CITY OF SOUTH HAVEN MUNICIPAL PLAN

Transcription

CITY OF SOUTH HAVEN
MUNICIPAL PLAN
Prepared by:
City of South Haven Master Plan Review Committee
with the assistance of the
Planning Commission
&
City Council
August 2004
City of South Haven 2004 Municipal Plan
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City of South Haven
Dale M. Lewis, Mayor
Kevin P. Anderson, City Manager
Paul VandenBosch, Assistant City Manager
Kathleen Staton, Zoning Administrator
Master Plan Review Committee
Planning Commission
Forest Austell
Don Bemis
Marc Bertorelli
William Bradley
James Glas
Steve Goforth
Dennis Lewis
Ken Manley
David Varney
City Council
William Bradley
Larry King
Gene Ladewski
Dale Lewis
Dan Mezak
Scott Smith
Tim Stegeman
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Chapter One
Introduction
PLAN PURPOSE
The purpose of this Municipal Plan is to guide policy and decision making for all future
land and infrastructure development decisions within the City of South Haven. Within
the Plan, key planning issues are identified; community character is described; goals,
objectives and policies are outlined; existing and future land uses are described and
mapped; public facility standards are established; visual character improvements are
identified and specific implementation measures are recommended.
This Plan is adopted pursuant to the authority of the Municipal Planning Act, PA 285 of
1931. This Act provides for the preparation of a "municipal plan" to promote community
health, safety, and welfare through planning for the proper use of land and resources
and the provision of adequate public facilities and services. The City of South Haven
Municipal Plan is prepared as a foundation for, and depends primarily on, the City's
zoning ordinance, subdivision regulations, and capital improvement program for its
implementation. Although this Plan states specific land use and development policy and
proposes specific land use arrangements, it has no regulatory power. The land area
covered by this Plan extends beyond the boundary of the City of South Haven pursuant
to the authority of the Municipal Planning Act, just as the 1995 Plan did (which this
document replaces). However, the City has no regulatory land use authority beyond the
City limits and any land use change consistent with this Plan beyond the City limits is
dependent on mutually supportive action by Casco Township or South Haven
Township.
All proposed future land uses and policies presented in this Plan were developed based
on a blending of the natural capability of the land to sustain certain types of
development; the important natural functions played by unique land and water
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resources in the area; the relative future need for residential, commercial, and industrial
land uses; the existing land use distribution; the relationship of undeveloped lands to
existing community character; and the desires of local residents and public officials as
expressed through interviews, town meetings, and public hearings.
This Plan is intended as support for the achievement of the following public objectives,
among others:
•
to protect public health, safety and general welfare;
•
to conserve and protect property values by preventing incompatible uses from
locating adjacent to each other;
•
to protect and enhance quality of life in the City's neighborhoods and business
areas;
•
to protect and preserve the natural resources, unique visual character, and
environmental quality of the area;
•
to maintain and enhance employment opportunities and tax base of the area;
•
to promote an orderly development process which is paced in coordination with
the City's ability to provide services and which permits public officials and
citizens an opportunity to monitor change and review proposed development in
a reasonable manner; and,
•
to provide information from which to gain a better understanding of the area and
its interdependencies and interrelationships, and upon which to base future land
use and public investment decisions.
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PLAN CONTENTS AND HOW TO USE THE PLAN
There are three critical components to using this Plan as a decision making guide. First,
are the goals, objectives and policies in Chapter Six. These are based on public input
and reflect where citizens want their community to be over the next twenty years. The
condition of the community now, and recent trends of population size, age and other
characteristics, as well as economic, infrastructure and natural resource conditions form
the foundation for planned change of the community. These trends and conditions are
discussed in Chapters Two through Five prior to the goals, objectives and policies. The
future land use map, public facilities plan and associated descriptive information
presented in Chapter Seven and Chapter Eight comprise the second set of critical
components. Third, are the implementation strategies found in Chapter Nine.
This Plan is presented to help all elected and appointed officials to make difficult
choices between competing interests and to serve as a guide for decision making. It is
anticipated that this Plan will be consulted in the following situations:
•
Review of rezonings, variances, and special use permits: Applications for
rezonings, variances, or special use permits should be evaluated not only in
terms of specific zoning ordinance standards, but also in terms of how well the
proposed action would help attain the goals and objectives of this Plan and fulfill
its policies.
•
Public improvement projects: All future public improvement projects, including
the construction of new facilities, utilities or buildings, should first be reviewed by
the Planning Commission for consistency with this Plan, pursuant to PA 285 of
1931. In particular, such projects should be reviewed to determine consistency
with the goals, objectives and policies in the Plan, and whether they support the
planned future land use pattern in the City, as set forth in this Plan.
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•
Review of land subdivision and lot splits: The subdivision of land and
associated lot split activities has potentially profound impact upon the character
of a community and future public service needs and tax burdens. This Plan
provides policies to assist the Planning Commission and City Council regarding
decisions about the appropriateness of proposed subdivisions and lot splits, and
the adequacy of public services to address the increased demands associated
with these subdivisions and lot splits.
This Plan is a specific visible statement by the City regarding the intended future
character of the community and strategies to assure that character. As a format and
tangible document, this Plan is intended to instill a sense of stability and direction for
City officials, City activities, and South Haven citizens.
PLAN PREPARATION
The Planning Process
The 2004 City of South Haven Municipal Plan is the result of work by a Master Plan
Review Committee who reviewed the 1995 Municipal Plan and updated that plan to
reflect changes to the city since that time and better reflect the future of South Haven.
The planning process used in developing the 1995 City of South Haven Municipal Plan
included a combination of Planning Commission meetings with attendance by members
of the City Council, computerized mapping, data analysis, consideration of alternative
development options in various parts of the City, consultation with representatives of
adjoining Townships and four Town Meetings. The Planning Process is represented
graphically in Figure 1-1.
At the first Town Meeting, an overview of current economic and demographic trends
and issues was presented, and a "futuring" session was conducted in which citizens of
South Haven were asked to visualize South Haven 10-20 years in the future as they
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wanted it to be. This resulted in citizens articulating their vision and desires for their
community. Key
issues which surfaced during this Town
Meeting included the preservation of the City's
small town resort and residential character,
open spaces, and natural resources. The
combined results of the futuring session, an
analysis of economic and demographic trends,
and mapping analysis, were used to determine
the issues to be addressed by the Municipal
Plan.
Draft goals and objectives were developed
from the public vision statements generated at
the first Town Meeting and were presented for
public feedback at the second Town Meeting.
Following refinement of the goals and
objectives with input from the Planning
Commission, Council and local citizens, future
land use and improvement options were
developed for each area of the City. These
were expanded and refined with Planning
Commission and Council input. They were
presented at the third Town Meeting where
additional refinement suggestions were
offered.
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The draft 2004 Municipal Plan was prepared and refined with input from the Planning
Commission and City Council. The draft Plan was presented to the public at a public
hearing in October 2003 following which it was forwarded to City Council for adoption.
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Chapter Two
Community Character
INTRODUCTION
The character of a community creates its visual identity. It is made up of land forms, the
types, use and styles of its buildings, the pattern of its streets, signs, vegetation and
natural and cultural landmarks. A desirable community character is important to citizen
satisfaction and to business success. The Municipal Plan and related regulations are
created in part to protect and improve community character.
Areas with similar visual characteristics in South Haven are identified on Map 2- 1. As
future guidelines, policies or ordinances are developed to address visual character, their
application should be directed to those similar areas shown on the map.
SMALL TOWN SETTING
The South Haven Planning Area is made up of the City of South Haven (Photo 1), a
small scenic town in southwestern Michigan. It is ringed by small scale commercial and
industrial development along the Blue Star Highway, and by I-196, an interstate
highway, beyond which is a largely rural area of farms and scattered residential
dwellings. The City of South Haven is primarily residential, with few buildings taller than
two stories (Photo 2), a few commercial areas in strips and pockets along the major
streets, and a concentrated older downtown. The downtown is located near the
waterfront of the Black River, which flows through the City and out into Lake Michigan
(Photo 3). South Haven stretches along the Lake Michigan shore with public beaches
and homes as the principal uses of land. Many boat slips occupy the shoreline along the
Black River. The City has a rich history as a small resort and fishing town and this
remains the focus of its identity. The region is also known as an agricultural area and
South Haven annually hosts a summer Blueberry Festival.
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WATERFRONT/RESORT
The waterfront area of South Haven exhibits some of the typical character of a
waterfront resort. Boat slips line the riverfront (Photo 4), there are sightseeing and
fishing boats (Photo 5), and the architecture of a few of the buildings reflect a nautical
theme. From most locations along the River, it is possible to only glimpse portions of the
waterfront at one time. More expansive views are available from the marina on the
south bank, from the overlook on the riverfront retail complex, and from the drawbridge
on Dyckman Avenue.
Bed and breakfast and other resort establishments line both sides of the street along
the Lake Michigan shoreline north of the River and many have names or theme signs
associated with the shore (Photo 6).
Lake Michigan is visible from the streets on the high bluff along the shore south of the
River, at least for a short distance. North of the River, the lake is visible only from
homes, resorts and from parking lots. Since only occasional views of Lake Michigan are
available, South Haven tends to be more of a destination resort, where people have to
stop for a period of time to enjoy the amenities, rather than to simply drive through the
town.
The architecture along the shoreline varies from styles of the nineteenth century and
early twentieth century to post World War II and contemporary. There are both very
large and more modest homes along both the north and south shorelines. The north
segment shows a wider variety of styles, reflecting more recent building activity.
The shoreline segment north of the Black River is South Haven's Lake Michigan resort
area. Many rental units are located there as well as several beach access points. It is
also necessary to drive to this side of the river to access the boat slips along the north
side of the river. The south shoreline is more uniformly neighborhood residential with
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few resort properties, but there are an increasing number of homes being used for
weekly rental.
DOWNTOWN BUSINESS/RETAIL CENTER
The downtown is located in an area of about eight blocks, beginning about one block
from the waterfront. Buildings range in age from the nineteenth century to 2003 (Photo
7). A new, commercial and residential complex on Phoenix Street (Photo 8), and a new
housing complex between City Hall and the River were under construction in 2003.
There are shops and restaurants and a movie theater downtown. Most of the buildings
in the central business district (CBD) are two to three stories high. Many have ornate
brick facades. Several have more recent facade coverings (Photo 9). The City Hall was
constructed in 1973 and the Post Office in 1933. At the periphery of the CBD is a
portion of an abandoned fruit canning facility, comprised of two buildings with an
industrial appearance. These were more recently the location of a furniture store and
warehouse.
There is a large parking lot in the rear of the stores along Phoenix Street (Photo 10).
The combination of municipal parking lot, the parking lot for the furniture store and the
street that serves them both is a very large expanse of pavement. A farmer's market
sets up in the parking lot on Wednesdays and Saturdays. The municipal parking lot is
scheduled for major renovations in 2004 including a landscaped promenade and space
for a temporary ice skating rink operated by the Downtown Development Authority open
from November through March.
Phoenix Street had a recent upgrade, with street trees, planters, benches, traffic control
islands (Photo 11) and a small park created across from the City Hall (Photo 12).
Signs in the CBD vary in materials, style and sophistication (Photo 13). There are
simple professionally painted signs, character signs designed to convey the nature of
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the business through its form or materials and hand lettered signs that announce sales,
the day's menus or business hours.
The CBD is located separate from the waterfront. This is due, in part, to the difference in
height. The founders of the City probably found the tops of the bluffs safer from spring
floods, and the riverbanks were the most likely place to handle logs in the lumbering
boom. The CBD is many feet higher in elevation than the riverfront area. In addition, few
buildings in the CBD face the waterfront. Generally, the backs of buildings of the CBD
face the River. The CBD is about a quarter of a mile from Lake Michigan. However, the
Lake is visible from the west end of the CBD.
NEIGHBORHOODS
There are several distinct residential neighborhoods in the City of South Haven. These
are generally divided by natural features, such as the Black River; by major streets,
such as LaGrange/Broadway Street and by land uses, such as industry or the beaches.
With a few exceptions, South Haven neighborhoods are generally comprised of singlefamily homes on tree-lined streets laid out in a grid (Photo 14). The exceptions to the
tree-lined street image are the section of smaller homes between the Elkenberg
industrial park and the High School and the north beach area where multi-family, rental
and resort developments have been built more recently, and trees have yet to become
well established.
The largest residential neighborhoods are south of the River, and stretch from Lake
Michigan to the Blue Star Highway. The section west of Broadway is the older
neighborhood. Houses are more varied in age and style in the area east of Broadway.
Here the street pattern does not closely follow a grid, and sight lines along streets are
shorter. Many of the houses are two-stories high, and date from the early to mid-part of
the twentieth century.
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The shorefront neighborhoods are located both south and north of the River mouth.
Immediately south of the River, there is a small group of houses with views from the
high bluff overlooking Lake Michigan and the public beach. Access to the public beach
passes through this neighborhood. South of these homes, there are no houses on the
lake-side of the street. The public can get good views to Lake Michigan here, and
people park along the road to go to the beach and avoid paying the parking fee. South
of this open area, there is another lakefront neighborhood. These homes are less visible
from the road than other shoreline neighborhoods. The area is generally wooded, and
the road is farther from the shore. Homes range from average size to very large in this
neighborhood, reflecting the lakefront premium. A new subdivision was being built at the
south end of this area in 2003. The north beach neighborhood stretches from the mouth
of the Black River north to the City limits. The southern end of this neighborhood is a
dense mix of resort-related rental complexes, bed and breakfasts, restaurants, and
houses of varying size. This neighborhood straddles North Shore Drive. It includes the
homes on the hill overlooking the River, next to Stanley Johnson Park, and the
apartments and homes across the road from the park. Farther north along North Shore
Drive from Dyckman Avenue, the strip between the road and the shore becomes
narrower, and the neighborhood becomes less dense. Many homes on both sides of the
road have broad lawns and scattered trees. This neighborhood character extends
beyond the City limits, gradually becoming more wooded.
THE BUSINESS COMMUNITY
While there is a concentration of businesses in the CBD, retail commercial, financial and
service establishments line LaGrange/Broadway Street both adjacent to the CBD, and
along the streets southeast to the Blue Star Highway. Concentrations of commercial
development occur on Phillips Street and LaGrange Street near the High School and
Aylworth Street. Most of the establishments serve regional clientele. There are few
businesses catering to the local neighborhood. This makes South Haven an automobile
dependent community. Commercial concentrations are located at the east end of
Phoenix, along Broadway and Blue Star Highway. Most of this commercial development
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was built in the past four decades, in contrast to the character of the older part of the
CBD. These establishments are typical of strip commercial areas in many parts of
Michigan and the nation, and have no special character linked to South Haven.
There are scattered commercial establishments along Blue Star Highway, although the
land use is generally light industrial. The Blue Star Highway is one of the regional roads
by which people enter the City of South Haven. The highway curves around the eastern
outskirts of the City, and the sudden change in land use from rural to light industrial and
commercial announces the City. The Blue Star Highway corridor looks old having been
the old US 31 route between Benton Harbor and Holland. The scale of the road right-ofway is small, and there are access drives for each establishment, rather than the more
modern approach of a wide highway with service drives providing safer access to
individual properties. Sign quality and placement is irregular, and landscaping treatment
uncoordinated or non-existent.
The Interstate Highway corridor passes South Haven east of the Blue Star Highway,
which it roughly parallels. The image along this corridor is largely rural. Parcels are
generally large, although some strip residential development is occurring. Much of this
corridor is outside the City limits. The landscape is fairly flat, and is a mix of fields and
woods. The exception is at interchange I-196 with Phoenix where large scale retail
establishments are located.
NATURAL AND PHYSICAL FEATURES
Most of the City of South Haven is perched on and back from a high bluff along the
Lake Michigan shoreline. The Black River winds through the City, and is bordered on
one or both banks by a narrow floodplain. This leaves most of the City on the top of the
bluffs or on the slopes leading down to the River. As a result, much of the waterfront
area is in a bowl, formed as the river cut into the plateau, the area inland from Lake
Michigan. See Chapter Four for more detail.
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HISTORIC AND CULTURAL RESOURCES
The City of South Haven mixes an image of historic charm and contemporary themes.
Its image of history derives primarily from the oldest section of the CBD, and from
homes built in the 1800s up to the 1920s. Scattered contemporary structures, such as
single-family homes, multi-unit resorts and strip commercial visually contrast with older
structures.
Specific historic structures of significance remain. These include the lighthouse, the
train station and various downtown buildings. The lighthouse still provides navigational
aid, and the Coast Guard Auxiliary provides rescue service. The train station is now a
party store. The tracks have been removed, except to display old railroad cars. The KaIHaven Trail enters the City from the northeast along the old railroad right-of-way.
The Michigan Maritime Museum is unique in western Michigan and houses permanent
and changing exhibits about the history of maritime activities in Michigan including
Native American traditions, commercial shipping, passenger travel, boat building, U.S
Life Saving Service, Coast Guard and other. The Riverfront facility has a research
library, public boardwalk and museum store.
Other historic structures, especially homes are scattered along the shoreline and in
older City neighborhoods. No large concentrations of historic structures remains.
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1. City of South Haven Welcome sign,
corner of Phoenix Street and Blue Star
Highway.
2. Small scale buildings in downtown City of South Haven.
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3. Downtown City of South Haven from across the Black River.
4. Boat slips at city-owned marina on south side of the Black River.
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5..Charter fishing boats on the Black River
6. Bed and Breakfast in resort area.
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7. Older buildings in downtown.
8. New commercial and residential development in downtown.
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9. Façade upgrade changes architectural character of downtown.
10. Farmers Market in Dyckman Park across from City Hall.
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11. Traffic control and amenity islands along Phoenix Street in downtown.
12. Dyckman Park across from City Hall
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13. Various signs on back sides of downtown businesses.
14. Tree-lined neighborhood streets.
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15. New industrial building in I-196 Industrial Park.
16. Campus of Lake Michigan College in I-196 Industrial Park.
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Chapter Three
Demographic and Economic Trends and Conditions
INTRODUCTION
This Chapter discusses demographic and economic changes that have taken place in
the City of South Haven and the adjoining Townships of Casco and South Haven over
the past several decades. This information sets the stage for discussion of what the
future is likely to bring to the Area, and provides the context for the following chapters
that deal with what the community wants the South Haven Area to be like in the future
and methods to reach that future.
HISTORICAL PERSPECTIVE/ROLE OF THE CITY
South Haven has experienced several transformations in its history. Prior to the
nineteenth century, Native Americans lived in the area, calling the confluence of what
are now the Black River and Lake Michigan, "Nik-a-nong", meaning beautiful sunset.
Early settlers of European decent harvested lumber, and South Haven became an
active lumbering town. The lumber boom ended by 1900. Tourism became popular as
lumbering declined, and South Haven had a new source of prosperity. Visitors from
Chicago arrived by steamer and train. They stayed at hotels and resorts in the City and
enjoyed the beaches. Manufacturing took over as the major economic force by the
1950s and 1960s. Several manufacturing plants closed by 1980, and fortunately the
tourist industry experienced a resurgence with an increase in tourist activity.
The City is a major force in the economic growth of the Area. The tourist industry
centers on the City, with its concentration of beaches, accommodations, restaurants,
marinas, and tourist-oriented shops. The City's Downtown Development Authority is key
to the renewed effort to reinvest in the downtown. Cooperation with the surrounding
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Townships will also be important as the industrial, residential and commercial sectors
are woven throughout the several jurisdictions, not just the City.
DEMOGRAPHIC DATA
Census data for South Haven and South Haven Township is organized into three
census tracts: number 103 which is the City of South Haven, and numbers 104 and 105
which are both the City of South Haven and South Haven Township. These are shown
on Map 3-1. There are ten census block groups in these three tracts, as shown on Map
3-1. Census block groups are groups of blocks within a census tract. Population
information is recorded by these areas, and the information is useful for planning the
provision of public services, for targeting resources and for directing development
investment. Population change, as discussed below and on the following pages, is
displayed in tables and on maps at the block group level.
South Haven experienced a slight decline in population between 1990 and 2000. In
1990, the population of the City was 5,563 and it was 5,021 in 2000, according to the
U.S. Bureau of the Census. South Haven Township also saw a slight decrease in
population from 4,185 to 4,046 persons. Other surrounding townships, and Van Buren
County as a whole, experienced population increases from 1990 to 2000. Casco
Township increased from 2,856 to 3,019 persons and the County increased from 70,060
to 76,263 persons. See Table 3-1.
These changes in population are relatively small, indicating a fairly stable population.
