Comprehensive Master Plan For Fort Gratiot Township

Transcription

Goals & Objectives
Communities are continually facing problems of growth and development. In the
effort to provide essential municipal services, adequate and efficient areas for
business and industry, pleasant living conditions and recreational facilities,
communities have looked to planning as a process to prepare for these
developmental pressures. The planning process, in turn, provides for that
development in a well thought out manner that will most equitably benefit the
entire community.
The goals and objectives formulated by the Planning Commission are the
cornerstone of the planning process. They are intended to provide the basic
framework for public and private decision-making. The Master Plan’s
arrangement of future land uses is based on the community’s goals for the future.
As such, the goals will effectively direct both public and private decisions
regarding land use and development.
Purposes of the Master Plan
The Master Plan is the official document that serves as the long range,
comprehensive policy guide to the day-to-day decisions about the future
development of the Township. The Plan is written to be flexible in order to meet
changing future conditions and is designed for the community as a whole, not
specific parcels. Through its text and graphic aids, the Master Plan explains the
Township’s philosophy and desires concerning future development.
The State of Michigan’s Zoning Act 1 and Township Planning Act 2 requires that
1Act
110 of the Public Acts of 2006, as amended
2Act
168 of the Public Acts of 1959, as amended
Comprehensive Master Plan
Goals & Objectives • 1
the provisions of the Zoning Ordinance be based upon a plan. A zoning ordinance
is more likely to be defensible when based upon a well-conceived plan. Too often
local officials and citizens find themselves dealing with development proposals
with no firm direction and they must either succumb to development pressure or
arbitrary denials. The Master Plan will establish policies that promote continuity
when issues regarding growth arise. To be implemented effectively, the Master
Plan must encourage the joint participation of both public officials and citizens.
Only through this participation will the desirable use of land occur within the
Township.
Specifically, the purposes of the Master Plan are:
To improve the physical environment of the Township as a setting for human
activities, minimize conflicts caused by growth and change and promote the
general health, safety and welfare by making the Township more functional,
beautiful, decent, healthful, interesting and efficient.
To promote the public interest, the interest in the community at large, rather
than the special interests of specific individuals or groups within the
community.
To facilitate the democratic determination and implementation of community
policies and physical development. The plan is primarily a policy instrument.
The plan constitutes a declaration of long-range goals and objectives and
provides the basis for a program to accomplish the goals. By providing
opportunities for citizen participation, the plan facilitates the democratic
process.
To effect political and technical coordination in community development.
To inject long-range considerations into the determination of short-range
actions.
To bring professional and technical knowledge to bear on the making of
decisions concerning the physical development of the community.
Policy Basis
Only through careful analysis of existing conditions and the forces that have
brought them about, can the Township understand their interrelationships, identify
their underlying causes, anticipate future problems and devise solutions.
Accordingly, the community identifies its objectives by relating them to current
problems and issues and to tangible alternative solutions; at the same time, the
Township must attempt to anticipate future problems and recommend the steps
necessary to prevent their development or reduce their severity.
Policy Purpose
Administration by the Township officials, legislative action by the Board of
Trustees, quasi-judicial rulings by the Zoning Board of Appeals and
administrative action and recommendations by the Planning Commission are all
frequently criticized as being capricious and arbitrary. Clear-cut statements of
policy can go far to minimize the apparent arbitrariness of certain planning and
planning related actions. They can guide and substantiate honest intelligent
decisions. They can also serve the community planner and the Planning
Commission as an anchor of objectivity. Another useful function performed by
policy statements is to inform the public about the thinking of the Planning
Commission with regard to land development.
Determining Policy
The Master Plan is not just a series of maps. Rather, it is first a series of policy
statements of objectives. Policy statements, of course, do have limitations. They
cannot cover every situation. Certain areas are so complex that it will be
impossible to know what sort of policy decision can be made until all of the facts
are assembled. Also, there must be agreement and consensus in the first place
before a policy statement can be adopted. Obviously, this concurrence will not
always exist. None of this negates, however, the desirability of formulating and
adopting policy statements in as many areas of planning concern as possible.
Planning Objectives
GENERAL CHARACTER
Enhance and strengthen important gateway entry points into the Township’s
core development area with landscaping, architectural features, and signage
that helps establish an identity and sense of place.
Have gateway areas function as boundaries for the Township’s core
development area.
Encourage only development which can be well assimilated by the community
while preserving the Township’s character, natural features, and overall
quality of life.
Maintain a balance of commercial, office and light industrial development to
obtain an adequate tax base and employment center.
Assure compatibility of land use activities to the greatest extent possible.
Work to keep the natural and man-made environment in balance.
Provide, as most appropriate, the transition of uses from the most intensive to
the least intensive.
Require developers to preserve natural features, including trees, as an integral
part of development.
Strengthen zoning regulations to better achieve the Township’s goals.
Enhance the overall environment and appearance of the Township by always
giving consideration to quality of life standards in the development process.
Employ new and innovative planning tools to enhance aesthetics in the land
development process.
Promote a land use pattern that considers and takes advantage of natural
features.
RESIDENTIAL (LOW DENSITY)
Preserve and enhance the Township’s predominantly low density singlefamily residential development pattern.
Maintain the low density character of the Township as it currently exists while
providing for the development of medium density housing of different
building types at a limited number of appropriate locations to meet anticipated
need.
Provide housing opportunities at both ends of the housing affordability range
without compromising the existing residential character of the Township.
Encourage the provision of quality and affordable housing.
Discourage strip frontage residential development along major roads that
results in the isolation of interior acreage.
Preserve transitional residential districts from untimely intrusions and
blighting influences.
Prohibit intensive residential development in areas with poor soil absorption
capabilities.
Require suitable and adequate buffers be established between residential,
commercial, and industrial areas to maintain property values and physical
attractiveness.
Protect single-family residential areas from through-traffic and non-related
uses.
RESIDENTIAL (MEDIUM DENSITY)
Provide multiple-family housing opportunities to meet anticipated future
housing demands.
Recognize the relationship of demographic characteristics to various housing
types and ownership methods.
Increase opportunities for medium- density housing in the Township.
Locate future medium-density housing development in those areas where it
will not detract from existing residential development patterns and where
adequate infrastructure exists to support these uses.
Discourage high density residential developments that are incompatible with
the existing low density character of the Township.
Encourage the development of medium-density residential development that
offers opportunities for home ownership.
Remain open to housing opportunities at higher densities and price ranges
which do not detract from the existing low density character of the Township.
Strengthen medium-density development design standards as they relate to
site layout and building design.
Provide a wider range of multiple-family zoning districts.
COMMERCIAL
Encourage the continuing development of the regional commercial center in
the Township at the intersection of 24th Avenue and Keewahdin Road, and
provide opportunities for secondary growth accompanying the location of a
regional mall in the Township.
Encourage the development of complementary regional-oriented uses
proximate to the existing mall site.
Establish well-defined limits to the spread of convenience and general
commercial uses along 24th Avenue.
Consolidate future commercial development.
Provide opportunities for convenience commercial uses that are related to
existing and planned residential neighborhoods.
Refine existing site design and architectural regulations for new commercial
development.
Use “access management” to control the access of commercial uses along
major transportation routes to provide for safe and efficient traffic flow.
Prohibit spot commercial development, except where part of an overall
development plan.
Encourage commercial facilities only where there is sufficient support
population, or where there is adequate draw from the region.
Encourage commercial facilities only where there is sufficient infrastructure
available.
Encourage the use of landscaping, setbacks, stricter sign controls, and related
controls to provide aesthetically pleasing and safe shopping facilities.
Encourage the development of professional and business offices at appropriate
locations oustside of commercial districts and as a transitional land use
between commercial districts and less intensive uses.
INDUSTRIAL
Limit industrial development to the development of light industrial and
office/research uses in approved industrial parks that are compatible with the
Township’s existing land use pattern and have the necessary infrastructure to
support these uses (water, sewer, highway access, etc.).
Discourage the development of heavy industrial uses, since the Township is
not served by rail or direct interstate highway access, and favor uses that do
not result in nuisances or negative environmental impacts.
Provide for the development of appropriate industrial zoning categories and
controls.
Encourage the proper redevelopment/rehabilitation of abandoned industrial
sites, so as to limit/mitigate the negative impacts on neighboring lands.
RECREATION/OPEN SPACE
Cooperate with adjoining communities and the St. Clair County Parks and
Recreation Commission on the delivery of public open space opportunities.
Continue to work with adjoining communities in expanding the nonmotorized path network.
Avoid unwarranted duplication of public and commercial recreation
opportunities that are available in nearby communities.
Recognize and incorporate the Township’s existing natural features into the
development of future recreation sites.
Encourage the development of a linear, passive recreation facility along the
Black River.
Enhance existing public recreation sites by expanding the range of passive and
active recreational opportunities that are available at each site.
Incorporate neighborhood level parks as desirable facilities into future
residential development.
Encourage the development of non-motorized, bicycle and pedestrian linkages
between existing and planned open space sites, as with school sites.
Relate recreation programs and facilities to changing demographic
characteristics of the Township.
Utilize appropriate planning and zoning tools that encourage developers to
incorporate more open space in new residential developments to be owned
and maintained by private homeowner associations or conservation
organizations.
Set aside sufficient land area to meet the leisure time recreation needs of
existing and potential users.
Encourage the joint development and use of park/school facilities by the
Township and school district.
Improve access to Lake Huron through an improved Black River canal.
Coordinate new development of recreation programs and facilities with the
five-year action plan of the Fort Gratiot Township Recreation Plan and with
the regular 5-year updates thereof.
COMMUNITY FACILITIES
Encourage the development of a new Township Municipal Center
consolidating and centralizing basic community services at a convenient
location.
Design the Municipal Center site so that it becomes a community focal point
contributing to the overall identity of the Township.
Plan development in a manner that best utilizes the Township’s utility system.
Encourage large lots and on-site disposal systems where sewer extensions are
not foreseeable within the planning period.
Encourage the concurrancy of infrastructure improvements with development.
Recognize that drainage can be a problem and that a variety of solutions are
available for correcting drainage problems (retention, pumping, gravity
design, and drain deepening).
Encourage and assist affected property owners in petitioning the Drain
Commission for drain maintenance and improvement projects, and adopt
ordinance provisions which prohibit blocking and filling of drains.
Stage any sewer or water installations to provide efficient growth and
revenues to pay for the system.
Extend future sewer and water service in an orderly manner, leaving no gaps
or spaces in coverage.
Install sewer and water facilities only where planning and zoning will not be
compromised by their use.
Establish a planned boundary for urban development beyond which urban
infrastructure (sewer, water, widened roads, etc.) will not be extended during
the planning period.
Encourage the expansion of sanitary sewer service in existing residential areas
without sanitary sewers.
TRANSPORTATION
Encourage the development of an alternative to Lakeshore Road/M-25 as a
major north-south through-traffic corridor serving the Lake Huron shoreline
communities north of Fort Gratiot Township.
Encourage the development of an additional crossing over the Black River
that will help to connect the Township and the communities north of the
Township with Port Huron Township and the communities south of Port
Huron.
Encourage the upgrading of Keewahdin Rd. as a State trunkline east of the
Township Hall.
Plan for a network of roads by type and function that will provide a complete
road system including major, secondary, collector and local roads.
Obtain necessary right-of-way dedications and reservations.
Cooperate with the Michigan Department of Transportation, the St. Clair
County Road Commission and the St. Clair County Transportation Study to
ensure that a proper relationship exists between planned road improvements
and the Township's desired future land use pattern.
Increase pedestrian safety by providing opportunities for pedestrian
circulation along existing and planned road systems through a coordinated
program of sidewalk construction.
Limit points of ingress/egress on major roads.
Provide a transportation system that furnishes the maximum in convenient,
safe, and economic movement of people and goods.
Provide a transportation system that recognizes the need for both auto and
truck traffic and eliminates as many points of conflict between the two as
possible, through the use of truck routes, bypass routes and similar methods.
Improve the road system to better serve residences and businesses.
Recognize the relationship between land use patterns and the availability and
adequacy of the transportation system.
Plan for and encourage the development of a network of non-motorized
transportation facilities connecting key origins and destinations.
Where feasible, require the provision of service drives, marginal access roads
and interconnected parking lots to reduce unnecessary trips on major
thoroughfares.
Provide through coordination with public transit operators, non-profit
agencies, private transportation providors, etc. a basic level of transportation
services for persons who do not have access to an automobile (or who choose
not to drive).
SUMMARY OF SELECTED MAJOR OBJECTIVES
Strengthen the identity and character of the Township.
Implement the American Planning Association’s “Smart Growth Initiative.”
Direct the arrangement of Township features based on neo-traditional town
planning principles to build community identity and produce an environment
for healthful living.
Provide great public services.
Provide logical and adequate roadways.
Preserve open space and adequate recreation opportunities in the Township.
Increase public access to Lake Huron.
Promote stewardship of our environment.
Promote interaction and cooperation with surrounding communities in the
Greater Port Huron metropolitan area.
Maintain a fair opportunity for persons of all social, economic, and cultural
backgrounds to live well in the Township.
Increase public participation in land use decision-making in the Township.
Regional Setting
Many factors influence the growth and development of a given community. Some
relate to local decisions and can be controlled by the local community; others
result from actions and/or developments outside the community and are,
therefore, subject to somewhat less local control. In turn, the influence of actions
and/or developments outside the community depends on the position of the
community within the larger surrounding region. This position is a factor that
cannot be changed, but must be recognized and accommodated. Furthermore,
local actions and developments that have occurred in the past influence current
local and regional actions and developments and as such, community growth and
development. Local policies and decisions impacting land use, therefore, should
take these regional and historical influences into account in order to be relevant
and effective.
Regional Location
Fort Gratiot Township is situated in northeastern St. Clair County, one of the
seven counties making up the southeastern Michigan region, which is the most
heavily populated region of the State. The Township is located on the shores of
Lake Huron and the Black River, adjacent to the north of the City of Port Huron
(the county seat), and is located approximately 60 miles east of Flint and
approximately 60 miles northeast of downtown Detroit. The Township is bordered
by Burtchville Township to the north, Clyde Township to the west, and Port
Huron Township and the City of Port Huron to the south. The Black River,
running west from the City of Port Huron along the Township’s southern border,
forms the common boundary between the Township and Port Huron Township.
Other nearby communities include the unincorporated village of Lakeport, located
approximately 2 miles north of the Township, the Village of Lexington, located
approximately 13 miles north of the Township, the Village of Emmett, located 12
Regional Setting • 10
miles to the west, and the City of Marysville, approximately 5 miles south of the
Township.
Figure 1: Location of Fort Gratiot Township in St. Clair County
Figure 2: Location of St. Clair County in Southeastern Michigan
ST. CLAIR
Port
Huron
MACOMB
LIVINGSTON
Pontiac
Mount
Clemens
Howell
OAKLAND
Ann Arbor
WASHTENAW
Detroit
WAYNE
MONROE
Monroe
History
The original settlement of the Port Huron area, including what is now known as
Fort Gratiot Township, occurred in the latter portion of the 17th Century. This
settlement was related to the location of the area along the St. Clair River at the
southern end of Lake Huron. The location had an obvious strategic value for
military, as well as commercial purposes. Direct access to the river and lake was a
major asset to the area’s first major commercial activities: fur trading and
lumbering. The emergence of the railroad as an important form of transportation
in the mid-1800’s also served as a catalyst to growth in the area as Port Huron was
located on major rail corridors linking St. Clair County with other developing
population centers, including Chicago and Detroit.
Fort Gratiot Township became a recognized governmental unit in 1866. For most
of the Township’s history, it has played an ancillary role to Port Huron as the
County’s dominant city. Development in the Township for many years was
limited to the establishment of homes along the Lake Huron shoreline and
farming in the interior portions of the community. A limited amount of non-farm
residential growth also occurred along the section line roads that served the
Township.
During the second half of this century, the pace of growth accelerated in the
Township. As was the case earlier, much of this development was concentrated
along two of the Township’s most scenic areas: the Lake Huron and Black River
shorelines. The lake also attracted tourists to the area, many of whom eventually
developed summer cottages in the Township. In 1979, the Township was changed
from a General Law Township to a Charter Township.
Freighter on Lake Huron
In the last thirty years or so, extensions of water and sewer lines into the
Township from Port Huron have allowed interior portions of the Township to be
converted from farms to suburban residential subdivisions and to commercial
developments. One of the most notable commercial developments is the
Birchwood Mall, which opened in 1991. The mall is notable not just for being the
largest commercial development in the County, but also for being the catalyst for
extensive commercial development in the Township during the 1990’s. As a result
of these developments, the automobile-oriented Fort Gratiot Township has
supplanted the 19th Century, pedestrian-oriented downtown Port Huron as the
retail/commercial center of the County and the surrounding region.
Regional Access
Fort Gratiot Township can be reached from the north and south via State
Trunkline M-25, which runs completely through the Township along the east side
of the Township. M-25 also connects the Township to the eastern termini of
Interstate 94 (the expressway link between Detroit and the Port Huron/Sarnia
area) and Interstate 69 (the expressway link between Flint and the Port
Huron/Sarnia area), located just two miles south of the Township in the City of
Port Huron. State Trunkline M-136, which follows portions of Pine Grove Avenue
and Keewahdin Road, provides access to the Township from the northern and
western parts of the County, connecting with M-19, which runs in a north-south
direction.
Additionally, North River Road, a County Primary road, provides access from the
west and southwest (via Lapeer Road and Wadhams Road). State Road, a County
Secondary road, provides additional access from the north (from Burtchville
Township), and Gratiot Avenue, a County Primary road located just east of M-25,
provides additional access from the south and the City of Port Huron. Because of
the limited number of bridge crossings over the Black River, there is no direct
access to the Township from Port Huron Township.
Regional Influences
There are three major regional influences on the growth and development of Fort
Gratiot Township. These regional influences are:
The Southeastern Michigan Council of Governments
1. The St. Clair County Metropolitan Planning Commission
2. The Port Huron Urban Area
Descriptions of these regional influences are as follows:
SOUTHEASTERN MICHIGAN COUNCIL OF GOVERNMENTS
St. Clair County is in the Southeastern Michigan Council of Governments
(SEMCOG) region. SEMCOG plays an active role in providing planning-related
data, transportation modeling and regional planning to its member municipalities.
SEMCOG also reviews local applications for federal and state funding, to ensure
that the local projects for which funds are applied are consistent with regional
planning efforts.
ST. CLAIR COUNTY METROPOLITAN PLANNING COMMISSION
The St. Clair County Metropolitan Planning Commission (SCCMPC) also carries
out planning functions, of which the most important are: coordinating local
planning efforts and providing planning assistance to local units of government.
To fulfill its coordination function, the SCCMPC prepared the St. Clair County
Master Plan, to replace and update the St. Clair County Comprehensive
Development Plan prepared in the mid 1970s. This plan, which was adopted on
June 7, 2000, addresses certain planning concerns in St. Clair County as a whole
for the years 2000 through 2020. These concerns include land use and change
management, the environment, the economy, transportation, public facilities and
services.
County Master Plan Map
The County Master Plan Map 3 indicates that the Township is located within the
planned urban services district, to encourage, with proper provision of public
services, higher density residential uses, commercial uses and industrial uses. Two
planned large commercial centers are shown near the intersection of M-25 and
Keewahdin Road. Planned open space corridors are shown along the abandoned
railroad right-of-way and along the Lake Huron shoreline. A planned transit
corridor, to link all of the shoreline communities in the County, is shown running
along the general area of M-25.
PORT HURON URBAN AREA
Fort Gratiot Township is part of a larger urban area which, for the purposes of this
analysis, includes the City of Port Huron, Port Huron Township, the City of
Marysville, Kimball Township, Clyde Township and Burtchville Township. The
population and household growth characteristics of the Township, therefore, need
to be considered in relationship to trends that are occurring within this larger
geographic setting.
During the 30-year period of time between 1970 and 2000, the Port Huron urban
area population increased by a total of 12,152 persons, for a growth rate of just
over 18%. Over this same time period, Fort Gratiot Township experienced a
population increase of 3,616 persons, for a growth rate of over 51%. Only
Marysville added more people during this same period.
Table 1: Port Huron Urban Area Population Growth 1970–2000
1970
1980
1990
2000
2,037
2,980
7,075
6,152
5,610
35,794
7,635
3,069
4,632
8,496
7,180
7,345
33,981
7,886
3,559
5,052
8,981
7,247
8,515
33,681
7,621
3,956
5,523
10,691
8,628
9,684
32,338
8,615
1,919
2,543
3,616
2,476
4,074
-3,456
980
94.21%
85.34%
51.11%
40.25%
72.62%
-9.66%
12.84%
TOTAL 67,283
72,589
74,656
79,435
12,152
18.06%
Burtchville Township
Clyde Township
FORT GRATIOT TOWNSHIP
Kimball Township
Marysville
Port Huron City
Port Huron Township
1970–2000 % Change
SOURCE: U.S. Bureau of the Census; SEMCOG
Current population estimates indicate that 13.46% of the urban area’s population
resides in Fort Gratiot Township. This figure is second only to Port Huron’s total
of 40.71% and slightly higher than Marysville’s share of the total urban area
population base.
3
St. Clair County Master Plan Summary, pp. 149–160, St. Clair County Metropolitan Planning Commission
Figure 3: Port Huron Urban Area Population Proportions—2000
4.98%
Clyde Township
6.95%
FORT GRATIOT
TOWNSHIP
13.46%
Port Huron Township
10.85%
Kimball Township
10.86%
Port Huron City
40.71%
Marysville
12.19%
Although population increases have traditionally been used as the popular method
of assessing community growth trends, this particular measure of growth has
become less important in recent years. Decline (or stability) in population levels
do not necessarily imply a lack of growth altogether. The decline in household
size has become an important factor accounting for declining population levels.
