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EW @@i I f@41 HT 168 N49 C58 1980 wa-terfront aA (, ' B"A JON ty of NEW BALTIMORE WATERFRONT PLANI, The preparation of this document was financed through a grant provided by the Office of Coastal Zone Management, National Oceanic and Atmospheric Administration, as authorized under the Coastal Zone Management Act of 1972 and administered by the Michigan Department of Natural Resources Division of Land Resource Programs. City of New Baltimore City Council City Planning Commission Engineering Consultant Valentine-Thomas & Associates, Inc. Design Layout and Publication J. Rogers, Utica Planning Consultant C oft"'j. i TV P Ii "C' & MAN&C'e"I"T PC. kjTiCA , NidlkAft CITY OF NEW BALTIMORE MAYOR Roman Struzynski COUNCIL Francis Hundley Gertrude Ihns Frank Maskey Marjorie Moore Paul Rogers Herman Staffhorst CITY PLANNING COMMISSION Richard Kogelschotz - Chairman Charles Bode ACKNOWLEDGEMENTS Prescott Francisco The City of New Baltimore wishes to acknowledge the ex- Thomas Goldenbogen cellent cooperation of the many individuals, departments and agencies who aided in the development of this plan. The City Plan- Thc,mas Hauswirth ning Commission is recognized for its many hours of meetings and EarlJohns deliberations with the public on the issue of a potential harbor. Thomas Maliskey (served until 12-31-79) Special appreciation is extended to Dr. Bruno Wisney, a former Dorothy Melkert (served until 12-31-79) Mayor and Planning Commissioner who met several times with Walter Michael the Consultants and provided much information on existing boat- Anthony Rupprecht ing conditions and a harbor of refuge. Recognition is also given to Mr. John Jarzyna, City Assessor, who prepared detailed parcel Larry Sanburn and property information for this report. Dr. Bruno Wisney (served until 12-31-79) This report was made possible through the cooperation of Marjorie Moore - ex-officio the Michigan Department of Natural Resources, Division of Land Frank Maskey - ex-officio Resource Programs and the Waterways Division. Special mention is given to Mr. David Warner of the Coastal Management Pro- gram who reviewed this document and worked directly with the consultants on the study. Appreciation is also extended to Keith Wilson, Jim Ashwood and Sue Lothrop of the Waterways Division who provided economic impact data and boating surveys specific- ally related to Macomb County and the City of New Baltimore. Photos assembled for use in this report were provided through the efforts of the New Baltimore City Library, Anchor Bay Beacon, Richmond Review, Mr, Charles Miller, Mr. John Mc Partlind, Mr. Art Hayek and Community Planning & Manage- ment. Park concepts and perspectives were drawn by Bills/Childs Landscape Architects. IN Patrick Sterling Steve E Lehocz.y COMMUNiTy PIANNiNG Tod J Kilroy Dennis J Meagher MANACEMENT, P.C. David C Birchler January 22, 1980 Honorable Roman Struzynski, Mayor New Baltimore City Council New Baltimore Planning Commission Dear Honorable Mayor, Council and Commission Members: On behalf of Valentine-Thomas and Associates, Inc. and myself, we herewith submit the Waterfront Plan for the City of New Baltimore. This plan has been drafted according to the provisions of the Coastal Management Program Contract dated March, 1979. Any recommendations or conclusions of this plan are those we have drawn. We hope that after review and public hearing input, the City Council and Planning Commission will revise or adopt part or all of the recommendations of this plan. The Engineers and myself remain available to attend those hearings and to answer any questions which arise. The preparation of this plan was made possible through a grant provided by the Office of Coastal Zone Management as administered by the Michigan Department of Natural Resources, Division of Land Resource Programs. The Waterfront Plan presents an analysis of waterfront development potentials and problems. It details a number of proposals for potential harbor facilities and it suggests guidelines which should be adopted as a Land Use Plan of the water- front area. The City has decisions to make on park policy, whether to construct a harbor, and zoning and land use development policies along the waterfront. It is hoped that this plan will provide the basis for those decisions. The real value of this plan will be determined in the next few months as the City formulates its long range growth policies for the Waterfront Area. We wish to thank the Mayor, the Council and the members of the Planning Commission for the guidance and support that went into the creation of this plan. We look forward to assisting you in this continuing planning process. Respectfully submitted, COMMUNITY PLANNING & MANA EMENT, P.C. 'D-ennis J. 2agher, A-fCP Professional Community Planner 411970 ICHOINHIRR RD. lat 22 Milel UTICA, MICHIGAN 4110117 13131247-7500 TABLE OF CONTENTS LIST OF MAPS Page Page INTRODUCTION 1 Map Number Location and History 3 1 Location Map 2 Lake St. Clair Resources 5 2 Anchor Bay Map 4 LAND USE ANALYSIS 9 3 Existing Land Use - Complete Waterfront 10 Development Potentials 12 4 Existing Land Use - City Park Area 10 Riparian Rights 14 5 Development Potentials 13 Great Lakes Submerged Lands Act 15 6 Flood Boundaries Map 17 Flood Hazard Areas 16 7 Harbor Proposals - Exhibit 1 21 Zoning and Nonconforming Uses 18 8 Harbor Proposals - Exhibit 2 23 HARBOR PROPOSALS 19 9 Harbor Proposals - Exhibit 2A 24 Economic Impact of the Harbor 29 10 Harbor Proposals - Exhibit 3 26 LAND USE PLAN 33 11 Typical Cross Section 28 SUMMARY AND RECOMMENDATIONS 45 12 Land Use Plan 34 13 Land Use Plan (harbor area) 35 Appendix A Wind Data 14 Concept Park Proposal 37 B Estimated Cost - 24 Boat Harbor C Estimated Cost - 150 Boat Harbor 15 Park Plan Detail 38 D Estimated Cost for 40 slip addition 16 Land Use Plan (no harbor) 40 E Estimated Cost - 160 Boat Harbor 17 Reudisale Point Park Plan 42 F Estimated Cost for Reudisale Point G Bathymetric and Topographic Survey of Harbor Area LIST OF TABLES Table I Mooring Slip Operations - 1977 5 2 1977 Boat Registrations 6 3 Mooring Facilities by Type 6 4 Lake St. Clair Water Levels 19 5 Annual Average Expenditures by Boaters 29 6 Size and Number of Boats 30 7 Total Direct Expenditures 30 8 Net Income Effect 30 777 7--,,@- tit* -7-7, ------- 47 'Introduction Introduction Over many decades, there has been continual discussion regarding the potential development of the New Baltimore water- front. In 1970, the engineering firm of Valentine-Thomas and Asso- ciates were contracted to prepare a preliminary engineering re- port for recreational mooring facilities. This report presented a plan for mooring between 111 and III boats. The recommenda- tions of the study were never acted upon. 2n 1977, the City of New Baltimore Planning Commission re- ceived as one of its long range planning assignments the invest!- gation and analysis of a harbor facility and development cf a long range plan for the waterfront. Numerous meetings were held with the public and many questions were brought forward. An February of 1978 the Planning Commission submitted a preapplication to he State of Michigan Coastal Managemen, Program for a grant to update the engineering study on the mooring facilities and to V V W Um develop an overall waterfront plan. The grant was tentatively approved in February of 1979, and the firms of Valentine-Thornas and Community Planning & Management were hired by the City to provide the engineering and planning services. The provision of this grant has permitted an indepth examination of all facets of the waterfront. Questions related to the impact of a harbor on ad- jacent iand uses, upon the City Park or the downtown area had not been answered. In addition, questions regarding the develop- ment of the remaining lands along the waterfront needed investi- gation. This harbor study and land use plan would not have been possible without the assistance of the Michigan Coastal Manage- ment Program. The Plan permits the City to establish a develop- ment policy based upon facts and research which are available to everyone who wishes to review them. Numerous meetings have been held to discuss the findings of this Plan. Additional meetings will be held before policy discussions are made by the City Coun- cil. One of the first steps to be taken by the Council will be a re- evaluation of the City's closed park policy. Federal or State funds cannot be used in any park which is not open to the general pub- lic. Therefore, unless the City adopts an open park policy, they cannot receive Federal funds for the park or for a harbor facility. Other discussions to be made include: 2) Should the City of New Baltimore promote or seek funding for the development of a boat harbor? 2) Should the City purchase the 1.5 acres of land to the east of the present City Park? 3) If the harbor is constructed, should the dredged material be placed on the Reudisale point or should the spoil be dumped on other inland sites? 4) Should the land use plan for the Waterfront area be adopted by the Council as their policy guideline for development or redevelopment? Flint Port 1W 21 Huron City of New J, Pontiac Baltimore tA 5S LAKE L ST CLAIR Detroit Ann Arbor C A N A D A to ej I-AKE ERIE Location Map Location & History Over the decades, people who have been directly involved In summary, New Baltimore's greatest asset has been its in the development of land have often been heard to say that the location. It was founded because it could be reached by water and primary factors involved in any decision to develop or promote had the Crapeau Creek as an inland water resource. it developed land sales are "location, location and location." The most im- and flourished because of its shipping and harbor facilities. Today portant physical feature affecting the past and the future develop- its location, less than three miles from the 1-94 freeway and ment of the City of New Baltimore is its location. 