Untitled - Benzie County

Transcription

JOBS AND ECONOMIC DEVELOPMENT REPORT
Table of Contents
INTRODUCTION
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RECOM MENDATIONS
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GOALS AND OBJECTIVES
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ECONOMIC ATTRIBUTES OF BENZIE COUNTY
lncome
Poverty
Housing Affordability
Education
Employment
Employment Projections
Property Value (SEV)
Benzie County Commercial and Industrial Development
Tourism Impact on Benzie County Businesses
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LOCATING BUSINESSES IN BENZIE COUNTY
Site Availability
I nfrastructure Availability
Marketing of Business Expansion into Benzie County
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sta3:t\winword\benzie\jerept99toc.doc
Benzie County Comprehensive Plan
Draft Jobs and Economic Development Report
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1
JOBS AND ECONOMIC DEVELOPMENT
INTRODUCTION
The Jobs and Economic Development Report evaluates the state of Benzie County's
economy and job climate, makes recommendations for changes as part of the
Comprehensive Plan and proposes action strategies to accomplish change.
The Jobs and Economic Development Subcommittee identified issues, refined goals
and objectives and created action statements (who does what to address key
issues). Planning & Zoning Center, Inc. associates and the County Planning Director
assisted the Subcommittee in this process.
Members of the Subcommittee included local officials, a member of the County
Commission, Planning Department, County Planning Commission, local business
community, other agencies, interest groups and citizens.
The draft Report will be submitted to the Benzie County Planning Commission for
review and comment and to the Citizens Advisory Committee (CAC).
Because the intent of updating the Comprehensive Plan is to influence land use
changes for the long term betterment of the people of Benzie County, this report will
look at land use in relation to jobs and the economy. Figure 1 shows many of the
potential relationships between jobs, economic development and the Comprehensive
Plan. Some of the premises used as a foundation for this report and in Figure 1 are:
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A growing economy is good.
o
Benzie County's economy is highly dependent on tourism, which, along with
quality of life, is dependent on scenic quality and good to excellent quality lakes,
rivers and forests. Thus, in Benzie County, a healthy economy depends on a
healthy environment.
o
A high quality of life attracts business owners and workers.
o
Some business diversification is beneficial to better weather economic shifts, to
provide a wider range of employment opportunity, and to broaden the tax base.
o
Retention of existing employers is more important than attracting new employers
because most new job growth comes from expansion of existing businesses who
are already familiar with doing business in Benzie County.
o
Wages are tied to business profits and a strong market for goods and services.
Wages for public employees are tied to funding of the service agencies. Funding
levels are dependent on taxes, fees or services sold, such as utility products
(electricity, water and sewer).
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Business start-ups require available land, a willing entrepreneur, available capital,
available workers and adequate levels of public services.
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A comprehensive plan can help sustain an economy by directing the location and
pace of growth so that land and services (school, emergency response, roads,
sewer and water) can be available for new businesses and homes for workers
when needed.
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A comprehensive plan can provide guidance in sustaining the quality of life
through recommending protective measures for natural and scenic resources and
densities of development that can support community services.
Zoning, as backed by the comprehensive plan, can ensure that land remains
available for industrial and commercial growth, to protect farm and forest lands
and the rural character which provides the base for the tourist economy. Zoning
can also protect a wide range of land uses from the negative effects of
incompatible adjacent uses.
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Figure
1.
Job a nd Economic Development Cycle (Draft)
Where can the Comprehensive Plan make a positive difference?
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Adequate Land Zoned
Industrial & Commercial
Protection of Resources
Proximity of Housing to Jobs
Separation of Incompatible
Land Uses
Control of Blight
Minimum Design Standards
reserves
and Enhances
Benzie County
Quality of Life
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Natural Scenery
Outdoor Recreation
Clean Environment
Northern Small
Town Appearance
Agriculture, Mineral
&Timber
Raw Materials
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Education
Police, Fire & EMS
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Businesses
In
Benzie County,
a healthy
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a healthy
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Strong Market for
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Growing Regional
Population &
Economic Base
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RECOMMENDATIONS
Listed below are key recommendations concerning jobs and economic development.
Most of the concepts listed below and the goals, objectives and actions that follow
were presented at a meeting of the 40 member Citizen's Advisory Committee,
January 26, 1998. A survey was taken which showed support for these
recommendations of the Subcommittee.
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Actively promote Benzie County as an attractive, opportune place to live, do
business and visit/recreate. This will require a coordinated effort to identify
potential locations for new light industrial and commercial development and
redevelopment, to identify sewer, water and other infrastructure assets, to
identify quality of life assets and package that information appropriately for
marketing purposes. Identify and contact potential entrepreneurs.
Better integrate economic development funds and functions into the County.
Currently, the County provides some funding to the Traverse Bay Region
Economic Development Corporation. There could be a more effective joint effort
of the County, the Chamber of Commerce and the Benzie County Economic
Development Corporation.
Establish public services boundaries as part of the Comprehensive Plan. Plan for
and provide the systematic expansion or improvement of infrastructure to
appropriate industrial parks and other areas for residential and commercial
development within defined sewer and water extension boundaries. See Map 6. It
will be important that growth in Benzie County does not scatter across the
landscape. The services boundaries shown in Map 6 are inexact. These will be
refined as the Comprehensive Plan develops and local plans and zoning
ordinances are updated.
Protect Benzie County natural and scenic resources in order to preserve and
enhance the tourism/recreation based sector of the economy. This is especially
important along road and trail corridors and involves paying attention to signs,
lighting, building placement, access, parking and plantings. The Comprehensive
Plan will contain a series of recommendations about this.
Seek a greater share of the promotional benefit of the Grand Traverse Economic
Development Council.
Reach out to citizens who do not want more growth and find ways to
accommodate as many of their concerns as possible. Try to instill in citizens the
importance of continued growth to the quality of life in the County.
Promote a County-view toward economic development so that one jurisdiction is
not trying to out-compete another. Work with all jurisdictions in the County to
develop only appropriate areas for economic development and ways to foster
that development while preserving Benzie's scenic character. It should not be
assumed that each jurisdiction should necessarily have an industrial park, nor a
high level of residential or commercial development. This activity should be
coordinated as part of the Comprehensive Plan process and, following adoption
of the Plan, by continued implementation efforts.
Promote, as part of the residential development portion of the Comprehensive
Plan, more affordable housing opportunities.
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Make education a priority in the County so that there are both citizens with a high
quality education and a well-trained work-force. Both business owners and
educational administrators (perhaps through the Chamber of Commerce) need to
join forces in both defining and recommending solutions to the problem. Where
there may be issues related to training facilities, the County Planning
Commission and the Planning Commissions of the local jurisdictions should
become involved to find solutions.
Organize workforce support programs such as health care, day care and others.
These programs need to accommodate the high percentage of seasonal and
part-time workers in the County/Region. The Comprehensive Plan should
address the location of any facilities related to these programs and should try to
facilitate easy access to them.
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This
page is blank.
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GOALS AND OBJECTIVES
The following goals and objectives were developed following the community
visioning session in 1996 and revised according to discussions of the Jobs and
Economic Development Subcommittee in 1997. This is a more formal and expanded
presentation of the key concepts discussed above.
GOAL 1:
BENZIE COUNTY HAS A SUSTAINABLE, GROWING AND DIVERSIFIED
ECONOMY LINKED TO REGIONAL GROWTH.
Objectives:
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Develop new methods of financing for business and industry investment within
the County.
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Cooperate with regional economic development initiatives to strengthen the
industrial sector of the County economy.
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Coordinate activities among jurisdictions in the County to promote a positive and
strong image for Benzie County communities.
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Encourage redevelopment of the underutllized and vacant industrial areas by
2020 where compatible with adopted land use plans.
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Ensure that new economic development occurs in such a way that environmental
harm does not result.
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Continue to upgrade and enhance the County's transportation and infrastructure
system to satisfy the needs of business and industry in a cost effective manner.
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Create a technologically advanced business climate to support and attract a
wider variety of businesses.
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Strengthen support for compatible tourism related development in planned
locations.
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Locate new businesses and industries i n places where adequate public services
are already available.
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Plan for the extension of public sewer and public water to areas where those
services can be efficiently provided.
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Include buffering standards in zoning ordinances to minimize negative impacts on
abutting property.
Actions:
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The Benzie County Board of Commissioners, the Benzie County Economic
Development Corporation and the Benzie County Chamber of Commerce will
jointly support an economic development person to actively promote existing
businesses and new business development in the County and facilitate financing
for expansion of existing business and infrastructure in the County.
actively promote existing, available commercial and industrial sites already
serviced by public sewer and water.
jointly support an economic development person to actively promote existing
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businesses and new business development in the County and facilitate financing
for expansion of existing business and infrastructure in the County.