Because of this trend, the rate of new household formation is gaining acceptance
over absolute population increases as a useful measure of community growth. For
marketing purposes, the individual household is considered the basic spending
unit that is critical to any assessment of a community’s economic growth
potential. It is, therefore, important to consider this demographic variable as it
relates to Fort Gratiot Township and the Port Huron urban area as a whole.
Table 2: Port Huron Urban Area Household Growth 1970–2000
1970
1980
1990
2000
621
777
2,060
1,671
1,677
11,632
2,151
1,097
1,376
2,820
2,209
2,580
12,782
2,591
1,353
1,603
3,266
2,435
3,363
13,143
2,748
1,616
1,931
4,076
3,120
4,025
12,961
3,310
995
1,154
2,016
1,449
2,348
1,329
1,159
160.23%
148.52%
97.86%
86.71%
140.01%
11.43%
53.88%
TOTAL 20,589
25,455
27,911
31,039
10,450
50.76%
Clyde Township
Kimball Township
Marysville
Port Huron City
Port Huron Township
1970–2000 % Change
SOURCE: U.S. Bureau of the Census; SEMCOG
Between 1970 and 2000, the Port Huron urban area experienced an increase of
10,450 new households, for a growth rate of 50.76%. The greatest number of new
households during this period was formed in the City of Marysville, followed by
Fort Gratiot Township and Kimball Township. More than 2,000 new households
were created in Fort Gratiot Township over this 30-year period, representing an
increase of slightly less than 98%. This exceeds the household growth rate for the
urban area as a whole. Only Burtchville Township, Clyde Township and
Marysville experienced more rapid growth rates in households during this period.
Overall, Fort Gratiot ranks second in the total number of urban area households at
13.13%.
Figure 4: Port Huron Urban Area Proportion of Households—2000
5.21%
Clyde Township
6.22%
FORT GRATIOT
TOWNSHIP
13.13%
Port Huron Township
10.66%
Port Huron City
41.76%
Marysville
12.97%
Kimball Township
10.05%
Based on the preceding analysis of these population and household trends, two
conclusions appear to be evident:
1. While the City of Port Huron retains a dominant position relative to overall
population and total households, growth to an increasing degree is migrating
out to the surrounding suburban communities that comprise the urban area;
2. Fort Gratiot Township is fully participating in this growth.
Planning in Neighboring Communities
In addition to the wider Regional influences given above, planning and zoning
efforts in neighboring communities can influence the Township’s growth and
development. For example, if land in a neighboring community is zoned/used for
light-industrial purposes, it would be advisable for the Township to designate its
land that abuts such an area as a compatible use, as opposed to an incompatible
use (i.e., for commercial rather than, say, for residential use). As noted above,
there are four communities that share a common boundary with Fort Gratiot
Township: Burtchville Township to the north, Clyde Township to the west, and
the City of Port Huron and Port Huron Township to the south.
BURTCHVILLE TOWNSHIP
The Comprehensive Master Plan for Burtchville Township, Michigan [Adopted:
February, 2004] indicates that the land along the north side of Metcalf Road east
of M-25 is planned for single-family residential uses (except for the immediate
Lake Huron shoreline, which is planned as open space). West of, and immediately
adjacent to M-25, the land along the north side of Metcalf Road is planned for
commercial uses. Continuing westward to State Road, the land is planned for
single-family residential and mobile home park uses. Between State Road and
Cambell Road, the land is planned for single-family residential uses.
CLYDE TOWNSHIP
The influence of development in Clyde Township is limited by the presence of
agricultural and rural residential existing land uses along the boundary with Fort
Gratiot Township. The Clyde Township Land Use Plan [dated 2004] calls for
rural/agricultural uses along almost the entire boundary, except for a small area at
the Black River, which is planned for low-density residential uses.
PORT HURON TOWNSHIP
The influence of development activities in Port Huron Township to the south is
limited by the Black River, which, as mentioned previously, forms the common
boundary between these two neighboring communities. The Port Huron Township
Master Plan [dated 1990] indicates that the area along the river’s banks is planned
for public or quasi/public uses. Much of the rest of the land in this general area is
designated for residential development of varying densities.
CITY OF PORT HURON
Perhaps the strongest influence from surrounding communities will come from
the City of Port Huron to the south. These two communities share an uneven
boundary along Gratiot Avenue, Krafft Road, the Black River Canal, and portions
of Pine Grove Avenue. Much of this common boundary has been zoned for
residential purposes. The major exceptions to this pattern occur near the
intersections of Pine Grove Avenue and Krafft Road and Pine Grove and Holland
Avenues. Both of these areas are zoned for commercial uses.
Existing Land Use
A survey of existing land use is an essential beginning in the preparation of the
Master Plan for Fort Gratiot Township. The information from this survey provides
much of the basic data upon which the proposals for residential, commercial,
industrial and public uses of land will be made. The existing land use of any given
parcel will influence, or possibly restrict, any future land use for that parcel and
for adjacent parcels. For example, vacant land in a currently residential area
would probably only be suitable for residential development. Likewise, land
currently used for industrial purposes may not be suitable for other kinds of
development in the future (if the industrial use is abandoned) due to possible site
contamination.
Furthermore, an examination of the overall pattern of development in a
community, and how that pattern has changed over time, can provide insights into
the general character of the community. For example, a community with a large
amount of single-family residential land but little commercial and industrial land
is indicative of a typical “bedroom” community.
Existing Land Use Survey
A field survey of Fort Gratiot Township was undertaken by the planning
consultant in Summer of 2006. Prior to the commencement of the field survey, the
following materials were obtained:
Recent aerial photographs (1998 & 2005) of the Township (source: MDEQ;
SCCMPC)
A base map of the Township prepared by the planning consultant.
The tax roll book of the Township with property descriptions.
Existing Land Use • 19
Parcel maps of the Township at 1" = 200' (source: St. Clair County Lands &
Graphics Department)
The survey team drove along every street in the Township and noted observed
land uses on the applicable parcel maps. Business and industrial locations, as well
as closed or abandoned businesses and industrial operations, were also confirmed
and noted. Upon completion of the field work, the information gathered by the
survey team was compared with the tax roll book, air photos, a list of businesses
in the Township, and the parcel maps to insure that uses noted in the field were
plotted in the correct locations. This information was used to prepare an Existing
Land Use Map with the plotted land use categories (described below) shown in
color. The Existing Land Use Map was completed in October 2006.
Land Use Categories
For mapping and analysis purposes, the various land uses noted in the field were
divided into thirteen land use categories:
Single-Family Residential
Two-Family Residential
Multiple-Family Residential
Mobile Home Park
Commercial
Office
Public, Quasi-Public & Institutional
Light Industrial
Heavy Industrial
Recreation
Right-of-way
Agriculture
Vacant
These land use categories are described as follows:
SINGLE-FAMILY RESIDENTIAL:
Includes all areas where single-family homes on individual lots are located. Also
includes single-family mobile and manufactured housing units on individual lots.
TWO-FAMILY RESIDENTIAL:
Includes all lands where duplex housing structures (or other structures containing
two residential units) are located. These structures may either be located on
individual lots or within condominium developments.
MULTIPLE-FAMILY RESIDENTIAL:
Includes all areas containing triplex and/or quad housing structures, apartment
buildings and complexes and apartment lofts. These may either be condominium
units or rental units.
MOBILE HOME PARK:
Includes single-family mobile and manufactured housing units grouped within
mobile home park developments.
COMMERCIAL:
Includes all areas where products, goods and/or services are sold, leased or
otherwise provided such as retail business establishments, shopping centers,
banks, and restaurants.
OFFICE:
Includes business and professional offices.
PUBLIC, QUASI-PUBLIC & INSTITUTIONAL:
Includes lands devoted to: governmental facilities and offices; public, parochial
and private schools; churches, cemeteries, and other quasi-public and private
institutions.
LIGHT INDUSTRIAL:
Includes all lands devoted to small scale manufacturing, processing, warehousing,
storage of raw materials and intermediate and finished products and the provision
of services of an industrial nature, as well as industrial parks and industrial
research activities.
HEAVY INDUSTRIAL:
Includes all lands devoted to large-scale manufacturing, processing, warehousing,
storage of raw materials and intermediate and finished products, junk and refuse
yards, and the provision of services of an industrial nature.
RECREATION:
Includes all public and private parkland, public and private golf courses, and
public marinas.
RIGHT-OF-WAY:
Includes public street rights-of-way (both improved and unimproved) and railroad
rights-of-way.
AGRICULTURE:
Includes cultivated land, pasture and grazing lands, fallow lands available for
future cultivation, barns and other agricultural-type buildings, and farmsteads.
VACANT:
Includes lands not appearing to be put to any active use, that are devoid of manmade structures or features or discernible agricultural uses.
Land Use Patterns & Trends
The areas of the various land uses (classified into the above land use categories)
identified and located by the survey team were measured from the Existing Land
Use Map. The total land area of Fort Gratiot Township is measured at 10,192.12
acres, or just less than 16 square miles. Measurements indicate that approximately
47% of this total land area is developed. The land use category measurements and
a comparison with a 1998 land use survey are summarized in the following tables
and graphs:
Table 3: Fort Gratiot Township Existing Land Use - 2006
Land Use Category
Mobile Home Park
Commercial
Office
Public, Quasi-Public, Institutional
Light Industrial
Heavy Industrial
Recreation
Right-of-Way
Total Developed Land:
Agricultural
Vacant
TOTAL:
Acreage
% of Total
% of Developed
2,639.01
3.98
56.97
117.00
405.61
15.75
461.49
1.31
81.65
451.29
579.24
25.89%
0.04%
0.56%
1.15%
3.98%
0.15%
4.53%
0.01%
0.80%
4.43%
5.68%
54.83%
0.08%
1.18%
2.43%
8.43%
0.33%
9.59%
0.03%
1.70%
9.38%
12.03%
4,813.30
47.23%
100.0%
1,881.72
3,497.10
18.46%
34.31%
—
—
10,192.12
100.00%
—
SOURCE: Field Survey, 2006
Figure 5: Existing Land Use—2006
Vacant
34.31%
Agricultural
18.46%
Right-of-Way
5.68%
Single-Family
25.89%
Two-Family
0.04%
Recreation
4.43%
Heavy Industrial
0.80%
Light Industrial
0.01%
Multi-Family
0.56%
Public, Quasi-Public,
Institutional
4.53%
Office
0.15%
Mobile Home Park
1.15%
Commercial
3.98%
Figure 6: Developed Land Use—2006
Single-Family
54.83%
Two-Family
0.08%
Multi-Family
1.18%
Right-of-Way
12.03%
Recreation
9.38%
Heavy Industrial
1.70%
Light Industrial
0.03%
Office
0.33%
Commercial
8.43%
Public, Quasi-Public,
Institutional
9.59%
Mobile Home Park
2.43%
Table 4: Comparative Land Use - 1998 & 2006
Land Use
Mobile Home
Commercial
Office
P/Q-P/Institutional
Light Industrial
Heavy Industrial
Recreation
Right-of-Way
Total Developed Land:
Agricultural
Vacant
TOTAL:
1998
2006
Change 1998–2006
2,403.16
3.98
56.79
86.22
325.79
10.46
336.72
4.22
181.29
342.13
563.85
2,639.01
3.98
56.97
117.00
405.61
15.75
461.49
1.31
81.65
451.29
579.24
235.85
0.00
0.18
30.78
79.82
5.29
124.77
-2.91
-99.64
109.16
15.39
9.81%
0.00%
0.32%
35.70%
24.50%
50.57%
37.05%
-68.96%
-54.96%
31.91%
2.73%
4,314.61
4,813.30
498.69
11.56%
1,708.66
4,168.85
1,881.72
3,497.10
173.06
-671.75
10.13%
-16.11%
10,191.12
10,191.12
—
—
SOURCES: Field Surveys 1998 &2006,
Analysis of the above summary information and the detailed information gathered
in the land use survey (and shown on the Existing Land Use Map) yields the
following descriptions of the individual land use patterns and trends within the
Township:
SINGLE-FAMILY RESIDENTIAL
Single-family residences occupy just over 2,639 acres in the Township,
accounting for approximately 26% of the total land area and approximately 55%
of the developed land area of the Township. Since 1998, the amount of acreage
devoted to single-family residential use has increased by approximately 236 acres,
an increase of 9.81%.
Most of the single-family residential development can be found in platted
subdivisions and in site condominium developments in the southern one-third of
the Township, south of Keewahdin Road, and along Gratiot and Lakeshore Roads
in the eastern portion of the Township. Much the increase in single-family
residential acreage since 1998 can be found in these areas as well. The rest of the
Township’s single-family residences are built on unplatted lots along the section
line roads in the northwest portion of the Township.
TWO-FAMILY RESIDENTIAL
Two-family residential developments occupy less than four acres in the Township,
making this category, with less than 0.1% of both the Township’s total and
developed land areas, the smallest of all the land use categories. This acreage is
confined to a parcel on the south side of Krafft Road, west of State Road.
MULTIPLE-FAMILY RESIDENTIAL
Multiple-family residential developments take up approximately 57 acres of land,
which is less than 1% of the total land area of the Township and approximately
1.2% of the developed land area. Most of the multiple-family units are found
within four major developments: the Golf Harbor apartments on North River
Road, the Heritage Grove apartments on 24th Avenue north of Krafft Road, the
Westmore Apartments near the corner of 24th Avenue and Keewahdin Road, and
the BARSS Adult Foster Care Facility on Lakeshore Road south of Carrigan
Road. The remainder of the multiple-family units is scattered among several small
complexes located along Gratiot and Lakeshore Roads, south of Carrigan Road.
MOBILE HOME PARK
Two mobile home parks currently exist in the Township, containing a total of over
117 acres, accounting for 1.15% of the total land area and 2.43% of the developed
land area of the Township. The first, Birchwood Estates, is located west of 24th
Avenue between Krafft Road and Keewahdin Road. The second mobile home
park, Brandymore Pines, is located on the north side of Krafft Road just west of
Campbell Road. Since 1998, mobile home park acreage increased almost 31
acres. This increase in acreage comes from an expansion of the Birchwood Estates
mobile home park.
COMMERCIAL
Fort Gratiot Township’s commercial acreage has increased almost 25% since
1998, increasing from 325.79 acres in 1998 to a current figure of 405.61 acres.
For the most part, this commercial development is concentrated along the
M-25/Pine Grove Avenue/24th Avenue corridor. This commercial corridor extends
north from the Township’s southern boundary near the Black River Canal to
Carrigan Road, just south of the 24th Avenue/Lakeshore Road junction.
The most intensely developed portion of this corridor has been the area from
Krafft Road south to the Township’s southern boundary, which is an extension of
the dense commercial development occurring along Pine Grove Avenue and
Holland Avenue in the City of Port Huron. However, much of the growth in
commercial acreage in the Township has occurred in that part of the commercial
corridor north of Krafft Road, known as 24th Avenue.
Perhaps the most important commercial development in this part of the corridor is
the Birchwood Mall, located on the southeast corner of 24th Avenue and
Keewahdin Road. This enclosed regional mall, containing four major department
stores, one discount department store, a movie theater complex, and a mixture of
several smaller retail shops and restaurants, has not only been a major part of the
commercial base of the Township, but has also been a catalyst for further growth
in that part of the commercial corridor north of Krafft Road.
Birchwood Mall
That further commercial growth along 24th Avenue attracted by the Mall, has
consisted mainly of restaurants and so-called “big-box” retailers. Restaurants in
the area include McDonald’s, Chili’s, Cheap Charlies, and the Coney Island North
Restaurant, all of which are located on the west side of 24th Avenue between
Krafft Road and Keewahdin Road, as well as Ruby Tuesday, Red Lobster and
Olive Garden on the east side. Big-box retailers in the area include: Toys-Я-Us,
Home Depot, Lowes, Staples, and Barnes & Noble, also located on the west side
of 24th Avenue between Krafft Road and Keewahdin Road; and Best Buy, Hobby
Lobby, Meijer, and the Wal-Mart supercenter, all located on the west side of 24th
Avenue north of Keewahdin Road.
Outside of this main commercial corridor, some individual commercial
developments can be found at isolated areas scattered throughout the Township.
In many instances, these commercial uses intrude into established residential
neighborhoods. Also, a small commercial area is developing around and near the
shopping plaza located at the intersection of Lakeshore Road and Metcalf Road.
OFFICE
Office development accounts for a very small percentage of both the total and the
developed land area of the Township (0.15% and 0.33%, respectively). Most of
the office acreage is concentrated in the Birchwood Office Park, located on
Commerce Drive, west of 24th Avenue and south of Keewahdin Road. The
remainder is scattered throughout the south end of the commercial area described
above and on Krafft Road and Keewahdin Road.
PUBLIC, QUASI-PUBLIC, INSTITUTIONAL
Over 461 acres of land in the Township 4.53% of the total area and 9.59% of the
developed area of the Township) contain public, quasi-public and institutional
uses. Most of this area is occupied by the Detroit Metropolitan Water Department
facility on Metcalf Road, by the Township cemetery on Keewahdin Road and by
three school sites. The rest of this area is occupied by six churches, a nursing
home, several cellular antenna towers, a Detroit Edison substation, and the
Township Hall, DPW, and Community Building. Since 1998, the amount of land
devoted to these kinds of uses has increased by almost 125 acres. Much of this
increase comes from the Mercy Health Center complex (with both medical
facilities and senior-citizen housing), which opened in 2001 on M-25 near Krafft
Road, and the Lake Huron Woods senior citizens housing complex, which opened
in 2004.
INDUSTRIAL
Collectively, industrial uses occupy approximately 83 acres of land, which is less
than 1% of the total land area in the Township (and less than one-half the amount
found in 1998), and less than 2% of the developed area of the Township. 1.31
acres are classified as light industrial uses, consisting of a cabinet shop on
Simpson Road. The balance of the acreage is made up of heavy industrial uses,
most of which is accounted for by a closed landfill on Keewahdin Road in Section
16. The remainder of the heavy industrial acreage consists of two excavating
companies (one in Section 19 and one in Section 29) and a landscaping company
(in Section 20). Aside from these uses, the Township still lacks a true
manufacturing/industrial base. Since 1998, the amount of land used for industrial
purposes decreased by over 102 acres. Some of this former industrial land is now
vacant, with the remainder converted to commercial or other uses.
RECREATION
Land being used for recreation purposes accounts for over 451 acres of land,
which is over 4% of the Township’s total area and over 9% of the developed area.
The Township parks, the new County Park, and three privately owned golf
courses make up the bulk of this acreage. The balance of the recreation lands are
occupied by small private recreation areas attached to residential subdivisions.
Since 1998, recreation land increased by 109.16 acres, consisting of additional
Township parkland in Section 16 and the new County Park on Lakeshore Road
near Metcalf Road.
RIGHT-OF-WAY
There are 579.24 acres of public right-of-way in Fort Gratiot Township, taking up
12.03% of developed land area in the Township and 5.68% of the total land area.
Most of this consists of rights-of-way for streets and roads, with a small amount
of abandoned railroad right-of-way making up the rest of the acreage. The amount
of land used for right-of-way purposes has increased 2.73% since 1998, due to the
increasing commercial and residential development.
AGRICULTURE
Currently, there are over 1,881 acres of land used for farming activities and
farmsteads, which is over 18% of the total area of the Township. Most of this is
concentrated in the northwest part of the Township, north of Keewahdin Road and
west of Parker Road. Most of this farmland is fragmented, with few farms larger
than 80 acres, and is interspersed with vacant land and large lot residential
development.
The amount of land used for agricultural purposes has increased 10.13% since
1998, consisting of previously fallow land now being actively used for agriculture
(which offsets agricultural land converted to other uses).
VACANT
Vacant, undeveloped land represents the single largest individual land use
category. Over 3,497 acres of land remain undeveloped within the Township, or
approximately 34% of the Township’s total land area. Most of the vacant land is
found in the central and northern portions of the Township.
Due to development, the amount of vacant land in the Township has decreased
671.75 acres since 1998 (a decrease of 16.11%).
Population Projections
The Land Use Plan is directly related to the Year 2030 population projections of
Fort Gratiot Township, making these projections one of the most significant steps
in the planning program. The historical growth of the Township provides a basis
for future estimates. Although generators of growth such as new highways and
utilities are considered in the population forecast, they do not have significant
impact on the historical growth. These projections should be viewed as a guide for
the development plan and not as the ultimate goal. Thus, as Fort Gratiot Township
examines its total population growth, the development plan of the community can
be accelerated or decelerated as the level of growth determines. For example, if
the level of population expected in Fort Gratiot Township in the Year 2030 occurs
by 2010, the development plan must be accelerated to meet the transportation and
community facility needs of the population.
Methodology
Population projections can be determined by many varying methods. The four
methods that are most appropriate for a community such as Fort Gratiot Township
are the following:
ARITHMETIC PROJECTION
This simple method involves computing the average numerical population change
per decade in the past and then projecting this numerical increase into the future.
This procedure produces the same result as a straight line graphic projection on
plain coordinate paper.
GEOMETRIC PROJECTION
This method involves computing the average rate of change per decade in the past
and then projecting this average rate (or percentage change) into the future. This
corresponds to a straight line graphic projection on semi-logarithmic coordinate
Population Projections • 29
paper.