'Me City is halfway between Port Huron and the City of Detroit, makes it a located on the shoreline of Lake St. Clair midway between the desirable place to live. (Close enough for employment and major Cities of Detroit and Port Huron. This location places the City cultural activities but far enough away to maintain a small town outside of the urban density of Detroit but close enough for work- atmosphere.) One of the most important features affecting the ers to arrive at their places of employment or shopping without future of New Baltimore is its location fronting on Lake,St. Clair. undue time delays or inconvenience. It is recognized throughout This asset must be planned to its greatest development advant- the region because of its history, its small town character, its age. downtown and its location on the water. The first white settlers came to this area from Canada in the late 1700's and settled along the Crapeau Creek. Most of these settlers were French and some of their French claim land divi- sions affect land development today. These early French farms started near the river, had a narrow frontage of 400 to 900 feet and extended inland as much as three miles. Is is said that the depth of land ownership was determined by how far a man could plow in a half of a day. They would plow one furrow out in the morning and a second back to his cabin in the afternoon. The present shape and beginning of New Baltimore came about in 1851 when Alfred Ashley subdivided approximately 60 acres near Washington and Main Streets, The gridiron pattern covered part of the area bounded by Taylor, Hatheway, and Bed- ford Streets and the shoreline. At that time it was called the "City of Ashley". About ten years later, the name was changed to the City of New Baltimore because of he Baltimore railroad station located between Ashley and New Haven. Between 1860 and 1880, New Baltimore was the most thriving community in Macomb County. The waterfront with its beautiful harbor was a booming shipping center serving 11 factories, many resort activities and well-known commercial establishments. The area was known for its manufacture of barrel staves, hoops, brooms, bricks, coffins, corsets and creamery products. Lumber local mills. The City was shriving with an opera house, salt bath products and building materials were shipped by boat from the house, boarding houses and saloons, a brewery and dry goods stores. Development was heavily oriented to the waterfront, where shipping piers went a hundred or more feet into the lake. 41 That part of Base Street from Front Street to the lake appears on early maps to have been the Baker Company shipping dock. Over the years this area eventually became a residential street with over 15 homes. 3 Anchorville SPIRE 3 Y 6 7 Al 4 NEW BALTIMORE pl@ 33 V 7 Fair Haven 1 9 A@@N K 66 2 R 7 7 23 Mil, Rd. E 67 C/ 7 -Ph Cib 4 fee, 3 F TANK 2 78 9 7 RW,, & C// % 6 9 Depth Crib 4 'l..Wl..qbS 6 6 7 8 PA z 10 10 4' 9 F'4 5 9 op/@@ . 7 El. rf,-@,J @@, 7 -__ 7 7 6 TANKO 6K 6 K 11 8 7 4 D Prlv mair d Lts 8 7 3 Y 3 7 9 R 4 &C/ 9 N72" C*/* Al 0 UV' 5 31 37 11110 1098 1 @2 6 10 1 1 FR.r 10(5) Priv mi 7 10 1110 4 5 6 6 110 4 0 7M C^91 2 5 7 10 7 5 5 102 1 3 C7" R- 2 5 9 N /v Af & C/ 2 4 5 6 7 2 2 N.8.3 2 3 6 1075 1 6 8 tt C/ @, 1 37 1 1 2 4 6 8 9 10 ll/ C-3'3 3 1- 3 6 9 1084R ORTI 6 7 S 4 nG4,. N"4'2 9 10 11 10 62 6 9 1 m 7 b I - - X 4 b 5 A 4@ 1 10 73 9 c 5 2 1 (RANGE) 7 C/ 5 9(E) (@7 10 8 3 4 3 7 7 42 2 8 to 3 6 H.Y Pd, PA 7 -Z I R rnalm, , 8m (1) 9 52 9 3 9 ra2 5 '.. 4 -4"lll 9 2 , - 3 4 -B.&q'em, 4 7 Q) I . Anchor Bay V --LIV It, 5 6 oStra berre k.7 V-1 S /ov @ 7 7 5 ,;v-h 2 6 2 10, 1 hzr Lake St. Clair Resources The shipping trades have died and industries have moved, but Lake St. Clair today is one of the busiest waterways in the nation. State waterway officials believe as many as 50,000 plea- sure boats are either berthed on the Lake or are launched for fishing and recreation trips each season. The fishing trade has never been better. The best catches ate for perch, small mouth bass and walleye. Sport fishermen seek huge muskellunge as well as other game fish. The heart shaped lake covers only about 400 square miles but its waters are used annually by 1,500 huge ore AOL carriers, 800 ocean going vessels, and its resources are sought by AOL- fishermen, duck hunters, sailboat regattas, powerboat races, ice boat races, and ecologists or sportsmen seeking to preserve areas for waterfowl nesting and fish spawn areas. It is a vital resource which provides pleasure, recreation, employment and an entire ecological water habitat. The City of New Baltimore has an ideal location on Anchor Bay. From the Clinton River light (buoy marker) is is a direct north compass course of 5.5 miles. The water depth is a minimum of 9 feet throughout this course even at low water datum. A harbor facility at New Baltimore would be less than five miles from 95% of Anchor Bay. It would also be easily accessible since of about six percent over the past decade. Table I shows the type it is not located behind a peninsula or shallow water area or in a of mooring facilities and number of boat slips for those counties narrow channel or river. It is a short distance from the boaters' bordering Lake St. Clair. favorite swimming areas - Baltimore Channel Island 2.5 miles and Strawberry Island 5 miles, Transient boaters may continue on course to the St. Clair River or Port Huron without back tracking (see the sketch). New Baltimore presently has a full service marina facility which provides repair service, boat sup- plies, salvage and hoist services, The waterfront is less than a TABLE 2 block from downtown shopping. One major feature known to all Mooring Slip Operation Lake St. Clair boaters is the bright red water tower which has become a navigation landmark. The tower is located on the (1977) waterfront within the City Park area, 11 can be seen or found day Macomb County Public - State & Mun. 356 and night throughout the entire Anchor Bay. Private Clubs 230 In 1967, the Macomb County Planning Commission published Commercial Marinas 5,396 their Transportation Survey which recognized the water-based Total 5,982 Slips recreation potential of Lake St. Clair. At that time there were 50 St. Clair County Public - State & Mun. 252 marinas providing about 5,600 berths located in Macomb County. Private Clubs 92 It was estimated that the 1967 shortage of 5,000 boat slips would Commercial Marinas 2,008 grow to about 9,100 boat slips by 1980. According to information Total 2,352 Slips collected by the Michigan Waterways Division in 1977, in Macomb County there were two public marinas with a total of 356 boat Wayne County Public - State & Mun. 922 slips, 49 commercial marinas with 5,396 boat slips and 7 private Private Clubs 2,223 or club member marinas with 230 boat slips. Therefore, in 1977 Commercial Marinas 1,990 there were 58 marinas with a total of 5,982 berths or an increase Total 5,135 Slips 5 In June, 1979, the Waterways Division of the Michigan Department of Natural Resources published its 1977 Michigan Recreational Boating Survey. Between 1968 and 1977 the number of registered boats in the four county area increased by over 40,000. As shown in Table 2, the number of registered boats in 7 Macomb County increased by over 10,000 or 46 percent. The following table shows the number and size of boats in Macomb County and the surrounding four county urban Detroit area. The four county region accounted for 29% of all boats in the State and 40 % of all boats over 20 feet in length. TABLE2 1977 Boat Registrations 20 feet over and under 20 feet Macomb County 25,381 7,244 Oakland County 44,767 6,313 Wayne County 68,465 10,407 St. Clair County 7,215 1,601 4 County total 145,828 23,964 169,792 State of Michigan total 524,859 60,133 584,992 According to that survey, there were over 32,000 boats registered in Macomb County or 5 % of the total boats registered in the State of Michigan. In terms of boats over 20 feet in length, Macomb County has 12 percent of the total boats registered for the State. The 1978 registration for boats over 20 feet was 4,906 or an in- crease of nine percent over the previous year. In Macomb County alone there were 1,200 more boats registered than there were mooring slips available. It's true that some of these boats are TABLE 3 trailered or kept at residences but there are a major percentage Mooring Facilities by Type (Macomb County) of boats moored in Macomb County which are registered in Oak- Percent Percent land County or Wayne County. For the three counties there were 19,252 registered boats over 20 feet in length but only 13,469 moor- Boats over 20 feet 1974 1977 ing slips available at marinas or harbors. The Recreational Boating Survey undertaken by the State 1. Commercial marina 32.8 29.5 was a 20% sample of owners of registered boats over 20 feet in 2. Summer cottage 19.9 18.9 length and a 5% sample of those boats over 20 feet in length. The overall survey had an 88% return with an 81 percent return in 3. Water at permanent home 19.9 21.0 Macomb County. Most harbor facilities are used primarily by boats over 20 feet in length. Therefore, this report summarizes 4. Boat or yacht club 10.6 8.8 the data on the larger boats and where possible relates that data 5. Public 6.9 6.3 to Macomb County or Southeast Michigan. The following table shows the comparison of 1974 and 1977 storage locations. 6. Permanent home not on water 4.7 7.0 6 As anticipated for the larger boats, most are maintained at marinas or private homes or cottages. it was also noted that only 22% of all boats over 20 feet in length had been transported at least once during the boating season. Statistics were not available for Macomb County but it can be assumed that a higher percent- age of residents would be keeping their boats at homes on the water. In the seven county area of Southeast Michigan (Region 'A' there were 3,576,800 boat trips which had their origin and destina- tion points within the seven county area. Thirty-seven percent of all trips in the State of Michigan had their origin in Southeast Michigan. Over 96 percent of all boat days starting in Southeast Michigan also had their destination in Southeast Michigan. Over 33% of all the boat launchings (for boats over 20 feet in length) occurred within Southeast Michigan or Region 1. In Macomb County, there were 5,283 launches of boats over 20 feet. From 1974 to 1977, Region I increased by 5.2% its share of the total launchings. This region is the most densely populated area of the State and the percentage increase may indicate that people are staying closer to home for their boating pleasures. Macomb County in 1977 registered 823,000 boating days of which 314,000 or 38 % were on boats over 20 feet in length. There were an average of 25 days of use per boat in Macomb County. In summary, the waters around Macomb County are used mainly for recreation. Boating activities are a major part of that recreation use. As pointed out in the 1964 Regional Recreation Plan "The concentration of pleasure boats between Port Huron and Detroit is one of the highest in the United States." New Balti- more has an excellent location on Lake St. Clair for a harbor facility. With the increase in registered boats in Macomb, Oak- land and Wayne Counties, there will be an even greater demand for harbor facilities. During the period from 1968 to 1977, boat registrations in Macomb County increased by 46% but the number of public or commercial mooring slips increased by only six percent. It is clear from the various studies and surveys, that additional mooring facilities are in demand. Current trends in- dicate here will be shorter trips, larger boat size and a return to sailing craft. A City of New Baltimore harbor facility could meet part of that need. 7 L 7:1 'Eand Wse %nalysis LAND USE ANALYSIS Development Potentials The heart of the waterfront area is located at the foot of Washington Street adjacent to downtown New Baltimore. Walking through downtown you can see the wide expanse of Anchor Bay. For the traveler in a car it is the only area within the City of New Baltimore where the lake can be seen from the