotional experience that one can move from mistrust to trust. An encounter with Jesus is the catalyst for a life lived in trust. Such trust is confirmed in experience; yet it always remains trust, an experience beyond verification in the scientific sense of verification. Mistrust is an option. It is the consistent position of atheism. The Nobel Prizewinning biologist, Jacques Monod, an atheist, maintains: If he accepts this (negative) message in its full significance, man must at last wake out of his millenary dream and discover his total solitude, his fundamental isolation. He must realize that, like a gypsy, he lives on the boundary of an alien world; a world that is deaf to his music, and as indifferent to his hopes as it is to his sufferings or his crimes (Chance and Necessity, p. 160). That is an excellent statement representing clear, concise thinking. As an atheist, Monod is consistent. If there be no God, then there is no future resolution of © Grand Valley State University �The Vision of Faith Richard A. Rhem Page 4   history's confusion, no future righting of wrong, no future realization of our hopes, dreams, and longing. If this be an impersonal universe with no heart, no mind at the center, no purpose at the beginning, and no consummation at the end, then it is true the universe is deaf to our music, indifferent to our hopes, our sufferings, our crimes. If, on the other hand, we bring trust to history’s puzzling data, then we live in the assurance of things hoped for, the conviction of things not seen. Finally, we must choose. The vision of faith sees beyond history’s puzzle to the promise of his coming, who came to a people who had for centuries cried, “How long, O Lord, how long?” He has come. His promise is he will come again, scattering the darkness, revealing the eternal purposes of God which now are hidden from clear view. To keep Advent is to keep faith in the promises of God. The mystery will be removed and we will understand. Faith will be vindicated as the king comes and the kingdom comes to consummation. © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf 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 RA-4-19851206 Date A point or period of time associated with an event in the lifecycle of the resource 1985-12-06 Type The nature or genre of the resource Text Title A name given to the resource The Vision of Faith Publisher An entity responsible for making the resource available The Church School Herald Journal Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Description An account of the resource Article created, delivered, or published by Richard A. Rhem (Dick) on December 6, 1985 entitled "The Vision of Faith", it appeared in The Church Herald, Dec., 1985, pp. 6-7. Tags: Advent, Faith, Eschatology, Mystery, Love, Fundamental Trust. Format The file format, physical medium, or dimensions of the resource application/pdf Advent Eschatology Faith Fundamental Trust Love Mystery https://digitalcollections.library.gvsu.edu/files/original/8fca83228638e1fb27b0b3b7af33328a.jpg e6ff14c5f4420754c391f23c9d4f9f34 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Michigan Novels Collection. PS3505 .O75 V5 1913 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0202 Title A name given to the resource The Vision of Joy Description An account of the resource Binding of The Vision of Joy, or, When "Billy" Sunday Came to Town: A Sequal to The Victory of Allan Rutledge, by Alexander Corkey, published by H.K. Fly Co., c.1913. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1913 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/0ae3c2224fe2ff21f7a89b2c854c6a39.jpg ae3c371b38ebd8cbc2ccfd642d57819c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. U313.A95 W37 1922 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0150 Title A name given to the resource The War God Walks Again Description An account of the resource Binding of The War God Walks Again, by F. Britten Austin, published by Doubleday, Page & Co., 1941. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1941 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/5ea611b96e6a76ce7c5c7e8b08931a74.jpg 0433a496ae8f1ec0f8e784a2458d1407 https://digitalcollections.library.gvsu.edu/files/original/ea16c30b95715405a0f5a728bb83a756.jpg fce26499805d09373312f6c86487af69 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 Civil War and Slavery Collection Subject The topic of the resource United States--History--Civil War, 1861-1865 Slavery--United States African Americans United States--Politics and government--19th century Description An account of the resource A selection of correspondence, diaries, official documents, photographs related to the American Civil War and to the institution of slavery, collected by Harvey E. Lemmen. The collection includes a selection of documents from ten states related to the ownership of slaves and abolition, correspondence and documents of soldiers who fought in the war and from family members and officials, diaries and letters of individuals, and a collection of mailing envelopes decorated with patriotic imagery. Creator An entity primarily responsible for making the resource Lemmen, Harvey E. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/472">Civil War and Slavery Collection (RHC-45)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/470">John Bennitt Diaries and Correspondence (RHC-43)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/471">Nathan Sargent Papers (RHC-44)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/478">Theodore Peticolas Diary (RHC-51)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/476">Civil War Patriotic Envelopes Collection (RHC-51)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/479">Whitely Read Diary (RHC-52)</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 1804-1897 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 image/jpg; application/pdf Language A language of the resource eng Type The nature or genre of the resource 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 1804-1897 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/. Title A name given to the resource The Washington Grape Description An account of the resource Design shows the fox (Jefferson Davis) reaching for the grapes (Washington). Design in color with The Washington Grape. Identifier An unambiguous reference to the resource within a given context RHC-49_PE013 Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Subject The topic of the resource United States--History--Civil War, 1861-1865 Postal service--United States--History Covers (Philatety)--United States--History Patriotic envelopes Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/476">Civil War patriotic envelopes, (RHC-49)</a> 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/ed0c3fb9e9c7a5b2f3adfcc0e658cced.jpg 1a92ec657e1cf00e53444459d3aa482e https://digitalcollections.library.gvsu.edu/files/original/016bcca25a1a4e48203569d3290737ad.jpg dbeeb5c4c3eb0cb04e5cab0e4c788a64 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 Civil War and Slavery Collection Subject The topic of the resource United States--History--Civil War, 1861-1865 Slavery--United States African Americans United States--Politics and government--19th century Description An account of the resource A selection of correspondence, diaries, official documents, photographs related to the American Civil War and to the institution of slavery, collected by Harvey E. Lemmen. The collection includes a selection of documents from ten states related to the ownership of slaves and abolition, correspondence and documents of soldiers who fought in the war and from family members and officials, diaries and letters of individuals, and a collection of mailing envelopes decorated with patriotic imagery. Creator An entity primarily responsible for making the resource Lemmen, Harvey E. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/472">Civil War and Slavery Collection (RHC-45)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/470">John Bennitt Diaries and Correspondence (RHC-43)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/471">Nathan Sargent Papers (RHC-44)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/478">Theodore Peticolas Diary (RHC-51)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/476">Civil War Patriotic Envelopes Collection (RHC-51)<br /></a><a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/479">Whitely Read Diary (RHC-52)</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 1804-1897 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 image/jpg; application/pdf Language A language of the resource eng Type The nature or genre of the resource 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 1804-1897 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/. Title A name given to the resource The Washington Grape Description An account of the resource Design shows the fox (Jefferson Davis) reaching for the grapes (Washington). Design in color with The Washington Grape. Identifier An unambiguous reference to the resource within a given context RHC-49_PE113 Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Subject The topic of the resource United States--History--Civil War, 1861-1865 Postal service--United States--History Covers (Philatety)--United States--History Patriotic envelopes Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/476">Civil War patriotic envelopes, (RHC-49)</a> 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/bac78be02233b0c6042f952242044aab.jpg 15d28c87cc2140329d5bc698fb6cef6b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. QL791 R66 1904 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0374 Title A name given to the resource The Watchers of the Trails Creator An entity primarily responsible for making the resource Sacker, Amy M. (Designer) Description An account of the resource Binding of The Watchers of the Trails, by Charles G.D. Roberts, published by L.C. Page and Company, 1904. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1904 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/e7e53eaccdf1e3d1a61cf41fe77296d6.jpg 25361ac6ae253a2c757d69cfca297d74 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS1064.B3 W38 1894 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0396 Title A name given to the resource The Water Ghost and Others Description An account of the resource Binding of The Water Ghosts and Others, by John K. Bangs, published by Harper & Brothers Publishers, 1894. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1894 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/b56f55d437f0d6b5f3647208b9391b57.jpg c112f57ecf81d950fc1737e436bdec86 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PR6039.O24 W3 1902 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0385 Title A name given to the resource The Way of Escape Description An account of the resource Binding of The Way of Escape, by Graham Travers, published by Appleton and Company, 1902. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1902 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/279225bf1f9d8d23182dc06b43f3ab60.pdf 8c7f6a08632c89f5939fd2093a47fd1c PDF Text Text The Way of Jesus: The Road Not Taken Mark 8:31-9:1 Richard A. Rhem St. John’s Episcopal Church Grand Haven, Michigan April 10, 2011 During Lent, 2002, I preached a sermon series entitled “Journeying With Jesus on the Road Less Traveled.” As is the case in this meditation I take the image of the road from Robert Frost’s arresting poem, “The Road Not Taken.” In the 2002 series I was painting the portrait of Jesus as he made his way from Galilee, through Samaria, finally to arrive at Jerusalem, the entry into Jerusalem that we celebrate next Sunday, Palm Sunday. As I went back to the poem again I find I probably missed the poet’s meaning. He opens with : Two roads diverged in a yellow wood, And, sorry I could not travel both And be one traveler,… Contrary to the advice of Yogi Berra, when one comes to a fork in the road one cannot take it! One must choose. If you look a second time at the poem, the poet is playing with us. In stanzas two and three he tells us the paths are equally fair, and neither trodden by passers by. Finally, in the final verse, 4, he writes, Two roads diverged in a wood, and I.. I took the one less traveled by, And that has made all the difference. But by his own description neither road was less traveled. Perhaps he is foreseeing a time when he will seek to explain his life, maybe rationalize a bit and suggest he took a road less traveled, thus explaining his life’s course. But, however one interprets the poem, the poem is not the point except to say that in 2002 I was describing Jesus’ way and thus I think I was legitimate in describing it as a “road less traveled.” But this evening my focus is different and so I use the title of the poem – “The Road Not Taken” because in this meditation it is my claim that the way of Jesus is the way not taken – not taken by the church that bears his name. © Grand Valley State University   �The Way of Jesus Richard A. Rhem Page 2   That is a serious charge but I believe it is tragically true. This 2000 year old institution that looks to Jesus as its Lord and Savior has failed to follow in his way. The evening Gospel – Mark 8:31 – 9:1 is the first of three predictions of Jesus’ imminent passion and resurrection. The Gospels were written decades after Jesus’ life, death and resurrection. I’m quite sure Jesus did not sit his disciples down and inform them as Mark puts it, Then he began to teach them that the Son of Man must undergo great suffering, and be rejected by the elders, the chief priests, and the scribes, and be killed, and after three days rise again. (Mark 8:31) Nonetheless, that Jesus was clear-eyed and fully aware of the road he was traveling and the inevitable consequences cannot be doubted. He lived with intentionality from his baptism. The Gospel of John has its own way of telling Jesus’ story but the Synoptic Gospels, Matthew, Mark and Luke, all move from Jesus’ baptism by John with the affirmation from heaven, the temptations, to the beginning of Jesus’ ministry. The intention is obvious – to indicate that Jesus had a sense of calling, wrestled with how to execute that calling (the Temptation narrative) and inaugurated his ministry of grace and healing in what has been called the Galilean Springtime. The opening chapters of Mark document that healing ministry. Then we come to the transition in the narrative – our lesson this evening. It is preceded by Jesus’ question to the disciples who had witnessed his miraculous ministry of healing, feeding the thousands – “Who do people say that I am?” They respond, “Some say John the Baptist, Elijah, or one of the prophets.” Then the crunch question: But who do you say that I am? On behalf of the disciples, Peter responds, You are the Messiah. This is a very familiar scene but more often we take Matthew’s account (Matthew 16:13-20) which has Jesus commending Peter – in fact, giving him the nickname Petros (Peter), meaning Rock. Mark’s account is briefer and, rather than affirming Peter, Jesus moves immediately to “sternly warn them not to tell anyone about him.” Then follows our lesson, the key verse, 31, pointing to the way of suffering, rejection and death ahead. Peter, once again the spokesperson for the disciples, “rebukes” Jesus – a strong word used by Mark. Peter doesn’t want to hear about the darkness ahead. Matthew quotes him, “God forbid it, Lord! This must never © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 3   happen to you!” Now it is Peter’s turn to be rebuked by Jesus: “Get behind me, Satan! For you are setting your mind not on divine things but on human things.” What is going on here? We must remind ourselves that each Gospel writer was dealing with concrete historical happenings – the life, death and resurrection of Jesus. But each writer was also creating the story, framing the meaning and significance of Jesus. Mark has given a picture of Jesus’ ministry and now is about to create a new section of the Gospel – the journey to Jerusalem which culminated in Jesus’ entry to the city that is celebrated on Palm Sunday, which inaugurates what the church calls Holy Week. A study of Mark’s gospel convinces me that Mark is telling the story of Jesus, in which he reveals the failure of the disciples to understand what Jesus was really all about. In a word, I would contend, according to Mark, the disciples didn’t get it! As I claim above, the respective Gospel writers had their own peculiar slant on the Jesus event. For Mark a prominent theme was the blindness of the disciples and Jesus’ continual attempt to prepare them for his passion. It is no accident that his new section of Mark’s story is bracketed by two healings of blind persons. Jesus gives sight to a blind man at Bethsaida immediately prior to the paragraph in which Jesus asks the disciples who people are saying he is (8:22-26). This section concludes at chapter 10, verse 52, and verses 46-52 recount the giving of sight to Bartimaeus. Sandwiched between the two instances of giving sight to the blind persons is the middle section of Mark which contains the three passion predictions. And in all three cases the disciples didn’t get it. Mark makes this clear by the surrounding actions of the disciples. Following Jesus’ first person prediction, as we have seen, Peter said, “No way!” Again at chapter 9, verse 30f, Jesus tells them of his forthcoming death. Mark writes, But they did not understand what he was saying and were afraid to ask him. Jesus asks them what they were arguing about on the way. But they were silent – the silence of shame – for Mark writes, “But they were silent, for on the way they had argued with one another who was the greatest.” This called forth from Jesus the words, “Whoever wants to be first must be last of all and servant of all.” He then proceeded to place a child before them, saying that to welcome a child in Jesus’ name welcomes him. The third passion prediction is found at Mark 10:32-34. Immediately following Jesus’ words, Mark has James and John coming to Jesus asking that he do whatever they say, to which Jesus responds, “What is it you want me to do for you?” © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 4   Their request? “Grant us to sit, one on your right hand and one on your left, in your glory.” Jesus responded, “You do not know what you are asking.” After telling again what was ahead, Mark tells us the other disciples were angry with James and John for seeking the positions of honor. And this elicited from Jesus these words: You know that among the Gentiles those whom they recognize by their rulers lord it over them, and their great ones are tyrants over them. But it is not so among you; but whoever wishes to be great among you must be your servant… I find Mark’s framing of Jesus’ story fascinating. Could he say any more clearly, “The disciples just didn’t get it!” Hovering over and under these episodes is the implication that the disciples were not at all open to suffering, pain and death. In Jesus they must have sensed they had someone very special and it was their hope that as he ascended in the human drama they would be brushed with his glory. He simply couldn’t get through to them what he had come to realize as the issue of his life and calling. The shadow of the cross was falling on him and they were too dull or intentionally refused to hear him. Their agenda’s goal was glory; Jesus promised suffering and rejection. Portraying the blindness of the disciples, Mark is showing what following Jesus involves, what is the way of discipleship. What the disciples resist Mark makes explicit from the teaching of Jesus. If any want to become my followers, let them deny themselves and take up their cross and follow me. For those who want to save their life will lose it, and those who lose their life for my sake, and for the sake of the gospel, will save it. (Mark 8:32-34) Tough words, Jesus! No wonder the disciples were intentionally dull; no wonder they didn’t get it. Jesus was possessed by his calling. He wrestled with the temptations to use his charisma, his spiritual power to impress, to gain power, whether with ecclesiastical institutions or political establishment. But, as Luke tells the Temptations story, Jesus prevailed, determined to worship and serve God faithfully, fully. And, realizing the implications of the obedience he sensed as his calling, he knew there would be confrontation, conflict, rejection, suffering and, ultimately, death. No wonder he died alone. And thus my claim made at the beginning of this meditation is not surprising: The way of Jesus is the road not taken. © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 5   As I said when I began, this is a serious charge but, I tell you truthfully, I believe it deeply. I can document in my own Christian experience, how I became gripped by the way of Jesus. Without recounting what for me was a long arduous journey that continues to the present, let me just say that I believe the way of Jesus as that to which he called his disciples and which he embodied was swallowed up in the early centuries of the Christian church. In place of the Jesus of history who faced the established powers of Church and State, that early movement by the fourth century had a high Christology that identified Jesus with God, the consequence of the Council of Nicea called by the Roman Emperor Constantine in 325 C.E. Constantine’s edict making the Christian religion the religion of the Empire might seem to be a great triumph. I am convinced it was the co-opting of the church. I’m obviously making huge leaps and controversial claims which will be countered by many, by most interpreters of the Christian story I suppose. Nonetheless what was happening in this evolving story was that Jesus was transformed from the historical figure who with non-violent resistance challenged temple and empire to a savior figure who came to die for the sin of the world. It is one thing to seek forgiveness for one’s sin. It is quite another to follow the way of Jesus. Now the church became an institute of salvation, domesticated from a movement of Jesus people committed to challenge the world’s domination systems through non-violent resistance. In recent decades historical Jesus research has put Jesus in his historical context, a time of Imperial domination by Rome and the Temple authorities trying to survive through collaboration. Jesus challenged all of that – non-violently – and for that he was crucified. Again, the way of Jesus has been for the Church the road not taken. Where that road has been taken it has resulted in peril and, most often, death. What I am trying to say is best understood in stories, in this case the stories of some who have sought to follow the way of Jesus. Yesterday was the sixty-sixth anniversary of the execution of Dietrich Bonhoeffer. It was in the 1960’s as I was studying in Europe that I came on Bonhoeffer’s Letters and Papers from Prison. I was overcome with the faith, the courage, the brilliance, the total commitment to what he understood was the way to which he was being called, to resist the Nazi regime and that evil darkness Hitler was bringing to the German nation and to all of Europe. He was at heart a pacifist believing that was the way to fully follow Jesus. Yet as the horror of Nazi atrocities spread, especially the violence being visited on the Jews, even though © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 6   he would at the beginning not know the full extent of the death camps, Bonhoeffer joined in a conspiracy to assassinate Hitler. He wrestled in his own conscience but finally believed he must act even against his own convictions of non-violence. Just days before the Allied troops liberated the camp at Flossenburg in southern Germany, on the order of Hitler as the war was ending, Bonhoeffer was hung. He met his death calmly, bowing in prayer and meeting his fate at peace. Bonhoeffer has been my companion through many a Lent as I am amazed anew at the heroic obedience of his following the way of Jesus. I recently finished a new biography of Bonhoeffer, once again mesmerized by the life of this modern disciple of Jesus whose last words were, This is the end – for me the beginning of life. During those dark days on the European continent there was playing out another drama which has also been critical in my own understanding of the way of Jesus. It is the story written by a Jewish ethicist and philosopher who had been researching the awful evil of the Nazi terror. He became so depressed by the horror that he searched out the story of a village in the French Alps that became a city of refuge rescuing thousands of refugees from the Nazi terror. Philip Hallie tells the story in a book entitled Lest Innocent Blood Be Shed. The center of the story is a French Huguenot pastor, André Trocmé, but it is a story about a whole village, following his example in following the way of Jesus. Trocmé was born into a rather well-to-do family and had a very privileged childhood. Early on his mother was killed in an auto accident, and he lived in a French Huguenot, French Reformed home in which his father’s spirituality was very quiet. But there was so much feeling in André that he could never really let loose until he joined a youth organization in France in his village, in which he was exposed to a very personal relationship with Jesus Christ, and in that experience came himself to a very personal relationship. As a young man, he began to be shaped by the vision of Jesus. One day, during the First World War, his village being occupied by German soldiers, a German soldier said to him, “Would you like some bread? Are you hungry?” He said, “No, I’m not hungry, and if I were, I wouldn’t take bread from you because you are the enemy.” And the soldier said to him, “No, I’m not the enemy. You don’t understand who I am. I’m a Christian.” And André said to him, “My brother