Both the arithmetical and geometric techniques are founded on the assumption
that the factors and conditions that produced population growth or decline in the
past will continue unchanged and will have the same effects in the future, or that
they are derived from an assumed curve of population growth.
SHARE OF COUNTY METHOD
This is one of two apportionment methods used for this study. This method
assumes that population growth in a community is often closely related to or
affected by economic and population changes in the county in which it lies.
Future population changes in the larger area may have an important influence on
growth and decline in the smaller area. Therefore, past relationships between
population growth in an area or community and that of its county are valuable
guides for projection of the local population. If logically founded population
projections for the county are available, projections for the community can be
derived directly by apportioning part of the county’s population to the community.
This apportionment is accomplished by a two-step process. In the first step, the
ratio of the community’s population to the county’s population in the base year
(often the base year is the last census year or the year with the most recent
population estimates) is calculated. Then, in step two, this ratio, which is assumed
to hold constant during the forecast period, is multiplied by the forecasts of the
county population to derive the forecasts of the community’s population.
In some cases, a definite trend can be seen in the ratio of the community’s
population to the county’s population. For example, the community’s share of
county population may be either steadily growing or shrinking over time. When
such a trend occurs, it is often desirable to calculate a projected ratio of
community population to county population, instead of using a constant base year
ratio.
SMALL AREA FORECAST
This kind of apportionment method, utilized by the Southeast Michigan Council
of Governments as a part of its Regional Development Forecast, attempts to
forecast the township's share of the projected population of Southeastern
Michigan. Small area forecasts consider variables such as: the relative suitability
throughout the region of soils for on-site sewage disposal systems; existing and
planned sewered areas; agricultural land that is required to be preserved; the
existing and planned highway networks; the relative demands for development of
residential, commercial and industrial uses throughout the region. Updated small
area Forecasts for the years 2000 through 2030 were released by SEMCOG in
June 2002.
Background
Table 5: Population of Fort Gratiot Township from 1930 to 2000
Year
Population
1930
1940
1950
1960
1970
1980
1990
2000
Change
1,007
1,620
3,497
5,588
7,075
8,496
8,981
10,691
Average Change per Decade:
—
+613
+1,877
+2,091
+1,487
+1,421
+485
+1,710
—
+60.87%
+115.86%
+59.79%
+26.61%
+20.08%
+5.71%
+19.04%
+1,383
+40.14%
SOURCE: U.S. Bureau of the Census
In the 70 years from 1930 to 2000 the population of Fort Gratiot Township
increased by 9,684 persons for an overall growth rate of approximately 962%.
The largest portion of this growth took place during the 1950’s when the
population grew by 2,091 persons, which translates to a growth rate of 59.79% for
that decade. During the 1980’s, however, the Township went through its slowest
period of growth, with the population growing by only 485 persons (a growth rate
of 5.71% for the decade). The average population growth per decade for the
Township is +1,383 persons, for an average growth rate per decade of 40.14%.
These last two numbers will be used for the arithmetic and geometric population
projections given below.
Table 6: Fort Gratiot Township’s Share of County Population
Year
ST. CLAIR COUNTY
Population
Population
% Of County
1930
1940
1950
1960
1970
1980
1990
2000
67,563
76,222
91,599
107,201
120,175
138,802
145,607
164,235
1,007
1,620
3,497
5,588
7,075
8,496
8,981
10,691
1.49%
2.13%
3.82%
5.21%
5.89%
6.12%
6.17%
6.51%
2010
2020
2030
176,137
191,436
203,255
14,161
16,827
19,391
8.04%
8.79%
9.54%
SOURCE: U.S. Bureau of the Census, Southeastern Michigan Council of Governments
In 2000, the Fort Gratiot Township population of 10,691 amounted to 6.51% of
the population of St. Clair County, which in 2000 was 164,235. This ratio appears
to have increased over time, so projected ratios of 8.04% for 2010, 8.79% for
2020 and 9.54% for 2030 will be used instead of assuming that the 2000 ratio will
hold constant. The Southeastern Michigan Council of Governments (SEMCOG)
2030 Regional Development Forecast indicates that in the year 2010 the
population of the County is expected to be 176,137 in 2020, 191,436 and in 2030,
203,255. These three County population forecasts will each be multiplied by the
corresponding projected shares of the County population to calculate the share of
county population projections given above.
Population Projections
Table 7: Fort Gratiot Township Population Projection Summary
Year
Arithmetic
2010
2020
2030
Geometric
Share Of Co.
Small Area
Average
14,982
20,996
29,424
14,161
16,827
19,391
11,868
12,776
13,725
13,272
16,014
19,345
12,074
13,458
14,841
A summary of the results of the four methods of population projection is set forth
in the table above. Given the uncertainty generally associated with population
projections, the most likely projection of the population of Fort Gratiot Township
can be obtained by averaging the results of the four methods. According to these
projections, the population of the Township in the year 2010 there will be
approximately 13,272 persons, in 2020, there will be approximately 16,014
persons, and in 2030 there will be approximately 19,345 persons residing in the
Township.
Figure 7: Fort Gratiot Township Population - 1930 to 2030
20,000
18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0
1930
1940
1950
1960
1970
1980
1990
2000
2010
2020
2030
PROJECTIONS BY AGE GROUP
SEMCOG’s Regional Development Forecast also provides population projections
by age group (0 to 4, 5 to 17, 18 to 34, 35 to 64, and 65 and over). By calculating
the relative proportions of each age group to SEMCOG’s total population
projection for 2010, 2020 and 2030, and then multiplying these proportions by the
population projections given above, the following projections by age group are
derived.
Table 8: Population Projections by Age Group
Age Group
2000
2010
2020
2030
Age 0 to 4
Age 5 to 17
Age 18 to 34
Age 35 to 64
Age 65 and over
630
2,015
2,050
4,465
1,531
722
2,144
2,451
5,905
2,050
815
2,324
2,919
6,608
3,348
980
2,575
3,418
7,121
5,252
55.49%
27.80%
66.73%
59.48%
243.02%
10,691
13,272
16,014
19,345
80.95%
TOTAL
%Change ’00–’30
SOURCE: Southeastern Michigan Council of Governments; Montgomery Assoc., Inc.
From 2000 to 2030 the 65 and over age group is expected to increase over 243%,
which is approximately three times the expected 30-year growth rate for the total
population (80.95%). Thus, this age group will assume a larger share of the total
population during this time period. The remaining age groups are expected to
grow at slower rates than the total population, which will result in those age
groups assuming smaller shares of the total population during this time period.
Growth of Households
In addition to forecasts of Fort Gratiot Township population in its Regional
Development Forecast/Small Area Forecast process, SEMCOG also issues
forecasts of average household size for the Township. These forecasts, when used
with the population projections derived above, allow us to project the number of
households to be found in the Township. The resulting figures are presented in the
table below.
Table 9: Fort Gratiot Township Households–Projected Size & Number
2000
2010
2020
2030
Avg. Persons/Household
2.56
2.38
2.25
2.13
Number of Households
4,076
5,576
7,117
9,082
SOURCE: Southeastern Michigan Council of Governments; Montgomery Assoc., Inc.
It is anticipated that the rate of growth of households will exceed the growth rate
of population. This is because of the continuing trend toward a smaller household
size. In 2000, Fort Gratiot Township had 4,076 households with an average of
2.56 persons per household. In 2010 it is expected that there should be 5,576
households with 2.38 persons per household. By the year 2020, the average
household size will have declined to 2.25 persons, resulting in a total of 7,117
households. In the year 2030 the average persons per household will decline
further to 2.13, occupying 9,082 households. Thus, from 2000 to 2030 there will
be an increase of 5,006 households, or an overall increase of 122.82%.
This household growth will be reflected in the construction of new dwelling units.
It is expected that an average of 167 new dwelling units per year will have to be
constructed to accommodate this growth. This does not include dwelling units that
have to be replaced because of demolition.
Figure 8: Projected Households vs. Household Size
3
10,000
9,000
8,000
2
7,000
1.5
6,000
5,000
4,000
1
Households
Persons/HH
2.5
3,000
2,000
0.5
1,000
0
0
2000
2010
Persons/HH
2020
2030
Households
Population Profile
A profile of the current population of the Township is just as important to the
planning process as are the projections of the Township’s population into the
future. Such a profile can help determine whether or not the current pattern of
land uses within the Township and the facilities of the Township are sufficient to
meet the needs of the population as currently composed. Any “deficiencies” in the
current land uses or facilities can then be addressed by this Master Plan. For
example, if the population profile indicates a large number of “senior citizens”
and the inventory of community facilities indicates a lack of senior citizen
facilities in the Township, then there probably is a deficiency in this kind of
facility.
Methodology
This profile will look at five aspects of the population of the Township:
1. The general composition of the population, including age, sex and race.
2. The income and poverty levels of the population.
3. The labor force status of the population, as well as the occupations and
industries that employ the population.
4. The education and school enrollment levels of the population.
5. The age, value, condition, composition and amenities of the housing stock of
the population.
In addition to the current (for the purposes of this plan the term “current” will
refer to 2000 or 1999 as necessary) population figures for the Township, current
data for the State of Michigan and for St. Clair County, as well as 1990 data for
the Township will be provided for comparison purposes (whenever possible). All
data in this section, except as otherwise noted, is taken from the US Bureau of the
Population Profile • 35
Census - Census of Population, 2000 & the US Bureau of the Census - Census of
Population, 1990.
Population Composition
Table 10: Population by Age
Michigan
St. Clair
County
6.76%
7.50%
7.52%
7.24%
6.48%
13.71%
16.08%
13.76%
8.68%
6.47%
5.80%
6.72%
7.55%
7.86%
7.24%
5.29%
13.09%
16.90%
14.07%
9.06%
6.41%
5.82%
Total 9,938,444
164,235
< 5 years
5–9 years
10–14 years
15–19 years
20–24 years
25–34 years
35–44 years
45–54 years
55–64 years
65–74 years
75+ years
35.5
Median Age
36.4
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
630 5.89%
599 6.68%
736 6.88%
702 7.83%
756 7.07%
673 7.51%
816 7.63%
639 7.13%
550 5.14%
506 5.64%
1,207 11.29% 1,336 14.90%
1,799 16.83% 1,538 17.15%
1,631 15.26% 1,045 11.65%
1,035 9.68%
848 9.46%
793 7.42%
600 6.69%
738 6.90%
481 5.36%
10,691
8,967
38.9
35.2
Change
'90–'00
31
34
83
177
44
-129
261
586
187
193
257
5.18%
4.84%
12.33%
27.70%
8.70%
-9.66%
16.97%
56.08%
22.05%
32.17%
53.43%
1,724
19.23%
10.51%
Figure 9: 2000 Township Population by Age
1,800
1,600
1,400
1,200
1,000
800
600
400
200
0
<5
years
5–9 10–14 15–19 20–24 25–34 35–44 45–54 55–64 65–74 75+
years years years years years years years years years years
In 2000, approximately 17% of Fort Gratiot Township’s population was between
the ages of 35 and 44, making that age group the largest in the Township. The
next largest was the 45 to 54 age group, accounting for over 15% of the
population. This is followed by the 25 to 34 age group with over 11% of the
population. The other age groups contained between 5% and 9% (approximately)
of the Township’s population each. This pattern is similar to the populations of St.
Clair County and the State of Michigan, where the two largest age groups were
also the 35 to 44 and 45 to 54 age groups, respectively. Between 1990 and 2000,
the number of persons between 45 and 54 years of age and over increased at a rate
of 56%, faster than any other age group in the Township. The 75+ age group had
the second greatest increase (53%), followed by the 65-74 age group (32%).
Except for the 25-34 age group (decreasing 9.66%), the populations of all other
age groups increased from 1990 to 2000.
In keeping with national trends over the last 20 years, the median age of the
Township population increased from 35.9 to 38.9 between 1990 and 2000, an
increase of over 10%.
Table 11: Population by Gender
Male
Female
Michigan
St. Clair
County
49.00%
51.00%
49.30%
50.70%
Fort Gratiot
Twp. - 2000
5,116
5,575
47.85%
52.15%
Fort Gratiot
Twp. - 1990
4,311
4,657
48.1%
51.9%
Change
’90–’00
805 18.67%
918 19.71%
From 1990 to 2000, the proportion of males in Fort Gratiot Township decreased
slightly from 48.1% of the total population of the Township to 47.85% of the total
population, whereas the proportion of females increased slightly from 51.9% to
52.15%. This is because the female population of the Township grew somewhat
faster (19.7%) than the male population (18.67%).
Table 12: Population by Major Age Group
Pre-School
School
Labor Force
Family Formation
Seniors
Michigan
St. Clair
County
6.76%
28.74%
52.24%
29.79%
12.27%
6.72%
27.93%
53.12%
29.99%
12.23%
Fort Gratiot
Twp. - 2000
630
2,858
5,672
3,006
1,531
5.89%
26.73%
53.05%
28.12%
14.32%
Fort Gratiot
Twp. - 1990
599
2,520
4,767
2,874
1,081
6.68%
28.10%
53.16%
32.05%
12.06%
Change
’90–’00
31 5.18%
338 13.41%
905 18.98%
132 4.59%
450 41.63%
Sometimes a clearer view of the age composition of a population can be seen
when the population is broken down into the following major age groups:
Pre-School (age 0 - 4)
School (age 5 - 24): the age levels usually enrolled in school or college.
Labor Force (age 25 - 64): the age levels usually in the labor force.
Family Formation (age 25 - 44): the age levels that usually start a family.
Seniors (age 65 and above)
Here again we see an increasingly older population, with the Family Formation,
Labor Force and Seniors major age groups containing most of the Township’s
population and the Seniors group having the greatest growth rate (41.63%) in the
1990’s, Followed by the Labor Force group (18.98%). Furthermore, the School
group increased over 13%, but the Pre-School and Family Formation groups grew
only 5.18% and 4.59%, respectively during the 1990’s.
As with the population of St. Clair County, that of Fort Gratiot Township is
composed mostly of whites. Blacks, Hispanics, American Indians, Eskimos,
Aleuts, Asians, Pacific Islanders and all other races combined account for less
than 5% of the Township’s population, a proportion far less than in either the
County or the State. These same general proportions existed in 1990 and are not
expected to change appreciably in the future (although the overall proportion of
whites has declined somewhat since 1990).
Table 13: Population by Race
Michigan
White
Black
Amer. Indian,
Eskimo & Aleut
Asian &
Pacific Islander
Other
Hispanic
80.15%
14.21%
St. Clair
County
Fort Gratiot
Twp. - 2000
Fort Gratiot
Twp. - 1990
Change
’90–’00
94.96% 10,202 95.43% 8,803 98.17% 1,399 15.9%
2.10%
156 1.46%
71 0.79%
85 119.7%
0.59%
0.50%
28
0.26%
11
0.12%
17 154.5%
1.80%
3.24%
0.42%
2.02%
144
161
1.35%
1.51%
44
39
0.49%
0.43%
100 227.3%
122 312.8%
3.26%
2.19%
187
1.75%
103
1.15%
84
81.5%
Table 14: Household Population and Type
St. Clair
Michigan County
Pop. in households:
97.49%
Fort Gratiot
Twp. - 2000
Fort Gratiot
Twp. - 1990
Change
'90–'00
98.98% 10,438 97.6% 8,788 98.0% 1,650
253
149
104
2.4%
1.4%
1.0%
180
180
0
2.0%
2.0%
0.0%
18.8%
Pop. in group quarters:
Institutionalized
Noninstitutionalized
2.51%
1.27%
1.25%
1.02%
0.52%
0.50%
Family households:
Married-couple family
Female Householder
68.04%
51.45%
12.52%
71.90%
57.38%
10.40%
2,948 72.3% 2,498 76.6%
2,485 61.0% 2,170 66.5%
332 8.1%
249 7.6%
450
315
83
18.0%
14.5%
33.3%
Nonfamily households:
Householder alone
Householder > age 65
31.96%
26.25%
9.39%
28.10%
23.41%
9.61%
1,128 27.7%
919 22.5%
359 8.8%
365
253
107
47.8%
38.0%
42.5%
Persons/Household
2.56
2.62
2.56
2.69
-0.13
-4.8%
Persons/Family
3.10
3.09
3.02
3.12
-0.10
-3.2%
763 23.4%
666 20.4%
252 7.7%
73 40.6%
-31 -17.2%
104
—
In 2000, 97.6% of Fort Gratiot Township’s population lived in households, with
the remainder living in group quarters, 1.4% in an institutional setting and 1%
noninstitutionalized (group homes and other similar facilities). The percentage of
persons living in households in the Township is somewhat lower than that for the
County and slightly higher than for the State.
Just over 72% of all households in the Township were family households (where
all members of the household are related by birth or marriage), 61% were
married-couple family households and 8.1% were households headed by a
single/widowed/divorced female. The percentages of family households and
married-couple family households in Fort Gratiot Township are higher than those
for the County and the State, but lower than in 1990. Conversely, the percentage
of female-householder family households in the Township is lower than in the
County and the State, but higher than in 1990. Over 27% of all households in the
Township were nonfamily households, 22.55% were single-person households
and 8.81% were households with householders of age 65 or more. The
percentages in these three categories are somewhat lower than those for the
County and the State. Here, all three percentages are higher than in 1990. In
absolute terms, all types of households increased in the Township from 1990 to
2000.
In 2000, Fort Gratiot Township had 2.56 persons per household and 3.02 persons
per family. These figures decreased 4.8% and 3.2%, respectively, from their 1990
levels.
Table 15: Non-institutionalized Population by Disability
Michigan
St. Clair
County
Fort Gratiot
Township
Population 5 to 20 years:
With a disability:
2,335,938
8.50%
38,457
8.60%
2,301
181 7.87%
Population 21 to 64 years:
With a disability:
Percent employed:
No disability:
Percent employed:
5,631,322
18.10%
54.80%
81.90%
77.90%
94,036
17.20%
58.10%
82.80%
77.70%
6,060
1,019 16.82%
69.10%
5,041 83.18%
84.60%
Population 65 years and over:
With a disability:
1,171,080
42.30%
19,629
42.20%
1,501
545 36.31%
Of the 2301, persons in Fort Gratiot Township between the ages of 5 and 20 in
2000, 7.87% have a disability (including both physical and learning disabilities).
Of the 6,060 persons in Fort Gratiot Township between the ages of 21 and 64 in
2000, 16.82% have a disability, and over 69% of those with a disability are
employed. The employment rate for those without a disability in the Township is
84.6%. Approximately 36% of the Township population aged 65 years and over
has a disability. This rate is lower than in the County and in the State. For those
under 65 years of age, disability rates in the Township are also lower than in the
County and the State and employment rates are higher.
In 2000, over 85% of Fort Gratiot Township’s population lived in the urban
portion of the Township. Almost 15% live in the rural nonfarm portion of the
Township. There is no rural farm population in the Township (and less than 1% of
the population lived on farms in 1990). The number of urban residents increased
approximately 41% since 1990 and the number of rural nonfarm residents
decreased over 37% since 1990. Fort Gratiot Township has a relatively larger
urban population than does the County and the State.
Table 16: Urban & Rural Populations
Michigan
Urban
Rural-Nonfarm
Rural-Farm
74.65%
24.40%
0.95%
St. Clair
County
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
Change
'90–'00
62.24% 9,091 85.23% 6,430 71.70% 2,661 41.38%
36.60% 1,575 14.77% 2,514 28.03% -939 -37.35%
1.17%
0 0.00%
24 0.27% -24 -100%
Income & Poverty
In 2000, 1,016 households (24.53% of all households in the Township), had
incomes of $50,000–$74,999, more than in any other income bracket. The next
most populous income brackets were the $35,000–$49,999 and the $100,000 or
more brackets, with 739 (17.84%) and 624 (15.07%) households, respectively. In
1990, 20.57% of all households had incomes between $35,000 and $49,999, and
approximately 68% of all households had incomes under $50,000. From 1990 to
2000, the $50,000–$74,999 bracket grew 60.76% and the $35,000–$49,999
bracket grew 5.57%. The fastest growing income brackets in this period were the
$75,000–$99,999 bracket, and the $100,000 or more bracket, increasing at rates of
171.67% and 123.66%, respectively. All remaining brackets either declined or
increased modestly in population.
Table 17: Households by Income
Michigan
Less than $10,000
$10,000 – $14,999
$15,000 – $24,999
$25,000 – $34,999
$35,000 – $49,999
$50,000 – $74,999
$75,000 – $99,999
$100,000 or more
8.29%
5.78%
12.38%
12.42%
16.48%
20.55%
11.42%
12.68%
St. Clair
County
Fort Gratiot
Twp. 2000
7.11%
220 5.31%
5.49%
147 3.55%
11.90%
497 12.00%
11.55%
410 9.90%
17.74%
739 17.84%
22.50% 1,016 24.53%
12.67%
489 11.81%
11.03%
624 15.07%
Fort Gratiot
Twp. 1990
293
248
479
592
700
632
180
279
Change
'90–'00
8.61% -73 -24.91%
7.29% -101 -40.73%
14.08%
18
3.76%
17.40% -182 -30.74%
20.57%
39
5.57%
18.57% 384 60.76%
5.29% 309 171.67%
8.20% 345 123.66%
Median household
income
$44,667
$46,313
$50,736
$45,956
$4,780
10.4%
Per capita income
$22,168
$21,582
$25,485
$19,895
$5,590
28.1%
Figure 10: Township Households by Income
$75,000 – $99,999
11.81%
$50,000 – $74,999
24.53%
$35,000 – $49,999
17.84%
$100,000 or more
15.07%
$25,000 – $34,999
9.90%
Less than $10,000
5.31%
$15,000 – $24,999
12.00%
$10,000 – $14,999
3.55%
From 1990 to 2000, median household income rose 10.4%, adjusted for inflation,
and per capita income rose 28.1%, also adjusted for inflation. In 2000, both
median household and per capita income in Fort Gratiot Township were greater
than in the County and in the State.