From 1990 to 2000, the State as a whole only grew 0.7 percent. Population trends for
the City of South Haven and South Haven Township between 1950 and 2000 (Figure 31) show a peak population in 1970, for the City, with a decline through 2000. South
Haven Township, however, steadily rose since 1950, until 1980, when the population
stabilized at slightly over 4,000. Population declines, or very slow increases may be
due, in part, to a decline in household size caused by more single parent households on
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a change from an industrial base to tourism, and on an aging, retired population that
often lives alone. These trends are common in many parts of Michigan.
The population of the City of South Haven, Casco and South Haven Townships is
largely white. Of the minority groups, the African American population is the largest, with
688 persons in the City in 2000. There are 561 African American persons in South
Haven Township, and 118 African American persons in Casco Township. The number
of persons of Hispanic origin has increased from 1990 to 2000. There are 117 Hispanic
persons in the City of South Haven, 216 Hispanic persons in South Haven Township,
and 344 Hispanic persons in Casco Township. See Figures 3-2 and 3-3. The trend
between 1990 and 2000 was that the number of African American persons declined in
nearly all jurisdictions, with the exception of South Haven Township, in which the
number of African American persons remained fairly steady. During the same period,
the number of Hispanic persons in nearly all jurisdictions increased.
The City of South Haven, Casco and South Haven Townships had a slightly higher
median age than that of the State in 2000. The median age for the State was 35.5, for
the City of South Haven it was 42.1 and for the surrounding Townships it ranged from
37.8 to 37.9. See Figure 3-4. This is somewhat typical of smaller communities in
Michigan, as younger persons leave the community in search of employment.
Implications of this trend include an increasing need for medical services for older
persons, a less rapid growth of schools, and greater economic success for businesses
catering to older persons.
Age trends are further described in Figures 3-5 through 3-8, showing change in age
cohorts (similar age groups) between 1990 and 2000 for each of the three communities
and the county. Generally, there was a slight decrease in persons under 25 years of
age over the ten-year period in all of the communities and an increase for persons 25
years and older.
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POPULATION TRENDS FOR SOUTH HAVEN TOWNSHIP AND CITY
1960-2000
South Haven City
South Haven Township
7000
TOTAL NUMBER OF PEOPLE
6000
5000
4000
3000
2000
1000
0
1960
1970
1980
YEAR
1990
2000
Table 3-1
TOTAL POPULATION FOR SOUTH HAVEN PLANNING AREA, 1960-2000
Community
Casco Township
City of South Haven
Van Buren County
County
Allegan
Van Buren
Van Buren
-
1960
2,009.00
6,149.00
2,766.00
48,395.00
1970
2,304.00
6,471.00
3,416.00
56,173.00
1980
2,839.00
5,943.00
4,174.00
66,814.00
1990
2,856.00
5,563.00
4,185.00
70,060.00
Source: Census of Population, U.S. Bureau of the Census, 1960-2000
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2000
3,019.00
5,021.00
4,046.00
76,263.00
Total
change
1960-2000
1,010.00
(1,128.00)
1,280.00
27,868.00
Percent
change
1960-2000
50.27%
-18.34%
46.28%
57.58%
Figure 3-2
POPULATION OF THE SOUTH HAVEN PLANNING AREA, 1990
5000
4500
White
4000
Black
3500
Number of Persons
Other
3000
2500
2000
1500
1000
500
0
City of South Haven
Casco Township
Figure 3-2a
POPULATION OF HISPANIC ORIGIN OF THE SOUTH HAVEN PLANNING AREA, 1990
6000
Total
Hispanic
5000
Number of Persons
4000
3000
2000
1000
0
City of South Haven
29
Casco Township
Figure 3-3
POPULATION OF THE SOUTH HAVEN PLANNING AREA, 2000
4500
White
4000
Black
Other
3500
Number of Persons
3000
2500
2000
1500
1000
500
0
City of South Haven
Casco Township
Figure 3-3a
POPULATION OF HISPANIC ORIGIN OF THE SOUTH HAVEN PLANNING AREA, 2000
6000
Total
Hispanic
5000
Number of Persons
4000
3000
2000
1000
0
City of South Haven
30
Casco Township
Figure 3-4
MEDIAN AGE OF THE SOUTH HAVEN PLANNING AREA, 2000
43
42
42.1
41
40
Median Age
39
38
37.9
37.8
37
36.6
36
35.5
35
34
33
32
City of South Haven
Casco Township
Van Buren County
State of Michigan
Figure 3-5
AGE COHORTS* IN THE CITY OF SOUTH HAVEN, 1990 AND 2000
30.00%
1990
2000
Percent of Total Population
25.00%
20.00%
15.00%
10.00%
5.00%
0.00%
Under 5
Under 18
18-24
25-44
Years of Age
31
45-64
65 and Over
Figure 3-6
AGE COHORTS* IN SOUTH HAVEN TOWNSHIP, 1990 AND 2000
1400
1990
1200
2000
1000
800
600
400
200
0
Under 5
Under 18
19-24
25-44
45-64
65 and Over
Years of Age
Figure 3-7
AGE COHORTS* IN CASCO TOWNSHIP, 1990 AND 2000
900
1990
800
2000
700
600
500
400
300
200
100
0
Under 5
Under 18
19-24
25-44
Years of Age
32
45-64
65 and Over
Figure 3-8
AGE COHORTS* IN VAN BUREN COUNTY, 1990 AND 2000
25000
1990
2000
20000
15000
10000
5000
0
Under 5
Under 18
19-24
25-44
45-64
65 and Over
Years of Age
* Cohorts are groups with similar characteristics, in this case, a close range in age.
Source: Census of Population, U. S. Bureau of the Census, 1990 and 2000.
The number of persons per household continued to decline in the South Haven Area
and in Van Buren County, as it did for the entire State between 1990 and 2000. South
Haven began with the lowest number of persons per household, 2.44, and the number
declined to 2.30. This was close to the State average. Casco closed the decade with the
highest number of persons per household, 2.63 in 2000. These figures are typical as the
population grows older, as couples marry (or have children at an older age) and more
families are headed by single parents. The figures for the City of South Haven suggest
that, if the trend continues, persons may need smaller houses and require services
suited for a mature population. See Table 3-2, In many communities, single head of
household families have less income, requiring affordable housing in the housing mix.
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Of the three Area communities, the population density was highest for the City of South
Haven in 2000. See Table 3 - 3. Even with a population decline, the population density
of the City remained just under 1,500 persons per square mile in 2000. South Haven
Township was next, with 231 persons per square mile in 2000. Casco Township
followed with 78 persons per square mile in 2000.
Table 3-2
NUMBER OF PERSONS PER HOUSEHOLD IN THE SOUTH HAVEN PLANNING AREA,
1990 AND 2000
Community
City of South Haven
Casco Township
Van Buren County
County
Van Buren
Van Buren
Allegan
-
1990
2.44
2.56
2.81
2.76
2000
2.30
2.43
2.63
2.66
Source: Census of Housing, U.S. Bureau of the Census, 1990 and 2000
Table 3-3
POPULATION DENSITY (IN PERSONS PER SQUARE MILE) FOR SOUTH HAVEN PLANNING AREA, 19602000
Community
Casco Township
City of South Haven
Van Buren County
County
Allegan
Van Buren
Van Buren
-
1960
52
2,562
152
80
1970
59
2,489
187
92
1980
73
2,286
228
109
1990
73
2,140
229
115
2000
78
1,468
231
125
Total
Change
1960-2000
26
(1,094)
79
45
Source: Census of Population, U.S. Bureau of the Census, 19602000
Over a forty year period, from 1960 to 2000, population density increased in South
Haven Township and Casco Township, and declined in the City. The declines reflected
both loss of households, as people moved to other communities, either in the adjacent
townships or out of the planning area and a decline in the number of persons per
household. The increases were the result of people moving from the City to the
Townships within the Planning Area, or in-migrants moving to the comparatively rural
setting of the Townships when moving into the Area.
34
Percent
Change
1960-2000
49.42%
-42.70%
51.78%
56.00%
The same pattern of total population and population density is evident in the change in
the number of households between 1990 and 2000. The number of households
increased in Casco and South Haven Townships and declined in the City of South
Haven.
REAL PROPERTY VALUE
The primary real property in the City of South Haven is residential, with 78 percent.
Commercial property is second, with 19 percent. Industrial property is a distant third
with 3 percent, and agricultural property is less than one percent. The proportion of the
value of different types of real property has not changed between 1989 and 1994. See
Figures 3-9 and 3-10.
The value of real and personal property increased between 1989 and 1994. The largest
gains were in South Haven Township and Casco Township, with total percentage
increases in State Equalized Valuation (SEV) of 61.7 and 80.9 percent respectively,
Total SEV increased 42.3 percent in the City of South Haven between 1989 and 1994.
This compares to 44.2 percent for Van Buren County during the same period. See
Table 3-4.
South Haven Township, and to some extent, Casco Township, experienced dramatic
growth in the residential and industrial sectors. At the same time, the City of South
Haven experienced a small decline in industrial SEV land.
There was a marked increase in the SEV of agricultural land in South Haven Township
(165 percent). This indicates that a large portion of the agricultural land just outside the
City has been re-appraised for its residential potential. This may force farmers to
abandon farming on these lands and to sell the land for largely residential purposes.
35
It can be concluded that growth is slowly moving outward from the City, and growth is
accelerating in neighboring South Haven and Casco Townships.
36
Figure 3-9
REAL PROPERTY S.E.V. FOR THE CITY OF SOUTH HAVEN, 1994
Residential
78%
Agricultural
0.1%
Commercial
19%
Industrial
3%
Source: Michigan Department of Treasury, State Tax Commission
Figure 3-10
REAL PROPERTY S.E.V. FOR THE CITY OF SOUTH HAVEN, 2003
Residential 77.7%
Agricultural 0.05%
Industrial 3.5%
37
Commercial 18.8%
Table 3-4
STATE EQUALIZED VALUATION FOR THE SOUTH HAVEN PLANNING AREA, 1994 AND 2003
City of
South Haven
Residential
1994
2003
Percent Change, 1994 - 2003
Industrial
1994
2003
Commercial
1994
2003
Agricultural
1994
2003
Total Real and Personal
1994
2003
South Haven
Township
Casco
Township
Van Buren
County
87,638,000
227,359,200
159.43%
46,141,750
102,051,400
121.17%
47,516,550
134,597,200
183.26%
726,515,553
1,757,441,587
141.90%
3,266,756
10,127,200
210.01%
1,555,024
800,000
-48.55%
612,500
2,606,200
325.50%
152,098,271
221,043,798
45.33%
20,855,200
54,956,700
163.52%
11,391,000
14,631,300
28.45%
1,655,800
3,689,300
122.81%
94,993,630
182,654,592
92.28%
118,100
144,700
22.52%
4,480,100
11,891,100
165.42%
9,131,198
25,754,600
182.05%
123,516,378
219,405,215
77.63%
124,533,706
320,643,700
157.48%
66,497,606
132,491,400
99.24%
61,552,648
170,215,100
176.54%
1,185,100,849
2,601,758,027
119.54%
MARKETPLACE CONDITIONS
Reflecting the continuing role South Haven plays as a resort community, the number of
condominium and multi-family units constructed has grown steadily over the past 10
years, averaging 20-30 units each year. Single family development has followed a
similar pattern, although at a slower rate, typically ranging between 5 to 10 units
annually. Over this same time frame, the number of permits issued for upgrading the
existing housing stock has been substantial, averaging around 130 per year. See Table
3-5. The resort atmosphere, River and beach attractions make South Haven an
attractive setting for the ownership of second, or seasonal homes. The number of
second homes more than doubled between 1980 and 1990, going from 168 to 375.
38
This trend is indicative of the continued strong value of the existing housing stock within
the City and a strong market in seasonal housing opportunities. The value of the
housing stock is shown in Table 3-6. While housing values have increased in all areas
of the
39
Table 3-5
BUILDING ACTIVITY 1983-1993 AND 2003: CITY OF SOUTH HAVEN
YEAR
RESIDENTIAL
Single-Family
Multi-Family
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
2003
Building
Permits
164
258
184
215
172
141
153
151
94
178
167
304
New
Construction
6 new condo projects/147 units
Multi - 1 new; 3 exist/1 new duplex
1 multi
3
6
4
3
9
3
10
10
12
7
18
1new multi; 1 new condo/4 units in new
condo project, 6 units in new apartment
building
1 new condo project/20 units
1 new condo project
Table 3-6
Number and Value of Housing in South Haven Planning Area
1980-1990
City of
South
Haven
Owneroccupied
Housing
1980 # of Units
Median Value
1990 # of Units
Median Value
Rental Housing
1980 # of Units
Median
Rent/Mo.
1990 # of Units
Median
Rent/Mo.
South
Haven
Township
Casco
Township
Van Buren
County
1,440
$31,500
1,156
$34,900
773
$30,200
17,808
$33,300
1,363
$50,100
1,220
$49,600
1,378
$50,100
19,571
$48,000
832
349
178
5,313
$162
$169
$153
$159
823
415
194
5,989
$286
$276
$259
$263
40
Planning Area, the number of rental units has declined in the City by 9 units and
increased in South Haven Township, by 66 respectively between 1980 and 1990. This
and the proximity to jobs and amenities has placed a premium on the areas where
median rental rates are the highest.
Commercial building activity is following a similar trend with approximately 50 permits
being issued annually for upgrading existing facilities. New construction continued as
well but at a much slower pace, ranging between one and four units annually. This is in
part due to the lack of available vacant commercial property within the City limits.
Growth within the industrial sector is steady, with activity occurring in both renewal and
new construction. See Table 3-7.
YEAR
1983
1993
2003
Table 3-7
BUILDING PERMITS: CITY OF SOUTH HAVEN
Building Activity 1983, 1993, 2003
COMMERCIAL
INDUSTIRAL
Building
New
Building
New
Permits
Construction
Permits
Construction
44
4
61
4
4
73
3
5
4
2
With the capture in 1995 of a major new company, Pullman Industries, and, from 20002003, several new industries including Spencer Manufacturing, Riveer Corporation, and
the South Haven Renal Care facility, the City demonstrated its ability to effectively
compete with its adjacent neighbors in the industrial market place. Located in the 400
acre I-196 Industrial Park, annexed in 1994, these facilities will continue to add
significantly to stabilizing the City's already solid industrial tax base.
The annexation agreement established in 1994 added over 400 acres of land to the City
for industrial and commercial growth. The agreement also provided City sewer, water
and other utilities to adjacent Townships over a phased period, further promoting growth
in the immediate area. The agreement included the following provisions:
41
•
The participants are the City of South Haven, South Haven Charter Township
and Casco Township
•
The City provides water and wastewater service to the Townships
•
The Townships are able to purchase capacity (up to a certain amount) in the
existing water and wastewater systems of the City
•
Extensions, improvements and expansions are jointly owned
•
Agreements and conditions for annexation of territory to the City.
Additional development in the I-196 Industrial Park includes new motels, a strip mall,
and the newest campus of Lake Michigan College.
Even with this small but steady growth, the City's future is not assured. An uncertain
downtown retail base, summer traffic congestion, pockets of declining housing stock
and ongoing tension between the City and surrounding Townships on growth and
development issues continue to be significant concerns.
INCOME AND POVERTY
The following information presents a view of the economic health of families in the
South Haven area as of 1990. While trends are not detailed, it shows the recent status
of the population, and provides a snapshot of conditions at a recent point. See Table 38.
The percent of persons under the poverty level in 1990 ranged from 12.7 to 17.8 and
accounts for a total of 2,522 persons, which is about 15 percent of the persons in
poverty for the entire Van Buren County. Map 3-3 shows the number of persons under
the poverty level by Census Block Group in 1990. Median household income is highest
in the City at $25,967, and lowest in Casco Township at $21,747. Per capita income
also is highest in the City. It is lowest in South Haven Township. Map 3-4 shows these
numbers by Census Block Group in 1990.
42
Table 3-8
Income and Poverty Indicators in 1990
Community
City of
South
Haven
South
Haven
Township
Casco
Township
Van Buren
County
Median
Household
Income $
Per
Capita
Income
$
Female
Head of
Household
Families $
Families
Below
Poverty
Level %
Number
of
Persons
Below
Poverty
Level
25,967
14,818
41.7
13.7
901
23,635
10,520
34.9
12.7
721
21,747
10,729
53.7
13.8
486
25,491
11,233
40.7
12
10,456
The percent of persons under the poverty level in 1990 ranged from 12.7 to 17.8 and
accounts for a total of 2,522 persons, which is about 15 percent of the persons in
poverty for the entire Van Buren County. Map 3-3 shows the number of persons under
the poverty level by Census Block Group in 1990. Median household income is highest
in the City at $25,967, and lowest in Casco Township at $21,747. Per capita income
also is highest in the City. It is lowest in South Haven Township. Map 3-4 shows these
numbers by Census Block Group in 1990.
There is a wide range in the number of households headed by females, which is an
indicator of families with the potential for reduced incomes (especially when children are
present). Casco Township has the highest percentage, with 53.7 while South Haven
Township has the lowest rate at 34.9.
43
EMPLOYMENT
As can be seen in both Tables 3-9 and 3-10, the unemployment rate has remained fairly
steady in recent years. In 2000, the unemployment rate dropped from 6.1 percent in
January to 3.6 percent in May and 3.6 percent in October. Unemployment rates for
2002 followed a similar variation, beginning the year at 8.8 percent in January and
declining to 5.7 percent in May and 5.1 percent in October.
Employment in the South Haven area is seasonally dependent. Employment is highest
in the summer, fall and the December holiday period. It is lowest in the months of
January through March. Table 3-10 shows this variation for the City of South Haven for
three years 2000 - 2002. Data for 2003 was incomplete for the whole year as of the time
of preparation of this report.
Creation of more year-around jobs would be helpful in lowering the winter
unemployment rate, and providing a boost to the local economy. However, because of
the large resort industry in South Haven that is more summer oriented than winter, there
will remain a need for additional summer workers. If South Haven businesses can target
and capture a greater share of the winter tourist market, seasonal variation in the
unemployment rate would be smaller.
Unemployment in Van Buren County and the South Haven area was greater in all years
compared to statewide averages. This means that job creation is an important challenge
in the area.
None of the communities experience the long commuting times of more densely
populated metropolitan areas. However, most people who work do commute. Many go
to Kalamazoo. Some go to the Grand Rapids and Benton Harbor areas.
46
Table 3-9 Unemployment Rates in the South Haven Area
COMMUNITY
1995
2000
2001
2002
City of South Haven
Labor Force
2,675
2,750
2,725
2,675
6.7
4.4
6.1
6.5
2,075
2,125
2,125
2,075
7.7
5.2
7.1
7.5
1,350
1,500
1,550
1,525
7.3
5.8
8.9
11.1
35,925
36,900
36,550
36,075
6.6
4.4
6.1
6.5
5.3
3.5
5.3
6.2
Unemployment Rate in %
Labor Force
Casco Township
Labor Force
Van Buren County
Labor Force
State of Michigan
Source: Michigan Department of Labor and Economic Development
Table 3-10 City of South Haven Unemployment Rates (%) by Month
Year
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
2000
6.1
5.4
4.9
4.2
3.6
4.1
4.2
3.5
3.4
3.6
4.7
5.6
2001
7.5
7.2
6.7
5.2
5.2
6.3
6.6
4.8
5.3
5.4
6.3
6.9
4.9
5.1
6
6.9
2002
8.8
8.1
7.9
6.4
5.7
6.3
6.6
5.2
Source: Michigan Department of Labor and Economic Development
47
EXISTING LAND USE
The predominate land use in the City of South Haven is residential, comprising 37
percent of the total area. Street right-of-ways, vacant land, industrial and commercial
land uses follow in that order with 17.9, 16.5, 9.8 and 4 percent of total areas
respectively. See Table 3-11.
The largest changes since 1975 have been in residential with an increase of nearly 250
acres and vacant land with a decrease of nearly 180 acres. See the discussion of
vacant land that follows.
VACANT LAND
There were approximately 271 acres of vacant land in South Haven in 1995. This is a
reduction from approximately 434 acres in 1975. Table 3-11 illustrates land use by
category in 1975 and 1992. The 1975 figure is from the 1975 Master Plan. The 1992
figure is derived from air photo interpretation. Maps 3-5 and 3-6 show the location of
vacant parcels in 1975 and 1995 with approximate acreages. The largest parcels of
vacant land in 1995 were in the extreme north and south areas of the City. The size of
parcels available range in size from single-family lots to 55 acres.
