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Charter Township of Orion Master Plan 2009

Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

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Page 1: Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

Charter Township of Orion

Master Plan

2009

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ORION TOWNSHIP MASTER PLAN

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Acknowledgements i

ORION TOWNSHIP MASTER PLAN

AcknowledgementsOrion Township BoardMatthew Gibb, SupervisorPenny Shults, ClerkAlice P. Young, TreasurerMark Crane, TrusteeNeal Porter, TrusteeJohn Steimel, TrusteeJoAnn Van Tassel, Trustee

Planning Commission MembersDouglas Zande, ChairpersonShannon Filarecki, Vice ChairDick Christie, SecretaryJohn Steimel, Township Board RepresentativeSandra DylJustin DunaskissCarol Thurber

Adopted by the Charter Township of OrionPlanning CommissionDecember 16, 2009

Accepted by the Charter Township of OrionTownship BoardJanuary 4, 2010

Assisted by:Carlisle/Wortman Associates, Inc.Community Planners and Landscape ArchitectsAnn Arbor, Michigan and Clarkston, Michigan

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iv Table of Contents

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Table of Contents v

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Table of ContentsAcknowledgements iResolution of Adoption iiiTable of Contents v

Introduction 1 What is Planning? 1 How is the Plan to Be Used? 2 Scope 3 Planning Area 3 Methodology 3

Background Studies - Physical Profile 5 Early History 5 Existing Land Use 6 Conclusions 12

Background Studies - Demographic & Socio-Economic Profile 15 Population and Housing 15 Population and Housing Conclusions 21 Economic Base 22 Tax Base 22 Employment 23

Background Studies - Community Facilities 25 Township Administrative Services 25 Other Public Services and Programs 25 Public Water and Sanitary Sewer Services 25 Conclusions 33

Background Studies - Parks and Recreation 35 Recreation Inventory 35

Background Studies - Environmental Resources 45 Topographic Features 45 Soils 45 Water Resources 46 Wetlands and Floodplains 52 Woodlands 53 Green Infrastructure 54 Conclusions 60

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Background Studies - Historic Preservation 65 Properties Eligible for Listing on the National Register 66 Conclusions 67

Background Studies - Transportation & Thoroughfares 71 Roadway Classifi cation and Responsibility 71 Administrative Jurisdiction 71 National Functional Classifi cation 72 Roadway Classifi cations within the Township 72 Right-of-Way Plan 75 Traffi c Counts and Crash Locations 79 Road Improvements/Traffi c Studies 79 Safety Paths 80 Opportunities for Change 80

Goals 85 Citizen Input 85 Workshops 85 Goals, Objectives, Policies 86 Economic Development 87 Community Facilities 88 Recreation Facilities 90 Environmental Resources 93 Historic Preservation 94 Transportation and Thoroughfares 95 Residential Areas 97 Offi ce Areas 99 Commercial Areas 100 Industrial Areas 102

Future Land Use 103 Future Land Use Classifi cations 103 Community Facilities 110 Environmental Resources 111 Historic Preservation 111 Transportation and Thoroughfares 112 Village Center Development 114 Typical Strip Development 114 Residential Areas 115 Offi ce Areas 116 Commercial Areas 116 Industrial Areas 118 Recreational Areas/Facilities 120 Gateways and Aesthetics 121

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Implementation 123 Township Policy 124 Utility Service Districts 124 Zoning 124 Zoning Plan 124 Cluster Housing/Open Space Planning 126 Capital Improvement Program 128 Federal State Funds 128 Local Funds 128 Economic Development for the Charter Township of Orion 129 Plan Education 132 Master Plan Updates 132

List of Maps Map 1: Existing Land Use 7 Map 2: Water Distribution System 27 Map 3: Sanitary Collection System 29 Map 4: Oakland County Drains 31 Map 5: Recreation Inventory 38 Map 6: Topography 47 Map 7: Water Resources 49 Map 8: Woodlands 55 Map 9: Green Infrastructure 57 Map 10: Michigan Natural Features Inventory 61 Map 11: Survey Sites 69 Map 12: Transportation Plan Map 73 Map 13: Master Right-of-Way Plan for County Roads 77 Map 14: Pathways Map 81 Map 15: Future Land Use Plan 105 Map 16: Industrial Development District 130

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viii

ORION TOWNSHIP MASTER PLAN

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Introduction 1

ORION TOWNSHIP MASTER PLAN

What is Planning?

Planning is a process which involves the conscious selection of policy choices relating to land use,

growth and development in the community. The Master Plan is an offi cial Township document that sets forth policies for the future of the community.

The Charter Township of Orion derives its authority to prepare a Master plan from the Planning Enabling Act, PA 33 of 2008 as amended. The Act states:

(1) In the preparation of a Master Plan, a Planning Commission shall do all of the following, as applicable:

(a) Make careful and comprehensive surveys and studies of present conditions and future growth with the Township with due regard to its relation to neighboring jurisdictions.

(b) Consult with representatives of adjacent local units of government in respect to their planning so that confl icts in master plans and zoning may be avoided.

(c) Cooperate with all departments of the state and federal governments and other public agencies concerned with programs for economic, social and physical development within the planning jurisdiction and seek the maximum coordination of the Township’s programs with these agencies.

(d) In the preparation of the master plan, the Planning Commission may meet with other governmental Planning Commissions or agency staff to deliberate.

(e) In general, a Planning Commission has such lawful powers as may be necessary to enable it to promote local planning and otherwise carry out the purposes of the Act.

(2) A master plan shall address land use and infrastructure issues, and may project twenty (20) years or more into the future. A master plan shall include maps, plans, charts, and descriptive, explanatory and other related matter and shall show the Planning Commission’s recommendations for physical development of the Township, such as:

(a) A land use plan that consists of a classifi cation and allocation of land for agriculture, residences, commerce, industry, recreation ways and grounds, public buildings, schools, soil conservation, forests, woodlots, open space wildlife refuges and other uses and purposes.

(b) The general location, character, and extent of streets, railroads, airports, bicycle paths, pedestrian ways, bridges, waterways and waterfront developments; sanitary sewers and water supply systems; facilities for fl ood prevention, drainage, pollution prevention and maintenance of water levels; and public facilities and structures.

(c) Recommendations as to the general character, extent and layout of redevelopment or rehabilitation of blighted areas; and the removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of streets, grounds, open spaces , buildings, utilities, or other facilities.

(d) A zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. It shall include an explanation of how the land use categories on future land use map relate to the districts on the zoning map.

(e) Recommendations for implementing any of the master plan’s proposals.

Introduction

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2 Introduction

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(f) If a street plan is included, the means for implementing the master street plan in cooperation with the Road Commission for Oakland County and State of Michigan Department of Transportation shall be specifi ed.

(3) Before preparing a master plan, a Planning Commission shall send a notice explaining that the Planning Commission intends to prepare a master plan, requesting the recipients’ cooperation and comment.

(4) After preparing a master plan, the Planning Commission shall submit the proposed master plan to the Township Board for review and comment. The adoption process shall not proceed unless the legislative body approves the distribution of the proposed plan for review and comment to all the following:

(a) Each municipality located within or contiguous to the Township.

(b) The Oakland County Planning Commission.

(c) Each public utility and railroad company owning or operating a public utility or railroad with the Township.

(d) If a master street plan is included, the Oakland County Road Commission and State of Michigan Department of Transportation.

(5) An entity described above may submit comments on the master plan to the Planning Commission within sixty-three (63) days after the proposed plan was submitted to that entity.

(6) Before approving a proposed master plan, the Planning Commission shall hold not less than one (1) public hearing. The hearing must be held after the expiration of the comment period allotted to the above mentioned entities.

(7) The approval of the master plan shall be by a resolution of the Planning Commission by a majority vote of its membership.

(8) Upon fi nal adoption, the Planning Commission shall submit copies of the adopted master plan to the aforementioned entities.

How is the Plan to Be Used?

The Plan serves many functions and is to be used in a variety of ways:

1. The Plan is a general statement of the Township goals and policies. It provides a single, comprehensive view of the community’s desires for the future.

2. The Plan serves as an aid in daily decision-making. The goals and policies outlined in the Plan guide the Planning Commission and Township Board in their deliberations on zoning, subdivision, capital improvements and other matters relating to land use and development. The Plan provides a stable, long-term basis for decision-making that will provide a balance of high and low density housing, commercial and industrial land use and an orderly process for land use planning.

3. The Plan provides the statutory basis upon which zoning decisions are based. The Zoning Enabling Act (PA 110 of 2006) requires that the zoning ordinance be based upon a plan designed to promote the public health, safety and general welfare. It is important to note that the Master Plan and accompanying maps do not replace other Township Ordinances. Zoning is only one of the many legal devices used to implement the Master Plan.

4. The Plan attempts to coordinate public improvements and private developments. For example, public investments such as road or sewer and water improvements should be located in areas identifi ed in the Plan as resulting in the greatest benefi t to the Township and its residents.

5. Finally, the Plan serves as an educational tool and gives citizens, property owners, developers and adjacent communities a clear indication of the Township’s direction for the future.

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Introduction 3

ORION TOWNSHIP MASTER PLAN

SOCIO-ECONOMIC BASE, NATURAL RESOURCES & COMMUNITY FACILITIES

COMMUNITY INPUT

PRELIMINARY MASTER PLAN

PUBLIC HEARING

FINAL MASTER PLAN

In summation, the Charter Township of Orion Master Plan is an offi cially adopted document that sets forth an agenda for the achievement of goals and policies. It is a long-range statement of general goals and policies aimed at the unifi ed and coordinated development of Orion Township. It helps develop a balance of orderly change in a deliberate and controlled manner that permits planned growth and redevelopment. As such, it provides the basis upon which zoning and land use decisions are made.

The fl ow chart below indicates the steps used in preparing the Charter Township of Orion Master Plan.

Scope

Orion Township’s Master Plan is a policy manual. One of the tools to accomplish the goals and

objectives is direct public input. However, some of the most powerful and useful tools are the Zoning Ordinance and Subdivision Regulations. The Zoning Ordinance was completely revised in 1984 and has been continuously upgraded since that time. The Zoning Ordinance is designed to implement, as far as is possible, the Master Plan. State zoning enabling legislation specifi es that zoning should be based on a plan. This Master Plan and the Future Land Use Plan, provide the framework for the Orion Township Zoning Map. Additionally, the Plan considers the goals of the community and provides objectives to achieve these goals.

Planning Area

The planning area for this Master Plan is all land within the actual Township boundary except for

the Village of Lake Orion. The Village of Lake Orion was not included in the data analysis or future land use planning because the Village of Lake Orion is incorporated and has prepared its own Master Plan.

Methodology

During the year 2008, the Orion Township Board of Trustees authorized the Planning Commission

to begin updating the 2000 Master Plan. As part of that process, several workshops were held to gather input from the public. The input received from the workshops was the initial basis for re-evaluating the 2000 Master Plan and determining whether the identifi ed goals, objectives, and policies remained valid.

Broad community goals were discussed with the Planning Commission, along with the

identifi cation of areas within the Township that were determined to require a modifi cation of land use as a result of changes since the completion of the 1992 and 2003 Master Plan. The background studies were updated and presented to the Planning Commission. The updates were derived from the 2000 U.S. Census data, as well as data from other sources such as

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4 Introduction

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SEMCOG and Township departments. Based upon the noted changes since 2003, the validity of the existing goals, objectives, and policies was analyzed, and updated, as necessary.

As the process continued, various elements were analyzed and discussed by the Planning Commission, with input from local citizens. Goals, objectives and policies for each element were discussed and reworked. Upon completion of the goals and objectives and the analysis of the individual elements, they were then condensed, compiled and coordinated to form the Master Plan document. Finally, with the availability of 2000 U.S. Census data and 2008 SEMCOG data, the demographic portions of the text were updated.

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Background Studies--Physical Profile 5

ORION TOWNSHIP MASTER PLAN

Physical ProfileA number of studies were conducted to determine existing and predicted future conditions in the Charter Township of Orion. The preparation of background information serves as the technical basis for the Master Plan. Population and housing were evaluated as to numbers, trends, characteristics and projections. The local economy was analyzed in terms of types of activities and tax base. Community facilities and services and road conditions were inventoried and their adequacy assessed. Finally, information regarding various natural resource characteristics, such as fl ood plains, wetlands and soils suitable for septic systems, was collected, mapped and evaluated.

Early History1

Historically, Orion Township was settled for agriculture and forestry. The Village of Lake

Orion, on the other hand, served as the center of commerce and as a resort community. The fi rst land was purchased in 1819 in the midwest portion of the Township in section 19 by Judah Church and John Wetmore who purchased the land to harvest its timber. This area was once known as “The Big Pinery” because of its abundance of large trees. However, most early development occurred in sections 24 and 25 in the southeast portion of the Township. Jesse Decker was the fi rst to locate in the area and it became commonly known as the “Decker Settlement.” The Decker Settlement was generally a collection of farms cut from the woods that once covered the area. Consequently, the Township’s fi rst sawmill was constructed in section 25.

The construction of the Detroit and Bay City Railroad was a pivotal event in the history of the Township. The section of the railroad that passed through the northeast portion of the Township was constructed

1 - History of Oakland County, Michigan, L.H. Everts and Company, 1877 and Oakland County Book of History, 1820 to 1970, Arthur H. Hagman, Editor.

in 1872, and thereafter changed and shaped future events. To begin with, there was some speculation as to its route. But, due largely to the diligence of John Carpenter, one of the earliest settlers in Orion Township and an incorporator of the railroad, a route through Orion and Oxford was chosen. The tracks were laid upon what was once a trail created and used by Indians that followed the Paint Creek.

The opening of this railroad facilitated trade, ensuring that agricultural products of the Township could reach larger markets, while at the same time providing needed goods to Township residents. As a result, the Village of Lake Orion was reinforced as the seat of commerce for the Township.

Lake Orion, once called Lake Canandaigua, is for the most part “man made.” Prior to 1936, the lake was small, with the Paint Creek being both an inlet and an outlet. To provide adequate fl ow for the use of water-powered mills, a dam was constructed. Over the years, a number of different dams were constructed, as previous ones failed. When the dams failed, the mills that were constructed, along with the Paint Creek were often destroyed. The route of the railroad ran adjacent to the lake, thus it was necessary to construct a new dam to ensure that the railroad grade would be stable. Because the new dam was higher and longer than those previously constructed, Lake Orion covered a wider area than it had in the past. Furthermore, with better fl ow and less risk, the use of water-driven mills became more practical. The availability of the mills was of great benefi t to the lumber and agricultural industries of the Township.

An unforeseen benefi t of the railroad has been the preservation of what is now known as the Paint Creek Trail. At one time, Indian trails criss-crossed the Michigan landscape. Many of these later became roads, but many faded away from lack of use or fragmentation, as the land was developed for other purposes. It is unlikely that the Paint Creek Trail would

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6 Background Studies--Physical Profile

ORION TOWNSHIP MASTER PLAN

exist today if its ownership hadn’t been consolidated by the railroad.

Lake Orion’s popularity as a resort was strengthened by the construction of the inter-urban at the turn of the century. This passenger rail system linked the City of Detroit and a surprising number of small suburban towns, including the cities of Northville, Luna Pier, Farmington and Oxford. The resort nature of the area gave rise to the development of dense cottage subdivisions in Lake Orion and the northeast portion of the Township. This reinforced the agricultural base of the Township, as farmers found the resort industry created a sound market for their goods.

Existing Land Use

A basic element in planning the future of the Charter Township of Orion is the consideration of existing

land use types and patterns. Previous existing land use data was compiled in 2002; for purposes of this Master Plan update, this data has been revised by Oakland County Planning and Economic Development to refl ect the land use transitions within the Township. The results of this mapping are presented in Map 1.

Classifi cations

The following land use classifi cations were used by Oakland County in updating the Township Existing Land Use. The classifi cations are based upon the Oakland County Equalization use codes, which in some cases have been combined into a single land use category, and/or in the case of public institutions, schools, parks and churches, have been split into multiple land use categories.

Vacant – Areas of vacant land not used for any purpose are assigned to this broad classifi cation. However, in some cases, the vacant land may actually be a conservation/preservation area associated with an adjacent residential development.

Single Family – Areas of improved land having three (3) or fewer units per building in predominantly residential use. There are eight

classifi cations of Single Family that are based on the parcel size (density).

Multiple Family – Areas of improved land having four (4) or more units per building in predominantly residential use, including apartments and townhouses plus any streets, service drives and community areas such as yards, clubhouses, and pools.

Mobile Home Park – Areas of improved land having multiple mobile home structures that are in the nature of a community or “mobile home park” plus any streets, service drives, and community areas such as yards, clubhouses, and pools.

Commercial/Offi ce – All areas used for wholesale, retail, offi ce, entertainment, or services, plus contiguous accessory uses such as parking areas and service drives.

Industrial – Areas of improved land used predominantly for manufacturing or on which materials or articles are processed or semi-processed, but not retailed, including related storage areas and warehousing. This classifi cation also includes mining processing or gravel, stone, minerals, ores, peat mines, etc., plus commercial waste disposal sites, land fi ll operations and junkyards.

Public/Institutional – Land areas and facilities that are held in the public interest and are usually exempt from real property taxation plus any service drives or roads inside the actual parcels. Examples of this classifi cation include churches, educational facilities, governmental offi ces, and cemeteries.

Recreation and Conservation – Lands for which the primary purpose is for outdoor recreation or natural area conservation. This classifi cation includes public or private-owned parks, golf courses, or areas of which the primary purpose is preservation and conservation of undeveloped natural areas.

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Transportation, Utility and Communications – Improved land containing above or below-ground utility or communication facilities, including transmission lines, booster and transformer stations, county drains, detention/retention basins, and railroad yards.

The land use area contained within each of the classifi cations is noted in the following table along with the resulting changes since the 1992 Master Plan update. While the actual existing vacant land acreage is lower than noted below (based upon spot fi eld investigations and per Township staff), the chart is intended to generalize the types of land uses found within the Township, along with the approximate break down by use category since the 1989 land use

survey. Therefore, Table 1 is to be used only as a guide.

Patterns

The earliest concentration of development in Orion Township occurred in the northeast quadrant, along Lapeer Road (M-24) and in the vicinity of Lake Orion and Long Lake. The Village of Lake Orion served as a center of commerce and government activity for residents living in the Village, around nearby lakes, and on farms throughout the Township. The lakes were focal points of summer recreation activity. The densely developed cottage subdivisions that developed around the lakes increased the seasonal population substantially, but many of these small cottage homes in Lake Orion and in the Bunny Run

Table 1: Orion Township Land Use Comparison(1998 – 2008, in acres)

Use Category 1989 20011989-2001

Change 20082001-2008

Change

Vacant * 7,202 3,088 (4,114) 2,659 (429)

Single Family 5,349 7,516 2,167 7,653 137

Multiple Family 122 261 139 266 5

Mobile Home Park 73 73 0 72 (1)

Commercial/Offi ce 334 506 172 536 30

Industrial 530 1,328 798 1,308 (20)

Public/Institutional 530 603 73 609 6

Recreation & Conservation

4,601 5,220 619 5,383 163

Transportation, Utility & Communication

620 371 (249) 345 (26)

Water Area 1,551 1,671 120 1,698 27

Road & Railroad Right-of-Way

1,226 1,502 276 1,530 28

Total** 22,138 22,138 0 22,509 0

Source: 1992 Master Plan (1989 land use survey), 2001 and 2008 Oakland County GIS data

* As land is developed, it is removed from “vacant” and placed in another use category.

** The change in total from 2001 to 2008 is due to advances in GIS measurement technology.

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Subdivision have been converted into permanent residences over the years. Much of the oldest housing in the Township is concentrated in and around the Village.

M-24/Lapeer Road is the central axis along which most development has occurred on the east side of the Township. On the west side, Baldwin Road is the thoroughfare along which most development has occurred. A small settlement known as Gingellville, consisting of a few homes and businesses, was developed in the vicinity of Baldwin and Gregory Roads. A total of 188 homes in the southwest quadrant were built in 1949 or earlier.

Prior to 1950, eighty (80) percent of all housing was concentrated in and around the Village or in the southwest quadrant of the Township. Scattered residential development did occur around Tommy’s Lake and at the north end of the Township, west of M-24. A discontinuous area of industrial uses developed along the Township’s southern border, along Clarkston Road at the railroad tracks, and in the northwest quadrant along Indianwood Road. Another important land use, the Indianwood Golf and Country Club, was built in 1925.

Until very recently, the built-upon portions of the Township accounted for a very small proportion of the total land area. Agriculture was, at one time, one of the most predominant land uses. As recently as 1979,

a land use survey completed by the Oakland County Planning Division recorded agricultural use on 4,962 acres: about 22% of all land. Most agriculture has ceased in Orion Township, although the 1989 land use survey revealed that about 650 acres are still farmed. Empty barns and silos remain on scattered sites throughout the Township as reminders of the Township’s history when thousands of acres were used for agricultural production. Other large portions of the Township had only marginal value as agricultural lands, and were never built upon. Much of this land is heavily wooded or is wetlands, providing an ideal habitat for wildlife.

These large expanses of unspoiled lands help to impart the rural image that residents consider so appealing. Over 5,200 acres of these lands are now protected for the benefi t of all residents within the Oakland County parks system and the State Park known as the Bald Mountain Recreation Area. The Township’s park system also adds additional recreational lands for the enjoyment of residents.

In the last two decades, growth in the region has moved northward, resulting in major changes in land use in Orion Township. Orion Township is now considered to be on the northern fringe of a major concentration of economic activity centered near the 1-75/M-59 interchange.

The following land use trends have been observed since the adoption of the 1992 Master Plan.

Vacant – A striking decrease in the amount of vacant land since the 1989 survey, which is commensurate with the increase in the amount of residential acreage within the Township. Prior to 1980, agricultural land accounted for approximately 22% of all land in the Township. By 1989, farmed agricultural land had been reduced to approximately 650 acres. In 2002, most farmlands remain fallow or on the verge of transition.

Single Family – In 1989, most of the higher concentrations of residential development were situated on Long, Orion, Indianwood, Square, Elkhorn, Tommy’s, Mill, Lake Orion, and Voorheis

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Lakes, with concentrations of development within the northeast, concentrated around the Village of Lake Orion, and within the southwest quadrant. Most of these residential dwellings were originally used as lake front cottage homes, but since have been transformed into permanent dwellings. As residential land uses have increased, this pattern of residential distribution has remained true to form. With a large conglomeration of lakes traversing the Township in a southwest to northeast direction, the land surrounding these lakes, not utilized as open space, has quickly become the residential focus within the Township.

Multiple Family – Since the 1989 existing land use study, several multiple family developments have been constructed. The resulting number of multiple family dwellings according to the 2000 Census is 1,486 units. The locations of these developments are scattered throughout the Township.

Mobile Home Parks – There is one Mobile Home Park in the Charter Township of Orion. The Orion Lakes Mobile Home Park is located along the Township’s southern border, consisting of 73 acres, within which 423 mobile home sites are located. Just over 90% of the mobile homes in the Township are located within the mobile home park.

Commercial/Offi ce – Commercial uses, consisting primarily of local convenience businesses, service stations, and restaurants, are scattered in individual locations mainly along the Baldwin and M-24 corridors. The largest concentration of commercial uses generally follows the residential pattern for the Township, with many commercial businesses along Lapeer Road just south of the Village of Orion, and along Baldwin Road, south of Voorheis Lake. Along these corridors, these commercial uses are extremely accessible to Township residents as well as neighboring Townships.

Offi ce uses are primarily located along the three main north/south arterials within the Township – Baldwin, Joslyn, and Lapeer Roads. Along Baldwin Road, small offi ce nodes can be found at the intersections with Maybee Road and with Waldon Road, while the Township Hall offi ces are located centrally within the Township along Joslyn Road, adjacent to Civic Center Park. The largest concentration of offi ce uses, however, can be found along Lapeer Road (M-24), in small pockets, spanning the length of the Township.

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Industrial – Industrial uses have been limited to the southern regions of the Township, with General Motors, located at Giddings and Silverbell, being a major employer for the Township and surrounding areas. Along Brown Road, a concentration of industrial uses can be found between Baldwin and Joslyn Roads. These areas are more typical of older style industrial uses. The Township is also credited with a number of industrial parks, located primarily along M-24. These parks provide jobs, tax base and opportunities for industrial expansion. By clustering these uses within an industrial park, impacts to other uses can be minimized.

Recreation and Conservation – A dominant feature of existing land use within the Township is the large amount of land devoted to public recreation. The State-owned Bald Mountain Recreation Area occupies much of the central and eastern portions of the Charter Township of Orion. Additionally, a large portion of land in the central and western portions of the Township is home to the Orion Oaks County Park. Finally, the Township’s park system adds nearly 300 acres of recreation and conservation lands. All together, recreational land accounts for in excess of 5,800 acres of Township land.

Public/Institutional – The largest institutional use in the Township is the Lake Orion Community Schools system. The remainder of public uses includes those associated with the Township

Hall, located at 2525 Joslyn Road. Numerous churches are also located in the Township.

Conclusions

The Charter Township of Orion has experienced signifi cant changes in the land use characteristics

of the community. The following conclusions can be derived from the earlier analyses:

• While the overall land area has not changed in the Township between 1989 and 2002, 4,114 acres of vacant land has been lost to a combination of single family residential, commercial and industrial developments. An additional 429 acres of vacant land has been lost to development from 2002 to July 2008.

• Housing development over the years has spread from the Village of Lake Orion and Gingellville to the periphery of the Township, as new roads were constructed or improved. Since 1989, the Township has experienced a 41% increase in residential land use.

• In 1979, there were 4,962 acres of agricultural land; in 1989, only 650 acres were still being farmed, while the 2002 data indicates that most farmlands remain fallow or on the verge of transition.

• Orion Township is on the northern fringe of a major concentration of economic activity centered near the 1-75/M-59 interchange and

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ORION TOWNSHIP MASTER PLAN

is infl uenced by the growth of the Oakland County “Automation Alley”.

• Offi ce uses are primarily located along the three main north/south arterials within the Township, with the largest concentration along Lapeer Road (M-24).

• The largest concentrations of commercial uses are in proximity to residential developments along the Lapeer Road and Baldwin Road corridors.

• Industrial growth has concentrated in the southern portions of the Township, and includes a number of industrial parks.

• A large amount of land in the Township is devoted to recreation and conservation, which in total accounts for approximately 5,382 acres of land, including the State-owned Bald Mountain Recreation Area.

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ORION TOWNSHIP MASTER PLAN

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ORION TOWNSHIP MASTER PLAN

noted in Table 3. This increase is signifi cantly greater than the 14.8% increase for all of Oakland County. This growth is projected to continue with year 2035 forecasts of 14,636 households for the Township.

In 2000, the average Orion Township household size according to the Census was 2.78 persons per occupied housing unit, which is a decrease from the 1990 fi gure of 2.87. By June 2008, SEMCOG reports the average household size has decreased to 2.69 persons, and by 2035, is projected to decrease farther to 2.41 (see Table 4). This decline in household size is characteristic of county, state and national trends. Generally, a declining household size may contribute to a decrease in population. However, in Orion Township a declining household size has been more than offset by in migration and new home construction.

Population and Housing Characteristics

Population – In addition to the actual number of people, the characteristics of the population are important in determining both the Township’s development potential and future needs. One of the more important characteristics is age composition, as noted below:

Preschool: According to U.S. Bureau of Census information, age group statistics for 2000 indicated that 8.9% of the Township’s population was less than fi ve (5) years old. This is greater in proportion than the fi gures for Oakland County, which reveal a 6.7% share of the population that is under fi ve (5) years old (see Table 5). Since 1990, the proportion of the Township’s population within this age group has signifi cantly increased by 1,115 (1,616 in 1990 to 2,731 in 2000). Still, a rise in the number of day care facilities is a growing trend throughout Oakland County, as well as nationwide. It is becoming more socially acceptable and, to an extent, economically

Population and Housing

A key concern in the preparation of a Master Plan is the preservation and creation of a living

environment that is desirable to all members of the community. Past trends, current demographics and characteristics, and future expectations of the population are all important elements in determining future land use and facility needs.

Population and Housing Trends

The Charter Township of Orion is located in one of the most rapidly growing areas in Michigan. The growth of population and housing in Orion Township and surrounding communities has been substantial in the past decades. The 2000 Census reported the Township’s population as 30,748 people, representing the third largest increase since the 1990 Census. Neighboring townships have also noticed a dramatic upswing in population. These numbers suggest a continuing trend of suburbanization among Oakland County’s population

Population – Between 1990 and 2000, Orion Township experienced substantial growth as noted in Table 2, ranging from a population of 21,047 in 1990 to 30,748 by 2000. This represents a 46.1% increase for the decade. In comparison, Oakland County as a whole experienced a 10.2% increase. By June 2008, SEMCOG reported a 4.4% increase in the Township’s population totaling 32,096, while Oakland County managed 1.1% population growth. Although the pace of population growth is forecast to be slower, there will still be substantial increases in population. By the year 2035, SEMCOG projects that the population of Orion Township will reach 35,538 persons.