Develop an Internet Web Site promoting available, planned Benzie County
industrial and tourism related sites and the quality of life in Benzie County.
Develop a Benzie County promotional package for use in promoting Benzie
County business.
The Benzie County Board of Commissioners will redirect funding from the Grand
Traverse Regional Economic Development Council to similar efforts in Benzie
County.
The County will regularly work with Townships to address interjurisdictiona/
issues related to economic development, including local /and use planning, the
appropriate location of higher impact businesses such as motels and resorts, and
decision making to benefit economic development within the whole County.
Distribute design guidelines (such as the Grand Traverse Bay Region
Development Guidebook) regarding visual and natural resources, promote the
concepts and provide incentives for property owners to do so.
The County Road Commission will increase efforts to improve and maintain
existing roads to help support business and industry.
Public sewer and public water will be incrementally expanded within boundaries
developed as part of the Comprehensive Plan.
The two Benzie County Chambers of Commerce and the County Planning
Commission will promote the adoption of updated buffering provisions In the
zoning ordinances of all jurisdictions within the County.
GOAL2:
THE ECONOMY OF BENZIE COUNTY PROVIDES FULL EMPLOYMENT WITH
SUFFICIENT WAGES TO SUPPORT FAMILIES.
Objectives:
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Train a work force able to secure and maintain employment, work productively
and earn a living wage.
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Establish technical and educational support programs which rnatch residents with
industry needs.
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Create new jobs through retention and expansion of existing employers and the
attraction of new companies.
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Target job opportunities which allow children to stay in the County after high
school or return after a college education.
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Provide low-cost health insurance to the employees of Benzie County businesses
through an area group plan.
Actions:
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Local businesses and the Chambers of Commerce will work with area schools
and regional colleges and technical schools to develop training and continuing
education programs for potential and existing workers.
Local businesses and the two Chambers of Commerce will work with area
schools and regional colleges and technical schools to develop placement
programs for potential and existing workers.
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The Benzie County Economic Development Corporation will balance its efforts to
include both business retention and new business attraction.
The Benzie County Chamber of Commerce will, in cooperation with health
organizations and insurance providers in the region, seek establishment of a
County or regional, group health insurance program to serve seasonal and part
time workers and their families.
Local businesses will develop mentoring programs to cultivate long-term
commitments between employers and employees that include educational
opportunities.
GOAL 3:
AGRICULTURAL BUSINESSES REMAIN HEAL THY IN BENZIE COUNTY.
Objectives:
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Encourage the retention of agricultural lands as active farms and orchards.
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Encourage the retention and development of agricultural support businesses.
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Promote Benzie County agricultural businesses.
Actions:
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Benzie County Chamber and other stakeholder organizations will support and
promote purchase and transfer of development rights programs of agricultural
lands within Benzie County.
MSU Extension will provide educational programs to farmers and others
regarding purchase and transfer of development rights.
MSU Extension will work with individual jurisdictions to identify prime agricultural
lands, identify suitable agricultural protection strategies and encourage adoption
of those strategies.
The Benzie County Planning Commission and Board of Commissioners, and the
Benzie County Road Commission will implement transportation and other
improvements that facilitate the movement of agricultural goods within the County
and the region.
The Frankfort Chamber of Commerce and the Benzie County Chamber of
Commerce will help promote agricultural products grown in Benzie County.
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GOAL4:
TOURISM IS A HEALTHY PART OF THE BENZIE ECONOMY.
Objectives:
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Expand the number of transient rooms available.
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Retain scenic qualities along road corridors.
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Retain scenic qualities along the Betsie Valley Trail.
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Promote businesses that serve users of the Betsie Valley Trail (in ways that do
not diminish the scenic qualities of the Trail).
Actions:
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The Frankfort Chamber of Commerce and the Benzie County Chamber of
Commerce will prepare an inventory of suitable properties for the location of new
hotel/motel/resorts in Benzie County. Certain types of motels or hotels would best
be located where public sewer and water was available. Others, such as bed and
breakfasts, may be able to function with on-site or small, private sewer and/or
well.
The Frankfort Chamber of Commerce and Benzie County Chamber of
Commerce will contact national motel franchises and promote locating within
Benzie County.
The County Planning Commission will develop scenic corridor plans of roads and
trails within Benzie County. These plans will indicate the lands that are within the
viewshed of major roads and trails as well as major scenic views and propose
steps land owners can take to protect scenic quality.
The Chambers of Commerce and CAC will promote design guidelines (Grand
Traverse Bay Region Development Guidebook) among owners of properties
within scenic corridors so that new development and redevelopment can
contribute positively to the visual character of Benzie County.
The Chambers of Commerce will work with business owners, Townships and
Villages to develop a model sign ordinance for Benzie County jurisdictions that
promotes both the viability of individual businesses and high quality scenic character.
ECONOMIC ATTRIBUTES OF BENZIE COUNTY
This next section is taken in part from the Socio-Economic Trends Report
completed in 1997 and supplemented with information provided by members of the
Subcommittee. Information about Benzie County's economy was collected from the
US Census Bureau, the Michigan Department of Management and Budget, the
Michigan Employment Security Commission, Benzie County, the Northeast Michigan
Council of Governments, The Benzie County Socio-Economic Report, 1997,
prepared as a part of the Comprehensive Planning Process, the Quality of Life
Index for the Grand Traverse Region: A Community Report Card 1996 and
1997, sponsored by Rotary Charities and prepared by Northwestern Michigan
College and Frankfort Means Business, sponsored and prepared by The Frankfort
Chamber of Commerce, the Frankfort Rotary Club and the City of Frankfort.
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Income
A low income level is a major concern for the County. A general consensus is that it
is hard to earn a living wage in Benzie County. Many of the people who can afford to
Jive in the County don't work in the County. Many of the rest have income sources
independent of the County -- they are either retired or they only have a second horne
in the County and work down state or in another state.
Incomes in Benzie County are below State averages as recorded in the 1 990
census. The median household income in Benzie County was $21 ,577 in 1989, a
60.9% increase over 1979. This compares to a $31,020 median household income
for Michigan in 1989, a 61.4% increase over 1979. Per capita income in Benzie
County was $1 0,415 in 1989, compared to $1 4,154 in Michigan.
With the exception of a few northern lower peninsula counties, median household
income in the region is lower than in the southern lower peninsula. Median
household income for Benzie County was higher than Manistee County but lower
than Leelanau and Grand Traverse Counties.
Wages for employees range from the average starting rate of $5 per hour for a
trainee to $11.90 per hour for an arc welder and the average maximum wage rate
ranges from $6.76 for a tool clerk to $1 3.85 for an arc welder. See Table 1. While
these are favorable rates for businesses, they are low rates for supporting a family.
Average weekly wages were $307.22 in Benzie County in 1995, according to the
MESC, 1996. This is lower than the State average of $585.52, about the same as in
Leelanau County ($308.45) and substantially below that of Grand Traverse County
($490.83).
Anecdotal reports are that businesses have to pay more than McDonalds in order to
attract workers. As of 1 997, that was above $5.00 per hour. Other reports are that
light industrial companies can't pay as much as those in the Traverse City area. This
makes it difficult to get workers when businesses and agencies do not have the
latitude to pay higher wages.
The median effective buying power of Benzie County residents was $22,897 in 1995,
substantially below the State median of $33,109. This is according to the 1995
Survey of Buying Power by Sales & Marketing Management. Effective buying
power is defined as the money income Jess personal tax and non-tax payments and
is commonly referred to as disposable or after-tax income. Leelanau and Grand
Traverse Counties were close to the State average, with median effective buying
incomes of $32,994 and $33,384, respectively.
Those receiving Social Security Benefits in Benzie County in 1990 were 2,730
persons. This is 22% of the total population. In 1991 , 231 persons were receiving
Supplemental Security Income.
The Quality of Life Index for the Grand Traverse Region: A Community Report
Card, 1996, surveyed employer-provided retirement benefits, among other factors.
Among employed persons in Benzie County, 60% have retirement benefits provided
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by their current employer and 37% reported that they do not. The remainder were
uncertain. The percentage of Benzie County employees reporting benefits is the
lowest among five counties, with 64% of employees in Leelanau County reporting
employer-provided retirement benefits and 69% in Grand Traverse County.