Table 18: Population Below Poverty Level
All persons
Persons
65 years and over
Related children
under 18 years
Related children
5 to 17 years
Unrelated
individuals
Michigan
St. Clair
County
Fort Gratiot
Twp. 2000
10.50%
7.80%
602
5.63%
621
6.93%
8.20%
8.30%
88
5.75%
40
3.70%
13.40%
9.30%
202
8.20%
215
9.10%
-13
-6.05%
12.70%
8.50%
150
8.10%
146
8.30%
4
2.74%
21.80%
19.10%
172 18.50%
19
11.05%
191 12.30%
Fort Gratiot
Twp. 1990
Change
'90–'00
-19
-3.06%
48 120.00%
In 2000, 5.63% of all persons in Fort Gratiot Township had incomes below that
year’s poverty level income. The 2000 poverty rate in the Township was much
lower than in the County and the State. For persons age 65 and over, the poverty
rate in 2000 was 5.75%, again much less than the rates for the County and the
State. Except for persons 65 and over (where the rate increased from 3.70%),
these rates were also less than the corresponding rates in 1990. The increase in
poverty rates for those over 65 is probably due to the increased availability of
means-tested senior citizen housing in the Township.
Labor
Of the 5,681 persons in the Fort Gratiot Township civilian labor force in 2000,
only 1.95% was unemployed, down from 3.21% in 1990 (a decrease in absolute
numbers of 25%). The 2000 unemployment rate in the Township was lower than
the unemployment rates in the County and the State. Overall, the percentage of
persons aged 16 years and over participating in the labor force in the Township in
2000 is higher than for the County and the State. Also, the size of the Township’s
labor force increased approximately 23% since 1990. Much of this increase is
probably due to larger numbers of women entering the work force.
Table 19: Labor Force Status
Total population –
16 years and over:
Michigan
St. Clair
County
in labor force
64.56%
65.62% 5,699 67.24% 4,632 67.62% 1,067
23.04%
civilian labor force
64.51%
65.53% 5,681 67.02% 4,628 67.56% 1,053
22.75%
– employed
– unemployed
60.77%
3.73%
62.10% 5,516 65.08% 4,408 64.35% 1,108 25.14%
3.43%
165 1.95%
220 3.21%
-55 -25.00%
Armed Forces
0.05%
not in labor force
35.44%
0.08%
Fort Gratiot
Twp. - 2000
18
0.21%
Fort Gratiot
Twp. - 1990
6
Change
’90–’00
0.09%
12
200%
34.38% 2,777 32.76% 2,218 32.38%
559
25.20%
The table below shows that in 2000, 86.6% of workers 16 years and older in Fort
Gratiot Township drove alone to work (a higher percentage than in the County
and the State), 8.48% carpooled and less than 2% walked or used some other
means to get to work. Over 3.6% of workers in the Township worked at home,
more than the percentage found in the County and in the State. The number of
workers in the Township who drove alone or worked at home both increased since
1990, 27.64% and 44.85% respectively.
Table 20: Commuting to Work
Workers
16 years and over:
Car, truck, or van:
drove alone
Car, truck, or van:
carpooled
Public transport
Walked
Other means
Worked at home
Mean travel time
to work (minutes)
Michigan
83.18%
9.70%
1.33%
2.24%
0.74%
2.81%
24.10
St. Clair
County
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
Change
'90–'00
83.72% 4,697 86.60% 3,680 84.75% 1,017
10.63%
0.46%
1.73%
0.81%
2.64%
28.70
460
14
38
18
197
8.48%
0.26%
0.70%
0.33%
3.63%
22.30
435 10.02%
23 0.53%
37 0.85%
31 0.71%
136 3.13%
19.70
27.64%
25
5.75%
-9 -39.13%
1
2.70%
-13 -41.94%
61 44.85%
2.60
13.20%
The mean travel time to work for workers in the Township is 22.3 minutes, which
is an increase of 2.6 minutes (13.20%) since 1990. This is over 6 minutes less
than for workers in the County as a whole and almost 2 minutes less than for
workers in the State.
In 2000, the industries that employed the most persons (16 years of age or over)
overall living in the Township were: educational, health & social services
(21.97% of the Township’s population), manufacturing (20.29%), retail trade
(15.57%) and arts, entertainment, recreation, accommodation and food services
(7.29%). Most of the other industries accounted for approximately 1% to 7% of
Township employment each. In the County, most of the citizens are employed in
manufacturing (28%), educational, health & social services (17.30%), retail trade
(12.20%) and construction (8.40%). For the State, the top four most populous
industries were: manufacturing (22.50%), educational, health & social services
(19.90%), retail trade (11.90%) and professional, scientific, management,
administrative, and waste management services (8%).
Table 21: Population by Industry
St. Clair
County
Michigan
Agriculture, forestry, fisheries, hunting & mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation & warehousing, & utilities
Information
Finance, insurance, real estate & rental & leasing
Professional, scientific, management,
administrative, & waste management services
Educational, health & social services
Arts, entertainment, recreation,
accommodation & food services
Other services
Public administration
Fort Gratiot
Township
1.10%
6.00%
22.50%
3.30%
11.90%
4.10%
2.10%
5.30%
0.90%
6
8.40%
332
28.00% 1,119
2.30%
138
12.20%
859
5.50%
317
1.80%
96
3.80%
245
0.11%
6.02%
20.29%
2.50%
15.57%
5.75%
1.74%
4.44%
8.00%
19.90%
5.20%
376
17.30% 1,212
6.82%
21.97%
7.60%
4.60%
3.60%
6.80%
4.40%
3.40%
402
159
255
7.29%
2.88%
4.62%
Education & Enrollment
Table 22: Educational Attainment
Total population –
25 years and over:
Michigan
St. Clair
County
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
Change
'90–'00
Less than 9th grade
9th to 12th grade
H. S. graduate
Some college
Associate Degree
Bachelor Degree
Graduate Degree
4.66%
11.93%
31.34%
23.33%
6.98%
13.70%
8.07%
4.23%
279 3.81%
358 6.09%
12.93%
588 8.02%
664 11.30%
37.20% 2,460 33.55% 1,960 33.34%
25.32% 1,797 24.51% 1,140 19.39%
7.75%
609 8.31%
564 9.60%
7.96%
879 11.99%
683 11.62%
4.61%
720 9.82%
509 8.66%
-79 -22.1%
-76 -11.4%
500 25.5%
657 57.6%
45
7.9%
196 28.7%
211 41.4%
At least H.S. grad.
83.40%
82.80% 6,465 88.18% 4,856 82.61% 1,609
33.1%
Bachelor's degree
or higher
21.80%
12.60% 1,599 21.81% 1,192 20.28%
34.1%
407
In 2000, over 88% of persons age 25 and over in Fort Gratiot Township have
earned at least a high school diploma, up from approximately 83% in 1990 (an
absolute increase of 33.1%). Almost 22% of persons age 25 and over have earned
a Bachelor’s degree or higher. Both of these 2000 rates are higher than those in
the County and the State.
For persons age three and over in Fort Gratiot Township enrolled in school in
2000, 63.36% were enrolled in grades K through 12, a lower rate than in the State
and the County. Conversely, the proportions of persons age 3 and over enrolled in
pre-primary school, 13.49%, was greater than in the State and the County. Over
23% of persons age 3 and over were enrolled in college, a larger proportion than
the State and the County.
Table 23: School Enrollment
Michigan
Pre-primary school
Elem. or High School
College
6.23%
70.91%
22.87%
St. Clair
County
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
Change
'90–'00
6.85%
366 13.49%
234 9.18% 132 56.41%
77.79% 1,719 63.36% 1,845 72.41% -126 -6.83%
15.36%
628 23.15%
469 18.41% 159 33.90%
From 1990 to 2000, pre-primary school enrollment for persons age three and over
in Fort Gratiot Township increased 56.41%, elementary school and high school
enrollment decreased 6.83%, and college enrollment increased 33.9%.
Housing
Table 24: Year When Housing Structure Built
1999 to March 2000
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
Michigan
St. Clair County
2.17%
6.44%
6.13%
10.54%
17.07%
14.23%
26.53%
16.90%
3.10%
8.76%
8.40%
10.27%
16.46%
10.30%
22.39%
20.32%
Fort Gratiot Township
229
376
415
570
852
529
1,008
363
5.27%
8.66%
9.56%
13.13%
19.62%
12.18%
23.22%
8.36%
In Fort Gratiot Township as of March 2000, over 68% of the total number of
housing structures still standing were built during or after 1960 and approximately
56% were built after 1970. Less than 9% of the existing housing stock was built
before 1939. The Township has a higher proportion of newer housing (post 1995)
than both the State and the County. The Township has a lower proportion of older
housing (pre 1939) than the State and the County.
Figure 11: Year When Township Housing Built
1939 or earlier
8.36%
1999 to March 2000
5.27%
1995 to 1998
8.66%
1940 to 1959
23.22%
1990 to 1994
9.56%
1960 to 1969
12.18%
1980 to 1989
13.13%
1970 to 1979
19.62%
Table 25: Value of Owner-Occupied Housing Units
Less than $50,000
$50,000–$99,999
$100,000–$149,999
$150,000–$199,999
$200,000–$299,999
$300,000–$499,999
$500,000 or more
Michigan
St. Clair
County
9.90%
31.36%
26.59%
14.97%
11.11%
4.59%
1.48%
4.10%
29.33%
32.51%
18.23%
11.42%
3.66%
0.76%
Median value $115,600 $125,200
Fort Gratiot
Twp. 2000
61
477
1,145
552
283
169
79
Fort Gratiot
Twp. 1990
2.21%
545 24.52%
17.25% 1,158 52.09%
41.40%
338 15.20%
19.96%
94 4.23%
10.23%
54 2.43%
6.11%
25 1.12%
2.86%
9 0.40%
$138,500
$89,051
Change
'90–'00
-484 -88.8%
-681 -58.8%
807 239%
458 487%
229 424%
144 576%
70 778%
$49,449
55.5%
Figure 12: Value of Owner-Occupied Housing Units—2000
$100,000 to 149,999
43.60%
$50,000 to $99,999
18.16%
$300,000 to $499,999
6.44%
$150,000 to $199,999
21.02%
$200,000 to $299,999
10.78%
As shown in Table 25, most (over 90%) of the owner-occupied housing in the
Township in 2000 was valued at less than $300,000 per unit, with less than 9% of
all units in the Township worth more than $300,000. In 1990, less than 2% of all
units were worth $300,000 or more. The median value of housing in Fort Gratiot
Township was $138,500 in 2000, more than in the State and the County, and up
$67,034 (in 2000 dollars) from the 1990 figure of $89,051 (in 2000 dollars). This
may be a result of the fact that, as noted in the previous paragraph, the Township
has a relatively high proportion of newer (higher priced) housing stock.
Table 26: Housing Occupancy & Tenure
Michigan St. Clair
County
Total units
4,234,279
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. 1990
4,334
3,551
67,107
Change
’90–’00
783 22.05%
Occupied units
Owner-occ.
Renter-occ.
Vacant units
Seasonal units
89.41%
73.78%
26.22%
10.59%
5.52%
92.50% 4,076
79.62% 3,282
20.38%
794
7.50%
258
2.86%
81
94.05% 3,261 91.83%
80.52% 2,525 77.43%
19.48%
736 22.57%
5.95%
290 8.17%
1.87%
65 1.99%
815
757
58
-32
16
24.99%
29.98%
7.88%
-11.03%
24.62%
Persons/Owneroccupied unit
2.67
2.24
2.71
2.86
-0.15 -5.24%
Persons/Renteroccupied unit
2.24
2.24
1.94
2.14
-0.20 -9.35%
Of the 4,076 occupied housing units in the Township reported existing in 2000,
80.52% were owner-occupied, a higherwer percentage than in the County and in
the State. The percentage of renter-occupied housing in the Township, 19.48%,
was lower than in the State and the County. The vacancy rate in the Township was
5.95% in 2000, lower than both the County and the State and less than in 1990.
From 1990 to 2000, the number of owner-occupied units increased by 29.98% and
the number of rental units increased by 7.88%. The number of vacant units
decreased by 11.03%. In 2000, there were more persons per owner-occupied
housing unit in Fort Gratiot Township than in the County and the State. However,
there were fewer persons per owner-occupied housing unit than in 1990.
Table 27: Residence in 1995
St. Clair
Michigan County
Same house in 1995
Different house in 1995
Same county
Different county
Same state
Different state
Elsewhere in 1995
57.26%
41.02%
25.07%
15.94%
10.90%
5.05%
1.72%
58.39%
41.02%
25.54%
15.48%
12.38%
3.10%
0.59%
Fort Gratiot
Twp. 2000
Fort Gratiot
Twp. ‘90 (’85)
5,699
4,261
3,120
1,141
760
381
66
5,034
3,266
2,209
1,057
673
384
69
56.84%
42.50%
31.12%
11.38%
7.58%
3.80%
0.66%
Change
'90–'00
60.15% 665 13.21%
39.02% 995 30.47%
26.40% 911 41.24%
12.63% 84 7.95%
8.04% 87 12.93%
4.59% -3 -0.78%
0.82% -3 -4.35%
In 2000, 56.84% of the persons age 5 or older in the Township lived in the same
house as they did five years previously, down from 60.15% of persons age 5 or
older in the Township in 1990 who lived in the same house that they lived in five
years previously. In 2000, 42.50% lived in a different house, 31.12% lived in a
different house in St. Clair County, 11.38% lived in a different county, 7.58%
lived in a different county in Michigan and 3.80% lived in a different county in
another state.
A lower percentage of persons age 5 or older in the Township lived in the same
house as they did five years previously as did the corresponding populations in
the County and in the State.
Table 28:Units in Structure
Michigan
1-unit, detached
1-unit, attached
2 units
3 or 4 units
5 to 9 units
10 to 19 units
20 or more units
Mobile home
Boat, RV, van, etc.
70.59%
3.89%
3.46%
2.79%
4.01%
3.42%
5.11%
6.55%
0.18%
St. Clair
County
Fort Gratiot
Twp. 2000
75.08% 3,343
2.19%
44
3.89%
42
2.98%
66
3.35% 301
1.64% 201
2.36%
61
8.48% 284
0.03%
0
Fort Gratiot
Twp. 1990
Change
'90–'00
76.99% 2,746 77.33% 597
1.01%
43 1.21%
1
0.97%
12 0.34% 30
1.52%
82 2.31% -16
6.93%
282 7.94% 19
4.63%
248 6.98% -47
1.40%
14 0.39% 47
6.54%
99 2.79% 185
0.00%
25
0.70% -25
21.74%
2.33%
250%
-19.51%
6.74%
-18.95%
336%
187%
-100%
In 2000, 3,343 (76.99%) of all housing units in Fort Gratiot Township are in oneunit detached housing structures (with open space on all four sides of the
structure), 597 more than in 1990 (an increase of 21.74%). The relative proportion
of units in one-unit detached housing structures decreased from 77.33% in 1990
to 76.99% in 2000.
The remainder of housing units in Fort Gratiot Township is in one-unit attached
structures (1.01% of all units), structures containing two or more housing units
(15.45% of all units) and in mobile homes to which no permanent rooms have
been added (6.54% of all units, up from 2.79% in 1990).
Note on Sampled Census Data
Please note that some of the Census data presented here are based on questions on
the Census Bureau’s “long form,” which was sent to a representative sample of
households across the Country (whereas the “short form” is sent to every
household in the Country). The sampled data is statistically extrapolated to
represent the entire population. This extrapolated data may contain sampling
errors which may cause the data presented to differ from actual conditions.
Economic Base
The economic resources of a community are often just as important as a
community’s natural resources. In fact, certain natural resources, such as prime
farmland (for the agriculture industry) and woodlands (for the logging and
recreation industries) can be economic resources as well. Furthermore, as with
natural resources, the economic resources of a community can help to determine
the kinds of land uses that are possible within the community, both currently and
in the future. For example, communities with large numbers of higher income
households could be expected to attract retail businesses (such as shopping
centers, etc.) to serve the needs of those households, thus creating a demand for
commercial land. Other communities with large tax bases are generally able to
afford to provide the kinds of public services, such as public water, sewer and
paved roads, which make the community an attractive place for persons and
industries to locate. Also, the number and kinds of employment opportunities
(present and future) that a community can offer will affect the demand for
residential land in that community. The various economic resources of a
community, along with those of the surrounding county or region (since no
community is truly self-sufficient) form the community’s economic base. It is the
purpose of this section to delineate the various economic resources that make up
the economic base of Fort Gratiot Township.
Methodology
We will attempt to identify the various elements of Fort Gratiot Township’s
economic base by:
1. Reviewing employment, payroll and business establishment data for St. Clair
County from the 2004 Michigan County Business Patterns book.
2. Analyzing employment, population and household income forecasts for the
County and the Township generated by the SEMCOG 2030 Regional
Development Forecasts.
Economic Base • 48
3. Examining the State Equalized Value of property within the Township for
each class of real property.
4. Comparing the Township’s property tax rate with those of neighboring
communities.
5. Listing and classifying the businesses that are located in the Township.
St. Clair County Business Patterns
The 2004 Michigan County Business Patterns book contains data for every
county of the State on the employment 4, payroll and business establishments of
industries (as defined by the NAICS industry code) located in each county. Data
from the Business Patterns book for St. Clair County is presented here.
Table 29: Employees, Payroll & Establishments by Industry 2004
Employees
Forestry, fish, hunt, & ag supp:
Mining:
Utilities:
Construction:
Manufacturing:
Wholesale trade:
Retail trade:
Transportation & warehousing:
Information:
Finance & insurance:
Real estate & rental & leasing:
Pro, sci & tech services:
Mgt of cos. & enterprises:
Admin, support, waste mgt,
remediation services:
Educational services:
Health care & social assistance:
Arts, entmnt & rec:
Accomm & food services:
Other services (ex pub admin):
Unclassified establishments:
Total:
Annual Payroll
Establishments
22 0.05%
$481,000 0.03%
10 0.02%
$235,000 0.02%
1,220 2.71% $74,366,000 5.39%
2,392 5.32% $90,496,000 6.56%
9,644 21.46% $390,289,000 28.27%
1,311 2.92% $59,192,000 4.29%
7,641 17.00% $148,257,000 10.74%
1,134 2.52% $37,349,000 2.71%
1,072 2.39% $48,408,000 3.51%
1,263 2.81% $47,495,000 3.44%
394 0.88%
$9,870,000 0.71%
1,224 2.72% $37,119,000 2.69%
404 0.90% $23,801,000 1.72%
8
5
14
571
260
114
588
113
37
165
113
250
13
0.23%
0.14%
0.40%
16.12%
7.34%
3.22%
16.60%
3.19%
1.04%
4.66%
3.19%
7.06%
0.37%
2,286 5.09% $70,405,000 5.10%
544 1.21%
$8,742,000 0.63%
7,498 16.68% $241,270,000 17.48%
585 1.30% $10,449,000 0.76%
4,444 9.89% $46,497,000 3.37%
1,772 3.94% $34,519,000 2.50%
87 0.19%
$1,292,000 0.09%
176
31
355
65
272
360
33
4.97%
0.87%
10.02%
1.83%
7.68%
10.16%
0.93%
44,947
$1,380,532,000
3,543
In terms of employees, the leading industry in St. Clair County is the
Manufacturing industry, with 9,644 employees in the County (21.46% of all
employees in the County). The Retail Trade industry is second in the County with
7,641 employees (17.00%) and in third place is Health Care & Social Assistance,
4Here
we refer not to the employment of the population of the County (as in the socio-economic section of this Plan,
but rather the employment positions existing in the County.
with 7,498 employees (16.68%).
The Manufacturing industry also leads in annual payroll, with $390,289,000 in
payroll (28.27% of the total annual payroll in the County). In this category, Health
Care & Social Assistance moves up to second place in the County, with
$241,270,000 in annual payroll (17.48%). Retail Trade drops to a distant third
place, with an annual payroll of $148,257,000 (10.74%).
In terms of the number of business establishments, Retail Trade leads with 588
establishments (16.60% of all establishments in the County). Construction is in
second place with 571 establishments (16.12%) and Other Services (except Public
Administration) is in third place, with 360 establishments (10.16%).
Table 30: Industry Establishments by Employment-Size Class, 2004
1–9
Forestry, fish, hunt,
ag. support:
Mining:
Utilities:
Construction:
Manufacturing:
Wholesale trade:
Retail trade:
Trans. & wrhsg.:
Information:
Finance & ins.:
Real Estate:
Prof, sci. & tech serv:
Management:
Admin, support,
waste mgt, remed
services:
Educational services:
Health care &
social assistance:
Arts, Ent. & Rec.:
Acc. & Food Serv.:
Other Services:
Unclassified:
Total:
10–19
20–49 50–99 100–249 100–499 500–999 1,000+
8
5
4
514
133
88
402
74
30
129
105
220
6
0
0
1
37
31
12
112
22
1
21
8
20
1
0
0
3
19
42
12
44
13
4
13
0
8
3
0
0
3
0
27
1
15
4
0
1
0
2
2
0
0
2
1
21
0
14
0
0
1
0
0
1
0
0
1
0
5
1
1
0
1
0
0
0
0
0
0
0
0
1
0
0
0
1
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
137
19
15
4
9
6
10
1
5
1
0
0
0
0
0
0
228
47
146
307
32
73
10
52
46
1
37
6
53
7
0
8
2
19
0
0
4
0
2
0
0
3
0
0
0
0
1
0
0
0
0
1
0
0
0
0
2,634
467
279
95
52
12
3
1
7.87% 2.68%
1.47%
0.34%
Percentage: 74.34% 13.18%
0.08% 0.03%
Most industry establishments in St. Clair County are quite small, with 74.34%
having only 1 to 9 employees per establishment. The Manufacturing, Information,
and Health Care & Social Assistance industries have establishments with as many
as 500 to 999 employees per establishment and the Health Care & Social
Assistance industry has one establishment with over 1000 employees.