Housing – According to U.S Census statistics, the number of households in Orion Township rose 50.7% in the 1990’s from 7,331 in 1990 to 11,048 in 2000 as

Demographic & Socio-Economic Profile

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16 Background Studies--Demographic and Socio-Economic Profile

ORION TOWNSHIP MASTER PLAN

Community 1990 2000% Change 1990-2000 2008

% Change2000-2008

ORION TWP. 21,047 30,748 46.1 32,096 4.4

Village of Lake Orion 3,029 2,715 -10.4 2,617 -3.6

Oakland Twp. 8,227 13,071 58.9 16,224 24.1

Pontiac (City) 71,166 67,506 -5.1 67,434 -0.01

Independence Twp. 23,717 32,581 37.4 34,423 5.7

Oxford Twp. 9,004 12,485 38.7 15,721 25.9

Village of Oxford 2,929 3,540 20.9 3,674 3.8

Auburn Hills (City) 17,076 19,837 16.2 20,649 4.1

OAKLAND COUNTY 1,083,592 1,194,156 10.2 1,207,533 1.1

Source: U.S. Bureau of Census, SEMCOG Community Profi le,

June 2008

Table 2: Population Trends1980-2008

Table 3: Household Unit Trends1980-2000*

Community 1980 1990% Change 1980-1990 2000

% Change 1990-2000

% Change 1980-2000

ORION TWP. 6,674 7,331 9.8 11,048 50.7 65.5

Village of Lake Orion 1,090 1,237 13.5 1,198 * -3.2 9.9

Oakland Twp. 2,243 2,772 23.6 4,341 56.5 93.5

Pontiac (City) 25,702 24,769 -3.6 24,234 -6.2 -5.7

Independence Twp. 6,260 7,969 27.3 11,765 47.6 87.9

Oxford Twp. 2,475 3,074 24.2 5,787 88.3 134.0

Village of Oxford 1,040 1,155 11.1 1,402 21.4 34.8

Auburn Hills (City) N/A 4,098 N/A 8,064 96.8 N/A

OAKLAND COUNTY 355,187 410,520 15.6 471,115 14.8 32.6

Source: U.S. Bureau of Census

*No new data available.

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essential that both parents remain employed. Thus, working parents are turning to day care. In the long run, possibly during the next ten years, a sizeable increase in preschoolers can be expected due to the number of people in the family-forming age group. Although the number of preschoolers is expected to rise only slightly from the 2000 fi gure of 2,731, the trend of day care facilities is projected to continue, with the resulting demand for additional facilities.

School-Age Children: The groups between fi ve (5) and seventeen (17) years old, collectively, represented 11.5% of Orion Township’s 2000 population according to the U.S. Census. Figures indicate that in 2000, there were 3,533 children of school age. This number is expected to increase within the near future in response to the aging of children born of “baby boom” parents. Furthermore, a natural increase can be expected

due to inward migration, as evidenced by the number of recent building permits and residential subdivision proposals.

Family-Forming: Persons between the ages of 18 and 34 constitute the group known as the family-formers. With a total of 9,808 people in this category in 2000, they are the second-largest group, in both number and proportion. They represent 31.9% of the population in the Township and 21.8% of the County population. This is the group that will be fueling the increase in preschoolers in the upcoming years. This is also the group that can be expected to spend large amounts of money in the community for household items, food, clothing, etc.

Mature Families: The largest proportion of the Township’s population is between the ages of 35 and 54. These people will tend to have children

1990 2000 2008

Community

Persons Per Occupied

Housing Unit

Occupied Housing

Units

Persons Per Occupied

Housing Unit

Occupied Housing

Units

Persons Per Occupied

Housing Unit

Occupied Housing

Units

ORION TOWNSHIP 2.87 7,331 2.78 11,048 2.69 11,847

Village of Lake Orion 2.47 1,240 2.27 1,198 2.00 1,251

Oakland Twp. 3.02 2,726 3.01 4,341 2.86 5,663

Pontiac (City) 2.87 24,777 2.74 24,234 2.62 25,178

Independence Twp. 2.94 8,408 2.77 11,765 2.66 12,846

Oxford Twp. 2.92 3,082 2.77 5,787 2.71 5,766

Village of Oxford 2.55 1,151 2.53 1,402 2.50 1,461

Auburn Hills (City) 2.65 6,453 2.46 8,064 2.14 8,752

OAKLAND COUNTY 2.64 410,488 2.54 471,115 2.42 493,820

Source: U.S. Bureau of Census, SEMCOG Community Profi le, June 2008

Table 4: Household Size and Occupied Housing UnitsCharter Township of Orion and Select Neighboring Communities

1990-2008

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18 Background Studies--Demographic and Socio-Economic Profile

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within the Township’s educational system and will be very concerned with the quality of education available. Currently, they represent approximately 34.8% of the population, but with the aging of the family forming group, the mature families group has become an overwhelming majority.

Mature Adults: Today, societies are typically characterized as aging, but Orion Township has relatively few people 55 or older, compared to age distributions for Oakland County as a whole. The group between 55 and 64 years of age is commonly referred to as the “empty nesters.” They are older parents whose children have left the household. Orion Township’s population makeup currently consists of approximately 7.5% within the 55 to 64 year old range. This is somewhat less than the Oakland County proportion of 8.8% for the same group. Many communities, seeking to diversify their age distributions and thus their economic soundness, are fi nding ways to retain mature adults and entice others to migrate into the community. One means is strategic placement of dependent housing close to recreation and shopping areas.

Seniors: The median age of Orion Township residents in 2000 was 34.1, up from 32.3 years in 1990. This is 2.6 years less than the median age fi gure for Oakland County of 36.7. Generally this is due to two factors: a sizeable proportion of the population was born during the baby boom era and there is a small percentage of seniors in the community. Only 5.5% of the Township’s residents are over 65 years old. This is well below the County proportion of 11.4%.

Housing – Housing characteristics indicate that growth in housing stock in the Township has shown greater increases than population growth (see Table 6). While population increased by 46.1% for 1990 to 2000, the number of housing units increased by 50.7%, thus the decrease in household size. The characteristics of those housing units are summarized below:

Age of Housing: A large amount of Orion Township’s housing is fairly new. According to 1990 Census data, approximately 20% of the Township’s housing has been built since 1980. Housing construction was strongest in the 1970’s, and approximately 39% of Orion’s housing units were built then. Approximately 6.3% of

Oakland County Orion TownshipAge Group Number Percent Number PercentUnder 5 80,367 6.7 2,731 8.95 – 17 220,397 18.5 3,533 11.518 – 20 37,103 3.1 972 3.221 – 24 46,572 3.9 3,936 12.825 – 34 176,187 14.8 4,900 15.935 – 44 211,055 17.7 6,370 20.745 – 54 179,816 15.1 4,340 14.155 – 59 62,410 5.2 1,444 4.760 – 64 42,675 3.6 847 2.865 – 74 70,271 5.9 997 3.275 – 84 48,479 4.1 529 1.785 + 16,209 1.4 149 0.5TOTAL 1,194,156 100 30,748 100

Source: U.S. Bureau of Census

* No new data available

Table 5:Age Group Comparisons, 2000*

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Background Studies--Demographic and Socio-Economic Profile 19

ORION TOWNSHIP MASTER PLAN

the Township’s existing housing stock was built prior to 1939. Of this, a small amount may be of architectural or historic signifi cance.

Previously completed fi eld surveys indicate that there are a few fi ne examples of various architectural styles that portray the evolution of housing types throughout the Township. The identifi cation of historic architectural resources is useful in helping to establish early development patterns. Houses and other buildings of historic architectural signifi cance are noted on the map of Historic Architectural Resources (see Map 8).

Owner Occupancy: Orion Township has a high percent of owner occupied housing. In this case, the term housing is used in accordance with Census defi nitions referring to single family homes, rental units, etc. According to 2000 Census data, 84.3% of the Township’s housing was owner occupied and 15.7% renter occupied. This compares with fi gures for Oakland County of 74.7% owner occupancy and a renter occupancy

of 25.3%. Therefore, Orion Township has a lower renter occupancy rate than that of the County as well as several other adjacent communities.

Non-family households: One indicator of a demand for housing types other than single family, is the percentage of non family households in the community. A non family household is one containing just one (1) resident or two (2) or more residents unrelated by blood or marriage. In Orion Township, 24.5% of all households were non-family in 2000, up from 22.5% in 1990. Also, housing that is not geared toward the family may require smaller yard spaces. Housing which suits this need could be condominium townhouses, apartments, and attached or detached cluster condominiums.

Multiple family housing units: Between 1990 and 2000 there was nearly a 30% increase in the number of multiple family housing units. The majority of the units are part of large-scale condominium developments scattered throughout the Township.

Under 5

5 – 17

21 – 24

25 – 3435 – 44

45 – 54

55 – 5960 – 64 65 – 74

75 – 84

85 +

18 – 20

Under 5 5 – 17 18 – 20 21 – 24 25 – 34 35 – 4445 – 54 55 – 59 60 – 64 65 – 74 75 – 84 85 +

Chart 1: Age Group Comparison

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20 Background Studies--Demographic and Socio-Economic Profile

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To estimate the community’s future need for alternative housing types, population forecasts can be generally referenced. These forecasts can extend out, up to 30 years; however, beyond that time, they may be of little value because the fi gures beyond this date become questionable due to possible changes in the economy, trends in household size, and the character of the community in general.

Population and Housing Projections

Migration and employment are the most important factor in determining growth. While local government has little control over births and deaths, migration to or from the Township can be infl uenced by employment, housing, local government services, and the general quality of life.

The inability of local government to exert control over all factors that determine population growth does not diminish the importance of local projections. In the

case of Orion Township, development policies can have a substantial effect on the level and location of future growth.

As a result, the projection of population should serve as a guide to local decision making, to assess the effect of growth on current and desired conditions in the Township. In this manner, population projections serve not as a self-fulfi lling prophecy, but as a target of a desired level of growth that may be altered through local development policies.

The Southeastern Michigan Council of Governments (SEMCOG) has prepared detailed population projections for southeastern Michigan communities. The results of the most recent SEMCOG Community Profi le, prepared June, 2008, provide a basis for projecting future populations, as illustrated in Table 7. Utilizing the projected growth rate provided by the SEMCOG population forecast, in the year 2035, the Township population should be approximately

2000 Owner Occupied Renter Occupied

Community

Total Occupied Housing

UnitsPercent Number Percent Number

ORION TOWNSHIP 11,048 84.3 9,314 15.7 1,734

Village of Lake Orion 1,198 58.0 695 42.0 503

Oakland Twp. 4,341 97.6 4,238 2.4 103

Pontiac (City) 24,234 52.8 12,786 47.2 11,448

Independence Twp. 11,765 83.2 9,793 16.8 1,972

Oxford Twp. 5,787 84.7 4,904 15.3 883

Village of Oxford 1,402 67.5 946 32.5 456

Auburn Hills (City) 8,064 51.1 4,120 48.9 3,944

OAKLAND COUNTY 471,115 74.7 352,125 25.3 118,990

Source: U.S. Bureau of Census

Table 6: Characteristics of Occupied Housing UnitsCharter Township of Orion and Select Neighboring Communities

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ORION TOWNSHIP MASTER PLAN

Table 7: Population ProjectionsCharter Township of Orion and Select Neighboring Communities

2000-2035

35,538, which is an 15.6% increase from 2000. The total numbers of households is projected to increase from 11,048 in 2000 to 14,636 by 2035, which is a 32.5% increase. As a result of these projections, the persons per household can be derived to be 2.41, a rate which is much lower than that currently noted in the above analysis. However, the rate for the County is expected to decrease to 2.29 from 2.51 in the year 2035.

As noted below, the population growth is anticipated to continue within the Township, while to a lesser degree within the County as a whole. The largest population growth is anticipated in the townships to the east and north of Orion while the Village of Oxford and the City of Pontiac are anticipating modest growth over the next thirty (30) years.

In addition, SEMCOG reports that by 2035 more than 20% to 25% Orion Township’s population will be comprised of those aged 65 and over. The surrounding areas similarily refl ect an increased aged population. The Village of Lake Orion will surpass the Township with more than 25% of their population 65 or older.

Population and Housing Conclusions

The Charter Township of Orion has experienced signifi cant growth within the past decade both in

the relation to population and housing, each of which are projected to continue their assent over the next thirty (30) years. The following conclusions can be derived from the earlier analyses:

CENSUS PROJECTIONS % CHANGE IN POPULATION

COMMUNITIES 2000 2015 2025 2035% Change2000-2015

% Change2000-2025

% Change2000-2035

Orion Twp. 30,748 32,265 33,095 35,538 4.9 7.6 15.6

Village of Lake Orion2,715 2,985 2,986 2,997 9.9 10.0 10.4

Oakland Twp. 13,071 16,904 19,026 22,337 29.3 45.6 70.9

Pontiac (City) 66,337 66,021 66,325 68,595 -0.5 -0.01 3.4

Independence Twp. 32,581 34,863 37,259 40,550 7.0 14.4 24.5

Oxford Twp. 16,025 16,102 17,146 18,350 0.5 7.0 14.5

Village of Oxford 3,540 3,580 3,499 3,610 1.1 -1.2 2.0

Auburn Hills (City) 19,837 22,330 25,503 29,152 12.6 28.6 47.0

OAKLAND COUNTY 1,194,156 1,235,849 1,272,065 1,336,761 3.5 6.5 11.9

Source: U.S. Bureau of Census, SEMCOG 2035 Regional Development Forecast

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22 Background Studies--Demographic and Socio-Economic Profile

ORION TOWNSHIP MASTER PLAN

• The Township is the thirteenth most populous community in Oakland County in 2000 with a population of 30,748, a 46.1% increase from 1990.

• Since 2000, the population has increased 4.4% to total 32,096 in June 2008.

• Between 1990 and 2000 the number of households grew 50.7%, while the County only grew 14.8%, and between 2000 and 2008 the number of households continued to rise another 7.2%, while the County managed a 4.8% growth rate.

• The average household size decreased from 2.78 in 2000 to 2.69 persons per occupied housing unit in 2008, while the County dropped from 2.54 to 2.42.

• The median age of Orion Township residents is 34.1, while the County’s median age is 36.7 years.

• Only 7.5% of the Township’s residents are over 65 years old, which is well below the County proportion of 11.4%.

• Orion Township has a high percent of owner occupied housing: 84.3% in 2000.

• 24.5% of all households in the Township are non-family, up from 22.5% in 1990.

• Between 1989 and 2002, there was nearly a 30% increase in the number of multiple family housing units.

• By 2035, the population is projected to be 35,538, a 15.6% increase from 2000.

• By 2035, the total numbers of households is projected to be 14,636, a 32.5% increase from 2000.

• By 2035, persons per household are projected to decrease to 2.41 persons, while the County is projected to decrease to 2.29 persons

• By 2035, more than 20% to 25% of the population will be aged 65 or older.

While the County is anticipated to continue growing at a steady pace, the Township’s growth will likewise continue, but at a faster pace. Therefore, the growth factors within the Township will continue to infl uence the County’s population and housing trends and characteristics.

Economic Base

The analysis of the local economy includes an evaluation of the existing tax base and employment

sectors. An understanding of the local economy is important in order to develop a long-range plan for commercial and industrial use of land compatible with other land uses; foster and encourage sound employment opportunities for the local population; improve the Township tax base; and coordinate the overall physical development of the Township. To arrive at a viable and desirable plan, the economic base analysis must combine the existing situation with sound planning concepts, projections of the business market, and the aspirations and goals of the community.

Tax Base

The Township tax base remains even more predominately residential, with 79% of the 2008

real property valuations stemming from residential properties. This remains unchanged in comparison to the 2000 valuations and maintains relative predominance of residential assessments over all other land classifi cations.

Commercial and industrial properties combined to compose 21% of the real property tax base in 2008, up 66% for commercial uses and 38% for industrial uses since 2000. The total Township real estate valuations have increased 47% since 2000, or about 6% annually. This compares to a 45% increase for all of Oakland County over the same period resulting in an average of 5.6% annually.

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ORION TOWNSHIP MASTER PLAN

In 1992, Orion Township’s total State Equalized Value (SEV) represented 2.0% of the total County SEV. In 2000, it represented 2.6%, and in 2008, 2.7%. Orion Township is less reliant upon industrial and commercial land assessments than the County as a whole. The total SEV has increased 62% from 1992 to 2000, and 47% from 2000 to 2008. The 1992, 2000 and 2008 Orion Township tax assessments were as shown in Table 8:

Tables 9 and 10, on the next page, reveal additional SEV related data.

Employment

The labor force in Orion Township is a mix of “blue collar” and “white collar” workers, with a majority in

management, professional, technical, manufacturing, sales, and service related positions. Although the Township is predominantly a bedroom community whose residents work elsewhere, it is not without a signifi cant local employment base. The Township’s largest employers include: General Motors, Fed-Ex, Lake Orion Community Schools, Kay Automotive Graphics, Inc., Campbell-Sorenson Company, Inc., and Service America Courier Corp.

SEMCOG reports fi ve (5) major industrial classes of jobs in their 2035 Regional Forecast. They demonstrate that regionally these classes will shift dramatically by 2035. These fi ve (5) classes, represent many categorical divisions, and are shown by their 2005 and their projected 2035 rank in Table 11 on the following page.

Total Real SEV % of Total

Classifi cation 1992 2000 2008 1992 2000 2008

Agriculture $1,256,600 $6,235,650 0 2.5% 1% 0%

Commercial $65,239,500 $133,458,060 $221,946,280 13% 10% 12%

Industrial $32,534,700 $125,603,960 $172,949,190 6.5% 10% 9%

Residential $388,640,400 $1,014,725,700 $1,483,818,690 78% 79% 79%

TOTAL $497,871,200 $1,280,023,370 1,878,714,160 100% 100% 100%

Source: Oakland County Planning & Econ. Dev. Dept. and Orion Township Assessing Dept.

Table 8: Comparative Real Estate Equalized Value for Orion Township

1992-2008

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24 Background Studies--Demographic and Socio-Economic Profile

ORION TOWNSHIP MASTER PLAN

Table 9: Orion TownshipHistorical Real Estate Equalized Value

1998-2008

Year Total Real SEV % of County

1999 $1,166,954,780 2.7%

2000 $1,280,023,370 2.6%

2001 $1,380,591,470 2.4%

2002 $1,691,619,910 2.7%

2003 $1,787,328,410 2.7%

2004 $1,924,883,400 2.7%

2005 $1,988,925,820 2.7%

2006 $2,076,518,090 2.7%

2007 $2,063,030,900 2.7%

2008 $1,878,714,160 2.7%

Source: Oakland County Planning and Economic Development Dept.

Community TOTAL REAL SEV

% of County

ORION TOWNSHIP $1,878,714,160 2.7%

Village of Lake Orion $152,034,970 0.2%

Oakland Twp. $1,372,168,040 1.9%

Pontiac (City) $1,696,076,200 2.4%

Independence Twp. $1,923,400,400 2.7%

Oxford Twp. $993,260,850 1.4%

Village of Oxford $160,378,450 0.2%

Auburn Hills (City) $2,072,906,765 2.9%

OAKLAND COUNTY $70,503,451,609

Source: Oakland County Planning and Economic Development Dept.

Table 10: Real Estate Equalized ValueOrion Township and Select Neighboring Communities

2008 (in thousands of $)

Table 11: Jobs by Major Industrial Class, Southeast Michigan, 2005 & 2035

Industrial Class 2005 Ranking 2035 Ranking

Manufacturing 2 5

Knowledge Based 1 2

Health Care & Social Services 3 1

Retail Trade 4 4

Administrative & Waste Services 5 3

Source: SEMCOG 2035 Forecast for Southeast Michigan

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Background Studies--Community Facilities 25

ORION TOWNSHIP MASTER PLAN

Community FacilitiesThe responsibility of providing public services to residents of Orion Township is shared by several public entities, including the Township government itself, various Oakland County departments, various State offi ces, the Lake Orion Community School District, and others. The adequacy of public facilities has a direct infl uence on the Township’s ability to attract new residents, businesses, and industries. Often the impression created by a particular community is directly related to its schools, parks, libraries, public buildings, public utilities and police and fi re facilities. This chapter will concentrate on public facilities over which the Township has control, with the recognition that these facilities are supplemented by private facilities and other public bodies such as the Lake Orion Community School District and the County.

Township Administrative Services

The existing Township Hall located at 2525 Joslyn Road was put into use in February of 1977. The

Hall has 5,060 square feet of fl oor space on each of the two (2) levels. Township administrative offi ces are located on the upper level; space for general meetings, storage, and a kitchenette are located on the lower level.

The Township Hall is well situated on an 82 acre site in Section 21, almost at the center of the Township. Over the years, the site and adjacent property has been developed as a civic center that includes the Township hall, the Department of Public Works building, and the Civic Center Park.

In 2006 the Township completed a study on the feasibility of constructing a new facilities complex. This was accomplished by determining the space requirements of the existing Township departments including supervisor, clerk, treasurer, building and planning, building and grounds, public works,

assessor, fi re chief, and common use areas, and for a parks and recreation department. The need for counter space to provide necessary public access to departments was also a major consideration. Over the years, the Township’s needs have changed; therefore, an update of the 1989 assessment is presently on-going.

Other Public Services and Programs

There is a need to accommodate other public programs and services in the Township, including

programs for seniors, police services, and similar community services. Various buildings could be modifi ed to accommodate these programs and services. Currently, Orion Township contracts with the Oakland County Sheriff’s Department for police service.

However, as the Township continues to develop, the Township has responded with improved fi re fi ghting facilities with the new fi re station on Baldwin Road. Currently, fi re protection in Orion Township is provided by a paid-on-call volunteer fi re department that operates out of four (4) fi re stations. The Fire Department is funded through a one mill property tax levy, which as indicated by the Fire Chief, is inadequate due to the necessity for updating Fire Station No. 1, located at 93 S. Anderson Street, and Fire Station No. 3, located at 3365 Gregory Road.

Public Water and Sanitary Sewer Services

Currently, the Township is served by the Detroit Water System. The Detroit Water System

has been extended along M 24 to a point north of Indianwood Road and along Brown Road to serve the General Motors plant and the industrial sector in

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26 Background Studies--Community Facilities

ORION TOWNSHIP MASTER PLAN

the southeast and south-central part of the Township. The Detroit Water System also extends along Brown Road to Baldwin Road, then north on Baldwin Road with a connection to Indianwood Road.

Existing water service areas is depicted on Map 2 on the next page. A large main was constructed along Baldwin Road that loops to Indianwood Road. The Township has also extended Detroit Water westerly in a loop that follows along Giddings, Silverbell, Joslyn, and Brown Roads. This loop relieves the community well system that did serve the Keatington and Judah Lake subdivisions. Currently low pressures in the existing watermain are located in the southeast and northwest portions of the Township (along Kay Industrial Drive and near the Baldwin Road fi re station). Future water main improvements include a water storage facility, the Detroit Water and Sewer Department - North Oakland Transmission system and two additional Detroit water system connections, one of which is planned for construction in 2014 or 2015. With the new Detroit water connections, water pressure issues within the Township should be improved.

The accompanying Sanitary Sewers map (Map 3) depicts the areas served in the Township and distinguishes between the Paint Creek Interceptor and the Oakland Orion system. The existing sanitary sewer area in Orion Township covers some residential subdivisions, including the Keatington and Judah Lake subdivisions, the Heather Lake area, and subdivisions surrounding the Village of Lake Orion, the industrial sector in the southeast part of the Township and sparsely developed residential areas along M 24 and Waldon Road. In recent years, sanitary sewers have been extended to the Roundtree, Rolling Meadows, Mill Lake Estates, and Cantebury subdivisions.

The Township’s pipe capacities are generally suffi ciently sized, and remain adequately sized based upon 10-year growth projections. The Township’s purchased sanitary sewer capacity is limited and has exceeded the purchase capacity in the Paint Creek branch of 8.84 cfs during some heavy rain events. However, the assigned capacity of 8.5 cfs for the Clinton/Oakland branch has not been exceeded

to date. In the future, the Township may want to consider applying projects from the SRF project plan to reduce the I/I fl ows into the Paint Creek branch. In addition, the Township may need to work with the Oakland County Water Resource Commission to increase purchase capacities.

Orion Township lies within the Clinton River Watershed; therefore all surface water eventually works its way to the Clinton River. However, the community is divided into several subwatersheds. The major subwatersheds include the Paint Creek, Upper Clinton and the Main-Clinton, while the Stoney Creek covers a small portion of the northeastern corner of the Township. Several sub-watersheds are also located within the Township and include the following: Sashabaw Creek, Trout Creek, Lake Angelus, Galloway Creek and Galloway Ditch.

There are several Oakland County Water Resource Commission drains (enclosed and open ditch) that serve Orion Township, including: Brown Drain, Dry Run Drain, Reid & Branch Drain, Paint Creek Drain, Axford Drain, Osgood Drain, and the Ballard Drain (see Map 4). There are several other small streams that serve as tributaries to the Township’s major drains.

Drainage improvements are primarily located on private property. Individual property owners in the Township are typically responsible for their own storm water drainage. The Township’s Stormwater Management Ordinance, No. 139, is one of the primary tools in controlling impacts of new developments, as well as providing for other benefi ts

It is expected that as Orion Township continues to develop, active maintenance of the Township’s creeks and County drains will be increasingly important to the prevention of future fl ooding and drainage concerns. This becomes diffi cult, however, as lack of funding prevents long-term maintenance efforts. Federal Clean Water Act requirements will also need to be addressed in the next several years, even though Orion Township currently has a head start on other communities, due to existing Township’s ordinances, policies, etc. However, more drainage issues may

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32 Background Studies--Community Facilities

ORION TOWNSHIP MASTER PLAN

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ORION TOWNSHIP MASTER PLAN

arise as development continues throughout the Township.

Conclusions

As a result of the recent population growth within the Township and adjacent communities, the

pressure on the existing infrastructure is immense. The following conclusions can be derived from the earlier analyses:

• Without municipal sewer service, several areas of the Township will not be able to be developed as zoned because they are less than an acre in size.

• The Township’s Stormwater Management Ordinance, No. 139, is one of the primary tools in controlling the impacts of new developments.

• The projected population numbers indicate that maintenance of creeks and drains will be increasingly important to the prevention of future fl ooding and drainage concerns.

• Federal Clean Water Act requirements will also need to be addressed in the next several years.

• The Township should explore innovative stormwater management techniques such as Low Impact Development (LID) as a means to retain and manage stormwater on site.

Therefore, several improvements will be necessary to the sewer and drainage systems in order to accommodate the population growth projections, while accommodating the feasibility of development under the current zoning classifi cations.

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34 Background Studies--Community Facilities

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Background Studies--Parks & Recreation 35

ORION TOWNSHIP MASTER PLAN

Parks and RecreationThe 2008-2012 Parks, Recreation and Open Space Master Plan was adopted in 2007 by the Township Board to guide future parks and recreation planning and management efforts of the Charter Township of Orion. It is the offi cial document used by the Parks and Recreation Advisory Committee and the Township Board to guide decisions regarding the community’s parks and recreation facilities and programs. The plan considered the existing facilities in and around the Township, as well as the demand for additional or improved park facilities and recreation programs. The Master Plan culminated with the formulation of goals and objectives as well as a specifi c fi ve-year action program and design guidelines for the parks.

The plan meets state standards for community recreation planning that are necessary to gain eligibility for grant programs. The process used to generate the Plan incorporated the results of a needs assessment survey conducted in 2006 as well as an extensive public participation program that took place in 2007. Input into the Plan included a public workshop, a public open house, a staff input meeting, a joint meeting with the Parks and Recreation Advisory Committee, Safety Path Advisory Committee, Senior Advisory Council, Planning Commission and Township Board, several public meetings with the Parks and Recreation Advisory Committee, and a public hearing that took place at the Township Board’s meeting of October 1, 2007. The Plan was offi cially adopted by Orion Township Board in November 2007.

Parks and recreation services are important to Orion Township residents and an integral part of the community’s Master Plan. The following narrative is a summary of the 2007 adopted Parks, Recreation and Open Space Master Plan for Orion Township. It highlights the recreation inventory and outlines the Plan’s goals and objectives as well as the fi ve-year action program.

Recreation Inventory

The residents of Orion Township have a variety of available regional and local park and recreation

resources. There are 270 acres of Township parkland, 927 acres of county parks and 2,854 acres of state parkland within Orion Township. In addition there is an extensive amount of regional parks and recreation areas around Orion Township. County and state-owned parkland along with Huron-Clinton Metroparks are considered regional recreation facilities. Most are large facilities that provide opportunities such as camping, swimming, boating, hiking and hunting. Local recreation resources, on the other hand, focus on meeting the recreation needs of the community. In Orion Township, local recreation resources include the Township-owned parks, the Village of Lake Orion parks, the Lake Orion Community School facilities, the non-motorized trails and safety paths. These facilities vary widely in size and include a broad range of activities such as playgrounds, picnic areas, trails, areas for athletic fi elds and community events.

Regional Park and Recreational Facilities Around Orion Township

Within Orion’s adjacent townships, a number of important regional recreation resources and facilities can be found. They consist of:

• Bald Mountain Recreation Area;• Ortonville Recreation Area;• Pontiac Lake Recreation Area;• Addison Oaks County Park;• Independence Oaks County Park;• Waterford Oaks County Park; and• Stony Creek Metropark.

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36 Background Studies--Parks & Recreation

ORION TOWNSHIP MASTER PLAN

Park and Recreational Facilities within Orion Township

The State of Michigan and Oakland County own a large amount of regional parkland within the Township including 2,851 acres of state-owned land in Bald Mountain Recreation Area, 3 acres owned by the Department of Natural Resources (DNR) at the Lake Orion access site, and 874 acres of Oakland County parkland in Orion Oaks County Park. The portion of the Bald Mountain Recreation Area located within Orion Township includes a wide array of recreation opportunities such as hiking, picnicking, playgrounds, fi shing, boating, swimming and hunting. The DNR access site provides a boat launch on the north side of the Lake Orion. Orion Oaks County Park is an open space preserve containing a dog park, fi shing opportunities and trails.

The Township owns and operates fi ve parks including Civic Center Park, Friendship Park, Gingell Nature Area, McConnell Field and Stonegate Park while also offering activities at the Township-owned Orion Senior Center located in the Village of Lake Orion.