is fighting in the war, and you would kill my brother.” He said, “No, I would not kill your brother.” André said, “But, you’re a soldier.” He said, “Yes, but I don’t carry a gun. They allow me, as a telegraph officer, to do my duty without carrying a gun because Jesus has said that I must not kill.” © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 7   The genuineness of this German soldier so impressed André that he took him to his youth organization where the German soldier shared his witness for Jesus. That witness of that German soldier made such a deep impression on him, the German soldier having come to his conviction because of his relationship to Jesus Christ, that André could never get that out of his mind and it started him on the road to pacifism. This encounter so deeply impacted Trocmé that for the rest of his life he lived by the imperative to do no harm to another. Trocmé eventually studied theology at the University of Paris and became a French Reformed pastor. One evening in a men’s group, Trocmé was discussing a book that claimed Jesus was a myth created by St. Paul. Trocmé refuted the book’s claim but found himself asking the question: If Jesus really walked upon this earth, why do we keep treating him as if he were a disembodied, impossibly idealistic ethical theory? If he was a real man, then the Sermon on the Mount was made for people on this earth; and, if he existed, God has shown us in flesh and blood what goodness is for flesh-and-blood people. ( p. 68) The rest of his life was a living out of the Sermon on the Mount. The events of the village of Le Chambon during the German occupation of France during World War II, the story as told by Hallie, is wonderfully moving and inspiring. I suspect what was so powerful for me was the connection between Trocmé’s total living out of the Sermon on the Mount as the catalyst for the magnificent compassion and love that was embodied in the village as it became a city of refuge. To read the life of Bonhoeffer, to read the story of André Trocmé and the village of Le Chambon moves me. Inwardly I know there is something in those stories that reveals life as God intended it to be lived. And I wonder… Will the world ever be changed without the suffering of those who live by the way of Jesus? Is it only through the death of the non-violent resister of evil that the world is changed? Jesus, Gandhi, Martin Luther King, Bonhoeffer? Is there any hint in the current “Arab Spring” that maybe the lessons of non-violence are being learned even amidst the present chaos? I do not believe we are all called in the same fashion. I do not believe we are all called to seek the place where the battle is raging. Neither do I think the radical obedience of a Bonhoeffer or a Trocmé is something one seeks out. Rather, when faced with such a situation, then one is called to obedience. The issues I raise can be debated endlessly but to no avail. Such a vision of a world where evil is overcome by good, where the nations make war no more and © Grand Valley State University �The Way of Jesus Richard A. Rhem Page 8   the world knows the Shalom of God is a vision that must arise from within one. It cannot be embraced because of the plea of a preacher or call of a statesman. No, I sense it arises from within one as a fruit of the spirit where one has been overwhelmed by the magnificence of Jesus and the road he chose – the road still not taken by most of the church that bears his name, but a road that beckons us again in this Lenten season as we journey with Jesus to Jerusalem. Let George Bernard Shaw have the last word: “The only trouble with Christianity is that it has never been tried.” References: Dietrich Bonhoeffer. Letters and Papers From Prison. First published 1953; Touchstone reprint edition, 1997. Philip Hallie. Lest Innocent Blood Be Shed: The Story of the Village of Le Chambon and How Goodness Happened There. Harper Perennial; Reprint edition, 1994. © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Lent Scripture Text Mark 8:31-9:1 Location The location of the interview St. John's Episcopal Church, Grand Haven References Dietrich Bonhoeffer. Letters and Papers From Prison. Touchstone edition, 1997, Philip Hallie. Lest Innocent Blood Be Shed: The Story of the Village of Le Chambon and How Goodness Happened There. Harper Perennial, Reprint edition, 1994. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-20110410 Date A point or period of time associated with an event in the lifecycle of the resource 2011-04-10 Title A name given to the resource The Way of Jesus: The Road Not Taken Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Text Description An account of the resource A sermon given by Richard A. Rhem (Dick) on April 10, 2011 entitled "The Way of Jesus: The Road Not Taken", on the occasion of Lent, at St. John's Episcopal Church, Grand Haven. Scripture references: Mark 8:31-9:1. Format The file format, physical medium, or dimensions of the resource application/pdf Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives Nonviolence Way of Jesus https://digitalcollections.library.gvsu.edu/files/original/0a201f64cfd9b77a0b9aa36fe9e7d534.mp3 311361d1d300200b7f1be8643a1e0060 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Lent VI Series The Sign of the Cross: The Way of Jesus Scripture Text Zechariah 9:10, Ephesians 2: 14-15 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19910324 Date A point or period of time associated with an event in the lifecycle of the resource 1991-03-24 Title A name given to the resource The Way That Leads To Peace Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on March 24, 1991 entitled "The Way That Leads To Peace", as part of the series "The Sign of the Cross: The Way of Jesus", on the occasion of Lent VI, at Christ Community Church, Spring Lake, MI. Scripture references: Zechariah 9:10, Ephesians 2: 14-15. 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/76717811a7a28dd2abc27b8f37726865.pdf b885ce1d5fb03ab4a33534024ea5f1ee PDF Text Text DOUGLAS DUNES, Bl UF STAR HIGttW/\V. DOUGLAS, Ml 49406 (616) 8511-101 Just Minute~ from R,,,.,,,,,1 ., I ;i•, M " ·•J ·• .. , 1- 1, • • , ,. . ., , � 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-DouglasDunes_0019 Date A point or period of time associated with an event in the lifecycle of the resource 1983 Title A name given to the resource The Weather Girls Description An account of the resource Advertisement flier for a singing group called "The Weather Girls" performing at Douglas Dunes Resort on Saturday, May 21. The year of the event is unknown, but they were promoted as singing their hit "It's Raining Men" and other songs for the Saugatuck-Douglas community. Circa 1983. Subject The topic of the resource Michigan Douglas (Mich.) Allegan County (Mich) Advertising fliers Motels Gay culture Source A related resource from which the described resource is derived Digital file contributed by the Saugatuck Douglas History Center 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 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/c757028e2d4000c836eee42d1b8b0b2f.pdf eb70f7cfa5c949ba978f604f65fe3a3a PDF Text Text THE WESTLAND PLAN �THE WESTLAND PLAN June, 1983 I Prepared by: Gerald Luedtke and Associates, Incorporated 100 Renaissance Center, Suite 3303 Detroit, Michigan 48243 Telephone (313) 259-0800 �TABLE OF CONTENTS PLANNING DETERMINANTS AND ISSUES 2 Historical Development 2 Population 3 Existing Land Use 8 Regional Setting 14 PLANNING ELEMENTS 15 Residential Development 16 Retail, Service and Office Development 27 Industrial Development 34 Transportation 39 Parks and Open Space 46 Community Facilities 52 LAND USE POLICIES 60 Residential Development Policies 60 Retail, Service and Office Development Policies 61 Industrial Development Policies 63 Parks and Open Space Policies 64 FUTURE LAND USE PLAN 66 URBAN DESIGN GUIDELINES 76 �r LIST OF TABLES Page Table 1: Population in Nankin Township and the City of We~tland 7 Table 2: Age Structure 7 Table 3: Change in Land Use 12 Table 4: Existing Land Use-1982 13 Table 5: Land Use Distribution-Year 2002 74 �LIST OF MAPS MAP 1: HOUSING CONDITIONS MAP 18 MAP 2: LOCATION OF UNPAVED ROADS 20 MAP 3: EXISTING LAND USE MAP 4: FUTURE LAND USE PLAN (Map 3 and Map 4 are located in the pocket, inside the back cover.) �r . • Planning Determinants and Issues �PLANNING DETERMINANTS AND ISSUES Historical Development The history of the City of Westland can be traced back to the 1820 1s, when it was a part of Bucklin Township. In 1829, Bucklin Township was split and Nankin Township was formed. Between 1835 and 1927, portions of Nankin l Township were split off to form the communities of Livonia, Inkster, Wayne, and Garden City. The remainder of Nankin Township was incorporated as the City of Westland in 1966. • During its first 100 years, Nankin Township stayed almost entirely rural. One of the earliest settlers to the area, the Reverend Marcus Smith, migrated from New York in 1825 and took on a dual career as a circuit preacher and farmer. Another prominent settler, George M. Johnson, operated a hotel on the Old Sauk Trail, which runs through the City of Wayne. The two early settlements in Nan kin Township, Schwartzburg and Perrinsville, were centered around water-powered sawmills on the Rouge River. Perrinsville became a center of economic activity with a chair and cabinet shop, a blacksmith, two wagon shops, two general stores, and two hotels. By 1860, the population in Perrinsville had grown to 2,400, but the boom period was cut short ten years later when the railroad bypassed Perrinsville and was built through the Village of Wayne instead. Wayne became the center of economic activity and Nankin Township saw little development until the 1920's. The first wave of suburban residentiaf and commercial development occurred along the boundaries of Nankin Township in the l 920's. Development accelerated in the l 940's when the Federal government constructed 1, 900 homes in the township to house workers for the Willow Run bomber plant. Responding to this growth, the township adopted its first building code and zoning ordinance in 1943. After the war, Nankin Township continued to develop as primarily a residen- _ tial suburban community. The installation of sewer and water service in the 1950's spurred the development of several residential subdivisions, including the Tonq uish Subdivision, which covered 1,300 acres and provided 20,000 new honrnsites. In 1965, the 870, 000-square-foot Westland Shopping Center was opened in northcentral Nan kin- Township. The township successfully prevented attempts by neighboring communities to annex the northcentral portion of the township, and in 1965 the residents approved a referendum to incorporate as the City· of Westland. Although the pace of residential and commercial development has levelled off in the past decade and some industrial growth has occurred on the west side of the city, Westland is still predominantly a residential community with a strong commercial base. 2 �Population Population growth in Westland has occurred in cycles, generally corresponding to cycles of regional economic growth. A rural settlement pattern was predoIPinant in Westland (Nankin Township) until the 1920's, when the first surge of residential development occurred. By 1930, the population had reached 17,357 (see Table 1). Population growth levelled off in the 1930's and 1940's, reflecting the impact of the Depression and World War II. A latent· demand for housing and substantial growth in the regional economy spurred a tremendous increase in housing development and population growth in the 1950 1s. Between 1950 and 1960, the population of 30,407 almost doubled to 60,743 residents. The rate of growth had already begun to level off in the 1960's, and a peak . population of about 87,000 residents was recorded in the early 1970's. The 1980 Census revealed that Westland had experienced a population decline of about 2. 4 percent over the previous decade, resulting in a population of 84,603. The decrease in population in Westland can be attributed to the combination of a weak economy, smaller household size, and out-migration. Because of the weak regional economy and high interest rates, record low totals of new residential construction have been recorded in Southeast Michigan. In 1982, only 13 permits for new single-family construction and no permits for multiple-family construction were issued in the City of Westland. With little new housing construction, there is no basis for additional population growth in the city. The weak economy and corresponding decrease in employment opportunities may also be a cause for population decline in Westland. In recent years, residents from throughout southeast Michigan have migrated to other parts of the state or country where employment opportunities are greater. Additional migration out of Westland is related to the aging housing stock and housing deterioration, particularly in the southeast part of the city. The extent of out-migration is reflected in 1980 Census figures, which revealed that 915 housing units, or about three percent of the city's total housing stock, was unoccupied. The 1980 Census also indicat_ed that smaller hou,sehold size accounts for some decline in population. In 1970, there were 3. 76 persons per household in the City of Westland. In 1980, there were only 2. 91 persons per household, a decrease of 0.85 persons per household. This decrease alone could account for a population decline of approximately 19,600 people, based on a total 1970 household count of 23,030. Apparently, the increase of 6,018 households in the 1970's offset a much greater population decline. Based on the age structure of the population and the experience of similar communities, the decrease in persons per household will probably continue, reaching a low of about 2. 6 to 2. 7 persons per household. The implications of the population decrease are reflected in the age structure of the population (see Table 2). Between 1970 and 1980, 3 �large decreases were recorded in the under 5 age group and in the 5 to 20 age group,_ which consists of school-age children. A proportionally smaller decrease was recorded in the 30 to 44 age group. In the short run, these figures indicate that school enrollments will probably continue to decline, and educational, recreation and other services oriented toward younger age groups may not be used to their capacity. In the long run, the age structure figures indicate that fewer people will be moving into the income-generating age groups in future years. Thus, _there will be less demand for goods and services and the revenue base for various taxes and government charges will be smaller. The age structure analysis reveals a substantial increase in the over 65 age group, which is usually composed of retired people who generate modest incomes. An increase was also recorded in the 45 to 64 age group, which consists of individuals who will be moving into the retirement category within the next twenty years. Based on these statistics, a substantial increase is foreseen in the demand for goods and services for elderly residents.I Smaller housing units, improved public transportation, medical and nutrition services, and suitable recreation opportunities are among the most important needs of elderly residents. Even though the age structure indicates that Westland's population is getting older, the population is young compared to the county and the state as a whole. The median age in Westland is 27. 6 years, compared to 28. 8 years in Michigan, and 29. 4 years in Wayne County. The future population of Westland depends on the local and regional economy, future land-use patterns, and social patterns that govern family size. A stronger economy and expanding employment opportunities are the most important factors necessary to reverse the decline in population in Westland. Industrial development within Westland and throughout southeast Michigan would create new employment opportunities and attract new residents. A corresponding increase in · new housing construction on the 1, 700 acres of vacant residential land . would encourage migration of new residents into Westland. The decrease in population could be further offset by a reversal in the decline in household size and retention of greater proportion of residents who are reaching adult age and setting up new households. The Southeast Michigan Council of Governments (SEMCOG) has projected Westland's population as a part of its Version 80 Small Area Forecast. The Small Area -Forecast is based on local land-use plans and policies, modified to account for potential sewer service, protection of agricultural and environmentally-sensitive lands, increased investment in housing rehabilitation, and planned highway improvements. SEMCOG forecasts little change in Westland's total population through 1990. The population is then forecast to increase from 84,725 in 1990 fo 92,910 in the year 2000. These forecasts are based on a steady increase in total households, reaching a total of 37,648 households in the year 2000. In the same period, household size is expected to decrease steadily to 2. 47 _persons per household by the year 2000. 4 �- -- -- - ·----·--· - ------ ··---- -- The SEMCOG estimates of future population assume that almost eighty percent of the land in the city will be developed by the year 2000. Since parks and floodplains occupy about twenty percent of the city's land area, it appears the SEMCOG estimate is based on development on nearly all buildabl~ land. The concept of holding capacity is an important consideration in projecting the population of Westland when completely developed. According to the Future Land-Use Plan, approximately 1,2)) acres of land are designated for additional single-family residential development, ·-and approximately 360 acres of land are designated for additional multiple - family residential development. As indicated by the calculations below, if all of this acreage is developed, the population of Westland could increase by_ 17,400 to 26,300 residents, depending on the density of development and number of persons per household. · Residential DeveloEment Options Acres Option 1: Low Density I Large Household SF MF Dwelling Units Per Acre 1,200 360 3.5 7.4 People Per Dwelling Unit Residents 3.3 2.1 13,860 5,594 TOTAL Option 2: Low Density/ Small Household SF MF 1,200 360 3.5 7.4 12,600 4,795 3.0 1.8 TOTAL Option 3: High Density/ Large Household SF MF 1,200 360 4.7 10.2 SF MF 1,200 360 4.7 10.2 1-7-86 Dwelling units per acre are based on proposed zoning ordinance standards, as adjusted for land allocated to public rights-of-way and parks. 5 26,323 16,920 6,610 3.0 1.8 TOTAL Note: 17,395 18,612 7,711 3.3 2.1 TOTAL Option 4: High Density I Small Household 19,454 23,530 �Even though new residential development will provide Westland with several thousand additional residents, the base population could decrease as a result of smaller household size. If household size decreased to 2. 6 persons per household, the base population could decrease to 75,521 persons. With a base population of 75,524 persons, the holding capacity of Westland when fully developed could range between 92,919 and 101,s,g7 persons, depending on the density and household size of future development. If the existing base population of 84,603 persons remains level, the holding capacity of Westland could range between 101,998 and 110,926 persons. 1-7-86 6 �TABLE 1 POPULATION IN NANKIN TOWNSHIP AND THE CITY OF WESTLAND Percent Increase Po:eulation 1920 5,801 1930 17,357 +199.2% 1940 24,070 + 38.7% 1950 30,407 + 26. 3% 1960 60,743 + 99.8% 1970 86,725 + 42.8% 1980 84,603 - Source: 2.4% U.S. Bureau of Census TABLE 2 AGE STRUCTURE 1970 Under 5 years of age 5 - 20 years ~1 - -2 9 years 30 - 44 years 45 - 54 years 55 - 64 years 65 years and older 1980 9,987 (11. 5 %) 6,190 ( 7. 3%) 29, 65i (34.2%) 24,397 (28.9%) 14,185 (16. 3%) 15,666 (18. 5%) 18,087 (20.9%) 17,009 ( 20. 1 %) - - 7, 389 ( 8. 5%) 9,074 (10. 7%) 4,073 ( 4. 7%) 6,209 3. 375 ( 3. 9%) 6,058 ( 7. 2%) Median age 27.6 Source: U.S. Bureau of Census 7 7. 3%) �Existing Land Use Westland is a predominantly residential community, with older densely developed neighborhoods; new, more spacious subdivisions, and vast tracts of open space and parkland. A total of 31. 9 percent of the city's land area is occupied by residential uses. Single- and two-family development is concentrated generally on the easterly and southwesterly sections of the city. Multiple-family and condominium developments constitute about 3; 8 percent of all residential land area. Most of the multiple-family developments are located in the northcentral and northwest sections of the city. Retail, office, service, and other uses occupy 4. 9 percent of the city's land area. The Westland Shopping Center and surrounding retail and office establishments form the commercial core of the city. Wayne Road, Ford Road, Warren Road, and Middlebelt Road are major commercial corridors in Westland. A variety of commercial uses are located along these thoroughfares, including shopping centers and department stores that serve the entire city. and neighborhood shopping centers and convenience stores that serve primarily the surrounding neighborhoods. Industrial uses are concentrated generally along the Chesapeake and Ohio Railroad on the west side of the township. Approximately 3. 0 percent of the city's land area is occupied by industrial uses and recently developed industrial parks. Governmental buildings, schools, hospitals, cemeteries, fire stations, public works yards, and similar public uses constitute about 9. 0 percent of the total land area in the city. The Wayne County General Hospital and Eloise complex are included as pub°llc land in Westland. Another 1.1 percent of the land is occupied by semipublic uses, such as churches and church-affiliated schools. Parkland occupies 8. 6 percent of the land in Westland. The Middle and Lower Rouge Parkways, the William P. Holliday Park, and Central Park are the major parks in the city. Public transportation rights-of-way occupy approximately 13. 4 percent of the city's land area. Approximately 97. 6 percent of the transportation rights-of-way is occupied by streets and roads, and 2. 4 percent of the rights-of-way is occupied by the Chesapeake and Ohio Railroad. Agricultural, woodlands, anci vacant lands occupy about 24. 3 percent of the land area in Westland. Agricultural and vacant lands are concentrated in the northwest section of the city. Changes in Land Use. During the past two decades, there has been continued development of all types of land use in the City of Westland. According to a land use survey which was completed in 1961 for the Comprehensive Plan for Nankin Township, 6,315 acres of land were either vacant or being used for agriculture. By 1982, only 3,188 acres of vacant or agricultural land remained. · 8 �Much of the vacant or agricultural land has been converted to public land. In the past _two decades, the city's governmental complex was developed on Ford Road, and the William P. Holliday Park was designated in the northwest section of the city. The amount of public and park land in Westland increased 118 percent, from 1,056 acres in 1961 to 2,302 acres in 1982. The amount of residential land increased by over thirty percent between 1961 and 1982. New, single-family residential development occurred primarily in the southwest section of the city, and as infill in existing residential areas in the southeast and northeast parts of the city. The amount of single-family residential land increased by 18. 8 percent, from 3,515 acres in 1961 to 4,175 acres in 1982. A substantial amount of new, multiple-family residential development occurred throughout the city in the past two decades, with several large apartment complexes in the northwest and northcentral parts of the city. Multiple-family residential land increased from a mere 32 acres in 1961 to 492 acres in 1982. Since 1961, more extensive commercial development has occurred along the city's major thoroughfares, and a strong commercial core has developed, focused on the Westland Shopping Center. A large proportion of the city's retail, office, and service establishments are located along the major commercial corridors, particularly Wayne Road, Ford Road, and Merriman Road. The total amount of commercial land in Westland has increased 332 percent since 1961, from 149 acres to 643 acres. In recent years, an industrial core has developed along the Chesapeake and Ohio Railroad in the southwest and west central sections of the city. Four industrial parks have been developed near the railroad. In the past two decades, this amount of ind us.t rial land has increased 127 percent, from 174 acres in 1961 to 396 acres in 1982. In the past two decades, the amount of land allocated to rights-of-way for streets and roads increased by 11. 8 percent, from 1, 566 acres in 1961 to 1751. 