Regional Development Forecasts
Periodically the Southeastern Michigan Council of Governments (SEMCOG)
makes forecasts of population, households and employment for the entire sevencounty SEMCOG region. These Regional Development Forecasts are apportioned
to the various counties, cities and townships of the SEMCOG region using the
Apportionment Method similar to the Share of County method described earlier in
the Population Projections section of this Plan. The projections apportioned to St.
Clair County and Fort Gratiot Township are presented on the following pages.
ST. CLAIR COUNTY
Table 31: St. Clair County Population 2000–2030
2000
2005
2010
2015
2020
2025
2030
2000–2030
Total 164,235 170,702 176,137 184,427 191,436 197,433 203,255 39,020 23.8%
Persons/HH
2.62
2.54
2.48
2.44
2.40
2.36
2.32
-0.30 -11.3%
The total population of St. Clair County is expected to increase by 39,020 persons
from 2000 to 2030, which translates to an overall growth rate of approximately
24%. Much of this growth will likely come from persons moving into the County
from the Detroit area.
The number of persons per household is expected to continue its declining trend,
dropping 11.3% from 2000 to 2030.
Table 32: St. Clair County Households 2000–2030
1st Quartile
2nd Quartile
3rd Quartile
4th Quartile
2000
2005
2010
2015
2020
2025
2030
15,651
18,657
15,837
11,935
16,351
20,073
17,007
13,006
17,049
21,294
17,912
13,920
17,815
22,831
19,188
15,085
18,475
24,265
20,263
16,037
19,060
25,495
21,148
16,840
19,728
26,925
22,110
17,685
2000–2030
4,077
8,268
6,273
5,750
26.0%
44.3%
39.6%
48.2%
Total Households: 62,072 66,437 70,175 74,919 79,040 82,543 86,448 24,376
39.3%
With Children: 23,115 24,816 24,417 24,688 25,071 25,557 26,236 3,121
Without Children: 38,965 41,621 45,758 50,231 53,969 56,986 60,212 21,247
13.5%
54.5%
In this table, total households equal the total number of occupied housing units.
The households with children group is those households with one or more persons
under 18 years of age. A household not containing any person under 18 is in the
households without children group. Household income quartiles consist of four
income classes. Each class contains ¼ of the SEMCOG region’s total households.
Households are arranged in order of income, from lowest to highest. In terms of
1989 income, as reported in the 1990 Census, (the latest income date available
when SEMCOG prepare these projections) the quartile boundaries are as follows:
Quartile 1: Less than $16,717
Quartile 2: $16,717 to $34,302
Quartile 3: $34,302 to $55,585
Quartile 4: More than $55,585
Because future dollar values of income quartiles cannot be projected accurately,
forecast households are simply reported as households by quartile, with no dollar
value specified.
The total number of households in St. Clair County is expected to increase
approximately 39% from 2000 to 2030, with 24,376 additional occupied housing
units. Of these, 21,247 will be households without children, for a growth rate of
approximately 54%. Households with children will increase by 13%, for 3,121
additional housing units.
In terms of household income quartiles, most of the growth in households will
occur in the 2nd through 4th income quartiles, with the highest growth rates in the
4th quartile (44% and 48%, respectively). Furthermore, the 1st quartile of
households will have the smallest growth rate from 2000 to 2030 (26%).
Table 33: St. Clair County Total Employment (By Industry) 2000–2030
2000
2005
2010
2015
2020
2025
2030
2000–2030
Agriculture, Mining
& Nat. Resources:
2,207 1,852 1,808 1,764 1,687 1,644 1,620
-587
13,093 12,123 11,983 11,982 11,860 11,604 11,255 -1,838
Manufacturing:
Transportation,
Comm. & Utilities:
4,860 5,099 5,364 5,595 5,774 5,958 6,148 1,288
2,379 2,788 3,103 3,423 3,677 3,892 4,126 1,747
Wholesale Trade:
13,261 13,494 14,065 14,747 15,291 15,711 16,213 2,952
Retail Trade:
Finance, Insurance
& Real Estate:
3,645 3,744 3,862 4,055 4,290 4,547 4,905 1,260
22,691
24,891 27,847 29,623 31,208 32,633 34,288 11,597
Services:
Public
Administration:
2,380 2,304 2,483 2,564 2,611 2,660 2,723
343
Total Employment:
64,516 66,295 70,515 73,753 76,398 78,649 81,278 16,762
-26.6%
-14.0%
26.5%
73.4%
22.3%
34.6%
51.1%
14.4%
26.0%
The total employment offered in the County is predicted to increase by 16,762
positions between 2000 and 2030 (26%). These positions may be held either by
County residents or by non-residents who commute into the area. The fastest
growing employment group in the County (in terms of employment) should be the
Wholesale Trade sector, which is anticipated to grow by 73%, or 1,747 positions.
This is followed by the Services sector, which should grow by 51%, adding
11,597 jobs, the Finance, Insurance & Real Estate sector, growing by 35% (1,260
positions), the Transportation, Communications & Utilities sector, with an
expected growth of 26% (1,288 jobs) and the Retail Trade sector, with an
expected growth of 22% (2,952 jobs). The number of jobs in Manufacturing is
expected to decrease approximately 14%, resulting in the loss of 1,838 positions.
Table 34: Township Population 2000–2030
2000
2005
2010
2015
2020
2025
2030
2000–2030
Total
10,691
11,486
11,868
12,320
12,776
13,207
13,725 3,034 28.4%
Persons/HH
2.56
2.47
2.38
2.31
2.25
2.19
2.13
-0.43 -16.7%
The population projections for the Township prepared by SEMCOG are much
more conservative than the figure of 19,345 for the year 2030, as given in the
Population Projections section of this Plan. Here, SEMCOG forecasts a
population increase of 3,034 persons, resulting in a 2030 population of 13,725.
However, the forecast growth rate of approximately 28% is still greater than the
rate reported for the County.
As mentioned earlier in the Plan, the average household size is expected to drop
from 2.56 persons per household to 2.13 persons per household. This will be a
decrease of 16.7% between 2000 and 2030, which is somewhat greater than the
decrease in household size projected for the County.
Table 35: Township Households 2000–2030
2000
2005
2010
2015
2020
2025
st
798
1,351
1,041
887
911
1,543
1,139
950
1,003
1,720
1,195
943
1,089
1,930
1,246
942
1,165
2,170
1,270
932
1,230 1,298
2,433 2,764
1,267 1,255
908
896
500 62.7%
1,413 104.6%
214 20.6%
9
1.0%
Total Households:
4,076
4,543
4,862
5,207
5,537
5,838 6,213
2,137
52.4%
With Children:
Without Children:
1,408
2,669
1,560
2,983
1,501
3,361
1,471
3,736
1,462
4,075
1,467 1,496
4,371 4,717
88
2,048
6.3%
76.7%
1 Quartile
2nd Quartile
3rd Quartile
4th Quartile
2030
1990–2030
The total number of households in Fort Gratiot Township is expected to increase
approximately 52% from 2000 to 2030, with 2,137 additional occupied housing
units. Of these, 2048 will be households without children, for a growth rate of
approximately 77%. Households with children will increase by approximately
6%, resulting in 88 additional households. The growth rates for total households
and households without children in the Township are much higher than the
corresponding rates in the County.
In terms of household income quartiles, most of the growth in households will
occur in the 1st and 2nd income quartiles, with the highest growth rates in the 2nd
quartile (approx. 105%). The 1st quartile will also have a large increase (63%).
Furthermore, the 3rd and 4th quartiles of households are expected to increase
approximately 21% and 1%, respectively, from 2000 to 2030.
A net total of 1,893 employment positions (which may be held either by Township
residents or by non-residents who commute into the area) are expected to be
created in Fort Gratiot Township between 2000 and 2030, amounting to a growth
rate of 31.5%, somewhat greater than the County job creation rate for the same
period. This job creation will come primarily from the Services sector, which will
add 963 new positions (an increase of approximately 46%) and the Retail Trade
sector, which will add 695 new positions (an increase of approximately 22%).
Employment in the Manufacturing sector is expected to drop by 7 positions (a
decrease of approximately 21%).
Table 36: Township Total Employment (By Industry) 2000–2030
2000
2005
2010
2015
2020
2025
2030
2000–2030
Agriculture, Mining
& Nat. Resources:
Manufacturing:
Transportation,
Comm. & Utilities:
Wholesale Trade:
Retail Trade:
Finance, Insurance
& Real Estate:
Services:
Public Administration:
55
60
63
66
67
69
71
16 29.1%
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
3,217 3,429 3,527 3,744 3,843 3,867 3,912 695 21.6%
Total Employment:
6,015 6,658 7,134 7,540 7,733 7,798 7,908 1,893 31.5%
72
34
72
36
76
30
83
31
87
31
91
30
97
27
25 34.7%
-7 -20.6%
387
434
460
484
498
515
538 151 39.0%
2,100 2,455 2,796 2,940 3,012 3,030 3,063 963 45.9%
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
NOTE: Due to confidentiality concerns, SEMCOG did not release employment
figures for the Wholesale Trade and Public Administration sectors.
SUMMARY
Both the County and Township populations should provide a good market for the
burgeoning services and retail trade sectors, particularly with the growing number
of households in each population. The services sector should provide a large
number of moderate-income jobs (on average) to the area, reflected in the
projected increase in moderate-income households in the County and in the
Township.
Taxable Value & Property Tax Rates
Taxable value is a measure of the portion of property (both real and personal) in a
municipality subject to property taxes. In Michigan, taxable value is no greater
than the State Equalized Value (S.E.V.), which is equal to 50% of the actual, or
sales value of property (the value of property if sold).
The total taxable value in a municipality is multiplied by the municipality’s tax
millage rate to calculate the total amount of property tax revenue available in the
municipality. In Fort Gratiot Township, the total taxable value, $389,882,612 for
real property in 2005 (also known as the “tax base”), multiplied by the Township
millage rate ($4.04 per $1,000 of Taxable Value in 2005), plus revenues from fees
(for licenses, reviews, appeals, services to other communities and other services),
interest on investments, grant income (if any) and income and other taxes (such as
personal property), is that which could be spent for municipal facilities, services
and personnel.
Table 37: Fort Gratiot S.E.V. & Taxable Value - 2005
Property Class
RESIDENTIAL
COMMERCIAL
INDUSTRIAL
AGRICULTURAL
Total:
S.E.V.
Taxable Value
$330,804,500
$136,841,800
$0
$4,339,500
$279,542,867
$108,394,011
$0
$1,945,734
$471,985,800
$389,882,612
SOURCE: St. Clair Co. Equalization Dept.; Michigan State Tax Commission
Figure 13: Fort Gratiot Township Taxable Value by Class 2005
Residential
71.7%
Commercial
27.8%
Agricultural
0.5%
SOURCE: Michigan State Tax Commission
The property tax base in the Township has been generally maintained at relative
taxable valuations of 71.7% residential, 27.8% commercial, and 0.5%
Agricultural. Although the number of commercial parcels represents less than 6%
of the total number of assessed parcels in the Township, the average values of
commercial real properties are approximately six times greater than the average
value of residential real property.
Table 38: 2005 Property Taxes—Fort Gratiot Township Area
Community
Marysville
Port Huron
Clyde Township
Kimball Township
Port Huron Township
Millage Rate
Taxable Value Real Property Taxes
$4.04
$389,882,612
$1,573,332.29
$16.10
$16.72
$2.07
$0.95
$0.77
$6.35
$320,467,236
$614,381,889
$116,218,436
$148,526,783
$208,958,328
$241,789,436
$5,157,920.16
$10,270,191.97
$240,688.38
$141,753.96
$161,441.20
$1,535,000.23
SOURCE: St. Clair Co. Equalization Dept.; Michigan State Tax Commission
Figure 14: 2005 Taxable Value by Class—Nearby Communities
Marysville
Port Huron
Residential
72%
Industrial
17%
Commercial
11%
Residential
71%
Industrial
8%
Commercial
21%
Clyde Township
Residential
93.9%
Residential
86.1%
Industrial
0.3%
Commercial
5.2%
Agricultural
8.4%
Industrial
0.2%
Residential
81%
Commercial
12%
Agricultural
4.8%
Port Huron Township
Kimball Township
Industrial
2%
Commercial
1.2%
Agricultural
5%
Residential
71%
Industrial
4%
Commercial
25%
SOURCE: Michigan State Tax Commission
With regard to millage rates, Fort Gratiot Township is in the middle of the pack of
the seven communities in the Fort Gratiot Township Area. It is over 12 mills less
than the rates for the Cities of Maryville and Port Huron, which, as cities, are
allowed much higher millage rates than townships. Further, the millage rate is
greater than for all of the townships in the area except for Port Huron Township,
which is over two mills greater.
The Township also has one of the highest property tax bases in the area, second
only to the City of Port Huron. However, because of the Township’s millage rate,
the amount of property tax levied in the Township ranks third behind
(respectively) the cities of Port Huron and Marysville, and ranks just ahead of
Port Huron Township (even though the Township’s tax base is almost 1½ times
that of Port Huron Township).
With regard to taxable value by class, the percentage of taxable value classified as
commercial in Fort Gratiot Township is the highest in the area. Almost 28% of the
Township’s taxable value is classed as commercial, compared with 25% in Port
Huron Township, 21% in Port Huron and 12% in Kimball Township. Conversely,
none of the Township’s taxable value is classified as industrial, the lowest in the
area (Lynn Township is the only other township in the County that does not have
any taxable value classified as industrial).
List of Businesses Located in Fort Gratiot Twp.
Through field studies, examination of telephone directories and examination of a
list of businesses within the Township, the following list of business
establishments was produced. Each business establishment was classified as to the
type of business or service that it primarily conducts. A six-digit code number
corresponding to the Standard Industrial Classification System of the United
States (SIC) was assigned to each business. These code numbers were then sorted
by major classification (indicated by the first two digits of the SIC code number)
in order to obtain a listing of business establishments by the following categories:
Agriculture, Forestry & Fishing
Construction
Manufacturing
Transportation, Communication & Public Utilities
Wholesale Trade
Retail Trade
Finance, Insurance & Real Estate
Services
Public Administration
Nonclassified Establishments
AGRICULTURE, FORESTRY & FISHING
S.I.C. #
074201
075205
078204
078206
078206
078207
Business Name
North River Animal Hospital
Joy-A-Len Boarding Kennels
First Class Lawn Maintenance
Cut-Rate Lawn & Snow LLC
T & M Lawn Maintenance
Brag Inc
Address
2909 North River Rd.
4325 Carrigan Rd.
3531 State Rd.
3612 Milton Rd.
3885 Carrigan Rd.
3035 Carrigan Rd.
CONSTRUCTION
General Contractors
S.I.C. #
152103
152103
152103
152103
152103
152103
152103
152103
Business Name
G W Home Improvement
Hutton Construction
John R. McLean Builders
Pinnacle Homes
Sheldon Construction Inc.
Raymond Solinsky
Tomlinson's Handi Works
Woolman & Sons Construction
Address
3660 Pollina Ave.
4410 Fairway Dr.
3945 24th Ave.
3290 Keewahdin Rd.
3208 Carrigan Rd.
5615 State Rd.
4104 Bonisteel Rd.
S.I.C. #
152105
152105
152105
152112
152112
154212
154213
154213
161101
162307
162902
Business Name
Climate Guard Inc
Drake Building Co
TMA Electric
Stu Brown Builders Inc
Timberline Construction
Huron Manufactured Homes
J D Construction
Maxwell Construction
McIntyre Asphalt Paving Co.
Tri-County Vac Service LLC
Martin Marine Svc
Address
th
4350 24 Ave.
3805 Parker Rd.
5299 Parker Rd.
3769 Loton Dr.
3055 Elmwood Dr.
4802 24th Ave.
4621 Lakeshore Rd.
4485 Parker Rd.
3942 Arlington Ave.
4128 Buckley Dr.
Special Trade Contractors
S.I.C. #
171102
171102
171105
171105
171117
171152
172101
172101
172101
172101
173101
173101
173101
174101
174101
174101
175102
175103
175203
176109
176109
176109
179403
179403
179403
179403
179403
179403
179921
179921
179942
Business Name
McCormick Heating
SB Heating & Air Conditioning
Baska Plumbing & Heating
Shoreview Plumbing & Heating
Apex Heating & Cooling
Port Huron Sewer Cleaning
Blue Water Painting & Decorating
Just For You
K & J Maintenance
Rick’s Painting
Cusworth Electric Inc
Goodrich Electrical Service
John Deising Electric
Burde-Laws Mason Contractors
Cornerstone Masonry
Midnight Masonry LLC
Cap's Windows & Doors
Fort Gratiot Cabinet & Millwork
Interior Affairs
Atwood Construction
F & V Roofing
Michael Hayes Roofing & Siding
Campbell Excavating
Conlan Construction & Excavating
Hartel & Son Excavating
JEB Industries
Nabozny Excavating
Varty’s Towing & Excavating
Reflection Pool & Spa
Sunshine Pool's Spas & Tanning
Great Lakes Water Blasting
Address
3120 Maplewood Dr.
3704 Keewahdin Rd.
3933 State Rd.
3256 Shoreview Dr.
5164 Lakeshore Rd.
3077 Simpson Rd.
4709 State Rd.
3035 Woodland Dr.
3277 Carrigan Rd.
4373 Keewahdin Rd.
5445 Lakeshore Rd.
5143 Lakeshore Rd.
2956 Cherry Hill Dr.
5412 Baywood Dr.
5989 San Juan Dr.
3079 Simpson Rd.
4295 Quaker Hill Dr.
3219 N. Shoreview Dr.
3226 S. Shoreview Dr.
4098 Old Forge Dr.
3961 Hitchings St.
3182 Lilac Lane
4240 Campbell Rd.
3350 Krafft Rd.
4223 State Rd.
4128 24th Ave.
4350 24th Ave.
S.I.C. #
179942
Business Name
Sparkle Wash
Address
MANUFACTURING
S.I.C. #
208401
239905
275202
275202
384298
399302
399302
Business Name
Vinomondo Winery
Flags ’n More
Allegra Print & Imaging
Creative Printing Solutions
Crescent Corp.
Arrow Sign Co
Signs Plus
Address
4505 Lakeshore Rd.
5985 Lakeshore Rd.
4137 24th Ave.
2970 Cherry Hill Dr.
3720 Pine Grove Ave.
5984 San Juan Dr.
3020 Simpson Rd.
TRANSPORTATION, COMMUNICATION & PUBLIC UTILITIES
S.I.C. #
411903
422503
422503
431101
448902
472402
472402
473104
481207
481207
481207
481207
481207
481212
492501
494102
495201
495201
Business Name
Custom Limousines
Keewahdin Mini Storage
Secured Storage Systems
United States Postal Service
Blue Water Excursions, Inc.
Far Away Places
Global Travel
T J Logistics
ABC Wireless LLC
Cingular Wireless
Phones Plus
Sprint PCS
Verizon Wireless
Beeper & Cellular Outlet
WPS Energy Service
Detroit Water & Sewerage Dept.
Fort Gratiot Sewer Stn. Pump 6
Fort Gratiot Sewer Stn. Pump 8
Address
4425 Krafft Rd.
3189 Keewahdin Rd.
2860 Krafft Rd.
4350 24th Ave.
3860 24th Ave.
4316 Fairway Dr.
4350 24th Ave.
4775 24th Ave.
4238 Fairway Dr.
4165 24th Ave. #B
4129 24th Ave.
4087 24th Ave.
3081 Commerce Dr., # 100
3993 Metcalf Rd.
3498 Krafft Rd.
3648 Angus Rd.
WHOLESALE TRADE
S.I.C. #
502112
503912
504403
504712
506304
508471
Business Name
Facility Matrix Group
Delta Construction
Hall Business Systems
Instra-Med
Sentinel Security Systems, Inc.
Cat Spindle Grinding Service
Address
3060 Commerce Dr. #3
5985 Lakeshore Rd.
3050 Commerce Dr.
5228 Lakeshore Rd.
3590 Krafft Rd.
S.I.C. #
508522
508525
519917
Business Name
Bob's Sales
Welker Bearing Co.
Marketing Promotions & Events
Address
2880 Bardamar Dr.
4435 Fairway Dr.
RETAIL TRADE
Building Materials & Hardware
S.I.C. #
521101
521101
521126
521126
521138
521138
523107
523110
523110
526114
Business Name
Ainsworth Door Co.
Blue Water Overhead Door
Port Huron Dry Wall Supplies
Shoreline Building Products
Home Depot
Lowes Home Center
Sherwin-Williams Paints
Custom Glass
Eddie’s Auto Glass
Northend Small Engines
Address
3928 Krafft Rd.
3159 Keewahdin Rd
5805 Lakeshore Rd
4195 24th Ave.
