REED CITY GENERAL DEVELOPMENT PLAN CHAPTER 9

POLICY AND MANAGEMENT RECOMMENDATIONS

Planning and management policies can lead to local programs that identify, incorporate, and utilize local resources to their greatest advantage in land use practices. This approach is fundamental to the city if it is to exist as a unique place to live or visit.

Planning and management guidelines can be used to maximize the quality of life and a more pleasing environment. Without proper planning and management, haphazard development is almost certain to have a negative impact.

By establishing a sound information base and a well-conceived plan, local officials and citizens can provide the best available means for protecting and preserving and regulating undesirable land uses and development practices.

COMMUNITY INVOLVEMENT

Communication between city government and citizens should be expanded and intensified. One method would be to establish neighborhood involvement areas. Each neighborhood so identified would have a central meeting place where information could be disseminated on city activities, plans, funding, etc. City council and staff representatives could explain current and proposed activities and solicit comments from the public. These meetings could be held once or twice a year or whenever necessary.

Another method would be to establish a Blue Ribbon or Strategic Planning Committee (see below).

Possible composition of such a committee might include:

- Public School Superintendent.

- County Board Representative.

- Bank President.

- Realtors and Developers.

- Chamber President.

- City Manager.

- Mayor.

- Township Supervisor

- Major Corporation (Employers).

Goal: To discuss growth potential problems, cooperation, mutual benefit, new program development, school/corporation partnerships.

Result: To generate new ideas, public commitments, stakeholders.

TAX MAPPING

The DDA has already completed property mapping of the entire DDA area. This includes the identification of each parcel by tax identification number as well as accurate right-of-way dimensions and locations for streets, highways, and railroads. This mapping could be continued throughout the entire city and provide accurate property dimensions and other information for planning, zoning, utility, and may other useful purposes.

FINANCE

The city should maintain a more detailed accounting of revenues and expenditures for planning and zoning to include application fees, permits, administration, enforcement, etc. This could result in more regular and consistent budgeting for planning and zoning purposes which could include city-wide property description and mapping.

Monitor state and federal grand opportunities and apply for funding whenever possible.

TOWNSHIP COOPERATION

Activities outside of the city limits should be reviewed collectively, I.e. land use considerations.

CODE ENFORCEMENT

Clean up private properties.

HOUSING POLICY

Limit multi-family units to no more than 32 percent of the total number of units available in the city. Ensure that single-family areas remain single-family. Encourage multi-family in multi-family areas. Discourage conversion of single-family homes to multi-family. Strengthen inspection code and requirements for multi-family conversions pertaining to upper floor access, parking, window area/floor area ratios, handrails, electrical, utilities, maintenance, trash, registration, and regular inspections. Limit or eliminate the use of special land use permits to allow multi-family dwellings in single-family neighborhoods. Establish a database for the multi-family housing stock indicating size of units, ownership, age, condition, dates of inspection, violations, etc. Could be linked to a G.I.S. system to accurately monitor the city-wide impact and accounting.

SIGNAGE

City logo, street sign, directional signs, new entryway using Patterson, entryway, business locations at McDonalds.

INDUSTRIAL PARK

Promotion for sites and certification.

MAINTENANCE

The city must implement a program of upgrading city facilities and infrastructure including sewer and water facilities, sidewalks, streets, lighting, parks, and related buildings and properties.

PARKS

Use and maintain well house sits. Build a swimming pool.

WATER SYSTEM

Eliminate pressure fluctuations.

SANITARY SEWER SYSTEM

Sewage treatment capacity needs to be expanded.

WETLANDS MANAGEMENT

Wetlands pose a limitation to development for several reasons. Their water table makes them unsuited for septic disposal systems; and in order to build on them, landfill is required, which destroys the wetland and eliminates its role in the ecological system. Wetlands serve as valuable habitat for wildlife, spawning grounds for fish, water purifies, groundwater recharge areas, temporary storage basins for stormwaters and floodwater, and for a myriad of other purposes.