2 acres in 1982. Local subdivision streets in single-family neighborhoods account for two-thirds of all public rights-of-way. Analysis of Existing Land Use. The visual and functional form of the city is defined by certain prominent physical characteristics, such as geographic features,· image-creating elements, over utilized areas, underutilized areas, transitional areas, and controversial areas. The middle and lower branches of the Rouge River are the most prominent geographic features in Westland. These rivers affect patterns of land use and circulation in the city. Another prominent physical element that affects land use and circulation is the Chesapeake and Ohio railway, which crosses the southwest corner of the city. The visual form of Westland is defined by certain image-creating elements; which are significant because of their physical appearance, location, or function. The Westland Shopping Center is a major imagecreating element because it is the primary focus of commercial and social 9 �activity in the city. Open space areas, including the Middle and Lower Rouge Parkways, t~e William P. Holliday Park, and Central Park are important image-creating elements because they are recognized as places where residents can enjoy the outdoor environment and participate in various forms of recreation. The municipal/education complex in the center of the city is significant because it is the focus of cultural and governmental activity and related public services. The Eloise complex is an important image-creating element because of its historic and functional significance. Overutilized and underutilized parts of the city are areas where the land is not being used as efficiently as possible. Overutilized areas include the high-density residential neighborhoods in the southeast section of the city and the compactly-developed commercial corridors. In the southeast section of the city, older residential areas were developed at excessively high densities with narrow streets. The concentration of activity in these areas is now beyond that which can be comfortably accommodated by the streets, parks, and other public facilities. Along the city I s commercial corridors, such as Ford and Wayne Roads, overutilization has resulted in traffic safety problems, parking deficiencies, and accelerated physical deterioration. Underutilized areas in Westland include vacant lands that have never been developed and developed land with buildings that are not being used to their full potential. Underutilized areas represent opportunities for major residential. commercial, and industrial development. The Eloise complex is the most apparent underutilized area in the city . Only a few of the 32 buildings in this complex are being used, and inspection by county officials has revealed that most of the buildings could not be renovated in a cost-effective manner. The largest expanse of underutilized land in the city is comprised of vacant land in the west and northwest parts of the city. The largest single parcel of underutilized vacant land is located south of the Eloise complex, between Merriman and Henry Ruff Roads. Another underutilized area involves the public housing complexes in the southeast section of the city. Several units in the public -housing complexes are boarded up or vacant. A number of areas in Westland are in a state of transition, in which the existing development is 1:5eing replaced with ·new uses. Several commercial corridors, including Ford Road, Merriman Road south of Cherry Hill, Warren Road, and Middlebelt Road are in a state of transition, resulting in the gradual replacement of residential uses with commercial and service uses. The industrial sector on the west side of the city is in a state of transition, resulting in the replacement of incompatible mixed land uses with industrial uses. Changes in land use and planning policy often result in controversy. Transitional areas are often the focus of controversy because the most appropriate use is -not often readily apparent during the gradual transitional period. In addition to the transitional areas, the City of Westland 10 �contains several other controversial areas: The undeveloped areas in the northwest part of the city. Pressures for commercial and residential development exist in this area.. However, sewer and water facilities are not available and there is no internal road network. The Eloise complex. The deteriorating Eloise complex is a visually unattractive, underutilized area. A decision by Wayne County on the future use of this property is required before its full development potential can be realized. The undeveloped city-owned land west of Henry Ruff. Various development options have been considered for the vacant city-owned land located between Henry Ruff and Merriman Roads in the southeast leg of the city. A proposed mobile home development has been approved along the eastern side of the land parcel. The residential area located between Annapolis and Van Born Roads. The portion of the city is located in the flight path of Metro Airport. Development financing is difficult to obtain because of the stringent noise abatement criteria. Because of delinquent taxes, the city owns many properties in the area. Vacated school buildings. Declining enrollments have forced the closing of several schools, including Washington Elementary and Tinkham Elementary Schools. The most appropriate use for these buildings has generated considerable debate, especially in the neighborhoods in which they are located. Merriman Road corridor, south of Cherry Hill. Pressure to replace existing residential uses with office and commercial development exists along this segment of Merriman Road. The undeveloped area north of Glenwood and east of John Hix. The potential exists in this area for · high-quality residential development, complementary to the residential development to the south, in the City of Wayne. The area bounded by· Forest , Hiveley, Alvin and Avondale. The use of this area is in question because it is landlocked and streets have not been constructed. West of Wayne Road, between Ford and Marquette. Although single-family uses are predominant west of the ·c ommercial frontage, debate has focused on multiple-family development as a possible use for this area. ·· 11 �TABLE 3 1 CHANGE IN LAND USE Area in Acres 1961 Residential Single-Family Multiple- Family Area in Acres 1982 Change 1961-1982 Acres Percent 3, 515 32 4,175.1 492.3 +660.1 +460.3 +18.8 +1438.0 Commercial 149 643.3 +494.3 +331. 7 Industrial 174 395.9 +221. 9 +127. 5 1,056 2,302.1 +l,246.1 +118. 0 278 137. 5 -140. 5 -50. 5 Agricultural and Vacant 6,315 3,187.6 -3,127.4 -49. 5 Public Rights-of-Way 1,566 1,751.2 +185. 2 +11. 8 Public and Parks Semi-Public - Sources: 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated, and the Mankin Township Comprehensive Plan, 1963. 12 �TABLE ~· EXISTING LAND USE - 1982 Area in Acres Percent of Total 4,175.1 31. 9 492.3 3.8 643.3 4.9 395.9 3.0 1,175.5 9.0 137.5 1.1 1,126.6 8.6 3,187.6 24.3 1, 751. 2 13.4 13,085.0 100.0 Residential Single-Family Residential (includes Two-Family and Mobile Homes) / Multiple-Family Residential Commercial Retail, Office, and Service Industrial Industrial Parks, Individual Parcels Public Governmental Buildings, Schools, Cemeteries, Public Works Yards, Hospitals Semi-Public Churches, Church-Affiliated Schools Parks County and City Parks, Playgrounds Agriculture, Vacant Cultivated Land, Woodland, Land Not in Use Thoroughfares Rights-of-Way for Streets, Road, Railroads Total Source: 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated. Based on field verification of SEMCOG aerial photography and Westland Planning Department records of zoning, multiplefamily dev·e lopments, schools, and public land uses. 13 �Regional Setting Westland is located at the westerly edge of the Detroit metropolitan area, midway between Detroit and Ypsilanti. Except for a few industries, residential and commercial development have been predominant in the growth of Westland and surrounding communities. Industrial development in the region has traditionally been concentrated to the east in Detroit, Dearborn, and the downriver area. Growth in this region generally reflects movement outward from a core centered along the Detroit River. Thus, the oldest and most developed communities are located to the east of the city. Garden City and Inkster are completely developed cities with aging neighborhoods and decreasing populations. The City of Wayne, located south of Westland, is one of the oldest cities in the area. The City of Wayne was developed with a well-defined industrial core and downtown, surrounded by residential neighborhoods. The City of Livonia, located to the north, developed more recently in a time span comparable to Westland's primary development period. Livonia's development pattern has been influenced by the I- 96 and I-275 expressways and the Chesapeake and Ohio Railroad line which cross through the city. Unlike most communities in the area, Livonia has successfully developed a large industrial district extending along the expressway and railroad routes. In the past decade, the westerly edge of intensive residential development in the region has extended into Canton Township and other communities on the west side of the county. With the construction of I-275 expressway, residents on the western edge of Wayne County have quick access to employment centers in Livonia, Detroit, and elsewhere in the metropolitan area. As a result. Canton Township experienced a population increase of over 300 percent between 1970 and 1980. 14 �Planning Elements Ii �RESIDENTIAL DEVELOPMENT Residential Development Pattern The development of Westland's residential neighborhoods occurred in cycles, generally corresponding to growth in the economy and population. The first surge of residential development occurred in the 1920's along the periphery of Westland (Nankin Township) and along certain major thoroughfares, particularly Wayne Road. In the 1940 1s, the Federal government constructed about 1,900 homes in the southeast section of the township to house workers in the Willow Run bomber plant. In response to the latent demand for housing following the war, housing construction increased tremendously in the 1950 1s and continued at a steady pace through the 1960's. Although single-family housing slowed considerably in the 1970's, the construction of new multiple-family housing added several thousand dwelling units to the city's housing stock. Approximately 4,670 acres, or about 36 percent of the total land area in Westland is presently occupied by residential uses. This represents an increase of over 1,100 acres compared to residential acreage in 1960. About 89 percent of the total residential acreage is occupied by single-family, two-family, and mobile home uses. Single-family neighborhoods are spread throughout the city, except in sparsely developed areas on the west side of the city. Apartments, townhouses, and other multiple-family uses occupy the remaining 11 percent of the residential acreage. Multiple-family uses are generally located in the northern section of the city, south of the Westland Shopping Center, and surrounding the municipal offices and Central City Park. A total of 56 apartment complexes or buildings are located in the city, three of which are subsidized by the Federal government. Three high-rise apartment buildings for elderly residents are located in Westland: Westgate Towers, Central City Pa~k Towers, and · Greenwood Villa~ Acco:rding to the 1980 Census, there are 29,048 housing units in Westland. This figure represents· an increase of 6,018 units (26- percent) over 1970, and an incr ease of 15,871 units (120 percent) over 1960. According to these figures, almost 55 percent of the housing has been built since 1960. Almost 30 percent of the housing was constructed in the years 1950 to 1959. Only about 16 percent of the city's housing was constructed before 1950. Aside from the multiple-:- family developments, the subdivisions that were developed in the 1930's and 1940's are the most densely developed residential areas in Westland. For example, the older subdivisions on either side of Wayne Road and on the north side of Ford Road, west of Wayne Road,. were developed at a net density of approximately 5. 3 dwelling · units per acre. The highest residential density in the city, ranging between 6 and 8 units per acre, exists south of Palmer Road, between Wildwood and Merriman. Single-, two-family, and multiple-family units 16 I - - - - - - - - �were developed on narrow lots in this part of the city, contributing to the high dwelling unit density. Subdivisions developed in the 1960's and 1970's were generally constructed at a net ·density of about 4. 5 to 4. 7 dwelling units per acre. For example, the subdivisions north of Warren Road, between Merriman and Middlebelt Roads, and north and south of Avondale between Muir and Merriman Roads were developed at a density of about 4. 7 units per acre. A few recentiy-constructed subdivisions, such as the subdivision located west of Newburgh between Palmer and Cherry Hill Roads, were developed at densities approaching 4 units per acre. The density of residential development in Westland is not excessive compared to other urban communities. Although Westland's high density neighborhoods are generally the most deteriorated, the deterioration is related to other factors besides density, including age of the housing, quality of construction, and the quality of streets, sewers, and other public facilities. Residential Development Issues The future viability of Westland's neighborhoods depends on the continuing effort of property owners, residents, and the city to address the issues related to neighborhood and housing deterioration. Six key residential development issues have been identified in Westland which are described below: 1. Housing Condition. A complete survey of housing conditions in Westland was completed by Gerald Luedtke and Associates, Incorporated in March, 1983. Residential areas were classified into one of five housing condition categories, as shown on the Housing Conditions map and described as follows: Category 1: Housing in sound condition. Category 2: Housing in generally sound condition, but a few structures require minor repair (such as painting, window repair, brick repainting, porch repair). Category 3: Housing requires minor repair. Category 4: Housing generally requires minor repair, but a few structures require major repair (such as, major foundation repair, replacement of unsound walls or porches, window replacement, roof replacement, major chimney repair). Category 5: Housing requires major _repair. Based on the housing conditions survey, it is estimated that 80 to 85 percent of the housing in Westland is in sound GOndition or 17 �'llll~ Ill @.•1. M"~~~i:i-~ '"-.:·-ij·~ -:-t~~~),.J !~fl F'ord Road ----- Scale in feet AN Glenwood 0 600 Map1 Housing Conditions Map "'i3 a: Legend ~W,~~~ Sound Condition Wh Generally sound, some minor repair required .t C :,: C "E ·;: ,. , . :E Minor repair required g m I Generally requires minor repair, some major repair Major repair required CERAID WEDTKE AND ASSOCIATES. INCORPORATED - - -- - - - -- - - - --- 1800 3600 �requires only minor repair. Housing that has been developed in the last three decades generally shows little deterioration. However, as indicated on the Housing Conditions map, five residential areas require attention because of an accelerated state of housing deterioration. These five areas, which generally encompass the oldest neighborhoods in the city, are in the following locations: The southeast corner of the city, between Inkster and Middlebelt Roads. South of Palmer Road, between Wildwood and Merriman Roads. East and west of Wayne Road, south of Avondale Road and also between Cherry Hill and Hunter Roads. The northeast corner of the city, along Joy and Inkster Roads, and northwest of the Middle belt Road /Inkster Road intersection. Scattered locations near Newburgh Road, in and near the city's ind us trial district. Most structures in these five areas require minor repair, although there are scattered pockets of housing units that require major repair. In addition to the deterioration that is evident from the exterior, the Norwayne Needs Assessment completed in 1979 identified insufficient insulation, faulty heating systems, plumbing problems, and inadequate electrical connections as incidental to many housing units in these older neighborhoods. Continuation of the code enforcement program, the home rehabilitation program, and the Community Development Block Grant program is required to prevent further deterioration in these neighborhoods. The scope of code enfor~ement and housing rehabilitation programs must be expanded in the next eight to ten years to address problems of increasing housing deterioration in neighborhoods that were developed in the 19-SO's and early 19_60's. Housing in these neighborhoods will be approaching the age at which heating systems, plumbing, and other heavily-used or exposed components begin to break down or show excessive wear. Generally, areas identified in categories 2 or 3 on the Housing Conditions map will require additional code enforcement work within the ~ext decade. 2. Public Utilities and Services. The Housing Conditions survey revealed that many residential streets in Westland are unpaved, in poor condition, and without adequate drainage. Generally, the unpaved streets are confined to the older residential neighborhoods containing a large proportion of homes that require minor repair (see Map 2). The poorly maintained, poorly drai!)ed streets provide inadequate traffic circulation and detract from the visual appeal of the neighborhoods. The unpaved streets ~re· among other 19 �I I ] ! :.:;:;:;"::: a: r. e" :, . .Q 3t z _J "0 i a: M :i: ~------~-----1-- Ford Road----+~~=---~~~,-----• .·.·.:.:.:.:.:.·.·.·.•.:.·.·:. ----- .Scale in feet AN 0 600 Map2 I 1800 3~00 · Location of Unpaved Roads Annapolis ] ci . .Q :;; "0 i 1---~•-----.. - - van Born Road GERAW LUEDTKE AND ASSOCIATES. INCORPORATED �• factors that contribute to the depreciation in value of homes in these neighbo~hoods. From the city's perspective, unpaved streets are more costly and difficult to maintain than paved streets. However, the city apparently cannot afford to expend general fund revenues for the initial paving program. Special assessments met with disfavor from residents along the unpaved streets who found that individual paving assessments would be several hundred dollars. The city, landowners, and residents must work toward a solution to the paving and drainage problems in Westland's neighborhoods. Evidence from other communities has shown that the concern people have for their homes and long-term viability of neighborhoods is related to the adequacy of well-maintained public services, including roads and drainage. 3. • Adjacent Nonresidential Uses. Several single-family subdivisions in Westland have been developed adjacent to commercial corridors or industrial parks, without the benefit of a buffer formed by a greenbelt or less intensive use. Single-family uses adjacent to light industrial uses appear to experience few of the harmful effects, such as noise and fumes, that are commonly related to industry. Homes adjacent to the industrial parks are as well maintained as homes elsewhere in nearby subdivisions. Light industry is apparently acceptable adjacent to residential uses, if the industry is confined to research operations, warehousing, or light manufacturing. Single-family uses adjacent to Westland's commercial corridors do experience excessive noise. fumes, and litter related to the commercial uses. Certain residential areas also experience an increase in traffic generated by the commercial uses. The impact of the commercial uses on adjacent residential neighborhoods is particularly severe because many of Westland's comrriercial corridors ·w ere developed with insufficient lot size and depth to accommodate the intensity of activity, resulting in spillover into the residential neighborhoods. A major improvement effort along Westland's commercial corridors is required to alleviate the negative impacts on adjacent residential neighborhoods. In certain areas; removal of adjacent residential structures is the most reasonable method to correct lot and building deficiencies in the commercial corridor and preserve the integrity and long-term viability of the remainder of the residential neighborhood. In other areas, adjacent commercial uses can be made more compatible with improved screening, development of side lots for additional parking, and improved traffic circulation. A. related problem involves the existence of nonconforming residential uses on major comm·e rcial corridors. These structures are no longer suitable for residential use, are generally P<?Orly maintained 21 �and detract from the appearance of the commercial districts. Residential USflS should be eliminated from the commercial corridors in accordance with the provisions in the zoning ordinance for nonconforming uses. 4. Multiple-Family Housing. In the past two decades, Westland has experienced a substantial increase in multiple-family development. Between 1970 and 1980, over 4,000 rental units were constructed, an increase of 70 percent. In comparison, only 1,964 owner-occupied units were constructed, an increase of 11 percent. More than one-third of the total housing units in the city are now renter-occupied. Few nearby communities match this proportion of rental units. About one-quarter of the total housing units in Dearborn and Canton Township are. rental units. Only about eight percent of all units are renter-occupied in Livonia. Inkster has a high proportion of rental units, exceeding 35 percent. As indicated by the low vacancy rate in most multiple-family units, rental housing fulfills a definite need for families and individuals who are unable to purchase a house or do not want the responsibilities of home ownership. However, excessive development of multiple-family housing can alter the character of neighborhoods and the community as a whole. Because renters do not have a capital investment in their homes, rental units are often not as wellmaintained as owner-occupied units. Renters are often less involved in community affairs and less concerned about the longterm development of the community. Preservation of natural areas in the northwest section of the city and the adequacy of sewers , the water system, and streets are .also important concerns in the future development of multiple-family housing in Westland. The proportion of multiple-family housing in certain parts of Westland approaches the limit that can be comfortably assimilated into the neighborhood structure or accommodated by existing public services and utilities. A balanced combination of future multiple- and sineJefamily housing development must be sought so as to provide a · full range of housing choice in Westland. 5. School Closings. Declining enrollments have forced the closure of several elementary schoo]s in the Wayne-Westland Community School District and Inkster School District in recent years. The Tonquish, Norris, and Frazier Elementary Schools have already been closed, and closure of the McKee, Washington and Tinkham Elementary Schools is being considered after the 1982-83 school year. School closings hav~ serious ramifications in residential neighborhoods. Evidence from other school districts indicates that school closings cause families to be more selective in their housing purchases. A 10 to 20 percent drop in property values has been exp~rienced in some districts where schools have been closed. Fur- · thermore, it has been found that school closings accelerate deterioration of transitional areas and encourage population decline. The 22 �impact of a school closing can be particularly serious if a suitable alternate .use that is compatible with surrounding residential uses cannot be found. An alternate educational use would be the most suitable use for closed school buildings in Westland's neighborhoods. Schools in other parts of the country have been successfully converted into arts centers, theatres, cultural centers, and museums. Conversion into apartments - or elderly housing would also be acceptable in most neighborhoods, provided the housing is consistent in quality to housing in the surrounding neighborhoods. Reuse as offices or commercial space are other alternatives that would be acceptable for school buildings located on major roads on the periphery of residential neighborhoods. 6. Airport Flight Path. The area within the flight path of Detroit Metropolitan Airport, roughly bounded by Annapolis, Admiral, Van Born, and Irene Roads, experiences a level of noise in excess of what is normally acceptable for a single-family neighborhood. According to the Detroit Metropolitan Wayne County Airport Master Plan Study, the day-night average sound level (Ldn) in this area will range between 65 and 67 Ldn by the year 2000. The Airport Master Plan suggests that land-use controls, noise easements, and compatibility controls will be necessary in this area. As a result of the high noise level, Federal mortgage assistance is unavailable to home buyers in this area. In recent years, housing construction has stopped completely and the area has begun to deteriorate at a rapid pace. Vacant, boarded-up homes and undeveloped lots are abundant. A new approach to development is required in this area to reverse the decline. The planned mixed-use development option is appropriate for this area since it would allow further development of single-family houses, provided that special_ construction tec}:1niques are used. At the same time, the planned mixed-use option would allow for development of apartments, commercial, and service uses that are inherently more compatible with the level of noise in the airport flight path. The flexibility of the planned mixed-use development option increases the .potential for profitable development, even though stringent noise control measures are required. New Residential Development The Future Land Use Plan designates several areas, particularly in the northwest and west sections of the city, that are appropriate for new residential development. Future residential development in Westland depends on growth in the regional economy and increase in employment opportunities; Development of the city's industrial. district and retail /office sectors would attract new residents and generate a greater 23 �• demand for housing. The ability of the city to provide and maintain services will be an equally important determinant of future residential development. The Future Land Use Plan designates approximately 1 ,A>O acres for new single-family' development and 360 acres for new multiple-family development. The intent of the Future Land Use Plan is to provide for new residential development according to the availability of public utilities and services; to concentrate high density residential development in areas where existing public services utilities and services, schools, and commercial services are available; and, to protect natural features and woodlands in the northwest section of the city. Engineering studies have shown that it will be costly and difficult to provide adequate drainage for any type of intensive development located within the Tonquish Creek drainage district. Thus, future single-family development, especially in the northwest part of the city, should generally be developed on large lots at a low density. Residential areas that are nearest to the developed commercial and governmental core should generally be developed first, followed by development of the outlying areas that will require provision of new services and utilities. Preservation of natural features should be encouraged and continuation of agricultural operations should be permitted in the northwest section of the city. Future multiple-family development should generally be located with access to major thoroughfares, near to existing schools and public and commercial services, and in areas where the function and character of the surrounding neighborhood will not be altered. Between 6,864 and 9,312 additional housing units could be added to the city's housing stock if all of the acreage designated for residential development on the Future Land Use Plan is developed. Based on a density of between 3. 