4200 24th Ave.
4167 24th Ave
2950 Cherryhill Dr
General Merchandise Stores
S.I.C. #
531102
531102
531102
531102
531102
531102
531102
533101
533101
Business Name
JC Penney Co.
Marshall Field’s
Meijer
Sears Roebuck & Co.
Target
Wal-Mart
Younkers Inc.
Dollar General
Dollar Tree
Address
th
4400 24 Ave.
4440 24th Ave.
4775 24th Ave.
4460 24th Ave.
4300 24th Ave.
4475 24th Ave.
4450 24th Ave.
4173 24th Ave.
Food Stores
S.I.C. #
541103
541104
542107
543101
544101
546102
546105
546107
546108
546108
549901
Business Name
D Brothers
Gordon Food Service Marketplace
Country Style Meats
Balduci’s Market Place
JD’s & Candy Bouquet
Pacal’s Baked Goods & Chocolates
Tim Hortons
Great American Cookie Co.
Pretzel Peddler
Wetzel’s Pretzels
General Nutrition Center
Address
4605 24th Ave.
3900 Pine Grove Ave. #10a
3900 Pine Grove Ave. #9
3927 Pine Grove Ave
4350 24th Ave
3829 Pine Grove Ave
4350 24th Ave. # 516
4350 24th Ave # 3501
4350 24th Ave
4350 24th Ave. # 318
S.I.C. #
549901
549904
549915
Business Name
Honeycomb Natural Foods
Vitamin World
California Coast Coffee
Address
3900 Pine Grove Ave. # 4
4350 24th Ave. #524
4350 24th Ave
Automotive Dealers, Equipment & Service Stations
S.I.C. #
551102
551102
551102
551102
551103
551103
551103
553111
553111
553111
553114
553123
553123
553129
554101
554101
554101
555103
555113
557103
Business Name
Blue Water Chrysler Plymouth
Moran GMC Trucks
Saturn Of Fort Gratiot
Vanover Chevrolet Inc.
Kelly’s Cars
Pete Koppinger Motors
Michaels Car Center Inc.
Autozone
BMI Discount Auto & Machine (CarQuest)
Murray’s Discount Auto Store
Mickey Shorr’s Mobile Electronics
Discount Tire Co.
Goodyear
Rhino Linings Of Port Huron
BP
Shell
By-Lo Gas Station
Boater's World Marine Center
West Marine Inc.
Harley-Davidson At Birchwood Mall
Address
th
4080 24 Ave.
4511 24th Ave.
4511 24th Ave.
4281 24th Ave.
4371 24th Ave.
3854 24th Ave
4124 24th Ave.
4530 24th Ave.
4655 24th Ave.
4610 24th Ave.
4664 24th Ave.
4311 24th Ave.
4350 24th Ave. #102
Apparel Stores
S.I.C. #
561101
561107
562101
562101
562101
562101
562101
562101
562101
562103
562105
562105
563210
564103
564103
Business Name
Mr. Sam Mens Wear
J’s Leather
C J Banks
Catherine’s
Deb Shop Inc.
Dots Inc.
Lane Bryant
Maurice’s
Vanity
Motherhood Maternity
Bath & Body Works
Claire’s Boutique
Victoria’s Secret
Gymboree
Justice Birchwood Mall
Address
th
4350 24 Ave.
4350 24th Ave.
4350 24th Ave
4355 24th Ave.
4350 24th Ave. #532
4355 24th Ave.
4350 24th Ave. #314
4350 24th Ave. #520
4350 24th Ave.
4350 24th Ave
4350 24th Ave. #225
4350 24th Ave. #118
4350 24th Ave. #530
4350 24th Ave. #538
4350 24th Ave. #206
S.I.C. #
565101
565101
565101
565101
565101
566101
566101
566101
566101
569913
569913
569913
569913
569913
569913
569913
569919
569928
569947
Business Name
Aeropostale
Buckle
Gap
Hot Topic
Old Navy
Foot Locker
Journeys
Payless Shoe Source
Shoe Department
American Eagle Outfitters
Campus Den
Champs Sports
Home Teams
Finish Line
Pacific Sunwear
Stylin
Sam’s Tailor
Trade Secret
TJ Maxx
Address
th
4350 24 Ave. #222
4350 24th Ave. #534
4350 24th Ave. #214
4350 24th Ave. #226
4350 24th Ave.
4350 24th Ave. # 308
4350 24th Ave.
4350 24th Ave. #116
4350 24th Ave. #234
4350 24th Ave. #618
4350 24th Ave.
4350 24th Ave. #137
4350 24th Ave. #306
4350 24th Ave. #617
4350 24th Ave. #124
4350 24th Ave.
4350 24th Ave. #320
4350 24th Ave. #539
4097 24th Ave.
Home Furniture & Furnishings Stores
S.I.C. #
571220
571306
571306
571308
571407
571912
571917
571929
572202
572202
572218
573112
572202
573401
573501
573501
Business Name
Mattress King
Floors On Up
Independent Floor Covering
World Of Floors
Blinds & Drapery Design
Robinette’s Productions
Vertical Vic’s Blinds & More
Pier 1 Imports
ABC Appliance Warehouse
Bill May Appliance Inc.
Bernina Sewing Ctr
Gamestop
Best Buy
EB Games
FYE
Music Station
Address
4167 24th Ave.
4163 24th Ave
4085 Stoney Creek Dr
2625 Grace Rd.
4075 24th Ave.
4326 24th Ave.
4134 24th Ave.
4035 24th Ave.
4139 24th Ave.
4611 24th Ave.
4350 24th Ave.
4350 24th Ave. #522
Eating & Drinking Places
S.I.C. #
581203
581208
581208
Business Name
Yogurt & More
A & W Family Restaurant
Applebee’s Neighborhood Grill
Address
th
4350 24 Ave. #720
3805 Pine Grove Ave
S.I.C. #
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581208
581209
581214
581222
581222
581222
581222
581303
581304
Business Name
Big Boy Restaurant
Bogey’s Bar & Grill
Burger King
Cheap Charlies
Chan’s Buffet
Chili’s Grill & Bar
China Lite Restaurant
Coney Island North
Dairy Queen
Dennys
Flaming Wok
Frank's Swissel Inn
Garfield's Restaurant & Pub
KFC
Koney Island Inn
McDonalds
Old Country Buffet
Olive Garden
Papa Z's Subs Salads & Etc
Pizza Hut
Quiznos Sub
Red Lobster
Ruby Tuesday
Sbarro Italian Eatery
Subway Sandwiches & Salads
Subway Sandwiches & Salads
Taco Bell
Taco Bell
Tubby's Sub Shop
Butter Churn Deli Inc.
Frullati Cafe & Bakery
Chuck E Cheese’s
Dolly’s Pizza
Little Caesars Pizza
Papa John’s Pizza
Gaslite Lounge
DeJa Vu
Address
th
3961 24 Ave.
3311 North River Rd
4350 24th Ave. #718
4495 24th Ave.
4165 24th Ave.
4305 24th Ave.
3875 24th Ave.
4425 Commerce Dr.
4010 24th Ave.
4350 24th Ave. #706
4985 24th Ave.
4350 24th Ave. #630
3040 Krafft Rd
4350 24th Ave. # 714
4155 24th Ave.
4093 24th Ave.
4210 24th Ave.
4350 24th Ave.
4165 24th Ave.
4220 24th Ave.
4280 24th Ave.
4350 24th Ave. #712
4664 24th Ave.
3977 24th Ave.
4350 24th Ave. #716
4179 24th Ave.
4011 24th Ave.
4350 24th Ave.
4350 24th Ave.
4019 24th Ave.
4083 24th Ave.
3875 24th Ave.
3811 24th Ave.
Miscellaneous Retail
S.I.C. #
591205
592102
592102
592102
592104
Business Name
Meijer Pharmacy
D Brothers Party Store
Hency’s Market
Northgate Liquor & Wine
North Port Party Store
Address
th
4775 24 Ave.
4556 24th Ave.
4473 Gratiot Ave.
4996 24th Ave.
S.I.C. #
592104
593218
594113
594113
594113
594113
594113
594113
594137
594201
594201
594201
594301
594409
594409
594409
594409
594409
594409
594409
594409
594501
594517
594701
594705
594712
594712
594712
594712
594712
594716
594801
594902
594902
594902
596201
596305
599201
599201
599201
599502
599502
599502
599505
599902
Business Name
Party Port
Fort Gratiot Flea Market
Dunham’s Discount Sports
For Sports
Gander Mountain
M C Sports
Nabozney’s Inc.
Play It Again Sports
Dive Inn Watersports
Barnes & Noble Bookseller
Family Christian Book Store
Waldenbooks
Staples
Cooper & Co
Corey’s Jewel Box
Finlay Fine Jewelry
Fred Meyer Jewelers
JB Robinson Jewelers
Kay Jewelers
Lawrence Jewelers
Zale Jeweler
Hobby Lobby Creative Ctr
Toys Я Us
Balloons By Betty
Victory Lane Racing
Hallmark Gold Crown
International Gifts
Spencer Gifts
Things Remembered
Vollmer’s Gifts & Cards
North River Party Shopp
Satchel Shop
Hancock Fabrics
Jo Ann Fabrics & Crafts
Sew Elegant
Coin Operated of Port Huron
Mich-Can Inc
Flower Depot
Rhovellto's Flowers & Gifts
Wayne’s Flowers & Gifts Inc.
Lens Crafters
OptimEyes
Pearle Vision Optical
Tropic Shades
Metrocell
Address
3832 Keewahdin Rd.
4189 Keewahdin Rd.
4163 24th Ave.
4055 24th Ave.
4047 24th Ave.
4130 24th Ave.
3858 24th Ave.
4325 24th Ave.
4351 24th Ave.
4350 24th Ave. #616
4303 24th Ave.
4350 24th Ave.
4350 24th Ave. #3500
4440 24th Ave.
4350 24th Ave. #620
4350 24th Ave. #204
4350 24th Ave. # 304
4350 24th Ave. # 246
4350 24th Ave. #140
4715 24th Ave.
4235 24th Ave.
4350 24th Ave. #300
4350 24th Ave. #310
4350 24th Ave # 624
4350 24th Ave. # 316
4350 24th Ave. #626
3862 24th Ave.
3742 N River Rd
4350 24th Ave.
4035 24th Ave.
4405 24th Ave.
5510 Lakeshore Rd.
3990 Hitchings St./
4790 24th Ave.
4013 24th Ave.
4013 24th Ave.
4350 24th Ave. # 634
4355 24th Ave. # 5
4350 24th Ave. # 210
4350 24th Ave.
4350 24th Ave. #126
S.I.C. #
599902
599902
599920
599929
599929
599953
599979
599992
599992
599999
Business Name
Radio Shack
Superior Communication Ctr
Wright & Filippis
Michigan Pet & Veterinary Supply
Pets Supplies Plus
Yankee Candle Co
Miracle-Ear
Crystal Mosher
Patricia Michaels
Memories
Address
th
4350 24 Ave. #112
4350 24th Ave. #128
4146 24th Ave.
4161 24th Ave.
4350 24th Ave.
4460 24th Ave.
3655 Brace Rd.
4523 State Rd.
4350 24th Ave.
FINANCE, INSURANCE AND REAL ESTATE
Depository Institutions
S.I.C. #
602101
602101
602101
602101
602101
603501
606101
609903
609903
Business Name
Chase
Eatern Michigan Bank
Fifth Third Bank
Flagstar Bank
LaSalle Bank
Citizens First Savings Bank
Educational & Assoc. Credit Union
Check Into Cash
Check 'n Go
Address
th
4512 24 Ave.
3061 Krafft Rd
4145 24th Ave.
4778 24th Ave.
4175 24th Ave.
4009 24th Ave.
Credit Institutions
S.I.C. #
614101
614101
614101
614102
614102
614102
616201
Business Name
American Home Mortgage
Approved Cash Advance
Cash Store
American General Finance Inc
Citi Financial
Household Finance Corp.
Indigo Financial Inc
Address
4355 24th Ave
3855 Pine Grove Ave
3857 24th Ave
4142 24th Ave.
4355 24th Ave.
4071 24th Ave.
Security & Commodity Brokers
S.I.C. #
621101
628203
628203
628205
Business Name
Edward Jones Co.
Raymond James Financial Service
Primerica Financial Svc
Met Life
Address
th
3895 24 Ave.
3937 24th Ave
4935 Lakeshore Rd
Insurance Agents, Brokers & Service
S.I.C. #
641112
641112
641112
641112
641112
641112
641112
641112
641112
641112
641112
641112
641112
641112
Business Name
AAA Insurance
Al Bourdeau Insurance Service
Brian Duda
Central States Insurance
Fortis Health
Fournier Insurance Inc
Gillihan Insurance
J F Tuttle Insurance
Jim Gibson Insurance
Knights Of Columbus Insurance
Michael Shier
Metropolitan Insurance
Gaye Skerratt Insurance
Western-Southern Life Ins Co.
Address
4141 24th Ave
5651 Lakeshore Rd.
3971 Arlington Ave.
4510 Lakeshore Rd.
3061 Commerce Dr.
4186 State Rd.
2848 Krafft Rd.
4476 William Ct.
4333 24th Ave.
3760 Grant Ave.
3051 Commerce Dr
3060 Commerce Dr. # 1
4935 Lakeshore Rd.
3833 24th Ave.
Real Estate
S.I.C. #
651201
651201
651303
651303
651303
651303
651501
653118
653118
653118
653118
653122
653122
654102
654102
655202
Business Name
Birch Grove Plaza
Birchwood Mall
Golf Harbor Apartments-Marina
Golf View Arms Apartments
Heritage Grove Apartments
Westmore Apartments
Birchwood Estates
B & L Properties
Jo Ann Wine & Assoc. Inc.
Rowling Real Estate Inc
Sparling Realty Inc.
Building & Code Inspection Inc
Inspect It First
Devon Title
Metropolitan Title Co.
Halco Development
Address
th
4355 24 Ave.
4350 24th Ave.
4119 Gratiot Ave.
2900 Heritage Dr.
4543 24th Ave. # 1
4335 24th Ave
3618 Old Farm Ln.
3945 24th Ave. # 3
3745 Pine Grove Ave
4335 24th Ave.
4480 N River Rd.
3379 Birch Grove Trl.
3071 Commerce Dr. # D
SERVICES
Hotels, Motels & Camps
S.I.C. #
701101
Business Name
Lakeshore Motel Apartments
Address
5962 Lakeshore Rd.
Personal Services
S.I.C. #
Business Name
Address
721704
722101
722101
722101
722101
722101
722101
722101
723102
723102
723102
723102
723102
723106
723106
723106
723106
723106
723106
723106
723106
723106
723119
729101
Southeastern Carpet & Upholstery Care
Olan Mills Portrait Studio
Perkins Photography
Portrait Time
Sears Portrait Studio
Self Expressions Photography
Stockwell Studios
Wal-Mart Portrait Studio
2000 Nails
2001 Nails
Classic Nails
Escape Nail Salon
G A Nails Spa
Elite Expressions
Grondin's Hair Ctr
International Hair Design
Master Cuts
Noggin's Family Hair Styling
Oasis Hair Co
Razors Edge
Regis Hairstylists
Signature Hair Design
Spa At Birchwood
H & R Block Inc.
4170 Krafft Rd.
4775 24th Ave.
4940 24th Ave.
4188 Old Forge Dr.
4460 24th Ave.
3915 Collins Rd
4333 24th Ave. # 92
4475 24th Ave.
4350 24th Ave.
4355 24th Ave.
4350 24th Ave.
4015 24th Ave.
4775 24th Ave.
4131 24th Ave.
4350 24th Ave. # 110
5985 Lakeshore Rd.
4140 24th Ave.
4552 24th Ave.
4350 24th Ave. #514
5651 Lakeshore Rd.
2900 Krafft Rd.
4135 24th Ave.
729101
729101
729101
729101
729101
729101
729908
729917
729917
729924
729934
729934
729934
729944
729944
H & R Block Inc.
H & R Block Inc.
Jackson Hewitt Tax Svc
NKN Easy File
Sheaffer KB Tax & Financial Service
WEBB Financial Service
President Tuxedo Rental
Lakeshore Therapeutic Massage
Massage & Therapy By Design
Greenpath Debt Solutions
Barbara's Weight Loss 4 Life
Medical Weight Loss Clinic
Nutri Magic Systems Intl
Judi’s Tropical Tans
Tropical Tan
4460 24th Ave.
4475 24th Ave.
4350 24th Ave.
3252 Krafft Rd.
4935 Lakeshore Rd.
4350 24th Ave. #202
4935 Lakeshore Rd.
3900 Pine Grove Ave
3051 Commerce Dr.
4355 24th Ave.
4144 24th Ave.
4351 24th Ave.
4132 24th Ave.
Business Services
S.I.C. #
733816
Business Name
DJ Sontag
Address
2840 Keewahdin Rd.
S.I.C. #
734902
734902
734910
734922
734922
734922
735906
735930
735949
736304
737801
738901
738902
738902
738913
738913
738959
Business Name
Blue Water Cleaning Co
SCC Cleaning Inc
K & P Enterprises
Collins Cleaning Co
Donna's Cleaning Svc
Du Mor Cleaning Co Inc
Faulkner's Party Rental
Rent-A-Center
Jones Equipment Rental
Kelly Services
IBM Corp.
Auction It Today On Ebay
Magic Make-Overs By Gayle
Window Creations
Blue Water Appraisal Co
Home & Land Appraisal
Parent Fleet Information Svc
Address
4457 Fairway Dr.
4350 24th Ave.
3775 Krafft Rd.
4391 Abel Dr.
2756 Grace Rd.
4217 N River Rd.
4175 24th Ave # A
4600 24th Ave.
2852 Krafft Rd
3051 Commerce Dr., Ste. 6
4758 24th Ave.
4721 Desmond Bch.
4958 24th Ave.
3535 Teeple Ave.
5413 Parker Rd.
3915 Krafft Rd
Auto Repair Services & Parking
S.I.C. #
751303
751401
753201
753201
753201
753206
753701
753801
753801
753801
753801
753812
753914
754201
754201
754201
754901
754901
754904
754903
754903
754903
Business Name
Budget Truck Rental
Enterprise Rent A Car
Autocraft Body Shop
Certified Collision
Michaels Body Shop
Signs & Wonders
Multistate Transmissions
A & A Motors
C & C Muffler Center
Sears Auto & Tire Center
Tuffy Auto Service Center
Bob’s Truck & Equipment Repair
Michaels Service Center
By-Lo Car Wash
Northgate Auto Wash
Works Auto Wash Inc.
Carpa's Towing Svc
Port Huron Towing
Preferred Towing Inc.
Castro Quik-Lube
Mobile 1 Lube Express
Valvoline Express Care
Address
2860 Krafft Rd.
3857 24th Ave. #A
4854 24th Ave.
3230 Keewahdin Rd.
4371 24th Ave.
3640 Campbell Rd.
4620 24th Ave.
4725 Meadowlawn Dr.
4817 24th Ave.
4460 24th Ave.
3991 24th Ave.
4871 24th Ave.
4371 24th Ave.
2896 Krafft Rd.
4830 24th Ave.
3754 State Rd
4830 24th Ave.
3805 Pine Grove Ave
3041 Krafft Rd.
4564 24th Ave
Miscellaneous Repair Services
S.I.C. #
764109
769203
769962
769967
Business Name
O.K. & Sons Upholstery
Thumb Welding
Noble Locksmith Service
Taylor Made V-Twins
Address
1282 Krafft Rd.
4861 24th Ave.
2670 Grace Rd.
Amusement & Recreation Services
S.I.C. #
783201
791101
799101
799101
799201
799706
799928
799931
Business Name
Birchwood Cinemas
Fabulous Feet Dance Studio
Birchwood Athletic Club
Curves
Willow Ridge Golf & Ski Club Inc.
Port Huron Golf Club
Flippin’ Silver Lake Huron
Birchwood Sports Dome
Address
th
4350 24 Ave. #15
2900 Krafft Rd.
3031 Commerce Dr. #A
4101 Fairway Dr.
3760 Estates Dr.
2845 Keewahdin Rd.
Health Services
S.I.C. #
801101
801101
801101
801101
801101
801101
801101
801101
801101
801101
801104
802101
802101
802101
802101
802101
804101
804101
804101
804101
804201
804201
804301
804301
804301
Business Name
Birchwood Orthopedic Ctr
Blue Water Neurology Clinic
Children's Healthcare
E Cory Sr MD
Mercy Family Care
Mercy Health Ctr
Physicians Healthcare Network
Physicians Healthcare Network
Randy J Plonka MD
Riverside Eye Ctr
Physician Health Care Network
Birchwood Family Dentistry
Blue Water Family Dentistry
Blue Water Orthodontics
Brookside Dental Ctr
Jeffrey W Easton DDS
Birchwood Chiropractic Ctr
Blue Water Chiropractic
Health Quest Of Port Huron
Northgate Chiropractic Clinic
Shores Optometry
Thomas R Lees OD
Hodor & Frascone
St Clair Foot & Ankle Specialists
Steven W Bremer DPM
Address
3041 Commerce Dr.
3050 Krafft Rd.
3030 Commerce Dr.
3071 Commerce Dr. #A
4190 24th Ave.
4190 24th Ave. #203
4190 24th Ave. #206
4435 24th Ave.
5979 Lakeshore Rd.
4656 24th Ave.
4190 24th Ave.
4036 24th Ave.