The Village of Lake Orion owns and operates six community parks including Atwater Park, Children’s Park, Green’s Park, Meek’s Park, Swiss Village Park and Unger Park. The Orion Art Center is also located in the Village of Lake Orion. Orion Township includes several non-motorized trails. The most extensive trail network is the Orion Township Safety Path system

featuring more than 38 miles of pathways. The Township also includes portions of two regional trails including the Paint Creek Trail (1.6 miles in Orion Township) and the Polly Ann Trail (3.6 miles currently in Orion Township). Additionally, trail networks are found within the Orion Oaks County Park and Bald Mountain Recreation Area. A vast network of non-motorized trails and greenways is found throughout Oakland County. Orion Township, Oakland County and the Community Foundation for Southeastern Michigan have been very active in conducting studies, developing visions and securing or awarding funding to expand and connect existing trails and greenways. Map 5 illustrates and Table 12 describes the park and recreation facilities within Orion Township. In addition to the parks and recreation facilities described above, the Lake Orion Community School District operates ten schools within Orion Township and the Village of Lake Orion which include a wide variety of recreation facilities open to the public during non-school hours. The District also operates the Community Education

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ORION TOWNSHIP MASTER PLAN

Facility Acreage / Miles Amenities

State and County Parkland

Bald Mountain Recreation Area 4,637 Picnic areas, nature trails, cross-country trails, snowmobile trails, beach, boat launch, fi shing, archery and shooting range and camping

Lake Orion Access Site 3 Parking and boat launch

Orion Oaks County Park 927 Dog park, trails, restrooms, boat launch and fi shing

Township Parkland

Civic Center Park 794 baseball fi elds, 7 soccer fi elds, 1 volleyball court, 2 basketball, 1 small soccer fi eld, 2 ADA accessible play structures, 2 swing sets, 2 shuffl eboard courts, 1 picnic pavilion, picnic areas, restroom and trails

Friendship Park 135

4 baseball fi elds, 3 soccer fi elds, 3 areas designated for soccer practice, 2 play structures, 2 swing sets, a picnic pavilion, picnic areas, a gazebo, an indoor multi-purpose facility including kitchen, restroom, and a large meeting room, the historic Porritt Barn, Howarth School, pathways and nature trails

McConnell Field 1.3 1 ball fi eld

Gingell Nature Area 39 Undeveloped parkland containing wetland and woodland areas

Stonegate Park 17 1 multi-purpose sports fi eld, a combination baseball/soccer fi eld, a playground area, 2 tennis courts, a sledding hill and trails

Village of Lake Orion Parks

Atwater Park 3.1 2 ball fi elds, 2 play structures, picnic area, swings, 1 basketball hoop and 1 checkerboard table

Children’s Park 1.5 Play structures and gazebo, plus adjacent horseshoe area featuring 30 pits

Green’s Park 2 Restroom facility, concession/storage facility, 1 basketball hoop, playground area, swings, picnic area, water fountains and beach

Meek’s Park 1.6 2 pedestrian bridges over Paint Creek, picnic area, checkerboard table and paved walking trail along Paint Creek

Swiss Village Park 0.6 1 basketball hoop, playground area, swings, picnic area and checkerboard table

Unger Park 0.9 Play structure area, swings, picnic area and checkerboard table

Non-Motorized Trails

Township Safety Paths 38 miles Along major roadways within Orion Township

Paint Creek Trail 1.6 milesRail trail conversion which begins in Rochester and extends northwestward 8.5 miles through Rochester Hills, Oakland Township, Orion Township and into the Village of Lake Orion

Polly Ann Trail 2.5 milesRail trail conversion which begins in Orion Township and extends 34.2 miles north through Oxford Township, the Village of Oxford, Addison Township, the Village of Leonard and Lapeer County

Polly Ann Trail Extension 1.1 miles Segment of the Polly Ann Trail extending from Scripps Road south to Waldon Road owned by Orion Township

Table 12: Park and Recreation Facilities

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Background Studies--Parks & Recreation 39

ORION TOWNSHIP MASTER PLAN

Resource Center facility, an administration building, and the Moose Tree Preserve at Webber School. These school facilities play an active role in the provision of recreation in the Township.

A diverse mix of privately-owned recreation facilities are also found within Orion Township. These facilities include golf courses, camps, fi tness, and sports centers such as Bald Mountain Golf Course, Camp Agawam, Boys and Girls Club, Great Lakes Athletic Club, Indianwood Golf and Country Club, Paint Creek Country Club, Palazzo di Bocce, Willow Creek Golf Center and Basketball America.

A wealth of recreation programs is available to residents of Orion Township from a variety of recreation providers. While Orion Township Parks and Recreation provide the majority of recreation programming in the Township, other programs are also offered through the Orion Senior Center, the Village of Lake Orion, Lake Orion Community School District, Oakland County Parks and private sports organizations.

Action Program

The current Park, Recreation and Open Space Master Plan outlines an action program to maintain, expand and improve recreation opportunities within the community over the next fi ve years. Goal statements were developed with a set of objectives or guidelines. The goals and guidelines are described as follows.

Partnerships and Coordination:Continue to partner and coordinate with other parks and recreation providers to provide residents with comprehensive programs and facilities in a cost effective manner.

• Investigate the feasibility of establishing long-term leases with the State of Michigan to develop parks on properties adjacent or near existing Township parks.

• Continue to seek and foster partnerships with the variety of entities, agencies, and private organizations providing recreation services in the Township.

• Coordinate with other parks and recreation providers to avoid duplication of services.

• Partner with the county, state, village, schools, library and others to cross-advertise each other’s service.

• Maintain communication and coordination between the various local committees, commissions, departments and boards that assist with the provision of parks and recreation services.

Facility Development, Improvement and Expansion:Provide residents with high quality, diverse recreation opportunities by renovating existing activities and expanding parks and recreation offerings.

• Increase usage of the parks.

• Construct additional restroom facilities in the parks.

• Coordinate with the Township Facilities Plan and the redevelopment of the Township Hall in Civic Center Park.

• Utilize the design guidelines when updating and improving the parks.

• Design improvements to parks that are appropriate for the land and the surrounding land area.

• Utilize environmentally-friendly design and construction standards, including low impact development techniques and LEED practices.

• Provide informational kiosks at Civic Center Park and Friendship Park.

• Consider providing neighborhood parks within the southwest and northeast areas of the Township.

• Seek opportunities to acquire land that protects environmental features, provides public waterfront access, is adjacent to or near existing parks, provides linkages between community facilities, provides increased recreation opportunities and is located in underserved areas by current parks.

• Plant additional shade trees in parks and along trails.

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40 Background Studies--Parks & Recreation

ORION TOWNSHIP MASTER PLAN

• Add shelters and benches in parks and along trails and paths.

• Plan, design and construct a spray park in the Township.

• Renovate/replace Sheardy Pavilion at Civic Center Park to meet ADA regulations.

• Consider lighting additional ball fi elds and/or renovate existing fi elds.

• Seek additional indoor space to provide areas for programs and groups.

• Develop nature paths in existing Township parks.

• Expand indoor space at Friendship Park.

• Utilize concept plans for parks as guides for future improvements and development.

• Continue to evaluate the construction of a community center including a senior’s area, pool and fi tness area.

Programs:In conjunction with other parks and recreation providers, make available high quality, comprehensive and diverse recreation program and event offerings that meet the needs of the residents.

• Increase the number of households that participate in Township recreation programs.

• Add more adult fi tness and wellness programs.

• Increase opportunities for outdoor/nature education programs.

• Add community-wide “all ages” events.

• Establish a music/concert/theatre series at the planned Civic Center amphitheater.

• Increase awareness of program offerings through more effective marketing.

Operations and Maintenance:Strive to ensure high-quality, effective, and effi cient operation and maintenance of public parks and recreation within the Township.

• Establish “no-mow” areas to decrease the need for mowing and applying fertilizers and establish native areas to improve storm water management and quality.

• Continue to increase the awareness of Orion Township parks, recreation and senior activities through a variety of techniques.

• Consider private sponsorship of events and/or facilities.

• Establish an endowment fund for facility maintenance.

• Improve/Increase the administration offi ce space of the Parks and Recreation Department.

• Establish a central maintenance facility for parks and recreation equipment and supplies.

• Increase staff and funding for operation and maintenance as new and expanded facilities and programs are added.

• Consider the use of low-maintenance, durable materials and native landscaping when designing improvements.

• Establish a credit/debit card system for program registration.

• Utilize the design guidelines to establish design consistency for the parks.

Seniors:Provide engaging social, physical, and educational opportunities and services to residents of the community who are 55 years and older.

• Complete renovation/restoration of Union church.

• Continue to increase membership of residents 55 years and older.

• Establish a Seniors Press Committee to assist with communication and marketing.

• Continue to utilize the Senior Center newsletter, local press and cable television to raise awareness and to notify of events, activities, and services.

• Coordinate with other recreation providers to enhance senior programs.

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ORION TOWNSHIP MASTER PLAN

• Establish evening hours at the Senior Center.

• As membership continues to increase, add staff and facilities.

• Continue to evaluate the construction of a community center including a senior’s area, pool and fi tness area.

Accessibility and Connectivity:Support and encourage accessibility to and within Township parks, as well as the development of the local and regional non-motorized trail systems.

• Continue to implement the Safety Path Master Plan.

• Investigate cost and liability associated with snow removal along priority areas of the safety path system.

• Coordinate with the public school and trail agencies to develop “Safe Route to School” work plans.

• Work with Oakland County Parks and Bald Mountain Recreation Area to link to adjacent neighborhoods, community facilities and safety path system.

• Establish trailheads with parking, restrooms, and maps within the Village and Township along the non-motorized system.

• Establish way fi nding signage system along the Polly Ann Trail and Paint Creek Trail.

• Coordinate with the Road Commission for Oakland County to add paved shoulders along county roads.

• Support and encourage the development of the county-wide non-motorized plan.

• Work closely with the county, village and residents to provide connections to the Paint Creek and Polly Ann trails.

• Continue to improve barrier-free or universal accessibility of all Township facilities and parks.

Funding:Seek alternative and creative funding sources and arrangements to assist in implementing the goals, guidelines and capital improvement projects in the fi ve-year Master Plan.

• Aggressively seek and secure funding sources such as grants, endowments, donations, sponsorships, fund-raising for park improvement and maintenance.

• Ensure adequate funding to support the current parks and recreation system.

• Make improvements, expand programs and events that will generate revenue that can be invested back into the park and recreation facilities and programs.

• Investigate the revision of the Athletic Field Use Policy and the fee schedule for non-Township sponsored organizations.

Capital Improvement Priorities

The Park, Recreation and Open Space Master Plan also identifi ed priority capital improvement projects in conjunction with the goals and guidelines of the Master Plan. The priorities were established to provide a clear guide for decision makers and to enable the Township to apply for grant funding assistance in a timely manner. Table 13 lists all the capital improvement projects within each park or project type. The priority projects are also identifi ed as on-going (OG), or short- (ST), mid- (MT) and long-term (LT).

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42 Background Studies--Parks & Recreation

ORION TOWNSHIP MASTER PLAN

Project Magnitude of Cost PriorityST MT LT OG

Civic Center Park

Informational Kiosk $2,000 - $5,000 X Amphitheater $200,000 X Restroom at Amphitheater $100,000 - $150,000 X Skate Park $240,000 X Mileage Markers Along Trails $150 - $200 each X Way Finding and Interpretive Signs Along Trails $10,000 - $15,000 X Sand Box in Playground area $5,000 - $10,000 X Prepare Lighting Improvement Plan $3,000 - $7,000 X Pavilion/restroom $150,000 - $200,000 X Lighting Improvement Plan Implementation TBD X X 3 Basketball Courts $90,000 - $110,000 X 2 Volleyball Courts $6,000 - $10,000 X 2 Small Shelters Near Soccer Fields $40,000 - $60,000 each X Small Shelter at North End $40,000 - $60,000 X Interior Trails and connections to Polly Ann Trail $310,000 - $335,000 X Small Shelter at Skate Park $40,000 - $60,000 X Mountain Bike Trail course $35,000 - $50,000 X Sledding Hill Lighting $40,000 - $60,000 X Pedestrian Crosswalks and Traffi c Signal on Joslyn Road $100,000 - $150,000 X

Friendship Park Information Kiosk $2,000 - $5,000 X Mileage Markers Along Trails $150 - $200 each X Nature Trail System with Way Finding and Interpretive

Signs in Northeast Portion $170,000 - $190,000 X

Detention Pond Naturalization With Grading and Plantings $25,000 - $35,000 X Restroom/Shelter/Concession at Ball Fields $175,000 - $250,000 X 2 Ball Fields Size Reduction $50,000 - $300,000 X Howarth School Building Relocation (Historical Society) N/A X Pedestrian Connections and Common Green Space in

Historic Area $90,000 - $110,000 X

Lighting Improvement Plan Preparation $3,000 - $7,000 X Vehicular Access and Drive at Baldwin Road $350,000 - $400,000 X Additional Paved Trails $400,000 - $450,000 X Additional Parking Areas $700,000 - $800,000 X Gravel Drive and Parking Areas Paving $750,000 - $800,000 X Spray Park $200,000 - $300,000 X Lighting Improvement Plan Implementations TBD X

Table 13: Capital Improvement Projects

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Background Studies--Parks & Recreation 43

ORION TOWNSHIP MASTER PLAN

Project Magnitude of Cost Priority “No Mow” Zones and Native Wildfl ower Plantings

Establishment $100,000 - $120,000 X

Additional Ball Fields at North End $190,000 - $220,000 X Restroom/Shelter and Shelter at North End $200,000 - $250,000 X South End Ball Fields Lighting $250,000 - $300,000 X Large Pavilion/shelter $175,000 - $250,000 X Dug Out Covers for Ball Fields $80,000 - $100,000 X 2 Volleyball courts $6,000 - $10,000 X 4 Small Shelters $40,000 - $60,000 each X

Stonegate Park Planned Improvements $600,000 X

McConnell Field Open Space, Pathways, Play Equipment, Signage,

Fencing, Plantings, Pavilion/Shelter and Parking $170,000 - $200,000 X

Gingell Nature Area Identifi cation Signage Along Maybee Road $3,000 - $5,000 X Parking Area Along Maybee Road $100,000 - $150,000 X Interpretive Sign/Kiosk at Parking Area $2,000 - $5,000 X Boardwalk and Observation Deck $260,000 - $315,000 X Vault Toilet at Parking Area $30,000 - $50,000 X Trail Loop Within Nature Area $125,000 - $140,000 X

Trail System Annual Maintenance and Replacement TBD X Safety Path Implementation TBD X Trail Extension Within Utility Corridor About $40 - $50/LF X Polly Ann Trail Extension Resurfacing About $40 - $50/LF X Signage System Along Polly Ann Trail $10,000 - $15,000 X

General Items Shade Trees Throughout Parks $400 - $600/Tree X Park Furnishings $200 - $700 X Parkland Acquisition TBD X Mowing Equipment $10,000 - $15,000 X Parks and Recreation Department Administrative Offi ces

Improvement N/A X X

Centralized Maintenance Facility TBD X Needs Assessment Survey $20,000 - $25,000 X 5-Year Master Plan $40,000 - $60,000 X Community Center/Senior Center TBD X

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44 Background Studies--Parks & Recreation

ORION TOWNSHIP MASTER PLAN

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Background Studies--Environmental Resources 45

ORION TOWNSHIP MASTER PLAN

Environmental ResourcesMany residents have settled in Orion Township because they were attracted by its natural features - lakes, woodlands, wetlands, rolling hills and open space. These features are signifi cant not only because of their strong appeal to residents, but because they constitute a functioning ecosystem that provide benefi ts to people that can’t be fully replaced by built systems. While there are many opportunities for enjoyment and use of the natural resource base, particular features of the natural environment are incapable of supporting development or are of suffi cient signifi cance to be preserved. This chapter analyzes the natural features in the Township, and outlines the opportunities and constraints for both preservation and development. Sound land use depends on a keen awareness of the Township’s environmental systems, and how they can continue to function with sensitive development design.

Topographic Features

Orion Township is considered to be in the “Thumb Upland” physiographic area of Michigan. Its basic

topography is gentle, rolling hills, with the direction of fl ow generally to the southeast and southwest from the center of the Township. The Township’s average elevation is approximately 1,000 feet above sea level. The topography and soils in Orion Township were formed largely as a result of glacial activity 10 - 12,000 years ago. The Township has bedrock formations of limestone, shale and sandstone, a clay subordinate, and surface formations of sand and gravel. The sand and gravel were deposited by running water from melting glaciers.

The underlying forces that shaped the Township’s topography produced steep slopes in a few areas of the Township. Many of these steep-sloped areas are among the most visually attractive locations in the Township. However, this same feature is very susceptible to erosion if the vegetative cover is disturbed.

Map 6 indicates areas of the Township where steep slopes are prevalent. Slopes exceeding eight percent gradient are located immediately north of the Hi-Hill Subdivision, on the east side of M-24 north of Silverbell Road. The sloping land on the east side of Lapeer Road extends northward to Clarkston Road. Near Clarkston and Kern roads, there exists a serene, unspoiled wooded area with steep banks down to the rushing waters of the Paint Creek. Much of the sloping land on the east side of Lapeer Road lies within the Bald Mountain Recreation Area.

Another general area of steeply sloping land is in the northwest part of the Township, particularly around the Baldwin Road/Clarkston Road intersection. The view from Baldwin Road at certain points is striking, with folds and cuts in hills accented by large tree stands which frame views of more distant hills. Steeply sloping land is also prevalent in the southwest part of the Township near both Gregory and Judah Roads. Hills along Judah and Joslyn Roads provide a particularly scenic view of Lake Judah.

Soils

An understanding of soil characteristics is essential to the development of a community to

minimize construction costs, risks to public health, and environmental impacts. This is especially critical in Orion Township because the limitations of many soil types found here.

According to the Soil Survey of Oakland County, Michigan, compiled by the Soil Conservation Service, the Township is made up of three general soil categories. The fi rst category covers the western two-thirds of the Township, and is called the Oshtemo-Spinks-Houghton soil series. The Oshtemo-Spinks soils are nearly level to steep, well drained and sandy, which makes them suitable for buildings and septic systems. The pockets of Houghton soils are found in depressions and in association with streams

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46 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

and lakes, are very poorly drained and mucky soils. The second largest soil category is called the Riddles-Marlette-Houghton soil series. The Riddles-Marlette soils are nearly level to steep, well drained to moderately well drained, and loamy. These soils are suitable for buildings, however the higher water content of the Marlette soils is a limitation for buildings with basements and septic fi elds. This soil series is found in the eastern third of the Township. The last major soil category is called Urban land-Spinks-Oshtemo, and is found around Lake Orion and in the very southwest corner of the Township. These soils are highly disturbed, urban soils on nearly level to rolling hills, generally well drained and sandy.

While these soil categories are general, many areas of the Township exhibit severe limitations for septic systems. Such limitations are associated with slow permeability, high water tables, or excessive slopes. In some cases, limitations may be overcome with more sophisticated and costly systems or municipal sanitary sewers. However, the land’s capability to support development without extraordinary measures should be the basis for locating various land uses throughout the Township.

Water Resources

Over the years, the prime residential developments in Orion Township have been built around the

Township’s many lakes. Most residents appreciate the recreation and scenic value of the lakes. However, the lakes represent only one component of the community’s extensive, inter-connected water system that also includes streams, wetlands, and groundwater. The water system provides signifi cant benefi ts for current and future residents of the Township, such as a source of drinking water, stormwater attentuation, water fi ltration and storage, and aesthetic and recreational benefi ts.

Watersheds

Orion Township is wholly located within the Clinton River Watershed. The Township’s entire land area ultimately drains to the Clinton River, which drains into Lake St. Clair. In the Township, the Clinton

River Watershed is broken down into stream-based watersheds, which include the Upper Clinton Watershed, the Stony/Paint Watershed, and the Clinton-Main Watershed. These watersheds are shown on Map 7. The watershed divisions were created to facilitate the work the Township has been doing to comply with the Clean Water Act’s Phase II requirements for regulating stormwater.

The largest part of the Township is in the Stony/Paint Watershed, which covers 757 acres and 11,650 acres respectively (or 54% of the Township). The second largest watershed area in the Township is the Upper Clinton Watershed, covering 9,244 acres, or 40%. The remaining acreage (1,356 acres or 6%) in the Township drains to the Clinton-Main Watershed on the southern border.

Since 2002, the Township has participated in watershed planning activities to obtain a stormwater permit from the state through the National Pollutant Discharge Elimination System (NPDES). Because Orion Township is located in three stream watersheds, they participated in three watershed groups to draft and implement watershed management plans for each. While each plan is unique, the analysis of the various watersheds came to some similar conclusions:

1) In general, the streams and lakes within Orion Township have fairly good water quality, and support aquatic organisms typically found within urbanizing areas.

2) There are several areas of concern: a. Square Lake, in the Upper Clinton Watershed, has problems with excessive algae and other plant growth. This may be due to fertilizers washing from lawns into the lake, water fowl feces, or failing septic systems.

b. Many streams and lakes are impacted by sediments fl owing in from gravel roads, construction sites, or “fl ashy fl ows” that deposit sediments due to streambank erosion.

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48 Background Studies--Environmental Resources

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50 Background Studies--Environmental Resources

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c. Streams are becoming more “fl ashy,” or experiencing increased stream fl ows following storms. This is due to more development that keeps stormwater from infi ltrating the ground. Therefore, more water is reaching the streams (increased volume), faster.

Impervious Surfaces

Because development replaces pervious ground with impervious pavement and buildings, the way water moves through and across the land changes. This, in turn, degrades streams and water quality unless managed in an ecologically-sound manner.

As stormwater drains across pavement, for example, it picks up pollutants such as automobile fl uids, fertilizers, and sediment and conveys them into a stormdrain. If that stormdrain is directly connected to a creek, the creek receives polluted water that degrades water quality, and wildlife habitat. Portions of southeast Michigan gets its drinking water from surface water sources. The stormwater is also much warmer, which impacts aquatic organisms that depend on cool or cold water habitats. Lastly, the water volume is greater, and these greater volumes reach the stream much faster. This increased volume and speed erode stream banks and impair the stream’s ability to support aquatic vegetation and wildlife.

As part of the Upper Clinton and Stony/Paint Watershed Management Plans, an impervious surface analysis was conducted using the Center for Watershed Protection’s Impervious Cover Model. This analysis classifi es the quality of streams based on the percentage of impervious cover (IC) in their watersheds (Schueler, 1994). The framework classifi es streams as sensitive (0 - 11% IC), impacted (11-25% IC), and non-supporting (>25% IC). Using color-infrared photography, the amount of IC was estimated for each watershed using 2000 land use data. Then, an estimate for future IC was calculated using Orion’s current Master Plan. Lastly, an estimate of potential reductions in IC was calculated by implementing low impact development techniques (such as pervious pavements, green roofs, natural feature protection, etc.).

The Stony/Paint results show that as of 2000, all of the streams in this watershed passing through Orion Township were classifi ed as “sensitive,” with impervious cover at less than 11% (average 7.3% IC). However, the model estimates that this watershed will develop to the “impacted” classifi cation (average 11.2% IC), unless low impact development techniques are used. It is estimated that these techniques could reduce impervious cover in this watershed by almost 4%, and maintain “sensitive” streams.

The Upper Clinton results show streams that are impacted to a greater level by development. The average IC score for 2000 land cover is 16.6% in the Township, placing the streams in this watershed in the “impacted” category. Future development will push these streams almost to the “non-supporting” classifi cation with an average IC estimate of 23%. The model also estimates that low impact development techniques could bring IC down by 5%, which would better maintain current conditions. Refer to the Stream Attribute Table (Table 14) on the following page.

Stormwater Management

The Township’s existing water features play an important role in managing stormwater. The map on the previous page (Map 7), illustrates how much of the Township is served by lakes and streams. There are twenty-seven natural lakes in the Township, covering approximately 9% (2,073 acres) of the community. Many of the lakes are large enough for boating, fi shing, swimming and other water-oriented recreation. Private lands that have been developed for residential use surround most major lakes. Certain lakes have public access, including Lake Orion and Lower Trout Lake, which is located in the Bald Mountain Recreation Area. Lake Sixteen, located within the Orion Oaks County Park, has restricted access from Joslyn Road and from within the park itself.

The Stormwater Management Policy and Program Plan indicates that the lakes serve an important function as a natural stormwater detention system. The Plan states, “As a result of their location and extent,

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52 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

they receive and hold large volumes of stormwater. Provided that channel connections between lakes are maintained to allow reasonable fl ows of water out of the lakes, future storage capacity in light of projected development trends appears adequate.” However, draining stormwater from pervious surfaces, such as parking lots, directly into water features can degrade the feature through sediment deposition and water pollution. Techniques that fi lter stormwater before it is discharged into natural waterbodies should be used.

Creeks and streams are another link in the water resources system. Several creeks and streams meander through the Township, connecting surface water features together, and conveying stormwater runoff. As described in the referenced watershed management plans, the most prominent streams in the Township are Paint Creek, Clear Creek, Trout Creek, and Sashabaw Creek. These streams have fl owing water throughout most of the year and are valued because of their ecological, aesthetic and recreational benefi ts.

Since streams commonly convey stormwater runoff, efforts should be made to maintain pre-development water volumes and quality. This can be accomplished by reducing runoff using infi ltration techniques, treating any runoff that is generated before it is deposited into the stream, and maintaining and/or restoring streamside vegetated buffers of at least 25 feet wide.

Wetlands and Floodplains

Wetlands are another signifi cant component in the water resources system (see Map

7). The term “wetlands” includes a variety of ecosystem types, which are classifi ed by the depth of the water and the typical vegetation that grows in each. Examples in the Township include marshes, wet meadows, mudfl ats, ponds, bogs, bottomland hardwood forests, and wooded swamps. The Township contains approximately 500 acres of emergent wetlands (marshes), over 2,000 acres of forested wetlands, and almost 1,500 acres of scrub-shrub wetlands, for a total of 17% of the Township’s land area. Most of these wetlands are adjacent to lakes or streams. Wetlands play an important role in controlling fl ooding and treating polluted stormwater

SENSITIVE STREAM IMPACTED STREAM NON-SUPPORTING STREAM

0-10% 11-25% >25%

High quality, stable fl ow regimeSigns of degradation, fl ow regime destabilizes

Low quality; stream is essentially a conduit for conveying stormwater

Stable channels are in stable equilibrium

Altered stream geometrySeverely eroded and incised stream channel

Excellent habitat structureDegraded physical habitat in the stream

Structure needed to sustain fi sh is diminished or eliminated

Excellent water qualityWater quality degraded; contact recreation becomes an issue

Water contact recreation is no longer possible

Diverse communities of both fi sh and aquatic insects

Many sensitive fi sh and aquatic insects disappearing from the stream

Stream cannot support any but the most tolerant life forms

Do not experience frequent fl oodingFlooding becomes a more serious problem

Flooding becomes a serious problem requiring drastic engineering solutions

Source: Schueler, 1994

Table 14: Stream Attributes According to the IC Model

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ORION TOWNSHIP MASTER PLAN

runoff to improve water quality. During storm events, wetlands hold runoff and release it slowly to adjacent streams and lakes. This helps to reduce “fl ashy fl ows,” and in turn reduce stream bank erosion. Wetland vegetation helps to slow stormwater runoff, allowing suspended sediments to fall out of the water before it is released into nearby waterbodies. The plants themselves also absorb water and nutrients such as phosphorus, improving the quality of surface waters in the Township.

Wetlands contribute signifi cantly to the rural character of the community by providing critical wildlife habitat. They attract and retain many species of animals, birds, and other wildlife by providing a source of water, nesting, and feeding habitat. In turn, residents often identify the vegetation and animal life characteristically found in wetland areas as bringing a rural feeling to the community. According to the Stormwater Management Policy and Program Plan, certain wetlands are unique, high-value ecological areas that should be identifi ed and preserved. Excess stormwater fl ows should not be directed toward such wetlands that have special ecological signifi cance. In addition, any wetland that is used for stormwater detention should only receive treated stormwater, and not in volumes greater than it receives under pre-development conditions.

Wetland and Floodplain Regulations

State statutes exist that provide protection for wetlands, fl oodplains and other water resources. In addition, the Township has its own Wetlands Ordinance, No. 107, that was adopted in 1980. Together, the controls instituted by these laws are used to implement the goals of preserving the natural resources of the Township and protecting the Rural-Suburban Concept that are guiding principles of the Township’s Master Plan. These controls include the following:

1) Orion Township’s Wetlands Ordinance No. 107. This ordinance was enacted to protect the wetlands, fl oodplains, and water courses of Orion Township and is administered by the Township Building Department. The Planning Commission reviews

applications for projects that fall under the jurisdiction of the Ordinance and grants permit approvals.

2) Michigan Natural Resource and Environmental Protection Act (P.A. 451 of 1994). This Act, formerly known as the Michigan Environmental Protection Act, P.A. 127 of 1970, was enacted to protect the environment and natural resources of the State by codifying, revising, consolidating, and classifying related laws. The Act also regulates the discharge of certain substances into the environment by regulating the use of certain lands, water, and other natural resources through prescribed powers and duties of State and local agencies/offi cials, which includes assessing certain charges and fees for permits and penalties. Within this law are the following specifi c sections:

a) Part 31 (formerly known as the Floodplain Regulatory Authority, P.A. 167 of 1968) regulates activity within the 100-year fl oodplain and fl oodways of watercourses containing a drainage area of greater than two (2) square miles. Wetlands are often found in fl oodplain areas due to the topography and inundation of water at certain times of the year.

b) Part 301 (formerly known as the Inland Lakes and Streams Act, P.A. 346 of 1972) regulates dredging, fi lling and construction in, over, and below the ordinary high water mark of State waters. This typically includes adjacent shorelands and contiguous wetlands.

c) Part 303 (formerly known as the Goemaere-Anderson Wetland Protection Act, P.A. 203 of 1979) provides for the preservation and proper management of wetlands. Permit applications are required for alterations in wetlands that fall under the jurisdiction of the Act.