5 and 4. 7 units per acre, a total of between 4,200 and 5,640 units could be developed on the 1,200 acres of land designated for single-family use. Between 2,664 and 3,672 units could be developed on the 360 acres of land designated for multiplefamily use, based on density of bet ween 7. 4 and 10. 2 units per acre. Planned Mixed Use Development Planned mixed use development, consisting of single-family attached and detached units, multiple-family units, and commercial facilities, is designated in two locations on the Future Land Use Plan : 1) north and south of Michigan Avenue, encompassing the Eloise facility plus 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport, roughly bounded by •Annapolis, Admiral, Van Born, and Irene Roads. Planned mixed use development allows for flexible allocation of land use and placement of buildings, thereby maximizing earning opportun-. ities and encouraging private investment. The planned development 1-7-86 24 �option allows clustering of buildings and development of useful open space. Used prop.erly, the planned development option can enhance the visual quality of a development and minimize infrastructure and construction costs. These features often improve the marketability of planned developments. The underutilized property north and south of Michigan Avenue represents a unique opportunity for creative use of the planned mixed use development option. Tlie majority of buildings in the Eloise facility are unusable and should be razed. Various types of residential development, including mobile homes, would be appropriate on most of the site. Retail and office development would be appropriate where there is access to major thoroughfares, especially along Michigan Avenue. The residential /commercial development concept should be easily marketed on this site since it is the only remaining large unencumbered tract of land within an otherwise built-up urban market. Planned mixed use development is also appropriate for the area within the flight path of Detroit Metropolitan Airport because the flexibility permitted under the planned development option provides the developer with greater potential for profit, in spite of the constraints imposed by the high noise level. As noted earlier, the planned mixed use development option would allow further development of the existing single-family development pattern, provided special noise attenuation measures are used. The planned development option would also allow development of potentially more profitable commercial, service and multiple-family uses that would be more compatible with the noise level in the area. Priority Strategies for Residential Development 1. UNDERTAKE REGULAR NEIGHBORHOOD CAPITAL IMPROVEMENTS : The Westland municipal budget should include a substantial all9cation for capital improvements in residential areas each year: Streets, sidewalks, lighting, ·and drainage, must be kept in good condition. A well-maintained infrastructure encourages residents to make a corresponding investment in their homes. Citizen- participation is important in setting neighborhood capital improvement priorities, especially when needed improvements must be delayed because of lack of funding. If citizens are involved in determining which projects to delay or go forward with, they will be more likely to cooperate with city in carrying out the capital improvements program. · 2. REHABILITATE DETERIORATED STRUCTURES: The housing con- ditions survey identified five areas where an accelerated state of housing deterioration exists. The city should continue its rehabilitation and community development programs in these areas to stem · the deterioration. Spot removal of substandard structures may be necessary to protect residential quality in neighborhoods in which 25 �the units are located. Within the next eight to ten years, a strategy · must be developed to expand the scope of the rehabilitation and code enforcement programs into neighborhoods that were developed in the 1950's and early 1960 1s. Housing in these neighborhoods are approaching the age at which major deterioration becomes evident. II 3. DETERMINE APPROPRIATE USES FOR CLOSED SCHOOL BUILDINGS: Vacant school buildings have become a major issue in Westland's residential neighborhoods. The range of suitable uses for closed school buildings is limited because of their location in the heart of the neighborhoods. The presence of a vacant, boarded-up school building, however, has a blighting effect on the entire neighborhood. The city should work with school officials and residents to develop a plan for future school closings in Westland. Developers and real estate professionals should be consulted to determine feasible uses for obsolete school buildings. 4. BUFFER NEIGHBORHOODS FROM ADJACENT NONRESIDENTIAL USES: Residential neighborhoods adjacent to Westland's commercial corridors experience excessive noise, traffic, litter, and similar effects generated by the commercial uses. Revitalization plans for Westland 's commercial corridors should focus on providing adequate buffers or screening between residential and commercial uses. Parking and traffic patterns should be devised that limit the use of residential side streets for parking and access to commercial areas. Removal of houses adjacent to the commercial corridors may be necessary in certain locations in order to alleviate commercial site deficiencies and protect the remainder . of the residential subdivision. 5. EN-COURAGE PRIVATE DEVELOPMENT OF VACANT RESIDENTIAL AREAS: The City of Westland contains over 1,700 acres of vacant land with residential development potential. In addition, the city contains over 420 acres of land where planned mixed use development would be appropriate. · New residential development is im:.. portant to the long-range vitality of Westland, provided that there is a corresponding growth in the local economy and employment. Ongoing promotion of vacant residential land can help ensure that a share of the region's f uture residential d~velopment occurs within Westland. The city should work with property owners, real estate professionals, and developers in preparing a master thoroughfare plan and marketing strategy for vacant residential areas. Con_ceptual designs could be prepared tb show potential developers how different parcels can accommodate quality planned residential development. I ' I I I 26 �RETAIL, SERVICE AND OFFICE DEVELOPMENT Development Patte::r:ns According to the 1963 Comprehensive Plan for Nankin Township, retail activity was concentrated in several small shopping centers located at the intersections of major roads. In the early 1960's the central business district of the City of Wayne was the principal shopping district for most Nankin Township residents. Continued residential growth generated a demand for additional retail and service facilities, resulting in commercial development along several major corridors in Westland. In the mid-l 960's, concentrated shopping center development on a large scale was undertaken in Westland. The 870, 000-square-foot Westland Shopping Center was constructed in northcentral Westland to serve residents of the city and neighboring communities. Two smaller community shopping centers were also constructed in the mid-1960's, the Wildwood Shopping Center on Ford Road and the Westview Plaza on Wayne Road. The pace of commercial development slowed during the 1970's, corresponding to the slow growth in population and the economy. Westland Plaza, a community shopping center located on Wayne Road, was constructed in 1980. In 1961, a total of 149 acres were occupied by retail, service or office uses. By 1982, the acreage allocated to these uses in Westland totaled 643 acres, an increase of over 300 percent. This increase exceeds by far the 127 percent increase in housing units during the same period. Thus, much of the commercial developn:ient in the 1960's and 1970's was intended to accommodate growth in nearby communities as well as in Westland. Today, the Westland Shopping Center and nearby commercial establishments constitute the major commercial /office district in the city. Figures from the 1977 Census of Retail Trade and 1981 Detroiter Shopping Center Guide indicate there are about 90 stores in this district. About seventy percent of the stores are comparison retail stores, such as department stores, variety stores, apparel · and accessory stores, and furniture and appliance stores . • The two major comparison retail stores in the Westland Shopping Center are J.L. Hudson ·and J.C. Penney. The remaining thirty percent of the stores in the Westland Shopping Center are convenience goods stores or personal service uses. Convenience retail uses are those at which customers make frequent stops, such as food stores, drugstores, eating and drinking establishments, and hardware stores. Personal _service uses include barber and beauty shops, shoe repair shops, cleaners, and similar establishments. Other retail, service, and office facilities are located along Westland's major . thoroughfares. Ford and Wayne Roads are the two major linear commercial districts, providing a range of comparison an9, convenience retail establishments, personal and business services, and office facilities. Several small community or neighborhood shopping centers are a 27 �__:_:.. _________ .,"l__ • •• - - - - - - - - - - - - - • - · - - part of the Ford and Wayne Road commercial corridors. Other commercial corridors in the city are service-oriented, and contain a predominance of auto parts stores, nursery and garden shops, service stations, plumbing and heating establishments, small restaurants and drinking esta-plishments, convenience food stores, and similar establishments. Service-oriented commercial corridors in Westland include Middlebelt Road between Joy and Warren Roads, Warren Road between Inkster and Middle belt Roads, Joy Road between Inkster and Middlebelt Roads, and Merriman Road between Avondale and Palmer Roads. Regional Trade Area • The Westland regional trade area is carved out of an area that is dominated by large commercial shopping centers in surrounding communities located to the east and north. Although the Westland Shopping Center was one of the first regional shopping centers in the trade area, it has never reached its full potential because of poor highway access. ,t\ccording to the Shopping Center Development Handbook (Urban Land Institute , 1977) the ideal maximum driving time to a regional shopping center is twenty minutes. Based on this standard, parts of Westland itself as well as most surrounding communities were outside of the ideal traveling time of the Westland Shopping Center until recently, when improvements to Ford and Wayne Roads were undertaken. Several additional regional shopping centers were constructed in the Westland trade area .in the late 1960's and 1970's to fill the need for comparison retail facilities. Recently constructed regional shopping centers, such as Fairlane Town Center and Twelve-Oaks Mall, are located in close proximity to freeways and now capture a large portion of the Westland regional market. Figures from the 1977 Census of Retail Trade revealed that sales in 1976 totaled $110. 9 million for Westland Shopping Center, $116. 3 million for Livonia Mall, and $164. 5 million for the partially completed Fair lane Town Center. The ability of the Westland Shopping Center to capture a greater share of the regional market depends on growth in population and households in Westland and in communities to the west which are located outside of the market area of other large regional malls. Development Potential The Future Land Use Plan designates 1052.5 acres of land for commercial development in Westland. Over 925. 4 acres are allocated to retail and service uses, an increase of 281.5 acres (43. 7 percent) over the 1982 acreage. The remaining 127 .1 acres are allocated to office uses within separate office districts. Presentlly, office uses are scattered throughout the city on individual lots within commercial districts. The modest increase in retail, service and office acreage will be necessary to serve 1-7-86 28 �the projected increase in population and households in Westland. As noted earlier, the population of Westland is projected to increase by over 17,CXX> residents by the year 2000. Total households, which provide a more accurate measure of future demand for commercial services , are exp epte d to increase in number by over 6, 800 uni ts , an increase of 24 percent over the 1982 total. A proportional increase in retail, service and office uses will be necessary to serve the needs of a growing population ~nd new households. The tax base of the city is another important consideration in the allocation of commercial land. Equalization data for 1982 reveals that commercial property is valued 6. 5 times greater per parcel, and 2. 5 times greater per acre than residential property in Westland. Based on an average tax rate of 68. 65 mills, commercial property generated an average of $16,745 per acre in tax revenue in 1982, compared to $6, 765 per acre generated by residential property. Calculations indicate that currently the proportion of municipal expenditures attributable to nonresidential uses in Westland (approximately 30 percent) is about equal to the proportion of total city tax revenues generated by nonresidential uses. However, any additional nonresidential development is likely to tip the balance so that the proportion of tax revenues generated by nonresidential uses will be greater than the proportion of costs attributable to such uses. Expenditures for new nonresidential · development will be proportionally less because the initial investment in many public services and facilities will be adequate to serve new development. New nonresidential development would actually make more efficient use of the existing public infrastructure and facilities. The Future Land Use Plan designates three types of retail, service and office districts in Westland: the retail/office core, linear commercial districts, and neighborhood commercial facilities. These three types of commercial districts are described below: Retail/Office Core. The Future Land Use Plan focuses upon the Westland Shopping Center and surrounding area as the retail/office core of Westland. In an operational sense, it is appropriate that the retail and office function of the Westland Center commercial district be strengthened because the district is loi;ated near to the geographic center of the city, it is located near developing residential neighborhoods, and there is vacant land available for future commercial development. With the completion of the Ford Road and Wayne Road widening projects, accessibility to the commercial district should no longer be a major impediment for development. New retail and office development would be most appropriate along Warren, Cowan, and Wayne Roads. Infill of vacant parcels and replacement of nonconforming uses would res ult in an intensive commercial district that would make efficient use of existing transportation routes and public services. 1-7-86 29 �Most of the additional 127 acres of office land designated on the Future Land Use Plan are located south of Warren Road adjacent to the Westland Shopping Center and on the north . side of Ford Road, across from the City governmental complex. Although office uses are currently one of the most overbuilt of all comme~cial uses on a regional scale, real estate analysts believe there· is a strong market for new office facilities in established suburban communities where the infrastructure is in place and land costs are less than in prime office locations. New demand for ofQ.ce space is being generated by large companies that are segmenting their operations by splitting off back office functions ( such as accounting and data processing) from high-rent district headquarters. Nearby communities such as Livonia and Farmington Hills have successfully developed major office markets in recent years. According to the Detroiter Guide to Greater Detroit Office Buildings, which was published in 1982 by the Greater Detroit Chamber of Commerce, Farmington Hills had 13 major office buildings with 1.3 million square feet of floor space, and Livonia had 17 major office buildings with 821,000 square feet of floor space. The same survey revealed that Westland had just one inajor office building with 31,500 square feet of floor space • • A strong potential for quality office development exists in the Westland Shopping Center commercial district. As experienced in other nearby communities, quality office developments are often built near major retail centers because of the cumulative drawing power that reinforces both the office and retail markets. .Offices located near a major commercial facility are assured of exposure to the steady flow of people traveling to and from the commercial center. Additional demand for quality office facilities would be generated by the numerous businesses located in small offices scattered throughout the city, if given the opportunity to consolidate operations and be located near to other complementary businesses. Development of a quality office sector in Westland depends upon completion of the Wayne Road and Ford Road widening projects, and improved accessibility to the office district. Linear Commercial Districts. The commercial districts along Westland's major thoroughfares are an important component of the commercial sector. The linear commercial districts contain many of the city's convenience retail facilities, and most of the business, personal, and repair services facilities. Future development of the commercial corridors can be accomplished chiefly through infill on vacant parcels and replacement of nonconforming noncommercial uses. Based on the existing pattern of development, the Wayne Road, Ford Road, and Middle belt Road commercial corridors should be developed with a full complement of convenience and comparison retail facilities, and limited personal and business service facilities. Convenience commercial 1-7-86 30 �facilities, business, personal and repair services, and wholesale operations_ are appropriate along Joy and Warren Roads, between Middle belt and Inkster Roads, and along Van Born Road, between Henry Ruff and Inkster Roads . . The viability of Westland's linear commercial districts depends on concerted effort from both the private and public sectors to solve longstanding problems with vehicular circulation, parking, nonconforming uses, aesthetics, screening, and zoning. Development along most commercial corridors in Westland occurred on narrow lots, in accordance with setbacks, building standards, and parking standards that are now obsolete. Vehicular circulation is hazardous in many locations because of the predominance of heavy traffic generators (such as service stations, restaurants, and convenience stores) and the excessive number of curb cuts and driveways onto major thoroughfares. Recent improvements along Ford and Wayne Roads improved traffic safety, but exacerbated parking problems and yard deficiencies. In certain areas, poorly-maintained nonconforming residential uses detract from the appearance of the commercial strip. Excessive signage and building maintenance are a blighting influence along certain commercial corridors in Westland. • Resolution of these problems requires the attention of the city, landowners, and business operators. Reasonable means of enforcing the proposed new zoning ordinance must be devised so as to secure adequate setbacks, lot size, parking, and sign control. Severe vehicular circulation and parking problems along Ford and Wayne Ro.a ds could be brought under control through application of the 200-foot lot depth requirement set forth in the new zoning ordinance. In certain locations, the acquisition of residential parcels behind the commercial frontage could alleviate acute parking and circulation problems. Strict enforcement of building codes and nonconforming use provisions would help to abate building deterioration in certain locations. A rehabilitation program could also prevent deterioration and improve the• appearance of the commercial _ corridors. An effective rehabilitation program should include a financing program plus design assistance, · in the form of either design standards or conceptual facade drawings. Complete redevelopment may be the most reasonable approach in certain areas where large-scale development is possible or where building conditions and dimensional nonconformities are particularly acute. Redevelopment can be undertaken in cooperation with private developers so as to minimize the city's investment . . The city can initiate redevelopment by offering land assembly through the use of eminent domain; tax abatements and revenue bond financing; assistance with zoning, site plan review, and other regulatory processes; consideration of revenue or general obligation bond financing or sp·ecial assessments to finance public parking or other public facilities; 31 �and, assistance from city staff in information assembly and in dealing with _city or other governmental bodies. Neighborhood Commercial Facilities. A neighborhood commercial district usµally consists of a small shopping center or a cluster of stores that serves residents within a five-minute drive. Generally, neighborhood commercial districts contain food stores, drug stores, other convenience retail stores, and widely-used personal service establishments, such as cleaners and barber shops. Offices are common in neighborhood commercial districts in Westland. Generally, neighborhood commercial districts are located at the intersection of two major thoroughfares, so as to increase the size of the market within the five-minute driving range. Proper attention has not been given to the location of neighborhood retail and office facilities in Westland. Small shopping centers, office buildings, and individual retail stores are scattered throughout the city without adequate consideration to existing or proposed development patterns, the location of existing commercial facilities, access via existing thoroughfares, or the character of surrounding land use. As a result, the distribution of existing neighborhood commercial facilities does not efficiently meet the convenience retail needs of residents in Westland's neighborhoods. The Future Land Use Plan calls for elimination of scattered commercial uses throughout the city that are incompatible with the surrounding existing or proposed residential or industrial uses. Small shopping centers and groups of retail sto:res that are intended to serve as neighborhood convenience centers should generally be located at the intersection of major thoroughfares, so as to provide safe, quick access with minimal impact on the surrounding neighborhoods. Intensive commercial and office uses that are intended to serve a market beyond the immediate neighborhood should be located in the commercial/office core or along Westland's major commercial corridors. Priority Strategies for Retail, Service and Office Development 1. ENCOURAGE. DEVELOPMENT OF A STRONG RETAIL/OFFICE CORE. Evidence indicates there is strong potential for additional retail and off_ice development · in the Westland Shopping Center area. With completion of thoroughfare improvements on Ford and Wayne Roads, accessibility to the area should be much improved. Additional development would be centrally lo_c ated so as to serve existing and future residential development in the city. Intensive development in the Westland Shopping Center area would also make efficient use of existing transportation routes, public services, and infrastructure. 32 �2. ATTRACT NEW OFFICE FACILITIES INTO THE COMMERCIAL CORE. The ar!3a surrounding the Westland Shopping Center is a desirable location for quality office facilities. Office buildings are often built near major retail centers because of the cumulative drawing power that reinforces both the office and retail markets. The city should work with developers, real estate analysts, and property owners to: 1) identify potential office tenants, 2) develop a marketing strategy, and 3) promote actual office -development on specific sites. 