vehicle. In terms of historical development, it was this area of the City that was tne center of activity. There were wharfs, docks, factories, commer- cial buildings, dance pavillion and a bustling downtown area all located to take advanta e of the take front. When the shipping 9 interest died, the lake front for the most part was absorbed by single family residences. Today there are less than 4 acres of land in public ownership on this part of the waterfront. About one-third of that area is used for the water treatment plant, the rest is used as the City of New Baltimore park. The park area is fenced and the gate is locked when the park is closed. There is a dock extending about 130 feet from the shoreline. About ten years ago, the City had constructed boat docks and a pier. The main dock is still in good shape, but the piers have been destroyed by ice and lake storms over the years. Many of the pilings are still 2n place, and can be seen from the park. West of the dock is an area which is used for the launch- ing of light boats on trailers. The park area is used for swimming, picknicking, shuffleboard and tot lot activities with swings and slides. The City recently constructed an open pavillion for shelter- The area west of the park is beset with development prob- ed picnics. Reference should be made to the Existing Land Use lems. Maria Street has about 34 feet of right-of-way and although Map for the entire waterfront (Map 3) and the detail around the it extends to the lake, is constructed mainly as a driveway to the City Park (Map 4). These maps are based on aerial photography, three residences. Base Street has 80 feet of right-of-way at Front assessing records and field surveys made by the consultants. Street but after 100 feet is narrowed to 10 feet of right-of-way. This To the east of the park property is a vacant parcel of land 10 foot street extends 800 feet and serves 18 residences located on which has 227 feet of frontage and a potential depth of about 30C Base Street. It appears from early maps that this entire land area feet. According to the owner, this property is available for sale was once a shipping dock and over the years was developed for and has been for a number of years. The asking price is in the housing. The housing ranges from new construction of over 2,20C. range of $135,000, or $600 a front foot. Its development potential square feet to units with 400 or 600 square feet. Most of the re- would be as an addition to the City Park or as multiple family or sidences were constructed between 1900 and 1930, however, three commercial. If the land were rezoned for multiple family, it residences have been constructed since 1950. Most of the lots are would be possible, using the City's existing Zoning Ordinance to 70 feet or less in depth and some are 25 to 30 feet in width. Some construct 20 to 30 apartments on the site. The number would be of the housing is constructed within 10 feet of the street. Traffic dependent upon whether they were one, two or three bedroom on the road is limited to one lane with parking as another major units. It would also be dependent upon how much land was filled. problem. There is no area for a turnaround at the end of the road. There may be some potential for commercial development, but Erosion may also be creating future problems about midway the XT , A there are sites already zoned for commercial, which are available length of Base Street. The newest and most valuable residential and vacant within the downtown area. Lands to the east of the structure is located at the end of the street on a parcel of land vacant property are used as single family residential. approximately 120 feet square. 9 --- ---- ------- - ------- --- - --- ----- - ----- ------- 0 VACANT SINGLE FAMILY _414 TWO FAMILY 0 MULTIPLE FAMILY OFFICE COMMERCIAL (Z)PUBLIC & SEMI-PUBLIC RECREATION N', DOWNTOWN SHOPPING DISTRICT MEANDER LINE V K1\3 L A KE s r CLAIR EXISTING LAND USE 1979 CITY OF NEW BALTIMORE MACOMB COUNTY , MICHIGAN CITY OF NEW BALTIMORE PLANNING COMMISSION C.....i.y Pt ... i.q & P.C. 3 'r3 -j & of F-f IT rA-4, EXISTING LAND USE 0 SINGLE FAMILY CITY OF NEW BALYMORE 0 MULTIPLE FAMILY MACOMB COUNTY MICHIGAN OFFICE COMMERCIAL COMMUNiTy PtArMiNC, MANACkMENT P. C. --)@ @ED PUBLIC a SEMI PUBLIC UTiCA, NiChiCAfy The following map entitled "Development Potentials" indi- cates areas along the waterfront where there is land to be devel- oped and also areas where problems need to be addressed. Each of these areas will be examined in this section and will be shown as plans in the Land Use Plan section. To the west of Base Street is Taylor Street with a sixty-five foot right-of-way. However, with- in this right-of-way there are two parallel streets; one serving the homeowners on the west and the second serving the east home- owners and the marina area. Each street deadends and there is no traffic permitted to move from one street to the other. This appears to be a duplication of facilities and costs. Most of the roads which run to the lake are 600 to 1000 feet long, are limited in right-of-way and have no turnaround areas. Trucks delivering goods, school busses, snow plows and postal deliveries have problems in serving residents living on these The Brady-Reginald area includes about two acres of land, roads. which are owned by the City. The area is mowed and maintained Another situation that is going to cause future development but there are no park facilities provided. At the end of Reudisale problems is the excessively long and narrow lots which run from -Street are approximately ten acres of City owned land. Less than Jefferson or Lakeshore to the lake. In some cases, these lots are three acres of this are above the water. Over the years, the land 50 feet wide and nearly 1000 feet in depth. As land values increase area has eroded and for the area to be usable land fill would be and taxes become an even greater problem, there is going to be a necessity. The water is very shallow to the south and east of the an increasing demand to develop other uses for the unused land. site (less than two feet over low water datum for the first 2,000 The area in the vicinity of Redwood and Lempke is a prime feet into the lake). The Marsac Creek empties into the Lake just example. The housing is generally located near the lake shore north of this point and the water is somewhat deeper (five feet with an individual drive of 800 or more feet. Redwood is a private over datum). The canal is also used by boats and mooring is drive with 30 feet of right-of-way and a one lane dirt road. It is provided along the creek to Jefferson. For the most part, prop- very picturesque but difficult to use during parts of the year as a erties on both sides of the Reudisale Point are protected by sea- result of rains or snows. There are nearly 20 acres of land in this walls. These walls were constructed by the individual home- area which are under utilized. It may not be necessary to develop owners to protect their lands and to reduce erosion. If the City these now but over the next 20 years there undoubtedly will be a does nothing at all to the Reudisale Point, it will eventually erode request for additional single or multiple family development. If to a point where is could affect the adjacent property owners. the area is to develop without creating greater problems in the In periods of high water and heavy southeasterly winds future then an interior road system should be developed and the tremendous damage can be done to the shoreline. These winds number of curb cuts onto Jefferson should be limited. during the last part of winter or early spring can cause ice jams, Approximately two acres of land lying south of the Anchor which crush anything in their path. Therefore, any development Bay and Ville-Du-Lac apartments has been donated to the St. which is going to take place along the waterfront needs seawall Mary's Catholic Church. The major problem with the use of this or erosion protection. The adjacent photograph indicates one lone property is the access which consists of a 20 foot access easement tree approximately a hundred feet from shore. This tree was on between the apartments and the carports. Most of the area has the land area which a decade ago was part of the Reudisale Point been filled land and is not usable for construction of buildings. land mass. As noted above, seawall or erosion protection is going Therefore, park or recreation use is the most likely future use. to be needed to either reclaim the land lost at this area or to save However, problems of vandalism and abuses prevalent in non- the existing land and protect adjacent residential properties. supervised parks will occur unless the site has controlled access and controlled use. On the north and east end of the City are As indicated on the Existing Land Use and Development similar areas of concern: long, dead end streets, lots with ex- Potentials Maps, there are areas throughout the entire length of cessive lot depth, private streets that lack adequate right-of-way the waterfront which need specific examination and research. In and deadend roads with no turnaround areas. The entire area is addition, there are problems with flood hazard areas, land de- zoned for single family development and with the exception of a velopment rights, zoning and utilities. These areas will be an- few nonconforming uses the area is developed with single family alyzed and the Land Use Plan will illustrate at least one potential residences. solution or development plan for consideration. 12 - - ------- ---- ------------- ----------- ... F- T < </ A@ F % Z /V/ U al I al Ate E@d Sf- Shallow -g Dead E,os,o, nt Non - Confo-ng Wald, s Unde-lopel P.,k sfing Acc... DPW. Bo,idi-- Po,k 8 Ha,bo, Pot-fl.l Road ROW a C.@dd- a Age of Hau.,ng DEVELOPMENT No T,rn-A,o,,d POTENTIALS Eros- of sl-t S.b-g.d Land Act r 11 De,olop-nt Pote,t,ol Rod If To," - A.. P'. -0. @d .ifi D-1 (po,allet) Streets CITY OF NEW BALTIMORE Rood Need, n,le Fam,ly M,I-Fo-ty Conflicts MACOMB COUNTY , MICHIGAN E-111 . lop" Lot 1-t so De,e nI Dept R. d. Pol_t'.1 CITY OF NEW B ALT I PAID RE PLANNING COMMISSION Aport,ents E.p.n,..n s,.gl. i-t. Access F-ily Dfi.e a Use Ep.-- C--..i@y PIA.W.1i & r4..Aql-'-' P C. -ic. , wilhiq- Riparian Rights A riparian owner is a person who owns land which includes the shore or bank of a lake or stream. Riparian rights have been defined by the Michigan Supreme Court to include: L The right to use the water for such general purposes as bath- ing, swimming, boating, etc. 2. The right to construct a dock or wharf out to navigable waters. 3. The right of access to the navigable waters. 