Woodlands

Tree stands and woodlands are another important component in Orion Township’s natural resource

inventory. Map 8 identifi es signifi cant tree stands, consisting predominately of hardwoods, evergreens, or lowland brush. Many of the signifi cant tree

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54 Background Studies--Environmental Resources

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stands are found in combination with other natural resource features, such as wetlands or steep slopes. For example, 50% of the Township’s wetlands are wooded (2,000 of the 4,000 acres of wetlands are wooded). The Bald Mountain Recreation Area and Orion Oaks County Park contain hundreds of acres of heavily wooded land. The Township’s designated Natural Beauty Roads, Clarkston Road east of M-24, Greenshield Road, Nakomis, and Kern Road on the east side of the Township, provide important woodland resources.

Citizen interest and concern about tree preservation and woodland protection has resulted in a development process that protects these assets, and an ordinance that promotes their protection. Section 27.12, Tree and Woodlands Protection in the Zoning Ordinance ensures that woodlands are protected during the development process or replacement requirements will be applied. There is also a growing appreciation of the contribution of wildlife to the overall quality of life. The following are among the benefi ts secured or enhanced by the above noted woodlands protection ordinance:

• Energy Conservation

• Improvement in Air Quality

• Erosion Control

• Wildlife Habitat

• Aesthetic Values

The importance of local ordinances in protecting existing trees and woodlands, and stipulating their replacement or addition when necessary, is well-established and increasingly accepted by all segments of the community.

Green Infrastructure

The natural resources across the Township make up the community’s “green infrastructure,” or an

interconnected network of open spaces, natural areas and waterways. This special type of infrastructure supports native plant and animal species, sustains

natural ecological processes, maintains air and water resources, and contributes to residents’ health and quality of life. Conserving the green infrastructure system also produces economic dividends and creates a framework for sustainable development. Since the environment, and its benefi cial functions are sustained, then less money is spent on constructed facilities to replace these benefi ts.

The green infrastructure system (see Figure 1) is made up of “hubs,” “sites,” and “links.” A hub is an anchor for the network and provides an origin or destination for wildlife. Hubs range in size from large conservation areas to smaller parks and preserves. Hubs provide habitat for native wildlife and help maintain natural ecological processes. A site is a smaller ecological landscape feature that serves as a point of origin and destination, and includes less ecologically important areas. Links are the connections that hold the network together, and enable it to function. Links facilitate movement between hubs and sites.

The green infrastructure plan, shown on Map 8, was created through a partnership between the Township and Oakland County Planning and Economic Development Services (OPEDS). Staff from OPEDS provided a series of maps showing the existing environmental, cultural, and historic

Figure 1

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ORION TOWNSHIP MASTER PLAN

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Page 66: Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

56 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

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Background Studies--Environmental Resources 57

ORION TOWNSHIP MASTER PLAN

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Page 68: Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

58 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

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Background Studies--Environmental Resources 59

ORION TOWNSHIP MASTER PLAN

resources throughout the Township. A meeting was then held where Township elected offi cials, Planning Commission members, residents, and representatives from various interested groups discussed the information on the maps and identifi ed the areas in the Township that represented hubs and sites, as well as other important recreation amenities and destinations. OPEDS staff consolidated the comments and ideas on a map, and then presented this map to the Township for review and comment. Adjustments were made, and then the map was provided to the Township for their use.

Map 9 shows the results of this exercise. The map shows hubs and sites (including Michigan Natural Feature Sites), links, and these other features:

Other Restoration Links: Areas in the community that could be considered for vegetation restoration or improved vegetation management such as railroad corridors, old farm fi elds, retention ponds, road right-of-ways or golf courses.

Acquisition Target: A parcel that could be acquired by the community for parkland or open space.

Cultural/Historical: A structure or a site that is historically or culturally signifi cant.

Priority Road Bounded Area: An area surrounded by major roads that could be examined in greater detail. Conservation/preservation planning tools could be applied to this sub-area of the community to accomplish the green infrastructure vision.

Priority Waterbody: Signifi cant body of water in the community that is valued for recreational opportunities, waterfowl, aquatic species, scenic beauty, habitat, and/or community character.

Recreation Hub: A signifi cant park, town center, school, or nature center that provides major recreational opportunities for the community.

Riparian Corridor: Important areas bordering streams, lakes, rivers, and other watercourses.

These areas have high water tables and support plants requiring saturated soils during all or part of the year.

Special Place: Areas in the community that may have unique features, plants, or animals.

Wildlife Crossing: A portion of the roadway where high numbers of deer and other wildlife have been observed crossing and pose a potential danger to motorists. These areas could be considered for enhanced warning signage.

Potential Conservation Easement: A parcel/development rights that could be acquired by a local land conservancy for open space.

Michigan Natural Features Inventory

One component of the green infrastructure plan was areas identifi ed by the Michigan Natural Features Inventory (MNFI). This group maintains a continuously updated information base of Michigan’s endangered, threatened, and special concern plant and animal species, natural communities, and other natural features. MNFI has responsibility for inventorying and tracking the State’s rarest species and exceptional examples of a whole array of natural ecosystems. MNFI also provides information to resource managers for many types of permit applications regarding environmental features.

In July of 2002, staff from the Oakland County Planning and Economic Development Services worked with MNFI to identify potential conservation/natural areas within the County. The conclusions of the study were the identifi cation of high, medium, and low priority sites within each municipality worthy of preservation. Based upon the study, Orion Township has fi ve priority one, or highest ranked, sites, and numerous priority two and three sites. Three of the fi ve highest priority sites are located within lands already preserved by the Department of Natural Resources. The priority one sites west of Baldwin Road between Clarkston and Maybee Roads are located in close proximity to several developed or soon to be developed areas. Portions of this area may be lost to development,

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60 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

but the preservation of the remaining areas and their associated links to other natural ecosystems could be preserved through various land use controls and preservation plan alternatives.

Natural Feature and Open Space Preservation Techniques

To implement the green infrastructure plan, and better integrate ecological systems into development, the following techniques should be considered:

1) Encourage the use of the cluster development technique on parcels where sensitive ecosystems exist. This technique places roads, lots, and other development on land that is most capable of supporting it, and places the sensitive natural features in commonly-owned open space. A conservation easement can be placed on the open space so that a land conservancy, who has technical knowledge regarding natural feature management, can oversee this area.

2) Create a detailed program to implement the green infrastructure plan, including goals and policies, priorities, action items, schedule, and funding mechanisms.

3) Adopt an impervious surface reduction/infi ltration enhancement ordinance that describes site development standards and guides developers and individuals doing site plan review to fi nd opportunities for less impervious surface and more water infi ltration.

4) Enhance the natural feature setback/buffer regulations by allowing for a fl exible width buffer (larger for more sensitive features, smaller for less sensitive features) rather than a standard distance to help manage development near stream corridors and provide fl oodplain protection.

5) Adopt native vegetation guidelines that preserve native plants and encourage the use of native plants in landscaping. These plants are particularly helpful in riparian buffers to treat stormwater runoff and provide wildlife corridor links within the Township’s green infrastructure system. These guidelines could be enhanced by an ordinance that prohibits the

use of exotic invasive plant species in landscaping. These plants tend to take over natural areas and out-compete native species.

Conclusions

The following conclusions can be derived from the analysis of the Township’s existing natural

features:

• The Township has a vast natural resource system of lakes, wetlands, woodlands, rolling hills, and open spaces, the majority of which are contained within State and County lands.

• The greatest slopes exist adjacent to several residential developments in the northern and eastern portions of the Township, which is an appropriate use for these areas. However, the industrial developments (extraction uses) around Brown Road area also exhibits signifi cant topographic relief.

• Many of the soils found within the Township present limitations for development, including lack of suitability for septic systems, and susceptibility to wetness and fl ooding. While the septic limitations can be overcome with expensive Township sanitary sewer systems, these limitations present a problem in areas of the Township intended to remain rural without the availability for municipal sewer connections.

• Water quality degradation of the lakes within the Township (approximately 9% of the land cover) is of concern due to the attractiveness for residential development and the connection to the Clinton River, Paint Creek, Clear Creek, Trout Creek and Sashabaw Creek.

The Township contains thousands of acres of wetlands, mostly adjacent to lakes and streams, all of which play an important role in stormwater management, the control of water quality, and the provision for critical wildlife habitat and transportation corridors. Therefore, the type of land use in proximity to these ecosystems is critical to their preservation. Also critical are

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Background Studies--Environmental Resources 61

ORION TOWNSHIP MASTER PLAN

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62 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

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Background Studies--Environmental Resources 63

ORION TOWNSHIP MASTER PLAN

the development techniques used to reduce impacts on these systems, such as stormwater management and natural feature buffers.

• As the Township continues to grow, woodlands are being lost to development. While many wooded areas are associated with wetlands, woodlands located outside of the State and County park system are in jeopardy. The woodlands protection provisions in the Zoning Ordinance are a good fi rst step in protecting these natural features, the important ecological and climatic benefi ts woodlands provide, need to be better preserved through low impact development techniques.

• There are fi ve priority one MNFI sites within the Township that contain endangered, threatened, or special concern plant and animal species, natural communities, and/or other natural features. The sites on the western portions of the Township are in jeopardy of being lost to development; the remaining areas and links need to be preserved through land use controls and low impact development techniques.

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64 Background Studies--Environmental Resources

ORION TOWNSHIP MASTER PLAN

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Background Studies--Historic Preservation 65

ORION TOWNSHIP MASTER PLAN

Historic PreservationThe Charter Township of Orion is blessed with a number of historic architectural resources that are key elements in the Township’s visual character and unique identity. The basic purpose of including Historic Preservation in the Master Plan is to bring signifi cant historic architecture and other cultural resources into the Township’s planning process so that they are recognized in the decision making processes that may affect their future.

The Township’s culturally signifi cant historical and architectural resources are irreplaceable. They continue to provide information about the past that can be useful in the future. Combined with the rich natural environment, they provide a distinct sense of place. Without maintaining this sense of place, the Township would lose its unique identity. Historical architecture and other cultural resources recall the contributions of early settlers and past residents, who through hard work and determination, helped make Orion Township the attractive living environment which it is today.

Field analysis has shown that there are signifi cant examples of the following architectural styles: Greek Revival, Italianate, Early Victorian Vernacular, Gothic Revival, Late Victorian, Queen Anne, French Second Empire, Dutch Colonial Revival, English Tudor Revival, Bungalow, Grand Bungalow, Collegiate Gothic, Early Twentieth Century Vernacular, and others. Also, there are some fi ne examples of carriage houses, barns, and other outbuildings from throughout the nineteenth and early twentieth century. Careful consideration should be given to all culturally signifi cant historical and architectural resources whenever ownership, development, or maintenance threaten their future.

The Michigan Register, the State Register of Historic Sites, was established under P.A. 10 of 1955, MCL 399.151. The Michigan Historical Commission, a lay body appointed by the Governor, reviews applications

for the State Register and Historic Marker programs. These programs are honorary, placing no restrictions on property owners, and designation offers no tangible benefi ts. The Act does provide for State grants to preserve and restore certain State Register properties, but no money has been allocated for this purpose since 1980.

The National Historic Preservation Act also requires each state to prepare and implement a comprehensive statewide historic preservation plan. Michigan’s historic preservation plan (Local Historic Districts Act, P.A. 169) was fi rst prepared in 1970 and then updated in 1985 and 1992 to refl ect the new directions in historic preservation policy. In Orion Township, the preservation, restoration, rehabilitation or adaptive reuse of every historical architecture example in the Township is not realistic because there are hundreds of structures more than fi fty (50) years of age. The signifi cant examples of historic architecture are those

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66 Background Studies--Historic Preservation

ORION TOWNSHIP MASTER PLAN

that are eligible for State and National Register listing as individual Historic Structures or as contributing elements to Historic Districts.

In October 2006, the Charter Township of Orion contracted with The Mannik & Smith Group, Inc. (MSG) to conduct a reconnaissance-level survey of the 200 most signifi cant and well-preserved historic resources within the Township. The goals of this project was to create a permanent record of historic properties in Orion Township that will serve as a baseline for future planning, preservation, compliance and public education efforts. The survey focused on buildings, structures and sites within Township boundaries that were over 50 years of age, and was performed in accordance with the Michigan State Historic Preservation Offi ce’s Manual for Historic and Architectural Surveys in Michigan and the Secretary of the Interior’s Standards and Guidelines.

Using data from the Township’s geographic information system, MSG compiled a list of approximately 2,500 buildings within the Township boundaries (excluding properties in the Lake Orion Historic District and the Bald Mountain State Recreation Area) that were constructed prior to 1957. In the spring of 2007, the listed properties were fi eld-checked. The sites that maintained a high level of physical integrity and possessed features of architectural or historical interest were recorded in the fi eld.

With the help of the Orion Historical Society, the project team prepared a context report to establish a broader overview of Township history. Major themes identifi ed through research included architecture, agriculture, settlement, community planning, transportation, recreation, religion, and education. With the context of the report as a framework, and using the results of the fi eld studies, MSG evaluated the historical signifi cance of the surveyed sites for the purpose of determining their eligibility for national, state or local historic designation. Of the 197 properties surveyed (comprising 215 individual buildings or sites), twenty-seven are recommended as potentially eligible for landmark status.

Historic sites and buildings are irreplaceable resources that serve to physically show the evolution of the Township’s early development. They are more important as key elements of the Township’s visual identify and unique character. While many represent specifi c architectural styles and historical periods, they each have their own distinct character variations and setting. Their continued use and maintenance will play a major role in protecting the atmosphere that has given the Township its identity. These values, if not properly protected or planned for, can be seriously eroded as development patterns change. Local coordination and cooperation between preservation advocates, citizens and Township government can successfully preserve these valuable resources for future generations of Orion Township residents.

Properties Eligible for Listing on the National Register

Based upon the research and investigations conducted in the Reconnaissance Survey of

Historic Architectural Resources conducted by The Mannik & Smith Group, 27 properties appear to meet the criteria for listing in the National Register of Historic Places. Each property listed below has one or more of the following characteristics: a demonstrated association with people, events, or trends signifi cant in Orion Township history; an outstanding example of an architectural style or type; or part of a larger collection of buildings or sites that tell a cohesive story about some aspect of the community’s history.

118 S. Andrews* 121 S. Andrews*124 S. Andrews* 520 Atwater*501 Baldwin 990 Baldwin2130 Baldwin 2600 Baldwin120 Bellevue* 302 S. Broadway*468 S. Broadway* 468 S. Broadway*460 Cushing 618 Detroit*609 E. Flint* 850 Heights730 Indianwood 740 Indianwood1081 Indianwood 2340 Indianwood3740 Joslyn 3200 Kern512 Longpointe* 560 Longpointe*910 Pine Tree 546 Shady Oaks

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Background Studies--Historic Preservation 67

ORION TOWNSHIP MASTER PLAN

512 E. Silverbell 670 Victoria Island (house)670 Victoria Island (boathouse)*

* Located within Village of Lake Orion

Conclusions

In part due to the population growth pressures within the Township, the impact on the remaining historic

architectural resources has been immense. The following conclusions can be derived from the earlier analyses:

• The Township’s historical and architectural resources are irreplaceable and, as a result of the recent developments within the community, these resources are potentially going to be lost.

• Careful consideration should be given to all culturally signifi cant historical and architectural resources whenever ownership, development, or maintenance threaten their future.

• Educate owners of historically signifi cant properties to the advantages of State and local historic designation.

• Continue to designate historical and architectural resources as National, State and local historic resources.

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68 Background Studies--Historic Preservation

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Background Studies--Historic Preservation 69

ORION TOWNSHIP MASTER PLAN

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70 Background Studies--Historic Preservation

ORION TOWNSHIP MASTER PLAN

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Background Studies--Transportation & Thoroughfares 71

ORION TOWNSHIP MASTER PLAN

The provision of a safe and effi cient transportation system is essential to commerce and daily activities and is a major consideration in a community’s development. In the intervening years since the previous master plan, Orion Township has experienced population growth which is expected to continue in the future. The transportation needs of Orion Township are currently met by Interstate 75 to the south, Lapeer Road (M-24), and several major thoroughfares including Baldwin, Joslyn, Clarkston, Indianwood, and Waldon Roads. As a growing community with an abundance of natural features, future improvements in the township will need to coordinate land use development and transportation planning. From a transportation perspective, future planning must include:

• Maintaining the existing transportation infrastructure with a focus on best use of existing rights-of-way,

• Improving the connectivity of the road network,

• Improving safety for all modes of travel,

• Providing mobility and access through transportation choices, and

• Incorporating environmental considerations into every decision to enhance the quality of life in the township.

The transportation element of this master plan serves a variety of purposes.

• It serves as a reference guide regarding the transportation system within the Township.

• It sets a vision for future motorized and nonmotorized transportation needs within the Township.

Transportation & Thoroughfares

• It promotes a better understanding of the strong relationship between transportation and land development patterns and how planning can be better integrated.

• It identifi es opportunities for change, including: access management techniques, traffi c calming, and creating corridor improvement authorities.

Roadway Classification and Responsibility

Roadway classifi cations are often confusing because planning agencies use the

classifi cations for different purposes. Administrative jurisdictions identify roads in terms of governmental responsibility for construction and maintenance. Roadway classifi cations are also used to determine eligibility for state funding and federal aid. Functional classifi cations are used to group streets and highways into classes, or systems, according to the character of traffi c service they are intended to provide.

Administrative Jurisdiction

Act 51 of the Public Acts of 1951, as amended, creates the Michigan Transportation Fund

(MTF) into which specifi c transportation taxes are deposited, sets priorities for the use of transportation revenues, and charges county road commissions with the responsibility of classifying county primary and local roads. The classifi cations developed by the county road commissions are subject to Michigan Department of Transportation (MDOT) approval. Roads designated as primary roads must be of “the greatest importance”. This determination is based on traffi c volumes, primary generators of traffi c served and other factors.

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72 Background Studies--Transportation & Thoroughfares

ORION TOWNSHIP MASTER PLAN

MDOT, the Road Commission for Oakland County (RCOC) share responsibility for the operation and maintenance of the roadway network within the Township. MDOT is responsible for maintenance and improvement of Lapeer Road (M-24). The RCOC has jurisdiction over all other roads within the Township.

National Functional Classification

The Transportation classifi cations presented below proposes the hierarchy of transportation routes

based upon the National Functional Classifi cation (NFC) System. NFC is a planning tool which has been used by federal, state and local transportation agencies since the late 1960’s. Functional classifi cations are used to group streets and highways into classes, or systems, according to the character of traffi c service they are intended to provide. The NFC designation also determines whether a road is eligible for federal funds, either as part of the National Highway System (usually limited to principal arterials) or through the Surface Transportation Program. Federal-aid roads are, collectively: all principal arterials, all minor arterials, all urban collectors and all rural major collectors. (Source: MDOT)

Principal Arterials

These roadways are at the top of the classifi cation hierarchy. The primary function of such roadwaysis to carry relatively long distance, through-travel movements. Examples include interstates and other freeways as well as state routes between larger cities.

Minor Arterials

Minor Arterials tend to accommodate slightly shorter trips than principal arterials. There is some emphasis on land access and they may carry local bus routes and provide intracommunity continuity, but do not penetrate neighborhoods.

Major Collectors

Major collectors provide access and mobility within residential, commercial, or industrial use and connect local roads to arterials. Major collectors generally carry more traffi c than minor collectors.

Minor Collectors

Minor collectors also provide access amongst varying land uses, but generally have less traffi c than Major Collectors.

Local Roads

Local Roads provide access to individual properties and typically have moderate to low speeds. The majority of Township roads are classifi ed as local roads. Roadway Classifications within the Township

In Orion Township, the road network is a hierarchy based upon the function each road serves. The

four road classifi cations that are defi ned below include major thoroughfares, minor thoroughfares, collector roads, and local streets or roads. These roads are depicted on Map 12. It is the intent of this plan to provide guidance regarding the allocation of future road improvement dollars towards roads which function to benefi t the greatest number of Township residents. For example, it makes little sense to improve a collector road that empties onto a major thoroughfare in a state of disrepair. No attempt is made to propose costly road relocations or alter basic road patterns that have been established for years. In addition, no attempt is made to identify specifi c improvement projects.

• Major Thoroughfares – The function of major thoroughfares is to carry larger volumes of traffi c either between activity areas within the Township or through the Township. They also provide access to the expressways that serve the Township. The improvement of major thoroughfares rate the highest priority within the Township.

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Background Studies--Transportation & Thoroughfares 73

ORION TOWNSHIP MASTER PLAN

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• Minor Thoroughfares – The function of minor thoroughfares are much the same as major thoroughfares, although more moderate volumes of traffi c are carried. The improvement of minor thoroughfares rate the second highest priority within the Township.

• Collector Roads – The function of collector roads are to collect traffi c from residential areas and carry it to major or minor thoroughfares. Traffi c volumes are “typically” low. The improvement of collector roads rate the third highest priority within the Township.

• Local Streets or Roads – The function of local streets or roads are to provide direct access from individual properties. Traffi c volumes are very low. The improvement of local streets or roads rate the lowest priority within the Township.

The road classifi cations are also important in the control of land use in the Township. The subdivision regulations set forth standards that relate to the various road classifi cations. The zoning ordinance limits some uses to locations that have access to various levels of streets. Some intensive land uses should not be permitted with access to streets not intended to carry the accompanying high volumes of traffi c.

Natural Beauty Roads

Certain roads in Orion Township are classifi ed as Natural Beauty Roads, in accordance with Michigan Act 150 of 1970. The goal of the Natural Beauty Roads Act is to identify and preserve designated roads in a natural, essentially undisturbed condition. Roads considered eligible for this designation are local roads that have unusual or outstanding natural beauty by virtue of native vegetation or other natural features. Widening, mowing, spraying and other maintenance or improvement activities may be restricted or prohibited on designated Natural Beauty Roads. Natural Beauty Roads in Orion Township include:

• Kern Road from Orion Road south to Clarkston Road.

• Clarkston Road (1,000 feet west of Kern Road).

• Clarkston Road from Orion Road south to Kern Road.

• Nakomis Road north of Cayuga, almost to the Township line.

• Greenshield Road.

Right-of-Way Plan

The right-of-way plan consists of a map that indicates the existing or desired right of way widths

for roads in Orion Township. Right of way widths are established based on research that indicates the required road specifi cations to provide various levels of service. The functional road classifi cation indicates the desired level of service; in turn, the Master Right of Way Plan published by the Road Commission for Oakland County (see Map 13) provides an indication of the type of road that is needed to achieve that level of service. While the Road Commission publishes this Master Right-of-Way Plan, Orion Township does not endorse all future right-of-way widths and believes that further study may be required to justify the additional width proposed for some of the right-of-way designations.

The right-of-way plan is an important planning document because setbacks and other development standards should be established in relationship to the existing or future right of way width. The Master Right of Way Plan also sets forth classifi cations based on right of way width.

The Right-of-Way Plan Map specifi es the classifi -cations of the roads and the planned application of these classifi cations. These can be summarized as follows:

State/Federal: Lapeer Road (M 24)

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Paved County Primary: Baldwin RoadBrown RoadOrion RoadClarkston Road (portion) Giddings RoadHeightsIndianwood Road Joslyn RoadSilverbell RoadWaldon

Paved County Local:MaybeePine TreeRohrGregoryMorganNewmanScripps (portion)Miller

Gravel County Local:Scripps (portion)JudahHemingwayConklinCoatsCasemerClarkston (portion) Natural Beauty Roads:Greenshield RoadKern Road (portion)Clarkston Road (portion)Nakomis Road (portion)

Traffic Counts and Crash Locations

There are approximately 209 road miles and four bridges within Orion Township. Map 12

indicates traffi c volumes for major roadways and the intersections with the greatest number of crashes.

Table 16 indicates the intersections with the greatest number of crashes. The top two locations are located at the intersections of Baldwin Road South at Brown Road and Brown Road at Joslyn Road.

Local Rank County Rank Intersection Name2003-2007

Annual Avg2003-2007

2007

1 26 Baldwin Rd S @ Brown Rd 190 38 412 111 Brown Rd @ Joslyn Rd 113 23 223 205 Clarkston Rd W @ Lapeer Rd 88 18 134 211 Lapeer Rd @ Silver Bell Rd E 86 17 85 227 Clarkston Rd E @ Lapeer Rd 82 16 136 284 Lapeer Rd @ Waldon Rd 72 14 157 312 Baldwin Rd S @ Clarkston Rd W 68 14 228 438 Baldwin Rd S @ Maybee Rd 54 11 119 438 Lapeer Rd @ Scripps Rd E 54 11 11

10 496 Baldwin Rd S @ Waldon Rd 50 10 12

Table 16: High Crash Intersections

Source: SEMCOG

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Map 13

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Road Improvements/Traffic Studies

According to SEMCOG’s 2030 Regional Transportation Plan (RTP) and 2006-2008

Transportation Improvement Program (TIP), a number of roadway improvements are planned or are being studied for Orion Township. These are shown in Table 17 below.

In addition, a number of traffi c studies have been conducted in recent years in conjunction with recent commercial and mixed-use developments. Some of these traffi c studies include:

• Baldwin Commons• Evangelista Property• Home Depot• Cedar Creek Condominiums• Silverbell/M-24 Spec. Building• Pee Wee Patch Day Care• Orion Village Crossing• Orion Campus• Standard Federal - Brown Road

• Belle Arbor PUD• Village Square PUD• Cliffs of Orion Residential• Dutton Corporate Centre• Orion Commerce Center• Orion Ridge Condominiums• The Goddard School• Baldwin Jordan• Gingell Town Square PUD• Golden Pointe Residential• Fed Ex Ground• Palace Chrysler• Silverbell Tech Park• QSR Restaurant

Safety Paths

There is a need in Orion Township to accommodate pedestrians, bicyclists and other non motorized

modes of transportation. This can be accomplished through construction of safety paths in the road right of-way, near to the property line. Typically, such paths have been considered chiefl y for their recreational benefi ts, but in Orion Township, public safety and

ID Project Project Limits Proposed Work Agency Year

RTPBaldwin Road

Morgan to Waldon Widen from 2-4 Lanes RCOC 2011-2015

RTPJoslyn Road

Brown to Silverbell Study widening from 2-5 lanes RCOC 2016-2020

RTPNakomis Road

Over Indianwood Lake Repair Bridge RCOC 2006-2010

RTPSilverbell Road

M-24 to Adams Study widening from 2-5 lane RCOC 2016-2020

RTPVarious Trunkline Roads

Regionwide Improve Safety MDOT 2006-2010

TIP Baldwin Morgan to Waldon Widen from 2-4 lane boulevard RCOC 2009

TIP M-24 ScrippsCrossover relocation for additional storage, new signal

MDOT 2008

Table 17: Planned Roadway Improvements

Source: SEMCOG

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suitable transportation for the non motorized public are equally important objectives.

A two fold approach is required to develop an adequate safety path system. First, as already required by the Zoning Ordinance, all developers must install safety paths in conjunction with all new construction located on a designated road, and in accordance with the Township Safety Path Plan (see Map 14). Second, the Township should become directly involved in the installation of safety paths in locations where:

• Pedestrian/bicyclist/vehicle confl icts are prevalent.

• It would be benefi cial to provide access to a key center of community activity, such as the parks, schools or the library.

• It is necessary to complete missing links in an area where much of the path system has already been installed.

Opportunities for Change

This section highlights a number of ways the Township can infl uence the function and character

of its roadways. The Township is in the position to infl uence road agency policy and furthermore has authority over land use decisions, which are often inseparable from transportation.

Several areas in which the Township can infl uence transportation are described in the following subsections.

Access Management

Access management is the process or development of a program intended to ensure that the major arterials, intersections and freeway systems serving a community or region will operate safely and effi ciently while adequately meeting the access needs of the abutting land uses along the roadway (FHWA, ITE, 2004). Implementing access management techniques can help increase roadway capacity, manage congestion and reduce crashes. Examples

of less obvious benefi ts, in the case of businesses, include: reduction in maintenance and other costs by utilizing shared driveways or eliminating entrance/exit points and increased road frontage and improved aesthetics as a result of eliminating driveways.

There are a number of physical design and policy-related tools and techniques that can be used to achieve access management. Some of the basic design principles that are used to achieve access management are described below:

• Provide a specialized road system—It is important to design and manage roadways according to the function they are intended to provide.

• Limit direct access to major roadways—Access control is needed to preserve the traffi c function of higher volume roads serving regional thru traffi c. Local and collector roadways require more frequent and direct property access.

• Promote intersection hierarchy—A roadway network should transition from one classifi cation of roadway to another and intersection types should also refl ect roadway hierarchy. In concept, for example, two major arterials would form a junction as would a driveway and a local street.

• Locate signals to favor through movements—Proper placement of signals allows for better coordination of signals, continuous movement of traffi c at the desired speed and reduces delays.

• Preserve the functional areas of intersections and interchanges—The “functional area” refers to the area where motorists respond to the intersection or interchange, decelerate, accelerate, or complete turns. This area is required for safety and effi ciency. Access points too close to intersections or interchange ramps should be avoided since they can result in increased congestion and safety issues.

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• Limit the number of confl ict points—More collisions and mistakes occur when the driving environment is complex. Simplifying the driving environment by limiting the number of confl ict points among vehicles, pedestrians, bicyclists and transit helps improve safety.

• Separate confl ict areas—Traffi c confl icts can also be reduced by separating confl ict areas. Effective ways include minimum distances between intersections and driveways, corner clearance standards that separate driveways from critical approach areas of intersections and encouraging shared driveways. These types of techniques permit less cluttered sight distance for the motorist, thus allowing longer reaction time and improving safety.

• Remove turning vehicles from through traffi c lanes—Vehicles typically slow prior to turning. When turning vehicles are removed from through traffi c lanes, better traffi c fl ow is maintained, roadway capacity is better preserved, and safety is improved.

• Use non-traversable medians to manage left-turn movements—Research shows the majority of access-related crashes involve left turns. The use of medians to channel turning movements to controlled locations is effective in improving safety.