3. COMMERCIAL CORRIDOR IMPROVEMENT. Westland's thorough- fares are important components in the commercial sector, providing needed retail and service facilities not found elsewhere in the city. The long-term viability of the commercial corridors will require a major effort to correct longstanding building and site deficiencies. There is an immediate need for improved maintenance, additional parking, improved traffic control, elimination of nonconforming uses, better sign controls, and additional screening. A sincere public /private rehabilitation effort should be undertaken along Westland 's commercial corridors, beginning with a thorough inventory of existing problems and investigation of alternative solutions. 4. NEIGHBORHOOD COMMERCIAL FACILITIES. A need exists in Westland for a consistent policy concerning location of convenience retail facilities to serve residential neighborhoods. Generally, neighborhood commercial facilities should be located at or near the intersection of major roads so as to facilitate access from surrounding neighborhoods, yet minimize the impact from noise, litter, and traffic on the neighborhoods. 33 �INDUSTRIAL DEVELOPMENT Development Patterns Westland's industrial district has developed along the Chesapeake and Ohio railroad on the west side of the city. From a core of separate industries along Newburgli Road between Palmer and Cherry Hill Roads, the industrial district has expanded in the last five years to encompass five new industrial parks extending as far north as Warren Road. Total industrial acreage has increased 127 percent from 174 acres in 1961 to 396 acres in 1982. Over 15 manufacturing firms and several other industries have facilities in Westland. Major industries include the General Motors Assembly plant, Detroit Edison, B a E Sales, Racine Electronics, Weyerhaeuser Customer Service Center, Electro-Tech, Inc . , E.G.S. Manufacturing, and DeSoto, Inc. Much of the recent development has occurred in one of Westland 's five industrial parks. The Cherry Hill Industrial Park is the city's oldest and most developed park, located on 103 acres east of Newburgh Road between the railroad and Cherry Hill Road. The Cherry Hill Industrial Park is a Class "A" state Certified Industrial Park. The largest industrial park in the city, the Edward Industrial Park, consists of over 200 acres of land between Ford and Cherry Hill Roads, one-half mile east of I-275. The Tonquish Industrial Park is located north of Ford Road, west of Hix Road. This park consists of 17 sites on 78 acres of land. The Ford-Hix Industrial Park is located on the east side of Hix Road north of Ford Road. This park encompasses 65 acres of land which are · zoned for light industry. The Railway Industrial Park encompasses 28 acres of land south of Ford Road and east of Hix Road, with 1 , 200 feet of frontage on the Chesapeake and Ohio railroad. Industrial land in Westland is separated into two zoning classifica- . · tions, I-1 Restricted Industrial District and I- 2 General Industrial District. Industrial zoning in Westland is designed to implement longterm planning objectives to establish a strong industrial base witl]. minimal disruption to the city ~s residential neighborhoods. Thus, I-1 districts are generally located on the periphery 6f the industrial area so as to serve as a transitional use between adjoining nonindustrial uses and heavier industrial uses in the 1-2 district. According to the zoning ordinance, the I-1 district is "intended to provide for light industrial activities which do not create an appreciable nuisance or hazard, and uses that require a pleasant, hazard- and nuisance-free environment..-, Permitted uses in an I-1 district include fringe commercial uses, light manufacturing, electroplating, research laboratories, light machinery production, secondary food processing, and warehousing and storage facilities. Basic or semifinished chemicals production, drop forging, storage or reclamation of junk, slaughtering and processing of animals , and use of punch presse·s , steam 34 �hammers, drop hammers, stamping machines, and similar equipment is prohibited in an _1-1 district. Based on the quality of housing in adjacent neighborhoods, it appears that the permitted uses in an 1-1 district are compatible with single-family residential development and serve adequately as buffers between the residential area and the heavier industrial uses. The 1-2 district permits heavy industrial uses in addition to commercial fringe and light industrial uses. Performance standards are set forth in the ordinance to regulate the use of flammable or explosive materials, air pollution, water pollution , noise pollution, and the use of radioactive materials in both industrial districts. On a regional scale, most recent industrial development has been concentrated to the north, in the City of Livonia. Livonia contains twenty industrial parks encompassin 519 acres of land, of which only 15 percent remains unoccupied. To the west, Canton Township has one 78-acre industrial park which is completely occupied. The cities of Wayne and Romulus to the south have a combined total of five industrial parks encompassing 326 acres, of which 56 percent remains unoccupied. Inkster and Garden City on the east each have one industrial park with a combined area of 61 acres, 21 of which are occupied. The regional pattern of development indicates a demand for quality industrial park space exists in the area. The availability of highway and rail access, adequate utilities, and the approach used by local government to market industrial land appear to be important factors in attracting industry to the area. 1 Industrial Development Potential The Future Land Use Plan designates 933 acres, about 7.1 percent of the city's land area for industrial development. The industrial corridor encompasses the five existing industrial parks plus all intervening land area along the Chesapeake and Ohio Railroad on the west side of the city. The intent of the Future Land Use Plan is to create a cohesive industrial district that can develop in an orderly fashion, uninterrupted by incompatible residential, commercial and semipublic uses. Office and research uses could be complementary to industrial development, provided that the industrial district is planned so that the- office and research facilities are not adjacent to industries that generate excessive noise, traffic, · odors, or similar effects. In certain locations, for example along Ford Road, office and research facilities could pr-ovide the industrial district with an orderly, attractive appearance. Commercial services that benefit employees and 1 Greater Detroit Chamber of Commerce, Guide to Greater Detroit Industrial Parks," 1982. 35 �visitors, such as restaurants, convenience food stores, and drug stores, are appropriate in the industrial district, provided that these services are located where they will not deter industrial development or detract from the character of the industrial district. Additional industrial development is needed in Westland to balance the city's tax base, generate new employment opportunities, and strengthen the overall local economy. Westland 1s tax base currently is heavily weighted toward the residential and commercial sectors. In 1982, the total equalized value was approximately $460 million for residential property and $157 million for commercial property. In comparison, total equalized value for industrial and utility properties was only about $31 million. Nevertheless, on a per parcel basis, industrial property was valued 5.. 3 times greater than residential properties in Westland. Since much of Westland 1s industrial land is currently undeveloped, however, industrial property is valued per acre at only 80 percent of the equalized value per acre of residential property. Evidence from other communities indicates that the value of developed industrial land per acre generally exceeds the value of residential property by at least a factor of two. These figures indicate that industrial development would add substantially to the tax base and correct the disproportionate weight on residential and commercial properties. As indicated in the chapter on retail, service and office development, currently the proportion of municipal expenditures attributable to commercial and industrial uses (about 30 percent) is about equal to the proportion of total city tax revenues generated by nonresidential uses. Based on an average tax rate of . 68. 65 mills, industrial property generated an average of $7,326 per parcel and $5,291 per acre in tax revenue in 1982. Calculations indicate that as a result of additional nonresidential development, the proportion of tax revenues generated by nonresidential uses will be greater than the proportion of municipal costs attributable to such uses. In comparing municipal costs associated with industrial and commercial dev·elopment, public· · safety costs are much greater for commercial uses, whereas public works ·costs are greater for industrial uses .. Since most of the infrastructure is in place, industrial· development may be more favorable in terms of municipal costs th~n commercial devel_o pment. Future industrial development would further strengthen the local economy by generating additional employment opportunities. As indicated by total unemployment of 3,669, which represents 11. 5 percent of the December 1982 labor force, additional employment opportunities are much needed in Wes~land. 11 Labor intermediate extensive II ind ustries, which include manufacturing firms, primary metal industries, lumber and wood companies, furniture manufacturers, and machine tool companies, employ between 12 and 14 workers per net acre. 11 Labor extensive" industries, which include wholesale and distribution operations, stone, clay and glass products, and· petroleum and coal companies, employ between 6 and 8 workers per net acre. Since the 36 �Future Land Use Plan designates an additional 543 acres for industrial development, tqtal employment generation could range between 3,258 and 6,516 employees. Since Westland's industrial district is likely to contain a mix of manufacturing, warehouse and distribution, and research /office operations, total employment generated when fully developed will probably fall between the two extremes, at approximately 4,500 to 5,000 employees. The potential for successful development of Westland's industrial district is promising. Before the economic downturn of the last three years began, the City of Livonia aggressively marketed twenty industrial parks which are now almost 90 percent occupied. Since industrial space is not as abundant in Livonia's industrial district, new or expanding industries on the. west side of the Detroit metropolitan area will look elsewhere for industrial land. Westland's five industrial parks, which were mostly developed after the onset of the economic downturn, are prime locations for future industrial development as the economy rebounds. Westland 's industrial district possesses many of the characteristics necessary for successful industrial development, including: a large skilled labor pool, abundant space for industrial development, an improved thoroughfare network which provides quick access to expressways, access to a main line of the Chesapeake and Ohio Railroad, location near the Detroit Wayne .c ounty Metropolitan Airport, suitable topography and soil conditions for industrial buildings, adequate water, gas, electric, telephone, and sewer service, a large metropolitan market that contains complementary businesses and industries, _ receptive community attitude, and attractive living environment. A strong industrial marketing program is required to inform prospective industries of the assets and opportunities offered in Westland. Experience in other communities has shown that the industrial development goals can best be achi~ved with aid of an economic development professional who can market the city and work with potential industries and developers. Priority Strategy for Industrial Development PROMOTE DEVELOPMENT OF THE INDUSTRIAL CORRIDOR: The city should vigorously promote development of its industrial corr~dor. Future industrial development will strengthen the tax ba.s e, provide 37 . �residents with new employment opportunities, and stabilize the municipal budget. Indu~trial park developers should be encouraged to upgrade their parks to meet the state Class A certification standards. Westland should work with Michigan Department of Commerce and Wayne County economic development officials to attract new industry into the city. As the economy recovers, the city should consider hiring an economic development professional to market the city and work with prospective businesses and industries. 38 �TRANSPORTATION Street and Road Network Major streets and roads in Westland are basically laid out in a grid pattern. The rectangular alignment is modified in the northern part of the city because of the- location of the Willow Creek Drain and the Middle Branch of the Rouge River. These two watercourses also are the reason for discontinuities in certain segments of the street and road pattern. Other discontinuities in the grid pattern are a result of the unusual shape of the city. The system is continuous only in combination with the road systems in the neighboring communities of Inkster and Garden City. • Five north-south county primary roads serve Westland: Wayne Road, Merriman Road, Venoy Road, Middle belt Road, and Inkster Road. Only Wayne Road provides a continuous route through the entire city. The other four north-south county primary roads serve north and south segments of the city, cut in between and through the cities of Inkster and Garden City. Merriman Road is an important link to I-94 and the Detroit Metropolitan Wayne County Airport, which are located about two miles south of the city limits. Other major north-south streets include Hix and Newburgh Roads, which serve the industrial district on the west side of the city, and Wildwood and Henry Ruff Roads on the east side of the city. Five east-west county primary roads serve Westland: Joy Road, Warren Road, Cherry Hill Road, Van Born Road, and Edward N. Hines Drive. Two state trunk lines, Ford Road (M-153) and Michigan A venue (M-12) , also run in an east-west direction. Ford Road was recently reconstructed and widened to five lanes and provides access to I- 275 west of the city. Michigan A venue, which cuts through the southeast leg of the city, provides a direct route be- . tween Detroit and Ypsilanti. Joy Road and Warren Road serve the northern section of the city, including the Westland Shopping Center area. Five other major east-west :roads serve the city: Ann Arqor Trail, an important route in t_he northeast section of the city; Cowan Road, which provides access to Westland Shopping Center; and, Palmer, Glenwood, and Annapolis Roads in the southern section of Westland. Deficiency Analysis A complete transportation system integrates commercial and industrial development, schools, parks, and other public uses, residential areas, and highways. By providing efficient and safe traffic circulation, a complete street and- road network reinforces land use objectives and policies. Westland 's existing street and road network is incomplete 39 �or deficient in certain aspects. below: These deficiencies are identified Inadequate street or road capacity. Generally, traffic engineers classify streets in urban areas as inadequate if existing traffic volumes exceed capacity at Service Level C. Service Level C is characterized by stable traffic flow and satisfactory operating speeds, with occasional intermittent delays. For several years, the most serious problems with inadequate thoroughfare capacity existed along Wayne Road and Ford Road. 1980 traffic counts revealed that an average of between 25,600 and 39,100 vehicles travel on Ford Road each day, and between 15,000 and 32,000. vehicles travel on Wayne Road. With the completion of ongoing reconstruction and widening to five lanes, these two thoroughfares should now be able to provide stable traffic flow with minimal delays. • Two other thoroughfares in the city, C berry Hill Road and Newburgh Road, experience heavy traffic and numerous delays. According to traffic safety experts in the Westland Police Department, these two thoroughfares carry a great deal of through traffic which conflicts with slower moving local traffic. Cherry Hill Road is a county primary road which experiences a heavy buildup of traffic west of Wayne Road because it is an important route to Canton Township. Heavy traffic along the entire length of Newburgh Road is generated by industrial and employment centers in and south of Westland. 1980 traffic counts revealed that an average of between 12,700 and 16,100 vehicles travel on Newburgh Road each day. The FY 82-84 Transportation Improvement Program for Southeast Michigan, which was prepared by the Southeast Michigan Council of Governments, identified · two other thoroughfares where improvements are proposed to correct deficiencies. The segments are: Warren Road, between Inkster and Middle belt Roads, and Joy Road, between Merriman and Middlebelt Roads. According to 1980 data, the average numl3er of vehicles that · travel on these road segments each day is as follows: Warren Road: 24,000 vehicles, and Joy Road: 13,320 vehicles. Reconstruction and widening are proposed to correct the deficiencies in each of these road segments. · Intersections are ·a major determinant of street and road capacity. Five high-accident intersections have been identified in Westland: Warren Road at Middle belt Road; Ann Arbor Trail at Merriman Road; Hunter Road at Wayne Road; Joy Road at Hix Road; and, Venoy Road at Glenwood . • 40 �The overall capacity of Westland 's road network is limited - becau~e traffic is not able to move through these intersections as efficiently and safely as possible. Scheduled improvements to Wayne Road in 1983 · should corrept the problem that exists at the Hunter Road intersection. Thoroughfare system discontinuity. Westland's thoroughfare network lacks -north-south continuity because of the location of the Rouge River and Willow Creek Drain. Because of these watercourses, north-south through roads are spaced approximately one mile apart in the northern part of the city. Two county primary roads, Farmington Road and Venoy Road, terminate at the Rouge River. The result of this discontinuity is to channel all north-south through traffic onto the six routes that do cross the watercourses. • The shape of the city also interrups the north-south continuity of the thoroughfare network in Westland. The cities of Inkster and Garden City extend into the interior of Westland, separating the road network in the northern section of the city from the road network in the southern section. As a result, continuity in the thoroughfare network can be achieved only in combination with the thoroughfare networks in Inkster and Garden City. The adequacy of the overall transportation systems, therefore, depends on cooperation between the three municipalities on road design, traffic control, ?,nd maintenance. The Chesapeake and Ohio Railroad track, which crosses the southwest corner of the city also causes discontinuity in the thoroughfare network. Railroad crossings are limited to two north-south routes and three east-west routes. Development of the internal road network in the southwest section of the city has been limited because of · the railroad right-of-way. As a result of this discontinuity, local and through traffic is ·channelled onto the five roads _ that cross the railroad. Two of those roads, Newburgh and Cherry Hill, have been- identified as thoroughfares that are already carrying traffic that exceeds their design capacity. • Inadequate linkages. The existing thoroughfare network in Westland provides inadequate linkages between certain major traffic generators, residential areas, and the freeway system. The development potential of the Westland Shopping Center and the surrounding commercial/office district has never been fully realized because the road system does not provide adequate access to the district. The ongoing improvements to Ford Road · and Wayne Road will improve access, especially for residents of the city and 41 �~ neighboring communities. However, these improvements still will not provide a direct linkage to the interstate freeway system, which is considered important in the development of a regional commercial/ office districj:. Linkages between the interstate freeway system and the Westland thoroughfare network have been less than adequate to assure continued growth. Lack of freeway access has been identified as one of the key reasons that industrial development in recent years has bypassed Westland in favor of other nearby comm unities. Linkages to the interstate freeway system have recently been improved with the .completion of the Ford Road/I-275 interchange, one-half mile west of the city. Interchanges at Warren Road or Cherry Hill Road would improve commercial and industrial development potential in Westland. • Incomplete street and road system. The street and road system is incomplete in the undeveloped sections of Westland, including the northwest corner of the city, the northeast corner of the city (north of Ann Arbor Trail), the southwest corner of the city (south of Palmer Road), and the vacant land between Merriman and Henry Ruff Roads in the southern part of the city. In certain undeveloped areas, such as the northeast corner of the city, development has occurred around the perimeter, leaving the interior landlocked. In the northwest section of the city, scattered roads _have been constructed, without the guidance of a master thoroughfare plan. A piecemeal approach to road development often results in a discontinuous road system and inefficient use of the land. A master thoroughfare plan would be a valuable guide for the future development of roads in the undeveloped portions of the city. The master thor·o ughfare plan should outline a recommende·d pattern of collector and local : streets in the undeveloped parts of the city, and indicate linkages to major and secondary thoroughfares. Street and road maintenance. Major thoroughfares in Westland are under the jurisdiction of either the city's Department of Public Servic;;e, the Wayne County Road Commission, or the Michigan Department of Transportation. Generally, major thoroughfares are adequately maintained, although maintenance problems have been cited on certain roads where the traffic volumes exceed the design capacity. The maintenance record is varied for local or internal roads, . which are under the jurisdiction of the city. Newer residential subdivisions have paved roads with curbs, gutters, and proper drainage. · However, certain older residential 42 �areas, particularly in the southwest section of the city, have unpaved streets and inadequate drainage. These roads are more costly to maintain than paved roads, because they must be graded and treated for dust control on a regular\ basis. Department of Public Service figures indicate the current annual cost of maintenance for unpaved roads is $3,000 per mile, compared to an average annual cost of $857 per mile for paved roads. In spite of the regular maintenance, many unpaved roads are in poor condition, especially during the wet spring months. Paved residential streets would improve the image and value of residential areas in southwest section of Westland. In addition, paved roads could be more easily maintained and would provide better access to the residential neighborhoods. Potential Road Network Deficiencies • Further development in Westland will generate traffic volumes that will exceed the capacity of the existing road network. Industrial uses will become major traffic generators in Westland as the ind us trial district on the west side of the city develops. The Future Land Use Plan designates almost 940 acres along the Chesapeake and Ohio Railroad for industrial development. The typical daily traffic generation rate for industrial districts ranges from 16 trips per acre for light service industry to 70 trips per acre for industrial tracts. Based on these standards, industry in Westland could generate a traffic volume of between 15,000 and 65,800 vehicles per day on Westland roads. The actual traffic volume generated by industrial development will probably be between these two figures, at about 35,000 to 40,000 vehicles per day. The roads that will be most affected by an increase in ind ustrial traffic include Ford Road, Cherry Hill Road and Palmer Road in an east-west direction, and John Hix and Newburgh Road in a northsouth direction. Several of these roads already are being used beyond their capacity, and will require widening and reconstruction to accommodate any substantial increase in industrial traffic. Intersection improvements will also be necessary, especially at the intersections of Newburgh Road with Ford and Cherry Hill Roads. The Future Land Use Plan designates an additional 1,200 acres of land for single-family residential use, plus an additional 360 acres of land for multiple-family use. Most of the single-family acreage is located in the northwest part of the city, where low density development would be most appropriate. The typical daily traffic generation rate for lowdensity single-family districts is about 40 trips per acre. Daily traffic generated in a multiple-family district is typically about 75 trips per acre. Based on these standards, new residential development could generate a traffic volume of up to 75,000 vehicles per day. Roads in the northwest section of the city would be most affected by the traffic generated by new residential development. 