Sustainable North-Central Muskegon County Charrette
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Sustainable North-Central Muskegon County Charrette USING REGIONAL COLLABORATIONS AND HIDDEN ASSETS FOR URBAN REVITALIZATION April, 2007. BLUE LAKE TOWNSHIP. West Michigan Regional Urban Design Charrettes. SUSTAINABLE NORTH-CENTRAL MUSKEGON COUNTY.

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Sustainable North-Central Muskegon County Charrette

USING REGIONAL COLLABORATIONS

AND HIDDEN ASSETS FOR

URBAN REVITALIZATION

April, 2007

BLUE LAKE TOWNSHIP

West Michigan Regional Urban Design Charrettes


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SUSTAINABLE NORTH-CENTRAL MUSKEGON COUNTY

“THE WMRUD CHARRETTE SUPPORTS THE GREAT EFFORTS UNDERTAKEN BY THE NORTH CENTRAL JOINT PLANNING COMMISSION ALREADY… THE AREA HAS VERY DIFFICULT CONDITIONS, BUT WITH SUBSTANTIAL HIDDEN ASSETS”

WMRUD Charrette jury selection comment

N


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SUSTAINABLE NORTH-CENTRAL MUSKEGON COUNTY

CHARRETTE GOALS STATEMENT OF THE NCJPC TEAM (*)

The WMRUD charrette will expose NCJPC team members to the concept of sustainability. (* Blue Lake, Dalton, Fruitland, Laketon & Muskegon Townships)

It will further introduce them to the impacts that expected growth trends will have on the social, economic and environmental values of the community.

It will help the community to use a collaborative approach to address issues before they become problems.

The charrette results will demonstrate that the quality of life for residents, future residents and visitors in West Michigan depends on maintaining and enhancing a sense of place.

It will help illustrate that the community values diversity, good jobs, open space and vibrant urban centers in the region.


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SUSTAINABLE NORTH-CENTRAL MUSKEGON COUNTY

AREA OF THE CHARRETTE

The urbanizing areas within the North Central Joint Planning Commission (NCJPC) directly surrounding Michigan’s Adventure Amusement Park (Michigan’s Adventure), northerly from M-120 corridor to White Lake Drive between the Whitehall Road corridor and US-31, including the Russell/Riley Thompson entrance corridor to Michigan’s Adventure from US-31 all contained within portions of the Muskegon Lake, Bear Lake and Duck Lake watersheds.

N


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SOUTHERN AREA OF THE CHARRETTE

EAST/WEST ROADS ARE THE FEEDER GRID TO LAKE MICHIGAN

M-120

N

WHITEHALL ROAD & HOLTON RD (M-120) INTERSECTION

M-120

WHITEHALL RD

N


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CENTRAL AREA OF THE CHARRETTE

Primarily rural with diverse and sometimes conflicting uses in varied stages of development.

RUSSELL RD

WHITEHALL RD

TYLER RD

N

Water system is regional and serves most of the focus area. Sewer systems are township-owned.

GILES RD

WHITEHALL RD

N


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NORTHERN AREA OF THE CHARRETTE

US-31 “GATEWAY TO THE NORTHWEST”

TYLER

RUSSELL

N

RILEY THOMPSON

WHITEHALL RD

MICHIGAN’S ADVENTURE

N


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Modest growth history

Most probable area of growth in the County

Lots of woods - Lacking of utilities – mostly in storm water infrastructure

Adopted Smart Growth – no growth without water & sewer

AREA FACTS COLLECTED – GROWTH


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Generally a lack of infrastructure

water – good

waste – good 30” trunk line, but septic west of Whitehall Road

gas - limited

electricity – limited

storm – non existent, no plan in place

high speed communication – some in the works

AREA FACTS COLLECTED - INFRASTRUCTURE


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Western residential area / a heavy feeder of traffic to Whitehall Road

History of chemical industry

ground water contamination and Superfund site

Very scattered commercial development

becoming classic strip sprawl, close to Whitehall Road because of 66 foot ROW & short front-yard setbacks.