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Table 1
Average Hourly Wage Rate in the
Frankfort Area for Selected Jobs, 1 994
Job Classification
Arc Welder
Assem bier (including
Coil Winders)
Office Personnel
Clerk, Tool
Average
Average
Starting
Maximum
Rate $ per
Rate $ per
Hour
Hour
11.90
13.85
7.66
7.86
7.50
8.75
General laborer
6.25
6.75
6.51
11.92
Electrician, Maintenance
8.13
Fork Truck Operator
Inspector, Production
Janitor
Machine Operators:
Boring Mill
Drill Press
Lathe
Punch Press
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8.64
8.41
8.23
8.75
6.23
6.75
7.43
9.13
7.43
9.13
7.43
9.13
Tool and Die Maker
7.43
9.13
8.50
9.76
Trainee
7.24
8.01
5.00
11.90
Typist
Source: Frankfort Chamber of Commerce 1994 Survey
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Not listed
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Poverty
There were 1,553 persons, in 338 families under the poverty level in Benzie County
in 1989, or 12.9% of all persons and 9.6% of the total number of households. Of
these families, 33.9% were families headed by single females. Of the persons under
the poverty level, 18.4% were children under 18 years of age, close to the Michigan
average. Ten percent of the persons under the poverty level are 65 years old or
older, also about the same as the Michigan average. Benzie County had one of the
lowest increases in persons in poverty between 1980 and 1 990--but it was still nearly
20%. Only Charlevoix and Emmet Counties had a lower rate of increase in the
region.
Persons under the poverty level are served by the Michigan Family Independence
Agency (FIA} and other support agencies such as the Benzie-Leelanau Health
Department and the Benzie-Manistee Mental Health Agency. There has been no
reported analysis of how successfully FIA and the others meet the needs of County
residents.
Housing Affordability
Housing affordability is affected by both income levels and the price of houses and
prevailing rents. The Department of Housing and Urban Development defines
affordable housing as that where the occupant pays not more than 30% of gross
income for gross housing costs, including utilities.
According to the Housing Needs Study, 1996, by Carolyn Shah, there were 1,326
households in Benzie County with housing afford ability problems. This represented
27.7% of households. The percent of households with affordability problems in
Leelanau County was 24.9% and 24.6% in Grand Traverse County. The percent of
households within the region with housing affordability problems was 25.7%.
To meet the affordability needs of the regional population by the year 2000, over
42% of all new homes should cost $70,000 or less and nearly 44% of new rental
units should rent for less than $500 per month gross to meet projected rental needs
by 2000.
The median rent in Benzie County was $250 in 1990. Median contract rent ranged
from $163 per month in Platte Township to $327 in Benzonia Township.
In late 1997, it was reported that two affordable housing projects are proposed for
the Village of Elberta. This would be close to one of the areas of job concentration
and likely within an area already served by sewer and water. They could help meet
the growing need for affordable housing in the County.
Education
The residents of Benzie County have an average educational attainment compared
to the State as a whole. School enrollment in Benzie County was 2,608 students in
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1 990. Elementary or high school enrollment was 1,928 and public school enrollment
was 96.6%. There were 66 high school dropouts in 1990 and 73 in 1 995. The rate of
high school dropouts was 1 1 .6%, which was high for the region, and above the State
rate of 7.0%. In 1 990, there were 333 persons enrolled in college. Of persons 25
years or older, 76.6% were high school graduates in 1 990, which is about the State
average. Fifteen percent of the population have bachelor's degrees or higher
education, which is about two percentage points below the State average.
There is concern among some employers that the workforce isn't sufficiently skilled,
while other employers provide training for their workers. Local schools or colleges
generally' will have the capacity to provide needed training, although providing
specialized, up-to-date equipment can be a problem.
Employment
Employment in Benzie County has improved in the last few years, reflecting an over
all improved State economy. The work force in Benzie County in 1 997 was about
7,225 persons, up 13% from 1992. See Table 2. Of this number, 6, 750 persons were
working at the end of 1997. This is 1,100 more persons than in 1992, a 1 9%
increase. Table 3 shows estimated employment in individual communities from
1 992-1997. Lake Township employment grew by 33% and Benzonia Township had
the largest total increase of about 250 persons employed.
Employment rose 37% in Benzie County between 1 989 and 1994. Leelanau,
Kalkaska and Antrim counties also had employment increases of about 30% or
greater during this period. No nearby counties had employment declines within the
same period. From 1 994 to 1997 employment rose by 8%.
The largest employers in Benzie County in 1997 were Crystal Mountain Resort,
Luedtke Engineering Company, Graceland, Inc., Mitchell Corporation and Smeltzer
Orchard Company. According to 1994 figures, Paul Oliver Hospital was also one of
the largest employers in the County. See Table 4.
Unemployment declined in Benzie County in recent years, as it has in the State. The
1997 average unemployment rate in Benzie County was 6. 70%, down nearly 6
percentage points, a 47% decline, from 1992. Unemployment rates differ throughout
the jurisdictions in the County, ranging from a low of 1.5% in 1997 in Platte Township
to a high of 17.1% in Weldon Township. The other community with a high
unemployment rate was Colfax Township, with a year-end average unemployment
rate in 1997 of 14.8%. These rates are exceedingly high compared to the State as a
whole. The State unemployment rate was just below 5% for 1 997 and for 36 months
has been below the national average. See Table 5. Appendix C of the Benzie
County Socio-Economic Trends Report presents detailed employment
information, by month, for the jurisdictions within Benzie County for the last couple of
years.
Table 6 presents employment by sector in Benzie County in 1 982 and 1992 and
Table 7 in the Grand Traverse Region Labor Market Area (LMA). Employment sector
information is no longer compiled for Benzie County by itself. Manufacturing
employment declined in Benzie County between 1982 and 1 992 by 20. 1 % (146
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jobs). It also declined in Manistee County, while it rose at varying rates in all other
northern Michigan counties. Manufacturing employment rose between 1996 and
1997 for theLMA, (23.76% for durable goods manufacturing and 5.94% for non
durable goods). There was a 45% gain in services employment in Benzie County
between 1982 and 1992. A more rapid gain, of about 100%, in services employment
was experienced between 1982 and 1992 in three counties surrounding Benzie.
Private services employment rose 7.22% in the LMA between 1996 and 1997 and
accounted for 28.33% of the workforce, the largest sector. Transportation and utility
employment declined in Benzie and Manistee counties between 1982 and 1992. It
rose 2.41% for the LMA between 1996 and 1997. Agricultural employment grew by
20 persons in Benzie County from 1982 to 1992. This increase is due, in part, to
finding ways to continue to process agricultural produce picked in the warm months
during the winter. Total wholesale employment gained slightly in Benzie County
between 1982 and 1992, yet, Manistee County and Antrim County experienced
substantial declines in this sector while Leelanau County experienced dramatic
gains. Retail trade employment rose 45% in Benzie County between 1982 and 1992.
However, much higher rates of growth in retail trade employment were experienced
in Leelanau and Kalkaska counties, and a moderately higher growth rate occurred in
Grand Traverse and Wexford counties. Manistee County experienced a lower rate of
growth in this sector than Benzie County. In the LMA, between 1996 and 1997,
wholesale trade increased 7.41%, and retail trade 8.22%. Wholesale trade
accounted for the second largest employment sector in the four county LMA, 24.09%
in 1997. Financial, insurance and real estate employment fell in Benzie County
between 1982 and 1992. This sector gained 10.78% between 1996 and 1997 in the
LMA. Construction employment grew 49% in Benzie County between 1982 and
1992, yet, higher rates of growth in this sector occurred in all other counties in the
region with the exception of Antrim and Missaukee counties, which experienced
about the same rate as Benzie County. This sector gained 4.93% in the LMA
between 1996 and 1997.
Between 1960 and 1990 there was a large increase in the percent of workers who
work outside their county of residence. In Benzie County that increase was greater
than 400%. This was also true of Grand Traverse, Kalkaska and Antrim counties.
Over 1,000 more persons worked outside of Benzie County in 1990 than in 1960.
Business leaders want to bring those jobs to Benzie County. A coordinated effort to
attract new businesses, expand existing businesses and plan for changes in the land
use and infrastructure components of increased business is needed. Elements of the
Comprehensive Plan that can foster a healthy Benzie County economy will need to
be coordinated with economic development efforts.
Many jobs are summer seasonal. Anecdotal reports suggest that the agriculture
industry in Benzie County relies on migrant labor because persons in Benzie County
do not take seasonal agriculture jobs. Business leaders would like to extend the
seasonal jobs to the other seasons. Many retired persons in Benzie County work
part time.
