REED CITY GENERAL DEVELOPMENT PLAN CHAPTER 2

COMMUNITY PROFILE

LOCATION

The City of Reed City (1990 population 2,379) is located along the US-131 corridor, approximately 15 miles north of Big Rapids (population 10,104) in northwestern Michigan. It is located at the crossroads of US-10 and US-131, representing good access to two important state highways. The city is located entirely within Richmond Township (population 1,722) in southwestern Osceola County. It is the county seat and the largest of the two cities in Osceola County. The City of Evart (population 1,744) is located 13 miles to the east.

TRANSPORTATION

Streets and Highways

Nearly all city streets are asphalt-paved (or top-coated), two-lane facilities with 66- to 80-foot rights-of-way. A few city streets have less than the standard 66-foot right-of-way; and a few, such as Chestnut (old US-131) and US-10, have wider rights-of-way. Street and road development is more extensive in the eastern and central portions of the city than in the western and southern portions. Traffic from US-131 enters the city from the north, along US-10, and must turn south on either Patterson or Chestnut Streets. US-10 serves the state between Bay City and Ludington. The US-10 business route is Church Street, which intersects with Patterson Road at its easter terminus.

Railroad Service

The city has historically been the crossroads of two railroads that are currently inoperative. The north-south route is now owned by the Michigan Department of Transportation (MDOT) and CSX and the east-west route by the Michigan Department of Natural Resources (MDNR) and CSX. Both railroads traverse and intersect at the center of the city and have either been aquired or are in the process of being acquired as part of the state's "Rails-to-Trails" program.

Air Service

The former Reed City Airport no longer serves the public air service needs of the city. It is now owned entirely by Nartron Corporation. Instead, the air service needs are primarily served by the airports in Big Rapids and Evart.

EXISTING LAND USE

The predominant land use in the city is residential, as show in Table 1. Single-family residential areas surround the downtown, with the greatest concentration being west of Chestnut Street. Lot sizes near the downtown core are relatively small (5,000 to 10,000 square feet), with those in most other areas consistently in the 10,000 to 20,000-square-foot range.

Use
Table 1

Existing Land Use Totals

Total AcresPercent of Total Area
Agriculture1328.1
Single-Family Residential37830.0
Multiple-Family Residential393.1
Commercial806.3
Industrial/Utilities937.4
Public/Institutional14111.1
Vacant/Open Space/Right-of-Ways42934.0
1,262100.0

Some multiple-family housing is located in the southern portion of the city, including an 101-unit apartment complex managed and operated by the Reed City Housing Commission, comprised of senior citizen, handicapped, disabled, and low and moderate income housing. In this area there are also three other multi-family complexes, one of which is also low to moderate invome. The downtown area is primarily commericial properties, offering a mix of general merchandise and specialty shops. These activities are generally located along Upton and Chestnut Streets, between the north city limits and Todd Avenue. A second commercial area is located south of the CBD on Chestnut Street, between Lincoln and Church Streets. Other commercial properties may be found at a few isolated locations.

The major industrial area of the city is southeast of the city center; however, some industry is directly adjacent to the downtown. Existing industries include Yoplait Yogurt, Pilot Tool and Die, and Nabco. Public lands and institutional uses are located throughout the city.

POPULATION CHARACTERISTICS

The city had a total population of 2,379 in 1990 according to the 1990 Census. There was a total of 979 households, representing 2.4 persons per household. Of these 2,379 people, 54 percent were female and 97 percent were white. Estimates based on the Osceola County growth rate between 1980 and 1990 would indicate a 1993 population of approximately 2,425 persons.

The population of the city is relatively young, with 31 percent of the population under the age of 20. Young adults (ages 20 to 39) make up 26 percent of the population, while 21 percent are between 40 and 59, and 22 percent are 60 years and above.

The population of the city is generally well-educated, with 72 percent having at least a high school diploma; 23 percent have some college experience or an associate degree, while 15 percent have a bachelor or advanced degree. Only 28 percent of the population do not have a high school diploma.

Table 2 shows population characteristics for city residents compared to Osceola County and the state. The city has a considerably higher proportion of residents 65 years or older, a higher median age, a slightly lower percentage of high school graduates, and fewer persons per household than the county and the state.

Social Characteristics Source: 1990 Census Data
Table 2

POPULATION CHARACTERISTICS

City of Reed CityOsceola CountyState
Percent Under 18 Years28.929.626.5
Percent 65 Years and Over18.514.011.9
Median Age34.133.532.6
Percent High School Graduates72.072.176.8
Persons Per Household2.432.712.66

HOUSING CHARACTERISTICS

The census reports 994 total housing units in 1990. Of these housing units, 95 percent are occupied (i.e., 979 households), and 57 percent are owner-occupied.

Nearly one-half (42 percent) of the housing units in the city were built prior to 1940. Only 19 percent were built between 1940 and 1970. A significant 24 percent were built during the 1970s, and 12 percent were built in the 1980s. The year 1953 is the median year in which the city's housing units were constructed.

The clear majority of housing units are single-family units; 11 percent are located in structures with between two and four dwelling units; and 21 percent are in structures containing five or more units. Only 26 mobile homes are located in the city.