Table 3-11
CITY OF SOUTH HAVEN LAND USE DISTRIBUTION, 1975 AND 1992
% in
Acres
% of
Acres
% of
Land Use Distribution
1992
1992
Total
1975
Total
Residential
37
615
37%
363
24%
Commercial
4
66
4%
58
4%
Industrial
9.8
163
10%
147
10%
Public
4.6
76
5%
69
5%
Quasi-Public
2.4
40
2%
35
2%
Schools and Institutional
1.8
30
2%
27
2%
Recreational and Parks City
3
50
3%
29
2%
Street Right-of-Ways
17.9
298
18%
270
18%
Water - Black River
3
50
3%
44
3%
Vacant
16.5
274
16%
456
30%
Total
100%
1,662
1,498
48
Many of the vacant single-family lots are adjacent, consisting of two or three adjacent
lots to nearly an entire block of lots vacant. These parcels may be opportunities that
offer the community flexibility in the type of housing that could be built, if the market for
housing similar to that adjacent to the vacant parcels is not strong. How successfully
they can be utilized depends, in part, on their availability, demand and the willingness of
the community to accept housing types not previously developed in the vicinity of the
vacant parcels. There are also parcels of Lake Michigan frontage available, up to 16
acres. While few of these parcels also have frontage on well-traveled public roads,
development of these parcels can have an affect on the visual character of the
community and visual access to the Lake.
Most of the vacant land is in areas zoned residential, single-family. A few parcels are
located in industrial areas and could serve new businesses (about 70 acres in all).
Substantial new residential growth could be accommodated in the City according to
projections made in the City's 1975 Master Plan. Subtracting the change in population
since 1975, the Plan suggested approximately 5,000-7,000 additional residents could
theoretically be accommodated within the City limits. Over 30% of this new increase
however, would be in the form of multiple family housing. In reality, the ability to
accommodate new development is significantly more restricted based upon amount,
type and location of vacant land. Current estimates are that a maximum of 200 acres is
available for future residential development purposes. Depending on the density, only
800 to 1600 dwelling units could be constructed (4 units - 8 units/acre). This would
represent about 2,000 - 4,000 new residents in a best case scenario. It the units were
seasonally occupied, far fewer persons would be accommodated.
Map 3-7 shows existing land use in 1995 using an 11-color code.
49
Population diversity is expected to increase, following statewide trends, but the
population will likely remain predominately white. Statewide, the population of young
whites and African Americans is expected to continue to decline, while that of the young
Hispanic, Native American and Asians is expected to increase.
The 1994 annexation of additional land provides opportunity for both industrial and
residential development. New jobs will encourage families to move to the South Haven
area or will encourage existing employment-age people to remain.
The large seasonal housing segment will continue and could increase. Projections of
the area needed for seasonal housing for Van Buren County indicate a need for an
additional 348 acres of seasonal housing will be needed for the county as a whole by
the year 2020. It is likely South Haven and the Black River will attract a large share of
that demand. If seasonal housing is built in larger proportions in the City of South Haven
then the surrounding Townships may "capture" a larger proportion of year-around
housing. Year-around retail business will continue to grow faster at the fringe or outside
of the City than within. This could place a further strain on the downtown retail trade,
and require businesses there to compete with more retail development on the fringe of
the City.
Projections of the acreage needed for year-around housing in Van Buren County range
from 877 acres for high density housing to 1.347 acres for medium density housing to
1,817 acres for low density housing. While substantial growth will be taking place in the
eastern edge of the County, on the fringe area of Kalamazoo, a portion of that demand
will occur in the South Haven area, as the local industrial economy grows. New housing
for the South Haven area will need to include affordable housing for the large segment
of the industrial and service sectors that provide low to moderate and seasonal wages.
Projections by the University of Michigan Institute for Labor and Industrial Relations,
indicate that employment in Van Buren County will increase by 5,873 jobs in Van Buren
County between 1990 and 2020 (from 25,810 to 31,638). This will require a smaller
54
acreage for the production of durable goods than are currently dedicated to that
purpose, county-wide and negligible additional area for the production of non-durable
goods, for transportation, mining, finance, government and retail. However, services are
projected to require an additional 233 acres, county-wide. The City of South Haven will
likely experience demand for additional service sector development and "capture" a
portion of this new development. The City is already experiencing interest in expansion
of the industrial base, which belies the projections. However, continued industrial
expansion will be dependent on the extraordinary efforts of the City to accommodate
new industries and to establish and maintain a high quality of life conducive to attracting
new business to the area.
55
56
Chapter Four
Natural Resource Trends and Conditions
INTRODUCTION
The soils, topography, vegetation and water features are the natural resources on which
the City of South Haven and abutting communities are built and depend for their unique
character and quality of life. It is important to establish the link between specific natural
resources and particular planning and development issues in order to properly plan for
the future.
The primary natural features in and surrounding South Haven are Lake Michigan, the
Black River, and the bluffs along the Lake Michigan shoreline. These natural features
are shown on Map 4-1. There are few scattered wetland areas, and minor tributaries of
the Black River. The City of South Haven has wooded neighborhoods, and the shoreline
is largely vegetated with shrubs, grasses, and trees in the less densely populated areas.
The downtown and industrial areas of the City are sparsely vegetated. Some of the
fields in the Townships surrounding the City show signs of recent farming, but in many
fields natural succession is beginning to change the vegetation to grasses, perennial
herbs, shrubs and trees.
The primary natural features of the Lake Michigan shoreline, Black River and bluffs are
important because of their sensitivity to damage from the wrong types of development
inappropriate types of development are those that eliminate too great an area of
vegetative cover on slopes and wind and water-exposed Lake and River banks, and
those that introduce too great an area of impervious surfaces. Inappropriate
development is also that which permits polluted surface water to flow into the River or
Lake or their tributaries.
57
The City of South Haven has both nearly level and hilly areas, and soils that range from
somewhat poorly-drained to well-drained, loamy and sandy soils on till plains, moraines,
and lake plains. Most of the soils are poorly drained. See the soils information on Map
4-2, A & B and discussion later in this Chapter. This information was provided by the
Soil Survey of Van Buren County, Michigan, compiled by the United States Department
of Agriculture, Soil Conservation Service.
The Lake Michigan coastline on the north side of the Black River is of sandy loam with a
one to twelve (1-12%) percent slope running toward Lake Michigan. Along the Lake
Michigan coastline, south of the Black River, the soils are also a sandy loam. The
slopes of the bluffs along the coastline are a minimum of twelve (12%) percent. This
area is within the high risk erosion area subject to regulation under the Shorelands
Protection and Management Act (P.A. 245 of 1970).
HIGH RISK EROSION AREAS & CRITICAL DUNE AREAS
The Michigan Department Environmental Quality (DEQ) has designated certain sections
of the Lake Michigan shoreline as High Risk Erosion Areas (HREA). These are shown
on Map 4-3, Construction and substantial reconstruction proposed for these areas is
subject to review for conformance with HREA regulations.
The High Risk Erosion Area provides for minimum setbacks within which no principal
structures may be located between the setback line and the ordinary high water mark.
According to the City of South Haven Zoning Ordinance the South Haven HREA has
two different, designated sub-areas, Area A-1 and Area A-2. Each sub-area has a
different minimum setback distance which is measured from the bluffline. These are:
Area A-1
85 feet
Area A-2
155 feet
59
The 1994 DEQ designated HREAs in the South Haven area begin at the south city
limits, and extend north to approximately Elkenburg Street. Thirty-year erosion rates
range from 85' to 155' within this section and sixty year erosion rates range from 160' to
295' (see also Map 4-3).
There are critical dune areas in South Haven Township. Barrier dune formations
pursuant to 1976 PA 222 are located in sections 21 and 28 of the Township, and in
section 33 within Van Buren State Park. See Map 4-4 for the location of these dunes.
Property owners, and those proposing development or redevelopment in those critical
dune areas outside of the State Park need to pay close attention to local regulations
and to sensitive methods of construction, vegetation and use of the shoreline. A permit
from the DEQ is necessary before building in designated sand dunes. These dunes play
a major role in defining the physical character of the Area and are an important local
tourist attraction.
Map 4-5 is the U.S.G.S. Topographic map for the area. It was produced in 1987. It
illustrates major elevation as relates to roads and structures in place in 1987.
DEVELOPMENT LIMITATIONS DUE TO SOILS
The predominant soil types and slopes present moderate or severe soil conditions for
certain types of development. According to the Van Buren County Soil Survey,
moderate conditions mean "that the limitations for development can be overcome or
alleviated by planning, design or special maintenance". Severe means "that soil
properties are unfavorable and that limitations can be offset only by costly soil
reclamation, special design, intensive maintenance, limited use, or by a combination of
these measures".
Two important building concerns that are affected by soil conditions and influence
where development takes place are suitability for basements and suitability for septic
systems. Development should, if possible, avoid areas unsuitable for basements, or use
63
special building methods to overcome soil limitations, or else the basement will be wet
(see Map 4-6). In an area such as the City of South Haven and adjoining Townships,
where there is little land well suited for basements. Construction without basements, or
the use of sump pumps will likely be required nearly everywhere. Therefore, slopes and
floodplain location will become a more important factor in planning for new
development.
There are also severe limitations for septic systems over virtually the entire area. This
means that new construction should be served by municipal sewers. Map 4- 7 shows
the extent of the area where soils have severe limitations for septic systems, that is not
already within the City of South Haven sewage treatment service area. Chapter Eight
addresses the timing and financing of the provision of community services to areas
adjacent to the City, but not yet served by the City system.
WETLANDS
Wetlands are areas that, by definition in the Goemarae-Anderson Wetland Protection
Act, PA 203 of 1979, as amended, have evidence of the presence of water in the soils
or on the surface for a significant period each year. This includes vegetation typical of
wetlands and hydric soils. Such areas exist but are infrequent in the South Haven Area.
There are wetlands along the Black River, as indicated on Map 4-1. These wetlands are
valuable as floodplain storage areas. While not necessarily wetlands, the ravines of old
stream connectors to the Black River also serve to store some stormwater. Many of
these are also floodplains.
The presence of organic or hydric soils is sometimes useful in locating wetlands or other
areas that present special planning considerations. They also can be an indicator of
soils that present difficulties in building structures. There are no hydric soils within the
City of South Haven or in the near areas of the adjacent Townships according to the
Van Buren County Soil Survey.
66
FLOODPLAINS
Floodplains are those areas, usually along a river or lakeshore that become inundated
with water following spring snowmelt and rains, or other times of the year when there is
excessive rainfall. Floodplains in South Haven are shown on Map 4-8. These are areas
where new construction should generally not be permitted, and where the land use
should remain or become permanent open space, park or recreational use with few
valuable structures. Boating-related facilities, of necessity, can be safely located along
the banks of rivers and lakes, and within a floodplain. A permit is required from DEQ
before building within a 100-year floodplain. New structures within these designated
areas are usually required by lending institutions to have flood insurance. For an official
map of floodplains, see the Flood Insurance Rate Maps (FIRM) for the South Haven
area, from the National Flood Insurance Program, U.S. Department of Housing and
Development. They are available from the Michigan Department of Environmental
Quality.
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Chapter Five
Infrastructure Trends and Conditions
INTRODUCTION
The fabric of life in the City of South Haven and adjoining communities depends to a
great extent on the quality of local infrastructure. This includes the transportation
system, sewer and water service and community services such as recreation. This
chapter discusses the current state of infrastructure, and shows the location of key
infrastructure elements on maps. Existing recreation facilities and improvements
proposed in other planning documents are also presented.
TRANSPORTATION SYSTEMS
Map 5-1 shows the street system of the City of South Haven and abutting lands. Map 52 shows the main transportation routes called primary and secondary roads. There are
two major highways that influence circulation and development in the South Haven
area. These are Interstate 196, which has an interchange at Phoenix Road, centrally
located to the City of South Haven, a second interchange at North Shore Drive, north of
the City, and a third at State Road 140 and 14th Ave. The Interstate highway is located
just east of the City, and runs roughly north and south. The Blue Star Highway, a
divided highway that is not limited access, parallels the Interstate highway, and is
located closer to the City. The Blue Star Highway is an older route which also serves as
a corridor for light industry and commercial properties through the City.
The KaI-Haven Park, a non-motorized trail located on an old railroad right-of-way
connects the eastern outskirts of the City with communities and the countryside to the
northeast. The KaI-Haven Trail is a popular linear park, and had an estimated 75,000
users in 1994.
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Areas that need improvement include the Blue Star Highway corridor on either side of
Aylworth Avenue, and the Bridge on Dyckman Avenue over the Black River. The bridge
and the street beyond the bridge to the west serve as a bottle-neck when traffic is
heavy. Community members have also expressed the need for an additional bridge
connection over the Black River at the east end of Brockway Avenue or across to
connect Kentucky Avenue with East Wells Street. However, the cost effectiveness of
any new bridge crossing must be weighed carefully. While a bridge would better link the
north and south sides of the City and greatly relieve summer congestion downtown, soil
and steep bank conditions will make any new bridge crossing very expensive and
potentially disruptive to existing land uses nearby.
South Haven Regional Airport
The South Haven Regional Airport Authority operates an airport three miles southeast
of town on State Road 140 and 28th Ave. Funding is provided by the City and other
governmental units. It has a 3,800 foot runway with taxi area, 12 hangers with space for
thirty airplanes, and twenty-four tie-down areas for the general public. The airport is
operated year-round. The airport has fuel available, a lighted runway, a PAPI System,
and REIL System for instrument approach. There are no landing fees.
Van Buren County Public Transit
The Van Buren County Public Transit has been providing public transit service to the
South Haven area since 1979. There is a demand response service and a twenty-four
hour call ahead reservation service. Two local firms provide daily car rental service.
Bicycles
Bicycles are having an increasing importance in the City of South Haven as bicyclists
use the Kal-Haven Trail, and tourists find the motorized traffic slow in the summer
months. While bicycle ownership is likely much higher, the City registered 96 bicycles in
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1995, according to the Department of Public Safety. There is a shop in downtown that
rents bicycles. The Police Department has two officers that patrol on bicycle during the
summer months along the beach areas. There are no officially designated bike trails in
the City as of 2003 other than the Kal-Haven Trail.
Sidewalks
The streetscape amenities placed along Phoenix Street include a small amount of inset
brick to create interesting visual patterns, planters and benches. More recently
constructed sidewalks are in good condition such as those in the downtown and
Riverwalk Park. Older sidewalks, especially those in the residential areas that have
them are in varying condition. Since pedestrian access is an important function,
sidewalk maintenance is vital. The City should implement the sidewalk improvements
identified in a 1990 study as funds are available. By 2003 handicap access ramps
have been installed at most street crossings in the City.
Parking
There is public parking at several locations in the downtown. These include the lot
behind Dyckman Park, street parking along the improved Phoenix Street area, along the
Black River by the Old Harbor area and City-owned marinas and boat launch, and at the
Riverfront Park. The parking lot behind Dyckman Park is scheduled for major
renovations in 2004. Included in the project will be a new layout and traffic pattern, a
landscaped promenade to break up the paving, a site for the seasonal ice skating rink,
and a new public restroom facility. An important consideration is balancing practicality
with appearance. Large areas of concrete, without relief by patterns and changes of
materials, are visually dull. There are downtown areas with a large amount of concrete,
including this parking lot, which has the appearance of too much paving. Renovations
to the Huron Street parking lot and Dyckman Park are planned to begin in late summer
2004. Improvements will include additional landscaping to break up paved areas and
new public restrooms.
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URBAN SERVICES
The City of South Haven provides sewer, water and electric service to the residential
sector, to industry and to other businesses within the City and an area including portions
of the surrounding Townships. Map 5-3 indicates the location of principal community
facilities. Maps 5-4 and 5-5 delineates the boundaries of sewer and water service areas
as of 1995. The provision of utilities were an element of the annexation agreement of
1994, expanding service to the areas indicated on the map. A new Public Works facility
was constructed in 2001 east of Blue Star Highway at 6th Avenue.
Urban Services
The City of South Haven provides a number of services to the citizens of the City, and
utility services to certain areas of the neighboring Townships. The primary services
provided to City residents are:
•
Electricity - The City of South Haven owns and operates a distribution system for
electricity. The City buys electric power wholesale from the American Electric
Power Service Corporation.
•
Sewer - The City of South Haven owns and operates a sanitary sewer system
that serves the City and portions of the surrounding Townships. The service area
is located on Map 5-4. Capacity of the treatment plant is over 2.3 million gallons
per day. The system currently Operates under its capacity at about 1.5 million
gallons per day. In 2003 the feasibility of relocating the water treatment plant is
being studied.
•
Water - The City of South Haven draws water from Lake Michigan and distributes
it through a City-owned system. Current water system capacity is over 4 million
gallons per day. The City delivers water at only about half its capacity,
suggesting sufficient extra capacity is available for expanded industrial and
residential development. The water system area is indicated on Map 5-5. The
water treatment plant is located just south of the mouth of the Black River. Water
towers are located
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in three locations around the City to provide pressure to aid in distribution during
periods when pumps are not running or power is in high demand. Water lines
range from 8 inches to 18 inches in diameter.
The provision of urban services enables communities to guide the location and pace of
development by incremental expansion of services. Intensive development generally
requires a full range of urban services. Thus, future job growth is also tied to
infrastructure availability.
In the short term, new urban service provision in the South Haven Area will concentrate
investment into the area between the Interstate Highway, and Blue Star Highway, and in
only selected areas east of the Interstate. (Again, see Maps 5-4 and 5-5.)
Emergency Services
The City of South Haven provides police, fire and ambulance services to the
community. A combined service facility is located on Blue Star Highway. Emergency
services can be contacted through a 911 system. The City owns police vehicles. A
regional fire and ambulance agreement was approved by the City in 1995 with South
Haven Township, Casco Township and Geneva Township, and the fire authority was
formed. Fire and emergency services are now provided for the city and the three
townships by South Haven Area Emergency Services (S.H.A.E.S.) The police and fire
departments operate with both full-time and part-time personnel.
RECREATIONAL FACILITIES
The City of South Haven and adjoining Townships boast a variety of recreational
opportunities and facilities. These range from the Lake Michigan beaches, to boating
and canoeing on the Black River, camping, non-motorized trail use, riding stables,
cultural facilities, ball fields and playgrounds to golf. Recreational facilities in the South
Haven area are shown on Map 5-6.
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Following is a brief list of the City's parks and recreational facilities:
City of South Haven Facilities
Beaches
North Beach - The City's North Beach has over sixteen hundred lineal feet of Lake
Michigan frontage with nearly ten acres of beach. The beach has ninetyeight parking spaces, a bathroom, concession stand, and access to the north pier.
Bathroom facilities were renovated in 1990.
South Beach - The South Beach is located directly across the Black River Channel from
the North Beach. It has over two thousand lineal feet of frontage on Lake Michigan and
about ten acres of beach. South Beach is next to and connected to the downtown by the
City's Riverfront Development. New bathroom facilities were constructed in 1995.
Packard Park - Owned by the Public School System and leased by the City of South
Haven. The City provides the upkeep and maintenance of the park through its Parks
Commission. The park has a beach on over three hundred feet of frontage on Lake
Michigan, public restrooms and parking on about three acres.
The City also has four Lake Michigan public access points on the north side. These
access points are at Woodman, Oak, Dyckman and Newcomb Street.
Four public access points to Lake Michigan on the south side of town are located at the
end of public streets. The lands abutting all of these access points are identified as high
risk erosion areas under the Shorelands and Protection and Management Act.
City Parks
Monroe Playground Park - The Monroe Playground is on the bluff above South Beach.
The Park is four acres in size and is connected to the Beach through a stairway. The
Park also has renovated bathroom facilities, a ball diamond, large wooden play
structure and pavilion.
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Stanley Johnston Park - This Park is on a bluff above the Black River and has about
eight acres of land. The park has a picnic structure with bathroom facilities, a
playground, basketball court, tree-lined walks and a view of the City's harbor and
downtown South Haven. The City's major fairs are held here during the Fourth of July
(Art Fair) and Labor Day (Craft Fair) weekends.
Tot Lot at Optimist Park -The Tot Lot is about one and a half acres of play equipment,
bathrooms, and a small softball field. It is located in the northeastern section of the City.
This facility was completely renovated in 2002.
Elkenburg Park -The park, in the southwest section of town, has over an acre and a half
of property. It contains basketball courts, a ball diamond, playground, and public picnic
area with bathroom facilities. The park was upgraded in 1992 through a Community
Development Block Grant. New bleachers were installed in 2003.
Hubbard Park - Hubbard Park is an undeveloped park of about an acre of land in the
southeast portion of the City.
Dyckman Park - Dyckman Park is in the downtown. It is a landscaped picnic area with
public restrooms.
Riverfront Park- This is 1,800 linear feet of river frontage along Black River adjacent to
the City's downtown. It was developed between 1988 and 1991, and provides access
from the downtown to the City's South Beach. The Park has a picnic area, a forty-slip
transient marina, parking and public restrooms. The park is the focal point of the annual
Harborfest celebration and hosts weekly concerts in the summer.