1-7-86 43 �_,.:. ___ __ · __ . • _:_ _ __ - - - -' ._. .. _. _. ~• - The Future Land Use Plan also designates 281 acres of additional commercial acreage and 127 acres of additional office acreage. Most of the new commercial and office development is proposed in the area surrounding the Westland Shopping Center. Retail and service uses typically geneJ:ate about 40 vehicle trips per 1,000 square feet of floor area each day, and office uses typically generate about 14 vehicle trips per acre each day, depending on the size of the office buildings. Based on these standards, new commercial development could generate up to 147,000 additional vehicles per day, and new office development could generate up to 1,800 additional vehicles per day. These estimates are based on building coverage of 30 percent, as permitted in the Westland zoning ordinance. Streets and roads that serve the Westland Shopping Center and surrounding parcels, including Wayne Road, Warren Road, Cowan Road, and Newburgh Road, would carry most of the additional commercial and office traffic. Public Transit • Public transit is an .important component in the transportation system in the City of Westland. Currently, the Southeast Michigan Transit Authority (SEMTA) provides line-haul service on four regular service routes and two Park & Ride routes. The four regular service routes travel along Warren, · Ford, Cherry Hill, and Wayne Roads, and terminate at the Westland Center. Two of the regular routes are scheduled only during rush hours, between downtown Detroit and Westland. The other two regular routes run a full schedule, providing service to Detroit, Dearborn, Ecorse and other communities to the east. The two Park & Ride routes operate Monday through Friday on Ford Road and Michigan Avenue, providing service to Detroit and Dearborn. In addition to the line- haul service, SEMT A provides curb-to-curb service through its Connector small bus service. The SEMTA Connector service is designed to be especially useful for handicapped and elderly persons. Public transit is a vital component in the transportation system of any urban area. Every attempt should be made to coordinate traffic and road engineering, land use planning, and public transit service in Westland. Priority Strategies for Transportation Improvements 1. IMPROVE MAJOR THOROUGHFARES: Several county primary and m~jor city streets are not designed to carry existing volumes of traffic. Traffic congestion on these thoroughfares will increase as new industrial, commercial, and residential development occurs. The city should work with county officials to identify· deficient roads and streets, and set priorities for reconstruction and widening of these thoroughfares . • 1-7-86 44 �• 2. DEVELOP A MASTER THOROUGHFARE PLAN: The internal road network is incomplete in certain parts of Westland. The engineering and planning departments should work together to develop a master thoroughfare plan to guide the layout and development of a continuous ,internal road network and prevent parcels from becoming landlocked. 3. DEVELOP A TRUCK ROUTE SYSTEM: Future development of the industrial district in Westland will result in an increase in truck traffic on city streets and roads. The engineering and planning departments should work together to develop a truck route system that channels trucks away from residential areas and onto roads that are constructed to carry heavy truck traffic. 4. IMPROVE FREEWAY LINKAGES. The absence of freeway linkages has often been cited as a key reason that commercial, office and industrial development has bypassed Westland in favor of other nearby communities. The city should work toward improving the linkages from the Westland Shopping Center area and the industrial district to I- 275 west of the city. Efforts to improve freeway linkages should focus on road design and traffic control on Warren, Newburgh, Cherry Hill, and Ford Roads. 5. IMPROVE THOROUGHFARE SYSTEM CONTINUITY. Because of Westland's unusual shape, thoroughfare system continuity requires the cooperation of the cities of Inkster and Garden City. Appropriate departments from these three cities should cooperate on the planning, design, and scheduling of improvements on streets and roads that are continuous from ~me community to the next. 6. STREET AND ROAD MAINTENANCE. Westland should continue to work with residents to seek a street paving plan that is financially reasonable for both the residents and the city . • • 45 �• PARKS AND OPEN SPACE Existing Parks and ,Open Space Facilities According to the 1982 land use survey, city and county parkland occupies over 1,100 acres of land in Westland, or approximately 8. 6 percent of the total land area. School sites and private recreation facilities add several hundred acres to the total parks and open space inventory. The city itself owns and maintains 23 separate parks and recreation facilities, including a 9-hole municipal golf course and the Melvin G. Bailey Recreation Center. The Bailey Recreation Center, which is ce,ntrally located next to the municipal offices and Central City Park, includes facilities for tennis, racquetball, swimming, and other recreation activities. City-owned parks in Westland are classified in two categories as follows : • Neighborhood Parks. Neighborhood parks are designed primarily to accommodate the recreation needs of children. Generally, neighborhood parks are between 4 and 15 acres in size, and include playground equipment and a small picnic area. The 19 77 Westland Parks and Recreation Master Plan sets forth a goal of a neighborhood park within a half-mile of every residence . Community Parks. Community parks are designed to accommodate a wide variety of recreation activities, including organized sports and spontaneous family activities. Community parks are generally between · 15 and 35 acres in size. The· Parks and Recreation Master Plan sets forth a goal of a community park within 1-1/2 miles of every residence in the city. The Master Plan identified the following community parks that now exist or were under development: Cooper Park and Community Center (project was under · development, but has been dropped) Jaycee Park (existing) Central City Park (under development) Hix-Koppernick Park (under development) Henry Ruff-Palrne_r Park (existing) Dorsey Community Center (existing) . Stottlemeyer Park (existing) • 46 �• • County-owned parks have the capacity to accommodate most outdoor recreation needs of _Westland residents, especially in the northern part of the city. Altogether, the three county-owned parks in Westland occupy over 1,000 acres of land, most of which is in the floodplain of the Middle or Lqwer Rouge Rivers or Tonquish Creek. The largest and most developed county park is the Middle Rouge Parkway, which extends along the Edward N. Hines Drive in the northeast part of the city. The Middle Rouge Parkway has facilities for picnicking and passive recreation activities, - as well as for more intensive recreation pursuits, such as baseball and football. The William P. Holliday Parkway, located in northwest Westland, is largely undeveloped, providing opportunities for observation and appreciation of nature and wildlife. The Lower Rouge Parkway is the smallest county-owned park in Westland, located in southeast Westland. This park contains picnic areas, natural areas, and facilities for baseball and tennis. School-owned sites accommodate many of the recreation needs of children and active sports enthusiasts. About forty school-owned sites are located in Westland, generally adjacent to public schools. Most of these sites have playground equipment and facilities for baseball, football, tennis, and other activities. The 1977 Westland Parks and Recreation Master Plan identified certain school sites, such as Stevenson High School and John Glenn High School, as sites that could be developed into community parks, provided a cooperative agreement could be developed with the school districts . Private recreation facilities and open space accommodate recreation needs that are not met by public facilities. The City of Westland contains three bowling establishments, the Hawthorne Valley Golf Club, the Wayne-Ford Civic League, and a YMCA ·and YWCA. To a limited extent, recreation needs of residents in northwest Westland are accommodated on the vast privately-owned, undeveloped lands. The Huron-Clinton Metroparks provide Westland residents with certain recreation opportunities that are not available in the city, such as •boating, fishing, and swimming. The Lower Huron Metro Park, Willow Metro _Park, and Oakwoods Metro Park are located 7 to 10 miles south of the city. Kensington Metro Park, the largest park in the system, is located about 15 miles nowthwest of the city on Kent Lake. Recent Development Efforts • Parks and recreation development efforts in recent years have been focused on the Central City Park and Melvin G. Bailey Recreation Center. The Central City Park, located south of the municipal offices on Ford Road, covers about 100 acres of land much of which is still under development. A man-made lake, bike trails, picnic areas, play ground facilities, athletic fields, and tennis courts have already been completed. Future plans call for a day camp area, outdoor theater, and indoor /outdoor pool. The Melvin G. Bailey Recreation 47 �Center, also located south of the municipal offices, was constructed in 1978. This facility contains an indoor skating rink, tennis courts, and racquetball courts. The Birch Hills Golf Course was another major recreation project completed in the last five years. This project involved re-design pf the course into a nine-hole course and construction of a clubhouse. The Dorsey Community Center, which was remodeled in 1981- 82, was the subject of the most recent recreationrelated development efforts in Westland. Recreation Programs Westland's parks and recreation programs are designed to obtain maximum use of facilities and provide opportunities for residents of all ages. The comprehensive nature of the parks and recreation programs is reflected in the inventory provided in the 1977 Parks and Recreation Master Plan. According to the Master Plan, year-round recreation programs are offered, including summer playground activities, youth and adult baseball and basketball programs, cooperative programs with local school districts, a full-scale senior citizen program, and programs at the multipurpose arena. The Arts Council and Westland Civic Symphony Orchestra are among the year-round activities offered in Westland. • Parks and Recreation Deficiencies The 1977 Parks and Recreation Master Plan used a twofold approach to identify parks and recreation deficiencies: 1) The· distribution of parks was analyzed based on the following standards: no residence should be farther than one- half mile of a neighborhood park; .- no residence should be farther than 1-1/2 miles of a community park. 2) The adequacy of recreation activities was analyzed based on a survey of 250 residents that determined participation rates and recreation preferences. With regards to park distribution, the Master Plan identified the following deficiencies: NORTHEAST: Community park land is inadequate; a ✓ neigh­ borhood park is needed west of Merriman Road. NORTHWEST: Upon development of designated sites, park land should be adequate. 48 �SOUTHWEST: Community park land is inadequate. SOUTHEAST, NORTH OF GLENWOOD: is inadequate. Community park land SOUTHEAST, SOUTH OF ANNAPOLIS: should be adequate. Existing parks The Master Plan noted that the ability of county-owned parks to satisfy recreation needs is limited-, especially in the Middle Rouge Parkway, because Westland residents are fearful of crime and rowdy visitors in the county parks. The Norwayne Needs Assessment completed in 1979 noted a similar problem concerning the Norwayne Park. The facilities within each park .are also determinants of the adequacy of the parks. Park facilities / must coincide with recreation preferences if they are to be utilized and accommodate residents' recreation needs. The parks and recreation survey, which was completed in 1975, found that only 11. 3 percent of Westland 's residents satisfied most recreational needs in Westland 's parks. About 31 percent satisfied their recreational needs in Wayne County parks, while about 47 percent used park facilities in the Huron-Clinton Metropark or State park systems. According to the survey, recreation activities most preferred by residents of Westland include walking, bicycling, picnicking, swimming, sledding, ice skating, handball, racquetball and tennis. These activities can be easily accommodated in existing parks provided proper facilities are installed. Residents also expressed a preference for certain activities that are best accommodated by the private sector or in State and regional parks, such as fishin_g, bowling, horseback riding, and hunting or shooting. Residents also expressed an interest in more family-oriented recreation or social activities, such as hay rides, corn roasts, and fun nights. These activities could be accommodated in city parks with proper planning and organization. Parks and recreation programs have been expanded considerably in the seven years since the survey of park needs was completed. Hence, it is likely ·· that a much greater proportion of residents now find that city-owned parks and recreation facilities meet their recreation needs. Development Options Although parks and recreation facilities have been improved considerably in recent · years, · many deficiencies that were identified in the Parks and Recreation Master Plan still exist. The distribution of parks still does not meet the stand8:rds set forth in the Master Plan, and many parks do not contain all of the facilities preferred by residents. The Master Plan sets forth several recommendations that would correct these deficiencies. Re-examination of the recommendations is necessary in light of existing and projected budget constraints faced by the city. Most of the recommendations set forth in the master plan involve a large capital 49 �investment for land or facilities, followed by development costs, and maintenance and operating expenses. These recommendations may no longer be feasible, since limited revenues must first be diverted to mandatory city operations and existing parks and recreation facilities. Several development options exist if future dwindling revenues prevent implementation of the Park and Recreation Master Plan recommendations: 1) Many preferred activities, such as bicycling and walking, require no land purchase of park development. These activities can best be accommodated through designation or development of bicycle trails, sidewalks, and nature trails. In new subdivisions, it may be possible to require developers to construct public facilities of this sort. 2) Instead of developing new community parks where recommended, it may be more feasible and less costly to improve access to existing community parks in the city. Improved thoroughfares, sidewalks and public transportation could effectively increase the service radius of a community park. 3) Community park-type facilities, such as baseball fields and tennis courts, could be developed in existing neighborhood parks, thereby eliminating the need for new community parks. By spreading the community park-type facilities among several neighborhood parks, the risk of altering the character or overutilization of the neighborhood parks is reduced. 4) Instead of developing the Hix-Koppernick Park as a community park, it could be developed as a neighborhood park, at least in the short term. 5) School sites could be more intensely developed and used. Many communities have signed agreements with school districts that allow the use of school property as parkland. In certain cases, the school district and city share the costs of mainteriance, but each entity pays for and operates recreation programs to _meet their own needs. Many newer schools have large sites that could readily serve dual purpose as school playground and city park. Priority Strategies for P;;i.rk and Recreation Development 1. • IMPLEMENT THE PARKS AND RECREATION MASTER PLAN. The 1977 Westland Parks and Recreation Master Plan should continue to serve as the primary guide for development of Westland's parks and recreation programs. However, in light of existing and projected budget constraints, the city should search for less costly alternatives that could approximate the end result sought by 50 �-= • the recommendations set forth in the Master Plan. 2. ACCOMMODATE RESIDENTS' RECREATION PREFERENCES: Many recreation activities preferred by residents, such as walking· and bicycling, can be accommodated without costly park development. In developing its parks and recreation system, the city should focus on residents' preferences, rather than arbitrary, generalized standards. In the effort to accommodate residents' preferences, the city should avoid duplication of existing facilities in county, regional, or State parks. Private development of recreation facilities should be encouraged where appropriate . • 51 �COMMUNITY FACILITIES The community facilities component of the master plan outlines the major capital purchases expected in the next 5 to 10 years. The purpose of this component is to: 1) link the master plan to fiscal planning and to actual physical development; 2) aid in planning, settling priorities, and sched-uling of capital projects; 3) provide information necessary to set forth sensible growth management guidelines; and, 4) coordinate activities of all departments. The community facilities component examines future capital expenditures related to police, fire, general government, parks, and schools. In most instances, projected capital expenditures involve replacement and maintenance rather than expansion or addition to the existing capital stock. These projections, which are based on consultation with department heads, are based on the assumption that there will be little or no growth in population or new construction over the next 5 to 10 years. There should be little additional operating expenditure associated with the projected capital expenditures, since the projections involve mostly replacement of facilities already in operation. A detailed description of projected future capital needs follows: • 1) Fire Protection. Fire department needs fall into three categories: fire stations, fire engines and emergency medical rescue vehicles. According to the fire chief, existing fire station locations are adequate, but renovations are required. Fire station No. 1, located at 36435 Ford Road, should be re. modeled to include four additional bays for drivethrough emergency equipment, additional office space, additional living quarters, a complete dispatching-command center, emergency power unit, and communication facilities. The existing living quarters should be removed to allow a greater setback from the widened Ford Road. Fire station No. 2, located at 7825 Merriman Road, should be expanded by one bay to accommodate a fire pumper with a water tower of at least 55 feet in length. Although land is available on the north side of the building for this addition, it is not presently owned by tlie city. Fire station No. 3, located at 1850 Northgate, may require an additional bay if the responsibilities of this station increase. • Fire engine replacement should be planned so that each engine serves as a first responding unit for no more than 15 years, and as a reserve unit for an additional 5 years, for a total expected service life of 20 years. According to this schedule, a replac~ment 52 . �• engine with water tower should be purchased every fourth year commencing in 1983, with purchases scheduled for 1987, 1991, 1995, 1999, and so on. Adjustments in the type of equipment may be necessary based on changes in design, personnel, and fire protection procedures in general. Current cost fora pumper is $203,000, with an additional cost of $26,000 for equipment. A 135-foot aerial/water tower engine should be purchased by 1985 to replace the existing 75-foot aerial platform which has reached the end of its service life because of the number of tall buildings recently constructed in Westland. . The 135-foot aerial/water tower, which is the longest available, would meet the city's fire protection performance standards. Current cost for such a vehicle is about $325,000 to $500,000. An additional aerial device would be required if responsibilities for fire protection at the Wayne County General Hospital complex increase. • • Emergency medical rescue vehicles should be refurbished every five years and replaced every 15 years. The city currently has four first line vehicles and one reserve vehicle, with a new vehicle due in the fiscal year 1984 budget. The first vehicle refurbishment is due in 1985 and every year thereafter. 2) Police Protection. The most important capital expenditure requirement in the police department is a computerized record-keeping system. According to the police chief, the existing hand-filed record-keeping system is several years behind current practice. A computerized system would cost approximately $100,000, but would improve the efficiency and effectiveness of the police department. The installation of a computerized record-keeping system would generate additional operating expenditures, due to the increase in personnel and maintenance. Vehicle replacement is an ongoing capital requirement of the police department. The police department has 20 marked vehicles, half of which must be replaced each year, and 10 ·unmarked vehicles, two of which must be replaced each year. Thus, 12 police vehicles must be replaced each year at a current cost of about $13,000 each. According to the police chief, the existing police headquarters was designed to fulfill the city's needs through the year 2000, so no building-related capital expenditures are expected ·in the near future . 53 �• 3) Buildings. No new building construction is projected in Westland in the next 5 to 10 years. Consideration has been given to closing certain buildings, such as the multipurpose building located at Wildwood and Hunter Roads, in order to reduce operating costs. However, no buildings have yet been closed by the city. Maintenance will be the most significant building-related capital expenditure item in future years. According to the- director of the Department of Public Service, maintenance costs on most buildings are routine, although the maintenance needs of city hall are much greater than would be expected for a building of its age. 4) Public Service Vehicles. The Department of Public Safety maintains a replacement schedule for vehicles and mobile equipment owned by the city. According to the schedule, the following vehicle purchases will be necessary in the near future: • 5) • a. Vactur machine. This piece of equipment is used to clean catch basins and costs approximately $60,000. b. Sewer-get. This piece of equipment is a high water pressure sewer cleaner and costs approximately $70,000. c. Street sweepers. Three street sweepers are needed within the next five years, at a cost of approximately $45,000 each. d. Trucks. Two large trucks are needed each year for the next five years, at a cost of approximately $45,000 each. e. Front-end loader. end loader. f. Additional vehicles. The city owns 60 additional vehicles (automobiles and pick-up trucks) that are on a 5-year replacement schedule. Thus, 12 vehicles should be replaced each year at an average current cost of between $12,000 and $13,000 each. The city has a need for one front- Street paving. Street paving will probably be a major capital expenditure in future years. Street paving is generally done on a continuous basis so a portion of the total network is paved each year. However, it appears the 1982 paving pro·gram will not be comple.t ed because of .a lengthy lawsuit and increasing construction costs. The lawsuit, 54 �• which covers between 12 and 13 miles of paving, has held up the entire paving program. Future paving programs will have to make up for the time lost in the 1982 program. According to 1982 estimates, the cost for paving a gravel road was approximately $30 per running foot. Street maintenance will also be a major gets. In 1982, $180,000 was allocated miles of paved local roads, yielding an mile. A total of $90, 000 was allocated 30 miles unpaved local roads, yielding per mile. 6) item in future budfor maintenance of 210 average of $857 per for maintenance of an average of $3,000 Water System. Improvements to the water system are expected to cost about $250,000 per year for the next few years. Major scheduled improvement projects include: 1983: 12-inch watermain along Newburgh Road, from Wayne Road to Hunter Road. Estimated cost: $225,000. 1984: Extension of watermai.n and installation of master meter along Merriman Road, from Annapolis to Van Born. Estimated cost: $150,000. 1985: 12-inch watermain along Annapolis Road, from Merriman to Henry Ruff. Estimated cost: $70,000. Next five years: Replace i- and 4-inch watermains in Norwayne area with 6-inch watermains in a six-phase project. Estimated cost: $2 million. 7) • Sewer System. The costs for sewers and water in new subdivisions are generally paid by the developer. In certain . areas, the city may install· these utilities and recover the costs over a five-year period through special assessments. Maintenance and replacement of the existing systems are _the major sewer-related capital costs. Catch basin repairs are the only storm sewer· repairs scheduled in the near future. Catch basin repairs are to be coordinated with road improvements at a cost of about $200,000. Three major sanitary sewer projects are presently under consideration: 1) Rerouting of sewers is necessary at two points to avoid overloading ·the Inkster system. Rerouting is necessary in the vicinity of Annapolis Road at Middlebelt Road and Henry Ruff at Cherry Hill Road. Total estimated cost of these diversions is $115,000. 2) Within the next five years, inflow and infiltration into the sanitary sewer system in the Annapolis Park area 55 �must be studied, and specific recommendations must be set forth. Slip lining and restructuring will be necessary in several segments of the system. 