The general development plan calls for residential development patterns that make efficient use of land and public services. The plan encourages a wide variety of affordable housing choices. Population projections indicate approximately 225 additional people or roughly 92 additional housing units by the year 2010. This translates into a need for approximately 30 to 46 acres of additional land for residential development, based on an average of two to three units per gross acre. This land should be primarily located adjacent to residential areas and near existing or proposed utilities, as shown in the future land use map.
A variety of low-, medium-, and high-density housing opportunities should be added to the existing housing stock. The demand for housing should be met by senior-citizen housing and primarily low-, and medium density, single-family homes. Single-family housing sizes should be greater than 1100 square feet in size with multiple family units ranging from 360 square feet for studios to 600 square feet for 3 bedrooms. Single-family homes should be a minimum of 22 feet in width.
Demand for mobile home development within the city does not appear to be strong. The city should discourage singlewide mobile homes in areas other than mobile home parks. Mobile home parks should be separated from lower-density residential areas and should be served by complete public improvements.
Home occupations can vary a great deal in scope and type. Rural areas sometimes prefer to look the other way when property owners run businesses out of their homes, garages, out-buildings, and barns. In more urban settings with greater densities, home occupations become a much more sensitive issue. Home businesses such as sole proprietorships having an office in their basement that do not have customers, are probably suitable for most neighborhoods. These types of businesses should be allowed as special land uses with standards regulating signs, parking, and the extent of the principal and accessory structures used for such businesses. The hope is that should these businesses grow as a result of being successful they will move out of the home and into a commercial location.
Much of the study area has been set aside for residential uses and identified in three levels of intensity on the future land use map. The intent, character, and proposed densities for these are discussed below:
Low-Density, Single-Family Residential
Low-density, single-family residential areas consist of outlying open space, perhaps agricultural land and very low-density housing located in areas not suitable for development due to the presence of wetlands, flood plains, high water table, drainage characteristics, or other natural restriction or characteristic. Since public sewer and water may not necessarily be available, the intent of this intensity level is to require larger lots and lower-density uses in areas not appropriate for higher-density development and to protect ground and surface waters. This, in turn, encourages the majority of new development to locate in more suitable areas. Agricultural activities are allowed to continue as secondary activities. The keeping of horses and other livestock for recreational purposes may be common in these areas.
It may be impractical or even unnecessary to serve these areas with public services, such as sewer and water. In some cases, because of limited land areas within the city limits, these growth areas are located adjacent to the city within the township. The anticipated density is very low, with lot sizes greater than 1/3 acre. Minimum lot sizes therefore, would generally exceed 15,000 square feet in size, and may range to 5 acres in size.
Medium-Density, Single-Family Residential
Medium-density residential areas consist of most of the existing residential areas, particularly those nearest the downtown. Properties are characterized by small lots and have access to existing public sewer and water. Primary residential uses would include single-family residences and duplexes. This area is intended to be served by a fully developed range of public services, such as sewer, water, sidewalks, and paved roads. The anticipated density is three to six units per acre or approximately 6,000-to-15,000 -square-foot lot sizes.
High-Density, Single-Family Residential
These areas would typically accommodate modular or mobile home park developments and would be characterized by smaller lot sizes of less than 10,000 square feet. The city does not currently provide for this type of development.
Medium-Density, Multiple-Family Residential
The medium-density, multiple-family intensity level is intended to provide for higher-density, residential developments. They are typically located adjacent to existing higher-density residential uses, such as nursing homes, senior-citizen housing, and multifamily housing and separated to the extent possible from lower-density, single-family areas. Possible uses in these areas are planned unit developments (PUDS), apartment complexes, condominiums, senior-citizen housing, and nursing homes.
PUDs should be encouraged to allow a mix of residential or other uses incorporating proper site planning and development. Anticipated densities may be up to 15 units per acre, provided that the appropriate public services are available. Developments of this type may also be located outside of existing water and sewer service areas, provided that adequate measures are in place to ensure protection of ground and surface waters or that adequate plans are in place to accomplish utility extensions.
High-Density, Multiple-Family Residential
High-density, multiple-family areas would provide low rise apartments or condominiums at a density exceeding 15 units per acre. Public services and fire protection equipment should be available and provided to these developments.