• Provide a supporting street system and circulation system—Well-planned communities with a supporting network of local and collector streets, unifi ed property access and circulation systems are better able to accommodate development. Furthermore, interconnected street and circulation systems better support alternative forms of transportation. For example, a commercial strip development with separate driveways for each business forces short trips onto arterial roadways, thereby reducing safety and mobility. However, unifi ed property access with a well-developed circulation system for the same commercial strip development

would help prevent unnecessary trips and improve access.

(TRB Access Management Manual, 2003)

In order for access management to be successful, cooperation between property owners, local land use authorities, and local, county and state transportation agencies is essential.

Traffi c Calming

Traffi c calming techniques use physical and visual cues to encourage drivers to travel at slower speeds. Traffi c calming is intended to be self-enforcing, with the design of the roadway providing the desired effect. When implemented correctly, traffi c calming has been shown to reduce traffi c speeds, reduce the number and severity of crashes and reduce noise levels. Other benefi ts of traffi c calming are less measurable and can include aspects such as improving community livability. There are numerous devices and techniques that communities have successfully used for “traffi c calming”. In some cases a single device may be implemented, while in others, a combination of techniques achieves the desired outcome. Some typical traffi c calming measures are as follows:

• Gateways / Entryways—A special entrance feature or gateway has the effect of narrowing a street at the entryway into a neighborhood. It helps create identity to a neighborhood and increases driver awareness of common neighborhood elements, like pedestrians and children crossing the street.

• Speed Bumps / Speed Tables—Speed bumps are mounds of paving material placed across a roadway for the purpose of causing drivers to reduce their speed. Speed tables are similar to bumps, but are constructed with a fl at table in the center portion. Both speed bumps and tables reduce speed and may reduce traffi c volume by discouraging cut-through traffi c.

• Cul-de-sacs—Perhaps the most common form of traffi c calming devices are cul-de-sacs which represents a complete closure

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of a street either at a location that might otherwise be an intersection, or at mid-block location. This technique has proven to be very effective at reducing traffi c speed and volume, increasing the safety for all users of the right-of-way.

• Alternative Pavement Surfaces—Alternative pavement surfaces, such as pavers or cobblestone, have the effect of increasing driver perception of a change in driving environment. Alternative surfaces can be used for the entire street or just for sections of the street.

• Curvilinear Roads—Straight roads increase speed. Curves break up the driver’s line of sight and require the driver to drive more alertly. This technique increases the potential for reduced traffi c speed and volume, thereby increasing safety on the road.

• Roundabouts / Traffi c Circles—A roundabout is a circular barrier placed in the middle of an intersection to restrict the movement of traffi c through that intersection. This tool tends to reduce driver speed by interrupting the direct fl ow of traffi c and requiring turning movements. Traffi c circles can also discourage cut-through traffi c. Circles can be landscaped to reduce road impervious surface.

Corridor Improvement Authorities

On December 19, 2005, Governor Granholm signed Public Act 280 of 2005 (the Act), which provides a powerful new community development tool designed specifi cally for the commercial corridors of Michigan. The Act allows communities to create “Corridor Improvement Authorities” (CIA) which function in a manner similar to a Downtown Development Authority (DDA), but with special powers, conditions, and criteria unique to commercial corridors.

The Act is intended to combat the deterioration of existing business districts and promote economic development efforts within these districts. Unlike DDAs, communities are permitted to create as many CIA districts as they wish, provided no single parcel is located within more than one CIA district. It stands to reason, therefore, that separate and distinct CIA bodies should be permitted to refi ne the appearance of and initiate improvements to these areas.

Another distinction of CIA districts is the ability for municipalities to develop a single CIA district for a corridor that is located in more than one community. Such benefi ts as continuity of appearance, uniformity of improvements and land use regulations, and cooperative traffi c management are all potential benefi ts of multi-jurisdictional CIA districts.

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GoalsThe adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It therefore requires careful analysis of the various factors that characterize Orion Township and the specifi c problems to be faced.

Citizen Input

Citizen input is the core of any planning effort. In order for the goals of the plan to be achievable,

general consensus regarding the issues vital to the community must be reached. Many techniques exist which facilitate the gathering of citizen input, and Orion Township has had the opportunity to utilize two different methods in this Master Planning endeavor which are described below.

Workshops

The fi rst method utilized to collect citizen input was an Open House. On February 18, 2009, the

Charter Township of Orion Planning Commission sponsored the Open House to identify current and future planning-related needs and issues. The Open House also allowed attendees to gather information about the following topic areas:

• Environmental

• Parks and Recreation

• Development Procedures and Zoning

• Water/Sewer/Drainage

• Traffi c

• Land Use

After brief introductions conducted by the Chairman of the Orion Township Planning Commission and Township Board representative, a presentation was provided regarding the purpose of master planning and the progress to date on the update of the Orion Township Master Plan. After this presentation, the open house attendees were encouraged to visit each one of the six (6) information stations and provide comments to the facilitators and Planning Commissioners regarding various issues facing the Township. A questionnaire, the second means of collecting citizen input, was available at each station and attendees were asked to fi ll out the questionnaire regarding their thoughts and opinions. Finally, a detailed aerial map of the Township along with zoning map and 2003 Land Use Plan was also provided. Attendees were encouraged to identify locations on these maps that indicate specifi c land use issues and concerns.

The Open House attendees provided over 200 comments regarding various land uses issues facing the Township. In addition to these comments, over 100 questionnaires were completed and returned to the facilitators. These questionnaires provided detailed information regarding land use preferences and issues of concern. Questionnaires have also been posted on the Township’s website and additional questionnaires were distributed through the Township’s Building Department.

Several strong, central themes emerged from the public Open House and questionnaires. These are listed as follows:

• The Township’s safety path system is regarded as an important resource within the Township. Additional efforts should be made to expand this system and complete a linked safety path system throughout the Township.

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• Many attendees of the open house favor streamlining and improving zoning and development procedures. However, the Township should maintain high standards for quality development.

• Baldwin Road remained as one of the priority traffi c/congestion concerns within the Township. The specifi c types of improvements to this roadway are mixed, however, widening intersection improvements and congestion relief are priorities.

• Attendees commented on the importance of natural resources within Orion Township. The maintenance of surface water quality for lakes and streams was a priority concern, and the proper management of stormwater runoff in conjunction with low-impact development techniques is favored.

• Future land use preferences received a divided response regarding the need for additional commercial establishments on Baldwin Road or Brown Road.

• Local residents, Planning Commissioners, Township Board Members, and the general public helped to establish the Township’s long-range vision for growth and development. The following goals, objectives, and policies are the result of their efforts.

Goals, Objectives and Policies

In terms relevant to community planning, goals, objectives, and policies give the Master Plan

the philosophical guidance it needs to address the present issues and advance plans into the future. They are defi ned as follows:

Goals are overall broad statements that provide a focus for future discussions.

Objectives are more specifi c planning statements used to qualify and quantify the goals and provide more detailed direction for planning efforts.

Policies are very specifi c, action-oriented statements that would help achieve the goals and objectives. Policy statements provide justifi cation to revise or draft new ordinances or regulations or fi nance specifi c capital improvements.

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I. ECONOMIC DEVELOPMENT

I.A. GOAL: To provide jobs for existing and future residents of the Township.

I.A.1. OBJECTIVE: To implement the incentive programs available through Oakland County and the State of Michigan regarding the emerging employment sectors.

I.A.1.a. POLICIES

i. Establish a partnership with Oakland County, Auburn Hills, and the Chamber of Commerce, to market the region based upon the emerging employment sectors.

ii. Implement a streamlined development review process for users within the emerging employment sectors.

iii. Base an expeditious review procedure on the number of jobs created and positive impacts on tax base.

I.B. GOAL: To provide economically sustain-able developments.

I.B.1. OBJECTIVE: To provide developments that can serve multiple purposes and reuse the existing buildings within the Township.

I.B.1.a. POLICIES

i. Incentivise the reuse of existing buildings through such things as fee waivers/reductions and expedited review procedures.

ii. Create a business development, retention, and expansion plan.

iii. Consider a business improvement district, brownfi eld redevelopment authority, or a local devevelopment fi nance authority.

iv. Consider Township participation in the costs of roads or infrastructure for selected areas of the Township as a means to induce/stimulate economic development.

I.C GOAL: To streamline the development review process.

I.C.1. OBJECTIVE: To prepare for the economic turnaround, streamline the development review procedures to encourage development providing it complies with the characteristics and needs of the community.

I.C.1.a. POLICIES

i. Simplify the review procedures for a change of use.

ii. Establish zoning districts which are more consistent with established development patterns.

iii. Incentivise the redevelopment of Gingellville.

iv. Disincentivize building new when vacant, similarly situated, structures are available.

v. Work with business organizations to market vacant buildings.

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II. COMMUNITY FACILITIES

II.A. GOAL: To locate adequate offi ce and meeting facilities within the Township Civic Center to serve the residents of the Township.

II.A.1. OBJECTIVE I: Continue to develop the Civic Center for all Township administrative offi ces and other public uses appropriate to a community campus.

II.B. GOAL: To provide for adequate sanitary sewer, public water, and stormwater management service in a manner consistent with the development policies of the Township.

II.B.1. OBJECTIVE I: To provide sewer, water, and stormwater management facilities in a manner that will not be disruptive to natural attributes.

II.B.1.a. POLICIES

i. Public utility extensions for water and sanitary sewers shall be permitted only if consistent with the Township’s goals concerning protection of the natural environment, and planned residential development. All such expansions or enhancements should also parallel the growth corridors of the Township and shall not encourage unnecessary development or sprawl.

ii. Prepare and adopt a Capital Improvement Plan for development and maintenance of public water and sanitary sewer systems. This Plan shall be updated periodically.

iii. Extension of sewer or water should not be encouraged into undeveloped rural suburban areas unless necessary to protect the health and welfare of the community or surrounding communities, and to preserve the existing natural resources (i.e. lakes, creeks, streams, and wetlands).

iv. All new development shall be reviewed in terms of compliance with the Stormwater Management Policy and Program Plan, as well as State and Federal requirements. The Plan describes the Township’s water resources system, which consists of 27 natural lakes, connecting creeks

and streams, and numerous wetlands. Future developments should be planned to preserve the natural drainage functions of this water resources system.

v. Continue full participation in regional sanitary sewer and public water systems as the best way to serve the Township.

II.B.2. OBJECTIVE II: To ensure that new development will occur where adequate services are provided and proposed.

II.B.2.a. POLICIES

i. Public utility extensions shall be permitted only if consistent with the Township’s goals concerning protection of the natural environment and planned residential development.

ii. New developments that require extension of, or improvement to, the public water or sanitary sewer system should be required to install or help pay for installation of the new utility services.

iii. Consider utility service districts with distinct boundaries.

II.C. GOAL: To provide for the maintenance of storm drainage systems along roadways and within developments.

II.C.1. OBJECTIVE: To protect the quality of the existing storm drainage system which fl ows into abutting lakes, streams and wetlands.

II.C.1.a. POLICIES

i. Encourage the use of Low Impact Development (LID) planning and engineering techniques to encourage infi ltration and minimize the amount of stormwater runoff from roadways and develop-ments into surface waters. Example techniques include preservation of woodlands and wetlands (natural infi ltration areas), and use of bioretention areas, porous pavers, and rain gardens among others.

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II.E.2.a. POLICIES

i. Public water system shall be re-evaluated on a regular basis, as new development occurs to determine if modifi cations or additions to the system are needed to protect the health and welfare of the community or surrounding communities.

II.F. GOAL: To encourage the location of appropriate health care facilities in the community.

II.F.1. OBJECTIVE. To work with health-planning agencies to effectuate coordination in location and design considerations.

II.F.1.a. POLICIES

i. To attempt to locate such facilities where maximum service to existing and anticipated population concentrations are evidenced.

ii. Consider the Brown Road area as a future location for offi ce/medical uses.

II.G. GOAL: To improve the energy effi ciency of Township buildings and other facilities.

II.G.1. OBJECTIVE. To work with Township staff and determine ways in which all Township-owned facilities can conserve energy and become more energy effi cient.

II.G.1.a. POLICIES

i. Evaluate energy uses within the Township to determine areas where energy conservation and savings could be realized.

ii. Establish goals for future energy conservation, particularly in new construction of Township municipal and park facilities.

iii. Implement energy saving initiatives in building management, Township fl eet and machinery operation, and landscape and park management.

iv. Investigate and apply for energy grants such as the Energy Effi ciency and Conservation Block Grant.

ii. Work with Oakland County and others to identify, design, and implement retrofi t projects that install LID techniques into existing stormwater management systems. Retrofi t projects will encourage infi ltration of stormwater and minimize runoff reaching natural water bodies.

iii. Work with Oakland County and/or Michigan Department of Environmental Quality to maintain the existing drains within the Township.

iv. Work with the Clinton River Watershed Council to identify, design, and implement streambank restoration projects within the Township.

II.D. GOAL: To cooperatively plan and locate school facilities with the local school district through the application of local and state standards.

II.D.1. OBJECTIVE I. To plan coordinated facilities to avoid duplication of public investment.

II.D.2. OBJECTIVE II. To provide for future population growth potential.

II.E. GOAL: To provide adequate police and fi re protection for Township residents and property owners.

II.E.1. OBJECTIVE I. To adopt service areas and distance standards for the location of police and fi re facilities.

II.E.1.a. POLICIES

i. Police and fi re protection facilities shall be re- evaluated on a regular basis, as new development occurs to determine if modifi cations or additions to facilities are needed to keep pace with new developments.

II.E.2. OBJECTIVE II. To promote a public water system that will provide adequate fi re fi ghting pressures.

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III. RECREATION FACILITIES

Parks and recreation services are important to Orion Township residents and an integral part of the community’s Master Plan. The Township is served by community parks that provide a wide range of facilities, including active and passive recreation, competitive sports, facilities for children and adolescents, and picnic and nature study areas. The ideas set forth in this section are intended to enhance and build upon the facilities and programs currently offered in order to a establish actions and policies designed to reach the Township’s future vision.

III.A. GOAL: To provide recreation programs and facilities that meet the present and future needs of all Township residents.

III.A.1. OBJECTIVE I: To provide recreation facilities and services that meet the needs of all components of the population including preschool and elementary school children, teenagers, adults, the elderly, and people with disabilities.

III.A.1.a. POLICIES

i. Use universal design principles to design and install recreation facilities for people of all abilities in major community parks throughout the Township. Included in this policy is installation of more accessible parking areas.

ii. Consider the elderly in all new park facilities and improvements to the existing facilities.

iii. Plan recreation facilities in accordance with the multiple use concept in which a Township park provides a total recreation experience for an entire family.

iv. Consider adopting policies and review criteria that will encourage new developments in the Township to provide usable open space/parkland and to provide pedestrian links to the Township’s safety path system and community resources.

v. Encourage cooperation with the School District, Orion Township Public Library, Village of Lake Orion, recreational leagues, business community and other non-profi t groups in providing recreational facilities and programs.

III.A.2. OBJECTIVE II: To explore innovative funding and resource allocation approaches.

III.A.2.a. POLICIES

i. Investigate the creation of a recreation gifts catalog, “Adopt a Park,” “Friends of the Park,” trust funds, user fees, fund-raising committees, and tax deduction brochures.

ii. Develop a gifts catalog that would identify various types of facilities that could be donated by individuals or organizations to the Township. A gifts catalog could contain individual items such as a single tree or picnic table, as well as major improvements such as a ballfi eld or a band shell. The gifts catalog would be distributed to all community organizations, homeowners associations and to major industries.

iii. Cooperate with the Village of Lake Orion, the Orion Senior Center, the Boys & Girls Club, Orion Township Public Library, and the Lake Orion School District in the planning and programming of recreation facilities to avoid unnecessary duplication and thus free resources for more effi cient allocation.

iv. Develop recreation facilities and programs based on a sound fi scal policy. Consider the use of volunteers, State and Federal grant programs, and other funding sources.

v. Intensify the use of volunteer personnel in recreation programs. The Township will sponsor in service training programs and workshops for volunteer personnel to develop skills in senior citizen programs, teen age programs, preschool programs, and programs for the disabled.

vi. Encourage the County and State to develop more complete, year round park facilities.

vii. Improve the design of recreation facilities and equipment to reduce maintenance costs.

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viii. Continue writing grant applications as a means to fund identifi ed recreation projects as per the 2008-2012 Parks, Recreation, and Open Space Master Plan.

ix. Aggressively seek and secure funding sources such as grants, endowments, donations, and sponsorships for park improvement and maintenance.

III.A.3. OBJECTIVE III: To provide residents with high quality, diverse recreation opportunities by renovating existing activities and expanding parks and recreation offerings.

III.A.3.a. POLICIES

i. Utilize natural features (waterfront, topography, fl ood plains, etc.) for recreation facilities sites.

ii. Design parks to be compatible with the environment on and surrounding the sites. Distinctive natural features of park sites should be preserved. The parks should be designed so they contribute to the aesthetic quality of the Township.

iii. Utilize existing structures of signifi cant historic importance as part of recreational facilities.

iv. Consider constructing additional restroom facilities in existing parks.

v. Utilize environmentally-friendly design and construction standards, including Low Impact Development techniques and LEED practices.

vi. Add amenities to existing parks and trails including additional shade trees, shelters, benches, lighting, and nature paths.

III.A.4. OBJECTIVE IV: To provide adequate park and recreation space as an integral part of each development (subdivision, multiple family, mobile home park, and industrial park).

III.A.4.a. POLICIES

i. Encourage the preservation of open land areas and existing natural features as an integral part of new residential development.

ii. Develop standards for land donation.

III.A.5. OBJECTIVE V: To acquire land and facilities to meet the recreation needs of Orion Township.

III.A.5.a. POLICIES

i. Complete the exercise trail in Civic Center Park.

ii. Continue participation in development of the Paint Creek Trailway, acquired in 1983 from Penn Central Railroad, which is used for bicyclists, equestrians, hikers, joggers, and cross country skiers.

iii. Continue to work with the Polly Ann Trail Council to establish an interconnected trail system.

iv. Construct safety pathways in road rights-of-way for use by pedestrians and bicyclists along all major thoroughfares and collector roads, as recommended by the Safety Path Committee and approved by the Township Board. Consideration shall be given to adding paths along the local roads to the system.

v. Continue to require property owners to construct safety pathways in accordance with appropriate standards. Provisions have been included in the Zoning Ordinance to require installation of safety pathways in conjunction with new development.

vi. Implement the 2008-2012 Parks, Recreation, and Open Space Master Plan recommendations for Friendship Park, Civic Center Park, the Gingell Nature Area, Stonegate Park and McConnell Field through grant applications and coordinated efforts with local vendors and volunteers.

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vii. In the event that the State or County wishes to sell existing parkland, the Township shall rezone it to the lowest residential density or designate lands for recreational uses unless utilities are available for these areas.

viii. Work with private landfi ll companies to develop future recreation use for retired landfi lls.

ix. Seek opportunities to acquire land that protects environmental features, provides public waterfront access, is adjacent to or near existing parks, provides linkages between community facilities, provides increased recreation opportunities and is located in areas underserved by current parks.

III.A.6. OBJECTIVE VI: To make available high quality, comprehensive, and diverse recreation program and event offerings that meet the needs of residents, particularly seniors.

III.A.6.a. POLICIES

i. Continue to increase the number of households that participate in Township recreation programs, particularly residents age 55 and older.

ii. Continue to add programs of interest to residents such as adult wellness and fi tness programs and outdoor/nature education programs.

iii. Increase awareness of program offerings through more effective marketing.

iv. Continue to utilize the local press, cable television and the Senior Newsletter to raise awareness and to notify residents of events, activities and services.

III.A.7. OBJECTIVE VII: To strive to ensure high-quality, effective, and effi cient operation and maintenance of public parks and recreation within the Township.

III.A.7.a. POLICIES

i. Establish “no-mow” areas to decrease the need for mowing and applying fertilizers. Establish deep-rooted native vegetation in no-mow areas to improve stormwater management and quality.

ii. Consider private sponsorship of events and/or facilities.

iii. Establish an endowment fund for facility maintenance.

iv. Consider the use of low-maintenance, durable, recycled materials, and native landscaping when designing park improvements.

v. Establish a credit/debit card system for program registration/payment.

III.A.8. OBJECTIVE VIII: To support and encourage accessibility to and within Township parks, as well as development of the local and regional non-motorized trail systems.

III.A.8.a. POLICIES

i. Continue to implement the Safety Path Master Plan.

ii. Investigate cost and liability associated with snow removal along priority areas of the safety path system.

iii. Coordinate with the public school and trail agencies to develop “Safe Routes to School” work plans.

iv. Establish trailheads with parking, restrooms, and maps associated with the Village and Township along the non-motorized system.

v. Establish a way fi nding signage system along the Polly Ann and Paint Creek Trails.

vi. Support and encourage the development of the county-wide non-motorized plan.

vii. Work closely with the county, village and residents to provide connections to the Polly Ann and Paint Creek Trails.

viii. Continue to improve barrier-free or universal accessibility of all Township facilities and parks.

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IV. ENVIRONMENTAL RESOURCES

Orion Township is fortunate that it is well endowed with natural features including lakes, wetlands, woodlands, rolling topography, and open spaces. These features are signifi cant not only because of their strong appeal to residents, but because they constitute a functioning eco-system that provides benefi ts to people that can’t be fully replaced by built systems. Preservation of these natural features, and integration of natural features into the devel-opment designs, should be a prevailing goal in all future development.

IV.A. GOAL: To preserve the natural resources of Orion Township.

IV.A.1. OBJECTIVE I: To utilize the Township Wet-lands Protection Ordinance to ensure that develop-ment will minimize disruption to valuable wetland areas.

IV.A.1.a. POLICIES

i. Review the Wetlands Protection Ordinance to ensure its compliance with new State and Federal Stormwater Management requirements.

ii. Avoid using high quality wetlands as detention basins for development sites. Any wetlands used for stormwater storage of developed sites should only receive fi ltered stormwater and not in vol-umes greater than it received under pre-develop-ment conditions.

iii. Use Low Impact Development (LID) techniques to fi lter pollutants and sediments from stormwater runoff before it reaches wetlands, and minimize runoff volumes.

iv. Prepare an informational packet and/or pre-sentation for the local access channel which will educate residents on how they can help protect the existing wetland features.

v. Incorporate fertilizer regulations into the ordi-nance to minimize the levels of phosphorous run-off into the wetlands.

IV.A.2. OBJECTIVE II : To utilize the Township Stormwater Management and Erosion Control Ordi-nance to ensure that development will not adversely impact natural resources and surrounding property.

IV.A.2.a. POLICIES

i. Review and re-evaluate the Stormwater Man-agement and Erosion Control Ordinance to ensure its compliance with new State and Federal Storm-water Management requirements.

ii. Evaluate effectiveness of current soil erosion control practices and oversight at construction sites in light of sediment deposition in streams and drains.

iii. Prepare an informational packet and/or pre-sentation for the local access channel which will educate residents on how they can help protect the existing streams and drainageways.

iv. Incorporate fertilizer regulations into the ordi-nance to minimize the levels of phosphorous run-off into the surface water features.

IV.A.3. OBJECTIVE III: Enforce the Township Woodland Protection Ordinance in order to minimize tree loss and disruption of valuable wooded areas.

IV.A.3.a. POLICIES

i. Review and re-evaluate the Woodlands Ordi-nance to coordinate protective measures with green infrastructure initiatives. Protective mecha-nisms, should be implemented to preserve wood-ed areas containing endangered, threatened and special concern plant and animal species.

IV.A.4. OBJECTIVE VI: To study, draft, and consider adoption of new plans, guidelines, and regulations that protect natural features and the functions that they provide to the community.

IV.A.4.a. POLICIES

i. Draft a Green Infrastructure Plan that can be used during the site plan review process, and outlines goals, policies, priorities and actions, scheduling and funding options for protection of the Township’s green infrastructure system, and establishment of links throughout the community.

ii. Establish zoning standards, such as an overlay district, that requires a higher level of protection for priority one Michigan Natural Features Inventory (MNFI) areas that contain endangered, threatened or special concern plants and animal species.

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V. HISTORIC PRESERVATION

V.A. GOAL: To preserve and maintain structures of signifi cant historical and architectural value which are key elements in the unique identity and community character of the Township.

V.A.1. OBJECTIVE: To preserve the inherent architectural character of individual historical architecture resources throughout the Township.

V.A.1.a. POLICIES

i. Recognize the need to seek alternate uses for structures that are no longer suitable for their original purpose.

ii. Establish a historic district study committee for the purpose of identifying historical and architectural resources and creating methods of ensuring their preservation.

iii. Where possible, encourage names associated with the Township’s historic past for new streets and developments.

iv. Continue preservation efforts to restore and maintain important historical structures that need immediate attention, such as the Union Church.

v. Work with local historical preservation groups to identify pressing resources.

vi. Utilize the 2006-2007 Reconnaissance Survey of Historic Architectural Resources conducted by Mannik & Smith Group, Inc. to further investigate the properties eligible for designation on the National Register of Historic Places.

iii. Establish an impervious surface reduction/infi ltration ordinance to minimize stormwater run-off volume, protecting stream banks from “fl ashy fl ows” and erosion.

iv. Establish an enhanced natural feature setback/buffer regulation for stream corridors, wetlands, and fl oodplains.

v. Establish native vegetation guidelines that pre-serve existing native vegetation and encourage the use of native plants in landscaping.

IV.B. GOAL: To provide environmentally sustainable developments.

IV.B.1. OBJECTIVE: To implement low-impact de-velopment (LID) techniques to accommodate devel-opment while preserving existing natural features.

IV.B.1.a. POLICIES

i. Establish zoning design standards by which LID techniques can be evaluated.

ii. Incentivise the use of LID standards.

iii. Consider incorporating the SEMCOG LID man-ual into the Township’s zoning ordinance and engi-neering design standards.

iv. Work with local gardening groups, the Clinton River Watershed Council, land conservancies, and others to establish demonstration projects such as community gardens, rain gardens, no mow zones, roadway bioswales, use of native vegetation, etc.

v. Prepare an information packet, presentation for the local access channel, or an informational workshop which explains the use of sustainable products/techniques for the built environment and future development activities.

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VI. TRANSPORTATION AND THOROUGHFARES

VI.A. GOAL: To provide a traffi c circulation system that safely and effi ciently serves residents and businesses located within the Township.

VI.A.1. OBJECTIVE I: To obtain needed right of way dedications and traffi c safety improvements.

VI.A.1.a. POLICIES

i. All new structures and signs shall be setback from the road right-of-way as determined by the Road Commission for Oakland County (RCOC) and/or Michigan Department of Transportation (MDOT).

ii. New commercial developments on Baldwin or Lapeer Roads shall be accompanied with roadway or driveway improvements to support the growth.

iii. Encourage the MDOT to widen or improve Lapeer Road with emphasis on the area north of Clarkston Road and the Odanah-Heights Road in-tersection.

iv. Encourage the RCOC to widen and/or improve Baldwin Road.

v. Improve intersections, including the additional turning lanes, to ensure proper turning movements for safety and effi ciency.

vi. Correct or avoid hazardous and unsafe areas by improving street alignments.

vii. The major north-south corridors of the Town-ship, such as Baldwin and Lapeer Roads, are ex-periencing signifi cant traffi c fl ow defi ciencies. The Township and the Road Commission for Oakland County should continue to develop improvement plans to accommodate high volume traffi c through road widening, intersection improvements and other design remedies.

VI.A.2. OBJECTIVE II: To improve the aesthetics of the thoroughfare approaches to the Township.

VI.A.2.a. POLICIES

i. Promote the widening of Baldwin Road and en-courage development of a boulevard or other nec-essary improvements from Brown Road, Waldon, and/or Stanton Road.

VI.A.3. OBJECTIVE III: To adopt design standards for private roads that are not under the jurisdiction of the Road Commission for Oakland County (RCOC).

VI.A.3.a. POLICIES

i. Design standards should be compatible with those of RCOC and Michigan Department of Transportation (MDOT).

ii. Review of new private road proposals or im-provements should encourage preservation of natural features and should meet minimum road-way standards as adopted in the Zoning Ordi-nance and Private Road Ordinance.

iii. Incorporate Low Impact Development Stan-dards (LID) into road designs in order to minimize environment impacts.

VI.A.4. OBJECTIVE V: To encourage improved roadway aesthetics.

VI.A.4.a. POLICIES

i. Roadways should be visually pleasing to motor-ists, pedestrians, and persons who view the roads from adjoining land.

ii. The proliferation of private signs should be pro-hibited along roadways, attractive signs should be encouraged.

iii. Pursue federal Transportation Enhancement (TE) or other grant programs to fund landscaping, streetscape, and non-motorized transportation im-provements along roadways.

iv. Review greenbelt landscaping standards along roadways and ensure quality landscape treat-ments for commercial and industrial areas.

v. Pursue Michigan Department of Transportation grants and other grant sources.

VI.A.5. OBJECTIVE VI: To discourage development within future road rights of way, as depicted on the Right-of-Way Plan.

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VI.A.5.a. POLICIES

i. Policies that recognize the needs of future rights of way should be maintained by discouraging physical improvements within these right-of-way areas.

ii. Safety paths should be located in relationship to the future rights of way.

iii. Setbacks for structures and signs shall be measured from the future rights of way.

iv. The dedication of future rights of way at the time of land development will be encouraged. Dedica-tion of right of way with the approval of plats will be required.

v. Periodically update the Township’s Master Right-of-Way Plan.

VI.A.6. OBJECTIVE VII: To strive toward a balanced relationship between the transportation system and the overall land use pattern.

VI.A.6.a. POLICIES

i. There should be an adequate number of each type of road with the appropriate carrying capacity to serve the Township’s land use pattern.

ii. Alternative development proposals should be analyzed to determine the amount of traffi c that will be generated and how the increased traffi c will affect the transportation system.

iii. Adequate road improvements shall be planned prior to the approval of new commercial and resi-dential developments on Baldwin Road and Lap-eer Road.