Acreage behind the commercial strip becoming cut-off

AREA FACTS COLLECTED – LAND HISTORY


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Fragmented natural features Whitehall Road

creek corridors, park and woods have opportunities to connect (now hard to find – buried behind properties)

Superfund site

positive clean-up and technologically sophisticated demonstration project

Unremarkable architecture

few clues, not historical, small residential, vernacular clues around lake resorts, agrarian and camping

AREA FACTS COLLECTED – WHAT WE HAVE


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Bike paths – Fred Meijer Berry Junction. Whitehall Road

connects to Musketawa Trail; ties west to Wisconsin via the Cross Lake Ferry; connects east at GrandWalk to Fred Meijer White Pine Trail

multi-state bike trail system has greater Federal funding opportunities

Buel Neighborhood – African American Culture & Association

AREA FACTS COLLECTED – SPECIAL FEATURES


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Rail access to the industrial parks provides connections Whitehall Road

Limited highway access / good vistas from the US31 into the area

Regional interest in green development

Northwest Michigan tourist corridor is US31

E/W roads are the feeder grid to Lake Michigan shore

AREA FACTS COLLECTED - ACCESSIBILITY

M-120

RAILWAYS


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AREA FACTS – ROAD & UTILITY RIGHT OF WAYS Whitehall Road

1/2 MILLION GAL. WATER TANK

MICHIGAN ADVENTURE

MAJOR ROADS AND ARTERIES

US-31: BOLD RED

MAJOR ARTERIES: BOLD BLUE

20” WATER

30” SANITARY

US-31

TO LAKESHORE

RAIL

UTILITIES

ELECTRIC:GOLD

WATER:RED

SANITARY:GREEN

24” WATER

N

M-120


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Multiple centers of concentration Whitehall Road

possible vernacular around various amusement/recreation vocabularies and the opportunity to create service nodes rather than sprawling strip corridors

Overlay zoning effort – current single use zoning and setbacks – can/will incentivize sprawl

Flat/high water table, sandy ground – not significant flooding

Limited publically accessible open space

1000 acre industry and Brownfield – 200 acre Ren. Zone

400 acre large lot eco-industrial park

AREA FACTS COLLECTED – LAND USE


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Third largest state tourist destination, largest children’s destination – Michigan’s Adventure

Camp-sites provide some recreational “home-base”

Rod and gun clubs

Three golf courses

Some scenic corridors: US 31 “Gateway to the North” & Shoreline Great Lakes Circle Route & Veterans Park Causeway

AREA FACTS COLLECTED - ATTRACTION


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Linked by one school district, Reeth’s Puffer with 1000 seat auditorium & athletic facilities

M-TEC Career Tech Center

Muskegon Community College, Baker College

White Lake Area Community Education Consortium

AREA FACTS COLLECTED – EDUCATION


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Bedroom community to Muskegon, minimal employment seat auditorium & athletic facilities

Huge fluctuation of seasonal winter/summer service jobs around parks and recreation

Possible casino (seems like this idea is everywhere?!!?)

Potential jobs within the 1000+ acre industrial parks

AREA FACTS COLLECTED - EMPLOYMENT


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AREA FACTS COLLECTED seat auditorium & athletic facilities

GREENWAY TRAILS

CREEK TRAILS

BIKE TRAILS & CREEK LINKS

PARKS & CAMPS

N


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Access by car to Michigan Adventures Park, Blue Lake Fine Arts Camp. No public transit – have to drive everywhere – MATS trolley is seasonal

Need comprehensive transit/mobility plan

Kids bike and walk to Michigan Adventures now

Need good bike trails, not riding on shoulders shared with vehicles

Purchase development R.O.W. through:

Eminent domain?

Incorporate corridor & transportation planning.