COMMERCIAL AREAS
Commercial development is necessary to provide goods and services to the city's growing population, to provide employment opportunities, and to assure a stable tax base. The role of the general development plan is to establish general criteria for commercial growth areas to ensure compatibility with neighboring uses and to ensure that public facilities and services are adequate to support the area.
The existing downtown is anticipated to continue as the major commercial activity center. This will provide jobs, goods, and services close to the major residential neighborhoods of the city. Compact groupings encourage pedestrian activity and reduce conflicts with neighboring uses. In addition, businesses generally prefer locations designed to make use of existing public improvements. Existing vacant lots and buildings should be utilized before expanding into adjacent residential areas. In some cases, sites can be acquired by the city and temporarily developed as small- or medium-sized parks or open space settings that provide and aesthetic dimension until it is purchased and developed.
It is the intent of this plan, then, to encourage commercial growth in appropriate areas, separated from residential uses as much as possible. However, commercial development requires a variety of services and can result in changes throughout the city, such as traffic and parking problems and the need to expand or extend water and sewer services and street lighting. Furthermore, the existence of commercial development attracts additional commercial activities. By consolidating commercial development, public services can be provided more economically, and land use conflicts can be minimized.
The future land use map designates both primary and secondary commercial areas in the city. These commercial areas are further defined as being the CBD, located in the existing downtown areas, and two secondary commercial districts (general commercial) located south of the CBD and at the US-10 and US-131 interchange area. Activities encouraged in the CBD include general retail stores and services, restaurants, local government services, specialty shops, and professional offices. This area should serve as establishments and to maintain the character of the downtown.
The appearance and efficiency of the downtown is an essential component of a healthy business environment that is necessary for continued economic growth for the entire city. To this end, the general development plan supports the improvement and design recommendations of the Reed City Downtown Development Authority's Tax Increment Finance and Development Plan. Furthermore, the general development plan encourages communication and cooperation among the city council, planning commission, and downtown development authority (DDA) regarding all proposed improvements in the downtown area. The CBD should maintain a strong identity with quality parking and an attractive leisurely atmosphere. The limits of the CBD should be expanded to incorporate more of the former railroad property, and efforts should be made to redevelop abandoned properties. These properties should be inventoried and made available for resale. It is not known whether or not the former gas station sites along North Main Street are contaminated, but a program should be initiated (with legal assistance) to attempt to clean up these blighted areas. There are, reportedly, 38 underground storage tanks within the city limits. A clean-up program could be a genuinely effective urban renewal tool to the downtown, which, in combination with the trails and a downtown park system, could generate a degree of renewed interest in downtown Reed City. Many properties between Chestnut and the railroad right-of-way could be targeted for redevelopment, while, in the meantime, being used for more leisurely, aesthetic purposes.
One of the secondary commercial areas is termed highway/commercial, located northwest of the downtown at the US-10 and US-131 interchange area. This area is intended for larger-scale and higher-intensity land uses that would be inappropriate in the downtown area or uses serving the motoring public. Suggested uses in this area include outdoor recreation establishments (miniature golf, go-carts, batting cages, driving range, etc.), warehousing, convenience goods, motes, and fast-food restaurants. This area allows for expansion of existing commercial activities but is intended to be supplemental to the downtown. Regulating growth in this area creates a challenging situation; in that, it is located in Richmond Township and under the regulatory control of that unit of government. For that, as well as other reasons, the township's assistance will be critical to the implementation of this plan. The expansion of commercial development south along Patterson Street will establish an orientation toward the trail system located along the abandoned railroad right-of-way as well as to the existing community health services already present in that area. Business development here should be consistent and complementary to the expansion of commercial development within the CBD and South Chestnut to ensure that that commercial areas themselves are not competing with each other but, rather, are complementing and providing a grouping of similar and compatible goods and services.
US-10 is attractive to commercial developers because of its high level of traffic flow. Strip commercial development, however, creates traffic flow problems, increases the cost of providing public services, and draws potential markets away for the downtown. The allowed business types along US-10 should be restricted to specific types of uses and appropriate performance standards and screening should be required to protect the visual integrity of this corridor.