4. The right to increase the land by the gradual action of natural forces (accretion). All riparian owners have a right to make reasonable use of the entire surface of a body of water for such purposes as fishing, navigation, swimming, or other public purposes. The right of a riparian owner to use the waters of a navigable lake or stream is qualified by the overriding public trust available to the entire CO @5 body of water and to the similar rights held by all other riparians on the body of water. On public water bodies such as the Great Lakes or Lake St. Clair these same water surface rights are shar- ed with the general public. However, the general public is not entitled to gain access to that water body over private lands. The public gained rights to the navigable waters by the virtue of the Northwest Ordinance of 1787. The public rights to navigable waters were extended to the State of Michigan by the Federal Government upon its admission as a state. These rights included title to the submerged lands beneath all navigable waters and an inalienable trust in the overlying waters. In gen- eral, the state holds in the public trust the rights in the overlying waters which provide for public navigation, fishery, and other inherent rights of the public. It has been held that the state cannot destroy an individual's riparian rights without compensation. However, it is the general rule that all riparian rights are subject to the public rights. The State has the authority to oppose or per- mit alterations such as fills and piers in navigable waters in the interest of preserving the public trust in the waters and their reasonable use for navigation, fishing and hunting. In the State of Michigan, the rights of the riparian owner extend to the water's edge and the public trust responsibility of such as the Inland Lakes and Streams Act and the Great Lakes the State extends to the ordinary high water mark. This means Submerged Lands Act. When one riparian unreasonably inter- that while the lakes are in their lower stages or lower water level, feres with the rights of another riparian to enjoy the use of the the riparian has control down to the water's edge but may not entire body of water, as for instance by filling or by an unreason- alter or place fills or permanent structures on the temporarily ably long pier, the remedy for such interference is to resort to exposed land lying between the ordinary high water mark and the the courts to seek injunction or other relief. The State may join or water's edge. Any fill or permanent structure placed lakeward initiate such a suit if the rights of the public, as well as riparian of the ordinary high water mark is subject to State regulations owners, are being infringed upon. 14 Great Lakes Submerged Lands Act In 1955, the State Legislature adopted the Great Lakes Sub- merged Lands Act, (Act 247, Public Acts of 1955). This act author- ized the Department of Natural Resources to grant, convey or lease certain bottom-lands or unpatented lands belonging to the State of Michigan or held in trust by the State. It also gave the State the right to permit private and public use of waters over submerged patented lands. The act also included those lands which had been filled in from the time that Michigan received statehood and the effective date of the act. The Great Lakes Submerged Lands Act requires that where bottom-lands were filled prior to 1955 or where the State permits fill, the submerged land must be purchased from the State. As noted in the section on riparian rights, the State of Michigan secured rights to the navigable waters upon being admitted as a State in 1837. These rights included title to the submerged land beneath all navigable waters and the inalienable trust in the over- lying waters. A determination as to the shoreline in New Balti- more and the area of rights within the State of Michigan has been this fee is equal to 30% of the market appraised value of the bot- made based on maps which were prepared in the late 1850's. In tom-lands. The market value does not include any improvements the case of the City of New Baltimore, the map that is primarily made on the land. The appraisals are made by the Lands Division used is a map of the City of Ashley dated 1851. The meander line of the Department of Natural Resources. Agreements for land or or shoreline is shown on the existing Land Use Map (Map 3) and water area may be granted to local units of government for public the Development Potentials Maps (Map 5) in this report. Ac- purposes and contain such terms and conditions which are equit- cording to the Submerged Lands Act, the State of Michigan has a able in view of the public trust. These grants generally are made right and a responsibility to preserve and protect the interest of without consideration to the sale price or market value of the the general public in the lands and the waters running from this land. If the City of New Baltimore were to seek clear title for meander line to the high water mark, which for Lake St. Clair the City Park lands near downtown, the City would file an appli- has been established by statute to be 574.7 feet above sea level. cation along with their $50 filing fee and then enter into agree- The Act provides for the sale, lease, exchange, or disposition of ments to maintain that land for public purposes. As such, the only land and the private or public use of waters or the filling in of charge would be the filing fee. If the City wished to clear the title, submerged lands whenever it is determined by the Depar-tment maintain total ownership and restrict use of the land to residents of Natural Resources that the private or public use of such lands only, it would have the option of applying to the State DNR, pay- and waters will not substantially affect the public use or the ing the application fee and offering 30% of the appraised market public trust. value of the land south of the meander line (estimated to be ap- Individuals or communities holding riparian lands may proximately $55,000). It would then be up to the State Department apply for a deed or lease to the unpatented bottom-lands whether of Natural Resources to determine whether it would be in the they are submerged or filled lands. In general, the application is public interest to issue a deed or lease for the property to the made to the State Department of Natural Resources and the appli- City of New Baltimore. cant deposits a fee of $50 for each application. The application in- A recent survey indicated that there are about 23 persons cludes a legal description of the property, the use that will be who have not received clear title to their properties under the made of the property and other data that may be required by the Submerged Lands Act. It was also brought to the attention of the State. If the deed or lease or agreement is approved by the State, City that they have not received clear title for the City of New the applicant is entitled to a credit for the fee deposit. If the Baltimore park site on the waterfront. The City is aware of this department determines that it is in the public interest to grant situation and will be making a decision as to whether to pursue the applicant a deed or lease, then the department determines the an open or closed park system. Based on that decision, action can amount of consideration to be paid by the applicant. In general, be taken to clear the title through the DNR application process. 15 Flood Hazard Areas In 1978, the Federal Insurance Administration prepared for Another program which directly affects waterfront property the City of New Baltimore a Flood Insurance Rate Map and Flood is the State of Michigan Shorelands Protection and Management Insurance Study. A reproduction of this map as it applies to the Act (Act 245 P. A. of 1970). Act 245 mandates the Department of waterfront area in the City of New Baltimore has been included Natural Resources to regulate some of the uses and development in this study. The areas of Special Flood Hazard are identified and within three types of sensitive coast or waterfront areas: high must receive special consideration prior to any construction or fil- risk erosion, flood risk and environmental. New Baltimore has no ling of land. As noted on the map, the Reudisale Point and the known areas of high risk erosion or environmental areas design- City Park are the two largest areas identified in flood hazard. ated by the State of Michigan. In New Baltimore the areas of As a part of the National Flood Insurance Program, the City flood risk are the 100 year flood frequency area. In general, this of New Baltimore accepted the Flood Insurance Rate Maps and is the same area as that determined by the Federal Insurance the Flood Boundary Maps prepared by the Federal Insurance Ad- Administration and are the areas designated as Zones A and B on ministration. In addition, the City adopted a Flood Hazards and the Flood Boundaries Map. The City's Damage Prevention Or- Flood Damage Prevention Ordinance in August of 1978. The intent dinance and its work with flood insurance programs dovetail with of this ordinance is to minimize public and private losses due to the State of Michigan Shoreline Protection and Management Act. flood conditions. In order to accomplish this purpose, the City is Any future developments along the waterfront whether pub- restricting or prohibiting uses which might be built within these lic or private should be examined to determine whether they are flood areas and are also controlling the alteration of the flood in compliance with the ordinances and policies stated in the City plains and preventing any filling, grading or dredging, or other zoning ordinances, the Flood Insurance Study, the Flood Hazards types of construction within the flood hazaord areas. In general, no and Flood Damage Prevention Ordinance, the Submerged Lands structure can be constructed, located, converted, or altered in a Act, and the Michigan Shorelands Protection and Management flood hazard area without meeting the specific requirements of Act. the City's Flood Damage Prevention Ordinance. If a proposal meets the requirements of this ordinance, a development permit must be obtained before actual construction or development be- - --- ------------ ---------- gins. The application for a permit is made to the City and 4", ,3,9,w must include drawings which indicate the nature of the use, di- mensions, and elevations, the amount of storage area, the amount of fill, and the existing and proposed structures. The City shall review the development to determine that all necessary permits have been received from Federal, State or other local govern- mental agencies and that the use does not adversely affect the flood carrying capacity of the area. Generally, a use may be per- mitted only if; one, there is no increase in flood levels as a result AAA& of the development; and two, new construction and substantial improvements of any residential or commercial structure shall have the lowest floor level including basement elevated to or above the base flood elevation. In commercial structures, the basement or first floor level as an alternative could be flood proofed to the Federal standards. This study and the flood insurance program as well as the City's Ordinance were designed to preserve flood plains, mini mize property losses due to floods and to assure that future development is not adding to existing flooding problems. There- a