VI.A.7. OBJECTIVE VIII: To reduce or limit confl icts between land use and traffi c wherever possible.

VI.A.7.a. POLICIES

i. The Township should encourage the installation and use of service drives, connector drives or “cut- throughs” for access between adjacent properties along commercial corridors.

ii. The number of curb cuts to commercial proper-ties must be limited to an adequate number.

iii. Spacing between curb cuts should be maxi-mized to avoid confl icts in turning movements.

iv. An access management ordinance shall be ad-opted, to control excessive curb cuts and hazard-ous turning movements.

v. Improve the effi ciency and safety of the Baldwin Road and Lapeer Road corridors.

VI.B. GOAL: To develop a system of pedestrian/bicycle safety paths to link residential areas with schools, rec-reation areas, commercial districts and other destina-tions.

VI.B.1. OBJECTIVE I: To continue to require instal-lation of safety paths in conjunction with all new de-velopment.

VI.B.1.a. POLICIES

i. Safety paths shall be constructed in accordance with the Safety Path Ordinance and Township Safety Path Master Plan.

ii. Complete unfi nished sections of the safety path in order to link existing pathways.

VI.B.2. OBJECTIVE II: To consider public initiative to install paths in areas that are already built up.

VI.B.2.a. POLICIES

i. Grant applications should be submitted as a means to fund safety path construction on public land and/or in areas already built-out but lacking such a system.

VI.B.3. OBJECTIVE III: To support development and maintenance of the proposed Polly Ann Trail and Paint Creek Trailway.

VI.B.3.a. POLICIES

i. Continue working with the Polly Ann Trail Coun-cil and Paint Creek Trailway Commission.

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VII. RESIDENTIAL AREAS

VII.A. GOAL: To emphasize and strengthen the single family home character and rural suburban atmosphere of the Township, while providing for a variety of new, high-quality housing types and protecting the natural features of the Township.

VII.A.1. OBJECTIVE I: To maintain and enhance the residential character of existing neighborhoods.

VII.A.1.a. POLICIES

i. Encourage self initiative in upgrading property.

ii. Initiate housing rehabilitation, foreclosure stabi-lization, and neighborhood revitalization efforts in appropriate areas.

iii. Continue to work with homeowners and appro-priate County agencies to identify and implement needed capital improvements in residential areas.

iv. Carefully monitor areas where residential uses are located adjacent to industrial or commercial uses, so that timely safeguards against blight can be initiated, if necessary.

v. Provide a transitional zone between intensive commercial uses and residential uses to ensure protection of existing neighborhoods.

vi. Follow a policy of stringent code enforcement in all residential areas.

vii. Rehabilitate or remove blighted residential structures.

VII.A.2. OBJECTIVE II: To provide for the develop-ment of new, high quality single family residential growth at varying densities.

VII.A.2.a. POLICIES

i. Residential development should be permitted in accordance with the ability to provide necessary public services, including public water and sani-tary sewer services, road construction and mainte-nance, police and fi re services, and governmental administrative services.

ii. New residential developments shall be de-signed to be compatible with the natural features of the site. Signifi cant topographic features, tree stands, wetlands, and other important natural fea-tures should be preserved intact wherever pos-sible.

VI.C. GOAL: To preserve signifi cant natural features near roadways by designating Natural Beauty Roads, in accordance with Michigan Act 150 of 1970.

VI.C.1. OBJECTIVE I: To recommend roads for des-ignation as Natural Beauty Roads where warranted.

VI.C.1.a. POLICIES

i. The Township should carefully monitor develop-ment along these road segments to ensure com-pliance with the Act.

ii. Promote the preservation of scenic and rural road corridors in order to preserve rural character.

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iii. The level of residential development should be continuously monitored in terms of the impact on natural features. In particular, rezoning or planned unit development proposals that would increase the density of development and population of the Township should be discouraged.

iv. Ensure the provision of suffi cient open space to serve each dwelling unit either through individual yard spaces or the encouragement of common open space areas.

v. Promote quality housing, regardless of type, at low and moderate densities to maintain the rural-suburban character of the community.

vi. Re-evaluate the remaining undeveloped mul-tiple family residential parcels and/or re-evaluate the future land use designation on such parcels, due to a high supply of such land within the Town-ship.

vii. Evaluate the creation of utility service districts with distinct boundaries.

viii. Maintain an appropriate balance of small lots and large acreage lots while ensuring open space and areas of rural character.

ix. Ensure large setbacks on land classifi ed as low density residential.

VII.A.3. OBJECTIVE III: To provide appropriate ar-eas for housing other than conventional single-fam-ily homes.

VII.A.3.a. POLICIES

i. Limit the location of multiple family areas to sites with access to major thoroughfares so that use in-tensities and traffi c demands are compatible.

ii. Provide incentives for the construction of senior housing complexes within residential neighbor-hoods.

iii. Encourage alternative housing styles other than multiple-family, which includes “empty nest”, condominiums and attached single family dwell-ings.

VII.A.4. OBJECTIVE IV: To encourage the use of land in accordance with its character and adaptabil-ity through the use of innovative planning techniques that will result in substantial benefi t to future resi-dents and to the Township.

VII.A.4.a. POLICIES

i. Innovative techniques should effectively imple-ment the goals set forth in the Master Plan, es-pecially in preserving the Township’s natural fea-tures.

ii. Alternative residential developments must re-sult in substantial benefi t to the future residents and to the Township that exceed those accom-plished under conventional methods.

iii. Such development should enhance the quality of life in residential areas and provide readily avail-able recreation opportunities.

iv. Assure that compatibility with neighboring prop-erties will be maintained.

v. Consider programs such as purchase, dona-tion, or transfer of development rights, conserva-tion easements, and scenic easements as a tool to maintain parcels with signifi cant natural resources.

VII.A.5. OBJECTIVE V: To minimize pollution and preserve the lakes and watershed areas of the Township.

VII.A.5.a. POLICIES

i. Areas around existing lakes should be used for low density single family and open space residen-tial uses.

ii. Prevent pollution or siltation of lakes by manag-ing drainage near lakes through the use of Town-ship ordinances.

iii. Encourage the use of zero phosphate fertilizers in order to minimize nutrient loading of lakes.

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VIII. OFFICE AREAS

VIII.A. GOAL: To provide exclusive areas for offi ce uses that will have limited impact beyond the sites and which are intended to serve nearby residences or businesses.

VIII.A.1. OBJECTIVE I: To set aside areas in the Township for General Offi ces which will serve as ar-eas of transition between residential and non-resi-dential uses.

VIII.A.1.a. POLICIES

i. Establish standards that will provide landscaped settings for offi ce uses as areas of transition.

ii. Limit uses in these offi ce areas to those that will provide services to the residents or businesses of surrounding areas.

iii. Establish standards for development that will permit the utilization of relatively small parcels for the purposes intended.

VIII.A.2. OBJECTIVE II: To provide for the utilization of relatively shallow frontages for offi ce use when single-family residential use is not reasonable be-cause of existing conditions and as an alternative to strip commercial development.

VIII.A.2.a. POLICIES

i. Limit the supply of land planned for such offi ce use to an amount that will not outstrip the demand for such offi ce uses in the foreseeable future.

ii. Strategically plan such offi ce use areas where alternative residential uses are not feasible.

VIII.B. GOAL: To provide sites for Research and De-velopment uses that are characterized by buildings in which people are employed in activities that are of a technical research nature, or are professional activities, including technical training and education.

VIII.B.1. OBJECTIVE I: To allocate areas in the Township which would be suitable for the develop-ment of high-technology offi ce or research facilities.

VIII.B.1.a. POLICIES

i. Locate Research and Development areas on lands that have direct access to major thorough-fares or collector streets.

ii. Encourage establishment of Research and De-velopment in appropriate areas in the Township.

iii. Require well landscaped settings and encour-age attractive buildings to establish an area iden-tity that will be appealing to signature and single tenant buildings.

iv. Promote the Brown Road area and the Lapeer Road corridor for industrial, medical, offi ce, and research related facilities.

VIII.B.2. OBJECTIVE II: To place Research and De-velopment uses in close proximity to industrial uses to provide space for activities that are ancillary to or supportive of the industrial uses.

VIII.B.2.a. POLICIES

i. Locate Research and Development uses at the fringe or edge of industrial use areas to act as a transition to other, nearby, less intense uses or to natural features.

ii. Site Research and Development offi ces in that portion of the Township where vehicular access is good, with reasonable access to the I-75 freeway.

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IX. COMMERCIAL AREAS

IX.A. GOAL: To provide for a proper land use distribu-tion of commercial uses.

IX.A.1. OBJECTIVE I: To strictly limit the location of commercial uses to protect the health, safety, and welfare of businesses and their patrons.

IX.A.1.a. POLICIES

i. Commercial areas should be limited to more centralized locations along Baldwin Road south of Waldon Road, within the Village of Gingellville, and appropriate areas within the Lapeer Road cor-ridor, inclusive of the Village of Lake Orion.

ii. Commercial development should not be en-couraged in the Township at the expense of the Village commercial district. The community’s retail and service needs can best be served through the coordinated growth and development of both the Township’s commercial corridors and the Village’s commercial district.

iii. The future allocation of commercial land in Orion Township should be based on the shop-ping needs of Township residents. Orion Town-ship commercial sectors are not intended to serve large segments of the regional market.

iv. Ensure that all commercial developments are provided with adequate public services and suf-fi cient roadway improvements.

IX.A.2. OBJECTIVE II: To encourage the develop-ment of compact commercial use areas rather than have such developments strung out along major thoroughfares in a haphazard fashion or as spot de-velopments intruding into residential areas.

IX.A.2.a. POLICIES

i. The development of planned, multi tenant shop-ping centers should be encouraged along com-mercial corridors instead of unplanned strip de-velopment where uses are located on individual parcels. Consolidation of individual uses on sepa-rate parcels into more functional multi use devel-opments should be encouraged.

ii. Develop design guidelines to encourage quality design and architecture.

iii. Promote shared service drives to minimize the number of curb cuts along major roadways.

iv. Promote a system of centralized and defi ned commercial centers such as the Village of Gingell-ville and the Village of Lake Orion, with “Village-like” design guidelines incorporated into the Zon-ing Ordinance, and utilize innovative strategies to promote quality development.

v. Promote coordinated design concepts.

IX.A.3. OBJECTIVE III: To provide for compatible land use relationships between commercial and oth-er uses.

IX.A.3.a. POLICIES

i. Placement of commercial uses next to residen-tial areas should be avoided unless suffi cient buff-ering is provided.

ii. Proper screening of commercial uses from oth-er uses should be ensured.

iii. Promote non-intrusive lighting from commer-cial sites.

IX.A.4. OBJECTIVE IV: To distinguish, by loca-tion and type, the various commercial uses (Con-venience, Comparison, General) in specifi c zoning districts where supported by existing or projected Township population.

IX.A.4.a. POLICIES

i. Commercial land in Orion Township must be al-located effi ciently to uses that fulfi ll the essential needs of residents.

ii. Promote the development of quality retail es-tablishments for which residents have expressed a need.

iii. The Township should discourage development of land for commercial uses for which the demand has already been met.

IX.B. GOAL: To provide mechanisms for traffi c man-agement in commercial areas that will make such areas easily accessible, while limiting the impact on adjacent thoroughfares.

IX.B.1. OBJECTIVE I: To encourage commercial development in areas where it is most likely to devel-op successfully (at the intersection of major routes) in relation to population centers.

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ORION TOWNSHIP MASTER PLAN

IX.B.1.a. POLICIES

i. Commercial uses should be placed along major commercial corridors at locations of easy access, where ingress and egress will not impede traffi c fl ow.

ii. The number and spacing of entrance drives into commercial facilities should be limited by requir-ing shared service access drives, where feasible, and as required in the Access Management Ordi-nance.

iii. Safety paths should be utilized in commercial areas to provide safe pedestrian and bicycle ac-cess to businesses.

IX.B.2. OBJECTIVE II: To encourage the use of landscaping and setbacks to delineate drives, direct vehicular movement, and provide suffi cient stacking space in entranceways. These are effective means of improving safety while enhancing the aesthetic value and desirability of businesses.

IX.B.2.a. POLICIES

i. Consider development of a corridor plan for each of the major thoroughfares that would co-ordinate land use and traffi c. The plans will also be coordinated with the Michigan Department of Transportation (MDOT) or the Road Commission for Oakland County (RCOC), in accordance with guidelines for traffi c management, land use, land-scaping, etc.

IX.C. GOAL: To improve the appearance of existing and future commercial areas.

IX.C.1. OBJECTIVE I: To encourage the design and layout of commercial uses in Orion Township that refl ect thorough and careful analysis of the site and creative efforts to improve aesthetics.

IX.C.1.a. POLICIES

i. Architecture should be clean and uncluttered.

ii. Signs must adhere to the Township Sign Or-dinance and shall be set back from the proposed future right-of-way.

iii. Parking, loading, and storage areas should be landscaped and screened in order to provide vi-sual relief from large paved areas and unsightly activities.

iv. Landscaping and setbacks should convey a sense of spaciousness and compatibility with nat-ural features.

IX.C.2. OBJECTIVE II: To closely monitor and strin-gently enforce building, zoning, and maintenance codes in commercial areas.

IX.C.2.a. POLICIES

i. Buildings, signage, landscaping, or parking ar-eas that are deteriorating should be renovated or repaired on a timely basis.

ii. Changes in business use in existing buildings should be monitored to be certain that new uses are in compliance with Township building and zon-ing codes.

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102 Goals

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X. INDUSTRIAL AREAS

X.A. GOAL: To provide for industrial development in a manner that increases the community’s tax base, results in proper land use relationships, and does not negatively impact the environment.

X.A.1. OBJECTIVE I: To maximize the use of avail-able transportation (rail and highway) in the location of industrial areas.

X.A.1.a. POLICIES

i. Future industrial development should be con-fi ned to the designated areas in the south central, southwest and southeast parts of the Township where an industrial base has already been estab-lished. Since most industries are oriented toward the 1 75 corridor, future industrial development in the south will minimize the impact on the rest of the Township.

ii. Promote the Brown Road area for industrial, medical, offi ce, and research related uses within an attractive industrial campus.

X.A.2. OBJECTIVE II: To minimize the negative im-pacts of industrial areas on non industrial areas and on the environment.

X.A.2.a. POLICIES

i. Concentrate industrial uses in suitable locations to protect residential uses.

ii. Other land uses should be physically and visu-ally protected from the intrusion of industrial land use.

iii. Codes and regulations applicable to industrial areas must be strictly enforced in Orion Township, including close monitoring of industries that may be using or storing hazardous chemicals or toxic materials.

iv. Promote non-intrusive lighting.

X.A.3. OBJECTIVE III: To provide a balanced indus-trial development strategy to achieve environmental compatibility and maintain the semi rural character of the Township.

X.A.3.a. POLICIES

i. Industrial growth strengthens the tax base and increases employment opportunities. A balance

should be achieved between these economic ben-efi ts and the amount of industry that is compatible with the Township’s environmental objectives and overall future development pattern.

ii. It is not intended that Orion Township become a major center of regional industrial development.

iii. Goals for the preservation of the spacious, ru-ral character of the Township must not be sacri-fi ced to build a large industrial base.

iv. The pace and type of industrial development should be monitored so that it is in keeping with the Township’s overriding goals for preservation of the natural environment and resources, and pro-tection of its residential areas.

v. Light manufacturing and research fi rms would be best suited to Orion Township, because such fi rms generally produce low levels of waste, noise and traffi c, as well as less air and water pollution.

vi. Future industrial development should be per-mitted only in accordance with the ability to pro-vide required utilities and public services, includ-ing public water and sanitary sewer services, adequate road construction and maintenance, police and fi re protection and a tax base to allow for adequate general municipal administrative and regulatory services.

X.B. GOAL: To strive for high standards of design for industrial development in the Township, especially since one of the most heavily traveled gateways to the Township (Lapeer Road/M-24) traverses the industrial area.

X.B.1. OBJECTIVE I: To create industrial areas which are well served by infrastructure, are effi cient-ly served by transportation facilities and are as at-tractive as can be attained in an industrial district.

X.B.1.a. POLICIES

i. Industrial buildings that are attractive and of substantial construction are encouraged.

ii. Signifi cant landscape treatment of the yards of industrial developments should be required.

iii. Screening the view of materials storage, load-ing areas and trash receptacles from public roads and from nearby non industrial land use areas will be required.

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Future Land Use

The Future Land Use Plan represented in this section, establishes future land use categories,

illustrates the location of land use and community facility improvements within Orion Township, and provides strategies for implementation. This section also provides a descriptive rationale as to the reasoning and placement of preferred land uses and density.

The Plan is formulated to serve as the primary policy guide to local government, regarding future land use decisions, investment in public improvements, and coordination of public improvements and private development.

In one sense, the Plan presents an idealized view of future growth patterns in Orion Township (see Map 15). However, the Plan must also provide practical guidance to local decision-makers regarding today’s issues. It is the intent of this Plan to be a working document that will provide for the orderly development of the Township, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision towards the future.

The research presented concerning population, and commercial and industrial development, indicates that the potential for future growth is very strong in Orion Township. The appeal of the natural environment and a healthy economic climate continues to attract new residents; projections indicate the population of the Township could reach nearly 36,000 by the year 2030.

As the population increases, pressure for continued commercial and offi ce development will grow. Research has shown that the Township currently has enough land zoned to accommodate commercial development to serve the basic needs of residents even into the future. Furthermore, businesses are attracted to the Orion Township market because of the relatively high incomes of many residents who are moving in.

Research has also shown that the potential for industrial growth is strong in Orion Township, as well as in nearby Oakland County communities. Orion Township satisfi es many of the conditions considered important for industrial development, such as access to transportation, availability of a trained labor market, availability of energy and utilities, availability of developable land, favorable public policy, and proximity to the southeast Michigan industrial heartland.

In developing policies and a plan for future development of the Township, residents must consider the potential for various types of future development in relation to other identifi ed development goals. Foremost in Orion Township, the potential for future residential, commercial, and industrial development must be examined in relation to long-standing goals to preserve the natural resources and peaceful, rural suburban character of the Township. The Master Plan must seek an appropriate balance between the need for various types of development and the desire to preserve the Township’s remaining unspoiled natural resources. A realistic plan for future development must bring into focus all pertinent issues, including those related to preservation of the natural system, as well as issues related to the economic, social, and political systems. As indicated earlier, this effort to relate key issues and create a vision of one community will provide an environment which refl ects residents’ highest aspirations.

Future Land Use Classifications

The planning policies contained in this document are guides to future development of all types

of uses in Orion Township. These policies provide guidance to public offi cials and owners and developers of property concerning the appropriate location and scope of future developments in the community.

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104 Future Land Use

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The policies and land use plan together establish the long range vision for the future development of the Township. A summary of the future land use categories is provided as follows:

• Low Density Single Family Residential is planned for areas with existing and adjacent low density development, with the greatest concentration in the northwestern corner of the Township and along the western confi nes of the community. These areas are planned to develop at a density of one (1) unit for every 2.5 acres, and are intended to remain rural residential in nature. The lack of municipal sewer and water, numerous unpaved roads, topographical changes, proximity to water resources, along with the presence of woodlands and wetlands, limits the development potential for these areas. The correlating zoning classifi cation is the SF, Suburban Farms zoning district with a minimum lot size of 2.5 acre.

• Medium Low Density Single Family Residential is planned for areas with existing medium low density development and areas that are more capable of supporting additional development due to the less imposing natural resource constraints and the proximity to paved roads. These areas are planned to develop at a density of one (1) unit per every 1.5 acres of land, and are intended to buffer the low density areas within the Township. Such areas are still semi-rural in nature due to the lack of municipal sewer service, but are on the fringe of having suffi cient land to meet the Oakland County Health Department requirements for a septic system. The correlating zoning classifi cation is the SE, Suburban Estates zoning district with a minimum lot size of 1.5 acres.

• Medium Density Single Family Residential is planned for areas with existing moderate density development and areas most capable of supporting development due to adequate utility services (municipal sewer and water) and paved roads. Because some of these areas border lakes, clustered developments on 30,000 square foot lots could help preserve their viability while allowing more people to take advantage of the views and water access. The density in these

areas is planned for 1.2 dwelling units per acre, while the actual density may vary depending on the area needed for the street right-of-way. While these areas are scattered throughout the Township, several areas are already subdivided into smaller lots, with limited large lots available for future development at this density. The correlating zoning classifi cation is the SR, Suburban Ranch zoning district with a minimum lot size of 30,000 square feet.

• Medium High Density Single Family Residential is the highest density single family category with a density range of 2.5 to 3.9 dwelling units per acre. While the actual density will depend on the area needed for the street right-of-way, lot sizes in such areas range from 8,400 to 14,000 square feet each. The areas within the Township planned for such uses are located in close proximity to the lakes that meander throughout the area. Much like the medium density areas, the clustering of residential homes around such features allows more people to take advantage of the amenity, while also providing suffi cient recreation space. These areas are typically fl atter and can thus accommodate a greater number of units, while the presence of adequate roads and utilities are also of importance. The correlating zoning classifi cations include the R-1/R-2/R-3, Single Family Residential zoning districts at a minimum lot size of 14,000 square feet, 10,800 square feet and 8,400 square feet respectively.

This classifi cation also includes the Village Green Mobile Home Park zoned MHP, Mobile Home Park. However, the classifi cation does not provide for the expansion of mobile home parks in other portions of the Township.

• Multiple-Family Low Density Residential is planned for selected areas along Lapeer Road (M-24) as a buffer from the more rural residential neighborhoods to the east and west of the corridor. The planned density for these areas is between 5.8 and 7.0 dwelling units per acre depending on the number of rooms per unit (defi ned in the Zoning Ordinance). Since the majority of these areas are presently vacant and/or occupied by single family

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Round Lake

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ler

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ke

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Voorheis Lake

LakeJudah

Long Lake

Manitou Lake

Lake Orion

Lake Sixteen

Heather Lake

Square Lake

Indianwood

Lake

Tommys Lake

Mud Lake

Elkhorn Lake

Mill Lake

Lower Trout Lake

Lonesome Lake

Greens Lake

Pungs Lake

Carpenter Lake

Round Lake

Bunny Run Lake

Dark Lake

BALDWIN

JOSL

YN

KERNWALDON

GREENSHIELD

CONKLIN

JUDAH

BROWN

HEIGHTS

GIDDINGS

BALDMOUNTAIN

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SILVERBELLGREGORY

STANTON

INDIANWOOD

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SQUIRREL

PINETREE

MORGAN DUTTON

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MAYBEE

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HEMINGWAY

INDIANLAKE

MILLER

STONEYCREEK

General Motors

GingellNature Area

Village GreenMobile Home

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Villageof

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*

Proposed Master PlanSingle Family Low DensitySingle Family Medium Low DensitySingle Family Medium DensitySingle Family Medium High DensityMultiple Family / Low DensityMultiple Family / Medium Density

Comparison CommercialGeneral CommercialResearch IndustryLight IndustryHeavy Industry

Private Recreation

Special PurposeUtility Owned

Recreation

Institutional

Carlisle/Wortman Associates, Inc.Community Planners and Landscape Architects

Ann Arbor, Michigan

December 2009

FUTURE LAND USE PLANCharter Township of OrionOakland County, Michigan

* Includes Senior Housing as designated in the 2006 Lapeer Road Master Plan Update

2,200 0 2,200 4,400 6,6001,100 Feet°

Industrial / CommercialMixed Use Development

General OfficeOffice Mixed UseOffice ResearchNeighborhood CommercialVillage Center

Water

Map 15:

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106 Future Land Use

ORION TOWNSHIP MASTER PLAN

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residences, there is great potential for additional development in these areas. The proximity to a major thoroughfare, utilities, commercial amenities and the limited presence of signifi cant natural resources makes these areas even more viable. The correlating zoning classifi cation is the RM-1, Multiple Family Residential zoning district at a density of 20.1 rooms per acre.

• Multiple-Family Medium Density Residential is planned for areas primarily within the southwestern portion of the Township with only one pocket located adjacent to Lapeer Road and south of the Village. Unlike the low density multiple family areas, these areas have pre-existing development, with limited available land for expansion. However, the remaining areas planned for such uses could be developed at a density of between 6.5 to 8.0 dwelling units per area depending on the number of rooms per unit (defi ned in the Zoning Ordinance). The proximity to a major thoroughfare, utilities, commercial amenities and the limited presence of signifi cant nature resources has made these areas very enticing to both developers and the occupants of the development. The correlating zoning classifi cation is the RM-2, Multiple Family Residential zoning district at a density of 22.5 rooms per acre.

• General Offi ce uses in the Township are implemented through use of the Offi ce and Professional 1 District (OP 1) of the Zoning Ordinance, and located predominantly within the Lapeer Road corridor. The planned intent for these areas is to provide for development on small sites and to be limited to uses that will be relatively compatible with residential uses. Direct access to a major thoroughfare or collector street is key to the viability of these uses that include administrative offi ces of all types; but professional offi ces for administrative services, including medical, would be the predominant uses. Service type uses are also permitted under certain situations, while the standards applicable to these area refl ect the intent to be able to place the uses on small parcels of land, with

comparable small setback requirements (see the Zoning Ordinance).

• Offi ce Mixed Use is planned for the eastern and western confi nes of the Brown Road study area exclusively (northwest of Brown Road on Joslyn Road and northeast of Morgan Road on Baldwin Road). The intended mix of offi ce with accessory commercial and residential uses is intended to provide a transition between more predominant commercial land uses and adjacent residential land uses. The classifi cation is also intended to encourage the development of planned offi ce and businesses parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in nearby residential neighborhoods. A new zoning category is proposed to be created in order to implement this new land use category.

• Offi ce Research uses in the Township are implemented through use of the Offi ce and Professional 2 District (OP 2) of the Zoning Ordinance, and are located primarily within the southern Lapeer Road corridor. The intent for these areas is to provide employment opportunities in many varied research fi elds, but all with the characteristic of having little or no impact on nearby residential areas. Uses include research, computer applications, pilot manufacturing, administrative, automotive technologies, etc. Training, educational and business facilities are intended to be able to complement the Offi ce Research activities. The standards for developments in these areas refl ects the intended use of large parcels of land, with generous setbacks intended to give an open space setting for the larger buildings that are expected.

• Neighborhood Commercial uses are located primarily along Baldwin and Lapeer Road (M-24) corridors with the greatest concentration planned for the M-24 corridor. These areas are intended to be located in close proximity to the

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residential neighborhoods in order to meet the day-to-day shopping needs of nearby residents. Neighborhood commercial activities may be located either individually or in small centers that serve one or more neighborhood trade areas. The planned uses include food stores, hardware and drug stores as well as personal service establishments, all of which can be found within the Restricted Business 1, 2, and 3 (RB-1, RB-2 and RB-3) zoning districts.

• Village Center is planned for the Gingellville area exclusively. This portion of Baldwin Road between Judah Road and Waldon is one of the oldest commercial/residential centers in the Township and has a rich historic past. The intended mix of uses includes those in the Neighborhood Commercial, General Offi ce, Multiple Family Residential and Single Family Residential land use categories. The classifi cation is also intended to encourage the development of a pedestrian friendly atmosphere; an attractively landscaped boulevard and sidewalks; rear parking lots; unifi ed architectural theme and streetscape; and to continue the vitality and quality of life in nearby residential neighborhoods through the creation of public spaces and amenities. A new zoning category will need to be created in order to implement this new land use category.

As a mixed land use concept, low intensity commercial and offi ce uses are allowed to mix with residential land uses within this portion of Baldwin Road. Where appropriate, fi rst fl oor offi ce-commercial and upper level residential can be permitted within a traditional Village atmosphere. The following land use design principles shall apply to the Village Center land use classifi cation:

• Village Center developments should be reviewed as part of a Planned Unit Development (PUD) or as a part of a site plan submittal.

• Commercial uses shall be limited to low intensity retail, offi ce or professional uses similar to the Restricted Business zoning districts (RB-1, RB-2, RB-3).

• “Big Box” commercial uses shall be prohibited. Maximum fl oor area for commercial use shall be limited and shall be consistent with the Village character (generally not greater than 13,000 square feet per tenant).

• Commercial or offi ce uses shall not extend more than 500-535 feet beyond the right-of-way of Baldwin Road. Parcel areas deeper than 535 feet shall be reserved for residential uses.

• Not more than 30% of the fl oor area of a PUD project within the Village Center area shall be used for commercial or offi ce uses. The predominant land use shall be residential.

• Land uses should transition from commercial, or multiple-family, to lower density residential uses including single family detached units to the east and west of Baldwin Road, with appropriate buffers and screening on the perimeter.

• The Village Center developments shall promote pedestrian connection and linkage.

• Secondary access shall be required by either parallel access roads or perpendicular access roads from Baldwin Road.

• Rear yard parking or at least a signifi cant portion of rear yard parking shall be required.

• Pedestrian amenities such as streetscape, street furniture, benches, lighting, pavers and extensive landscaping shall be required.

• All projects shall demonstrate quality architecture and landscaping consistent with the Village Center.

• Industrial/Commercial Mixed Use Development is planned to provide a mix of industrial and commercial uses in the area near Brown Road between Baldwin and Joslyn. The intent is a mix of industrial, commercial, medical and offi ce uses within a well-planned business setting. The Township will promote economic development initiatives for the area. Economic incentives

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may include Brownfi eld Redevelopment, Local Development Finance Authority (LDFA), Industrial Facilities Tax Exemption (IFT), infrastructure investments and State grant programs. Redevelopment projects will be reviewed by way of a Planned Unit Development for those projects which deviate from the listing of permitted/special uses within the LI-1 zoning district. Specifi c zoning regulations will be incorporated within an updated Brown Road Overlay District.