At a minimum, the city should develop requirements that all newly created lots be buildable (i.e., that lots must have sufficient nonwetlands area to meet minimum size, setback, parking, and accessory use requirements)> The review process should guarantee that newly created lots and development applications meet the standards of the term "buildable lot" as defined in the ordinance and a statement that lots created by circumventing this process are not legally developable or eligible for variance review. In addition, the city should consider:

- Ensuring that local subdivision controls require that all lots be buildable and that wetlands be identified on all information that is submitted for review.

- Having available, for display, full size color drawings of wetlands in and around the city.

- Establishing, as goals, the concepts of no net loss of wetlands (mitigation) and avoidance of wetlands for development.

- Coordinating wetlands planning and enforcement with adjacent units of government.

- Appointing local officials to coordinate wetlands permit review with the MDNR.

- Initiating improved mapping of wetlands on a parcel-by-parcel basis.

- Disseminating wetlands information in a campaign to educate the public.

Wetlands management should be an integral part of the city's goals regarding protection from unsuitable growth and development as well as a means to preserve water quality.

RECREATION MANAGEMENT

The following enhancement techniques can be used to effectively preserve, protect, and enhance the recreational opportunities in Reed City:

- Better river access.

- Bicycle and pedestrian trail system.

- Historical features promotion.

- Park development.

The Hersey River is a valuable public asset; but, unfortunately, not generally accessible to the public. Better public access areas could provide this access with a measure of necessary control. Individual access areas could be developed to contain:

- A convenient entrance from a public road;

- A parking area;

- Rest room facilities; and

- A sign system to identify and locate the area along the public road.

A more elaborate facility might also contain picnic areas, play areas, lighted parking, water supply, and shelters. In most instances, acquisition, development, and maintenance must be considered. Bike trails provide an excellent method for the public to fully appreciate the river and to travel through the park system.

STORMWATER MANAGEMENT

Without careful planning, stormwater runoff can become an increasing hazard. Natural drainage flows are intensified when rooftops and pavement replace vegetated areas that previously slowed runoff and allowed infiltration. The urbanization process leads to increased flooding problems, degraded water quality, and unstable stream channels.

By planning for a stormwater system ahead of community growth, control measures can be implemented at the same time as new development occurs. An effective management program will prevent flooding problems and will also ensure water quality protection and the maintenance of recreation, wildlife, and aesthetic values.

In a typical management program, stormwater is stored on site and released at a rate that approximates predevelopment runoff rates. While stored, sediment and attached pollutants may be settled out. When applied throughout a drainage basin, runoff management can substantially reduce major investments in downstream flood, pollution, and erosion control projects.

FLOODPLAIN MANAGEMENT

Floodplain management is an overall program of corrective and preventive measures for reducing flood damage, including but not limited to emergency preparedness plans and any regulations aimed at the future use of the floodplain. These regulations may take the form of portions of zoning, subdivision, or building regulations or a floodplain ordinance. Minimum floodplain management standards published by the Federal Insurance Administration include review of building permits for all new construction and, when improvements to existing structures are more than 50 percent of market value, to assure that sites are reasonable free from flooding. In flood-prone areas, the community must also require proper anchoring of structures, the use of construction materials, methods that will minimize flood damage, and adequate drainage for new subdivision; and new or replacement utility systems must be located and designed to preclude flood loss.

Zoning is the most widely used tool to regulate land use within floodplains. Utilizing performance standards for permitted uses in the flood fringe and floodway ensure judicious use of the land compatible with the intention of minimizing potential flood damage.

The floodplain management plan should ensure judicious utilization of the floodplain while minimizing potential flood damage.

GROUNDWATER MANAGEMENT

Groundwater quality should be protected by avoiding undesirable development in recharge areas and wetlands. Good surface water management is the basis for groundwater protection measures. Consideration should be given to the extent of groundwater contamination by septic tanks and the potential for chemical or toxic substance leaks and spills by industrial or transportation activities.


Provided by the Reed City Downtown Development Authority.


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