Boating Facilities
South Haven Municipal Marina - The Municipal Marina provides access to Lake
Michigan for larger boats. It has a total of 221 slips, plus 550’ for side tie dockage,
additional space for boats up to sixty feet in length within finger piers, and can
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accommodate larger boats through the use of the head dock. Marina services include
seasonal and transient dockage, bathrooms, laundry facilities, covered picnic areas,
boardwalks, and other public amenities. The Northside Marina was undergoing major
renovations in 2003.
Black River Park - This park is a launching facility for trailered boats. It is located in the
center of the City. It also has sixty docks for boats up to twenty-six feet in length, 125
parking spaces for cars with trailers, additional parking for the public, public restrooms,
and over four acres of park land with playgrounds and landscaped areas. Additions to
the Park in 2003 included a new docks, new restroom facility, and fishing dock, as well
as additional parking and landscaping.
South Haven School Recreation Facilities
South Haven High School - The athletic field at the High School is in the south central
section of the City. The facility has twenty-one acres of land with four baseball
diamonds, five tennis courts, a practice football and soccer field, bleachers, dugouts,
bathrooms, and concession areas. The High School has many indoor facilities that are
used by the community for recreation. These are a swimming pool, gym and other
recreational facilities.
Radcliffe Field - Radcliffe Field, a park of about six acres, is the home of the football
stadium. It also has tennis courts, a track, public restrooms and a concession stand. It is
in the southeast part of the City.
Packard Park - Packard Park is owned by the public school system, but leased and
operated by the City of South Haven (see earlier description).
Maple Grove School - The School has an undeveloped site of about ten acres.
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Elementary Schools - There are recreational and playground facilities at each of the four
elementary schools. These facilities have been upgraded at Indiana School, but not at
the others.
Baseline Middle School -- The new middle school is on a twenty acre site and was
completed in 1993. It has a new gymnasium, locker rooms, grandstands, a stage area,
a baseball diamond, soccer/football practice field, four tennis courts, and other facilities.
Museums and Other Public Facilities
The Michigan Maritime Museum - The Maritime Museum is on the Black River directly
across the drawbridge from the downtown area. It has a Tours-to-the-Museum program,
public lectures, waterfront events, a research library and an underwater archeological
research program.
Liberty-Hyde Bailey Museum - The birthplace of horticulturist Liberty Hyde Bailey is a
museum related to the Bailey family or period items of the late 19th and early 20th
centuries. Dr. Bailey was a writer, as well as a professor at Michigan State University
and Cornell University.
South Haven Center For The Arts -The South Haven Center for the Arts has art shows,
recreational classes for the general public and the annual Art Fair. It is in the former
South Haven Public Library Building.
Lake Michigan College – A new regional campus of Lake Michigan College was
constructed in 2002-2003 in the I-196 Industrial Park at the corner of 2nd Avenue and
Veterans Boulevard. Western Michigan University also has classrooms in the facility.
The first classes were held at the site in August 2003
Civic Groups
There are 91 civic groups and churches within the South Haven area including the
Kiwanis, Lions, Rotary, Steelheaders, Yacht Club, and Scott Club. These organizations
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use the recreational facilities of the area, and many provide contributions to the
maintenance and funding of these facilities.
State Recreation Facilities
Kal-Haven Trail – The Kal-Haven Trail links the Kalamazoo area with South Haven by
providing bike paths and other areas along the former railroad right-of-way between the
two communities. The Trail terminates on the east side of South Haven providing the
area with an excellent recreational facility for biking, hiking, cross country skiing, and
snowmobiling.
Van Buren Trail - a 14 mile stretch of former railroad between South Haven and
Hartford Township, this trail will open for bicyclists, hikers, horsemen and snowmobilers
in 1997. The trail will be linked to the Kal- Haven trail through the City of South Haven.
Bicycle routes through the City, connecting both trails to downtown are intended. The
rail spur used in construction of the Palisades Nuclear Power Plant may be developed
as a non-motorized trail in the near future.
Van Buren State Park - The Van Buren State Park is popular for its 3/4 mile stretch of
beautiful sandy beach and dunes. The Park has 220 campsites and provides modern
facilities. The picnic area and Lake Michigan beach and dunes are a five-minute walk
from the campground. The Van Buren State Park is located only five miles from the
City of South Haven, and provides an excellent camping and picnicking site.
Private Recreational Facilities
Water-related
Private facilities provide full service marinas and boat launching. There are two private
yacht clubs. All private facilities together have about two miles of frontage on the Black
River. There are about an equal number of condominium and private commercial boat
slips.
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Land-based
Within or near the City of South Haven are a variety of recreational facilities including
three golf courses, an amusement park with miniature golfing and motorized go-carts,
bicycle rentals, a three-screen theater, lodging, shopping, and other recreation-oriented
businesses.
Water Resources
The City of South Haven is blessed with both Lake Michigan and the Black River which
provide the bulk of natural resource recreational opportunities within the Area.
Swimming, fishing, boating, jet skis, wind surfing, and going to the beach are just a few
of the recreational opportunities that the City's water-based facilities provide for not only
the local residents, but for much of Southwest Michigan and the City's growing tourist
trade.
The City of South Haven has over 7/10ths of a mile of publicly owned frontage on the
Lake. While North and South Beach provide the majority of public frontage on the Lake,
the City also has eleven public accesses to the Lake dispersed throughout the City at
the ends of its public streets. Of those eleven accesses, six are currently improved to
provide access to Lake Michigan.
The Black River meanders through the City providing a port of over 1,000 boat slips,
four full service marinas, two with boat sales, and four commercial charter fishing
locations for the general public. Over twenty charter boats operate out of the Black
River, from large commercial perch fishing boats to sailboats and water taxis. In
addition, the River provides two launching facilities for the trailerable boat. There is over
8/10ths of a mile of River frontage that is public, most of which is downstream of the
Dyckman Avenue bridge over the Black River. With the completion of the Riverfront
Walk, the public can enjoy a walk from North Beach to South Beach pier heads. This
walk, of approximately two miles, is provided by publicly-owned lands, easements
through private property and access next to private-owned River frontage. It provides
excellent views of the River and abutting lands for the public. One of the segments of
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the walk on South Beach includes the renovated Catwalk that was finished in 1991,
complete with lights. The Black River is an extremely valuable natural and economic
resource for the City.
South Haven's Municipal Marina provides the general boating public with transient
facilities. Located just inside the Corps of Engineer's pier heads, the transient marina
accommodates boaters from Illinois, Wisconsin, Indiana, and Michigan. South Haven
has always been an extremely popular port. Over 7,600 boats were launched during
the 1994 boating season at Black River Park.
Public Schools
South Haven Public Schools have limited recreation space. Because of the demands by
the community for recreation, and the needs of a summer tourist center, improvements
are needed according to the 2003 City Park & Recreation Plan.
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Recreation Needs for the City of South Haven
The following recreational needs are identified in the 2003 Recreation Plan and through
subsequent citizen input during the development of this Plan:
•
A regulation soccer field
•
Walking/jogging space
•
Additional baseball diamonds
•
Additional restrooms
•
Outdoor exercise facilities for adults
•
Additional storage for equipment, supplies, and materials.
•
A comprehensive bike path system to link the downtown and beach areas to the KalHaven Trail and to Van Buren State Park.
•
A bike path system through the entire City
•
Additional public parking and handicap accessibility at the public beaches and parks
•
Fishing piers and structures in addition to the Riverfront Park.
•
Complete the Riverfront Walk through the downtown area and include interpretive
displays and exercise areas.
•
Improvements to the former Coast Guard property to provide additional picnic areas
and views of the Black River and Lake Michigan.
•
Improvement at the North and South Beaches in playground and picnic equipment
and handicap accessibility for North Beach.
•
Additional boat launching facilities to meet the weekend demand.
•
Development of a non-motorized watercraft (sailboats, sailboards and kayaks)
launch facility at Packard Park, separate from the beaches.
•
Improve existing neighborhood areas for winter sledding.
•
Renovate existing basketball courts and build additional courts.
•
Provide additional soccer fields.
•
The City of South Haven needs additional tennis courts and renovation of existing
facilities.
•
A Park is needed at the north end of the City, to serve the community along Base
Line Road.
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•
Renovation of parks on Wilson Street (Tot Lot) and Elkenburg Park on Elkenburg
Street is needed.
•
Improvement is also desired at Newcomb Street, to permit better access to Lake
Michigan.
Neighborhood Parks
According to the City of South Haven Recreation Plan, the National Parks and
Recreation Association Standards recommend ten acres of parks and recreational
facilities for each 1,000 population. The City and School's facilities would meet that goal
for the current population if only the population of South Haven used the facilities.
However, tourist use and use by persons outside the City reduce park acreage below
contemporary standards. Also, the basic standards are not met when considering
particular neighborhoods of the City, especially those that serve small children and
families. Neighborhood parks should be located near the center of each neighborhood
to prevent children from crossing major streets.
Particular neighborhoods with deficiencies in small parks include the neighborhood in
the southeast section of the City bounded by Blue Star Highway on the east, LaGrange
Street on the west and Phoenix Street on the north. The park in that area is Hubbard
Street Park, which is undeveloped. Recreation facilities at Hartman School are also not
sufficient to meet the demand of the area.
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Chapter Six
Goals, Objectives and Policies
A SHARED VISION
Following is a vision statement which attempts, in words, to describe South Haven as
residents in 2003 would like it to be 20 years into the future. It has been organized into
topic areas which separately focus on key elements of the community. What emerges
when all sections are read together, is a complete image of South Haven as residents
would like it to be in 2023. Following the vision statement are goals and objectives to
chart a path for achieving the vision. Specific policies complete the Chapter. These
provide a clear direction for future decisions, both short and long term, to achieve the
vision.
When reading this vision, it is necessary to mentally “transport” yourself twenty years
into the future. Thus, there are references “back” to the 1990’s. This approach is
intended to give the reader a clearer sense of the desired future. This statement was
prepared based on a Visioning Town Meeting and refined following subsequent Town
Meetings (see Chapter One).
Introduction
Satisfying the myriad needs, desires and dreams of residents and businesses is a tall
order for any community to fill. Undaunted by the urban to rural population movement
and industry shifts occurring throughout the State, the City of South Haven has moved
into the 21st century as one of the most desirable places to live and work within
Michigan. Residents and businesses in South Haven enjoy a rich quality of life and are
reaping the benefits of commitments made years ago. The alluring characteristics that
initially attracted residents to the City have not only been maintained over time, but
enhanced.
Beginning in 1994, proactive initiatives were undertaken which went well beyond
common practice of the day in order to retain, and attract people and business to the
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City. The results of this hard work are obvious to visitors and residents alike. The buzz
word of planning in the 1990’s was sustainability (meeting the needs of the present
generation without compromising the ability of future generations to meet their own
needs).
The City of South Haven has become a true reflection of sustainability, as evidenced by
the following conditions:
Small Town Character - Images, Impressions, Quality of Life
The charm of the small town atmosphere embraces visitors as they arrive in the City.
The unique waterfront setting is readily apparent as one frequently glimpses Lake
Michigan and the Black River while traveling along the City’s tree lined streets.
When discussing a visit to the City, terms like “historic,” “unique,” “charming” and
“beautiful” are often used, and they apply just as well today as they did 20 years ago.
However, a visitor would be surprised to discover that new growth and development has
occurred in various forms and locations throughout the City, reinforcing the small town
character rather than detracting from it. Physical modifications to the landscape
(especially of views, open spaces, vegetation, and along the waters edge), have been
minimized by the consensus decision of community leaders to accommodate growth by
planned incremental expansion of City borders in cooperation with abutting Townships,
and by encouraging thoughtfully integrated new development, and redevelopment, in
select locations within the City.
This philosophy has been applied to both residential and non-residential development.
Avoiding congestion while maintaining physical and visual integrity of the
neighborhoods and downtown was a primary objective of the City’s proactive
development strategy.
A key aspect of community character has been the conscious effort to maintain and
enhance physical linkages throughout the City. New developments have been designed
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to complement existing transportation systems which serve the needs of pedestrians,
cyclists and automobiles safely and efficiently.
Commercial and industrial developments continue planned expansion as the need and
opportunity exist. They are separated or buffered from residential areas to minimize
conflicts and to encourage efficient travel patterns.
Downtown - The City’s Heart
City officials long ago recognized that for a downtown to remain vital and “alive”, it must
be a place where citizens and businesses want to be. In achieving that end, City leaders
recognized they had a solid historical heritage on which to build. Using that heritage as
the foundation, a number of initiatives were undertaken which together have created the
results evident today. Downtown has been revitalized as the center for community,
business, and resort activity.
Physical renewal is evident throughout downtown, building on the architectural heritage
which was evident in the early 20th century. Convenient, easy and inexpensive
transportation shuttles people from City neighborhoods to the downtown and parking is
plentiful around its edges. Pedestrian linkages have been strengthened between
downtown and the River, encouraging pedestrian movement throughout the central city.
Community events make the downtown the place to be on a regular basis.
Complimenting and supporting the physical and functional renewal of the central city
has been the growth in cultural experiences available to residents and visitors. The
Maritime Museum, established in 1975, has catapulted the City to national prominence
as the archivist and curator for Great Lakes history and artifacts. Numerous publications
in recent years have profiled the museum and its staff, applauding its research and
education value to all those living in the Great Lakes region. Only within South Haven
can a visitor relive Great Lakes history at the museum and also visit actual shipwrecks
off the City's shore. The State of Michigan has designated waters adjacent to the City as
a freshwater preserve, the first of its kind in the nation. Underwater divers from around
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the country have visited South Haven to take advantage of this unique combination of
educational and personal discovery about the Great Lakes and its history.
This City’s art center is also recognized as one of the State’s best. Together with the
quality of life in South Haven, the arts have flourished as a strong component of this
City. Artists throughout the State often spend their summer months in South Haven
reflecting on the unique physical and natural characteristics the community has to offer.
These same characteristics are significant draws to numerous out-of-towners as they
visit the City’s convention center. Uniquely designed as a meeting place, its focus offers
both a business and leisure setting, a combination unique to southwestern Michigan.
This focus has helped South Haven become an all season community, strengthening
the downtown business environment in the winter as well as summer months. The City
has become well known for its winter activities and festivals, attracting thousands from
throughout the Midwest.
Coordinated business hours, physical improvements and customer convenience have
all contributed to the vibrancy of the downtown. The enchantment of visiting the core of
this City is a result of its physical setting and early heritage. Structures and places of
historical and architectural significance have been renewed and serve as reinforcing
elements to the downtown’s central character. The downtown today is a vital, exciting
and active place where sidewalks are lined with shops and full of people. Parks, plazas
and streets lined with stately trees welcome visitors and residents alike, while public art
is evident in all public spaces. The urban setting of downtown has been balanced with
the more natural setting provided by the River, creating a dramatic backdrop for an
attractive and memorable place. The philosophy has been, and continues to be,
downtown is a destination which is built for people, both residents and visitors. So far, it
appears that this objective has been satisfied.
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A City of Neighborhoods - Diversity
City leaders long ago recognized that accommodating a diversity of life styles was
critical to the long term vibrancy and strength of the City. They realized that housing
choices and a variety of living environments would strengthen the City over time.
New single family subdivisions have developed around the City’s edges, meeting the
needs of younger families, while condominiums and cluster housing offer flexible
choices for an aging population. Whether residing in one of the City’s older
neighborhoods or a new subdivision, a key feature of in-town living has been its system
of physical linkages – to its parks, downtown, the River and the lakefront. While autos
are still the dominant mode of transportation, residents and visitors have other
transportation options because of the City’s emphasis on people (not cars). A walk or
bicycle trip through the City is truly a pleasurable experience, not one fraught with
conflicts, confusion and unsafe crossings.
The rejuvenation of the City’s older neighborhoods is evident as one travels through the
City. This is in part due to significant reinvestment in enhancing neighborhood
environments but also, to strict enforcement of the City building, housing and rental
codes. Working with local residents, the City has developed programs which encourage
property owners to reinvest in their homes, and at the same time, to take pride in their
neighborhoods. The result has been dramatic as programs such as Neighborhood
Watch and Neighborhood Pride are flourishing throughout the City. As a result, many of
the City’s least expensive neighborhoods have become some of the most popular for
first time home buyers.
At the same time, living within and adjacent to the City’s downtown has also become
popular. This City’s efforts over a decade ago to encourage more residential
redevelopment in and around downtown has paid significant dividends in terms of
strengthening the vibrancy of the downtown as a living environment. Central city
housing has been and continues to be a means for further strengthening the vitality of
downtown.
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Quality of Life - A City of Options
Blessed with over 3 miles of Lake Michigan shoreline, 2 miles of shoreline along the
Black River, golf courses, Kal-Haven Trail, Van Buren State Park and other physical
assets, the City has long served as a recreational base for surrounding communities
and the larger region as well. Recognizing that one of its greatest assets lies in its
physical setting, the City has built upon that base over the past twenty years to establish
one of the most diverse and comprehensive recreational programs found in the State.
Public accessibility to the water has been enhanced and the unique open spaces in the
City have been preserved.
The City has retained its popularity as a major recreational port, accommodating
boating enthusiasts from the region and surrounding states. The demand for boat slips
have more than doubled over the past twenty years as the recreational focus of the City
has grown. A walk along the River continues to be one of the most popular pastimes in
the City, with the unique opportunity to shop, picnic, fish or relax, while viewing the
constant activity generated by more than 1000 boats in a single location. The Lakeshore
Convention and Visitors Bureau, together with the South Haven Chamber of Commerce
have coordinated efforts to make the out-of-towner, whether a businessman or
vacationer, feel welcome within the community. Throughout the City, information
centers can be found featuring data on South Haven area attractions as well as maps to
help the visitor find their way. In concert, these organizations have also been
instrumental in bringing back day-tripper boats, creating ferry service across the River
and developing the successful water shuttle service between South Haven and
Chicago.
Water-related recreational opportunities have been complimented by everything from
neighborhood parks and bike trails to museums, offering a full range of opportunities to
both residents and visitors. South Haven has truly become a City of parks over the
years, providing a quality of life to its residents that is unparalleled in the west side of
Michigan.
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Of special significance is the realization that while the City has maximized the value of
recreational opportunities offered by its physical assets, it has joined forces with the
School District and surrounding jurisdictions to establish one of the most comprehensive
regional recreation programs found in the State. Because of the rural nature of the
surrounding community, hunting, fishing, snowmobiling, and cross-country skiing are all
available near the City, enhancing its reputation as an all-season resort community.
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Economic Development - A City of Opportunity
During a period when cities throughout the State struggle to retain their economic base
and stability, South Haven has achieved an unprecedented goal – a strong flourishing
economy. Back in 1992, the City appointed its first economic development director and
began an aggressive economic development program aimed at retention, expansion
and attraction of business and industry within the City. The primary objective was to
create and maintain a healthy and growing economy in the South Haven community. To
appreciate the success of this initiative one need only to visit the City’s industrial district.
Over 150 acres have been developed for industry over the past twenty years, during a
period when rural greenfield development has dominated the landscape throughout the
rest of the State.
Strong community values and quality-of-life offered by the City have certainly been part
of the equation in the attraction of over a thousand new jobs to the City since 1992. Of
special significance however, has been the City’s foresight in setting the stage for
sustained economic growth and expansion. Reuse of older industrial facilities within the
City has been highly successful as a result of land assembly, site clean-up and physical
renewal of underutilized industrial properties. The creation of flexible development
options, ranging from geographic location and parcel size to incentive packages, have
also been key ingredients of the job creation program. The City’s marketing program,
which proactively solicits business and industry, has also been a significant factor in the
City’s success.
The Michigan Jobs Commission has been using South Haven’s program success as a
model for other communities throughout the State. Advertising, direct mail, face-to-face
visits and trade show participation have all been components of the program. Of prime
importance, however, in achieving success, has been the City’s ambassador program.
Working with business executives who already have invested in the community, the City
has encouraged their active participation in touting the unique benefits and advantages
of small town living in a supportive working environment.
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Also of significance, has been the City’s ability to satisfy the basic infrastructure, service
and locational parameters demanded by business and industry today.
By continually reinvesting in itself in terms of sewer and water systems, utilities and
transportation, the City has the capability of demonstrating it is ready, and capable, of
satisfying both basic industry requirements and quality-of-life criteria on par with any
community in western Michigan.
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INTERGOVERNMENTAL COOPERATION/COORDINATION
An agreement between the City of South Haven, Casco and South Haven Townships is
a model which is being duplicated statewide. The basis for this agreement is a shared
set of policies structured around a common vision of the future which serves as a
framework for decision making between governmental entities.