The median value of homes in the city in 1990 was $39,000. However, home values varied considerably across the city. For example, in Census Block Group 1 (the eastern one-half of the city), the median home value was $34,800, while in Census Block Group 2 (the western one-half of the city), the median home value was $40.500.

A public housing authority was established by the city council in 1967 to provide proper sanitary housing facilities for families of low income, to lease or operate public housing projects, and to determine local housing composition and deficiencies.

-Single-Family HomesDuplexesMultiple UnitsMobile Homes-
Table 3

HOUSING TYPE

TotalPercent
65365.7
10911.0
20921
262.6
994100.0

EMPLOYMENT CHARACTERISTICS

According to the 1990 Census, there were a total of 993 persons in the labor force, with 10.1 percent of the labor force listed as unemployed.

Professional services, including medical and educational services, employes the greates number of workers in the city (33 percent). Other top industries in the city include manufacturing (24 percent) and wholesale and retail trade (22 percent).

The majority of workers are employed in white-collar occupations, with 31 percent employed as technical, sales, and administrative occupations; 28 percent in managerial and professional occupations; and 16 percent in service industries. Table 4 shows a more detailed breakdown of the industry and occupation information for the city.

The following table provides more detailed information on employment characteristics in the city:

Table 4

EMPLOYMENT CHARACTERISTICS

Industries of Employed Persons
34 Percent Professional Services
24 Percent Manufacturing
22 Percent Wholesale/Retail Trade
9 Percent Business/Personal Services
6 Percent Public Administration
2 Percent Agriculture/Forestry/Fishing/Mining
2 Percent Construction
Occupations of Employed Persons
31 Percent Technical, Sales, and Administrative
28 Percent Managerial and Professional
16 Percent Service
16 Percent Operators, Fabricators, and Laborers
8 Percent Precision Production, Craft, and Repair
1 Percent Farminig, Forestry, and Fishing

Nearly all of the labor force drives to work, with 76 percent driving their own vehicles and 10 percent car-pooling; 9 percent of the labor force walk to work; and 4 percent work at home.

Roughly 20 percent of the people in the work force actually work in Reed City. Nearly 70 percent of the labor force travel for more than 5 minutes to their places of work.

INCOME CHARACTERISTICS

In 1990, the median household income was $18,333, the median family income was $23,788, and the per capita income was $8,877. The income characteristics also vary across the city. For example, the median household income in Block Group 1 (eastern one-half of the city) was $21,154; and in Block Group 2 (the western one-half of the city) it was$26,394.

As shown in Table 5, Reed City residents have slightly lower median incomes than county residents but remain considerable below state levels. In addition, a higher percentage of persons in the city are below the poverty level than the county and state.

Table 5 here

RECREATION

There are many outdoor recreational areas in the city. They can be identified as:

- Recreation Park.

- Linear Park.

- Rambadt Park.

- Rails to Trails

- Water Tower Field

The Linear Park and Rambadt Park are adjacent facilities and are located near the northern city limits, along the Hersey River. The Recreation Park complex, located in the northeast part of the city, provides two baseball diamonds, four basketball courts, and three tennis courts. The Reed City Public School System has an outdoor football field and a softball/hardball field. The school also offers indoor recreation, such as a gym, basketball court, volleyball court, gymnastics, and a multipurpose room. There is no specific facility available for use by the senior citizens.

COMMUNITY FACILITIES AND SERVICES

Sanitary Sewage

The sewer system has the capacity to serve 2,000 equivalent units (one equivalent unit represents one housing unit). Figure D shows the city sewer system.

The system includes a primary lagoon treatment facility, with effluent being pumped directly to a secondary contained clarifier system prior to discharge into the Hersey River. It is designed for a toal capacity of approximately 1,500 to 2,000 units. Based on recent problems encountered for business expansion, it has been determined that the treatment facility has now reached capacity.

Water System

The city water supply system is shown in Figure E. The system has adequate capcity to meet the needs of the projected population through the year 2010.

Stormwater System

The stormwater system in the city generally flows northeast to the Hersey River. The system is comprised of traditional catch basins, drainage ditches, and culverts; however all but approximately 2,500 feet are totally enclosed drains. The stormwater system is portrayed in Figure F.

Police, Ambulance, and Fire Protection

Police protection is provided by the city. There are four full-time police officers and two part-time police officers working in the summer to put themselves through college. Ambulance service is provided by the county ambulance service. Response time is considered excellent, and no modifications are proposed.

Fire protection is provided by a volunteer fire department. Response time is also considered excellent for local fire protection services.

CITY FINANCES

Although property taxes represent the largest single revenue category, they comprise only about one-third of the city's total revenues. Other primary funding sources are from service charges and revenue sharing. The city operates on a total annual budget of approximately $1.3 million.

The city's state equalized value (SEV) is approximately $25.0 million, representing a theoretical market value of approximately $50 million. The millage rate of 16 mills represents obligations for general operating and sewage debt, and generates approximately $425,000 per year. The city has issued numerous commericial and industial facilities exemption certificates and many remain in effect.

According to state law the city is limited to a borrowing capacity of ten percent of its total SEV which equals $2.5 million. The city currently has only about $300,000 in outstanding general obligation bonds.

Tax increment financing has been authorized through the city's downtown development authority established in 1986.


Provided by the Reed City Downtown Development Authority.


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