AREA NEEDS – TRANSPORTATION OPTIONS


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Basic need – get from freeway to Whitehall Road Arts Camp. No public transit – have to drive everywhere – MATS trolley is seasonal

Need good truck routing

Cordova, Bayer, Class A Russell Road to points

Cordova’s current truck route: McMillan to Central to Tyler to Russell to US31

Signage – way-finding is bad – “you can’t get there from here”

AREA NEEDS – ACCESS & WAYFINDING


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Very limited services for locals Arts Camp. No public transit – have to drive everywhere – MATS trolley is seasonal

Feeders to the bike trail

No village hamlet to focus development. Dalton was a village – now it is Dalton 4-Corners, and there is no “There” there.

AREA NEEDS – A SENSE OF PLACE


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Need good design and zoning standards for livable community – current zoning would disallow hamlets

Where can public recreation go? Multi-jurisdictional recreation plans?

A good form-based zoning ordinance is quite possible because of minimum built precedents and age/quality of existing (obsolete)

Create a Natural Features Inventory

Green Infrastructure Plan along bike paths – protection & enhancement

AREA NEEDS – PLANNING & POLICIES


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Purchase of Development Rights, donated, transfers (not yet permissible), Farmland Preservation Trusts

Hotel, golf course site – 2 are under discussion near US-31 Riley Rd exit

Charrette for Bayer: property visioned as eco-synergy park with international expertise assistance (German owned)

Charrette for Cedar Fair area: people understand the points of industry competition/need for “secrecy”, yet this is the major land growth generator.

There still is a true opportunity for merging a national quality environment along with a national quality recreation destination as a “win-win”.

AREA NEEDS – DEVELOPMENT COLLABORATION


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Develop Marketing Incentives Menu permissible), Farmland Preservation Trusts

TIFF, Ren Zone, Brownfield – Multi-jurisdictional TIFF’s?

Sustainable Community Plan around Industrial Zones

Need a sense of identity & place (branding?) for the JPC area

Housing: offer mixed use at hamlet nodes – ie: Dalton Hamlet?

AREA NEEDS – DEFINING WHAT WE CAN BECOME


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Joint Planning Commission Encompassing 5 Townships – first of it’s kind in the State

Planning Commission Members, Township Officials

Jourden Family & Cedar Fair with Michigan Adventures vision for recreation

Bayer Crop Sciences: global competitive initiative with local sustainable vision

WHAT ARE THE HIDDEN ASSETS?

COMMUNITY LEADERSHIP


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Potential for large concentrated workforce at Michigan’s Adventure

Bayer Eco-Industrial large lot Park

Zephyr Property – abandoned Brownfield site

North Shore Hospital site

Fly ash disposal area capped site

Cordova Superfund site

Muskegon County Wastewater Treatment Facility

Active rail system

WHAT ARE THE HIDDEN ASSETS?

WORKFORCE & WORKSITE CREATION


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Muskegon County Waste Treatment plant – 50% capacity & decreasing – should treatment access become regional?

High BOD and large flow capabilities

Muskegon & Muskegon Heights water filtration plant

Coal plant under capacity

Bayer has (2) three-megawatt lines

Undeveloped land trapped between US 31 and Whitehall Road

Under-utilized and abandoned rail lines

Sand mining on Russell Road – future lake development

WHAT ARE THE HIDDEN ASSETS?

ABANDONED AND UNDERUSED LAND AND UNDERUTILIZED INFRASTRUCTURE


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Reeth’s Puffer Neighborhood Improvement Association - African American Community with encouraging development plans

Undervalued & under-utilized properties – ability to create added value for owners when collectively considered

Re-development opportunities are financially lucrative

Established recreational destination (Michigan’s Adventure)

WHAT ARE THE HIDDEN ASSETS?

COMMUNITIES & PRIVATE OWNERSHIP


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Lake Michigan, White Lake, Muskegon Lake, Duck Lake, Blue Lake

Cedar Creek, Bear Creek, Duck Creek, Muskegon River watersheds. Happy Mohawk canoeing on White River

Blue Lake Fine Arts Camp, Camp Lor-Ray, Boy Scout Camp at Owasippe, Pendalouan YMCA Camp, Christian Summer Camp, private campgrounds

Forest preserve and Manistee National Forest

WHAT ARE THE HIDDEN ASSETS?