The common vision recognizes the autonomy of each unit of government but
establishes a mechanism for dealing with issues of greater than local concern. It is
founded on the dual principles of respect and cooperation on issues of mutual interest.
Parochialism no longer prevents achievement of area-wide interests, yet the
individuality and uniqueness of each is retained.
Coordination of costs, timetables, responsibilities and resources to continue upgrading
the quality of life of the area are all included as an integral part of these cooperative
policies. All public services and facilities are included. State and private participation
has added significantly to the coordination process.
While local land use decisions are guided by local zoning standards, issues of greater
than local concern are subject to input from surrounding local governments before a
final decision is made. Special ad hoc committees are established to aid communication
among local governments in this process and to ensure adequate public participation.
This program has significantly contributed not only to the success exhibited by the City
over the years in achieving its long term goals, but also that of the entire region as one
of the most popular living, working and recreating areas in the entire State.
GOALS AND OBJECTIVES
Following are goals and objectives which translate the vision statement into key
elements which must be achieved in order for the vision statement to become a reality.
There are many different policies which could be initiated/developed in order for these
goals and objectives to be realized. Policies are listed in the next major section of this
chapter.
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Downtown
Goal: Strengthen and expand the City's central business district.
Objectives:
1) Continued growth of downtown as a retail, office, commercial, cultural, community,
and residential center and gradual relocation of industrial uses as the opportunity
permits.
2) Development of new and improved tourist destination attractions and supporting
services within the central city.
3) Redevelopment and revitalization within downtown.
4) Capitalize on the City's unique natural resources as a means to promote growth and
development downtown.
5) Expand the City's network of trails and walkways to strengthen the link between
downtown, the community, and the River.
6) Emphasize the downtown's historic character and waterfront orientation by
encouraging renovation of historic structures and reinforcing the City's small town
charm.
7) Create a downtown environment which is oriented to both water-based and landbased visitors.
8) Retain and strengthen the views to and from the water while reinforcing a human
scale and natural environment.
9) Establish downtown as the major center for culture, entertainment and celebrations.
10) Improve the number and distribution of parking spaces within downtown, and when
appropriate, utilize parking as a buffer between competing land uses.
11) Reinforce and strengthen the network of green spaces, providing a variety of
experiences while enhancing comfort in the downtown environment.
12) Maintain and improve the diversity of shopping opportunities.
13) Define, maintain and buffer the edges of downtown as related to surrounding
neighborhoods.
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Neighborhoods
Goal: Strengthen and reinforce the character of the City's existing neighborhoods
while promoting a range of housing choices.
Objectives:
1) Develop a variety of housing choices in existing neighborhoods through a balance of
preservation, rehabilitation and new construction.
2) Develop new housing in appropriate locations which is integrated with the
community, sensitive to its setting and attractive in design.
3) Achieve harmony between neighborhood land uses and surrounding development.
4) Strengthen the livability of neighborhoods through improved safety, reinvestment and
community involvement.
5) Reinforce and improve the linkages between neighborhoods and the downtown,
nearby parks and the City's recreational amenities.
6) Historic preservation of structures where feasible.
7) Create cohesive neighborhood units which foster increased communication,
neighborhood identity, and improved interaction.
8) Encourage individual private property owner pride and initiative in keeping
neighborhoods strong.
Economic Development
Goal: Encourage and facilitate a healthy and growing economy in the South
Haven Area.
Objectives:
1) Create new jobs through retention and expansion of existing employers and the
attraction of new companies.
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2) Target the manufacturing sector of the economy as the primary focus of new job
creation (including, but net limited to research, design, engineering, administration and
production).
3) Work to attract educational institutions and training institutions to improve
opportunities for job training and continuing education.
4) Develop a large business park to accommodate new and expanding business and
manufacturing development. Continue to look at expansion of industrial properties.
5) Continue an aggressive business and industrial development marketing program to
support business attraction and retention.
6) Support reuse and redevelopment of older industrial sites throughout the City.
7) Continue to upgrade and enhance the City's transportation and infrastructure system
to satisfy the needs of business and industry.
8) Coordinate activities with surrounding jurisdictions as a means of supporting
economic development initiatives area-wide and promoting a positive and strong image
for the Greater South Haven Community.
9) Encourage establishment of technical and educational support programs which
match residents with industry needs.
10) Create an advanced business climate to maximize employment opportunities for
residents and meet the future technology requirements of business and industry.
11) Affect the continued operation of the Palisades Power Plant.
12) Develop new methods for aggressive business attraction using financial incentives
to promote business and industry investment within the City.
Tourism/Recreation
Goal: Reinforce and strengthen South Haven's role as a resort and tourist
community serving the Midwest.
Objectives:
1) Promote South Haven as a place which is attractive to resorters, destination
vacationers and day-tourists alike.
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2) Strengthen the diversity of shopping, recreational and entertainment opportunities
available to all visitors.
3) Improve accessibility into South Haven, particularly from Kalamazoo.
4) Maintain and enhance the natural beauty of the City, making its physical assets both
accessible and 5) memorable to visitors.
6) Satisfy community-wide recreation needs as set forth in the 1993 Combined
Recreation Plan or any subsequently adopted regional recreation plan.
7) Maintain a high level of hospitality and service for residents and tourists alike.
8) Protect and improve public access to the lakefront and River.
Transportation and Public Facilities
Goal: Maintain and upgrade infrastructure and transportation systems within the
City to meet the needs of residents, businesses and visitors.
Objectives:
1) Develop a comprehensive, safe and efficient transportation system which maximizes
travel options, including the automobile, bike paths, sidewalks and river crossing
choices.
2) Develop adequate parking to meet resident and visitor needs.
3) Improve and maintain the City's sewer and water system and its capacity to satisfy
future long term needs. Coordinate infrastructure construction with road construction.
4) Encourage development of information technology infrastructure.
5) Maintain the long term function and capacity of the City's arterial highway system as
well as connecting roadways by working closely with MDOT, the County Road
Commission and adjacent jurisdictions.
6) Enhance harbor facilities to encourage passenger vessels.
7) Maintain a cost effective and efficient electrical distribution system adequate to
service South Haven and its neighboring communities.
8) Improve facilities which provide amenities and services to tourists and visitors.
9) Improve and maintain facilities which provide access to public waterfronts.
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10) Improve and maintain City Hall to make it more customer-friendly.
Public Services
Goal: Support high quality educational, human service, health and safety support
services to all businesses and residents within the Greater South Haven Area.
Objectives:
1) Provide comprehensive and cost effective police protection, fire protection and
ambulance service.
2) Support infrastructure needs and development of hospital and medical services.
3) Encourage public/private self-sufficiency programs and Americans with Disabilities
Act accessibility for individuals with special needs.
4) Support infrastructure needs for growth of educational services.
5) Support improvement in quality of the education system.
Intergovernmental Cooperation
Goal: Improve cooperation and coordination between surrounding jurisdictions
and the City.
Objectives:
1) Support a region-wide public transportation system that connects to rail and airport
services.
2) Support regional 911 dispatch services.
3) Coordinate efforts to promote economic development and tourism for the Greater
South Haven Area to the mutual benefit of all jurisdictions.
4) Educate the public on the achievements in regional cooperation.
5) Investigate cooperation in cemetery and police services.
6) Promote a regional library authority to allow access to the library to people living in all
jurisdictions within the South Haven School system.
7) Cooperate with surrounding townships to promote affordable housing.
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8) Support and coordinate development of bicycle trailways and promote trailway
tourism.
9) Coordinate control of access and curb cuts on major thoroughfares.
10) Promote a cooperative master plan process to achieve common goals.
11) Coordinate planning and zoning in border areas.
12) Create a regional recreation authority to provide sports facilities and youth
programs.
POLICIES
Policies are statements to guide the City Council, Planning Commission, other boards,
authorities and City Departments in making decisions and developing programs to serve
citizens. Following are policies developed based on the goals and objectives to guide
future decisions in the City of South Haven. The policies are organized by general
category first, and then by area of the City (see Map 6-1 at end of Chapter).
Transportation Policies
1)
Install a sign notifying when the bridge is up, on Phoenix and North Shore Drive
to alert vehicles that the Black River Bridge is raised and to pursue alternate
routes.
2)
Improve directional signage both inside and outside of the City.
3)
Create a system of municipal signage to promote beaches, parks, boat launches
and local attractions.
4)
Improve traffic situation in the Broadway/Dyckman/Bridge area.
5)
Promote a bike-friendly city.
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6)
Seek to increase the capacity of the Black River Bridge for pedestrians and bikes
by constructing new walkway attachments and using existing walkways for traffic
movement.
7)
Improve traffic situation in North Beach area.
8)
Connect Kal-Haven and Van Buren trailways to downtown, beaches and Van
Buren State Park.
9)
Investigate a chain ferry or water taxi service.
10)
Upgrade Baseline Road and Blue Star Highway to serve as an alternate route to
the downtown (and around the River), in cooperation with the Allegan and Van
Buren County Road Commissions.
11)
Phoenix Street between Blue Star Hwy and Broadway, convert to left turn lane,
single traffic lanes and bike paths.
12)
The City and South Haven Township should jointly petition the MDOT to upgrade
M-43 by adding a passing lane in strategic locations to facilitate easier left-turns.
13)
Seek to expand parking within the western blocks of the downtown and along or
in proximity to the riverfront while minimizing impacts on adjacent residences and
respecting preservation or enhancement of views of the River.
14)
Redesign South Beach parking lot to improve circulation, curbing, appearance,
landscaping, safety for pedestrians and number of spaces.
15)
Support creation of a shuttle system (could be public or private) which connects
non-beach parking lots to the City's beach areas during peak summer months.
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16)
Add landscape treatments to the median of Blue Star Highway to improve its
character as well as that of the City.
17)
Seek to acquire an easement which will permit the construction of the KaI-Haven
Trail into downtown. Create a system of trails that do not rely on sidewalks and
streets but are linked to them; to new development as it occurs; and to existing
and planned park facilities. Consult with the Friends of the Kal-Haven Trail to
coordinate the existing trail with the link to downtown.
18)
Complete the Harborwalk system from North Beach to South Beach. Provide
historic markers, benches, viewing areas, exercise stations and connections to
existing parks as appropriate.
19)
Improve pedestrian and bicycle access to the key destination points and activity
centers of the City, including bicycle parking at the Library/Post Office, Riverfront
Park and other areas in the downtown. Improve pedestrian and bicycle access
routes from residential areas to Wal-Mart, the High School, the Hospital and
D&W.
20)
Consider development of travel options for peak tourist periods and for those
without access to private automobiles, including for example, a bus shuttle from
downtown to the North Beach, horse carriages between South Beach, Downtown
and the North Beach, water taxi service along the river.
Intergovernmental Policies
1)
Support continued operation of the regional public transportation system by
working with adjacent Townships and the County to ensure a dependable and
flexible route system.
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2)
Communicate with other jurisdictions on issues larger than those of individual
jurisdictions (i.e., transportation, infrastructure, tourism, business attraction, etc.)
3)
Consider the feasibility of combining public services in order to enhance
efficiencies and reduce overall costs in areas such as cemetery, parks,
recreation, library and police services. This should include discussion regarding
the creation of a public service authority with representation of all participating
units of government.
4)
Develop a joint set of guidelines regarding future land use and development
especially on properties along Blue Star Highway.
5)
Jointly develop with adjacent Townships a planned program for expansion of City
services and/or annexation at appropriate times or circumstances.
Public Services and Facilities Policies
1)
Develop a focus group to undertake a community public services needs analysis,
from both the citizen and business perspective.
2)
Support programs designed to meet continuing education and employment
needs of all within the community.
3)
Evaluate the creation of a community wide rental code which addresses the
issue of weekly rental properties in residential neighborhoods, especially where
more than one family is involved. Review and update the housing code as
necessary for compatibility and consistency with any rental code and to achieve
the objective of maintaining a quality housing stock in the City.
4)
Support creation of a community college in the City.
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5)
Upgrade the current sewer and water infrastructure system as necessary to
satisfy the 1994 (and any subsequent) service agreement with Casco and South
Haven Townships and to meet long term growth demands, as well as meet DEQ
requirements.
6)
Maintain and upgrade as necessary police, fire and emergency services facilities
and equipment to continue to meet community needs.
7)
Develop City buildings in locations and facilities that are adequate to meet the
intended purpose and contribute to appropriate use of abutting lands.
Economic Development Policies
1)
Provide sufficient land, both within existing industrial areas and planned areas, to
satisfy a wide variety of business needs.
2)
Continue and expand the number and frequency of meetings with South Haven
area companies to monitor their needs and desires. Develop responsive and
proactive strategies to support and promote business development as a result.
3)
Develop a marketing program for commercial and industrial properties with a
goal to increase occupancy above 95%.
4)
Work with Lake Michigan College to provide job training and skill enhancement
services to meet the needs of manufacturers.
5)
Continue to work with the Michigan Economic Development Corporation and
State Jobs Commission to identify relocating business and industry needs in
order to determine how South Haven might be able to meet those needs.
6)
Identify sites for future industrial growth.
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7)
Finalize implementation of the South Haven I-196 Industrial Park.
8)
Maintain and periodically update a promotional package which describes the
community, area businesses, community services and recreational opportunities.
9)
Develop a community profile for industrial and commercial development and
utilize the package for a website presentation and direct mailings to targeted
businesses and industries, development agencies, development consultants, and
trade shows. Consistently follow up developer and corporate inquiries.
10)
Working with the DDA and downtown merchants, prepare a target list of
businesses and recreation programs which should be brought to the community.
11)
Continue to identify key issues related to reuse and redevelopment (i.e., site
cleanup, building removal/renovation, etc.), and work with property owners and
the State to cleanup contaminated properties for reuse. Seek financing support to
aid in property revitalization efforts.
12)
Continue to improve roadway, water, sewer and electric services in industrial
districts. Monitor industrial district customer satisfaction in utility and
infrastructure services with customer surveys.
Tourism/Recreation Policies
1)
Work with surrounding jurisdictions, the South Haven Chamber of Commerce,
the Lakeshore Convention and Visitor's Bureau, state and regional tourism
organizations to maximize exposure of tourism opportunities in South Haven and
the Greater South Haven Area.
2)
Expand the diversity of recreational opportunities available to the residents and
especially to the children of the South Haven area.
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3)
Identify and promote the Area's unique recreational and tourism opportunities.
Encourage development of marine related recreational opportunities, including
recreational diving.
4)
Upgrade the physical environment within downtown as an enticement to attract
citizens, tourists, and new businesses.
5)
Develop a positive image entry corridor into downtown from the freeway. Utilize
special signs and landscaping; improve landscaping where appropriate. The
terminus of the corridor should readily introduce the downtown and riverfront.
6)
Retain and improve existing views of the River and lakefront from public streets
and public property. Add landscape features to downtown parking lots and
streetscape, and, preserve existing open spaces and green spaces throughout
the City that are not targeted for development or redevelopment.
7)
Continue working with the South Haven Public Schools to achieve the
recommendations set forth in the Recreation Plan. Identify projects to implement
and seek grant funding as identified in the plan.
8)
Maintain and improve the City's major existing recreational facilities through the
addition of parking, increased handicap accessibility and improved landscaping
to achieve an improved appearance.
Residential Neighborhood Policies
1)
The desirable characteristics of each neighborhood, such as safety and well
maintained properties will be protected. Important neighborhood elements which
establish neighborhood character include: house scale, setback, street widths
and patterns, vegetation, street signs, use, and access for bicyclists, pedestrians
and drivers. Preservation will be fostered through zoning and housing codes.
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2)
Minimum lot size will vary based on historic neighborhood characteristics. In the
older areas of the City, a minimum lot size of 5,000 sq. ft. will be required, based
on original subdivision lot sizes. In other areas a minimum lot size of 8712 sq. ft.
(based on a typical 66' x 132' lot) will be required. In the Monroe Park
neighborhood, a minimum lot size of 2178 sq. ft. (based on the original cottage
lots of 33' x 66') will be required. High density residential development will be
encouraged in the proper zoning districts. In districts which permit higher density
residential development (RM-1, CBD, B-3), greater building heights may be
appropriate.
3)
Future development should be designed to minimize negative impacts on
sensitive lands (like high quality wetlands, steep slopes, or floodplains) while
providing natural open spaces. Residential planned unit developments will be
encouraged on properties with significant landscape features or sensitive lands.
4)
All new development in the City should be connected to City sewer and water.
5)
New development in all areas will incorporate features which are characteristic of
a city setting, including: public street construction standards, engineering
stormwater drainage standards, sidewalks, street lights, street trees, etc.
6)
Neighborhood residential infill activity which is compatible with the scale, density
and character of existing dwellings is encouraged.
7)
Utilize as appropriate, State and Federal funds to rehabilitate substandard
housing.
8)
Support the initiatives of the South Haven Housing Commission, Housing
Development Corporation, and Habitat for Humanity to provide affordable, livable
housing for low income residents of the City. The efforts of the South Haven
Housing Commission and Housing Development Corporation involve supporting
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the solicitation of new funds for home modernization as well as upgrading senior
citizen apartments as set forth in the Housing Commission Plan.
9)
Develop new procedures and standards which ensure long term compatibility
between existing and proposed commercial development and residential areas,
including the use of landscape buffers and screens.
10)
Conversion of property along zoning boundaries will be carefully monitored to
ensure that the integrity and character of the residential setting is retained.
Rezoning of parcels from residential to other uses will be considered in areas
designated for other uses in the Future Land Use Plan. Rezoning of parcels
along zoning boundaries should be incremental, and should only include areas of
land adjacent to the zoning district boundaries.
South Haven Housing Commission Long Term Goals
1)
Expand the supply of affordable housing including rental, homeownership and
rent to own through new construction, purchase and rehabilitation and Section 8
vouchers.
2)
Implement the Homeownership program by selling the fifty (50) scattered site
single family public housing homes to renters of the houses.
3)
Develop affordable assisted living housing for the elderly.
4)
Work with South Haven Area Senior Services (SHASS) to expand the Warren
Senior Community Center to meet the needs of a growing program and a
growing number of staff and volunteers.
5)
Continue applying for Housing Resource funds from MSHDA for the city and
administer those programs such as the Housing Rehabilitation Program for low
income homeowners.
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6)
Continue working with the newly formed Housing Development Corp. (HDC), a
MSHDA designated Community Housing Development Organization (CHDO), to
expand the supply of affordable housing in Allegan and Van Buren Counties.
7)
Continue working with Van Buren County Housing Continuum of Care and
organizations providing services to provide greater housing opportunities for the
homeless and those with special needs.
Zoning Policies
The Zoning Ordinance of the City of South Haven shall be the principal tool to regulate
land use change in a manner consistent with this Comprehensive Plan. Upon adoption
of the Comprehensive Plan, the City of South Haven Zoning Ordinance shall be
reviewed and updated (if necessary) anytime an amendment is made to this Plan, or at
least once every five years.
The following provisions of the Zoning Ordinance will be updated in 2002:
•
Create single-family residential districts which reflect the lot sizes as originally
subdivided, and create a 50 foot lot width district, a 66 foot lot width district, and a
33 foot lot width district. Change setback and lot area coverage regulations to
allow developing lots in a manner which is similar to the characteristics of the
existing structures in the neighborhood.
•
Permit attached accessory buildings in the rear yard. Eliminate the 35% rear
yard coverage requirement. Eliminate the 10 foot separation between structures
requirement. Eliminate Planning Commission review for accessory buildings
over 200 square feet. Permit accessory buildings in planned unit development
site condominiums if they do not encroach upon required open space areas.
•
Create a separate section on recreational unit regulations, clean up language.
•
State the required height for screening and clarify where landscaping is
acceptable as a substitute for a fence.
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•
Eliminate wall requirement for commercial and industrial development (fence or
landscaping screening requirement would continue and is located in 1709).
•
Eliminate the 75% open area requirement for fences. Fences shall still allow
passage of air to adjacent structures.
•
Permit porches, stairways and decks, open to the sky, to within 3 feet of a
property line, in both front and rear yards.
•
Reduce the landscaped buffer requirement to 5 feet in the B-1, B-2, B-3 and PB1 districts, to 10 feet in the B-4 district.
•
Remove the word "exclusive" and add language to clarify when a dwelling is
considered a two- or multiple-family dwelling.
•
Clarify that the half-story is a story with a floor level at or above the roof eave.
•
Permit second story additions (or up to permitted height) on existing wall lines of
legal nonconforming buildings.
•
Add marine services to the uses permitted in the B-3 district.
•
Remove marine terminal as a use for which parking is required.
•
Permit stairways on the beach by Planning Commission review.