fore, development which is proposed along the waterfront are 4Z quirements of this Flood Insurance Program. - = @R -@@RM must be developed in such a way as to meet or exceed the re- 16 W A ZONE 7, 0 B ZONE LAKE sr CLAIR FLOOD BOUNDARIES A@ CITY OF NEW BALTIMORE V MACOMB COUNTY , MICHIGAN CITY OF MEW BALTIMORE PLAMP41NIG COMMISSION Ir C--iTy Pt ... i.l. 6 AA.. P. C. Zoning Considerations The existing City Zoning Ordinance was adopted in May, The existing Zoning Ordinance does not appear to hamper 1973. It provides for a Water Recreation Development District for the development of this part of the City. There are two or three the area near the Schmid Marina and other areas for single and areas in which the zoning is questionable and these are examined multiple family development. Over 90% of the area is zoned RS-1 and recommendations made in the Land Use Plan section. The Single Family Residential which requires 12,000 square-feet of lot development of a harbor owned and operated by the City could area and 80 feet of frontage. The RS-3 Single Family Residential be a Special Approval use in the RS-1 District. It would also be a District requires 70 feet of frontage and a minimum of 8,400 permitted use in the WD Water Recreation District. square feet. The minimum house size for a new one story re- sidence is 1,056 square feet in the RS-3 zone. The RM Residential Multiple Dwelling District provides for two family and apartment development. The maximum density permitted ranges from 15 to 20 dwelling units to the acre depending upon the size of the units and number of rooms. Commercial activity is zoned CB Central Business in the Downtown area. This district permits commercial and office but not single or multiple family dwellings. There are two lots zoned HC Highway Commercial at Reudisale and Lake- shore Road. There are two blocks of frontage at Jefferson and 23 Mile Road also zoned Highway Commercial. This study did not research nonconforming lots or non- conforming dwellings in terms of house size. However, noncon- forming uses were located since they can indicate that atten- tion should be given to the zoning in that area. One of the prime nonconforming uses are two-family residences located in RS-1 or RS-3 districts. Since many of the homes along the waterfront are older larger residences, there has been a tendency for people to convert these to two-family. Perhaps future revisions to the zoning ordinance should address the need for two-family develop- ment as a special approval permit in the single family district. Other nonconforming uses include: 1) The apartment complex located at Jefferson and 23 Mile Road ........ is zoned HC Highway Commercial which does not permit re- sidential uses. 2) The first three homes on Attica Street are zoned CB Central Business which does not permit single family use. 3) In the block from Maria to Washington and Front to Main there are 5 single-family residences, one duplex and one multiple-family building which are nonconforming uses. 74 4) In the block from Washington to Bedford and Front to Main there are two single-family residences and one multiple-family development which are nonconforming uses. 5) In the area between Baltimore and Highview Streets there is a multiple-family and a duplex which are nonconforming uses. 18 777- ,Lj_ xx Vm@ t - ti ---------- Warbor GProposals HARBOR PROPOSALS Purpose and Scope One of the objectives of this waterfront plan was to update Project Bench Mark #3 - Top of "No. 4" on top flange of a 1972 engineering study made by Valentine-Thomas & Associates water hydrant and east side of Reudisale near the street's south of Port Huron. A determination of construction feasibility, recom- end, Elevation 579.23 feet (IGLD). mended plan of development, and estimated costs of providing Soil Investigation recreational boating facilities for the City of New Baltimore were During the construction of the municipal sewerage system addressed formerly and are reevaluated. Results of the investiga- tion will assist this Anchor Bay community in choosing the most in 1960, a total of six soil borings (three to a depth of 14 feet, two viable and practical course of waterfront development. to a depth of 25 feet, and one to a depth of 50 feet) were made in the municipal park. The borings logs indicate approximately 8 Site Investigation feet of loose fill overlying an extensive layer of blue clay. The Topographic and bathymetric surveys have been made of deep soil boring penetrated hardpan at approximately 50 feet. lhe area considered most suitable for construction of boating Shallow test holes augered into the lake bottom near shore facilities. A copy of this survey for the harbor area is included as have indicated in all cases a relatively thin sand layer of between Appendix G. The proposed harbor site is located adjacent to the 6 to 24 inches overlying a blue-gray clay stratum. The largest municipal park near the water filtration facility. An elevated accumulation of sand is at the present swimming beach with ap- water storage tank, swimming area, light-duly docking, steel proximately 6 inches of coarse brown sand overlying nearly equal seawall, and a picnic structure presently are located in the park layers of fine gray sand and medium brown sand. From what has area. The central business district lies approximately one block been learned it is again recommended that a limited number of to the north. additional soil borings be made in conjunction with the prepara- Similar data has been acquired for Marsac Pointe because tion of detailed plans and specifications in order to investigate of its potential as a dumping site for dredged material taken from the engineering properties of the native clay at the actual eleva- the harbor basin. Baselines and project bench marks have been tions of piling imbedment. Doing so will aid the Engineer in speci- established as have the locations of existing facilities and eleva- fying the most economical pile length able to withstand ice tions necessary for development of the sites. uplift forces. The International Great Lakes Datum (IGLD 1955) for Lake Water LeveE FWctuation St. Clair is elevation 571.7 feet, as referenced to mean water level at Father Point, Quebec, Canada. All topographic and hydro- Fluctuations in mean lake level may range in duration from graphic contour elevations shown on appended site plans are a few minutes to several years and determine at what elevation IGLD based. surface waves will be centered. Fluctuations of short durations The main project baseline has been reestablished as the are commonly due to wind generated waves, wind setup or baro- centerline of Front Street, a platted street of 70 foot right-of-way. metric pressure change. During periods of high water elevation, Another reference baseline has been set in the Marsac Pointe as witnessed in the early 1970's, wave action has a profound effect area, near New Baltimore's eastern edge. The following bench on unprotected shoreline and nearshore structures as noted at marks were used for the topographic and bathymetric surveys Reudisale Point. It is for these worst conditions that all harbor used in this report: Project Bench Mark #1 - South corner of Main protection must be designed. Lake St. Clair levels have been sum- and Maria Streets, on Maria Street face of St. Marys High School, marized in the following Table 4. 0.7 feet from the north corner, 3 feet above the ground, being TABLE horizontal line of cross on bronze disc set into center of corner stone, Elevation 591.075 feet (IGLD). Lake St. Clair Water Levels Project Mench Mark #2 - Southeast side of Main Street, on Mean Water Level 573.55 feet top of northeast abutment of bridge over Crapeau Creek, 0.7 feet High Water Level 576.3 feet from south corner, being highest point on top of 1/2 inch brass bolt set into concrete, inside a square cut in the concrete, Elevation Seasonal Low Water Level 571.1 feet 577.256 feet (IGLD). Water Level 10/79 574.7 feet 19 Examination of wind records taken at Selfridge Air Force retention of an existing swimming beach, provision of refuge Base approximately 6.6 miles southwest from New Baltimore slips, little encroachment on the harbor area by many boaters have been summarized in Appendix A. Wind data taken between and preservation of the City Park. The principal disadvantage 1936 and 1965 shows predominant winds from the south and south- lies in a potential cost to New Baltimore residents. Under current west. The most prevalent wind is about 10 miles-per-hour from the governmental funding programs, some grant monies are available south. The maximum recorded gust occuring during the generally for harbor projects thta can be proven to be, at a minimum, self- accepted boating season of June through September was 71 miles- liquidating. Presently, fifty percent of harbor construction costs per-hour from the southwest (62. knots) in June 1949. The largest are available through grants from the U. S. Department of In- sustained winds recorded which have been used in the wave terior Heritage Conservation and Recreation Service (HCRS) and analysis, are 50 mph. an additional thirty percent may come from the Michigan Depart- Using methods developed by the Coastal Engineering Re- ment of Natural Resources, Waterways Division on the condition search Center (CERC) for shallow water wave forecasting, waves that the facility be economically self-liquidating. Only twenty per- of 3.2 feet can be expected above mean high water level. Ad- cent must be financed locally, ideally being financed from the pro- ditionally, the shallow depth of Anchor Bay, when accompanied ject's own revenues. This small harbor plan does not have the by southerly winds has the effect of piling up water at the wind- potential to generate enough revenue necessary for local share ward end. This effect, called wind setup, can at best estimates add payments and accordingly, would not be eligible for state funding. another one half foot to the mean water level. Based on this in- Although effective from the design standpoint of serving the com- formation the top of the breakwalls were designed to be at an munity of New Baltimore it is felt that the small harbor plan is elevation of 580.5 feet. economically unfeasible to construct at this time without govern- Potential Mooring Facilities mental assistance or major private contributions. The City of New Baltimore is so situated that with regard to convenient driving time and distance, the greatest use of seasonal facilities will be made by Macomb County residents. Among the several advantages offered by a downtown New Baltimore harbor location are municipal police and fire protection, close proximity to local business, City water, sewer and trash removal services, and ready access to a private marina hoist and repair services. The elevated water tank adjacent to the proposed marina location is well established as a navigational aid to Anchor Bay boaters. A number of harbor layouts have been proposed and exam- ined by the Engineer, each with certain foreseeable advantages and disadvantages which are discussed below. Specifically ex- amined are three plans including: 1) A 24-slip harbor-of-refuge/park. -s 2) A 150 lip configuration with an eastern entrance, and a pos sible 194-slip maximum capacity. 