4044 24th Ave.
3901 24th Ave.
2844 Krafft Rd.
4040 24th Ave.
3941 24th Ave.
3825 24th Ave.
3851 Pine Grove Ave. #A
3957 24th Ave.
4190 24th Ave. #102
3041 Commerce Dr.
4190 24th Ave. #104
S.I.C. #
Business Name
804909
804918
804918
804925
805101
805903
805904
805904
806301
807201
808201
808201
809303
Williams & Assoc
Fitrac
Port Huron Hsptl Sport & Spine
Marquardt Communication Service
Evangelical Home Port Huron
Lakeshore Manor
Blue Water Lodge
Lake Huron Woods
Blue Water Mental Health Clinic
Valcor Dental Laboratory
Comforcare
Concerned Home Care Inc.
Fort Gratiot Therapy Ctr
Address
4190 24th Ave. #205
2900 Krafft Rd.
5976 W Montevista Dr
5635 Lakeshore Rd.
4849 Lakeshore Rd
2840 Keewahdin Rd
5221 Lakeshore Rd
1501 Krafft Rd
4034 24th Ave.
2840 Keewahdin Rd. #333
3024 Simpson Rd.
3041 Commerce Dr.
Legal Services
S.I.C. #
811103
Business Name
Mcintosh, Mccoll, Carson, Strickler
Address
3024 Commerce Dr.
Educational Services
S.I.C. #
821103
821103
821103
829902
829909
Business Name
Fort Gratiot Intermediate School
Keewahdin Elementary School
Thomas A Edison Elementary School
Palmateer Driving School
Sylvan Learning Center
Address
3985 Keewahdin Rd.
4801 Lakeshore Rd.
3559 Pollina Ave.
4355 24th Ave.
Social Services
S.I.C. #
832210
832253
833102
835101
835101
835101
835101
836102
836102
836102
836105
836105
836105
836116
836116
839911
Business Name
Caring Touch Adult Foster Care
St. Clair County Family Support
Partners At Heart
Bright Beginnings Child Care
Crossroad Kids Town
Lori's Little Lambs Child Day
Montessori Academy Port Huron
Brown’s Adult Foster Care
Burkett's Adult Foster Care Hm
Innovative Housing Development Corp.
BARSS Inc.
Pine Grove Adult Foster Care
Village At Mercy Health Center
Impact Simpson Road Home
Oak Leaf Drive Home
Med-Life Resource
Address
4259 Gratiot Ave.
3847 Pine Grove Ave. # A
4190 24th Ave. #209
3520 Pollina Ave.
4758 24th Ave.
4414 Abel Dr.
4013 Gratiot Ave.
3051 Commerce Dr.
4851 Lakeshore Rd
4170 24th Ave.
3240 Simpson Rd.
3405 Oak Leaf Dr.
3202 Elmwood Dr.
Membership Organizations
S.I.C. #
841202
864108
866107
866107
866107
866107
866107
866107
866107
866110
869905
Business Name
Bailey Arts & Crafts
Noruh Grotto Club
Alleghany Wesleyan Methodist Church
Fellowship Bible Church
Lakeshore Presbyterian Church
Lighthouse Baptist Church
Northgate Bible Church
Riverside Tabernacle Church
Trinity Lighthouse Fellowship
Servant Ministries
Port Huron Competitive Sports Assn
Address
th
4333 24 Ave.
2884 Krafft Rd.
3620 Pollina Ave.
5235 Lakeshore Rd.
5879 State Rd
3108 Krafft Rd.
3290 Keewahdin Rd.
3979 Arlington Ave.
Engineering, Accounting & Management Services
S.I.C. #
871133
871202
872101
872101
872101
872101
872101
872102
872103
873204
874214
874255
874823
874824
899903
Business Name
James W Shink & Associates
Sydesign
Brandl & Brandl Accounting
Harvey, Ledsworth & Gonder
Lewis & Assoc
Premier Financial Svc
Thomas L Gaffney CPA
Barger LLC
Physician Healthcare Network
Foresight Research, Inc.
Intertech Technology Marketing
Constellation New Energy
Wireless Solutions Ctr Inc
Montgomery Associates, Inc.
Bob Weir & Assoc
Address
3060 Commerce Dr.
2957 Cherryhill Dr
3851 Pine Grove Ave. #B
3953 24th Ave.
3252 Krafft Rd.
3016 Maplewood Dr.
3050 Commerce Dr
3585 Dykeman Rd.
3060 Commerce Dr.
4350 24th Ave.
3092 Keewahdin Rd # 5
PUBLIC ADMINISTRATION
S.I.C. #
912103
912103
912104
912104
922404
Business Name
St. Clair Juvenile Detention
St Clair County Lakeshore ADT
Fort Gratiot Township Administration Bldg.
Fort Gratiot Township DPW
Fort Gratiot Charter Fire Dept.
Address
1503 Krafft Rd.
3847 Pine Grove Ave
3720 Keewahdin Rd.
3815 Keewahdin Rd.
3720 Keewahdin Rd.
NONCLASSIFIED ESTABLISHMENTS
S.I.C. #
Business Name
999977
999977
Address
th
Advantis
Rosemary Bitel Co
4460 24 Ave.
4350 24th Ave.
SUMMARY
Several significant conditions and trends become obvious upon a thorough review
of Fort Gratiot Township’s business list. These findings are as follows:
1. Over 72% of the business establishments in the Township are found in the
Retail Trade and Services sectors. Thus, any recession or economic downturn
involving these industry sectors could have a disproportionate effect on the
economy of the Township as a whole.
2. Only seven businesses in the Township (less than 2% of the total number of
529 business establishments in the Township) are in the Manufacturing sector.
3. Approximately 77% of the business establishments in the Township employ
from 1 to 9 persons. Thus, the failure of any single business establishment
would have a relatively minor impact on the economy of the Township as a
whole.
4. Almost 20% of the business establishments in the Township are located in the
Birchwood Mall. The approximately 100 retail establishments in the Mall
account for approximately 50% of all retail establishments in the Township.
Much of the economic health of the Township depends on the economic
health of the Mall.
Figure 15: Number of Township Businesses by Industry Classification
Retail Trade
38.37%
Finance, Insurance &
Real Estate
9.45%
Services
33.65%
Public Administration
0.95%
Wholesale Trade
1.70%
Transportation,
Comm. & Public
Utilities
3.40%
Manufacturing Construction
9.64%
1.32%
Nonclassified
Establishments
0.38%
Agriculture, Forestry
& Fishing
1.13%
Natural Resources
The optimum arrangement of land uses in a community is that which properly
utilizes the natural resources and physical features of that community, so that any
given land use is located only in an area where the natural resources and physical
features of the area are best suited for that particular use. For example, areas in a
community that have soils that are considered “prime agricultural soils” and are
relatively flat and free of wetlands are best suited for farming uses. Other areas
that contain woodlands may be better suited for recreation uses. Still other areas
may have natural features best suited for residential development. Thus, it is very
important to make a thorough inventory of the natural resources and features in
the Township.
Topography
The topography of Fort Gratiot Township is a level to gently rolling plain sloping
from west to east. This topography is modified by the shoreline along Lake Huron
and by the stream channel and flood plain of the Black River.
Geology
BEDROCK GEOLOGY
The uppermost layer of bedrock below the soil in Fort Gratiot Township consists
entirely of Antrim shale of the Devonian stratigraphic unit (Paleozoic era).
QUATERNARY GEOLOGY
The Quaternary Geology map shows the geological features and characteristics
near the ground surface of Fort Gratiot Township (between the bedrock and the
topsoil). Fort Gratiot Township lies within an area that was likely covered by or
on the fringe of the glacial stages of the Great Lakes.
Natural Resources • 73
The geological deposits found in Fort Gratiot Township mirror the glacial history
of the region. Much of the Township consists of dune sand, found along and near
the Lake Huron shoreline, lacustrine clay and silt, which are generally found at
the former lakebed sites of the glacial Great Lakes, and lacustrine sand and
gravel—glacial debris predominantly made up of sand, with many cobbles mixed
in with the sand. The remainder of the Township consists of end moraines of finetextured till, which are systems of hills formed from glacial deposits.
Soils
Soil characteristics are an important determinant of land use potential. Not only
do soils influence the suitability of land for agricultural purposes, they also help to
determine whether or not a parcel is suitable for more urban forms of
development such as housing, business, industry, roads and utilities (water, gas &
sewer).
SOIL ASSOCIATIONS
There are twelve major soil associations found in St. Clair County, according to
the Soil Survey of St. Clair County. These soil associations are areas with a
distinctive and/or proportional pattern of one or more major soils and/or soil
complexes and at least one minor soil. The soils in one association may occur in
another, but in a different pattern. Of the twelve major soil associations, five can
be found in Fort Gratiot Township and they are as follows: 5
Lando-Avoca Association
The most prominent soils in this association are somewhat poorly drained and
have high water tables that require drainage prior to development. These soils
occur in areas that are largely cleared and cultivated. They are further
characterized by low natural fertility and may be droughty in mid-summer. These
soils are mainly concentrated in the northwest portion of the Township.
Wainola-Deford Association
The soils that constitute the major portions of this association are somewhat
poorly drained. Some minor soil categories in this larger group, however, have
better drainage characteristics. Some areas within this association have been
cleared and cultivated, while others either are urbanized or are idle. The major
soils in this group have low fertility and low available water capacity. Further,
they have a high seasonal water table and require drainage. These soils are
confined to the southwestern portion of the Township, south of Keewahdin and
west of Pine Grove Roads.
Eastport-Wainola-Tobico Association
This association occurs on glacial-like beaches along the shoreline of Lake Huron
5
Soil Survey of St. Clair County, Michigan, pp. 2 -6: 1974, USDA Soil Conservation Service
in a landscape characterized by a pattern of ridges and troughs. The prominent
soils in this association range from well-drained to poorly-drained soils. Also
included in this association are Alluvial land and the sandy lake beaches of Lake
Huron. These areas are generally poorly drained and occur on the floodplains.
Most of the area occupied by these soils were either cleared or cut over. In many
cases, the soils have been developed for summer cottages or more fully urbanized
uses. These soils occur in Fort Gratiot Township along the Lake Huron shoreline,
extending west to a depth of approximately one mile.
Bach Association
Soils in this association occur in glacial drainageways and on lake plains. The
landscape is nearly level, but has broad, slightly depressed areas. For the most
part, these soils have poor drainage characteristics. They are also characterized by
a high water table and are subject to periodic flooding. A relatively small portion
of the Township is covered by soils in this association. This area is located
parallel to the Lake Huron shoreline, adjacent to the previously described
association.
Alluvial Land-Rough Broken Land Association
This association occurs on the floodplains and steep bluffs of the major rivers and
streams throughout St. Clair County. More particularly in Fort Gratiot Township,
these soils occur along the Black River, the southern boundary of the Township.
The general landscape is broad to narrow, generally deeply incised valleys. The
Alluvial land component of this association is the active floodplains of the rivers
and streams that is either level to gently sloping. Rough broken land is strongly
sloping to very steep and consists of bluffs or escarpments that border the outer
edges of the floodplains and the higher uplands. Most areas of this association are
pastured, forested, or idle and covered with brush. Alluvial land has a seasonal
high water table and is subject to the following. Rough broken land is subject to
severe erosion and is too steep and rough for most uses.
LIMITATIONS OF SOILS FOR SEPTIC FIELDS
The Soil Survey for St. Clair County also classifies individual soils by the degree
of limitations for use in septic tank disposal fields. 6 In determining these
limitations, the factors considered are depth to the water table, permeability rates,
hazard of flooding, and topography. The rating of the soils is based on the
limitations of the soils to absorb effluent from septic tanks. Soils are rated for
three degrees of soil limitations:
1. Slight, where the soil is relatively free of limitations or limitations are easily
overcome.
2. Moderate, where soil limitations need to be recognized but can be overcome
with good management and careful design.
3. Severe, where soil limitations are severe enough to make use questionable.
6
Soil Survey of St. Clair County, Michigan, p. 103: 1974, USDA Soil Conservation Service
Generally, urban and residential development beyond existing public sewer areas
should be limited to those areas having soils with only slight or moderate
limitations for septic use.
Most of the soils found within the Township are classified as having severe
limitations for septic field use. A narrow (up to ¼-mile wide) band of soils with
moderate limitations can be found along the Lake Huron shoreline, and smaller
areas of moderate limitations can be found in the extreme northern and southern
parts of the Township. The southern one-third of the Township, south of M-136,
contains extensive areas of soils with only slight limitations for septic field use.
Wetlands
Wetlands serve a number of important environmental functions that need to be
considered during the community planning process. The most important functions
of a wetland are to serve as a natural filtration device, by trapping and storing
nutrients from upland runoff in plant tissue and to serve as a settling basin for silt
generated from upland erosion. These functions can be seriously damaged and
possibly destroyed by poor land use practices. Since every wetland has a unique
tolerance for filtering runoff from the uplands surrounding it, development in
those adjacent areas can create more nutrient and sediment inflow than the
wetland can handle. Such an overload can damage the wetland to the point where
it can turn into a settling basin of polluted, foul water, destroying the area’s
ecological health and possibly posing a threat to the physical health of the area’s
population.
Even more serious is the removal of wetlands. The removal of these natural
features by dredging or filling will have and immediate impact on the water
quality of streams and lakes below them in the watershed system. Preserved
wetlands improve water quality, moderate flooding, and stabilize water supplies,
thereby providing for overall environmental health and stability.
WETLANDS PROTECTION
In recognition of the importance of wetlands, the State of Michigan enacted the
Goemaere-Anderson Wetlands Protection Act (Act No. 203 of the MI Public Acts
of 1979), authorizing regulation by the DNR of development in and around
wetlands. This legislation defines wetlands as “land characterized by the presence
of water at a frequency and duration sufficient to support and that under normal
circumstances does support wetland vegetation or aquatic life” and generally
regulates the development of wetlands over five acres in size, or which are
contiguous to the Great Lakes or to a river, stream, pond or inland lake. Permits
are required for the following activities:
depositing or placing fill material in a wetland;
dredging or removing soil from a wetland;
constructing, operating or maintaining any use or development in a wetland;
draining surface water from a wetland.
The issuance of permits for these activities depends on whether or not the activity
in question is in the public interest and whether or not it is otherwise lawful (that
is, permitted by the zoning ordinance and/or other ordinances of the community).
IDENTIFYING WETLANDS
As important as wetlands are, it can sometimes be very difficult to properly
identify and define a wetland. Often, the only sure way to determine if a particular
parcel is a wetland or not is to do on-site surveys. This is because (physically &
legally) land does not have to be wet all of the time in order to be defined as a
wetland. Repeated site surveys can show if water is present frequently enough for
the parcel to qualify (legally) as a wetland. In addition, wetlands normally contain
unique forms of plant life, which, again, are best identified by on-site surveys.
Hydric Soils
However, for planning purposes, extensive on-site surveys are rather impractical
(too time consuming and often too expensive), so other sources of wetland
information must be used to help us determine what areas of the Township contain
wetlands. One possible source is the list of “hydric soils”—those soils deemed
likely to support wetlands—developed by the Soil Conservation Service (SCS) of
the U.S. Dept. of Agriculture. This list is keyed to the SCS Modern Soil Survey
maps, thus making it possible to show where such soils can be found, and hence,
what areas are likely to be wetlands.
There are three limitations to using the soil surveys and the list of hydric soils.
First, the soil maps can not show smaller occurrences of soil types, particularly
those smaller than two acres. Also, the presence of a wetland soil does not legally
define an area as a wetland, so this information can not be used as a legal guide.
Finally, as with all information sources, there are occasional errors.
National Wetland Inventory
Another source of information on wetlands is the National Wetland Inventory
(NWI) maps. These maps are created by interpretation of aerial photographs and
overlaying apparent wetland areas onto standard topographic maps.
Again, there are limitations to using this kind of information. Since they are
produced by mass scale aerial photograph interpretation, there is a significant
source of error. Some areas have been interpreted from black & white
photographs, others from infrared color photographs that are easier to interpret.
Most areas have not been verified by field checks. Due to scale, small areas might
be missed. Finally, an aerial photograph reflects a specific time and condition and
may not reflect a “typical” condition.
FORT GRATIOT TOWNSHIP WETLANDS
For this plan, the National Wetlands Inventory map of Fort Gratiot Township will
be used. According to this map, there are approximately 743 acres of wetlands in
the Township. Most of these are found in Sections 4, 5, 9, 16, 17, 20 and 21.
NOTE: Actual on-site inspection of these areas by the Michigan Dept. of Natural
Resources is necessary to precisely determine the characteristics and extent of
these wetlands.
Floodplains
Floodplains are areas where floodwaters spread when the natural stream or river
channel overflows its banks because it cannot accommodate runoff from storms or
melting snow. Dissipation of flood waters into the floodplain helps reduce the
amount of damage incurred by flooding. In addition to providing natural buffers
for floods, floodplains provide critical functions as groundwater recharge areas
and wildlife habitat.
When the floodplain is altered by grading, filling, or the erection of structures, its
flood-dissipating functions are reduced. Oftentimes, changes to the natural system
aggravate flooding and damages. Factors that increase flooding problems include:
Removing vegetation that stabilizes banks of streams and rivers and slows
flood waters.
Erecting structures that deflect or inhibit flow of floodwaters can increase
flood elevations and modify flow paths, shifting flooding problems and
increasing erosion.
Constructing bridges, culverts, building, or other structures that encroach on
the floodplain and reduce the storage area available for floodwaters.
Building drainage systems that quickly feed stormwater into the receiving
body.
Channelizing streams (straightening meandering watercourses to expedite
drainage) which transfers flooding problems downstream alters wildlife
habitat.
Filling and dumping in floodplains, which can cause a considerable amount of
damage as floodwaters rise and transport debris that can interfere with the
movement of floodwaters.
NATIONAL FLOOD INSURANCE PROGRAM
In response to widespread life and property loss associated with flooding, and to
help those affected by floods, the federal government has promoted local
floodplain management strategies through education programs and enactment of
the National Flood Insurance Program (NFIP). The insurance program is basically
the only source of flood insurance and is only available to property within
communities participating in the NFIP. It is administered by the Federal
Emergency Management Agency (FEMA). In order to participate in the
subsidized insurance program, communities are required to adopt and enforce
regulations regarding development in flood-prone areas. Participation in the
program is voluntary and relies heavily on state and local involvement. However,
there is a strong incentive to participate, as FHA, VA and other federally insured
mortgages are prohibited in identified floodplains, unless flood insurance is
carried.
STATE FLOODPLAIN PROTECTION
Augmenting federal protection measures, the State of Michigan has implemented
rules that require a permit to occupy, fill, or grade lands in a floodplain, streambed
or channel of a stream. FEMA flood insurance studies, rate maps and other state
data are used to determine floodplain boundaries. The flood area within the
jurisdiction of state and federal programs is the 100-year floodplain. A 100-year
flood (which results from approximately 5 inches of rainfall in 24 hours) has a
one percent chance of occurring in any given year. This means that a structure in
the 100-year floodplain has a 26% chance of being flooded before the average
mortgage is paid off, if it is not properly elevated.
FORT GRATIOT TOWNSHIP 100-YEAR FLOODPLAIN
According to the National Flood Insurance Program rate map for the Township,
the 100-year floodplain is located in the following areas:
Along the Black River south of North River Road;
Along the Brandymore-Howe Drain in Sections 17, 18, 20, 21 and 22;
Along the Brace Drain in Section 9;
Along the Galbraith Drain in Section 4;
Within a narrow strip along the Lake Huron shoreline.
Woodlands
Wooded areas also serve significant environmental functions that need to be
recognized and acknowledged. These functions include watershed protection, air
quality protection, noise abatement and weather protection. There are also many
less quantifiable, but highly important benefits provided by woodlands.
WATERSHED PROTECTION
A wooded area can be of great value to a watershed area. The canopy of trees aid
in breaking the force of precipitation, thereby decreasing erosion. Erosion is
further inhibited by the fibrous root system of the understory plants, as well as the
layer of leaf or needle litter. Woodlands can also reduce the volume of stormwater
runoff. Clear-cut lands can produce excessive runoff unless trees are replaced by
other vegetation with comparable water retaining capacity. With no soil and
vegetation to moderate runoff from precipitation, flooding may result, in addition
to a loss of precipitation ordinarily retained and recharged into groundwater
reserves by the woodland.
AIR QUALITY PROTECTION
Woodlands improve air quality and afford protection from wind and dust. Leaves
and branches moderate the strength of winds and, when moistened with dew or
rainwater, reduce suspended particles in the air, which are later washed off with
rainwater. Plants also serve to moderate the effect of chemical pollutants in the air
by absorbing some ozone, carbon dioxide, and sulfur dioxide.
NOISE ABATEMENT
A dense stand of trees can significantly cut noise from adjacent factories or
highways by six to eight decibels per 100 feet of forest. Moreover, the moderating
effects of forests on temperature and wind can significantly cut the sound-carrying
capacity of the atmosphere.
WEATHER PROTECTION
The resilience of woodlands creates a microclimate around the tree stand itself.
Woodland qualities, which moderate and buffer temperature, precipitation, runoff,
wind and noise, are features of this microclimate effect. The benefits of this
microclimate effect to surrounding urban and suburban areas can be significant.
An urban area devoid of vegetation is the exact opposite of the forest
microclimate. It increases the range of temperature fluctuations much like the
climatic extremes of a desert.