•
Remove the RM-1 minimum lot area per dwelling unit requirement and replace
with a lot width and area that reflects the typical 66'x132' subdivision lot in the
area.
•
Eliminate the Gross and Net Lot Area definitions, replace with Lot Area definition.
•
Allow Zoning Administrator to approve lot splits, combinations and mergers, or
the Zoning Administrator may request that the Planning Commission approve.
•
Amend the RM-1 501.2 section which describes townhouses or condominiums to
reflect the approval granted in the Mariners Cove planned unit development
approval.
•
Change Major Thoroughfare to include non-residential streets.
•
Many of the special use permit standards are strict and make it difficult to
approve otherwise acceptable projects. Technically the applicant should request
a variance for standards which cannot be met, however the Planning
Commission has granted approval for special use proposals which have not met
the standards. This weakens the ordinance because another applicant can come
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back and show that precedent has been set. It is better to have standards which
are acceptable and that the applicants can meet. Staff has gone through the
special use standards and reduced some standards which seem unreasonably
strict.
•
Rewrite sign regulations in the zoning ordinance, with participation and
comments from business owners.
•
Reduce parking requirements by 20%.
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Policies Recommended for Each Area
AREA 1
1)
POLICY: A residential neighborhood environment will be encouraged within this
area. Characteristics will include City street and infrastructure design,
connectivity of streets and sidewalks between developments, common park
areas and pedestrian accessibility.
2)
POLICY: The new middle school will serve as a focal point around which new
development occurs in the area. Safe walking and biking opportunities should be
maximized between new developments and with the school.
3)
POLICY: The City and the school district will strive to maximize the utility of the
middle school property as a neighborhood asset. External recreational
opportunities will be supported to provide both an active and passive open space
setting which enhances the livability of adjacent developments. Public parkland
adjacent to school property, or in the vicinity should be pursued as the
opportunity presents itself and before the area is entirely developed.
4)
POLICY: All new subdivision developments in this area are encouraged to
connect to City sewer and water. New metes and bounds development more
than 300 hundred feet from a City sewer line may however, utilize private
systems until an area-wide City sewer and water network is complete.
5)
POLICY: Planned Unit Developments and linked subdivisions should be
encouraged for residential development where water and sewer is available.
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6)
POLICY: It is recommended that future development should reflect a pattern of
use that minimizes impacts on sensitive lands (like wetlands, steep slopes, or
floodplains) while providing natural open spaces. Residential planned unit
developments will be encouraged on properties with significant landscape
features or sensitive lands.
7)
POLICY: Pedestrian and bicycle connection between the east and west sides of
I-196 should be improved with dedicated bicycle paths and sidewalk. The City
should promote redesign of the I-196 bridge to allow for non-motorized traffic.
8)
POLICY: The City desires to discuss with the Casco Township policies and plans
which affect the long term physical character of this area.
AREA 2
1)
POLICY: A varied residential character will be encouraged which provides for
flexibility in development options, mixed development density, and a diversity of
housing choices.
2)
POLICY: Incentives will be utilized to encourage both single-family development
under R-1 zoning and residential planned unit developments which reflect a
cohesive neighborhood environment and the creation of accessible and linked
open spaces. Average development density will be five dwellings per acre with
single family lots ranging in size between 3700 square feet and 12,000 square
feet.
3)
POLICY: New development will incorporate features which are characteristic of a
city setting, including; curbs and gutters, sidewalks, street lights, street trees, etc.
4)
POLICY: As improvements are made to external street systems (especially
Baseline Road), sidewalks and bikeways will be provided to link new
development with the greater community area.
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5)
POLICY: All new development will be required to connect to City sewer and
water as it is available.
AREA 3
1)
POLICY: Maintain and enhance where feasible, view access to Lake Michigan
from public property. As property becomes available, acquire strategic sites for
parking, view retention and/or accessibility to the public beach if this can be
achieved without significant negative impacts on abutting property.
2)
POLICY: Improve pedestrian and biking accessibility to North Beach. This can be
accomplished by completing the riverwalk system and ensuring that new
development in adjacent areas incorporates pedestrian and biking connections.
3)
POLICY: Future land conversions within the area will be evaluated at least in part
based upon:
compatibility with adjacent uses;
contribution to achieving the goals of this Plan; and,
providing adequate parking for the development.
4)
POLICY: Physical linkages will be enhanced to the extent possible (using the
riverwalk, ferry service, widening sidewalks on the drawbridge and improving
North Shore Drive sidewalks) to strengthen the physical connection between
properties north and south of the River.
5)
POLICY: Traffic flow to and from North Beach should be improved during
summer months through carefully designed circulation improvements and/or
alternative means of transportation.
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AREA 4
1)
POLICY: Initiate discussions with the Michigan Department of Natural
Resources, the Parks Commission and affected property owners to identify a
strategy for extension of the Kal-Haven Trail into downtown.
2)
POLICY: Encourage mixed use development in this area which is responsive to
the physical limitations of the property yet compatible with adjacent land uses.
Waterfront commercial recreation activities should receive special consideration.
3)
POLICY: Work with the owners of the Celery Pond property to determine its
development potential in light of DNR wetland regulations. Identify development
capacity and measure this against current and anticipated street system
capacity. Develop a long term use strategy based upon which option best
balances limitations and opportunities,
4)
POLICY: The Dunkley Street Redevelopment District includes much of Area 4.
This district is slated for new infrastructure and development, based on future
proposals from developers. The City should be flexible regarding future zoning
of this area, because the future uses permitted in this area should be based on
the creativity of private developers. Likely future uses include condominiums,
marinas, marine services, retail and commercial, lodging and restaurants.
AREA 5
1)
POLICY: The City and South Haven Township should support redevelopment of
properties fronting on Blue Star Highway as retail, service and other commercial
uses. This should be in the form of zoning regulations which encourage
development, streetscape, landscaping, street signage, curbing and roadway
improvements which make the area safe and attractive from the point of view of
customers of potential developments.
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2)
POLICY: New development should provide adequate landscaping buffer adjacent
to the Kal-Haven Trail.
3)
POLICY: PUD's and linked subdivisions should be encouraged for residential
development where water and sewer is available.
4)
5)
POLICY: The City should support improvements to the I-196 interchanges which
enhance safety and easier traffic flow.
6)
POLICY: The City recommends limiting the number of access points and curb
cuts on Blue Star Highway in order to maintain traffic flow.
AREA 6
1)
POLICY: The City should encourage commercial development fronting on
Broadway, with landscape buffering between commercial and adjacent
residential properties.
2)
POLICY: Support residential neighborhood infill activity (building on vacant lots)
which is compatible with the scale, density and character of existing dwellings.
3)
POLICY: Develop new procedures and standards which ensure long term
compatibility between existing commercial and residential development including
but not limited to the use of landscape buffers and screens.
4)
POLICY: Permanent use of the South Beach Area as a public lakefront park
connected with the City's riverwalk, downtown, and neighborhoods, should be
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protected, maintained and improved for the long term. Adjacent future land use
activity should be compatible with its primary function as a public recreation
amenity.
5)
POLICY: Allow for some flexibility for zoning changes to allow commercial uses
or multiple family housing on Huron Street between Center and Kalamazoo
Streets.
6)
POLICY: The extension of the KaI-Haven Trail will be encouraged along Maple
Street or along the railroad right-of-way. Directional signage should be installed
on streets following routes appropriate for non-motorized traffic leading to
beaches, downtown, parks and bicycle trails.
AREA 7
1)
POLICY: The Blue Star Hwy and Broadway commercial areas should receive
attention to encourage improvement of the area, in the form of streetscape,
landscaping, signage, curbing and roadway improvements. Phoenix Street east
of Broadway and west of Blue Star Hwy should be preserved as a single-family
neighborhood. The area around the trailer park south of Superior Street should
be a focus for redevelopment.
2)
POLICY: Preservation and conservation of existing neighborhoods will be
emphasized as a priority within this area. Infill housing which is compatible with
its surroundings will be encouraged as appropriate in select areas.
3)
POLICY: Conversion of property along neighborhood edges should be carefully
monitored to ensure that the integrity and residential character of the setting is
retained, especially near downtown and along Phoenix Street.
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4)
properties fronting on Blue Star Highway to retail, service and other commercial
5)
6)
POLICY: As properties are converted from residential to commercial along major
streets, consideration will be given to rezoning requests for residential properties
which are adjacent to commercial uses and zones. Rezoning of properties from
residential to commercial use will be avoided in areas surrounded by residential
properties.
7)
POLICY: The residential neighborhood near the corner of Superior Street and
Blue Star Highway should be a focus for neighborhood improvements.
8)
9)
POLICY: Work with the owners of the Celery Pond property to determine its
development potential in light of DNR wetland regulations. Identify development
capacity and measure this against current and anticipated street system
capacity. Develop a long term use strategy based upon which option best
balances limitations and opportunities,
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AREA 8
1)
POLICY: The quality of the existing residential neighborhood will be maintained.
2)
POLICY: The City and South Haven Township should encourage commercial
development fronting on LaGrange Street and the southern portion of Bailey
Street, with landscape buffering between commercial and adjacent residential
properties.
3)
POLICY: As properties are converted from residential to commercial along major
streets, consideration will be given to rezoning requests for residential properties
which are adjacent to commercial uses and zones. Rezoning of properties from
residential to commercial use will be avoided in areas surrounded by residential
properties.
4)
POLICY: As redevelopment and/or reuse occurs, the City will enhance
compatibility between residential and non-residential uses, both through
screening and physical separation.
5)
POLICY: Working with the Housing Commission and neighborhood residents,
City officials should continue a home ownership program promoting the transfer
of properties and residences under City control to private ownership.
6)
POLICY: With the assistance of the community police officer and residents of
Elkenburg Park, neighborhood programs which improve the quality of life should
be initiated, including re-establishment of neighborhood watch and creation of a
neighborhood community center in the police substation.
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AREA 9
1)
POLICY: New residential development will be supported which is compatible with
the character of existing development, retains natural features, and promotes a
diversity of housing options.
2)
3)
POLICY: While the PUD concept is considered to be a way to ensure new
development is consistent with the character of development in this area,
residential development that is exclusively multiple family housing will be
discouraged.
4)
POLICY: All new development which borders Lake Michigan will be required to
demonstrate compatibility with existing homesites and sensitive bluff property.
Areas designated as high risk erosion zones shall satisfy all local zoning and
State regulations for preservation and maintenance of erodable bluffs.
AREA 10
1)
properties fronting on Blue Star Highway and M-140 to retail, service and other
commercial uses. This should be in the form of zoning regulations which
encourage development, streetscape, landscaping, street signage, curbing and
roadway improvements which make the area safe and attractive from the point of
view of the public and potential developers.
2)
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3)
POLICY: Pedestrian and bicycle connections between the east and west sides of
4)
5)
POLICY: The City recommends that the area to the southeast of the Kalamazoo
Street industrial park be converted to nonresidential uses.
AREA 11
1)
POLICY: The City and Township should work together as new development
occurs in this area, to ensure compatibility between uses, to protect the
functional integrity of Blue Star Highway and to avoid continuing small lot strip
commercial development.
2)
properties fronting on Blue Star Highway to retail, service and other commercial
3)
POLICY: The City should prepare concepts for the creation of a new entry into
South Haven which focuses on physical improvements to the intersection of Blue
Star Highway and Phoenix Street.
4)
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5)
6)
7)
8)
POLICY: The City and South Haven Township should encourage commercial
development fronting on major streets, with landscape buffering between
commercial and adjacent residential properties.
9)
Clear sight vision from vehicles should be maintained with any new landscaping
added along major streets.
AREA 12
1)
POLICY: Development which preserves natural characteristics of land near the
river should be encouraged.
2)
3)
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AREA 13
1)
2)
3)
encouraged for residential development south of Phoenix Street, where water
and sewer is available.
4)
POLICY: New development along I-196 should integrate a landscaped buffer
strip to separate highway noise from residences.
AREA 14
1)
POLICY: The City will encourage business and industrial development in the I196 Business Park with a focus on job creation and new property value creation.
2)
POLICY: Pedestrian and bicycle access between Area 14 and neighborhoods
west of I-196 should be improved. The City should promote redesign of the I-196
bridge to allow for non-motorized traffic.
3)
POLICY: Phoenix Street development should include landscaping and signage
that enhance the entrance to the City from the east.
4)
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AREA 15
1)
properties fronting on Blue Star Highway and M-140 to retail, service and other
commercial uses. This should be in the form of streetscape, landscaping, street
signage, curbing, zoning regulations which encourage development and roadway
customers of potential developers.
2)
3)
POLICY: The City will market vacant industrial properties, do environmental
studies and environmental remediation within this Area to determine any physical
or environmental limitations relating to reuse. The LDFA will develop and
maintain infrastructure to promote development.
4)
POLICY: The City will continue to promote revitalization and redevelopment of
this Area.
5)
POLICY: The City will improve the compatibility between industrial properties and
adjacent residential neighborhoods as redevelopment occurs through the use of
landscape buffers and screening. The City and South Haven Township should
encourage commercial and retail uses along Blue Star Hwy and M-140, while
encouraging residential development on properties not on main streets.
6)
POLICY: The City should develop guidelines jointly with South Haven Township
for ensuring compatibility between the scattered residential subdivisions in this
Area and adjacent commercial properties.
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7)
POLICY: If consistent with this Plan, the Planning Commission should adopt the
Plan for industrial development of this area prepared by the LDFA as a formal
part of the City of South Haven Comprehensive Plan.
8)
POLICY: The extension of the KaI-Haven Trail will be encouraged along Maple
Street or along the railroad right-of-way and eventually to the Van Buren State
Park.
9)
POLICY: The National Motors/Everett Building/Overton Building/Belgravia
Building area is an area in transition. This area should be designated as the
Elkenburg Street Redevelopment District, and there should be a level of flexibility
in rezoning the area to allow mixed use development. A number of uses might
be acceptable in this area, including residential, multiple-family residential,
commercial, retail and light industrial. As development proposals are received,
rezoning of the area should be considered based on impacts on the adjacent
neighborhoods.
AREA 16
1)
POLICY: The area around the Celery Pond is an area in transition and should be
designated as the Dunkley Street Redevelopment area. There should be a level
of flexibility in rezoning the area to allow mixed use development. A number of
uses might be acceptable in this area, including residential, multiple-family
residential, commercial, retail and marine services. As development proposals
are received, rezoning of the area should be considered based on impacts on the
adjacent neighborhoods.
2)
POLICY: Increase the maximum height of structures permitted in the Central
Business District and the Dunkley Street Redevelopment Area.
3)
POLICY: Encourage high-density development for residents and resorters within
walking distance of the downtown, beaches and harbor.
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4)
POLICY: Move parking lots away from the waterfront and towards the outer
edges of the downtown.
5)
POLICY: Enhance the shopping and dining opportunities in downtown South
Haven by requiring commercial use of ground level floors of buildings on Phoenix
Street, Center Street and Broadway.
6)
POLICY: Encourage the development of a wide range of shopping and dining
opportunities within the downtown area which are easily accessible by
pedestrians without a need to use a vehicle.
7)
POLICY: Encourage narrow storefronts which increase the number of shops
available to the pedestrian over a given distance traveled.
8)
POLICY: Improve the visual connection between the Quaker Street area and the
waterfront.
9)
POLICY: Explore methods of transit connection between the downtown, highway
business area, North Beach, South Beach, and residential areas east of the City
on CR388.
10)
POLICY: Encourage improvements to back lots, alleys and backs of buildings in
the downtown.
11)
POLICY: When possible, encourage new structures with underground parking
structures, in some cases replacing existing street level parking, for example at
Huron Street parking lot or some of the larger parcels on Huron Street.
12)
POLICY: Amend harbor lines to match the existing dock lines on the Black River.
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13)
POLICY: Encourage marina services and boat launch/repair services to continue
operation on the river as valued providers of services to visitors.
14)
POLICY: The Broadway commercial areas should receive attention to encourage
improvement of the area, in the form of streetscape, landscaping, signage,
curbing and roadway improvements.
15)
POLICY: Through the zoning ordinance and site plan review, the Planning
Commission will support mixed use development/redevelopment opportunities
downtown and along the River through planned commercial/PUD zoning.
16)
POLICY: The City will continue to support measures aimed at maintaining its
primary commercial employment/office base downtown and maximizing the
opportunities for business attraction and retention.
17)
POLICY: Special activities, (i.e. Center of the City events/festivals), recreational
activities (boating/sledding/skating) and cultural activities (Maritime and Art
Museums) will continue to be clustered in or near downtown to maximize draw
and synergy.
18)
POLICY: The City will encourage the creation of new destination spots within
downtown, including but not limited to restaurants and hotels.
19)
POLICY: The City will play an active role in encouraging private development to
reinvest downtown.
20)
POLICY: The City will undertake studies of underutilized property (e.g., vacant
manufacturing/City fire hall) to assess the requirements and opportunities for
reuse.
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21)
POLICY: The City will continue to strengthen the opportunities to enjoy the
natural features of the Black River and Lake Michigan, by supporting wateroriented activities, events and places which are natural attractions, as well as by
permitting compatible waterfront related commercial recreation development,
such as water taxis and passenger-carrying commercial marine operations.
22)
POLICY: The City will complete and thereafter maintain the riverwalk program
linking the North and South riverbanks with the North and South beaches.
23)
POLICY: KaI-Haven Trail will be brought into and through the center City as part
of an area wide trail system.
24)
POLICY: The City will work with downtown merchants and a consultant to
generate building facade guidelines to encourage physical improvements.
25)
POLICY: The City will generate a downtown streetscape plan which also relates
to the riverfront, Eagle, Huron and Quaker Streets.
26)
POLICY: The Downtown Development Authority (DDA) should work towards
improving the parking convenience of auto travelers and docking convenience of
boaters through improvement of physical and visual linkages to downtown.
27)
POLICY: The DDA should promote the downtown area as a people environment
where both the physical and visual connections to the riverfront are maximized.
This will be accomplished by retaining existing views, and utilizing trees,
plantings, lighting, and paving to enhance pedestrian comfort within the
downtown setting.
28)
POLICY: The City will continue to build upon its successes relating to community
festivals and events as a means to draw visitors and residents into the downtown
setting.
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29)
POLICY: The City will create a pedestrian friendly environment by: 1) improving
the visual and physical connection from parking areas to Phoenix Street; 2)
upgrading signs; 3) adding pocket parks; 4) improving crosswalks; 5) adding bike
racks in convenient locations.
30)
POLICY: The City will continue to support residential infill within the downtown
setting (like the new complex on Williams Street).
31)
32)
POLICY: The Planning Commission will continue to support revisions to existing
ordinances that will increase the ability to utilize second level space within
downtown for residential purposes.
33)
POLICY: The Planning Commission will encourage retention of existing
residential structures around the edges of downtown.
34)
POLICY: The Planning Commission will encourage the visual screening and
filtering of views between neighborhoods and adjacent commercial parking,
alleys and future redevelopment areas.
35)
POLICY: The Planning Commission will discourage commercial expansion into
adjacent residential areas. Professional and business offices may be permitted
along the edge properties if the character of the existing structure remains
relatively unchanged and sufficient space is not available elsewhere. Zoning
districts will establish these boundaries.
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36)
POLICY: The DDA should seek to soften the pedestrian environment by: 1)
landscaping existing parking areas; 2) bringing streetscape characteristics into
parking areas; 3) utilizing street trees to improve comfort and provide visual
continuity; and 4) creating mini sitting areas for the downtown visitor.
37)
POLICY: The City should seek to maximize parking opportunities within the
downtown by acquiring strategically located properties as they become available
according to a coordinated parking plan which maximizes parking proximity to
businesses.
38)
POLICY: The DDA should consider opportunities to improve pedestrian
connections from parking areas to Phoenix and Center Streets through strategic
building acquisition and removal as a means of creating a pedestrian oriented
shopping environment.
39)
POLICY: The DDA should seek to attract businesses into the downtown which
complement, reinforce and/or support the pedestrian shopping experience.
40)
POLICY: If consistent with this Plan, the Planning Commission will adopt future
Downtown Development Plans as a formal part of the City of South Haven
Comprehensive Plan.
41)
POLICY: The DDA should encourage dumpster screening and limit the number
of dumpsters on public property to reduce blight.
42)
POLICY: The DDA should prioritize streetscaping of alleys, creation of pocket
parks and establishing pedestrian passageways between streets.
43)
POLICY: The DDA should provide low interest loans for maintenance, restoration
and renovation of historic structures.