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Table 2
Workforce i n B enzie County Communities, 1 992-1997
total l"ercent
1992
1993
1994
1995
1996
1997
19921997
750
775
800
825
825
850
100
19921997
13%
Change Change
Community
ALMIRA TOWNSHIP
BENZONIA TOWNSHIP
1,375
1,425
1,475
1,500
1,525
1,575
200
15%
BLAINE TOWNSHIP
225
250
250
250
250
275
50
22%
COLFAX TOWNSHIP
200
200
200
225
200
225
25
13%
CRYSTAL LAKE TOWNSHI
425
450
450
475
475
500
75
18%
FRANKFORT CITY
775
800
825
825
850
875
100
13%
GILMORE TOWNSHIP
400
425
425
425
450
450
50
13%
HOMESTEAD TOWNSHIP
775
800
825
850
850
875
100
13%
INLAND TOWNSHIP
600
625
650
650
650
675
75
13%
JOYFIELD TOWNSHIP
300
325
325
325
325
350
50
17%
LAKE TOWNSHIP
175
175
175
200
200
200
25
14%
PLATTE TOWNSHIP
175
175
175
200
200
200
25
14%
WELDON TOWNSHIP
200
200
200
200
200
200
0
0%
6,375
6,625
6,775
6,950
7,000
7,225
850
13%
Benzie C o unty
Source: Michfgan Employment Secun·ty Agency
3/30/99
18
Table 3
Employment in Benzie County Communities, 1992-1997
1 otal l"'ercent
1996
1997
19921997
19921997
Change Change
Community
ALMIRA TOWNSHIP
1992
1993
1994
1995
675
725
750
750
775
800
125
1,225
1,300
1,350
1,375
1,425
1,475
250
20%
BLAINE TOWNSHIP
200
225
225
225
250
250
50
25%
COLFAX TOWNSHIP
150
175
175
175
175
175
25
17%
BENZONIA TOWNSHIP
19%
CRYSTAL LAKE TOWNSHIF
400
425
425
425
450
475
75
19%
FRANKFORT CITY
675
725
750
752
775
825
150
22%
GILMORE TOWNSHIP
350
375
375
375
400
400
50
14%
HOMESTEAD TOWNSHIP
700
725
775
775
BOO
825
125
18%
600
625
100
19%
300
325
50
18%
200
50
33%
INLAND TOWNSHIP
525
575
600
600
JOYFIELD TOWNSHIP
275
275
300
300
LAKE TOWNSHIP
150
175
175
175
175
PLATIE TOWNSHIP
175
175
175
175
200
200
25
14%
WELDON TOWNSHIP
150
150
175
175
175
175
25
17%
5,650
6,025
6,250
6,277
6,500
6,750
1 '100
19%
Benzie County
Source: Michigan Employment Security Agency
3/30/99
19
Table 4
Benzie County Major Employers, 1997
Priv ate
Number
Employed
Employer
ProductlService
Crystal Mountain Resort
Skiing/Golf/Conferences
300
Mitchell Corp.
Auto Soft Trim
140
(avg.)
Fruit & Vegetable Processing
Graceland, Inc.
240
100-150
Luedtke Engineering Co.
Marine Construction
Smeltzer's Orchard Co.
Fruit and Vegetable Processing
H.W. Jenks (two plants)
Electrical Coils
45-58
Frankfort Manufacturing
Cold Header Tooling
26-50
Printing & Publishing
Presscraft
Blarney Castle
Petroleum Products - Retail
lncoe
Plastic Mold Tooling
100
0-25
0-25
20-25
Public and Nonprofit
125
Paul Oliver Memorial Hospital
Health Care
Frankfort Elberta Area Schools
Education
67
Benzie County Central School District
Education
226
Benzie County Government
Public Service
110
National Park Service
Recreation
The Maples
Long Term Health Care
•
To be determined
3/30/99
•
109
20
Table 5
Unemployment Rate (%) in Benzie Cou nty Commun i ties, 1 992-1997
total
1-'ercent
Change
ALMIRA TOWNSHIP
1992
1993
1994
1995
1996
1997
19921997
Change
10.10
8.30
7.20
7.90
6.00
5.70
-4.40
-44%
Community
19921997
BENZONIA TOWNSHIP
10.70
8.80
7.60
8.40
6.50
6.00
-4.70
-44%
BLAINE TOWNSHIP
11.90
9.80
8.70
9.40
7.30
6.80
-5.10
-43%
COLFAX TOWNSHIP
24.60
20.90
18.70
20.10
16.10
14.80
-9.80
-40%
8.50
6.90
5.90
6.40
5.00
4.70
-3.80
-45%
CRYSTAL LAKE TOWNSHIP
FRANKFORT CITY
11.50
9.40
8.20
8.90
6.90
6.40
-5.10
-44%
GILMORE TOWNSHIP
15.80
12.90
11.40
12.40
9.60
9.10
-6.70
-42%
HOMESTEAD TOWNSHIP
10.70
8.80
7.60
8.50
6.40
6.00
-4.70
-44%
INLAND TOWNSHIP
12.10
9.90
8.60
9.50
7.50
6.90
-5.20
-43%
JOYFIELD TOWNSHIP
12.00
9.90
8.40
9.20
7.30
6.70
-5.30
-44%
5.80
5.00
4.30
4.80
3.60
3.00
-2.80
-48%
2.40
2.20
1.60
2.10
1.50
1.50
-0.90
-38%
18.00
17.10
-10.60
-38%
7.82
6.70
-5.90
-47%
LAKE TOWNSHIP
PLATIE TOWNSHIP
WELDON TOWNSHIP
27.70
23.50
20.90
22.70
Benzie County
12.60
10.48
9.16
10.02
Source: Michigan Employment Secudty Agency
3/30/99
21
Table 6
Be nzie Cou nty Employment by Sector, 1982-1 992
1 982
Sector
1992
43
Agricultural
63
Change
1982-1992
0/o
Chanc:�e
20
46.5
48.9
Construction Trades
F i nance/Insu rance/
Real Estate
280
417
137
306
284
-22
Government
597
626
29
Manufacturing
Minina
726
580
-146
-
31
-
-
Retail
670
969
299
44.6
Service
937
1361
424
45.3
Transportation/Public
115
72
-43
-37.4
36
46
4449
10
708
27.8
Utilities
Wholesale Trade
Total
3710
.
Employment total in this tab le is lower than i n Table 3 for 1 992. This may
be due to this list being an incomplete listing of sectors, thus missing
some employed persons.
3/30/99
-7.2
4.9
-20
.
1
20
22
Table 7
G rand Traverse Region Employment by Sector of Economy
1 996-1997
1997
Economic Sector
Total
Percent
Percent of
1996
1997
Change
Change
Workforce
5,575
5,850
275
4.93%
8.92%
5,050
6,250
1,200
23.76%
9.53%
2,525
2,675
150
5.94%
4.08%
Construction and
Mining
Manufacturing Durable
Goods
Manufacturing NonDurable Goods
Transportation,
Communications and
Utilities
2,075
2,125
50
2.41%
3.24%
Wholesale Trade
2,025
2,175
150
7.41%
3.32%
14,600
15,800
1,200
8.22%
24.09%
Retail Trade
Finance, Insurance
and Real Estate
2,550
2,825
275
10.78%
4.31%
Private Services
17,325
18,575
1,250
7.22%
28.33%
1.03%
Federal Government
625
675
575
600
50
25
8.00%
State Government
4.35%
0.91%
Local Government
6,650
8,025
1,375
20.68%
12.24%
59,575
65,575
6,000
10.07%
100.00%
Total of these
sectors
SOurce: 1996 data-Michigan Employment Security Agency, and 1997 data-- the Quality of
Life Index for the Grand Traverse Region: A Community Report Card, 1997.
Note: This infonnation not available separately for Benzie County.
3/30/99
23
Employment Projections
Based on data from the Michigan Employment Security Commission for the period
1 985-1995, if employment is projected for the communities in Benzie County to
2020, total employment will grow to 7,442 by 2000 and 1 1 ,694 by 2020, a 1 20%
increase over 1 990. See Table 8.
That projection may be optimistic. Michigan was coming out of a severe depression
and employment levels in 1 985 were very low. If the rate of grow1h in employment is
projected based on the 1 990 to 1 995 rate, employment will grow to 7,238 by 2000
and 1 1 ,082 by 2020, a 1 08% growth between 1 990 and 2020.
Projections by the University of Michigan Institute of Labor and Industrial Relations
made in 1 994 are far less optimistic--the projected change in employment in Benzie
County by the year 2020 will be in the range of 20 to 30%, according to these
projections. This is higher than Manistee County and not as high a rate of gain as
Leelanau, Grand Traverse, Wexford and Kalkaska counties. The total increase in
jobs for Benzie County is projected by U of M to be no higher than 2,000 additional
jobs between 1 990 and 2020 (in contrast to 5,000 new jobs projected in Table 8).
Map 1 shows the total projected change in employment in Benzie County to be in the
same range as Leelanau, Manistee, Wexford, Kalkaska and other regional counties,
with the exception of Grand Traverse County, which, as a regional employment
center, has a higher projected change in employment.