The sun’s energy striking streets and buildings is changed into heat, further
increasing the temperature on a hot day; at night, the buildings lose heat and offer
no protective cover from night chill or winter winds. Thus, if woodlands are
interspersed among built-up areas, the effects of their microclimates can be felt in
adjacent urban areas, moderating fluctuations in temperatures by keeping the
surrounding air cooler in the summer and daytime and warmer in the winter and
evening.
OTHER BENEFITS OF WOODLANDS
The significance of woodlands is given added weight by the less quantifiable
benefits that they provide to the public. Not only are woodlands important buffers,
they also add aesthetic values and provide attractive sites for recreational
activities such as hiking, camping, and other passive recreational pursuits.
Continued stability of good real estate values is a secondary benefit offered by
woodlands. Since people choose to live in and around woodlands, providing for
woodland protection in the planning of development projects will maintain
favorable real estate values.
WOODLANDS IN FORT GRATIOT TOWNSHIP
Fort Gratiot Township is fortunate inasmuch as extensive portions of the
community are occupied by large, woodland areas. These are located throughout
the community. The most extensive wooded areas are located in the southwestern
and eastern portions of the Township. While the variety and quality of existing
trees obviously vary from location to location, the extent of this woodland
coverage offers ample opportunities to incorporate existing vegetation into future
development activities.
Agricultural Lands
Soil data is the principal source of information used by the U.S. Department of
Agriculture Soil Conservation Service (SCS) to determine those areas of the
Country that have the greatest potential for long-term agricultural production. St.
Clair County includes a considerable amount of land (over 294,000 acres) that has
been designated by the SCS to be either prime or unique farmland. Prime
farmland, because of characteristics such as level topography and soil
characteristics (fertility, moisture levels, depth, and texture) is the land most
suitable for row crops. Unique farmlands are lands other than prime lands that
have a special combination of characteristics (e.g., soil qualities, location,
topography, and growing season) that make them ideally suited for specialty crops
like vineyards, orchards, and vegetables. Much of this prime and unique farmland
is confined to the western portions of the County.
PRIME FARMLAND IN FORT GRATIOT TOWNSHIP
A relatively small proportion of the County’s prime agricultural land is located in
Fort Gratiot Township. These areas are confined primarily to the northwest and
central portions of the Township, in particular, Sections 5, 6, 7, 8, 17, 18, the
northern ½ of Sections 19 and 20, and a narrow band east of Pine Grove Avenue
in Section 21.
The long-term use of this land for agricultural purposes will be influenced by
factors other than just soil characteristics. These factors include land speculation
activity, increasing land values, taxation and assessment practices, and general
economic trends. The desirability of preserving land for long-term agricultural
purposes and to accommodate the demand for a range of urbanized uses are
situations that will be addressed during the planning process.
FARMLAND PRESERVATION
The Farmland Preservation program (Formerly known as the P.A. 116 program) is
an attempt by the State of Michigan to preserve and protect farmland from
development into higher intensity uses. In the P.A. 116 program, the State enters
into contracts with owners of agricultural land that is deemed threatened by
development, whereby the landowner agrees to keep the land in question as
agricultural for at least ten years, in exchange for an income tax credit. Also, the
property in question will be exempt from any special assessments.
There were two parcels in the Township enrolled in the P.A. 116 program,
containing 40 acres each and both located in the south ½ of Section 6. However
the agreements for both parcels expired on December 31, 2003 and were not
renewed. No other parcels have enrolled in the program since then.
Drainage
There are several County Drains established in Fort Gratiot Township, which
provide for the orderly discharge of stormwater into the Black River and Lake
Huron. In the northern part of the Township (north of Keewahdin Road), the
Galbraith, Doe Creek, Brace, Thompson and Carrigan Drains empty into Lake
Huron. In the southern part of the Township, the Collins and Gossman Drains
empty into the Black River, and, the Grace Drain empties directly into Lake
Huron. The Moore, Warner and Routley Drains flow into the Brandymore and
Howe Drains, which in turn empty into the Lake via the Black River–Lake Huron
Canal.
Watersheds
A watershed is another word for a river basin. It's an area of land that catches rain
or snow melt and drains it to a common stream, river or lake at the lowest point of
the watershed. All land is located within some sort of watershed.
Fort Gratiot Township is located within two watersheds. The northern and eastern
parts of the Township are located within the Lake Huron watershed. The
remainder of the Township is located within the Black River watershed.
Community Facilities & Services
The facilities, services and programs offered by the Township to its residents and
businesses are essential to maintaining an adequate standard of living and are an
essential factor in determining whether or not a community can thrive and grow.
Without quality recreation facilities, adequate sewer and water capacity,
convenient refuse pick-up and sufficient police and fire protection, a community
will find it difficult to attract new businesses and residents, let alone retain
existing businesses and residents.
Township Hall
The Fort Gratiot Township Hall and administrative complex is located at the
intersection of Keewahdin Road and Pine Grove Avenue in Section 17. The
Township Hall houses the Township administration, with 14 employees, and the
Township Fire Department, with 2 employees. The existing Township offices
appear to be undersized to meet the current staffing needs of the Township
administration. Continued growth of the Township will place further strains on
this facility. Therefore, it is likely that an additional building will have to be
constructed to house either the Township administration or the Township Fire
Department, so that the remaining staff can expand into the entire existing
Township Hall.
CIVIC CENTER
The concept of a civic center as a community focal point is not new. The
advantages of this locational feature have been well known for many years. The
location of a civic center at or near the area of greatest use in a community serves
to strengthen the economy of the area and brings a public awareness and
economic vitality to that area of the community.
The benefits of a civic center can be both functional and aesthetic. By creating a
Community Facilities & Services • 83
grouping of essential public facilities, such as administrative offices, police
station, fire station, and parking, people will be drawn to the uses surrounding the
civic center. If properly designed, nearby commercial enterprises will attract
people from the civic center. This will add to the economic vitality of the
community because people are placed within easy access of many of their daily
and weekly activities. It also decreases the time and distance residents must travel
to complete their trips.
One potential site for a civic center is a large vacant tract of land adjacent to the
north of the existing Township Hall property. This tract of land contains extensive
wetland and floodplain areas, which would make it difficult to develop for major
residential or commercial uses. However, the Township could conceivably build
new administrative offices, as well as police and fire stations, on the upland parts
of the parcel, leaving the wetlands and floodplains as either open space or
potential park land. Other centrally located sites could also be explored.
Public Safety
Among the most important services provided by local government are the public
safety services of police and fire protection. Police and fire fighting facilities are
important because they protect residents, businesses, and industries from financial
loss and personal injury, and because they can substantially reduce the cost of
property insurance.
POLICE
Police protection for the Township is provided by the St. Clair County Sheriff’s
Department on a contractual basis. Two Sheriff’s Deputies are available to the
Township for patrol 24 hrs./day, 7 days/week. The Michigan State Police
(Richmond Post) patrols the Township in relation to their normal patrol activities.
As the Township continues to grow, so will the need for police protection. Thus, it
may become necessary for the Township to establish its own police department,
especially if the cost of doing so becomes less than the cost of increased Sheriff’s
Department patrols. Furthermore, the Township could defray the cost of its own
police department by contracting with neighboring communities (such as
Burtchville Township and Clyde Township) to provide police protection in those
communities. Alternately, a regional police department could be explored.
FIRE DEPARTMENT
In the Township Hall site, the Township operates a paid on-call fire department
that consists of 24 members, 2 1/2 being full time and 2 shift work positions. The
fire department has seven vehicles available, consisting of one mini-pumper, one
rescue vehicle, two rescue pumpers, one aerial ladder truck, one pumper/tanker
truck and the Chief’s car. The amount of equipment available to the fire
department appears to be adequate to meet future demands. The Township does,
however, have a need for additional space for the fire department operations.
In the event that the Township builds a new administrative building on another
site, the existing Township Hall building would appear to be suitable for
conversion to the permanent Township Fire Station headquarters, especially given
its location, which is on a major thoroughfare within 2-3 miles of the developed
parts of the Township.
Community Center
The Fort Gratiot Community Center (also known as “The Pointe”) is located at
the intersection of Lakeshore Road and M-25. The Community Center has a main
hall that can seat up to 60 people and a full kitchen equipped with a stove,
refrigerator, microwave, dishwasher, and coffee maker.
The Community Center is available to rent for small parties and for meetings of
senior citizen organizations, civic group service clubs, church groups,
neighborhood associations or similar groups. Rental applications are available at
the Township Office. The Community Center also serves as voting precinct #5.
Schools
A wide range of educational opportunities and services are available to Township
residents. They are described as follows:
PORT HURON AREA SCHOOL DISTRICT
The entire Township is served by the Port Huron Area School District. Three
existing school sites are located within the Township: two elementary schools
(Thomas Edison Elementary and Keewahdin Elementary) and a middle school
(Fort Gratiot Middle School). On a system wide basis, elementary school
enrollment has been maximized for the current school year and all school sites
within the Township are full. The District also owns property within the Township
for a fourth school site, located at the corner of Keewahdin Road and Campbell
Road. No immediate plans have been made by the District with regard to the
timing of construction and the type of school to be built on that site. However,
based on population projections presented earlier in this text, it is expected that
there will be approximately 1,800 elementary school age children living in the
Township in 2030. Given a maximum recommended enrollment of 500 pupils per
elementary school, at least one new elementary school will be needed to
accommodate these children.
REGIONAL EDUCATIONAL SERVICE AGENCY
The St. Clair County Regional Educational Service Agency (RESA) provides
adult education services, vocational programs and special education services to
eight school districts in the County, including the Port Huron Area School
District. These services are provided by facilities at the Educational Service
Center, located at 499 Range Road in the City of Marysville.
One such facility is the Technical Education Center (TEC), which offers job
training and placement opportunities for nearly 1,200 high school and adult
students. These programs are competency based, allowing students to progress
according to individual ability and experience.
As part of the Educational Service Center complex, severely and profoundly
mentally impaired students are provided training, education and enrichment
opportunities at the Woodland Development Center.
Curriculum development, media, instructional materials and training for teachers
and volunteers are other RESA supportive services designed to strengthen area
school programs.
Pine River Nature Center
Also, the RESA has an 80-acre property, known as the Pine River Nature Center,
located between I-69 and the Grand Trunk & Western railroad at Castor Road,
south of the County Park. A nature education center, with a Nature Center
Building (with two classrooms) have been developed on the site. Mature
hardwood forest, wetlands, prairie and the Pine River are some of the many
habitats that can be explored through a system of trails that extend over two miles
on the site. The center was established in May 2003 and provides science and
environmental education programming (at all levels) for St. Clair County schools.
The facilities are also open to the general public. Hiking, bird watching, and
cross-country skiing are welcome on the center's trails, which are open daily from
dawn to dusk.
ST. CLAIR COUNTY COMMUNITY COLLEGE
St. Clair County Community College, located at 323 Erie Street in Port Huron, is
a comprehensive community college offering associate degrees in both transfer
and occupational areas. The college provides the freshman and sophomore
courses needed to fulfill requirements for transfer to a senior college or university.
The occupational curriculum is designed for those who plan to enter directly into
business or industry from community college.
The St. Clair County Community College University Center is an educational
center that houses programs and courses offered by several universities. Located
in the Citizens First Michigan Technical Education Center (M-TEC), the
University Center offers students the convenience of completing a bachelor’s,
master’s or doctoral degree close to home or online.
The Community and Business center of the Community College works closely
with business to schedule seminars and classes for employee upgrading and
training on campus as well as in the work place.
BAKER COLLEGE OF PORT HURON
Baker College of Port Huron, located at 3403 Lapeer Road in Port Huron
Township, is a private, non-traditional, college offering associate, bachelor and
masters degree programs in various technical and occupational areas. Programs
are intended primarily for working adults and other non-traditional students
seeking additional training in their current profession or retraining in a new
profession.
Library
Currently, Fort Gratiot Township does not operate a Township library. Library
services are available to Township residents through the St. Clair County Library,
which is located on McMorran Boulevard, next to the St. Clair County Annex
Building, in downtown Port Huron.
However, the size of the existing and projected future populations of the
Township are large enough to support the operation of a library located within the
Township. Such a library would most likely be a branch of the St. Clair County
Library System. Furthermore, given the projected future Township population of
approximately 19,000 persons, such a library should have a total floor area of
over 12,000 square feet, housing 20,000–35,000 volumes, with a (full and parttime) staff of 3–10 persons. 7
Ideally, a library should be prominently located on a major thoroughfare in or near
a central business and commercial district in order to attract the largest number of
potential users. The library site should also be easily accessible, with adequate
parking available. Civic center sites, where many libraries can be found, are often
too remote for everyday use. However, a civic center site in or near the
commercial center of the community may be suitable for a library.
Parks & Recreation
Fort Gratiot Township, the St. Clair County Parks & Recreation Commission and
the Port Huron Area School District are the principal providers of public
recreation facilities and programs to Township residents. The range of both
recreation facilities and programs available within the Township, as well as
proposed improvements, are described as follows:
COUNTY FACILITIES
In 2005, St. Clair County purchased a 16-acre parcel with 530 feet of Lake Huron
shoreline located in Fort Gratiot Township, east of M-25 and immediately south
of Metcalf Road using a Michigan Natural Resources Trust Fund grant. The
County also leased the adjacent 14-acre parcel with another 320 feet of shoreline
from the Detroit Water and Sewer Department. In 2006, Phase 1 development of
the property included construction of a park entrance on Metcalf Road, park
roadways, walkways, Phase 1 parking, and the installation of underground
utilities including water, sewer and electrical services. In addition, a restroom
7
DiChiara & Callender, Time Saver Standards for Building Types, pp. 380-384: 1990, McGraw-Hill, New York
building and a playground have been constructed. The park opened in November
2006.
Additional development phases in future years will include the construction of
two picnic shelters and additional parking as needed.
TOWNSHIP FACILITIES
River Front Park
The first of these sites is the seven-acre park located on the south side of North
River Road, west of Pine Grove Road. This site has 400 l.f. of frontage along the
Black River shoreline less than one-half mile from the Black River Canal, which
provides small craft access to Lake Huron. The facilities at this site include:
Two fenced, regulation doubles tennis courts;
A hard surface outdoor basketball court;
One fixed metal bench;
A fenced ball diamond with backstop and movable bleachers;
A 40-car parking lot;
A picnic area with one picnic table and a post mounted charcoal grill;
An open play area;
Playground equipment, including a swing set and one slide;
An undeveloped area (approx. 200 ft. deep) between the ball diamond and the
river;
One 10 ft. x 12 ft. storage shed.
State Road Park
This park is located on State Road, ¼-mile south of Keewahdin Road, on the
southern 18 acres of the Fort Gratiot Middle School property. The Township has a
long-term lease with the Port Huron Area School District for the use of this
portion of the property. This park features:
Six fenced ball diamonds with backstops (one T-Ball, three Little League, two
softball, one hardball);
Three lighted electronic scoreboards;
An announcers booth;
Twelve sets of movable bleachers;
A 40-car parking lot;
A 10 ft. x 12 ft. equipment storage building;
A 12 ft. x 16 ft. concession stand and adjoining picnic pavilion;
Two sets of steel swings with six swing seats per set and a small swing set;
A steel slide and a bump slide;
A sandbox;
Portable restrooms.
Parker Road Nature/Wetland Park
The third site, located north of Keewahdin Road and east of Parker Road, consists
of two parcels, one containing 40 acres, and the other containing 60 acres. The 40acre (north) parcel contains a wild fowl observation deck, a nesting platform and
two picnic tables. The 60-acre (south) parcel is undeveloped. A bicycle path has
been constructed from the Fort Gratiot Middle School park site to the observation
deck, utilizing parts of the Brandymore/Howe Drain easements and the
abandoned C & O Railroad right-of-way to form an open space corridor between
the two sites. The Township also proposes to construct a gravel driveway (on a
planned collector road right-of-way), a gravel parking lot, and an additional wild
fowl observation deck on the site. Most of the site, which contains extensive
wetlands, will remain undeveloped.
Township Hall Park
In order to facilitate the construction of the bicycle path from the Fort Gratiot
Middle School park site to the Parker Road Nature/Wetland Park, the Township
purchased 22 acres of land north and east of the Township Hall in 2003. Other
than the bicycle path, this parcel is vacant, with wooded wetlands occupying the
western portion of the site. On the northern part of the site, adjacent to the bicycle
path, the Township plans to construct an observation platform for viewing
wetlands and wildlife in the area. Those areas containing wetlands will largely
remain in a natural state. The southeastern portion of the parcel (which does not
contain any wetlands) may be used as the site of a new Township Hall
Bicycle Path Trailhead
In 2005, the Township purchased a 1.4-acre parcel on the north side of Keewahdin
Road across from the Fort Gratiot Middle School. This parcel will be used for a
trailhead for the bicycle path that runs from the Middle School to the Parker Road
Nature/Wetland Park.
Keewahdin Road Beach
This beach is located at the foot of Keewahdin Road at Lake Huron within the
unimproved right-of-way. There is a limited area for swimming and beach
activities. Parking is only available along the existing roadway of Keewahdin road
east of Lakeshore Road. No lifeguard is available.
Parker Road Property (former Kuberski property)
In 2007, the Township acquired a 9¼-acre parcel on the east side of Parker Road
just south of Carrigan Road. Development plans for this parcel include
constructing an entrance drive and parking area, a picnic pavilion, an accessible
play structure and playground equipment, and a small dock on the existing pond
for the launching of model boats.
Bikeway/Open Space Network
Although not included in the Recreation Plan, the Township may wish to consider
expanding this open space corridor concept to include bicycle paths along other
drain easements having sufficient width (100 feet or more). Also, these could be
combined with bicycle paths constructed along road rights-of-way to form a
complete network of open space corridors, connecting the residential areas of the
Township with the various Township parks and recreational facilities.
TOWNSHIP RECREATION PROGRAM
In addition to these park sites, the Township Recreation Department also operates
a part-time recreation program for Township residents. During summer months,
activities for children are offered at both elementary school sites in the Township.
Structured recreation programs are offered at each site including: arts and crafts,
sporting events and field trips. These programs and activities are organized and
coordinated by one part-time Township employee. An elected Recreation Board
oversees those programs, which are funded by the Township Board.
SCHOOL FACILITIES
The Port Huron Area School District operates three school sites in Fort Gratiot
Township. Numerous recreation facilities are available at these sites. Both
elementary schools include a full range of new playground equipment, small
baseball diamonds and large open play areas. The middle school site includes an
exercise station, basketball court, baseball diamond, practice football field and
open play area.
Dept. of Public Works
The Township Public Works Department is responsible for the upkeep and
maintenance of the water and sewer system and the Township cemetery. Nine
people are employed by this department, which is located on the south side of
Keewahdin Road, west of the Township Hall.
Sewer & Water
Achievement of the full growth potential of a community is directly related to the
availability and capacity of the public sanitary sewer and water systems. As the
community grows, increased demands are placed on these systems to provide the
necessary infrastructure required for commercial, industrial and residential
development.
SEWER
Fort Gratiot Township is one of several communities in the Port Huron urban area
that is participating in the regional sewer system. As part of this system, the
Township has a contract with the City of Port Huron wastewater treatment plant.
In exchange for participating in the maintenance and operation of this facility, the
Township reserves for itself a portion of the capacity of the plant to serve existing
and anticipated development.
Sanitary sewers are currently available to the more developed portions of the
Township. More specifically, the existing sewer service boundaries are confined
primarily to the Lakeshore Road, 24th Avenue and North River Road corridors. A
proposed future sewer service area map kept by the DPW envisions the eventual
extension of sanitary sewers to the central portions of the community.
It appears that the Township has sufficient purchased capacity to allow these
proposed extensions to occur if there is enough development to justify these
extensions. The development of an industrial base in the Township could alter this
situation if any future industries are significant water users that consequently
discharge large volumes of water back into the treatment system. However, in the
absence of this kind of user, the availability of future sewer capacity should not be
a factor limiting the Township’s growth potential.
WATER
Public water, like sanitary sewer services, is also purchased by the Township from
the City of Port Huron under the terms of a rate ordinance between the two
communities. The Township subsequently resells the water to those residents and
businesses that are tapped into the system.
Public water lines are more widely available to Township residents than are
sanitary sewers. In addition to serving the heavily developed Black River and
Lake Huron shoreline areas, the public water lines extend into the interior
portions of the Township along Keewahdin Road, Krafft Road, Parker Road and
State Road.
An ample supply of water is available to accommodate future development.
Further, existing water lines were designed large enough to allow for future
extensions and new taps.
Transit
Since 1976, the Blue Water Area Transit system has provided bus service to Port
Huron, Marysville, Port Huron Township, Burtchville Township, and Fort Gratiot
Township residents. Blue Water Area Transit has seven regularly scheduled fixed
bus routes. Two of these routes, as well as a special “Shopper Shuttle” route, run
through Fort Gratiot Township, along Pine Grove Avenue, Krafft Road, 24th
Avenue and Keewahdin Road. All fixed-route buses are equipped with wheelchair
lifts and bicycle racks. Riders can access a bus anywhere within the system every
forty minutees (during hours of operation). On-call service with lift-equipped
buses is available for all persons with disabilities in the system's service area.
Dial-A-Ride service is also available to all residents in Port Huron Township,
Burtchville Township and Fort Gratiot Township.
The Blue Water Area Transit system is operated by the Blue Water Area
Transportation Commission, an independent public agency. The Commission is
financed in part by an operating millage levied in Port Huron, Port Huron
Township, Burtchville Township, and Fort Gratiot Township.

Comprehensive Master Plan For Fort Gratiot Township

Transcription

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