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Chapter Seven
Future Land Use
INTRODUCTION
Desired future land use arrangements may be difficult to understand if a community
were to rely only on the goals, objectives, and policies in Chapter Six. A generalized
description of future land use arrangements that represents one consistent
implementation of adopted goals, objectives, and policies is a valuable aid. It is easiest
to understand if accompanied with a map. This chapter presents both a Future Land
Use Map and accompanying text to guide future land use and infrastructure decisions in
addition to the goals, objectives and policies of Chapter Six.
The Future Land Use Map accompanying the description of future land use in this
Chapter (see Map 7-1) seeks to anticipate community land use arrangements for 20-30
years. The Future Land Use Map has been formulated based on information in the
preceding chapters. The land use arrangements are based on analysis of existing land
use, impacts of area trends, projected future land use needs if current trends continue,
characteristics of vacant land, and community needs for a strong employment base. All
land use arrangements are intended to be consistent with the goals, objectives, and
policies presented in Chapter Six.
A few key planning and design principles were used to evaluate alternative land use
arrangements leading to this Plan. With slightly different trends and projections,
application of the same principles could lead to different conclusions and different land
use arrangements. However, these differences would be related more to the amount of
particular land uses than their location or relative relationships to adjoining uses. For
example, if a large mixed use development (e.g. 1000 single family dwelling units plus
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some commercial) were built near the City or if a large single employer would enter the
scene (e.g. an auto manufacturing facility) then land use arrangements in this Plan must
be reexamined. Likewise, there are many areas in which different land use
arrangements would be satisfactory providing they remained in keeping with these basic
planning principles. Because of changing conditions, it is crucial that this Plan be
regularly reviewed and updated at least once each five years to insure its continued
relevance in planning for future land use needs.
PLANNING AND DESIGN PRINCIPLES
Future land use arrangements were determined based on compatibility with surrounding
land uses, natural capacity of the land for particular uses, availability of necessary
infrastructure and services and consistency with goals, objectives and policies.
The following planning and design principles are the technical foundation in support of
the proposed land use arrangements graphically depicted on the Future Land Use map.
The planning principles listed below are implemented primarily through zoning
regulations and applied during the site plan review process. These principles are
consistent with the goals, objectives, and policies in Chapter Six and should be a key
basis for reviewing any subsequent changes to the proposed Future Land Use Map.
These planning principles are:
•
Protection of Public Health and Safety
•
Conservation of Sensitive Natural Resources
•
Environmental Protection
•
Minimizing Public Service Costs
•
Efficiency and Convenience in Meeting Land Use Needs
•
Insuring Compatibility Between Land Uses (Nuisance Prevention)
•
Sustaining a Job Base Adequate to Support Families.
Often a land use decision based on one principle also advances another. For example,
prevention of filling or construction on floodplains protects public health and safety,
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conserves natural resources, protects the environment, and minimizes public service
costs (especially for relief efforts). It may also create a valuable buffer or open space
between uses and hence helps insure compatibility.
Protection of Public Health and Safety
Key situations in which this principle is applied include:
•
Avoiding construction in areas which present natural hazards. In the City these
include areas too close to the Lake Michigan shoreline at high risk from erosion from
wave action; floodplains; saturated soils and wetlands; soils not well suited for
support of foundations and steep slopes.
•
Avoiding construction in areas with soils contaminated by hazardous and/or toxic
waste until after they have been safely cleaned up and certified for reuse.
Conservation of Sensitive Natural Resources
Failure to consciously protect sensitive natural resources exposes a community to the
risk of destruction of those resources which are often the foundation for an area's
character and quality of life. Sensitive natural resources include wetlands, sand dunes,
areas supporting an abundance and diversity of wildlife, and unique wooded lands.
Poorly planned development in or near these areas can not only destroy the resource
and the natural character of the area, but can also result in higher public service costs
and gradual degradation of an area's tourism potential.
Environmental Protection
This principle aims at preventing pollution, impairment, or destruction of the
environment. While there is considerable overlap with natural resource conservation
issues, environmental protection measures focus primarily on air and water quality, and
the impact of activities where the water meets the land. Environmental quality is best
preserved by planning for appropriate land use activities in and near the waterfront and
preventing contamination of air, soil and water. This usually means conducting
environmental impact assessments before undertaking certain projects and insuring
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conformance with all applicable Federal, State and local environmental regulations as
new development or redevelopment occurs.
Minimizing Public Service Costs
Public service costs may be minimized by encouraging new land uses where existing
infrastructure is not used to capacity and where expansion can be most economically
supplied. This also results in compact settlement patterns, prevents sprawl, and is
usually favored by taxpayers because it results in the lowest public service costs both
for construction and maintenance.
Efficiency and Convenience in Meeting Land Use Needs
To be efficient in meeting future land use needs, existing infrastructure must be
optimally used and infrastructure expansion must occur in a manner which keeps the
costs low. It also means locating future land uses so that travel between activity centers
is minimized, for example, building schools, neighborhood commercial development,
and day care facilities, near the residential areas they serve. This saves municipal costs
on initial facility and road construction as well as on future maintenance. Because trips
are shorter, it reduces everyone's gasoline expenditures, and conserves fossil fuel
supplies for future use. It also reduces travel times and if auto, pedestrian and bicycle
travel are planned for, it increases modal opportunities.
Insuring Compatibility Between Land Uses
A central objective of land use planning is to locate future land uses so that they are
compatible with one another. This prevents future nuisance situations between adjacent
land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow,
shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible
land uses include factories, drive-in establishments, or auto repair facilities adjacent to
single family homes. With proper planning, land uses can be tiered to buffer impacts
and orderly development can occur. Examples include: commercial service
establishments on highway frontage with backlot wholesale, storage, or office uses
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abutting a residential area; or single family residential uses adjacent to park and
recreation areas.
Sustaining a Job Base Adequate to Support Families
A community that has a safe, quality environment, efficient services, and has
compatible land uses may not remain a good place to live without a job base that offers
sufficient wages to support families. While not all jobs that support families living in
South Haven need to be located within South Haven because of excellent transportation
facilities connecting to other job markets, without an enlarging job base in the City,
growing public services costs must be spread across homeowners in greater
proportions as time marches on. New jobs in abutting Townships will help meet this
need, and may help pay for certain direct public service costs (like sewer and water, if
provided by the City) but will not contribute to paying for broader public service costs
unless located within the City.
Community Character
When applying the above planning principles to new development proposals, one of the
key considerations is compatibility with the character of existing development in an
area. In describing the character of South Haven, many descriptive words and phrases
come to mind, among them: quiet, friendly, clean, small town, bountiful natural assets,
and good location. Chapter Two documents the existing community character of South
Haven.
Development
Almost all of the land in private ownership in South Haven is developed. The City
should use zoning and public improvements to insure that the remaining undeveloped
lands are neither over nor under developed, and that new development is compatible
with adjacent, existing development.
It is also likely that the City will face development proposals in the next two decades for
the redevelopment of existing properties. This has already occurred on a few parcels
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along the waterfront. It may accelerate (if permitted) into replacement of cottages with
large houses or densely packed condominiums. Without proper land development
regulation, the character of the community could be significantly changed. Walling off
the waterfront will not advance that goal. Downtown redevelopment needs to carefully
consider the size and scale of what is there. For example, new single story buildings
should not be allowed downtown and exterior facades of new buildings, or buildings
undergoing rehabilitation, should be compatible with those of adjacent structures.
As new development occurs on vacant land and on land abutting City limits, special
efforts should be taken to place each project in the context of the whole community and
not view it as an isolated element. Each new development should blend with the natural
and built environment around it, be linked to it in safe and convenient ways and
contribute to the unique small town character of South Haven that is widely recognized
and enjoyed by so many.
Tourism
A sustained tourist-oriented business sector is something that many South Haven
business owners want to continue. Yet the increased activity and congestion that go
with successful tourism are characteristics which may negatively impact on abutting
neighborhoods. New tourist related downtown development and associated
infrastructure improvements need to be planned so as to support the quality of (rather
than diminish the quality of) abutting neighborhoods.
Blending the Resort Areas with the Year Round Community
There will probably always be a division within the community between resort and
seasonal areas and year-round areas. Recognizing the importance of each and fair
representation of both in community decision making will be an ongoing challenge in
making future land use and infrastructure decisions. Achieving and maintaining a
balance will be the key to long term success. The existing commercial and residential
areas are generally well separated and the demarcation lines are fairly clear. It will be
144
important that they remain essentially where they are as far as new commercial activity,
or the necessary balance may be lost.
Year Round Employment/Industrial Development
Historically, South Haven has had a strong industrial base for its size and the recent
annexation of land for industrial development can expand this sector. If the industrial
sector does not continue to expand, the City could become even more seasonal and
retirement oriented than it already is. This in turn would further reduce the capacity of
existing commercial businesses to operate year round and further hinder the delivery of
certain services such as education. New industrial development is both needed and
desirable. There are appropriate locations available, and the City should continue its
efforts to market this space,
add to it as needed, and insure that improvements in quality of life are maintained and
improved to help attract good employers.
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FUTURE LAND USE
The mapping of future land use is a pictorial extension of the goals and policies stated
in this Plan. Land use is the primary purpose for which a parcel of land is occupied. This
Plan is designed to promote orderly development and ensure that appropriate areas are
available for all classes of land uses anticipated to be needed within the planning area
during the planning period (roughly 20 years) based on existing trends. This
Comprehensive Plan promotes orderly development in a number of other ways. Home
owners can invest in their properties with protection from the intrusion and impact of
incompatible uses in the neighborhood. Overcrowding can be avoided. The City and
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utility companies can adequately plan for the services needed in (re)developing areas
and ensure that adequate land has been anticipated for all necessary uses.
Each of the major classes of future land use are described below. Descriptions of
planning areas or neighborhoods are also provided to supplement the general land uses
depicted on Map 7-1.
Conservation Areas
This category embodies environmentally sensitive or "conservation" areas, as they are
referred to here existing parks and recreational resources in the City which were
identified on the Recreation Facilities and Community Facilities maps. Conservation
areas include sand dunes, wetlands, floodplains, streams, creeks and drains, the Black
River and areas at high risk of erosion along Lake Michigan. These areas present
severe limitations for development and are proposed for very limited future development
in keeping with their fragility and importance in buffering Lake Michigan storms, filtering
and storing water during periods of flooding, draining storm water from land, providing
habitat for a wide range of plants and animals, and for their wide ranging open space
values.
South Haven's water resources, sand dunes, and other natural assets make it a
desirable place to live. Destroying these resources would destroy the essential qualities
which continue to attract residents and tourists to the area. Therefore, future actions
and policies to protect the natural environment will be of utmost importance. These
lands should be managed to remain as near to their natural state as possible. Only
when other public purposes with broad public benefits demand it, should these lands be
altered to accommodate other uses. The City Zoning Ordinance should be amended to
include better conservation of these sensitive natural resources.
Parks
Existing parks and recreational resources in the City which were identified on the
Recreation Facilities Map are included in this category. For the most part these are
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existing facilities except for proposed new facilities in the vicinity of Baseline Middle
School.
Waterfront and Related Commercial/Recreation
Portions of Planning Area 16, 4 and 5 - The Riverfront area of South Haven is critical
to the future of the City of South Haven in terms of financial health and quality of life. It
should retain the character typical of a waterfront resort and be protected from changes
that would make it less accessible and more shut off from adjacent areas of the City.
The elements that contribute to the waterfront character include the boat slips lining the
riverfront, sightseeing and fishing boats, and architecture with a nautical theme.
Wherever possible, views of the water and of waterfront structures should be
maintained, and new buildings not permitted to infill the few open locations on the south
bank of the Black River.
Planning Area 3- Existing bed and breakfast and other resort establishments on both
sides of the street along the Lake Michigan shoreline and north of the River should be
encouraged to adopt small scale theme signs. When remodeling main buildings and
accessory structures, or when developing new resort properties, a residential or
"waterfront inn" character should be encouraged if compatible with adjacent uses.
Buildings should not exceed two stories, and should be oriented on each parcel to
permit views of the water from the street.
Portions of Planning Area 6- In the bluff area of Lake Michigan, south of the mouth of
the Black River, the residential character should be maintained. There may occur the
demand to remodel smaller homes, increasing their size, or to tear down small homes
and build larger homes on small lots. This could change the character of the
neighborhood, and where property owners intend to do this, the City should work with
them to find architectural solutions that retain the character of the neighborhood.
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Downtown Business/Retail Center
Planning Area 16- The Downtown is still evolving, with new construction projects
occurring in 1995. Downtown improvement plans have been implemented, at least
partially, over the last few decades. The Downtown Development Plan should be
updated, formally reviewed by the Planning Commission and once consistent with this
Plan, adopted as a part of it. Figure 7-1 illustrates possible improvements to be made in
the next version of the Downtown Development Plan.
The Downtown should be a people-oriented center that mixes commercial, residential,
governmental, waterfront, tourist and event functions. New uses for vacant land or
buildings (especially abandoned industrial buildings) should be actively pursued by the
Downtown Development Authority.
The City should establish a visual connection between Downtown and the Riverfront
area. Strong visual elements repeated along Center and Kalamazoo Streets from Huron
to Williams Streets should be used. All or several of the following techniques could be
used to accomplish this improvement:
•
Special paving pattern on streets
•
Same paving material and pattern could include both the sidewalk and the street
•
Ornamental lighting fixtures at frequent intervals
•
Bollards at edge of curb to separate sidewalk from street
•
Planter boxes all of the same style, such as painted wood (but not pressure
treated lumber or fiberglass)
•
Baskets of flowers hanging from light fixtures.
The City should improve the visual quality of downtown. Specific improvements could
include:
•
Replace as much of the excessive concrete as possible
•
Replace massive concrete curbs with stone
•
Either replace sidewalks with stone, brick or manufactured pavers or cut strips of
stone, brick or pavers into existing concrete sidewalks
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•
Continue storefront renovations by sponsoring a downtown facade study,
including design guidelines for use by property owners as they remodel or
upgrade their properties. Many stores have begun the process, and this process
needs to include all downtown buildings. The City should encourage or develop
incentives for property owners to tear off cover-up facade treatments. Where
there is not an historic facade underneath, remodel with similar materials and
shapes or nearby historic building facades.
•
Continue sign renovations. Complete a sign study to show each storefront owner
how to create a special sign. Encourage unique, but not garish hanging signs.
Eliminate illuminated awnings.
•
Change all downtown street name signs to a different style. Pick a theme color,
lettering and shape.
•
The City should soften the large parking lot between Huron, Phoenix, Center and
Broadway. It is especially important to open a tree planting strip along Huron.
This should be about 30 feet in width. Replace concrete divider curbs in middle of
lot with shrub planting beds. Provide strips about 5 feet wide. Use showy plants
such as different colors of Lilacs (not Burning Bush, it is used everywhere).
•
Where trees are planted along streets in the downtown (with the exception of
Phoenix Street, discussed earlier), or on open areas of larger sites downtown,
use columnar trees to avoid blocking views toward the River. There are columnar
Maples, Beech and Crabapples. Do not avoid using trees, they are needed to
soften and provide nature.
•
Plant street trees along the broader streets approaching downtown from the
highway. These streets need softening. The streets where trees are needed
include Broadway, Phoenix east of Pearl; LaGrange, Bailey and Phillips Streets
(go into Planning Areas 6, 7 and 8).
•
Overhead power lines-the City utility service should either bury them throughout
downtown or move them to a mid-block location, behind stores.
•
Retain the buildings in the central business district (CBD) at two to three stories
high. Prohibit one-story construction downtown.
•
Encourage residential use of floors above the first.
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Residential Neighborhoods
The City should preserve the character of the unique residential neighborhoods in the
City of South Haven while allowing reasonable growth to occur as nearby vacant land is
developed and as property owners seek to upgrade their homes and yards over time.
The City should also seek to preserve those natural features in or next to the
neighborhoods, such as the Black River or the beaches.
Planning Area 1 - This area includes land that is both within the City and land that is
within Casco Township, adjacent to the north edge of the City. Land within the City
includes the new Middle School on Baseline Road. Most of this Planning Area is
available for development. By continuing current zoning that permits lots ranging from
12,000 to 40,000 sq. ft., about 200 homes can be accommodated. The density should
be 12,000 sq. ft. or less to serve as a transition to larger lot development to the north
from the higher density of homes in Planning Area 2, immediately to the south. Sanitary
sewers will be needed to develop at this density.
Permitting a density of one lot per 12,000 sq. ft will also concentrate homes around the
school, reinforcing its use as an important community facility. New development should
include provisions for pedestrian connections to the school and a linked path and
pedestrian sidewalk system.
The City should also work with Casco Township to select and develop a site for a local
park, to provide facilities not provided by the school before all land in this area is
acquired by developers. It could be adjacent to the Middle School, or elsewhere in this
Area.
Planning Area 2 - Planning Area 2 is located between the Black River and Baseline
Road, and extends east from North Shore Drive to the City limits just west of Blue Star
Highway. The existing character of this neighborhood is varied. There are large homes
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facing North Shore Drive, loop-street subdivisions and homes lining straight streets.
Portions of the area are wooded.
The City should promote the use of PUD development in this area to achieve flexible
solutions to creating a cohesive natural and built environment and the retention of open
spaces. Of the nearly 100 acres of vacant land , about 75 acres is available for
residential development. This includes a small vacant wetland (see Map 4-2). New
development should average five dwellings per acre, ranging from 3,700 to 12,000
square feet. New development should recognize and extend the existing functional and
spatial structure. Functional structure includes street layouts, sidewalks and bike trails.
A positive spatial structure links open spaces, vegetation masses, building scale and
visual character. It will be important to link this residential area with the new Middle
School located directly across Baseline Road. It will also enhance the quality of life of
the residents to have bike and pedestrian links with the riverfront and marinas at the
south end of this Area. This would permit the building of approximately 400 dwelling
units at an average density of 5 units per acre.
Planning Area 3 - Portions of this Planning Area were discussed under the subject of
waterfront and related commercial/recreation land use. This discussion will concentrate
on the residential areas along North Shore Drive, to the north of Dyckman Avenue.
North along North Shore Drive from Dyckman Avenue, where the strip between the road
and the shore becomes narrower, the neighborhood should remain less dense. The City
and Casco Township should try to retain the homes on both sides of the road with broad
lawns and scattered trees. This neighborhood serves as an entrance to the City,
beginning with neighborhoods that are more wooded, and changing to more intense
development closer to the Black River. Land conversions will be an important issue as
there is little vacant land in this area. Land conversion should be carefully regulated to
avoid an increase in density, land area coverage and change in character from low and
moderate density to high density. Existing multi-family zoning should not be expanded
in this area.
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Access to Lake Michigan and adequate parking should be increased as opportunities
become available. A shuttle system connecting this Area with Downtown should be
developed to ease congestion on local roads during the summer months.
Planning Area 4 - This Area is along the south side of the Black River, just north of
Dyckman Avenue, and extends from the drawbridge to the Blue Star Highway. It
contains the sewer treatment plant and public marina/boat launch. While largely vacant
in 2003, it is proposed for future use as a mixed use district with commercial, recreation
and residential uses permitted. A combination of its location along the Black River and
penetration by the Kal-Haven Trail suggests new development be related to the
recreation opportunities of those two features and proximity to Downtown. Existing
zoning should be changed to a new waterfront commercial/recreation zone with
encouragement for use of PUD. Street improvements are necessary to accommodate
any significant new development. Development of this area needs to be flexible to future
market needs and to protection of sensitive environments in the area (Celery Pond and
wetlands along the Black River). The City will need to carefully consider that much of
this area is floodplain, and new buildings should be severely limited in floodplain areas.
Additional open space and recreational use should be considered as the best uses for
floodplain areas not yet developed.
Planning Area 5 - This area lies between the Blue Star Highway and Interstate I-196,
and extends from Phoenix Street north to Base Line Road. This Area is mostly within
South Haven Township.
Large lot development should remain along the north side of the Black River.
Conversion to higher density uses adjacent to the River should be prevented. The KalHaven Trail runs along the south side of the River and serves as a buffer for the River.
Residential areas should be connected to but buffered from the Trail.
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Small lot single family or multi-family development should be considered for the vacant
area north of the mobile home park.
Creation of a park in this area will be needed if new residential development occurs. It
may be easiest to achieve in conjunction with any new residential development.
Planning Area 6 - This residential area is southwest of the Downtown. It extends from
the Black River on the north, south to South Haven Street, and from Lake Michigan east
to LaGrange/Broadway Streets.
Planning Area 6 is fully developed and faces important future land use issues dealing
with maintaining neighborhood character, while improving or maintaining infrastructure
and transitions to adjacent land uses.
The City should set up a program to protect existing trees or replace those damaged
through neglect and utility work. Trees should be a priority over utility location selection
and in methods for working near existing trees.