3) The original 212 and 160-slip mooring facilities suggested in the 1972 Valentine-Thomas New Baltimore harbor report. Exhibit I - 24 Boat Mooring Harbor-of-Refuge Shown as Exhibit I or Map 7 is a long-existing plan for 24 transient boat wells and a small harbor-of-refuge. The plan, originally suggested by a long-time New Baltimore boater, Dr. Bruno Wisney, would extend the existing pier lakeward approx- imately 180 feet to a 650-foot long breakwall/fishing pier. Total project construction cost is the lowest under consideration in this 0 IN study, estimated in Appendix B at $1,086,700.00. Advantages are 20 q. MAIN STREET z 0 cr 0 cn 3: cc FRONT STREET Vj- 21S-ES U) f PAR K AREA E-TI. BEICH L MOORING FACILITY 24-4d-O" BOAT SLIPS TOTAL PARKING: 24 SPACES IEN E IRFA EXHIBIT I D 'R' E Tl I C. D.E -K SAII. k.11-D A- I-- IRE-E 1"IN-L TI L.. _R D... ANCHOR BAY SIDR. "IDS SCALE I, Pq lod 0, 7 0. zod PROPOSED BOAT HARBOR FOR THE CITY 0 r NEW BALTIMORE, MICHIGAN A I @N [email protected]. -RSA 4 RE. STEL C] I.E T' 7 E D.C.E Al M VALIFITINS-TUNSUA5 Exhibit 3 - 1972 VTA Mooring Facility Layout Federal government programs such as the accelerated pub- Re-evaluated from the 1972 New Baltimore harbor report is lic works or the local public works programs of the Economic the 212 potential and 160 slip phased configuration with harbor Development Administration could be used if such programs are opening facing Base Street to the west (Map 10). A double sheet reinstated and financed. Generally, these programs were funded pile breakwall extending lakeward 670 feet is similar to that sug- to spur the construction industries and provide employment gested in Exhibit 2 but has main piers stemming from the break- during periods of high unemployment. The construction of a wall parallel, instead of perpendicular to shore. As a principal ad- break wall could provide short range and long range employment vantage, a harbor entrance suggested on the west facing might, opportunities. during stormy weather, be easier to navigate since the entrance In the past, the Army Corps of Engineers have developed would be sheltered by the Base Street extension. The 1972 plan construction projects which included breakwall or harbors of does not, however, provide isolation for Base Street residents nor refuge. However, at this time they do not have financing for the does it readily isolate boats from New Baltimore's water plant feasibility study which would determine whether the Corps would intake lines. If implemented, the beginning of this plan's design have an interest in the harbor. After funding is approved, the must include exact location and profile of the 20 inch intake line, feasibility study would take one to two years to complete. If the particularly, within the harbor basin. Because no allotment has project has a high economic benefit, it can be submitted to the been made in this $2.72 million 160 slip cost estimate for reloca- Washington Office for construction funding. Corps of Engineers tion of the intake line, preliminary probing will determine if con- harbor of refuge proposals are coordinated with the State of siderable added costs could be incurred. Costs are outlined in Michigan Waterways Division and would require 50 percent fund- Appendix E. Construction cost estimates for the same facilities ing from sources other than the Army Corp of Engineers. It is in 1972 were approximately at $1.6 million. highly unlikely that any harbor of less than one hundred boat Summary of Costs mooring capacity would have a high enough economic benefit or While a 24 transient slip harbor-of-refuge would serve New high enough priority by the Waterways Division to press for Baltimore residents from a functional standpoint, the Exhibit 1 federal funding. layout does not meet funding criteria mandated for governmental construction assistance. Because little income could be potentially derived from this refuge facility, the entire construction cost of $1.08 million would have to be generated from local financing and private contributions. Without any apparent method to recoup Exhibit 2 - Enclosed Harbor with an East Entrance bond debt service or maintenance costs, this harbor layout is not The second Larbor design is shown as Exhibit 2 or Map 8. believed to be economically feasible. Although much larger than the 24 mooring slip plan in available Harbor designs proposed as Exhibit 2 and 3 have essentially mooring space, only shoreline area adjoining the existing park is the same initial construction costs; costs are outlined in Table 5 required to provide the proposed 132-30 foot slips, and 18-45 foot and in greater detail in Appendices B through F. mooring slips. Provision for larger craft is available along the south breakwall in the refuge area. The facility has the necessary boat capacity to be self-liquidating, and yet, is quite compact. The harbor entrance would open to the east, requiring venting of the Summary of Construction Costs westerly steel breakwall structure to reduce magnification of the prevailing weak westerly current inside the harbor. Toeing in- Exhibit I Exhibit 2 Exhibit 3 ward the easternmost breakwall tip will also reduce these effects. (24 slips) (150 slips) (160 slips) Anticipated cost for the Exhibit 2 harbor plan is $2.65 million with costs itemized in Appendix C. If at some future date the City 1. Harbor $ 707,900 $1,293,950 $1,156,900 decides that additional mooring space is desirable, the three pro- 11. Piers 108,750 649,380 861,700 posed piers of Exhibit 2 could be readily extended in length to accommodate 40 additional craft, while still providing an area 111. Shore Support Facilities 104,350 302,880 286,440 for storm refuge. This maximum capacity design, Map 9, has an Engineering & Contingencies 165,700 404,320 414,900 expected total construction cost of $2.88 million if built within the near future (detailed cost estimate included in Appendix C & D). TOTAL $1,086,700 $2,650,530 $2,719,940 22 MAIN STREET z U) U) 0 z ULI DO FRONT STREET TURE PARK PROPOSED PARK AREA AREA ............ MOORING FACILITY 11 8W.- (6 E-11 :32 : 30 0" BOAT SLIPS ,*IT" ILI 11 8 45' 0" 00 T SLIPS 150 TOTAL SLIPS TOTAL PARKING 105 SPACES ANCHOR EXHIBIT 2 EXISTING INTAKES REDGE' TO 7' B'ELOW DATUM IN BASIN IGO' DREDGE TO B' BELOW IATUM IN CHANI L FROM @STEEL BRE4A9K5W'ALL BASIN OUT TO EXISTING 6! CONTOUR WITH CONCRETE IALK STOR@ WINDS SCALE LAKE ST CLAIR DATUM 571,70 [G.1- 0 PROPOSED BOAT HARBOR FOR THE CATY OF NEW BALTIMORE, MICHIGAN -.-T...- . tosoc I""- ......... ........ ... .... MAIN STREET z 0 z 0 w U) < co FRONT STRE FUTURE PARK PROPOSED PARK AREA AREA MOORING CILITY (MAXIMUM CAPACITY) 'I Ll IF ISO 3u- of BOAT SLIPS 11TI 30 LF OF CO- 22 45 - OF BOAT SLIPS (5EACI) IT-OATES 190 TOTAL SUPS TOTAL PARKING 105 SPACES DREDGE TO I' BELOW DATUM IN BASIN BAY ANCHOR EXISTING INTAKES EXHIBIT 2A t'@ 'T IOU 495' _-DREDGE TO 8' BELOW \STEEL BREAK ALL WITH CONCRETE WALK OAT IN CHAN EL FR SCALE NINO 69M C014TOUR BAS'INM TO EXIST STORM WINDS LAKE ST. CLAIR DATUM 571.70 1,GL.D. PROPOSED BOAT HARBOR FOR THE CITY OF NEW. BALTIMORE, MICHIGAN F a w m ET - @f7l ;.H.0=11ETE -AlK VALENTI@E-THGMAI=.-7';i.71A-T.@. INC Exhibit 3 utilities conventional fixed pile ,supported piers and dependent upon their recommendations, may require an En- throughout, rather than the less-expensive floating piers used for vironmental Impact Statement (EIS) for filling Roudisale Point. 30 foot mooring spaces in Exhibit 2. The $212,000 pier price dif- Without the permit, dredge material would have to be disposed ferential shown in Table 5 can be attributed to estimated per slip of inland, with added expenses being shown in Appendix F. costs of $5,340 and $4,230 for fixed or floating units, respectively. Because the majority of the dredge material is of a high While intital pier construction costs vary, long-term maintenance clay content, at least one potential inland use is that as landfill and replacement costs tend to balance overall. Exhibit 3, as pre- cover material. In disposing of the spoil in this manner, trucking sented, has provision for 59-45 foot and 17-60 foot boats which may costs may be defrayed by the clays sale price. As noted previous- be difficult to rent. It seems more reasonable to expect a greater ly even if Reudisale Point is not used for dredge spoil, it will be number of smaller slips, as presented in Exhibit 2, to be rented necessary to provide some type of protection against erosion. more easily. For both harbor designs operation must be nearly In the event filling could be made on Reudisale Point, the all seasona! rather than transient to be self-supporting. Revenue area could then be developed as an additional municipal park, generated by additional spaces through expansion and storm ref- picnic or swimming area. Additional design considerations for re- uge will help reduce per-slip operation costs. creation use are contained in the section on the Land Use Plan. Harbor dredging and breakwater costs are overall about The expanded site would cover approximately 6 acres at high $140,000 more for Exhibit 2. Contributing to this is 475 lineal feet of water level, allowing adequate room for parking and possibly a extra berakwall costing $237,500 but this amount is offset by dred- launching site for small trailer-drawn boats. Due to the clay ging that favors an eastern harbor opening. Shore support facility nature of the dredge spoil, a sheet pile wall of approximately 2,200 costs shown in Table 5 reflect only $16,000 difference due to un- feet is proposed to contain fill material in the designated area. equal paving and sidewaik quantities. This seawall would be similar to that which protects other re.. Since each of the harbor designs examined above has in- sidential properties along the waterfront. Doing so will establish trinsic differences, the harbor configurations cannot be directly a solid boundary between adjacent properties and provide a per- compared as being equal. Each uses different design constraints manent scenic park. Rip-rap or broken concrete was also con.. and produces differing functional considerations. Before final sidered but the minimal cost differential and the impact or. re- design begins, final mix of pier size, pier type, and harbor en- creation or use of the area indicated that the light sheet pile could trance will be ascertained after the combined contributions of provide a better long range solution. Approximate costs of $300,- public and State input have been reviewed. With this approach, 000 are itemized in Appendix E. the best mutually advantageous harbor layout may be constructed to serve the needs of Anchor Bay residents. Marsac or Reudisale Point Marsac or Reudisale Point, as it presently exists, is gradu- ally being eroded away. The land area which at one time en- compassed approximately 10 acres is now less than 4 acres due to water erosion. The possiblity exists to recapture part of this land and bring the area to a suitable elevation for recreational development. This could be accomplished by designating Reudi- sale Point as a main disposal site for dredge material from the harbor site. All dredging or filling activity, however, is contingent upon the City's receipt of a Corps of Engineer's permit and a determination that the fill meets Environmental Protection Agency (EPA) requirements for toxology. Application for such a permit may in the case of some environmentally sensitive areas require extensive chemical examination of dredge spoil, wildlife inventories and/or endangered species before material may be either dredged or deposited. Submerged lands and the Fish and ki, Wildlife Sections of the DNR will also analyze localized affects 25 SC&L E I" 100' So o loo 20Q -5 g P z lo z x G) 0 z FRONT ST. DE =cIRAL L] CEs O.m Z F-1 F- rn .1 T. 0 0 BEAC AREA TGBE R MED 0 A "4 A.