• Comparison Commercial is intended to provide commodities that are purchased less frequently, but are intended to serve a larger portion of the Township than neighborhood or convenience type commodities. Therefore these uses are located on major thoroughfares. The type of uses encouraged within this classifi cation correlate with the CB, Comparison Business zoning district and includes shopping facilities that supply a larger and more diversifi ed number of goods and services than those in the neighborhood commercial classifi cation, i.e. Baldwin Commons. These areas also provide the public with the ability to compare price, quality and brand within one store. Examples of the uses include supermarkets and drugstores, discount stores, department stores, appliance and furniture stores, and specialty shops, and draw from a trade area that includes at least 30,000 potential customers.

• General Commercial is planned for two pockets within the Township, one south of the Village of Lake Orion and the other in the vicinity of Baldwin Commons. The intended character of these areas is comparable to those permitted within the General Business 1 and 2 (GB-1/GB-2) zoning districts which includes a wide range of regional commercial uses along with facilities such as automobile dealers, other vehicle related services, and commercial recreation. These uses are often highway oriented and individually located.

• Research Industry is associated with the desire to maintain such uses within the Brown Road corridor between Joslyn and Baldwin Roads, while large pockets also exist within the Lapeer

Road, Silverbell Road and Giddings Road areas. The classifi cation is intended to provide locations for scientifi c research and development, for training, and for production of prototype products, plans or designs. However, in no case shall products which are produced on the premises have external evidence of production activities, nor shall there be outside storage of materials. Accessory commercial and offi ce uses are also encouraged. The classifi cation is also intended to encourage the development of a campus type setting, to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to work within the confi nes of the existing natural features. The correlating zoning classifi cation is the IP, Industrial Park zoning district.

• Light Industry is planned for areas located along Brown Road between the west side of Joslyn Road and extending just west of Giddings Road, as well as the southern portions of Lapeer Road. These areas are intended to accommodate research, laboratory, and light industrial uses and are typically buffered from residential uses through the use of other land use classifi cations. Such uses are also intended to be enclosed within a building and any external effects are not to be experienced beyond the property boundaries. Additional land is proposed to be included within the classifi cation in order to expand the available industrial land north of the Kay Industrial Park. The correlating zoning classifi cation is the LI-1, Limited Industrial 1 zoning district.

• Heavy Industry is planned for the General Motors plant exclusively which is located at the southeast corner of Giddings and Silverbell Roads. The classifi cation is intended to accommodate manufacturing and non-manufacturing uses that, in contrast to research and light industrial uses, may negatively impact the environment and adjacent land uses. Presently no additional land is proposed to be included within this land use classifi cation. The correlating zoning

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110 Future Land Use

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classifi cations are the LI-2, Limited Industrial 2, and IC, Industrial Complex zoning districts.

• Institutional is located where existing schools, churches, public buildings and cemeteries are currently in operation within the Township. Because such uses are permitted in a variety of zoning districts, the correlating zoning classifi cations are too numerous to mention. They are permitted within nearly any zoning district within the Township.

• Private Recreation is located where existing private recreation facilities are in operation, the majority of which are associated with a golf course and/or a private conservation easement. These uses are scattered throughout the Township, with the greatest concentration within the northern portions of the community. The correlating zoning classifi cations are the REC-1, and REC-2, Recreation zoning districts.

• Recreation is the second largest land use within the Township. The State and County own and operate three very large tracts of land, while several smaller pieces are owned and operated by the DNR and/or the Township. None of these areas is proposed to be diminished in size nor sold for another use. The correlating zoning classifi cation are the REC-1, and REC-2, Recreation zoning districts.

• Special Purpose is a very limited land use category, and presently is only planned for the area known as Olde World Canterbury Village. While the correlating zoning classifi cations (SP-1/SP-2, Special Purpose) permit a mixture of uses, the only site taking advantage of this classifi cation consists of gift shops and restaurants.

• Utility Owned land is located exclusively within the DTE utility corridor that extends from the western parcel perimeter to Giddings Road just south of Waldon Road. However, there is no correlating zoning classifi cation because the above noted area is actually zoned for REC-2 use.

COMMUNITY FACILITIES

Suffi cient community facilities and services play a vital role in the growth potential of the Township.

The provision for municipal sewer and water in selected portions of the Township, suffi cient fi re and police protection, and a high ranking school system and library help to draw people to the area. As a result of the current challenges to the system, efforts should be directed at the following areas of need:

• Township Civic Center – Township administrative offi ces should remain within the Center in order to ensure that all such services are available within one location and are accessible to all Township residents. The Civic Center also functions as a community hub or nucleus for civic activities, cultural events, and recreation. The Civic Center and Township Hall should also provide an identifi able landmark for the community of Orion Township.

• Fire and Police Services – The Township strives to provide excellent fi re and police services. Current services are funded under the Township’s dedicated police and fi re millage. The Township recently built a new fi re station on Baldwin Road and new equipment and staffs are periodically added to meet the expanding needs of the Township.

Police services are contracted through the Oakland County Sheriff’s Department. Police staffi ng and equipment have been adjusted to keep pace with land use changes and the infl ux of new residents.

• Sewer and Water – Proximity to services such as sewer and water is an important element in determining density because higher densities should be placed in areas where services are currently available. This allows for a more effi cient system that is cost effective. Furthermore, siting lower densities in areas where services are not available prevents an undue burden on the Township to provide services to areas that are diffi cult to serve. The areas that deserve the highest priority are the areas planned for

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residential development at a density of greater than one (1) dwelling unit per acre.

Compliance with the Stormwater Management Policy and Program Plan, as well as State and Federal requirements, will also alleviate existing problems and prevent future problems from occurring. A Capital Improvement Plan (CIP) will provide the necessary tools to plan for the expansion of these systems, each of which should be coordinated with the adjacent townships’ systems.

The Township has adopted a policy of not extending sewer or water services into those low-density residential areas which are outside of planned growth areas. Generally speaking, the northwest portions of the Township are reserved for low density residential dwellings without public utilities. Other areas, on the eastern and western fringes, are also not expected to receive public water or sanitary sewer services.

It is recommended that the Township adopt utility master plan policies for other portions of the Township which are currently without water and sanitary sewer.

ENVIRONMENTAL RESOURCES

The Clinton River watershed and its tributaries in the Township are recognized as sensitive

environmental features. These water courses and their accompanying watershed areas are indispensable and fragile resources that provide public benefi ts including maintenance of surface and groundwater quality, fi sh and wildlife habitat, stormwater run-off control, and aesthetic resources.

It is inappropriate to consider these fragile resource areas for high or suburban density development. Smaller lots within these areas can degrade natural resources. Clear-cutting, dredging, fi lling, and other activities associated with higher density development can be harmful to natural systems. It is therefore recommended that areas within close proximity of streams, lakes, and watercourses and without public water and sanitary sewers be reserved for low density development.

Natural features play a vital role in the health of Township residents and the natural systems of the Township. Overall density and lot size should be closely related to natural features. In general, the Township may consider larger lots for environmentally sensitive areas and smaller or moderate size lots in areas more suitable for denser development. It is recognized that large lots are not always a guarantee of environmental preservation. Large lots consume more land and may diminish local control of wetlands, woodlands, or other environmental features. Small lots or cluster residential developments may be sensitively planned to preserve natural features and may be more appropriate than some large lot developments. In general, however, large lot development has the potential of creating fewer environmental impacts as noted in the above listed criteria. The enforcement of the Township Wetlands Protection Ordinance, Stormwater Management Ordinance and Woodlands Regulations, provided they are constantly evaluated for accuracy, can help maintain the natural resources within areas planned for higher density development.

HISTORIC PRESERVATION

Much like the presence of natural resources, historic resource preservation is imperative to maintain

the character of the Township. While development may change the landscape, the preservation of historically or architecturally signifi cant structures will ensure that the history of Orion Township is not forgotten. Therefore, as a result of the immense growth pressures on some of these structures, efforts should be directed at the following areas of need (see Map 10 for locations):

• Use publicly owned historic structures for recreation buildings, community centers, and other such uses when they are no longer suitable for their original purpose. The preservation and relocation of the Porritt Barn Howarth School at Friendship Park is an example of how these structures can be preserved.

• Preserve historical names of the Township by setting a policy of requiring new developments

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to incorporate then into their street and/or subdivision names.

• Preserve natural beauty roads and scenic vistas of the Township.

• Consider a Local Historic District Ordinance to preserve important historic resources.

• Identify any structures that may be of historical signifi cance to the Township but are on the verge of being lost.

TRANSPORTATION AND THOROUGHFARES

Because the Township is located adjacent to a major north-south interstate and contains an

important State roadway, the amount of traffi c that passes through the Township is very high. That, coupled with the recent growth levels, have resulted in several roads needing immediate attention. While the County budget is tight (limited money has been received to improve intersections), and no immediate plans are in place to alter M-24, the issue of transportation has become an important land use issue.

The proximity and access to roads is important in locating land uses for the following reasons:

• It is more effi cient and less disruptive to natural features to utilize the existing transportation network than to develop in areas where the system is not complete or does not have the capability.

• The costs of sprawl can impact negatively upon a community as funds are used to build infrastructure in new places as opposed to maintaining the existing infrastructure.

• Higher densities are generally more appropriate in proximity to M-24, I-75 and major arteries because more people then have access to the road systems.

The Master Plan also establishes long range road improvements for the Township. These projects are intended to upgrade the Township’s road system and

provide safe and convenient passage through the Township. A listing of long range improvements are as follows:

• Right-of-Way Acquisition – In order to minimize the need to relocate structures and parking areas, the Township has adopted a policy of requiring that all development must be located outside of the future right-of-way as adopted by the Township Board. However, despite the foresight of the Township, it is imperative that the Township coordinate with the Road Commission for Oakland County and the Michigan Department of Transportation to add the much needed road improvements to their long range plans.

• Baldwin Road – The congestion on Baldwin Road results in a road that is nearly impassible at times. Therefore, the Township intends to continue evaluating alternative improvements, including the option of creating a boulevard or 5-lane thoroughfare from Brown Road to Waldon Road. While it is understood that additional analysis would be required, a boulevard or 5-lane road would result in the potential for a pedestrian friendly environmental within the area known as Gingellville. The development of a roundabout or rotary at Baldwin and Indianwood Roads has been developed in order to address the problems within the existing off-set intersection.

• Lapeer Road – This is one of the most congested highways in this portion of Oakland County. Peak hour traffi c in the morning and evening has created prolonged travel delays and raised issues regarding overall traffi c safety. The congestion and safety issues were frequently mentioned during the public workshop conducted by the Planning Commission in development of this Master Plan. Traffi c effi ciency and traffi c safety on the Township’s two (2) main arteries are of special concern to the residents of the Township.

MDOT completed a traffi c improvement plan for this portion of Lapeer Road. The plan calls for various intersection improvements and cross-over improvements within the boulevard island.

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Implementation of this plan will alleviate some of the concerns; however, long range improvements of this roadway still need to be addressed.

The Township can, however, work with MDOT in identifying planning and design measures to help alleviate congestions and safety concerns. Local action includes the following:

• Limiting curb cuts / increased driveway spacing

• Creation of secondary or shared access road / service roads, frontage roads or parking lot maneuvering lanes

• Requiring traffi c studies for projects having signifi cant traffi c volumes and impacts on the Lapeer Road corridor

• Re-circulation of traffi c within the site / shared access with adjacent properties

• Requiring interconnection between plats/site condos

• Working within the limitations of the existing system to minimize confl icts

• Requiring tapers and/or passing lanes

• I-75 –The goal would be to minimize the amount of traffi c that must traverse north into the Township in order to visit the mall and other attractions in Auburn Hills. The Township also plans to revisit the issue of providing an exit at Clintonville Road in order to off-set the amount of traffi c using the Township in order to get to attractions located outside of the community.

• Aesthetics – Due to the amount of time it takes to travel across the Township, the roadways should be visually pleasing, and well landscaped. The Township maintains a stringent landscape stan-dard in the Zoning Ordinance, which is implemented as vacant land is developed or existing buildings are redeveloped. However, the Township should pursue Enhancement grants for several major road corridors to ensure that they are visually appealing, while some of the recently

approved developments are under construction or considering redevelopment. The proliferation of incompatible and abundant signs within these corridors also needs to be addressed through amendments to the Sign Ordinance. These changes could include provisions to ensure compatibility within corridors instead of by zoning district.

• Safety – There are a number of existing safety concerns within the Township. Some of those of greatest concern include the following:

• Off-set intersections that tend to slow traffi c, but also result in hazardous conditions.

• Too many curb cuts along many of the commercial corridors which result in potential confl icts in turning movements.

• Design standards for the Township need to be revised to be compatible with those of RCOC and Michigan Department of Transportation (MDOT).

• Adequate road improvements should be planned prior to the approval of new commercial and residential developments on Baldwin Road and Lapeer Road.

• The effi ciency and safety of the Baldwin Road and Lapeer Road corridors need to be improved.

• The lack of service drives, connector drives or “cut-throughs” for access between adjacent properties along commercial corridors needs to be addressed.

• Require future development to evaluate the amount of traffi c to be generated and how the increased traffi c will affect the transportation system.

The means of addressing these and other transportation safety issues can be implemented through the use of County, local or State funding sources and other grant sources. Such grants could also be used to fund safety path construction on public land and/or in areas already occupied

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but lacking safety paths. The safety path system includes the Polly Ann Trail and Paint Creek Trailway, of which the Township is a member.

• Gingellville – The extensive use of the personal automobile has brought many drastic changes to lifestyles and the physical makeup of communities. The most vivid change has been to shopping habits and patterns. In semi-rural areas such as the Charter Township of Orion, an automobile is required for almost any type of shopping trip. The creation of a village center that is connected through a system of pedestrian walkways should be encouraged. The Township has adopted the 2005 Gingellville Village Design Plan and Guidelines to help foster the Village Center concept for Gingellville.

Due to the size of the Township’s population, the historical growth patterns and the close proximity to several regional shopping centers, it is imperative that the development concepts for this sub-area are compatible with the existing development patterns. The congestion problems within the area, the abundance of available land and the desired intent to preserve the historical hamlet of Gingellville should also be key elements of any new development concepts. Therefore, the Township policies for this sub-area should focus on clustered, mixed use village style rather than strip commercial development land use patterns. Factors favoring traditional village development vs. strip development are listed and graphically depicted below and on the next page:

VILLAGE CENTER DEVELOPMENT• Shared access to minimize the number of curb

cuts.

• Parking provided in the rear to make the street side for pedestrians.

• Compatibility of uses and architecture through specifi c guidelines.

• Buildings located close to the street to slow vehicles and encourage pedestrian use.

• Built-in clientele due to the inclusion of second story residential uses.

• Uniform sign, lighting and landscape requirements result in a uniform and well maintained product.

TYPICAL STRIP DEVELOPMENT• Disruption of traffi c fl ow from multiple curb

cuts.

• Not pedestrian friendly due to multitude of cars in front of the buildings.

• Lack of coordination of commercial uses and building styles.

• Requires the continued use of the automobile to shop in multiple stores.

• Often has blighting effect on contiguous residential land.

• Lack of uniformity in signs, lighting, landscaping and other amenities.

The conclusion from this analysis is that the Township needs to continue to recognize the importance of Gingellville as a Village Center. As noted above, this development concept is a traditional village concept, and encourages a mix of uses within an area potentially experiencing a signifi cant change in character. The Baldwin Road corridor offers many opportunities for alternative development concepts, provided the appropriate zoning criteria are in place. Therefore, the creation of such a development would provide important residential service needs for local neighborhood areas, the proximity of which is key to their success.

• Industrial Core – Because the largest land mass within the sub-area is occupied by General Motors, an industrial use which is anticipated to remain in its current location, the surrounding uses must be complementary in nature. The limited and compact nature of the natural resources also lends itself to industrial park type use. However, the capacity of the landfi ll is nearing 100%, as a result, this land use is designated for future recreation use. No other changes are anticipated within the Industrial Core sub-area.

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• Lapeer Road – While the residential densities vary signifi cantly within the sub-area, the greatest density is anticipated to remain along Lapeer Road, as a buffer for the Bald Mountain Recreation Areas. Because the Bald Mountain Recreation Area (a State-owned and maintained park system) covers a large portion of the sub-area, it is imperative that the fragility of this resource be maintained at all costs. Therefore, the transition from Lapeer Road to the land east and west of the corridor shall be maintained through the gradual transition from commercial and industrial uses into single family developments around the Recreation Area. Adequate setbacks and/or buffers should be maintained around the entire Bald Mountain Recreation Area. Additionally, due to the lack of a homogenous use pattern within the corridor, more uniform Sign Ordinance provisions and aesthetics should be considered.

• Village of Lake Orion Area – Much of the commercial activity prevalent within this sub-area of the Township is in a linear pattern on Lapeer Road or in the downtown area as opposed to planned, clustered commercial areas or shopping centers. While understanding that this portion of the Township promotes a mix of offi ce and commercial facilities in close proximity to several neighborhoods, the depth of the commercial land use prohibits regional shopping centers like Baldwin Commons. Due to the proximity to the Village of Lake Orion, these uses are also not intended to compete with the larger regional shopping centers in Auburn Hills, Pontiac and Novi. As a result, no additional commercial concepts are proposed for this sub-area of the Township, in part due to the abundance of commercial land still available within the Township.

Future land use patterns are graphically illustrated on Map 15. The following describes the key features of the Plan by land use category.

RESIDENTIAL AREAS

The fi rst residents in Orion Township were farmers who cleared the land and farmed large acreage

plots during the mid and late nineteenth (19th) century and early twentieth (20th) century. Many of these early houses still exist and have become notable historical and cultural resources.

But, the key factor that has affected residential development in Orion Township, the Village of Lake Orion, and northern Oakland County since the 1920’s has been the desirability of the natural environment. The lakes of the Township have long been recognized as choice summer recreation areas. As a result of their attraction, especially Lake Orion, the earliest plats in the Township were developed in the vicinity of the lakes and were designed primarily for vacation cottages. Indianwood and Bald Mountain Golf Courses were actually constructed during the 1920’s, no doubt to take advantage of the vacation activities related to the residential development around the lakes. The growth in residential development and population paralleled the transitions of the Township and Village from predominantly summer, recreation oriented communities to permanent family oriented communities.

After World War II, Orion Township began to develop as a bedroom community, as persons working in nearby communities found the living environment a pleasing getaway from the more densely built communities to the south. This trend has continued with the improvement of major roads such as Lapeer Road (M-24) and the building of I-75. The current subdivisions with curvilinear streets have been developed as part of this movement.

The demand for residential development in the Township has made it economically benefi cial to sell the undeveloped land, farmland, and cottages. Although this has changed the character of the Township, it still retains much of its rural and suburban atmosphere. The Township’s numerous lakes and wooded areas, in conjunction with the large amount of park land owned by the State and County, have helped to maintain its rural character amidst a growing population.

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Environmental awareness can be identifi ed as an important factor within the Township. However, over time, the demand for new housing has resulted in developments of a less environmentally friendly nature. The recent awareness of the potential detriments of traditional neighborhood developments on the environment have resulted in several new goal statements which ensure the protection of the natural features of the Township while encouraging various forms of residential development with a variety of densities. Additionally, specifi c location criteria are established for the Township, and include the following:

• Greater density is planned for areas where suffi cient infrastructure is available.

• Greater density is planned for areas with immediate access to major thoroughfares.

• Decreased density is planned for areas with the greatest environmental sensitivity.

• Uses and density must complement the neighborhood/sub-area development pattern.

• A balance between the small lot and large lot land uses should be provided.

Based upon the above criteria, the northwest quadrant of the Township is planned to remain rural in nature, with larger lots, no municipal sewer service, and some unpaved roads. The remaining portions of the Township are planned for a mix of residential densities that transition into more dense areas to the south and east. Thus, the objective of the residential land use plan is to refl ect densities that will assist in preserving natural features while recognizing the limitations of vehicular travel and the limited availability of public sanitary sewer systems.

OFFICE AREAS

The Orion Township Future Land Use Plan sets aside areas for offi ce developments of two (2)

types: General Offi ce and Offi ce Research. General Offi ce areas are those that are intended to provide low intensity administrative and professional offi ces that dispense services primarily for residents or

businesses of nearby areas. Offi ce Research areas are intended for large offi ce buildings which would house similar activities on a larger scale and activities geared toward testing, research, prototype planning or development. They can be considered employment centers as compared to the General Offi ce areas that can be considered as service centers.

Offi ce uses are limited to those which function during daytime business hours, have limited truck traffi c and have no outside activities. Because of their limited impact, the General Offi ce uses can be placed as a transition between single family residential areas and more intensive nonresidential areas.

Offi ce Research uses are located within the south Lapeer Road corridor and scattered throughout the industrial parks along Silverbell and Giddings Roads. These kinds of uses seek locations on major thoroughfares where there is good access for employees, viable truck routes, and close proximity to an interstate. Such uses also seek locations that offer good exposure to the traveling public for purposes of company recognition. These buildings are often occupied by signature tenants or are multi-tenant facilities. Such buildings in Orion Township are attractively designed, landscaped, and usually maintained within a campus/offi ce park setting.

As the population of the area increases, the amount of General Offi ce land needed to provide services for the population will increase. As noted, offi ces can be strategically located where they can buffer residential uses from non-residential uses.

COMMERCIAL AREAS

In order to analyze both existing and future needs for commercial land within Orion Township, a

commercial market analysis was conducted within the scope of this Master Plan component. The amount of land available for commercial land use needs to be adequate in size to serve the population expected to reside within the trade areas of the Township and should be located where stores and services are accessible and convenient. The Township’s commercial land is not intended to serve regional markets. The commercial areas indicated on the Master Plan, therefore need to address two

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(2) questions: how much land should be available for commercial purposes and where should it be located. The conclusions of the market analysis provide general guidelines for the commercial areas plan described herein.

How much land should be available for commercial purposes? Since 1992, the amount of commercially used land has increased 49%, and is approximately 10% (21% when combined with the industrial land) of the Township’s overall tax base. The residential tax base that uses the goods and services provided by these landowners has only increased 1% over the same time frame. The Township provides 2.6% of the County’s overall real state equalized value (SEV). The majority of the commercial value comes from the convenience or general convenience activity (i.e. small retail establishments, grocery stores, and service stations) scattered in individual locations throughout the Township.

The infl ux of “big box” establishments, such as Kmart and Home Depot, and the various uses existing within the Baldwin Commons shopping center, has contributed to the increased commercial value. However, the proximity to developed communities, the limited available land for new residential developments and the development of such activity centers (aka trade centers) within adjacent developing communities has lessened the need for additional centers beyond that of Lapeer Road and Baldwin Road. Therefore, as detailed in the commercial market analysis from the 2003 Master Plan, the Township has 476 acres of land planned for commercial use in 2002, while only 94 acres were needed. By the year 2030, only 159 acres will be needed. Based upon these projections, more than suffi cient commercial land is available to meet the demands of the existing and projected population within the trade areas. If, however, additional large-format commercial development should occur within the Township, the Brown Road Industrial/Commercial Mixed Use area is the preferred location for this type of use.

Where should the commercial land uses be located? As described above and in more detail in previous sections of the Master Plan, there are two (2) trade

areas within the Township, each having a range of two (2) miles and four (4) miles within which people are willing to travel for the requisite goods and services. The two (2) mile radius is for neighborhood/convenience goods and the four (4) mile radius is for comparison and general goods.

For the Lapeer Road Trade Area, the radii are measured from the intersection of Lapeer and Clarkston Roads, while for the Baldwin Road Trade Area the radii are measured from the intersection of Baldwin and Gregory Roads. While the population is projected to increase between 4,000 and 10,000 persons between the year 2000 and 2030, the trade areas are anticipated to remain constant, with no additional areas created. Therefore, as the Commercial Market Analysis demonstrates, people are less likely to travel beyond the Trade Areas, indicating a need to maintain the respective types of commercial uses within either two (2) or four (4) miles of the center. These types of commercial land uses should therefore remain predominantly within these areas with only scattered neighborhood stores located elsewhere within the Township.

Due to the signifi cant amount of commercial land within the Township, it is imperative that the Township ensure a proper land use distribution for such uses, provide mechanisms for traffi c management, and improve the appearance of the existing and future commercial areas. It is these three (3) goals that are aimed at ensuring the viability of these areas, while protecting the long-term economic health of the commercial areas. The means of achieving these goals are summarized as follows:

• Encourage the development of compact commercial use areas.

• Provide for compatible land use relationships between commercial and other uses.

• Distinguish, by location and type, the various commercial uses (Convenience, Comparison, General) in specifi c zoning districts where supported by existing or projected Township population.

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• Encourage commercial development in areas where it is most likely to develop successfully in relation to population centers.

• Encourage the use of landscaping and setbacks to delineate drives, direct vehicular movement, and provide suffi cient stacking space in entranceways.

• Encourage the design and layout of commercial uses that refl ects thorough and careful analysis of the site and creative efforts to improve aesthetics.

• Closely monitor and stringently enforce building, zoning, and maintenance codes in commercial areas.

While the supporting policies are detailed in an earlier section of the Master Plan, the focus of the commercial areas is to provide the desired goods and services in an appropriate location, buffered from incompatible uses, and in an attractive and safe environment.

INDUSTRIAL AREAS

An important objective of the Master Plan is to establish areas that can provide employment

and strengthen the Township’s tax base. Present day standards for industrial development are very selective, calling for large amounts of land area available for expansion, immediate access to highways and rail, availability of utilities, and other criteria. These rigorous standards limit the locations that could be considered appropriate for new industrial development.

Sites in the southeastern part of Orion Township meet many of these present day locational criteria. As a result, several new industrial facilities have been constructed in this part of the Township in recent years. The recently approved developments include the following: Applied Manufacturing Technologies, Augerbuilt, Brivar, Engelwood Resources, JST Enterprises, Liberty Techne, McLaren, MPD Welding, Orion Business Center, General Development Company, Kay Automotive, Environmental Wood Solutions and Orion Business Park.

• Existing Industry – Based on total employment, volume of production, and similar criteria, the industrial base of Orion Township is dominated by the General Motors Assembly plant. Construction of the General Motors plant in the early 1980’s established the southeast corner of the Township as the industrial core of the community. Most Township industries are located in proximity to the General Motors plant and within the Brown Road/Lapeer Road corridor. Industrial development in the southern part of the Township extends west of the General Motors plant on scattered sites along Brown Road and Joslyn Road. Others are concentrated east of Lapeer Road. Small pockets of industrial development exist in other sections of the Township.

• Industrial Development Potential in Orion Township – Industrial developers cite fi ve (5) major considerations that determine suitable industrial locations: transportation, labor supply, energy and other utilities, availability of land and public policy. Additional considerations that are relevant when selecting a specifi c site include: accessibility, topography, soil conditions, population growth, and industrial growth markets. When measured in terms of these considerations, certain portions of the Township are well suited for industrial development.

• Transportation – The primary industrial location determinant is convenient access to freeway transportation. Over three quarters (3/4) of all land developed for industry is located within 2.5 miles of an interstate freeway interchange. Orion Township is served by 1 75 with interchanges at Baldwin Road, Joslyn Road, and M 24. The Township is also served by the Grand Trunk Western Railroad system. Oakland International Airport, located in Waterford Township, is the nearest airport.

• Labor Supply – The availability of a trained labor force is an important need that can be adequately met in Orion Township. According to the SEMCOG 2035 Regional Development Forecast, the Township’s labor force numbers were estimated to be 6,880 in the year 2000 of

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which 3,118 were estimated to be employed in manufacturing. With good transportation access, industries in the Township can draw from the labor skills available in the area.

• Energy and Utilities – The Township receives electrical services from Detroit Edison and gas service from Consumers Power. Public water and sanitary sewer lines have been extended along M 24 into the industrial core of the Township. These utilities have adequate capacity to serve the Township’s (immediate and future) needs.

• Land Availability – Orion Township has approximately a 6% vacancy rate for industrial and research uses, which indicates a defi ciency in available industrial buildings. Based upon the land zoned for industrial use, compared with the existing land use map, approximately 362 acres of industrial land is available for development. This acreage should be suffi cient to provide the Township with an adequate supply of industrial land for a number of years. This of course will depend upon market demand, and other economic factors.

• Public Policies – Research in recent years has documented the relationship between public policies and the ability to successfully operate a business or industry. Public policies with the greatest impact on industry in Orion Township are refl ected in adopted planning and zoning standards. The Township has made a conscious effort to minimize friction between industrial and other land uses by concentrating industrial development in the southeast and south central part of the Township. Furthermore, the Township has established guidelines for the types of uses and processes permitted in industrial districts. These policies have minimized the potential confl ict between industries and neighboring residential uses.

Township environmental policies have also had an impact on industrial development. The Township places a high value on the protection of its natural resources, including wetlands, wooded areas and natural topography. These environmental policies

have served to preserve attractive locations for modern industries and research facilities that wish to establish or maintain a well managed, orderly and forward thinking public image.

The preceding analysis concludes that conditions in Orion Township are conducive for industrial growth. The Township’s location on the I-75 industrial corridor places Township industries close to suppliers of parts and materials, a large labor force and a strong market for manufactured products. The pace and direction of recent industrial growth in southeast Michigan heighten the prospects that the land planned for industrial development in Orion Township will be used.

• Labor Force and Industrial Land Use Needs – Industrial development needs can also be evaluated based on the employment needs of residents. As the population of the Township increases, the size of the labor force will continue to grow. Projections indicate that the labor force will increase from 6,880 persons in 2000 to 9,071 persons in 2020. In 1990, 45% of all employed residents were engaged in manufacturing employment, while the percentage is expected to decrease to 33% by the year 2020. Therefore, it is expected that the number of residents employed in professional and technical occupations will continue to increase and eventually surpass that of manufacturing.

• Industrial Base Analysis – Based on the factors noted above, the potential for future industrial growth in Orion Township is strong. Given the fact that there are now about 1,654 acres of industrial land in the Township with only a 6% vacancy rate, as noted above, manufacturing employment is expected to decrease, but the need for professional and technical employment is expected to rise. Therefore, based upon the low vacancy rates and need for professional and technical employment opportunities, the existing industrial land will not provide suffi cient area for employment of the labor force size projected to reside in the Township.