3) 8) • Implementation of the Wayne County Facility Planning Study could take place if Federal money is available for recommended projects. This study focuses on water quality in the Rouge River. A local match probably will -be required if the project eventually gets underway. Schools. No major capital expenditures other than for routine maintenance are expected by the school districts that serve Westland. Due to declining enrollments, several schools have been closed, and closure of three additional schools (McKee Elementary, Tinkham Elementary, Washington Elementary) has been recommended. The final public hearing prior to board action on closure of these schools was scheduled for March 29, 1983. Another round of school closings in the Wayne-Westland district is expected in three years. Until enrollments level off, it is expected that the school districts will continue to focus on reducing costs and eliminating excess building and equipment rather than purchase of new buildings or capital goods . Funding Capital Improvements Declining state and Federal revenues have made it more difficult for local units of government to fund needed capital improvement projects. Funding -is especially scarce for facilities that do not produce revenue and therefore cannot be financed through issuance of revenue bonds. The reduction in state and Federal revenues does have some benefits, however. Capital improvement programs that bypass state and Federal bureaucracies are generally more efficient. With less funding . · coming from nonlocal sources, there is generally more attention focused on cost efficiency. Finally, local governments have more control over the design and implementation of capital improvement programs th~t are locally financed. Sources of capital improvements funding fall into three general categories: revenue-raising, debt financing, and public-private approaches. Sources of financing under these three approaches are outlined below: Revenue-Raising Development Fees and User Charges . • Short-Term •Money Management. This approach makes use of various investment techniques to maximize returns· ·on local government funds . 56 �Benefit Assessments. This approach involves the designation of ge9graphic districts and determination of property benefits as a basis for proportionate assessments. Tax Increment Financing. Under this approach, new construction within designated project areas is funded using property tax increases from rising property assessments. Independent Authorities. This approach involves the joint delivery by two or more public agencies of facilities and services, such as police and fire protection. Exactions. Exactions require developers to 11 contribute 11 certain facilities, such as roads and sewers, in a new development to the local government. This approach is already used by Westland. Debt Financing Revenue Bonds. Revenue bonds are a readily available and conventional way to finance public facilities that produce revenue. • Lease-Purchase Financing. Under a lease-purchase agreement, the contract provides that the title will pass to the lessee upon expiration of the term of the lease. Certificates of Participation Lease Financing. This approach involves the sale of certificates (representing interest in leases to public entities) to private investors to raise money for new facilities. This method often is used in combination with sale and leaseback arrangements. Creative Use of Bond Instruments. This approach involves · unconventional aspects of bond-financing, such as zero coupon or indexed bonds. Public-Private Approaches Charitable Contributions. This approach depends on contributions from citizens and the private sector for tangible public facilities and ·their operation and maintenance. Private Enterprise Licensing. Under this approach, exclusive rights are granted to certain businesses to construct or operate certain facilities . • 57 �Public Sector Entrepreneur. Under this approach, local government ;icts as if it were a private firm. Examples of this approach include municipal insurance programs, development of surplus property, and bargaining with private developers to pay for certain facilities in return for public investment. Sale and Leaseback. This approach involves the sale of newly constructed -or existing facilities to private investors and leasing them back for public uses. Priority Strategies for Community Facilities Improvements 1. DEVELOP A CAPITAL IMPROVEMENTS PROGRAM. The City of Westland should invest the time and effort necessary to prepare a full-scale capital improvements program. A general knowledge of major expenditures and revenue sources is no longer adequate to guide communities on a fiscally-sound course. Precise capital expenditures projections, knowledge of specific funding sources, and methods of payment and clearly stated capital expenditure policies are necessary to equitably allocate scarce funds to needed capital improvement projects. 2. INVESTIGATE INNOVATIVE METHODS OF FINANCING. As sources of funding dwindle in number, many communities have found innovative methods to stretch the use of existing funding sources. In states that have . been affected by tax limitation laws, local governments have kept solvent through creative use of local revenues. The City of Westland should investigate the innovative financing methods used by other local governments in Michigan and other states to determine their applicability in ·westland . • 58 - - - - -- - - -- ------ - ~ �Land Use Policies �LAND USE POLICIES Planning policies set forth an approach or position which the City Council, the Planning Commission, and other city officials may refer to in future decision making. The policies in this section cover residential development, retail, service and office development, industrial development, and parks and open space development. These policies address specific current and future planning issues and problems in Westland. The formulation of these policies is intended to guide future development and land utilization in Westland. Residential Development Policies POLICY 1: The city should continue efforts to preserve and improve the quality of residential neighborhoods. The housing conditions survey revealed that overall housing and neighborhoods are in good condition in Westland. However, the survey identified five areas where an accelerated state of housing deterioration exists. Rehabilitation programs, Comm unity Development Block Grant programs, public infrastructure improvements, and code enforcement programs should be continued, and private reinvestment in single-family neighborhoods should be encouraged. Organized participation of residents is integral to a successful rehabilitation program in the deteriorated residential areas. POLICY 2: The city should work toward a balanced combination of multiple- and single-family housing so as to provide a full range of housing choice in Westland. Additional multiple-family and townhouse development should · be permitted, but only · where public services and utilities are adequate and where the new development can be comfortably assimilated into the existing neighbor-_ hood. POLICY 3: The city · should encourage orderly private development of vacant residential land. Westland contains over 1, 700 acres of vacant land with residential development potential. New residential development is important to . the long-range vitality of Westland, provided that: 1) there is corresponding growth in the local economy, 2) the city can provide the new development with adequate public services, and 3) there is minimal disruption to natural areas and woodlands in the city. Consistent with thes·e goals, reside_ntial • 60 �areas in the northwest part of the city should be developed ~m large lots at a low density. Residential areas nearest to the developed commercial and government core should be developed first, followed by developmept of more outlying residential areas. POLICY 4: Planned mixed use development consisting of singlefamily attached and detached units, mobile homes, multiple-family_ units, and commercial facilities, · should be encouraged in two locations: 1) north and south of Michigan A venue, encompassing the Eloise complex and 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport. Developers should be . encouraged to creatively use the planned development option to design developments with visual appeal and character, make efficient use of the land area, minimize infrastructure costs and provide ample open space. Proposed planned mixed use developments in the airport flight path should be consistent in quality and character with existing single- family development in the area. POLICY 5: The Westland municipal budget should include a substantial allocation for capital improvements in residential neighborhoods each year. The city should work with citizens in setting neighborhood capital improvement priorities, especially where special assessments are required or where needed improvements must be delayed because of lack of f_u nding. POLICY . 6: The city should work with school officials, residents, and developers to determine feasible uses for obsolete school buildings. Proposals for reuse of school buildings should be carefully reviewed to be certain that new uses are compatible with surrounding residential development. Stringent site design standards should be required, with particular emphasis on adequate offstreet parking, landsca·ping, and screening. Retail, Service and Office Development Policies POLICY 1: The City of Westland should encourage development of an intensive retail/office core in the Westland Shopping Center area. Intensive development in this area would be centrally located within the city, and would make efficient use of existing transportation routes and public services. Development in the retail/office core should consist primarily of comparison retail businesses and high quality office buildings or office parks. Convenience retail uses, personal and repair services, and storefront offices are generally not appropriate in 61 �the retail/office core and should be encourated to locate al~ng one of Westland's commercial corridors. POLICY 2: Discontinuity along Westland 's commercial corridors should 1Je discouraged, so as to preserve the vitality of the corridors. Infill on vacant lots should be encouraged, and the city should work toward elimination of incompatible noncommercial uses along the corridors. POLICY 3: The city should work with the private sector in an intensive effort to reverse the decline of strip commercial areas. Efforts should be directed toward resolving traffic ingress and egress problems, providing adequate parking, eliminating excessive advertising and signage, rehabilitating deteriorated buildings, and providing sufficient landscaping. Emphasis should be placed on implementation of site and building standards set forth in the new zoning ordinance. POLICY 4: Commercial areas adjacent to residential areas should be restricted to low-intensity commercial uses whenever possible. Personal and repair services, wholesale operations, and other commercial uses that are not compatible with residential development should be restricted to commercial corridors where these uses are already predominant, including the commercial corridors along Joy and Warren Roads between Middlebelt and Inkster Roads, and along Van Born Road, between Henry Ruff and Inkster Roads. Rigid setback, screening, and buffer standards should be strictly enforced in those locations where commercial uses abut residential uses. POLICY 5: Neighborhood commercial areas should generally be restricted to sites at or near the intersection of major roads so as to facilitate access from surrounding neighborhoods, yet minimize the impact from noise, litter and traffic on the neighborhoods. Scattered commercial and office facilities in residential areas that do not meet the needs of the surrounding neighborhood or are incompatible with residential development should be encouraged to relocate in the commercial/office core or along one of Westland's commercial corridors. Site planning in neighborhood commercial areas, with special attention to vehicle circulation, screening, parking, and landscaping, should minimize the impact on surrounding residences. POLICY 6: The overall urban design quality of the commercial/office core and major commercial corridors should be en. hanced through capital improvements and implementation of site planning standards and recommendations set forth in the Urban Design Guidelines contained in this 62 . �plan. Through application of the urban design standards to . signage, lighting, and other features an effort should be made to visually identify major commercial districts and corridors as important and distinctive focal points or gateways in Westland. POLICY 7: The commercial/office core and other major commercial areas in Westland should accommodate shoppers who arrive by bicycle. Bicycle routes should be designed to link up with major shopping areas, and bicycle racks should be provided. Industrial Development Policies . POLICY 1: The City of Westland should encourage development of a cohesive, continuous industrial district along the Chesapeake and Ohio rail line on the west side of the city. Incompatible commercial and residential uses in this area should be encouraged to relocate elsewhere in the city. POLICY 2: Light industrial uses, including warehousing operations, research firms, and light manufacturing that are completely enclosed should be restricted to the periphery of the industrial district adjacent to residential areas. The impacts of noise, vibration, air pollution and other nuisances on nearby residential areas should be controlled through strict enforcement of performance standards contained in the zoning ordinance . POLICY 3: Commercial and office uses should be permitted in the industrial district if they are: 1) intended to serve primarily employees and visitors to the industrial district, or 2) part of an overall development plan in which the commercial and office uses are complementary to the industrial uses. Commercial and office uses should not be located where they will deter industrial_ development or detract from the character of the industrial district. • POLICY 4: To encourage development of the industrial district, the city should formulate a plan to complete infrastructure improvements required by ind us try. Special attention should be focused on the adequacy of the road network in the 1.ndustrial district. As the industrial distirct develops, a truck route plan should be prepared to prevent excessive industrial traffic in residential areas. 63 �Parks and Open Space Policies POLICY 1: The city should continue to use the Westland Parks and Recreation Master Plan as the primary guide fo;r develop~ent of Westland's parks and recreation system. However, the city should continue to search for less costly alternatives that would provide residents of all ages with year-round recreational activity. POLICY 2: The development of new parks and recreation programs should focus on preferences of residents, rather than arbitrary standards. The 1975 survey of residents' recreation preferences can be used as a guide for development of a balanced program that includes facilities for bicycling and walking, day-use facilities, fields for organized sports, passive recreation areas, and special facilities such as the Bailey Recreation Center. POLICY 3: An effort should be made to cooperate with school districts in the development and use of school sites as playgrounds, neighborhood parks, or community parks. School sites should be considered as part of the total park inventory in the planning of parks and recreation facilities in Westland. Should it be necessary to close any schools, the city should evaluate neighborhood recreation needs in the area and, if necessary, acquire playground sites to replace the school sites. POLICY 4: A well-marked system of bicycle routes should be developed in Westland. The b1cycle routes should connect with major commercial areas, parks, governmental buildings, and other focal points in the city. Bicycle racks should be provided at each major terminus in the bicycle route system. POLICY 5: The city should make an effort to accommodate a major recreational preference of Westland residents: walking. Nature trails should be· developed in parks and side- _ walks should be constructed in residential areas to provide walking oppaxtunities in Westland. POLICY 6: The city should avoid duplication of recreation services that are adequately provided by schools, churches, public service organizations, and private businesses. POLICY 7: The city sho.uld strive to maintain high standards for landscape design and maintenance of public parks and open space areas. The city should also continue to maintain landscaping around municipal buildings throughout the ·city. 64 �Future Land Use Plan �FUTURE LAND USE PLAN The Future Land Use Plan for the City of Westland is designed to preserve and enhance residential neighborhoods, develop a viable commercial/office core, and create a cohesive industrial corridor. The map has been prepared in accordance with the land use policies outlined in the text of the plan, and it is intended to reflect the analysis and information set forth in the plan. The Future Land Use Map provides adequate space for public and semipublic uses, including government administration, schools, churches and parks. The map also provides for a more balanced economic base, with stronger industrial and commercial sectors, and less vacant and public land. The plan has eight land use categories which are discussed below. Single-Family Residential The intent of the Future Land Use Plan is to preserve and enhance existing residential neighborhoods through elimination of incompatible nonresidential uses and through infill on vacant areas within existing single-family residential neighborhoods. All built-up residential neighborhoods are retained in the Future Land Use Plan, except for the scattered single-family development located within the industrial corridor on the west side of the city. The Future Land Use Plan indicates ne'i't'. single-family residential development in six locations throughout the city : 1. North of the Westland governmental complex, southwest of the Westland Shopping Center. 2. In the southwest corner ·of the city, adjacent to the City of Wayne. High-quality single-family residential development, consistent with the quality of homes being built on the south side of Glenwood Avenue in the City of Wayne would be appropriate for _this area. _ 3. East of Newburgh Road and north of Cherry Hill Road, near to the city's education and public services complex. 4. North of Marquette and east of Carlson, near to the city's education and public services complex, the Westland governmental center, and central city park. 5._ In the northwest section of the city, north of the William P. Holliday Park. 66 �6. Infill on vacant lands in single-family neighborhoods throughout the city. Overall, the Future Land Use Plan indicates an additional 1,200 acres of single-family re~idential development (see Table 5). Single-family residential land use will occupy a total of 5, 360 acres, constituting percent of the total land area in the city. The intention of the Future Land Use Plan is that low-density, largelot, single-family residential development should occur on the vacant lands in the northwest section of the city. More intensive residential or commercial development is inappropriate for this area because of stormwater drainage problems that exist north of the Tonquish Creek. Low-density residential land use provides a greater opportunity -to preserve the natural beauty of the area. Concentrations of single-family development would be acceptable in the northwest section of the city, provided that stormwater drainage problems are resolved and the effect on the natural environment is minimal. The Future Land Qse Plan retains all existing single-family residential neighborhoods, even though redevelopment of certain neighborhoods is expected within a twenty-year planning framework. Replacement of much of the deteriorated public housing in the southeast part of the city is foreseen. Nevertheless, single-family residential development is generally considered the most appropriate long-term use for these areas. Multiple- Family Residential The Future Land Use Plan calls for limited new multiple-family residential development since the city already has abundant acreage allocated to multiple-family development. An additional 360 acres of land are designated for multiple-family residential use, primarily west and south of the Westland Shopping Center. Ample vacant land exists southwest of the Westland Shopping Center, where multiplefamily development can be constructed close to shopping and employment opportunities without disruption to existing or planned singlefamily residential neighborhoods. The Future Land Use Plan retains all existing multiple-family developments. Reallocation of land for new multiple-family development would be· appropriate in the future if there is a documented need to broaden housing opportunities in the city, adequate public services and infrastructure are available, . and new multiple-family housing can be developed without disruption to existing neighborhoods. Multiple-family residential land use will occupy 852.9 acres, or 6.5 percent of the city's total land area, according to the Future Land Use Plan. Commercial The Future Land Use Plan provides for a strong, viable commercial/ office core focused upon the Westland Shopping Center. The area 1-7-86 67 �surrounding the Westland Shopping Center should be developed to its full potential, with additional commercial development and new quality office development. Implementation of this plan will necessitate an improved thoroughfare system to facilitate access to the commercial/office qore from I-275, Ford Road, Wayne Road, and Warren Road. · Wayne Road, Ford Road, and i\liddlebelt Road are retained as fullydeveloped commercial cor._ridors in the Future Land Use Plan. With adequate attention from both private and public sectors, these thoroughfares can be developed into viable and attractive commercial corridors. Noncommercial uses should be phased out, and the minimum lot depth should be extended to 200 feet, in conformance with the new zoning ordinance. An effort should be made to find acceptable solutions to the parking problems along these corridors, and special attention should be focused on improving the aesthetic quality of corridors. Commercial and service uses are indicated for certain corridors in the city, in conformance with the existing land use in adjacent communities on the opposite sides of the roads. Commercial and service uses are considered appropriate along Joy and Warren Roads, between Middle belt Road and Inkster Road, and along Van Born Road, between Henry Ruff Road and Inkster Road. The Future Land Use Plan culls for elimination of many scattered commercial uses throughout the city that are incompatible with the surrounding residential or industrial uses. However, certain small shopping centers or groups of retail stores have been retained to serve as neighborhood convenience centers. Overall, the Future Land Use Plan designates 925 .4 acres of commercial land, an increase of 281. 5 acres over the existing commercial acreage in 1982. About 7. 1 percent of the city's land area will be allocated to commercial development. Office Development The Future Land Use Plan recognizes a strong potential for quality mid- or high-rise office dev.elopment near to the Westland Shopping Center. Vacant lands north and south of the center along Cowan and Warren Roads are allocated to office uses. Two additional vacant areas along Wayne Road within one-half mile of the shopping center are designated for office use. Two vacant school sites, on Warren Road and Ann Arbor Trail, are considered appropriate locations for more modest office development. The Future Land Use Plan allocates a total of 127 .1 acres to office development, constituting approximately 1. 0 percent of the total land area of the city. Existing scattered office development that is located within the city's built-up commercial corridors is accounted for in the general commercial category. 1-7-86 68 �Planned Mixed Use Development The Future Land Use Plan calls for planned mixed use development in two key locations: 1) north and south of Michigan Avenue, encompassing the Eloise fac:il;ity plus 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport, roughly bounded by Annapolis, Admiral, Van Born, and Irene Roads. The underutilized county property north and south of Michigan A venue represents a unique opportunity for a creative mixed use development consisting of single-family attached and detached units, mobile homes, multiple-family units, and commercial facilities. The majority of buildings in the Eloise facility are unusable and should be razed. Together with the ·vacant land to the south, this property should be easily marketed since it is one of the few remaining large tracts of land within an otherwise built-up urban area. The property benefits from good highway access, close proximity to existing commercial facilities, and access to public utilities. The area within the flight path of Detroit Metropolitan Area deserves special consideration because the level of noise exceeds what is normally acceptable for a single-family residential neighborhood. According to the Detroit Metropolitan Wayne County Airport Master Plan Study, the day-night average sound level (Ldn) in this area will range between 65 and 67 Ldn by the year 2000. The Airport Master Plan suggests that land use controls, noise easements, and compatibility controls will be appropriate in this area. The Airport Master Plan indicates that compatible land uses within the 65 to 67 Ldn sound level include apartments, transient lodging, manufact1:)Iing, transportation, communication, utilities, wholesale and retail trade, services, parks, resource production or extraction, and undeveloped land. Other uses may be compatible if noise attenuation construction materials are used, such as double glazing and extra insulation. Planned mixed use development is appropriate for this area since it would allow further development of the single-family residential pattern, provided that · special construction techniques are used. The planned· mixed use option would also allow for development of apartments, commercial, and service uses that are inherently more compatible with the· level of noise in the area. Overall, 421. 