Identify and encourage historic preservation where structures are historically significant.
Pedestrian and bikepath connections to the lakefront, riverfront, and Downtown,
including the extension of the Kal-Haven Trail from the Downtown through Area 6 to the
south should be identified. Map 7-1a illustrates a path along City streets Downtown, but
further analysis may identify a better route.
As a transition into the Downtown, the City should review the zoning of the multi-family
residential district in the blocks adjacent to Downtown. Some rezoning to single family
residential may better achieve conservation of this transition area. This district should
permit an average density of 10 dwelling units per acre.
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Planning Area 7 - This is another large residential neighborhood. It is located between
Broadway Street on the west and the Blue Star Highway on the east. It extends from
South Haven Street to Dyckman Avenue and Conger Street to the north.
Houses are more varied in age and style in the area east of Broadway. Here the street
pattern does not closely follow a grid, and sight lines along streets are shorter. Many of
the houses are two-stories high, and date from the early to mid-part of this century.
There is very little vacant land.
Conservation and preservation of homes in this Area is a priority. Residential structures
should be protected by controlling the character of development in transition areas, by
ensuring that there are appropriate screening and buffers between different land uses
and by limiting the removal of housing and the conversion to higher density housing.
Infill housing is encouraged where lots are adequate and the character of the new units
are compatible with nearby homes.
Where removals of structures are necessary, the land should be reused for the benefit
of the neighborhood, either through infill housing or by using the lots as open space or
parks.
While many streets in this area are tree-lined, several, such as Phoenix, have little
public space for tree plantings. The City should work with property owners to encourage
and assist them in planting trees on the private portions of their properties adjacent to
the streets.
Planning Area 8 - This area is located between Aylworth Street and South Haven
Street and extends from the older industrial area on the west to Blue Star Highway on
the east.
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Future land use decisions should center on upgrading the residential portions of the
Area, and buffering them from other adjacent land uses. Connections between
residential areas and the High School should also be enhanced.
Upgrading the residential neighborhoods should include the following steps:
•
Redistribute isolated vacant parcels under City ownership to adjacent property
owners or place them into a homesteading program.
•
Develop replacement housing for homes in serious decline.
•
Encourage home ownership.
•
Expand and upgrade neighborhood parks.
•
Limit redevelopment as moderate density, not high density housing (not higher
than eight units/acre).
To further enhance employment opportunities for residents in Planning Area 6, and the
greater South Haven community, encourage the redevelopment of adjacent industrial
property once contaminated sites have been safely cleaned up. Ensure that pedestrian
connections and transit connections are made with the residential areas to help provide
links to employment opportunities and reduce the requirement for vehicular travel.
Planning Area 9 - This Area is located along the lakefront, generally west of Jay
Monroe Boulevard, from South Haven Street south past the City limits into South Haven
Township.
The primary land use issues in this Area deal with maintaining the existing residential
character, protecting the lakeshore, and maintaining separation with adjacent
incompatible land uses.
Both the City and the Township should encourage new residential development that is
compatible with existing housing. This can be done through the use of PUDs that can
provide flexibility and open space protection on the few remaining vacant parcels within
the Area. On the larger parcels in the Township, the same PUD regulations as used by
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the City should be applied. The maximum housing density should be 10,000 sq. ft. per
lot. This will help support the transition to larger lots outside of the City, in a similar
fashion to that on the north side of the City, in Planning Area 1 in Casco Township.
Both new development and existing residential areas should provide connections to the
proposed Kal-Haven Trail extension, which will pass through this Area.
Encourage development that provides for common beachfront access. This is possible
within the PUD concept.
Planning Area 10 - This Area is located wholly outside the City, and lies within South
Haven Township. It is bounded by Blue Star Highway, the Interstate I-196, 12th Avenue
and M-43 Highway. There are large vacant areas zoned residential, with industrial and
strip commercial development along Blue Star Highway.
As noted in the policies section of Chapter Six, this Area could be used for several
different land uses and cooperative planning should be initiated. If it is developed for
homes, nearly all of the residential development in this area will be new. This provides
the Township with the opportunity to plan for common open spaces in the new
development. The other important element of this residential development will be
buffering between residential development and adjacent commercial land uses and the
Interstate Highway.
With the residential area zoned for 10,000 sq. ft. lots, vacant land could accommodate
several hundred new dwelling units. Public sewer and water would be necessary for this
density to be achieved.
Planning Area 11 - This Area is located between Blue Star Highway and Interstate I196, north of M-43 Highway and south of Phoenix Street. Its mixed commercial,
industrial and vacant land zoned for single family residential use presents land use
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issues dealing with access management, appropriate classifications of land, and the
buffering of adjacent land uses.
The northern portion of this Area is appropriate for single family residential use, while
the southern portion is better suited for industrial uses.
Buffers between commercial/industrial uses and the existing single family residences
should be encouraged as expansion and redevelopment occurs.
Access to Blue Star Highway generally consists of one or more driveways at each
property. Consolidation of access points should be encouraged, either through shared
driveways or the use of service drives. The latter will be easier to develop where sites
are vacant or where buildings on several adjacent properties are set farther back from
the road.
Planning Area 12 - This Area is located wholly outside the City, in both South Haven
and Casco Townships, east of the Interstate Highway. It is largely vacant, while the area
along the Black River has a few scattered single-family residences. The Kal-Haven Trail
passes through this Area.
If public sewer and water are made available, the Townships should consider
reclassifying the R-1 areas (40,000 sq. ft. lots) north of the River to a lesser size
requirement, except for the areas immediately on the River, where large lots with wide
frontage should be left intact due to the sensitive character of the land.
The portions of this Area that are south of the Black River are adjacent to a new
industrial park (in Area 14). Special buffering may be necessary depending on the
characteristics of businesses that locate in the industrial park.
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Planning Area 13 - This Area is within South Haven Township, east of Interstate I-196
and south of Phoenix Street, extending to 12th Avenue. The area is largely vacant, but
with scattered single family homes located along County roads.
There is a large opportunity for additional residential development in this Area. If public
sewer and water were available, the lands south of commercially zoned property could
be used for multi-family development. The portion that is zoned agricultural use (5 acre
lots) should be reclassified to 15,000 sq. ft. lots. The portion that is zoned for 20,000 sq.
ft. lots could also be reclassified for 15,000 sq. ft. lots. It will be important that the
Township also ensure that adequate open spaces are maintained as this Area
develops, and that open space areas be linked between developments with pedestrian
and bicycle connections.
Planning Area 14 - This Area is located east of Interstate I-196 and north of Phoenix
Street. Nearly all of this Area was annexed by the City and its intended use is as an
industrial park. It is adjacent to the Interstate Highway interchange.
Design guidelines for development within the industrial park should be prepared that
provide for adequate circulation and buffering with adjacent land uses. Portions of the
industrial park will be visible from the Interstate Highway, and should be attractively
designed and oriented so that views of buildings show attractive, uncluttered facades.
Incremental expansion of the industrial park north into Area 12 should be planned as
the space is used up if those lands are not first used for residential development.
Planning Area 15 - This Area is located west of Blue Star Highway, north of 12th
Avenue and extending to Aylworth Avenue and the industrial park between St. Joseph
Street and Indiana Avenue to South Haven Street. There are vacant parcels adjacent to
industrial uses, and vacant land within the industrial park.
Development of vacant industrially zoned properties for industrial use should be
pursued. At the same time, guidelines for redevelopment of different land uses within
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this Area should also be developed. The guidelines would address vehicular and
pedestrian access and encourage the development of buffering and screens between
industrial and commercial uses and scattered residential uses within this Area. These
guidelines should be coordinated with South Haven Township, in which a portion of this
Area is located.
The northern portion of this Area should be considered an Area in transition. As older
industrial sites are environmentally remediated, other uses for the structures and
property should be considered, including single and multiple-family residential,
commercial and office uses. The land north of Aylworth Avenue is adjacent to
residential districts and projects which are compatible with the surrounding
neighborhoods should be encouraged.
Planning Area 16 - High density residential uses should be encouraged in this area. In
order to maintain a traditional pedestrian-oriented downtown, large numbers of
residents within walking distance are very helpful in attracting quality retail and service
businesses. It is important to maintain a high level of concentration of
retail/service/commercial storefronts at the ground level on streets with a commercial
character, so on commercial streets, residential uses should be prohibited on the first
floor and encouraged on the second floor and above. Streets which do not have a
commercial character should permit multiple-family residential development on all
levels. Taller structures should be permitted in this area if demand for condominium
development continues. New developments should provide adequate parking for
residents. New ground level surface parking areas (other than on the right-of-way)
should be restricted to the fringe of the central built up area. Parking garages and
structures in the central built up area should be encouraged, and if possible should
allow for ground level retail/service/commercial, with parking above or below the ground
level. Discussion of this Area was included under the sections on the waterfront and the
Downtown.
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Designation of Principal Shopping District
The area depicted on the map attached as Figure 7-3 is designated as the Principal
Shopping District.
Pursuant to 1961 P.A. 120 as amended, MCL 125.981 et. seq. the City Council may
establish a Principal Shopping District within an area designated by the Planning
Commission as a potential principal shopping district.
To some extent, the area overlaps with the Central Business District. The designated
area constitutes the principal retail and office sector of the community and is
characterized by retail shops and stores, offices, restaurants, and related commercial
entities with a few residences. The designation of the principal shopping district is
consistent with responses to surveys delivered to business owners and property owners
in the downtown area. This is the area of the community where traffic circulation,
parking, and other support issues need to be addressed. Special promotional efforts to
assure its long-term viability are thought to be needed. A principal shopping district
would be able to target the marketing needs of the retail and service businesses in and
around the core of the downtown area. It is a key desire of the City to ensure the
viability and vitality of the downtown area.
Possible advantages of establishing a principal shopping district are numerous.
Importantly, special assessments could be levied or other funds raised and spent to,
among other things, market the downtown with promotions and public relations
campaigns, advocate for building and business owners, organize and develop special
events, purchase advertising, and purchase services. A principal shopping district
would be able to increase the visibility of the downtown as a whole, while complimenting
the more restricted activities of the Downtown Development Authority. A principal
shopping district could also make physical improvements, and its enabling legislation
allows it a wide range of financing options.
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This provision will expire two (2) years after the date of adoption if a Principal Shopping
District has not been created. (Amended 6/03)
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Chapter Eight
Public Services
PROPOSED STREET, ROAD AND RELATED
TRANSPORTATION IMPROVEMENTS
Coordinated capital improvement programming on the part of the City, Casco and South
Haven Townships, MDOT and the County Road Commission can help mitigate some of
the negative impacts associated with increased traffic and prevent serious threats to
public health and safety.
Proposed Improvements: Following is a listing of highest priority road improvements.
Improve the I-196 northbound off-ramp to allow easier access to west-bound Phoenix
Street.
Phoenix Street Trailway Project, a pedestrian walkway and bike path connection
between the residential areas of the City across I-196 to the Sherman commercial area,
Township developments, the Lake Michigan Community College Campus and the I-196
Industrial Park.
Encourage truck traffic to use Blue Star Hwy instead of
Phoenix/Broadway/LaGrange/Phillips Streets.
Connect and extend the Kal-Haven trail to the Van Buren Trail and Van Buren State
Park.
Sidewalk ramp improvement program remove sidewalk curb and install ramps, with
priority in the Phoenix Street area, and in areas with schools and parks.
Modify Dyckman Avenue Bridge to allow pedestrian and bicycle crossing.
Study and encourage rerouting of M-43 to Aylworth Ave. and LaGrange Street instead
of the current route along Phillips St. and Bailey Ave.
Modify Phoenix Street and Phillips Street within the existing curb lines to add a left turn
lane and two bicycle lanes while removing two traffic lanes.
Possible bridge across Black River near Brockway Avenue or Kentucky Avenue (if
economically feasible while preserving river boat use).
Improvements the Dyckman Avenue and North Shore drive intersection to improve
traffic flow and direct southbound North Shore Drive traffic to Dyckman Avenue.
Expand beach parking.
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Reconfigure the Maple Grove intersection (M-43, CR-380, 72nd St.)
Improve the William Street/Dyckman Avenue/Dunkley Street intersection.
Improve Huron Street and Quaker Street downtown parking facilities.
Expand commercial passenger docking facilities in the lower harbor area, encourage
private ferry services, excursion boats, riverboat tours, passenger cruise vessel
docking.
Construct a highway bridge at 2nd Avenue over I-196.
Improve traffic safety at the North Shore Drive/Blue Star Highway intersection.
Improve traffic flow to and from North Beach.
In making these and related transportation improvements, the City will respond to the
greatest needs as financial resources become available, based upon the following
guidelines:
a.
The degree to which the improvement is needed to protect public health and
safety or preserve or achieve full use of existing facilities.
b.
The degree to which a project represents a logical extension of existing streets or
roads within an area of the City according to its intended land use and services level.
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CHAPTER NINE
IMPLEMENTATION
PRIMARY IMPLEMENTATION TOOLS
Relationship to Zoning
The City of South Haven has a zoning ordinance adopted pursuant to the City-Village
Zoning Act, PA 207 of 1921. The intent of this ordinance is to regulate the use of land to
provide for orderly growth and development and allow the integration of land uses
without creating nuisances. The zoning ordinance defines land use districts and
regulates height, bulk, use, area of lot to be covered, and open space to be preserved
within each district.
Because zoning is required to be based upon a Plan prepared by the Planning
Commission to guide future land use decisions, the zoning ordinance should be revised
to reflect this Plan's new goals, objectives, policies, and future land use proposals.
However, the Zoning District Map and the Future Land Use Map (see Map 7-1) will not
be identical. The Zoning Map reflects existing land use (where it is desirable to continue
it) and areas zoned for more intensive use than at present where public facilities are
adequate to accommodate more intensive use. In contrast, the Future Land Use Map
reflects land use arrangements about 20-30 years in the future. (See Section 10.10, p.
245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor,
1988).
Areas outside the City limits of South Haven are subject to zoning by South Haven or
Casco Townships. It is a goal of this Plan that cooperative agreements will continue to
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be formulated between the City of South Haven and the two abutting Townships that
anticipate expanded City infrastructure and future land use consistent with this Plan. To
that end, the respective Planning Commissions of South Haven and Casco Townships
will be encouraged to review their existing future land use plans contiguous to the City,
and where inconsistent, to consider changes. Similarly, existing zoning in Casco and
South Haven Townships should be reviewed to ensure current zoning is not
prematurely encouraging intensive use in areas that lack adequate public facilities.
Consideration should also be given to adoption of identical zoning regulations by the
City of South Haven, Casco and South Haven Townships for areas that could be
annexed in the future. This will prevent the creation of any nonconforming uses and
establish a uniform mechanism for review of land use changes in these areas. An
identical PUD zone could be developed for this purpose as has occurred in
Frankenmuth and Frankenmuth Township.
Relationship to Subdivision and Condominium Regulations
The City of South Haven should update existing subdivision regulations following (or
concurrent with) zoning changes to implement recommendations in this Plan. The
enabling legislation that permits the enactment of such regulations is Public Act 288 of
1967, also known as the Subdivision Control Act of 1967. This Act allows a community
to set requirements and design standards for streets, blocks, lots, curbs, sidewalks,
open spaces, easements, public utilities, and other associated subdivision
improvements. Condominium regulations should also be enacted pursuant to the
Condominium Act, P.A. 59 of 1978.
Relationship to Capital Improvements
In its basic form, a capital improvement program (CIP) is a complete list of all proposed
public improvements planned for a six year period including costs, sources of funding,
location, and priority. The CIP outlines the projects that will replace or improve existing
facilities, or that will be necessary to serve current and projected land use development
within a community.
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Advanced planning for public works through the use of a CIP assures more effective
and economical capital expenditures, as well as the provision of public works in a timely
manner. The use of capital improvements programming can be an effective tool for
implementing the Comprehensive Plan by giving priority to those projects which have
been identified in the Plan as being most important to the future development and well
being of the community. The Planning Commission should develop a formal capital
improvement program for approval by the City Council as part of the annual budgeting
process.
Land Use & Infrastructure Policies
A strong effort will be necessary to coordinate future capital improvement decisions and
land use policies with adjoining units of government. As a result, proposed policy
changes should be circulated for comment early. Likewise, proposed capital
improvement programs should be prepared with adequate time for review and comment
by the adjoining jurisdictions. The CIP process should also be coordinated with parallel
processes in South Haven and Casco Townships as City facilities are extended.
Housing Program
Depending on State and Federal requirements and available dollars, the City may
benefit from developing and implementing a housing rehabilitation program in addition
to its Housing Commission efforts. The benefits of such activity may significantly
increase as existing housing ages. However, more important in the long term may well
be continued efforts to ensure the existing housing stock is maintained.
Building and Property Maintenance Codes
The Michigan Construction Code is the basic building code adopted by the City to
regulate construction methods and materials. The adoption and enforcement of a
building code is important in maintaining safe, high quality housing and in minimizing
deteriorating housing conditions.
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PUBLIC WORKS FINANCING
In addition to using general fund monies, it is often necessary for a community to bond
to raise sufficient funds for implementing substantial public improvements. Bonding
offers a method of financing for improvements such as water and sewer lines, street
construction, sidewalks, and public parking facilities. Common municipal bond types
include:
1. General Obligation Bonds - full faith and credit pledges, the principal amount
borrowed plus interest must be repaid from general tax revenues.
2. Revenue Bonds - require that the principal amount borrowed plus interest be
repaid through revenues produced from the public works project the bonds were
used to finance (often a water or sewer system).
3. Special Assessment Bonds - require that the principal amount borrowed plus
interest be repaid through special assessments on the property owners in a
special assessment district for whatever public purpose the property owners
have agreed (by petition or voting) to be assessed.
These traditional financing tools will continue to carry the burden for implementing
capital improvements and efforts to preserve City bonding capacity should be
maintained.
DOWNTOWN DEVELOPMENT AUTHORITY
The Downtown Development Authority will continue to play an important role in planning
for and implementing improvements downtown. However, successful efforts will be
enhanced if coordinated with other improvements recommended in this Plan. The best
way to accomplish this is by having the City Planning Commission adopt the current (or
better, on updated) Downtown Development Plan as a formal part of the City
Comprehensive Plan. This would require that they first find it consistent.
168
With diminished TIFA funds due to the effect of Proposal A, alternative means of
financing downtown projects should be sought. One avenue worth pursuing is
establishment of a "principal shopping area" under the Redevelopment of Shopping
Areas Act, PA 120 of 1961. This technique may only be applied in cities with a master
plan for the physical development of the city which also includes the redevelopment of a
principal shopping area. Many physical improvements are covered and a wide range of
financing options, including special assessments may be used. The Act can be used to
cover "soft costs" like planning, as well as "hard costs" like street improvements. Its
flexibility makes it worthy of serious consideration as an implementation tool.
LOCAL DEVELOPMENT FINANCING AUTHORITY (LDFA)
The effective use of the LDFA to finance industrial park improvements should be
continued as funds become available. The area affected may also benefit from
expansion as the need or opportunity exists. The Planning Commission should adopt
the LDFA Plan as a formal part of the Comprehensive Plan if it is first found consistent
with this Plan.
ADDITIONAL IMPLEMENTATION METHODS
Other Planning & Economic Development Assistance
The Planning Commission through the City Economic Development Director should
maintain regular communication with the County and Regional Planning Commission on
issues of mutual interest. These organizations should be encouraged to expand their
County and region-wide planning and economic development efforts and to share
relevant materials with the City. Likewise a copy of this Plan should be forwarded to
these agencies when adopted or amended.
Managing Growth and Change
The key to successfully managing future growth and community change is integrating
planning into day-to-day decision making and establishing a continuing planning
169
process. The only way to get out of a reactionary mode (or crisis decision making) is by
planning and insuring the tools available to meet a broad range of issues are current
and at hand. For that reason it will be especially important that the recommendations of
this Plan be implemented as the opportunity presents itself (or revised as circumstances
dictate).
Many new tools may be made available to local governments over the next few years to
manage the growth and change process (if pending legislation is enacted). It will be
important for City officials to pick from among the new tools, those that will provide
greater choice over local destiny and quality of life.
Periodic Updating and Revisions
As additional studies are undertaken and land use change occurs, the Comprehensive
Plan should be updated to reflect the new information. At a minimum the Plan should be
comprehensively reviewed and updated at least once every five years.
Revision of Ordinances
South Haven's Zoning Ordinance should be reviewed and made consistent with this
Plan. If this is not done then the legal support for future zoning decisions is undermined.
The Zoning Ordinance should also be thoroughly reviewed and updated at least once
each five years.
170

CITY OF SOUTH HAVEN MUNICIPAL PLAN

Transcription

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