So which set of projections are likely to come true? U of M's projections rely heavily
on new employment growth occurring where there is already substantial
employment. This is based on the ready availability of a trained nearby workforce,
available land well suited for new jobs and well served by all weather highways,
public sewer and public water and close to the market it serves. These factors
support the bulk of new employment in the region occurring in and around Traverse
City. In order for the trend line created by recent increases in Benzie County
employment to come true, substantial public investment in sewer, water, roads and
related services In those communities with those services will be necessary. Safe
money would bet on a future employment level above 2,000 new jobs in 2020 but
below 5,000 new jobs. That is not to say the target should be lower. as a result, the
vision statement targets 5,000 new jobs by 2020.
While population grow1h is often related to employment growth, at least some portion
of Benzie County's employment growth will be related to population growth as more
retirees settle in the County, spurring the service sector. Initiatives will be needed to
ensure that as many of these new jobs as possible pay living wages.
An increase in tourism jobs will depend on Benzie County maintaining the
attractiveness of the natural scenery. Improving commercial and industrial jobs will
require improving the quality of public facilities and services.
3130/99
24
Table 8
Employment i n Benzie County Communities, 1985-2020
Total
2020
1990.
2020
Change
Community
1985
1990
1995
2000
2005
2010
2015
Percer.
Chang.
20 2·
1990
17
ALMIRA TOWNSHIP
447
636
825
1,014
1,203
1,392
1,581
1,770
1 '134
BENZONIA TOWNSHIP
985
1 '156
1,327
1,498
1,669
1,840
2,011
2,182
1,026
BLAINE TOWNSHIP
163
196
229
262
295
328
361
394
198
10
97
145
193
241
289
337
385
433
288
19>
CRYSTAL LAKE TOWNSHIP
313
369
425
481
537
593
649
705
336
9
FRANKFORT CITY
622
642
662
682
702
722
742
762
120
L
GILMORE TOWNSHIP
271
323
375
427
479
531
583
635
312
9'
HOMESTEAD TOWNSHIP
502
652
802
952
1,102
1,252
1,402
1,552
900
13.
20.
COLFAX TOWNSHIP
8
INLAND TOWNSHIP
332
500
668
836
1,004
1,172
1,340
1,508
1,008
JOVr'E:LD TOWNSHIP
166
251
336
421
506
591
676
761
510
20
LA.
136
152
168
184
200
216
232
248
96
6
PLATTE TOWNSHIP
114
156
198
240
282
324
366
408
252
WELDON TOWNSHIP
105
138
171
204
237
270
303
336
198
14
4,253
5,316
6,379
7,442
8,505
9,568
10,631
11,694
6,378
12
,'OWNSHIP
BENZIE COUNTY
THIS DATA COMES FROM A COMPUTER BULLETIN BOARD PROVIDED BY
Projections by Planning & Zoning Center, Inc.
THE MICHIGAN EMPLOYMENT SECURITY COMMISSION.
3/30/99
16
I
'
'
25
TOTAL CHANGE I N MICH IGAN'S
EM PLOYMENT, 1 990-2020*
Too Five:
Oakland 273,593
Kent 101 ,826
Macomb 72,834
Washtenaw 54,81 1
Ottawa 39,182
Total change
[¥111
D
20,001 or more
5,001 to 20,000
2,001 to 5,000
o to 2,000
-1 or less
Source: University of Michigan lnstftute of Labor and Industrial Relations
3/30/99
26
Property Value (SEV)
Most of the property value of Benzie County is in its residential development and that
value is growing at a moderate rate. The total state equalized value of real and
personal property in Benzie County was $660 million in 1998. This is an increase of
115% over 1991. Residential real property was by far the largest segment of real
property SEV with over $564 million in 1 998. The jurisdictions with the three largest
residential SEVs in 1998 were Lake Township with over $ 1 19 million, Crystal Lake
Township with over $105 million and Benzonia Township with over $98 million. The
next largest sectors in real SEV were commercial, with a total County SEV of over
$46 million, agricultural, with over $ 1 8 million, and industrial, with nearly $5 million in
total County SEV. Table 9 compares real and personal property SEVs for Benzie
County jurisdictions in 1981, 1991 and 1 998. In 1997, Benzie County experienced a
substantial increase, along with Leelanau and Grand Traverse Counties during this
period. Only 14 (of 83) other counties experienced as great or greater increases.
The largest taxpayers in Benzie County in 1 996 were Consumers Power Company
($5,275,444), Crystal Enterprise & Crystal Properties ($3,539,670), Farmers
Storage/Smeltzer Orchards ($2, 121 ,363) and Aux Bee Scies/Deodar/William Walter
($1,949,782). Six other top taxpayers in Benzie County are also listed in Table 10.
According to the US Census, the average value of homes in Benzie County in 1990
was moderate, compared to State averages. However, the average value of homes
in communities with large areas of waterfront properties was substantially higher.
The median value of owner-occupied homes in Benzie County was $50,100; renter
occupied homes was $41,700; and mobile homes was $21,100. The median home
value ranged from $27,700 in Weldon Township to $86,400 in Lake Township.
3/30/99
27
Table 9
Total Real and Personal State Equalized Valuation, 198 1 - 1 998
Percent
Percent
C ha nge
Change
1991-
1981-
Community
Almira Township_
Benzonia Township
Blaine Township
Colfax Township
Crystal Lake Township
Gilmore Township
Homestead Township
Inland Township
Joyfield Township
Lake Township
Platte Township
Weldon Township
Frankfort City
Total
1981
$ 15,029,335
$ 33,890,872
9,484,915
$
3, 887,454
$
$ 24, 604,246
6,473,413
$
$ 10,166,752
5 ,757,100
$
6,687,963
$
$ 26,860,030
2,692,240
$
5,558,899
$
1
4,162,400
$
$ 165,255,619
$
$
$
$
$
$
$
$
$
$
$
$
$
$
1991
1991
25,554,730
70%
64,763,200
91%
13,817,725
46%
5,561,791
43%
46,819,107
90%
9,807,734
52%
16,449,360
62%
10,662,677
85%
8,378,348
25%
60,650,953
126%
4,239,063
57%
12,582,957
126%
26,911,900
90%
306,199,545
85%
$
$
$
$
$
$
$
$
$
$
$
$
$
$
1998
64,800,000
1998
154%
122,327,975
89%
29,303,119
112%
12,354,200
122%
110, 469,594
136%
20,388,845
108%
34,873,500
112%
26,766,313
151%
16,515,060
97%
124,697,074
106%
10,009,161
136%
37,867,808
201%
48,942.408
82%
659,315,057
115%
3/30/99
28
Table 1 0
Benzie County's Ten Largest Taxpayers, 1 996
1996 Taxable
Employer
Valuation $
Consumers Power Company
Crystal Enterprise & Crystal Properties
5,275.440
Aux Bee scies/Deodar/Wm Walter
1,949,782
Farmers Storage/Smeltzer Orchards
2,121,363
Mitchell Corp. Wm. Mitchell
1,586,884
CMS Arcadia Land
1,696,938
Michigan Consolidated Gas
1 ,896,15 1
Herbert Dow/Jackobson MarinaNantage
3,539,670
991,416
Michigan Shores Senior Co-Op
1,450,251
Cherryland Rural Electric
1,653,550
Tota l
22,161,445
Source: Benzie County
3130/99
29
Benzie County Commercial and lnd.ustrial Development
Benzie County's commercial and industrial development occurs both concentrated in
and around villages and scattered along the main roads. With the exception of a few
agricultural businesses which are scattered among farming areas, most businesses
are located along or near to US 31, M 22 or M 115. See Map 2, Existing Commercial
and Industrial Land Use.
While there are two industrial parks, most industries are not in them. Industry is
primarily located in the waterfront industrial area of Frankfort and Elberta and in
scattered locations along the highways. See Map 2, Existing Commercial and
Industrial Land Use, Map 3, Frankfort Industrial Park and Table 11, Businesses
within the Benzie County Industrial Parks and Map 4, Thompsonville Industrial Park.
Commercial businesses are primarily located in Frankfort or the villages. Scattered
stores, car dealers, auto repair shops, motels, storage facilities and other types of
small businesses are located along the main highways. Most restaurants, gas
stations and specialty stores are located in or just outside of Frankfort and the
villages.
With the exception of the Lake Ann area, there is little industrial or commercial
activity in the part of the County north of US 31 from Honor to Grand Traverse
County and little in the area between Beulah/Benzonia, Thompsonville, Lake Ann
and Grand Traverse County. Much of this land is comprised of the Marquette State
Forest.
There are two strip malls in Benzie County. One is south of Benzonia and the other
is in Honor. Strip malls are developments in which several businesses are connected
and front on a common parking lot. Strip malls typically differ from a commercial
district of a village or city in that strip mall businesses generally all have a similar
appearance and are often located away from the historic community center. They
are also automobile as opposed to pedestrian oriented. The commercial district of a
village or city usually contains separately constructed buildings, each with an
individual character.