4 acres of land al"e allocated for planned mixed use development, representing about 3. 2 percent of the city's total land area. Industrial The intent of the Future· Land Use Plan is to create a cohesive industrial corridor along the Chesapeake and Ohio Railroad on the west side of the city. Additional industrial development is needed in Westland to balance the tax base of the city, which has been heavily weighted toward · the residential sector. New industrial development would generate a stronger local employment base and generally strengthen the overall local economy. 69 �.. -----. -- The industrial corridor indicated on the Future Land Use Plan encompasses the five existing industrial parks, plus all intervening land area. All incompatible residential, commercial, and semipublic uses within the corridor should be phased out to assure uninterrupted development of the corridor. Actual re zoning and removal of nonindustrial uses need not occur for several years until concrete development plans are formulated. Office and retail uses may be appropriate in the industrial district if they either: 1) are intended to primarily serve only employees and visitors to the industrial district, or 2) are part of an overall development plan that preserves the intent and character of the industrial district. It is intended that one section of the corridor, on the west side of Newburgh Road between Cherry Hill and Palmer Roads, be used for industrial/service uses, thereby allowing certain existing semi-industrial uses to continue. The opportunity for new large-scale industrial development exists in the northwest end of the corridor, where vast tracts of vacant land have been designated for industrial use. Overall, 933. 7 acres of industrial land are designated on the Future Land Use Plan, constituting 7.1 percent of the city's total land area. This represents an increase of about 538 acres over the industrial land use in 1982. Public and Semipublic The Future Land Use Plan has retained all properties allocated for use by existing operating schools, hospitals, nursing homes, and convalescent centers, governmental buildings, public services buildings, and public works yards. . All existing properties allocated for church use have been retained, except for church property within the industrial corridor. Underutilized county-owned property in the southeast section of the city, including a large portion of the Eloise facility, has been redesignated for private use as a mixed use development. The county- and state-owned property north of the Lower Rouge River, which is occupied by Wayne County General Hospital and the Walter P. Reuther Psychiatric Hospital has been retained as public land. Existing buildings south of the Lower Rouge River which are currently being used by county agencies, including the buildings along Henry Ruff Road, should be retained as public property. Two vacant school buildings on Warren Road and Ann Arbor- Trail have been redesignated for private office use. The vacant school buildings could also be razed, making the land available for reuse according to the predominant surrounding land use. Overall, the Future Land Use Plan allocates 914 acres for public use, a . decrease of 261.. 5 acres, compared to the public land use in 1982. Semipublic uses, such as churches and church-affiliated schools, occupy 136. 7 acres, a decrease of 0. 8 acres. Public uses occupy approximately 7 .O percent of the total land area and semipublic uses occupy approximately 1. o percent of the total land area of the city on the Future Land Use Plan. 1-7-86 70 �Parks and Playgrounds The Future Land Use Plan has retained all existing parks and playgrounds, which are fairly evenly distributed throughout the city. The county-owned Edward N. Hines Park and William P. Holliday Park occupy several hundred acres of land in the northern part of the city, along the Middle Rouge River and Tonq uish Creek. The county-owned Lower Rouge Parkway occupies approximately 60 acres of land in the southeast corner of the city. ~1o~t of the land within these three countyowned parks is within designated floodplains. The Future Land Use Plan designates additional parkland southwest of the Westland government complex on Ford Road. This land is currently being developed as a central city park, and apparently has marginal value for any other use involving construction. Overall, the Future Land Use Plan allocates 1,196.9 acres for parks, playgrounds, golf courses, and natural areas, an increase of 70. 3 acres compared to parkland use in 1982. Parks and playgrounds occupy about 9.1 percent of the city's total land area on the Future Land Use Plan. Thoroughfares Utilization of vacant and agricultural lands will result in the dedication of new road rights-of-way. It is estimated that thoroughfares will occupy 2,225.6 acres, or 17 percent of the total land area on the Future Land Use Plan. This represents an increase of 474. 4 acres, compared to the amount of land occupied by thoroughfares in 1982. Future Land Use Plan Fiscal Impact Analysis It appears the allocation of land uses indicated by the Future Land Use Plan will provide a sound fiscal base for Westland. The basic formula used to assess fiscal impact is as follows: Total Municipal Expenditures x Proportion of Nonresidential Equalized Value to Local Real Value Refinement x Coefficient Expenditures Attributable to = Nonresidential Uses This formula has been derived by the Center for Urban Policy Research at Rutgers University, and is described in detail in The Fiscal Impact Handbook, by Robert w. Burchell and David Listokin. All data required to use this 71 �.• ... ..• • • ·-- - .. .:_....._ _ .....;.:__;__..c.-~ formula are available from city records, except for the refinement coefficient. The refinement coefficient has been derived from numerous case studies of actual nonresidential municipal costs. The coefficient can be derived from a graphic representation in The Fiscal Impact Handbook. The pu.rpose of this analysis is to illustrate the impact of development on property tax revenues. Other revenues, such as state and Federal shared revenues, are not included in this analysis. By substituting 1982 data·- from the City of Westland into the formula the following factors are derived: 2 1 $16,130,524 X . 256 3 1.225 X 4 = $5,058,532 These factors yield two important observations: 1) Factor 2 indicates that 25. 6 percent of real property tax revenues are currently derived from nonresidential uses. 2) By dividing factor 4 by factor 1 indicates that 31. 4 percent .of all municipal expenditures can currently be attributed to nonresidential uses. Any increase in the equalized value of nonresidential property in Westland will affect values in the formula as follows: 1) The proportion of nonresidential equalized value to total local real value (Factor 2) will increase. Thus, nonresidential property taxes will account for a greater proportion of total tax revenue. 2) The proportion of municipal expenditures attributable to nonresidential uses will decrease (Factor 4 divided by Factor 1). This decrease can generally be attributed to economies of scale in providing services to nonresidential parcels. By analyzing the effects of an increase in the equalized value of nonresidential property, it can he seen that the ultimate impact is a reduction in the tax burden on residential properties. The Future Land Use Plan calls for an increase of about 409 acres of land for commercial and office use and an increase of 538 acres of land for industrial use. If all of this land is eventually developed, the expected increase in equalized value is about $1C0.2 million for commercial and office land and about $41.4 million for industrial land. These estimates are based on the 1982 average equalized values per acre for commercial and industrial land in Westland. The actual increase will probably be greater, since the 1982 average value includes several marginal properties with low equalized values. By inserting the estimates of increased equalized value into the formula cited above, the values in the formula are altered as follows: 1-7-86 72 �- -- ___ ......_ __ .. -- -·- --. 1) 2) , .. ' ---· ---- The proportion of nonresidential equalized value to total real value ( Factor 2 in the formula) increases to .50. Thus, nonresidential property taxes would account for half of total property tax revenues, compared to the current 25. G percent. The peoportion of municipal expenditures attributable to nonresidential uses- ( Factor 4 divided by Factor 1) would increase substantially. However, the proportion of municipal expenditures attributable to nonresidential uses would probably be less than the proportion of total property tax revenues contributed by nonresidential uses (36.1 percent). Currently, the opposite of this relationship exists in Westland. It was noted in the Industrial Development chapter of the master plan that industrial land in Westland is undervalued on a per acre basis compared to values in other nearby communities. Industrial land is probably undervalued beca_u se much of the designated industrial land has not yet been developed. A conservative estimate based on the experience of nearby comm unities indicates that the average equalized value of industrial land per acre could increase by a factor of 2. 5 as this land is developed in future years. By incorporating this factor approximately into the abov_e formula, it is revealed that nonresidential- property could assume an even greater proportion of the tax burden than indicated by the initial projections. The proportion of total tax revenues attributable to nonresidential uses would increase to 41. 3 percent, while the proportion of total expenditures attributable to nonresidential uses would level off at 36. 3 percent. These figures represent projected fiscal conditions upon complete development of all land allocated to commercial, office and industrial uses on the Future Land Use Map. Complete development of these areas will take several years, during which a number of different development scenarios could occur, depending -on the rate and nature of future development. Complete analysis of the fiscal impact of all possible development scenarios is a complex process that requires the use of a computer. 1-7-86 73 �- - - TABLE 5 LAND USE DISTRIBUTION-YEAR 2002 Total Acres ~ I Percent of Total Area Change 1982-2002 -....J I CD °' Single- Family Residential (including Two-Family Mobile Homes) 5,360.0 41.0 + 852.9 6.5 + 1,184.9 & Multiple-Family Residential 360.6 '·'·'· i I Commercial (Retail and Service) 925.4 7.1 + 281.5 Office 127.1 1.0 •'+ 127 .1 Planned Mixed-Use Development (Residential & Commercial) 421.1 3.2 + 421.4 Industrial 933.7 7.1 + 537.8 Public (Government Buildings, School::;, Cemeteries, Public Works Yards, Hospitals) 914.0 7.0 261.5 Semipublic (Churhces, Church-Affiliated Schools) 136. 7 1.0 0.8 1,188.2 9.1 V: I ~ ,i:,. Parks and Playgrounds Agriculture, Vacant Thoroughfares TOTAL 0 0 2,225.6 17 .0 13,085 + i"- i' 61.6 3,187.6 + 100.0% 474.4 0 f: I' I. SOURCE: Comparison of Future Land Use Plan-2002 with 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated. ( 11-1-82) �Urban Design Guidelines ' �URBAN DESIGN GUIDELINES During the rapid development of Westland over the past three decades, too little attention has been focused on common urban design principles. There are many examples of developments that could have enriched the environment to a much greater extent if consideration had been given to certain design elements. such as image quality. compatibility with surrounding development. functional adequacy, scale of development, circulation patterns, alignment, light, noise, air q uality, and the relationship between plants and structures. Several key urban design issues in Westland are identified below, followed by recommendations for future improvements. 1. Focal Points, Sense of Identity. The City of Westland lacks any strong focal points or sense of identity. . Major points of interest, such as the municipal complex, the primary commercial/office district, or the industrial district, are not emphasized in a physical sense as they should be. On a larger scale, the City of Westland is not set apart physically from adjacent communities. At the major approaches to the city, such as Ford and Wayne Roads, the complexity of structures and traffic patterns in Westland are indistinguishable from the pattern of development across the boundary line. There is little to convey a strong sense of identity to people entering the city, indicating they have arrived in a unique, separate municipality. Although a strong sense of identity is cultivated from multiple impressions of the city, an initial effort to resolve this issue could involve physical improvements at all major approaches into the city. With appropriate design of street lighting, signage, landscaping, and other public improvements, the major approaches could be transformed into gateways that mark the point of arrival to the City of Westland. · The design theme set forth at the city's major approaches could be used elsewhere in the city ·to emphasize major focal points.. Street lighting and signage alone can be very effective design elements to help identify · certain locations, districts, or buildings that are important parts of the city. The Westland governmental center, Central City Park, the education and public service complex on Marquette, the commercial/office district surrounding Westland Shopping Center, and the industrial district are major components in the overall form of the city that deserve special design treatment. 2. Conservation of Natural Areas. Few urbanized communities in the metropolitan area are as fortunate as Westland to have vast undeveloped lands covered with . trees ·and other types of natural vegetation. In the past. developers have generally disregarded the natural features of a site for the sake of economy and uniformity. Experience has shown, however, that the · natural 76 �features of a site, if sensitively incorporated into a proposed site design, caq. enhance the overall development and make it more saleable. In recent years, several quality subdivisions have been developed in suburban Detroit communities that preserve and utili,ze natural site features as a part of the overall design. Westland should work with and encourage developers to preserve the city's natural areas and woodlands. The planned development standards outlined in the new zoning ordinance will be important tools in -this preservation effort. 3. Park Design. Parks not only provide the opportunity for recreation, but also the opportunity to enhance the visual appearance and livability of the city. A successful park design provides for a variety of uses, including spontaneous children's play activity, organized sports, casual meeting and communication, and simple relaxation. The Parks and Recreation Master Plan revealed that certain desired features are missing from Westland's parks. As these features are incorporated into the park system, consideration must be focused on the overall design of the parks in relation to surrounding development so as to enhance the visual character of the neighborhoods yet protect adjacent dwellings from excessive noise and activity. 4. Quality of Commercial Area Improvements. Surveys have shown that the quality and character of major thoroughfares impart the most lasting impression of a city on visitors. Unfortunately, a visitor's impression of Westland may be less than favorable because of the appearance of the city's commercial corridors. The quality of Westland 's commercial corridors is lessened because of inadequate site size, poor ·traffic and pedestrian circulation patterns, inadequate parking, excessive or out-of-scale signs, deteriorated building conditions, and building improvements that are aesthetically displeasing or incompatible with surrounding development. A series of actions are required to correct commercial corridor design deficiencies. The visual appearance of the corridors could be improved through faoade renovation, street furnishings, landscaping, and new sign controls. Design assistance prov1ded to building owners could . prevent expensive ·but unattractive improvements. The corridors could be made safer and more functional by coordinating and consolidating parking and circulation, and in certain instances, by removing adjacent homes for additional parking. The visual appearance of the corridors could also be improved through proper screening of trash receptacles and storage areas. Generally, stockade fences or cinder block enclosures have been found to be most durable and attractive. Cyclone fences with plastic or metal inserts do not provide adequate screening over a long period of time. Effective commercial corridor improvement programs require a cooperative effort involving the P.ublic and private sectors. An 77 �important initial step in this effort involves detailed study of Westland's commercial corridors to identify specific problem areas, alternatives, and cost-efficient /cost-effective approaches. The new zoning ordinance, which contains updated site and sign standards, provides suitable guidelines for commercial corridor improvements. 5. Site Maintenance. Site maintenance is an urban design issue that affects commercial corridors, residential neighborhoods, parks, vacant school sites, and industrial areas in Westland. Overgrown shrubs, uncontrolled weeds, litter, and lots cluttered with debris are common site maintenance problems. Although only a fraction of the sites in Westland are poorly maintained, the blighting influence affects all adjacent properties. A two-fold approach is required to correct site maintenance problems: 1) education of residents and business proprietors in the proper methods and standards ·of site maintenance ; and 2) consistent enforcement of the city's building code. The education approach could be accomplished through preparation of illustrated pamphlets or newsletters that could be sent to homeowners and business operators. 6. Landscaping. Lack of landscaping is a prevalent urban design problem in Westland, especially in commercial areas and parking lots. Landscaping is often considered as an extra in both commercial and residential site developments, Th us, landscaping is often left out of small, low-budget commercial developments, and confined to public areas or minimal, unimaginative, and monotonous foundation plantings next to houses in residential developments. If conceived as a total pattern, continuous through the entire residential or commercial development, landscaping can fill visual voids, screen commercial development or parking areas from adjacent uses, add interest and variety to the development, enhance the appearance of buildings and structure, or focus attention on building entrances or features. The city should encourage de·-· velopers and property owners · to use landscaping more effectively, especially in new developments or renovation of the commercial corridors. The new zoning ordinance provides flexible guidelines to promote creative landscape design. 7. Building Setbacks. Building setbacks and lot dimensions along Westland's commercial corridors are inadequate, especially where commercial uses abut residential uses. Because of inadequate commercial site dimensions, there is a spillover of traffic, noise, litter, and similar commercial-related impacts into residential areas. These impacts have a blighting influence on the adjacent residential neighborhoods. In many instances, inadequate commercial site dimensions can be resolved only through removal of adjacent houses. Careful selection and removal of a few houses adjacent to the com- · mercial corridors could preserve the quality of the residential neighborhood while ensuring the viability of the commercial corridor. 78 �A thorough study of the relationship of the commercial corridors to adjacent residential neighborhoods should be completed before any homes are removed. 8. Thoroughfare I;>esign. In recent years, several cluster subdivisions and planned developments have been built that illustrate the benefits of well-designed street patterns. Through thorough analysis of the street pattern, a designer can insure basic functional adequacy, reduce infrastructure costs, and impart a positive visual character to future development. The opportunity to create an efficient thoroughfare pattern exist s in the undeveloped portions of northwest Westland. A master thoroughfare plan should be prepared for this part of the city to guide future residential development, protect natural features, and economize on future infrastructure costs. Rather than using the standard rectangular grid pattern, the city should explore less monotonous patterns that add interest to environment and highlight features in the topography and landscape. Modified grid patterns, radial and ring systems, and branching and curvilinear systems are alternative thoroughfare patterns that could be used in the northwest part of the city. 9. Bikeway Design. Although the Parks and Recreation Master Plan identified the need for bicycle routes in Westland, the design and implementation of a bikeway system has yet to be undertaken. The Master Plan indicated two types of bike routes that would be feasible in the city: separate bicycle routes which could be incorporated into new developments and sidewalk bicycle routes in existing neighborhoods. Although sidewalk routes are sometimes safer than bicycle routes in the road, efforts should be made to prevent bicycles from taking over pedestrian paths. Bicycle routes should be designed with two purposes in mind: bicycling as a recreational activity and as basic transportation. Thus, bicycle routes should be continuous for recreational riders, and should lead to places of interest and activity for the ·more serious bicycle riders. Generally, the width ·of bikeways should be 7 to 8 feet for two-way traffic. An overhead clearance of 8. 2 feet should be main- · tained, and the maximum grade should generally be 4 to 5 p~rcent. 10. Residential Remodeling . • As reflected in the · Housing Conditions Survey, housing in Westland is generally maintained in good condition. However, many homeowners have made substantial investments in remodeling or expansion projects, with results that are aesthetically distasteful-. Unfortunately, many homeowners who are skilled in house construction do not have an adequate knowledge of building design, · appropriate materials or colors, or a sense of what would be compatible with surrounding housing. Generally, the only contact the city has with homeowners who are remodeling is at the time the building permit is sought. The quality of desfgn of residential improvements could· be improved if cursory design review and assistance could be offered when · the building permit is issued. Although personal design review would be most 79 �beneficial, preparation of illustrated design pamphlets to be distributed to prospective house remodelers may prevent a few unsightly renovation projects. 11. Obsolete School Buildings. Vacant school buildings are a serious urban design problem in Westland's neighborhoods. Three schools have already been closed, and closure of two additional schools is being considered due to declining enrollments. The presence of a vacant, deteriorating school building has a blighting influence on the entire neighborhood, bringing down property values of surrounding homes by 10 to 20 percent. As noted earlier, alternative uses for obsolete school buildings should be sought before the schools are sold. Successful school conversions have resulted in their use as arts centers, theatres, cultural centers, museums, apartments, elderly housing, offices, and retail businesses. Alternate uses for school buildings should be compatible with the quality and character of housing in the surrounding neighborhoods. Re-design of circulation patterns, parking, landscaping, and screening may be necessary to insure compatibility between existing homes and prospective school uses. 12. Eloise Facility. The Eloise facility and adjacent vacant Wayne County property in southeast Westland represents a unique opportunity for a creative mixed use development. This area encompasses almost 400 acres of underutilized land that could be converted into a self-contained, model neighborhood, consisting of singlefamily attached and detached units, multiple-family units, and commercial facilities. To promote such development, the city could prepare sketch plans to show prospective developers alternate design approaches. The sketch plans should illustrate different combinations of single-family, multiple-family and commercial structures, allocation of public space for roads, parking, recreation, and setbacks; linkages to existing and proposed thoroughfares; and, linkages to existing and proposed utilities. With the proper combination of ingenuity, entrepreneurship, and invest~· ment capital, the Eloise area c·ould become the focus of development in Westland during the 1980's. 80 � 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 Westland_General-Plan_1983 Creator An entity primarily responsible for making the resource Gerald Luedtke and Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1983-06 Title A name given to the resource The Westland Plan Description An account of the resource The Westland Plan was prepared by Gerald Luedtke and Associates, Incorporated in June 1983. Subject The topic of the resource Master plan reports Westland (Mich.) 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