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The pace and type of industrial development must be carefully monitored to be certain it is in keeping with the Township’s overriding goals for preservation of the Township’s natural environment and resources, and protection of its residential areas. Consistent with these goals, new industry should be concentrated in the industrial core in the southeast and south central part of the Township, while research industry could be located along Brown Road. Immediate access to M-24 and I-75 in this part of the Township ensures that the impact of industrial traffi c on the remainder of the Township will be minimal. Light manufacturing and research fi rms would be best suited to Orion Township, especially within the Brown Road corridor, because such fi rms generally produce low levels of waste, noise, traffi c, air and water pollution, and other harmful impacts. Attention must be focused on the design and layout of industrial areas to be certain that new development achieves the high standards desired by the Township. These considerations are refl ected in the goals, objectives, and policies of this Future Land Use Plan.

RECREATIONAL AREAS/FACILITIESSuffi cient recreation facilities are essential to a growing community like Orion Township. The Township currently has signifi cant State and County recreation areas, while there are a number of other recreational needs that have gone unmet due to insuffi cient land and/or fi nancial constraints. Therefore, as a result of the current growth patterns within this portion of the County, efforts should be directed at the following areas of need:

• New Parks – As a result of the recent population growth within the Township and surrounding areas, the amount and location of parkland has become an issue of concern for residents and Township offi cials. Therefore, policies should be adopted which encourage new developments to provide usable parkland for the residents. The Township should also work with the County and State to provide additional amenities. These spaces should also provide amenities that meet

the needs of the intended or current occupants of the development and/or area. Sites with signifi cant natural features, such as waterfronts, woodlands and topographical changes should be used for recreation sites as a means of preserving their aesthetic quality.

The incorporation of existing historic structures into a recreation facility should also be considered as a means of preserving a portion of the Township’s history. Upon the closure of the landfi ll within the next few years, the Township should also pursue the possibility of that land becoming a park, as per the Future Land Use Plan and Consent Judgment with Waste Management.

• Parkland Links – The Township has a safety path network that is beginning to provide much needed links between parklands and key attractions such as Olde World Canterbury Village, the Village of Lake Orion, the public school campuses, the Orion Township Public Library, the Orion Senior Center, the Township Hall and the Gingellville area in the Baldwin Road corridor. But policies should be adopted that encourage additional links between these and other areas in the Township. Some of these links could be accomplished through the enhancement of the Paint Creek Trailway and further development of the Polly Ann Trail. However each of these links must comply with the criteria identifi ed in the Safety Path Ordinance.

• Park Funding Options – There are numerous funding options, both at the State and Federal level, for the construction of various types of park amenities and/or for the purchase of parkland. The Township should continue to submit grant applications and work with the adjacent townships and the County to provide a regional park system.

• Identifi cation of Needed Amenities – The 2007 Recreation Master Plan identifi es several amenities, both active and passive, that are needed to serve the residents of the Township. A primary need is more recreation land, as noted above. Additionally, continued improvements

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to Civic Center Park, Friendship Park, and the Gingell Nature Area need to be provided. These amenities are necessary to serve the needs of the population and are even more imperative today, given the growth rates since the adoption of that plan. As the Civic Center Park continues to expand its operations, an ice-skating arena and community center should be considered.

GATEWAYS AND AESTHETICS

Creation of a distinct Township identity and sense of community is an important aspect to any

municipality. It is recommended that the Charter Township of Orion reinforce this sense of community through signage and landscaping at critical areas along major road corridors of the Township. Entrance signage which provides a welcoming “gateway” to the community and landscaping will improve the sense of community and civic pride. The following improvements are recommended:

• Signage – The entrance sign on Lapeer Road is appropriately placed, but is in need of refurbishment due to its age. An updated and more highly visible entrance sign with attractive landscaping could also be located at other key entrance points or gateways into the Township. Potential new locations for gateway signage such as located at the Baldwin roundabout include the following:

• Northbound Baldwin Road at Brown Road

• Northbound Joslyn Road at Brown Road

• Eastbound Baldwin Road and westbound Indianwood Road at the future round about

• Eastbound Clarkston Road, west of Baldwin Road

• Street Tree Programs – In addition to the signage in the locations proposed above, landscaping of key areas which experience high traffi c volumes and/or have a poor image would benefi t from landscaping to buffer and soften road corridors. These areas include:

• Buckhorn Lake – Clean up guardrail and weeds along Lapeer Road (M-24) and the lake, and plant street trees and shrubs. Due to the proximity of Lapeer Road to the lake, the land between the road and the lake should be improved as an attractive waterfront.

• Friendship Park – Provide additional landscaping adjacent to the expanse of chainlink fencing to ensure an attractive intersection.

• Joslyn Road/Hammerslea to Silverbell Road – Provide street trees along portions of the Joslyn Road corridor.

• Clarkston Road/Rhodes Road/Buckhorn Lake – Provide street trees along portions of the Clarkston Road corridor.

While these areas could be expanded to include more Township gateways, and landscape corridors, these areas attract the most attention and are located on the dominant thoroughfares.

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ImplementationThis Orion Township Future Land Use Plan is intended to be a policy guide for future land development. As the Township grows, it should grow in a manner consistent with this Plan. The primary tools for the implementation of this Plan are the Township’s Zoning Ordinance, Subdivision Regulations, Land Division and Private Roads Ordinance, Wetlands Ordinance, Sign Ordinance, Safety Path Ordinance, and Stormwater Management and Erosion Control Program.

When properly applied, the Zoning Ordinance accepts the realities of existing land uses and gradually, as new development is proposed, directs growth toward achieving the goals and objectives of the Master Plan. As rezonings are considered, they should be compared to the concepts, policies, and future land use designation of this Master Plan. If a proposed rezoning is inconsistent with the Plan, it should be discouraged. However, sometimes a desirable land use is proposed which confl icts with a Master Plan. If it is determined by the Planning Commission that the proposed land use would not be inconsistent with the goals and objectives of the Master Plan, and therefore, a desirable alternative to the Plan, the Plan can be amended accordingly, concurrent with the rezoning.

Finally, this Master Plan should be a fl exible document, which changes as the character of the community and its people change over time. This Plan should be periodically (at least once every fi ve (5) years) reviewed and amended, as necessary, to remain up to date. It should be remembered that the Master Plan is just the best estimate of what would be the desirable land use confi guration of the community in the future, from a point in time at the present. As time moves on, this concept of a desirable community may change, so the Plan must be fl exible in order to accommodate that change.

To assist in reaching the goals of this Master Plan, certain actions should be taken including, but not limited to, the following:

• Adherence to the Future Land Use Plan in zoning decisions.

• Review of the Zoning Ordinance and Subdivision Regulations to ensure that they are in line with the Goals, Objectives and Policies of this Plan.

• Review of the Zoning Map to ensure that it supports the goals of the Master Plan and has a strong relation to the Future Land Use Plan.

• Close adherence to Wetland, Woodland, and Storm Water Management Ordinances.

• Development of a Capital Improvement Program.

• Coordination of planning activities and programs with surrounding communities and with other levels of government.

Once adopted, the Orion Township Master Plan is the offi cial policy guide to be used by the Township Board and Planning Commission to solve the existing and anticipated community development problems identifi ed in this document. Through text and maps, the Master Plan illustrates the attitude and desires of the community toward future growth and development. Further, the Plan also promotes continuity in development policy, as memberships on the Planning Commission and Township Board change over the years.

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To implement the Master Plan, the following specifi c recommendations are made:

Township Policy

The Master Plan is the offi cial policy document regarding development in the community. It

establishes an idealized goal toward which the entire community can work. The Plan establishes the foundation against which private and public development proposals can be based. Too often, local offi cials and citizens fi nd themselves in a reactive role to development proposals within their community. Without a fi rm base of information, communities must either accede to development pressures or be criticized for arbitrary denials. In addition, decisions regarding public improvements are often made incrementally and not related to any overall concept. Careful attention to adopted Township policy must therefore be practiced by the Planning Commission and Township Board.

Utility Service Districts

As noted in previous sections of the Master Plan, specifi ed areas of the Township are planned for

greater densities than others, and a utility service district would ensure that the land use policies for these areas would be maintained. The Township has developed conceptual sewer and water service areas indicating future service areas. The greatest densities within the Township, as several of the Master Plan policies indicate, should be located where the necessary services are available.

Zoning

The Master Plan refl ects long-term desired growth patterns and land uses. The chief tool used

to implement the Land Use Plan is the Township Zoning Ordinance. Future rezoning requests should be reviewed for agreement with the basic proposals of this Plan. Additionally, various Zoning Ordinance amendments, each of which will assist in the implementation of the Master Plan, should be recommended. Areas of possible amendments include the following:

Multiple Family Residential Densities – Because the Township is no longer a rural farming community, the existing multiple family density calculations for residential developments should be re-evaluated. The current density levels may need to be adjusted to accommodate traditional village developments, which may be appropriate for portions of Gingellville or areas near the Village of Lake Orion. A consolidation of the RM-1 and RM-2 zoning districts may also be considered.

Industrial Commercial Mixed Use District – The land use plan proposes two areas of industrial/commercial mixed use along Brown Road and Lapeer Road. Both of these land use classifi cations will require the creation of new zoning districts to accommodate the new types of land uses along these corridors.

Commercial Zoning – The Township should consider an update of commercial zoning districts. This would include an examination of permitted/special uses as well as a possible consolidation of some commercial zoning districts.

Condominium Ordinance – The Township should consider the creation of a condominium ordinance, which will allow site condominiums and traditional condominium projects.

Village Center – Amend the regulations to increase the cap in building size from 5,000 sq. ft. to 13,000 sq. ft., 500 to 535 feet of depth to accommodate the potential widening of Baldwin Road and the change in the market climate. Additional amendments may also be considered to complement those noted above.

Zoning Plan

As per PA 33 of 2008, the following is a comparison between the future land use categories and

the associated zoning districts. In a few cases, a new zoning district needs to be created. Thus, the subsequent list provides a recommended approach to implementing these and other zoning ordinance amendments as noted by the Planning Commission.

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Table 18: Land Use / Zoning Plan

Future Land Use Category Zoning District / Zoning Plan

Single Family Low Density SF, Suburban Farms

Single Family Medium Low Density SE, Suburban Estates

Single Family Medium Density SR, Suburban Ranch

Single Family Medium High Density R-1/R-2/R-3, Single Family Residential

Multiple Family / Low Density RM-1, Multiple Family Residential

Multiple Family / Medium Density RM-2, Multiple Family Residential

General Offi ce OP-1, Offi ce and Professional 1

Offi ce Mixed Use (To be developed)

Offi ce Research OP-2, Offi ce and Professional 2

Neighborhood Commercial RB-1/RB-2/RB-3, Restricted Business

Village Center VC, Village Center (to be modifi ed)

Industrial / Commercial Mixed Use Development (To be developed)

Comparison Commercial CB, Comparison Business

General Commercial GB-1/GB-2, General Business

Research Industry IP, Industrial Park

Light Industry LI-1, Limited Industrial 1

Heavy Industry LI-2, Limited Industrial and IC, Industrial Complex

Institutional n/a

Private Recreation REC-1/REC-2, Recreation

Recreation REC-1/REC-2, Recreation

Special Purpose SP-1/SP-2, Special Purpose

Utility Owned n/a

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Based upon the above noted table, the following new zoning districts need to be created:

• Offi ce Mixed Use

• Industrial / Commercial Mixed Use Development

Additionally, the following ordinance amendments will need to be considered:

• Condominium Regulations

• VC, Village Center District modifi cations

• Others to be determined by the Planning Commission

The detailed listing of the schedule of regulations is contained within the Township Zoning Ordinance (Ord. No 78). The Land Use Plan illustrates the corresponding use classifi cations and equivalent zoning districts.

Cluster Housing/Open Space Planning

The methods of cluster housing and planned unit development, offer the potential of setting aside

tracts of open space, while allowing the property owner the potential for development. This is desirable for both the property owner and the Township. The property owner is able to develop portions of the site, while maintaining signifi cant areas of open space, helping to maintain the desired character of the Township. Preservation of open space promotes the general ambiance and property values for current and future residents. There are existing methods available and several methods currently proposed by the State to help ensure the maintenance of open space, while complying with Public Act 177 of 2001. Below are graphic depictions of a typical development scenario compared with the recommended large lot and open space alternatives. Each of the recommended alternatives maintains a greater amount of open space, while still allowing the same number of lots clustered on a single access drive.

The images to the right are examples of existing methods that can be utilized to ensure the maintenance of resulting open space from the above examples. It is emphasized that these methods are options only and will require incorporation or adjustments within the Zoning Ordinance. These options are described as follows:

Zoning Regulations – Zoning standards can be written to include and promote open space in development. A Cluster Housing Option included in the Zoning Ordinance encourages developers to set aside areas of open space in subdivision developments. The open space would then be restricted pursuant to the Zoning Ordinance (i.e., special use permits) and could be developed only under circumstances agreed upon by the developer and the Township during site plan review. Clustering, with agreements for open space preservation, is the most important technique for open space preservation and should receive priority attention for zoning implementation. The provision for allowing up to 50% dedicated open space, as per Public Act 177 of 2001, would also be incorporated. The land would be protected through restrictive covenants, deed restrictions, land trusts, conservation easements, PA 116 of 1974, and purchase of development rights, each of which is described below.

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Restrictive Covenants and Deed Restrictions – These types of regulations can be used when open space is included as a part of residential subdivisions. Depending on how these documents are written, restrictive covenants and deed restrictions can be effective, requiring both Township and subdivision association or individual parcel owner approval for any substantial changes to the approved plan. These restrictions, though effective, can be somewhat diffi cult to monitor and enforce.

Land Trust – Open space created through cluster housing or a PUD can be placed with a land trust. A land trust is an organization that holds the development rights for a given piece of property through a recordable agreement with the property owner and, in some cases, the Township. Land trusts are normally non-profi t organizations that work directly to protect land for its natural, agricultural, scenic, historic and productive uses.

Land trusts may acquire development rights through donation and, in rare cases, may purchase those rights. It should be noted that enrollment of lands in to a land trust is a serious proposition, as it is unlikely that the trust will relinquish development rights except under extreme circumstances. Land trusts can use conservation easements as a tool for preservation and can offer long-range tax incentives for property owners.

Conservation Easement – Conservation easements are legal instruments executed between two (2) or more parties where the property owner “gives up” the right to develop the property to another party (or parties). Traditionally, the property owner receives something in return. This may be a payment, a tax break, a service, or other provision agreeable to the parties. The easement remains in effect for the period agreed upon and cannot be broken unless all parties agree. This is one of the most powerful tools for protecting open space because the terms of the agreement can be long or short, the agreements are less subject to changes in Township government, and they are more readily identifi ed during a sale. The inclusion of a third party in the agreement, such as an environmental conservancy group, might strengthen the long-term probability that the agreements would

be maintained. The State of Michigan authorizes conservation easements under Act 197 of 1980, the Conservation and Historic Preservation Easement Act.

Public Act 116 Open Space Provisions – Act 116 of the Public Acts of 1974 provides for a development rights agreement for locally designated open space. This technique is similar to the conservation easement discussed earlier. It requires both local and State approval of the application. No subsequent development can occur without the permission of the community. No minimum acreage is required to enroll land in the State open space program. There is a forty (40) acre minimum requirement for the enrollment of farmlands under a farmland agreement. The tax benefi ts realized are through a reduction in value of the dedicated open space land due to the relinquishment of the development rights by the property owner(s). The term of open space easements ranges from a minimum of ten (10) years to as long as ninety-nine (99) years.

Local units of government may terminate an open space agreement at any time if they determine that development of the land is in the public interest and the property owner(s) agrees. The property owner(s) may request termination of an open space agreement by applying to the local governing body. The petitioner is required to pay a penalty plus interest on the development rights during the period it was held by the local unit of government.

The primary purpose of these agreements is the permanent dedication of open space. Some agreements have a spin-off advantage of a tax benefi t; the taxing benefi t is a windfall for the property owner and should not be viewed as the primary reason for the dedication of open space.

Purchase of Development Rights – Purchase of Development Rights (PDR’s) are used to compensate a landowner for the value of lost development rights in exchange for maintaining the property at a desired use and/or density. PDR programs can be used to preserve resources, open spaces, and even affordable housing areas. A PDR can be used to buy some or all of the development rights of a landowner.

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Capital Improvement Program

The Township’s role in providing and fi nancing community facilities will undoubtedly increase

in the future. An orderly procedure for planning and fi nancing such facilities can be achieved through the adoption of a Capital Improvement Program (CIP), attached to the annual budgeting process. The CIP is a schedule of projects developed for a six (6) year period and contains estimated costs and sources of funding. The CIP should be updated annually in conjunction with the preparation of the Township budget and is a requirement of PA 33 of 2008.

While the Planning Commission is involved in larger-scale capital improvement planning for infrastructure improvements as it relates to land use, the Township Board has responsibility for yearly capital improvement planning. This includes detailed budgeting, staff assignments, and strategic planning. The Planning Commission does not have the authority to manage budgetary issues and staff assignments. Therefore, the Planning Commission defers responsibility for the development of the Capital Improvement Plan, as required by PA 33 of 2008, to the Township Board.

Federal/State Funds

Given the high cost of public improvements, many local units of government have become reliant

on outside sources of funding. Orion Township has already enhanced its ability to secure grant funds by adopting a Master Plan. The Plan not only sets priority for public improvements but should also be used to justify the need for such improvements to funding agencies. Federal and State funding can be raised through the following sources:

TE, Transportation Enhancement Program – In 2005, the TE program was reauthorized under Safe, Accountable, Flexible, Effi cient Transportation Equity Act: A Legacy for Users (SAFETEA-LU). The program annually allocates $20-$25 million towards the surface transportation program that is administered by the MDOT Offi ce of Economic Development. Projects awarded grant monies include a wide variety of efforts including nonmotorized transportation, transportation aesthetics, historic preservation projects related to

landscaping and beautifi cation projects, and water quality and wildlife preservation. MDOT makes decisions after a local and regional screening process is conducted and providing the minimum 20% match is satisfi ed. Continued efforts to seek TE funds for various projects in the Township is recommended.

Brownfi eld Redevelopment Act Financing, Public Act 381 of 1996 – This method allows a community to use tax increment fi nancing (TIF) in order to fi nance the clean-up of sites where environmental contamination limits redevelopment. Where applicable, the development of a Brownfi eld Authority and designation of potential redevelopment sites is recommended.

Local Funds

The potential availability of grant funds does not eliminate the necessity to fi nance all or portions

of projects with local funds. It is the rule rather than the exception that Federal grants require the local unit of government to fund or match a portion of the project. Local funding can be raised through the following sources:

General Fund – The Township Board may make an appropriation from the general fund to fi nance certain improvements. However, this method is not considered entirely feasible because general funds are usually needed to fi nance essential services, leaving little available money for additional projects.

Revenue Sharing – Again, the Township Board may choose to appropriate a portion of Federal and State revenue sharing funds for improvement projects. However, Federal revenue sharing cannot be used as a local match to Federal grants.

General Obligation Bonds – With the approval of the voters, the Township can sell general obligation bonds, usually having a long payback period and low interest rates. General obligation bonds also enjoy the backing of the full faith and credit of the Township. However, the sale of such bonds usually results in a millage increase.

Revenue Bonds – Revenue bonds are paid off through revenues generated by a project. For example,

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most municipal water systems are fi nanced through revenue bonds with user charges paying off the bond. Revenue bonds are not necessarily backed by the full faith and credit of the Township, do not require voter approval, and usually are sold at higher interest rates than general obligation bonds.

Special Millage – The Township Board may ask for voter approval to earmark increased millage for a specifi c improvement project.

Special Assessment – Many projects that benefi t only a segment of the community rather than the community at large are fi nanced through special assessments to the benefi ting property owners. Drainage and street improvements are projects frequently fi nanced through special assessments.

Economic Development for the Charter Township of Orion

Economic Development is another important aspect of Master Plan implementation. According

to the International Economic Development Council, economic development is defi ned as “a program, group of policies, or activities that seeks to improve the economic well-being and quality of life for a community by creating and/or retaining jobs that facilitate growth and provide a stable tax base”. To achieve such an end goal, economic development activities must be planned and long-term. Thus, the actions that ensue can be justifi ed by producing the following:

• Economic diversifi cation – attracting companies from broad economic sectors to balance the swings in the market

• Tax base development – private sector investment increases the public sector’s ability to provide necessary services that benefi t the community by increasing the quality of life and leveraging additional investment

• Job creation or replacement – new jobs can be an important element of economic development, but more important is creating a job base that improves the median wages of each sector of

the community and providing a broad base of employment options when once vital businesses cease to operate

• Supporting existing businesses – economic development can provide the means of expanding an existing business while working with local entrepreneurs to produce the goods and services presently only available outside of the community

• Positive marketing – promoting the community via press releases, newsletters, web pages, and engaging your professionals can foster a consistent, “one voice” approach to marketing the attributes of the Township (i.e. housing options, parks and recreation, employment opportunities, schools, etc.), thus, providing for previously unrealized economic development opportunities.

• Building upon the Township’s service friendly initiatives – continually increasing the service levels within the community will ensure an improved relationship and greater support from the residents, business owners, and developers.

• Streamlined zoning procedures – modifi cation of the time frame and providing increased fl exibility within the zoning ordinance equates to a more expedient development process and potential decreased cost to developers, while also ensuring allowances for unknown future fl uctuations in the economy.

A means of determining the success of this approach is increased prosperity for the Township. However, that cannot be achieved without a combined effort involving the economic development organization (analyst, catalyst, and advocate), an objective community, a defi ned market, business development (i.e. retention, expansion, and attraction), and workforce development.

Based upon the existence of all of the necessary players, the following are optional economic development tools that the Township could consider in implementing the infrastructure needs of the industrial and commercial development areas. It is anticipated that the focus will be principally on Brown

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Road, the southern portions of Baldwin Road, and the southern portions of Lapeer Road:

Tax Incentives –There are a number of tax incentives available for specifi c industries and/or parcels. Unfortunately, the majority of the incentives do not provide a means for implementing the necessary infrastructure provisions, but offer a credit to a business or property owner. However, in doing so, the business or property owner can free up previously dedicated funds to be able to invest in capital improvement projects. Typical tax incentives are as follows:

Industrial Facilities Tax Abatement (IFT) – Establish a formula for offering abatement to qualifi ed users to expand and/or build new. The reduced tax levels (up to 12 years) would allow users to invest in the infrastructure beyond their immediate confi nes. Map 16 depicts the area within which IFT can be considered under PA 198 of 1974.

MEGA Job Creation Tax Credit – This job creation tax credit applies to manufacturing, research & development, wholesale trade, or offi ce operations only. The credit is against the Michigan Business Tax (MBT) for up to 20 years and up to 100% of the project cost.

Hi-Tech MEGA Job Creation Tax Credit – This job creation tax credit applies to high-tech (electronics, communications, medical science, and other high technology) operations only. The credit is against the MBT for up to 20 years and up to 100% of the project cost.

NextEnergy Tax Credit – Offers MBT credits and personal property tax abatements to some alternative energy companies.

Brownfi eld Redevelopment Financing/Tax Credit – Because these credits are available to core communities only, all Brownfi eld’s must be submitted through Oakland County’s pre-existing authority. Additionally, the tool would only apply to select portions

Map 16

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of land where contamination can be documented. Establishing an authority under the Brownfi eld Redevelopment Financing Act, in coordination with Auburn Hills, would allow the Township to tap into a variety of State funding sources, bonds, and utilize tax increment fi nancing.

Advanced Battery Credits – As the fi rst of its kind in the nation, the initiative supports the development and manufacturing of advanced batteries and the commercialization of advanced battery technologies. The initiative also amends the Michigan Business Tax Act (PA 36 of 2007) to authorize the MEGA to enter into agreements to provide tax credits for the following: pack engineering, integration, and assembly credit, vehicle engineering credit, advanced battery technologies credit, and battery cell manufacturing credit. Each credit type has a minimum requirement, a sunset clause, and a maximum combined value. 2008 House Bill No. 6611 provides full detail of the eligibility criteria.

Film Tax Credits – The incentive package provided tax rebates, credits, loans, and capital access for a variety of fi lm related activities. The categories include production, infrastructure development, fi nancing, workforce development, and free use of state property. Each of the categories includes a maximum funding level with various caps, some sunsetting provisions, and interrelationship with other existing economic development tools. Amendments to the Michigan Business Tax Act, General Sales Tax Act, Income Tax Act of 1967, Michigan Economic Growth Authority Act, Michigan Strategic Fund Act, Management and Budget Act, Michigan Military Act, Natural Resource and Environmental Protection Act, and the Transportation Act of 1964 have all resulted along with the creation of Chapter 123 of the MCL regarding the effects on local government.

MEGA Retention Tax Credits – Michigan Economic Growth Authority (MEGA) is empowered to assist Michigan companies that are considering a businesses closure by awarding this tax credit. Companies eligible for the tax credit against the Michigan Business Tax (MBT) include those engaged in manufacturing, mining, research and development, wholesale and trade, fi lm and digital media, offi ce

operations, and certain tourism projects. In exchange, companies must agree to a variety of criteria include minimum job retention, capital investments, various certifi cations, minimum pay scales, minimum weekly hours, demonstrated leverage, and repayment provisions if the jobs leave the state. The credits are for up to 20 years and up to 100% of wages and employer-paid health care benefi ts.

Financing Tools - There are a number of fi nancing tools available for specifi c industries and parcels. The tools provide revenue sources for private companies to invest in projects that benefi t the general public, for acquisition of fi xed assets, or for related soft costs. However, the following tools provide the means necessary for infrastructure improvements:

Special Assessment Districts (SAD) – Establish an SAD into which the abutting property owners would contribute. Because all Township residents benefi t from some of the necessary improvements, the Township could consider being an additional contributing member.

Industrial Revenue Bonds – Available through Michigan Strategic Fund, manufacturing, non-profi t, and solid waste facilities can fi nance projects that meet the criteria for public purpose. The governmental unit borrows the money based upon the project’s revenue. Capital cost is reduced because the loan is at a tax-exempt rate (only available for governments).

Local Development Finance Authority (LDFA) – While presently not the County’s most desirable approach because it involves capturing taxes, tax increment fi nancing has historically been the key mechanism for funding industrial infrastructure needs. Infrastructure is funded through a bond that is based upon the incremental increase in tax capture that would result from the increased investment within the confi nes of the LDFA. Some improvements can extend beyond the LDFA borders when demonstrated that they can directly benefi t. See PA 281 of 1986, as amended, for the specifi c of the Act.

Commercial Rehabilitation District (PA 120 of 2005) – The tool is intended to allow the establishment of a district which creates an incentive for commercial properties to be improved by exempting a portion of

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the ad valorem property taxes (excludes taxes on the land and personal property) for up to ten (10) years. More specifi cally, the Act is designed to accomplish the following: increase the current tax base, provide employment opportunities for local residents, help redevelop older “functionally obsolete” and/or “blighted” properties that are vacant or marginally occupied, help develop vacant commercially zoned properties to expand retail, and stimulate other non-subsidized development. No less than three (3) acres is required, and the structure must be no less than fi fteen (15) years old. An annual commercial rehabilitation tax is levied in place of the general property tax, but only on the pre-rehabilitation taxable value.

Corridor Improvement Authority (CIA) – The Act is designed to assist communities with funding improvement in commercial corridors outside of the main commercial or downtown areas. The provisions mirror those of a Downtown Development Authority with the exception of prohibiting the levying up to two mills and allowing for multiple districts. Minimum criteria include no less than 51% fi rst fl oor commercial, 30 years of commercial history, proximity to arterial or collector road, no less than 10 contiguous parcels or 5 contiguous acres, zoned to allow mixed use or high density residential, and an agreement to expedite the permitting and inspection process. See PA 280 of 2005, as amended, for details regarding process and qualifi cations.

Renewable Energy Renaissance Zones (RERZ) – The program is intended to promote renewable energy operations in the state and to enhance the industry. Applicable facilities include those that create energy directly or fuel from the wind, sun, trees, grasses, biosolids, algae, agricultural commodities or residues from agricultural processes, wood or forest processes, food production and processing, or the paper products industry. Facilities that create energy or fuels from solid biomass, animal wastes, or landfi ll gases are also eligible. Upon acceptance, the company is exempt from all taxes except those mandated by the federal government, local bond obligations, school sinking funds, or special

assessments, and companies are still subject to Michigan sales and use taxes. The duration of the abatement is up to fi fteen (15) years with a phase out in 25% increments over the last three years.

Each of the tax incentives and fi nancing tools can be used in combination and/or stand-alone. However, complementing them with a coordinated business retention and attraction package would be advisable. Additionally, the Township should work with Oakland County and State to create a marketing package, which could be provided to potential businesses with information about access to capital (loans and grants), employment banks, tax credits, etc.

Plan Education

Citizen involvement and support will be necessary as the Master Plan is implemented. Local offi cials

should constantly strive to develop procedures that make citizens more aware of the planning process and the day-to-day decision-making that affects implementation of the Plan. A continuous program of discussion, education, and participation will be extremely important as the Township moves toward realization of the goals, objectives, and policies contained with the Master Plan.

Master Plan Updates

This plan should not become a static document. The Township Planning Commission should

attempt to re-evaluate and update portions of the Plan on an annual basis. The land use portion should be updated at least once every fi ve (5) years and the Planning Commission should set goals for the review of various sections of this Plan on a yearly program.

Page 143: Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

ORION TOWNSHIP MASTER PLAN

Page 144: Charter Township of Orion Master Plan Twp Master Plan... · ORION TOWNSHIP MASTER PLAN ... Physical Profile 5 ... Economic Development for the Charter Township of Orion 129 Plan Education

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