SURPRISING BIO-DIVERSITY


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Michillinda Resort, Duck Lake State Park, Scenic drive, Pioneer County Park

White Lake Light House, Historic Block House

Great Lakes Downs & Equestrian Industry

Winter sports complex – Olympic sanctioned Luge Run

Double JJ indoor water park & recreation

Camping, Bike Trails

Race Cars, ATV Trails & Dune Cars (Silver Lake)

WHAT ARE THE HIDDEN ASSETS?

ACCESSABILITY TO OUTDOOR RECREATION


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Quality of life exceeds the problems, so pre-emptive planning is primary and possible

Create an identity while managing probable growth

Create a common vision for 5 townships – build trust with open dialogue

And provide a common vision stimulating outside investment

AREA GOALS

West Michigan Regional Urban Design Charrettes


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Regionally, planning is primary and possiblemake connections to green infrastructure hubs, following bike paths, creeks with environmental sensitivity

Create a…sense of place… live, work and play/recreation with opportunities to create a working/living community

A year-round destination… complement summer activates with winter (fall and spring) activities (i.e. Winter sports park, Double JJ Ranch, Michigan’s Adventure indoor water park)

AREA GOALS


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UNCOVERING CONCEPTS planning is primary and possible

MICHIGAN’S ADVENTURE

TRAFFIC LOOP

INTERNAL SHUTTLE FROM HI-WAY LOTS & CAMPSITES TO PARKS

WHITEHALL ROAD

FOR CONSERVATION OF NATURAL RESOURCES, CREATE LAND USE ZONES

DALTON HAMLET

CORDOVA

BUS. PARK

US-31 + M-120

FUN ZONE - GREEN

BAYER CROP SCIENCE

SERVICE ZONE - ORANGE

N

WORK ZONE - BROWN

ENTRY ZONE - PURPLE

ZEPHYR BROWNFIELD


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AREA IDEAS – FUN ZONE planning is primary and possible

CREATE TRAFFIC LOOP AROUND FUN ZONE – TO FACILITATE INCREASING VOLUMES OF TRAFFIC DUE TO MICHIGAN’S ADVENTURE GROWTH

ROUND-ABOUTS

MASS PARKING CAMPSITES WITH SHUTTLE TRANSIT TO THE PARKS

N


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AREA IDEAS – SERVICE ZONE / WHITEHALL BLVD. planning is primary and possible

N


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AREA IDEAS – SERVICE ZONE / WHITEHALL BLVD. planning is primary and possible

N


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AREA IDEAS – WORK ZONE planning is primary and possible

N


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AREA IDEAS – WORK ZONE planning is primary and possible

AN ECO-SYNERGY LARGE-LOT INDUSTRIAL PARK PROPOSAL AT BAYER

N


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AREA IDEAS – WORK ZONE planning is primary and possible

N

M-120 LOOKING EAST


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AREA IDEAS - ENTRY ZONE ROADWAY SECTIONS planning is primary and possible

A

B

C

N


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A planning is primary and possible

B

C


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RECOMMENDATIONS planning is primary and possible

  • The NC Muskegon Charrette PowerPoint should serve as a structure from which to facilitate community discussion and visioning.

  • Add story, facts and ideas to the PowerPoint around topics, issues, and opportunities.

  • Pursue grants to further collective knowledge of the issues, and include the Charrette PowerPoint as background in the grant submittal.

  • With WMSRDC, Muskegon County and the NCJPC:

  • Consider an overlay zoning for Whitehall Road to establish the vision for land use, appearance and opportunities for preservation of natural asset beauty while being able to introduce significantly more supportive development for visitors and residents.

  • Define sub-study zones and apply for future WMRUD Charrettes