The commercial area south of the CBD should continue to establish an orientation toward outdoor sales and service establishments. These might include tire stores, quick oil changes, lumber, hardware, implement sales, and mini storage facilities. The northern limit of this business district currently stops at about Osceola Street. A distance of two or three blocks separates the CBD and the South Business District. In addition to the distinction between these two commercial areas, there is also a perceived separation that exists between the residential neighborhoods on the east and west sides of Chestnut Street. Continued commercial development along this corridor may exacerbate this division. Therefore, the policy on commercial development long Chestnut Street should emphasize filling in vacant lots and redevelopment of existing areas rather than expansion north to the CBD.
INDUSTRIAL AREAS
Industrial development is an essential component of a sound economic development policy for the city. The industrial base of a community plays an important role in its economic strength and prosperity. Industrial activities provide both employment opportunities and tax base. The goal of the general development plan in industrial development is to provide guidelines for the location of industrial uses in relation to existing public services and adjacent land uses.
Industrial activities should be located in close proximity to each other. This improves the flow of shipping and employee traffic, allows firms to share facilities and services, and helps reduce land use conflicts. Industrial development should have direct access to major transportation routes. Access points should be combined and limited in number.
Industrial areas can be desirable components of the city without being undesirable neighbors. Landscaping and comprehensive design can make them attractive working environments and can provide a pleasing appearance compatible with adjacent, less intensive uses. Well-planned industrial parks can be attractive locations for research and development firms and light industrial activities.
Industrial uses can also be made compatible with adjacent nonindustrial land uses by controlling the potential off-site impacts, such as noise, odors, light, and glare through pollution-control measures, setbacks, buffer yards, fencing, landscaping, and other site-specific techniques.
Public improvements and services for industrial areas are essential to ensure an efficient business environment, to allow easy access for the community, and to make the area more compatible with neighboring uses.
Industrial developments should provide the following minimum improvements:
- All-weather paved streets (sidewalks optional).
- Adequate off-street parking (for employees, visitors, deliveries, etc.).
- Adequate, well-paced signs and landscaping for streets, sidewalks, and parking areas, including perimeter screening from adjacent nonresidential uses.
- Appropriate stormwater management facilities and structures.
- Provision of adequate public sanitary sewer and water.
- Controller traffic access to arterial and intersections and good internal circulation.
- On-site docking and loading facilities and turning areas for shipping and receiving.
The industrial component of this plan provides for a general consolidation of industrial development without imparting undue hardship on industrial facilities located in less-desirable areas. The plan proposes a mix of light to heavy industrial uses. The most appropriate area for future industrial development, primarily because of its access to US-10, is the proposed new industrial area on the south side of US-10, between Roth and Dailey Streets. This area is mostly vacant, with a few existing businesses and a small amount of lowland that could serve as part of a stormwater management system.
Much of the proposed industrial area is well-drained, and there are several large industrial tenants currently in place. A limited portion of this entire area could be specifically developed as a certified industrial park. Of the 110 acres planned for exclusive and intensive industrial use, east to the sewage treatment lagoons and north of the railroad right-of-way, about one-quarter are currently in industrial use or in wetlands. As additional industrial land is required in the future, the plan recommends expansion to the south, across the railroad right-of-way, and west to Roth Street to complete the industrial component in that area. These areas are separated from residential uses, include the sewage lagoons, and have access to US-10.
The plan recommends using Church Street (the US-10 business route) as the primary access road through the industrial area. This will provide an alternate access drive from the west as an emergency route through the city and will service the proposed new industrial area for traffic to the south along old US-131.
PUBLIC LANDS
Public lands are those areas that are intended for public or institutional uses, such as public parks, schools, churches, and city government buildings. This classification includes all existing and proposed parks to meet the recreation needs of the city that are identified in Chapter 7. The primary focus of the plan for public lands is to maintain existing facilities in a much more intensive and organized manner and to develop a municipal complex at the present site of the city hall. This type of facility could eventually contain the same offices as at present and could also include a community meeting hall and a public recreation component. Existing city-owned property should be will-maintained and landscaped to provide a more aesthetic appeal to residents and visitors.
OPEN SPACE AREAS
There are numerous areas intended for preservation, including relatively large wetlands areas in and around the city. Wetlands serve important function, such as flood control, groundwater recharge, and water purification. In addition, they provide passive recreational opportunities and support biological habitats. These areas should be preserved in their natural state and utilized as valuable local resources for education, environmental protection, and recreation, while encouraging development to locate elsewhere.
Provided by the Reed City Downtown Development Authority.
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