- 41i I-A I po 2 TRANSIENT MOORING FACILITY R :4 342 0" :OAT SLIPS 0 1:1 AA 1 :1 0 9 2'- 0" AT SL:P. 0' . O_ BOAT ,L. PS 160 TOTAL BOAT SLIPS c BREAKWALL- STEEL SHEET ING W/ CONCRETE WALM 0 C CONSULT NG ENGINEERS AN. LAHO IUIIEI.@S VALENTINE - THOMAS & ASSOCIATES. INC. PROPOSED BOAT HARBOR 4435 24 TH AVE. , POItT A.RON. IC-AN EXHIBIT MI REVISED. AUGUST 17,1972 10 Plan of Development The recommended plan of development is to construct either tion from moving ice. Bubbling systems also reduce long-term the 150 or 160 boat slip harbor which are depicted in Exhibit 2 maintenance costs induced by ice jacking of spring pile but add and 3. The final determination of which breakwall layout to use to operation costs. Conventional pile supported, adjustable finger should be made after public input has been received and analyzed. piers will extend perpendicular from the eastern breakwall for the Either layout provides the majority of slips for boats in the 30 foot mooring of 42 foot or larger pleasure craft. Main pier designs and under class and each layout allows space for increasing will provide each slip with water and electrical hookups and a harbor capacity to 190 boat slips in the future as the need arises. service pier will provide for fuel and sewage pump out services. Bathymetry indicates that the proposed boat harbor will Municipal operators of marine fuel dispensing equipment require a dredged mooring basin and entrance channel. It is re- carry liabilities similar to gasoline stations. If damage results Commended that the mooring basin be dredged to a depth of because of operator negligence, the City is held libel. As an seven foot below the Low Water Datum, and that the entrance alternative, fueling facilities may be operated by a private con- channel be dredged to a depth of eight (8) feet below the low cern under contract for that service and the private operator Water Datum. Dredged channel and harbor depth, common to all would assume part of the liability, The City would still be liable harbors reviewed here, will require periodic maintenance dred- as soon as fuel leaves the pump. Added premium costs and ging based on the local rate of sediment transport. Anticipated liability limits would have to be incorporated into the City's quantities and associated costs may be addressed in detail as part harbor administration cost. The City of St. Clair's insurance for of the harbor design. their harbor is less than $1,500 a year for a similar operation. Reference should be made to the Typical Profile which kllu- Immediately lakeward of the existing water filtration plant strates the amount of dredging necessary and the -elevations of a parking lot will be provided with capacity for 82 vehicles. Ad- the pier, floating docks, and the mean water level. ditional parking will be provided for 23 vehicle along the entrance The harbor breakwall will consist of two steel sheet piling road. The parking areas will have a 6-inch gravel base surfaced walls backfilled with native granular fill selectively dredged from with 21/, inches of bituminous concrete. Storm drainage will be nearshore dredging. Soil borings, to be taken during the engineer- discharged through concrete pipe into the mooring basin. A 25 ing design phase, will determine length and weight of steel sheet- foot wide access road will abut the expanded water filtration ing required and also determine if a prefabricated steel binwall facility. It should be noted that an additional 100 or more parking system could be installed more economically. Soil tests wiH also spaces may be available on the west side of Front Street in the examine long-tetm settling characteristics of the clayey bottom school parking lot. If it is desired an additional 20 car parking and its potential importance on design of a prefabricated crib. could be obtained by using forty feet of the westerly portion of The breakwalt structure is to be topped by an air-entrained con- the park running from the harbor master office to Front Street. crete walkway. Six fourteen foot wide openings are to be provided The harbor master's office is similar to that proposed in the 1972 through the breakwall along the west side in the vicinity of its engineering report. Shown as Exhibit 4, the comfort station has shoreward end to allow for water circulation through the harbor. been designed to provide facilities for both the harbor and the In addition to providing wave protection from storm attack, the general public. A typical heating system is suggested to warm breakwall, with its concrete walkway will provide an adequate the building for spring and fall temperatures. Shrubs and plant- and scenic area for fishing and leisurely walks along the outer ings will be placed to accent the structure and lend a pleasing perimeter of the harbor. appearance. The shoreward side of the mooring basin will utilize the Lighting will be of a pole-mounted decorative style neces- existing steel sheet pile wall for shoreline stabilization. An eight- sary for safety in the park and the mooring basin. Colored mark- foot wide concrete walkway will provide ready access to the ing lights are to be provided for guiding boat traffic through the mooring slips and comfort station. entrance channel. Piers recommended for the development plan are to be of the floating type for 30-foot slips. Main piers will be secured by 8- inch steel concrete filled guide piles with spring piles provided where shown on Exhibit 2. While not thought to be needed in the sheltered harbor scheme proposed, floating marina docks often require air bubbling or wintertime removal to afford ice protec- 27 EXISTING SHEETING 7-' ,,-PROPOSED PIER /,PROPOSE D BREAKWATER MWL EXISTING BOTTOM ........... . . ............... .. ........ . ". ...... ............... . .... .. .. ..... ............... ... . .. ..... .... . "'@"---PROPOSED DR-EDGED BOTTOM 564.1 ANCHOR PILE TYPICAL WATER LEVELS MEAN WATER LEVEL 573.55 IGLD j =w. q PQ. loo' ve.Q r Economic Impact of a Harbor Very early in the study a meeting was held with the Michi- gan Waterways Division. Among the information being sought was economic or marketing information relating specifically to boaters. In other words, what economic impact could a proposed harbor or marine facility'have on the City of New Baltimore. The aterways Division has conducted research on the spending pat- terns of Great Lakes boatmen. Average expenditures per boat wwere derived for services and goods as well as by boat type Ann (motor and sail) and length. These expenditures were total yearly costs that a typical boater spends at his marina as weli as at other harbors. It should be noted that the expenditure rates are only estimated averages. It would have been better if actual pat- terns and surveys could have been made of Southeast Michigan boat harbors. However, this would be too costly and outside the scope of this study. The Waterways Division prepared a similar study indicating what a typical boater would spend a year and what this could mean to the econorny in and around New Balti- more. The craft related expenditures used for this study were taken from the Waterways Study but were revised to relate di- rectly to a harbor facility which provides only mooring, fuel and pump-out facilities. Table I indicates the annual expenditures which could be expected to be made M the vicinity of the City of New Baltimore. These expenditures rates for the most part ap- Table 5. Annual average expenditures by craft type and length. (dollars). pear to be conservative rather than on the high side. an some Average Expenditures cases only a portion of the annual expenditure is taken since it is Expenditure Category Motor Craft Sail Craft assumed that part of the expenditure would be made in the boat- 20-30' 30-45' 45'- 20-30' 30-45' 45'-a ers home community or that New Baltimore would capture only a part of the market. A. Craft Relited Expenditures Fuel and oil 241.87 474.65 801.98 27 65 84.82 84.82 Annual insurance costs-50% 87.47 151.46 333.00 67.66 159.90 159.90 Slip rental fee 229.81 315.56 554.76 202.50 274.45 274.45 Effluent pump-out 54.02 51.80 128.02 16.42 20.56 30.56 Boating equipment/part 25% 146.05 149.07 252.36 114.00 268.12 268.12 TOTAL 760.12 1142.54 2070.12 428,23 817.85 817.85 B. Personal Expenditures Rec. equip./boating related-50% 86.27 84.60 125.57 56.70 61.86 61.86 Rec. expend. /nonboating 163.91 104.71 253.40 76.29 185.37 185.37 Boating clothes-50% 53.62 73.58 137.15 40.16 88.48 88.48 Off-craft lodging 29.89 18.08 0.00 50.78 0.00 0.00 Food expend./groceries-50% 112.27 202.94 286.89 90.49 167.12 167.12 Food expend./alcohol 138.65 173.88 144.06 86.76 172,58 172.58 Food expend./prepared meals 168.46 233.35 234.49 118.47 267.72 267.72 Laundry costs 37.59 33.02 44.41 13.22 30.39 30.39 PERSONAL TOTAL 790.66 924.16 1225.97 532.87 973.52 973.52 29 These average annual expenditures per boat are now related Table 7 shows the direct expenditures totals for each craft to the number and type of boats anticipated at the proposed type and length category. These figures are derived by multiply- harbor at New Baltimore. The existing plans call for 150 or 160 ing the average boat expenditures shown in Table 5 by the ap- boat slips. The table below lists the size of boat slip, numbers propriate boat type and size in Table 6. As an example, a 25 foot available and type of boat. The type was based on similar facil- motor craft will spend an average of $241.87 during a year for ities in other parts of Michigan. fuel and there are 100 motor craft in the 20 to 30 foot range in the Table 6. - Anticipated sizes and numbers of boats at the proposed harbor. That would total $24,187.00 in gas sales for that facility size boat. As shown on Table 7, with a boat harbor of 150 boats 20'-30' 30'-45' 45- Total there would be a potential direct expenditure estimated at $225,- 703.00. It can be argued that some of this money would not be Motor Craft 100 10 2 112 spent in the City of New Baltimore. However, the City could cap- Sail Craft 30 6 2 38 ture a good part of it if it aggressively sought