There are potentially both positive and negative effects of new commercial
development. On the positive side, new development creates jobs and provides
goods and services. On the negative side, new commercial development can be
destructive of visual and natural resources and contribute to sprawl. As a form of
new commercial development, strip malls often have a visual character unrelated to
the community at large. If properly located, planned and designed, new commercial
development can contribute to an attractive community appearance, help stimulate
business, minimize negative effects on natural resources and minimize infrastructure
costs to the community by locating close to existing development.
3/30/99
30
Table 11
Businesses, Services and Sites
Available in Benzie County Industrial Parks
.I ndustrial Park
Services
Existing Businesses
Frankfort
Industrial Park
Sewer, water,
gas, electric and
paved roads
Thompsonville
Industrial Park
Water, gas,
electric a n d
paved roads
Courville Carland,
Inc., Newberry
Plumbing and
Heating (2 sites),
Keilor Auto Repair
lncoe, Inc., Frankfort
Storage
9
Storage Company
3/30/99
Number Number
of Sites of Sites
Available,
1 998
3
11
7
Page 31
a
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Uses
and Industrial Land
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-
kfort
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a
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3/30/99
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33
Map 4
T h o m psonvi l le I n d u strial Park
Ber z'e County Comprehensive Plan
Draft Joe s and Economic Development Report
3/30/99
34
Tourism Impact on Benzie County Businesses
Benzie County is an important tourist destination, primarily during the summer
season. Attractions such as Sleeping Bear Dunes National Lakeshore, Lake
Michigan beaches, lakes, streams, restaurants and shops draw over 12,000
overnight visitors a day in high season, nearly doubling the County's population. See
Table 12 from the Seasonal Population Study of Northwest Michigan, completed in
1996 for the Northwest Michigan Council of Governments, with data for 1995.
The seasonal population is primarily made up of two components. These are the non
residents who stay in motels, resorts and campgrounds and persons who own
second homes in Benzie County and use them for vacations and weekend retreats.
While there are migratory workers who live in Benzie County during the late summer
and fall fruit harvest, their numbers were not large enough to be statistically
important in the seasonal population study.
According to the Seasonal Population Study, Benzie County has at least 2,276
overnight housing facilities of different types. These include 467 hotel/motei/B&B
rooms, 479 rooms with kitchen facilities, 1,029 campground/RV sites and 301
overnight marina slips. In addition, there are estimated to be nearly 3,500 seasonally
occupied permanent housing units. These are homes privately owned and used as
second or vacation homes. The Seasonal Population Study estimated that the daily
average of units occupied in Benzie County was 892 by 2,942 persons. see Tables
13 and 14.
The seasonal population ranged from a low of 527 persons in overnight housing in
November, 1995 to 4,711 persons in July, 1995.
The Subcommittee believes that there are not enough hotel/motel type
accommodations, especially modern facilities, in the County. There are nineteen
such resorts listed in the phone book as of 1997. Only two (Harbor Lights Motel and
Condominiums and Crystal Mountain Resort) are large facilities with over forty-five
rooms. None are national chain motels.
There are five private campgrounds in Benzie County. There are additional
campgrounds on public lands. Of eight campgrounds in Sleeping Bear Dunes
National Lakeshore, two are in Benzie County, the remainder in Leelanau County.
There are no State Park campgrounds in the County. Persons are permitted to camp
on State Forest lands, but attendance records for these are minimal. Horseback
riders are permitted to camp at "Trail Camps" along the Shore to Shore Equestrian
Trail, but these sites are not designated.
Occupancy rates were, on the average, about the same or slightly higher in Benzie
County than the average for the ten county NWMCOG region in 1995. See Table 15.
Annual average occupancy rates, in 1 996, were 52.2% for hotel/motei/B&B rooms,
37.6% for units with kitchen facilities, 20.6% for campgrounds and 6.0% for marina
overnight slips. Occupancy rates for hotel/motei/B&B rooms ranged from a low of
23.2% in November to a high of 83% in July.
3/30/99
35
There were over twenty-five restaurants with locations in Benzie County listed in the
phone book in 1 997. A portion of these stay open year round but many close for the
winter.
The Subcommittee believes that tourism should continue to be an important part of
Benzie County's economy. To do so will require protecting or improving the scenic
and natural resources of the County. It will also require continued upgrading of
tourist support businesses. This includes improving the roadside appearance of
buildings and signs and attracting name motels.
3/30199
Table 1 2
Permanent and Seasonal Popu lation i n Northwest Michigan Counties by Month
JAN.
FEB .
iR!M COUNTY
I
Permanent population
I
I
20,257
20,257
Second home population
1 ,434
1 . 434
Overnight
1 , 080
1 ,3 1 9
TOTAL
I
Percent seasonal
I�ENZIE COUNTY
1
�
11%
1 3 . 660
If
P ercent seasonal
1 2%
""'j
2, 1 04
991
23,352
13
I
Permanent pooulation
Overnight
TOTAL
Percent seasonal
MAY
JUNE
JULY
AUG.
SEPT.
OCT.
NOV.
DEC .
20.257
20,257
20,257
20,257
20,257
20,257
20,257
20.257
20 . 257
2 . 1 04
1 0 , 1 69
1 0 , 1 69
10,169
2,836
2,836
1 .434
2,202
2,530
1 ,732
2,836
32.628
32,956
2�.825
2, 1 04
478
1 , 845
1 .9 1 4
22.838
24,206
32,340
11%
1 6%
3 7.
38%
39'b
1 ,4 29
24,523
1 891
1 7%
71 6
23.809
1 5 'b
1 .792
23 ,4 83
1 4"<
ANNU�
AVG .
20.25
4,
t
:J
s;:
25.B9
<-
1 3 .660
1 3 .660
1 3 , 660
1 3, 660
13,660
1 3.660
1 3,860
1 3, 660
1 3,660
13.6C
1 , 815
1 ,81 5
7,202
7,202
7 ,202
2,009
2,009
1 .0 1 6
3.0'
1 ,299
1 ,330
863
598
1 ,406
2,695
4,990
4.83 �
3 , 050
2,009
1 5,975
1 6, 0 0 6
1 6,337
, 6,073
1 6, 881
23,557
25.853
25,69 4
1 8, 7 1 9
1 4%
1 3 , 660
1 5%
" 'roJ
16.
!/CHARLEVOIX COUNTY
l1
APRI L
1 , 61 5
Overnight
I
23,01 a
I
1 . 01 6
1 ,0 1 6
TOTAL
'
zz.no
MARCH
36
23,052
23,052
23.052
1 ,237
1 . 23 7
1 ,490
1 ,130
996
1 . 240
25,41 9
25,285
25,782
9%
9%
1 5%
I
j
I
1 1 %.
23.052
� ,490
19%
47%
23,052
23 , 052
23 , 05 2
1 . 490
8,771
8,77�
524
1 ,046
25.066
25,588
8%
42�
1 0%
i ,886
33 , 709
32%
3 , 586
35.409
35 ':-t.
47 %
23,052
8.77�
3 , 699
35,522.
35%
1 , 73 8
1 7,407
27%.
22%
538
1 ,01 1
2.c::
1 6,206
1 5 .686
1 8.5£
1 6%
13%
-
23.052
23, 052
23.052
2,446
2,446
1 ,237
2. 05 7
1 ' 1 75
565
989
1 . 5-
27.556
26.673
26,063
25.278
28 : .
23,052
2 A4 6
1
1 6%
E M M ET COUNTY
1 4%
1 2%
9%
23.C:
3 . -! -:
'
1
27,352
27,352
27,352
27,352
27,352
27,352
27,352
27, 35 2
27.352
�
27,352
27,352
27 ,352
1 ,35 0
1 , 350
1 ,9 80
1 ,980
1 ,980
9,572
9,572
9,572
2,670
2,670
2,670
1 ,350
3,89
Overnight
2,344
2,477
1 ,571
969
2,296
4 , 1 70
7,993
7,1 50
4.247
2,367
976
1 ,934
3.2"2
3 1 ,045
31 ,178
30,904
30,301
31 ,628
41 ,094
44,917
44,074
34,268
32,389
30,998
30,636
�
TOTAL
Percent seasonal
1 2%
1 2%
RAND TRAVERSE COUNT
70,869
70,869
1 , 045
1 , 045
Overnight
2,868
1 ,003
74,782
72,917
TOTAL
Percent seasonal
5%
3%
.-ALKASKA COUNTY
11%
�··j
1 0%
1 4%
33 °
39%
38%
70,869
70.8C
2,067
1 , 045
3,0"
1 1 ,381
7,726
5,708
2,958
3,092
89,663
80,662
78,645
75, 895
75, 006
7, 41 3
3 ,71 7
3,987
6,088
7,345
1 3,034
76,120
76,390
78,491
85,626
9 1 ,31 6
70,869
21 %
1 2%
1 0%
7%
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
1 6,969
938
938
2,228
2,228
2,228
5,505
5,505
5,505
2,253
2,253
2,253
938
Overnight
1 88
225
138
1 23
336
487
702
669
436
268
232
255
1 8,095
1 8, 1 31
1 9,335
1 9,320
1 9 ,533
22,960
23,176
23,143
1 9 , 657
19,490
1 9,454
Percent seasonal
6%
6%
12%
1 2%
1 3%
26%
27%
27%
14%
13%
13%
5,7.:.
79, 6:::
6%
TOTAL
2
70,869
7,413
22%
34 ,45
2,067
70,869
7,413
1 7%
11%
70,869
70,889
1 , 534
1 0%
12%
2,067
70,869
1 , 534
7%
1 6%
70,869
70,669
1 , 534
7
20%
27.35
1 8, 1 62
7%
1 6,95
2, 7 :
3:
20,C:
'
LEELANAU COUNTY
1
�
Overnight
TOTAL
Percent seasonal
1 8,502
1 6,502
1 8,502
1 8,502
1 8,502
1 8,502
1 8, 502
1 8,502
. 1 8,502
1 8,502
18, 502
1 8,502
1 8, 5 ::
1 ,390
1 ,390
1 ,870
1 , 870
1 ,870
1 0,937
1 0,937
1 0,937
2,750
2,750
2,750
1,390
4,2:
384
509
294
235
780
1 , 685
3 , 824
3,661
1 , 688
813
217
340
20,277
20,401
20,867
20,607
21 , 1 5 2
3 1 ' 1 24
33,263
33, 1 0 1
22,940
22,065
21 ,469
20,233
9%
9%
1 0%
10%
13%
41 %
44%
44%
1 9 91
1 6%
14%
9%
MANISTEE COUNTY
22,815
22,815
22,815
22,815
22,815
22,815
22,815
22,815
22,815
22,815
22,815
22,815
875
875
1 ,468
1 ,466
1 ,468
6,605
6,605
1 , 979
1 , 979
1 , 979
875
Overnight
1 66
206
13 0
445
1 ,51 a
6,605
2,074
5,009
4,866
2,248
1 ,076
293
1 84
23,856
23,896
24,413
24,727
25,801
3 1 ,494
34,429
34,286
25,869
25,086
23, 874
�
TOTAL
Percent seasonal
4%
5%
M ISSAUKEE COUNTY
1
�
Overnight
TOTAL
Pe�cent seasonal
1 3,522
1 3,522
849
649
76
87
1 4 ,246
1 4,25 8
5%
5%
WEXFORD COUNTY
1
�
28,686
28,686
7%
""J
1 ,360
28%
1 3 , 522
1 3, 522
1 3,522
13,522
1 3,522
13,522
3,807
3,807
1 ,558
1 , 558
1 ,558
849
952
390
99
84
62
1 5, 470
1 5 , 1 79
1 5 , 1 43
1 4,233
320
792
1 , 079
14,936
1 4 ,933
15,201
1 8, 1 21
1 8,408
9%
28,686 1 28,686
J
11%
25%
28,686
28,686
28,686
28,686
, ,386
1 , 386
577
4,949
3,6C3
2 ,387
1 ,4 04
1 ,386
473
487
37, 023
35,677
32,459
3 1 ,477
30,545
29,750
1,210
1 , 773
2,487
29,604
30,365
30,413
3 1 , 669
Overmght
TOTAL
P�ro:Ant sea�anol
1 0,5 1 0
9,981
276, 1 7�
7%
a
8,493
274,667
7%
255,684
1 7,059
9, 4 68
282,2 1
t
9%
255,684
1 7, 059
7, 927
260,869
9'b
9%
34, 561
1 7%
23%
20"<>
12%
9%
6%
2 1 , 954
17,408
25,534
47,367
25,960
1 6,077
7, 032
303,598
293 , 7 1 5
284,689
376,421
3�%
372,397
3�%
1 6%
1 3%
28,6
L e..
� .�
J• .�
4%
3C. -
2 1 ,954
28"'
1 5, 7
2 5 5 . :':
255 , 6 84
73,370
354,588
� , 83"
1 0, 5 1 0
255,684
73,370
1 2%
1 3,5-
255 , 684
255,684
73, 3 70
290, 1 50
1 .5
27.:·
21 ,954
255,684
1 7,059
43, :)43
2.7.::
255,684
255,684
255, 684
22, 8
5%
3,388
51 7
1 0,5 1
11%
28,686
1 ,2 1 0
255,684
11%
3,388
469
255,684
13%
28,686
1 ,2 1 0
26%
28,686
341
6%
18,281
28,686
577
6
27%
'
4%
3,807
447
3%
9%
1 3,522
577
3%
12%
1 ,3 6 0
29 ,7 1 0
1 6%
1 3,522
51
9
33%
1 , 360
Overnight
TOTAL
34%
1 3,522
3,388
Percent seasonal
�
1 2%
55
NWMCOG REGION
1
8%
27, 04 1
1 ,2·:
23,9.;
1 0%
1 0 , 1 47
276,341
7%
1 9. :
305 .:.
37
Table 1 3
Number of Over night Housing Facilities by Type by County, 1 995
Camp-
B&B
Hotei/MoteV
COUNTY
Antrim
Benzie
Charlevoix
Emmet
Gd Traverse
Kalkaska
Leelanau
Manistee
Missaukee
Wexford
Kitchen
Facilities
684
383
RV Sites Marina Slips
ground
474
467
479
1 029
3477
252
2181
1 094
2078
1 82
494
65
304
566
9797
19
2431
607
90
81 0
253
552
120
62
Overnight
.
2528
117
710
307
773
80
'1 749
429
1 420
1 0496
3/30/99
1618
2276
371
1 285
346
.
77
301
TOTAL
112
98
0
0
1 463
4164
6022
1 709
2574
581
2005
24187
38
Table 1 4
Estimated Owner Occupied Days in Seasonal U nits
I
County
Antrim
Benzie
Charlevoix
Emmet
Grand Traverse
Kalkaska
Leelanau
Manistee
Missaukee
Wexford
REGION TOTAL
I
{Sep-Nov)
Fall
78,208
5 5 , 392
{Dec-Feb)
Winter
39, 1 04
Spring
{Mar-May)
5 8 , 6 56
36,808
55,21 2
266,858
1 ' 1 85
62, 1 1 8
1 5 3,468
831
28,504
42,756
37,920
5 2, 1 40
37,905
50, 5 92
6 2, 1 1 8
25,578
54, 5 6 0
23,870
40,920
38,233
1 5,743
33,735
605,390
1 , 259
200,796
57,008
42, 959
283,504
Units
4 1 , 544
33,728
7 5 , 840
{June-Aug)
Daily Average
27,696
67.456
7 3, 6 1 6
S u mmer
1 7,689
286,640
475,578
244, 528
206,654
892
1 , 086
People
4, 1 5 4
2,942
3, 583
3 ,9 1 0
918
3,028
304,920
1 , 290
4,257
1 06, 1 34
561
1 ,851
1 84,1 40
94.458
2,045,460
3/30/99
83 1
499
9,351
2,742
2,744
1 , 647
30,858
39
Table 1 5
Calculation of Estimated Population i n Over night Accommodations
JAN
FEB
62.3%
74.0%
MAR
APR
MAY
40.8%
23.5%
35.7%
JUNE
JULY
AUG
BENZIE COUI'TV
�"fEL/I'V10TEUB&B ROOMS
OCCUPANCY RATE
ROOMS IN ALL
ESTAB.
EST. OCCUPIED: ALL
MULTIPLIER
ESTIMATED POPULATION
UNITS (KITCHEN FACILITIES)
OCCUPANCY RATE
467
291
467
346
467
191
467
239
2.0
2.0
2.0
1 08
2.0
2.0
240
467
244
693
552
454
217
48a
488
37. 1 %
33.4%
25.1 'l'<
15.8%
24.2%
47.3'l'<
7a.4%
ee.o,.-o
479
479
479
479
49.5%
38.3%
1 5 .0%
27.6�l
37.6°'c·
1 20
4.0
76
4.0
116
227
337
237
183
464
906
1 2.9%
3 1 .6%
1 029
1a29
133
479
OCCUPANCY RATE
0.1%
0.0%
0.0%
1.1%
1 a29
1 029
a
1
0
1 029
11
4.a
1 265
73.4% 73. 1 %
479
479
4.0
72
4.0
132
948
734
287
529
37.8%
14.0%
0.9%
0. 1 �
4.0
1 8a
4.0
720
20.6%
752
389
3.6
3.6
1 1 71
2719
2708
1400
519
14.7%
13.4o/
3.a%
0.0%
a.O'l'.
6.0%
301
301
301
3a1
9
a
a
3.6
3.3%
1 1 .6%
12.6%
13.2%
301
3a1
3a1
301
a
0
10
35
38
3.6
301
4a
44
1 029
3a1
4a
1 029
4.0
479
755
301
0
479
2.0
325
0.0%
301
479
2.0
1 029
301
0.0%
SUPS IN ALL ESTAB.
2.a
1 029
a.O%
OCCUPANCY RATE
316
1349
478
a
479
4.0
41
0
3.6
2.0
4.0
3.6
3.6
4
1 029
4.0
2.a
3.6
3.6
POPULATION
227
52.2%
775
303
r-oTAL ESTIMATED
276
467
478
481
5 1 .4%
467
333
64a
MULTIPLIER
23.2%
467
219
71 1
EST. OCCUPIED: All
48.6%
467
381
ESTI MATED POPULATION
MARINA OVERNIGHT SUPS
347
59.1%
691
4.0
467
582
4.0
EST. OCCUPIED: ALL
388
74.2%
D EC
2.0
1 60
MULTIPLIER
467
NOV
2.0
1 78
ALL SITES: ALL ESTAB.
83.0%
OCT
2.0
EST. OCCUPIED: All
FAMPGROUND SITES
467
1 67
479
MULTIPLIER
51 .2%
110
479
UNITS IN ALL ESTAB.
467
I ANNUAL
SEPT I
144
3.6
1 029
9
3.6
33
1 029
' 1 a29
1
212
4
763
3.6
3.6
18
3.7
3.7
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3/30/99
3.7
40
LOCATING BUSINESSES IN BENZIE COUNTY
Benzie County has a mix of industrial and commercial businesses. Business growth
is important in providing new jobs and adjusting to changing market conditions.
Some industrial facilities are clustered in industrial zones while others are scattered
throughout the County. A few agriculture-related industries have facilities located in
agricultural areas, close to where the produce is grown. Commercial, retail
businesses are generally located in the population centers, although a few retail
establishments are scattered throughout the County.
Site availability
Sites for new industries are available in Benzie County. There are. two industrial
parks in Benzie County, one in Frankfort and the other in Thompsonville. While a few
sites are unbuilt in Frankfort, several unbuilt sites in the park are not currently for
sale, due to long-term speculative intent. In Frankfort, business owners still have the
opportunity, and are taking it, of building on abandoned industrial sites that are not in
an industrial park. Most of the Thompsonville Industrial Park sites are still available.
There have been inquiries regarding sites there over the years, but only two have
been purchased and only one storage facility built.
Infrastructure Availability
Sewer and water service is available in the Frankfort area, but is a limiting factor in
the Thompsonville industrial park, in the Thompsonville area in general, and in the
areas surrounding Benzonia and Beulah. See the Community Facilities and Services
Report. There has been past interest in the Thompsonville industrial Park by
businesses not requiring public sewer. However, all but one of these business starts
have not materialized.
Marketing of Business Expansion into Benzie County
Four organizations have at least some involvement in economic expansion in Benzie
County. These are:
•
The Traverse Bay Regional Economic Development Corporation. This is a
regional organization that promotes business in a multi-county area, including
Benzie County. However, most of the new business promotions have occurred in
Grand Traverse County.
•
The Benzie County Economic Development Corporation. This organization
specifically targets Benzie County. Currently, its efforts are geared to the
expansion and retention of businesses already in Benzie County. They have
been able to get loans for existing businesses.
•
The Benzie County Chamber of Commerce promotes local business.
•
The Frankfort Chamber of Commerce promotes local business and has
developed a marketing tool for business location in Benzie County.
Subcommittee members believe there is a perception that there are few sites
available for new businesses to locate in Benzie County. This may be due to a
combination of factors. One is that only the Frankfort Industrial Park has unbuilt sites
with both sewer and water available. The other factor is that interested entrepreneurs
3/30/99
41
have had purchase offers for the remaining Frankfort Industrial Park refused. As
discussed above, other sites in Frankfort and elsewhere in the County are available.
As of 1 997, the Frankfort Chamber of Commerce had assembled information sheets
on 21 available commercial or industrial properties within the County. Many of these
were within the City of Frankfort, the Villages of Beulah, Benzonia or Honor and the
remainder were along major roads near those communities. See Map 5 for other
areas already zoned light industrial and areas the Subcommittee proposed for light
industrial zoning. Note that the total area in existing industrial zoning, existing
industrial parks or areas proposed for industrial zoning is small. This reflects the
estimate that existing, vacant industrial zoned areas and vacant, existing industrial
buildings/sites are sufficient to meet the needs of the Benzie County economy for
several decades into the future. The Subcommittee believes that the areas already
zoned light industrial are not sufficient to meet future needs, but that with the addition
of the proposed areas on Map 5, future needs could be met. Most, but not all areas
currently zoned light industrial are utilized.
A few businesses are reported to have not been able to expand or locate in Benzie
County due to problems with the site or lack of infrastructure. There are no records
of how many. Many light industries in Benzie County exist without public sewer and
water. They do so with wells and on-siie septic systems and are some of the
scattered sites marked industrial on the existing Land Use Map and on other sites
not so identified. (An update of the existing land use map would help planning
commissions understand the extent of light industry in Benzie County. The scattered
sites are not always easy to interpret from photographs, and may require an updated
windshield survey). The opportunity for light industries to locate outside of urban
service areas does allow for some level of business growth. However, not all
potential businesses can operate without public sewer and water and there will be
concerns for groundwater protection, sprawl and destruction of scenic quality if this
practice expands.
The Frankfort/Benzie County airport has been mentioned as a possible location for
new businesses. Recent upgrades in the airport have somewhat expanded its use
and renewed interest in it. There is no public sewer and water in the area of the
airport and its elevated topography may make it difficult to provide such service.
Appearance of the community is certainly a factor in both business success and the
attraction of new businesses. The Design Michigan group made some
recommendations for improving the appearance of Frankfort. Walk-in business in the
downtown Frankfort area was reported to be the best ever in the summer of 1 997.
Some improvements have been made. The marina area has a finished appearance.
Harbor Lights Motel and Condominiums have increased the number of units. The
uncertainty is how additional appearance improvements will affect the tourism
business. Will it expand that sector or will improvements merely retain Benzie
County's share in competition with other regions?
Land use relationships involving businesses and other uses are shown in Figure 2.
Zoning addresses the compatibility of land uses through location standards, which
attempt to separate incompatible uses and by requiring such ameliorating
3130199
42
approaches as buffers (landscaping, berms, fences, setbacks, etc.) when
incompatible uses are difficult to separate.
A problem with separating land uses is that it then becomes difficult to get from one
use to another when it is desired to do so. For example, the farther apart residential
districts are from industrial businesses, the more time-consuming it is for workers to
get from home to their jobs. As a result, location decisions need to be carefully
planned.
Figure 2 also illustrates the need to look at how different land uses are developed.
An industrial development does not have to be intrusive in the landscape if it is
screened by dense, native vegetation. A community can diversify from primarily
tourist based to one with expanded industry without destroying the scenery that
draws the tourists. There are two real-life examples not far from Benzie County.
Along M-115 both the Wexford County Road Commission building and a private
industry near Mesick are set back behind stands of existing vegetation. Both facilities
provide jobs without harming the natural visual character of the community. Similar
design solutions can be applied to commercial and residential development and to
public buildings. See Figure 3.
The location of new jobs will be important. The closer jobs are to where people live,
there is less cost workers and more time they can have with families. Also, there is
less wear on roads and less traffic congestion.
3/30/99
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Map 5
Existing and Proposed
Industrial Areas of Benzie County
1.
2.
Frankfort Industrial Park
Thompsonville Industrial Park
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PLI
Areas Zoned Light Industrial
Proposed Areas for Light Industrial
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Page44
Map6
Proposed Public Services Districts
in Benzie County
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Page 45
F i g u re 2.
Potential Lan d Use Relationships in Benzie County
Inappropriate land use relationship
(Too close, no buffer and contamination risk)
More appropriate l a n d use relationshi p
(Greater distance, lower risk industry and buffer)
Most appropriate land use relationshi ps
(Greater distance, buffers, mor e compatible adjacent uses
and use of vegetation to preserve Benzie County character)
3/30/99
,
,
Page
Figure
46
3.
Choices of Roads ide Views o f L a n d U s e s i n Benzie Cou nty
Vi s u a l C h aracter not S u p portive of Benzi e C o u nty's S c e n i c Quality
(Open look, a few ornamental trees)
Visual Character M ore Supportive of Benzie County's Scen i c Quality
(Greater setbacks, buffers, and use of vegetation to preserve Benzie County character)
Vegetation retained or planted
3/30/99

Untitled - Benzie County

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