the recreation and Total 130 16 4 150 tourist dollar. Once the direct expenditures have been determined, it is The next step is to determine the total direct expenditures then necessary to obtain the total impact due to the multiplier to be derived from the harbor facility. These are sometimes called effect. The procedure is to take the direct expenditures of Table the first round expenditures because they represent new dollars 7 and apply the appropriate multipliers to obtain the total dollar being introduced into the area. These figures do not represent impact. The multipliers from the State Waterways study were the total impact, however, since the multiplier effect of those used without change for this study. These multipliers may over dollars has not yet been accounted for and added to the total. In or under estimate the impact of direct expenditures for any given other words, the economy is stimulated by first, the boater who type of expenditures. However, they do present a picture of the spends his dollars for goods and services and secondly, by the potential impact that might be created with a harbor facility. business which receive the dollars and buy new goods and pay Table 8 shows the results of the above calculations and sum- personnel and staff who purchase other goods and services. This marizes the results. This indicates that boaters spent directly an respending can take place several times before the money leaves estimated $225,703 and this resulted in a total economic impact the market place. of $450,936 each year. Table 7. - Total direct expenditures by craft type and-4ength (dollars). Expenditure Category Motor Craft Sail Craft Table 8. - Net income effect on the economv after application of multipliers (dollars). 20-30' 30-45' 45'- 20-30' 30-45' 45'- Total Expenditure Category Direct Expend. Total Multiplier Net Income A. Craft Related Expenditures Fuel and oil 24,187 4,746 1,604 829 509 170 32,045 Marine fuel 32,045 1.8870 60,524 Annual insurance costs-50% 8,747 1,515 666 2,030 959 320 14,237 Annual craft insurance 14,237 2.9453 41,932 Slip rental fee 22,981 3,156 1,110 6,075 1,647 549 35,518 Slip rental fee 35,518 2.3287 82,710 Effluent pump-out 5,402 518 256 493 183 62 6,914 Effluent pump-out 6,914 2.3287 16,100 Boating equipment-25% 14,695 1,491 504 3,420 1,609 536 22,255 Boating equip. total 22,255 1.7250 38,390 TOTAL 76,012 11,426 4,140 12,847 4,907 1,637 110,969 Rec. equip./boating rel. 11,920 1.7250 20,562 Rec. expend./nomboating 21,717 1.7250 37,462 B. Personal Expenditures Boating clothes 8,285 1.7250 14,292 Rec. equip./boating related 8,627 846 251 1,701 371 124 11,920 Off-craft lodging 4,693 2.3699 11,122 Rec. expend./nomboating 16,391 1,047 507 2,289 1,112 371 21,717 Food expend./groceries 17,882 1.4743 26,363 Boating clothes 5,362 736 274 1,205 531 177 8,285 Food expend./alcohol 19,876 1.4743 29,303 Off-craft lodging 2,989 181 0 1,523 0 0 4,693 Food expend. /prepared meals 25,544 2.2705 57,998 Food expend./groceries 11,227 2,029 574 2,715 1,003 334 17,882 Laundry costs 4,817 2.9453 14,187 Food expend./alcohol 13,865 1,739 288 2,603 1,035 346 19,876 Food expend./preparcd meals 16,846 2,333 469 3,554 1,606 736 25,544 TOTALS 225,703 $450,936 Laundry costs 3,759 330 88 397 182 61 4,817 PERSONAL TOTAL 79,066 9,241 2,451 15,987 5,840 2,149 114,734 TOTAL PERSONAL & CRAFT 115,078 20,667 6,591 28,834 10,747 3,786 225,703 GRAND TOTAL OF ALL BOATS $225.703 30 It should be noted that there were a number of potential X economic impacts that were not considered in this study. As noted earlier, this study did not consider launching fees, mainte- nance cost, off-season storage or boat accessories and supplies. It is quite likely, however, that some of these services and goods would be purchased at existing or future marina or marine supply stores. This study also did not consider any new boat purchases which might be stimulated as a result of the construction of the harbor facility. Based on past studies, construction of a harbor facility would undoubtedly result in the purchase of new boats. However, it is too difficult at this time to determine the number of new craft or whether they would be purchased in the New Baltimore area. Rather than create an inflated or questionable economic impact, it was decided not to include this type of pur- chase at ail. Another impact to consider is that resulting from the ex- penditure of construction funds when building the project. Here it must be assumed that Michigan would receive the benefit since we cannot pred:ct who the construction company would be or where he wouid obtain his resources (i. e., labor, materials, etc.). Constructiori costs are estimated at $2,500,000 which would corres- pond to "direct expenditures" used previously. Applying the ap- propriate multipiier from the Waterways study of 2.8656 results in a net impact of $7,164,000. This would, of course, be a one-shot effect over the construction period. Another benefit of the project is the employment which re- sults from the spending and multiplier effects. To determine this effect, research by the Waterways Division was again utilized. Xn that study, an estimated $125,214,000 in direct expenditures (not including multiplier) resulted in a total employment effect of 8,931 job to the State's economy, or a ratio of $14,020 for creation of each job. For this project, we have estimated direct expendi- tures of $225,703. On the basis of the above ratio, we would anti- cipate a job impact of 16 full-time jobs per year as a result of this project. These are jobs supported by the income produced could be fostered and nurtured. Individual store owners have fixed directly and indirectly from boater expenditures using this facil- and rehabilitated their stores and have a definite pride in their ity. The actual number of jobs produced at the harbor alone community. They also have a belief in the future of the down- would probably be one full-time and 4 to 6 part-time. The other town area. jobs would take place in retail and service shops downtown. On the other side of the coin, there are a few vacant stores, To summarize, the economic impact of this project comes some dilapidated buildings, lack of adequate parking, and a mix- from several sources including the direct and multiplier effects ture of land uses. Washington Street needs more retail business. from boaters purchasing goods and services, purchase of new It needs street trees or planters, which could tie the area to- boats, resale of boats, construction costs and employment created gether. It needs a coordinated plan, but most of all, downtown by income to business patronized by boaters. Nearly one-half mil- needs an influx of potential customers. A harbor at the edge of lion dollars each year could be pumped into the New Baltimore downtown could provide that drawing card. Restaurants, ice area economy. This could result in a revitalization of downtown cream parlors, pizza and hamburger diners, food and grocery, -, is New Baltimore. and pharmacies would be the types of stores most likely to in- The existing downtown area of New Baltimore is somewhat crease their business. Small gift or novelty shops could also ex- typical of small towns. It has the friendly personal character and pect an increase in business. The local marina and hardware pride that is -known as Main Street U. S. A. It has a charm that shops would probably also absorb some of the boating trade. 31 Jil Iyj i, _hk 1117and Wse ';Plan LAND USE PLAN CITY OF NEW BALTIMORE WATERFRONT AREA As noted in the economic analysis, if the harbor were constructed A land use plan is an examination or projection of how a with approximately 150 boats, there could be increased direct ex- community would like to develop over the next 20 to 30 years. penditures of approximately $225,000 and an indirect benefit to the The plan should consider what exists within the community community of nearly $450,000 each year. This can assist in the today, what potentially could exist in the future and what steps revitalization of the downtown area. It could provide the impetus are necessary to meet that goal. In addition, the plan should also for commercial development both in the existing business and in examine alternative growth potentials. The waterfront plan for other business which would locate in the area as a result of the the City of New Baltimore has been prepared by examining exist- added dollars being brought into the community. The tie between ing land use, existing utilities, flood plain analysis, zoning, con- the harbor and the economic revitalization of the downtown could dition of homes, age of structures, assessment records, the ripa- be very direct. Over the past few years, businesses have been rian right of waterfront property, the Submerged Lands Act built in downtown New Baltimore, but for the most part offices passed by the State of Michigan, the historical development of the and multiple family dwellings are taking space that could be used Ctiy, and the lake front potential on Anchor Bay and Lake St. for retail sales. As noted in the economic study, the downtown is Clair. The Land Use Plan focuses on the potential of this area as not dead. There is a pride and a desire to revitalize, preserve and a harbor or mooring area for boating activities. Much of the pian enhance the business area. The development of the park, the phase is developed using this potential harbor. An altern@tlve harbor and the downtown area would all fit together. plan has also been developed assuming that a harbor facility As noted in the engineering plan, if the harbor is developed, would not be created. For the most part, the alternative of harbor there would be approximately 70,000 cubic yards of material re- vs. no harbor would effect the park area and the downtown de- moved or dredged for the harbor area. It is proposed that this fill velopments. 2t would also have some effect on the potential park be used at Reudisale Point to stabilize the land that is there and at Reudisale Point. to create another park area for the City. Reudisale Point is very The potential of a harbor has been detailed in the economic shallow and could be used for swimming and picnicking. Two evaluation and in the engineering update prepared by Valentine drawings have been prepared by a landscape architect indicating Thomas. The harbor is an economically feasible project. It can the potential park uses for both the downtown city park and Reu- physically be integrated into the existing development on the disale Point. These are not the only designs which could be devel- waterfront. 2,f the vacant land immediately east of the City Par!i oped but are meant to illustrate what could be done with these were purchased, the harbor could be built and the City Park and various properties. swimming area preserved. The water plant needs to be expanded by approximately 30 feet to the east in order to meet the needs of expansion projected for the next 20 years. Spalding & De- decker, City Engineers for the water project, have indicated that with the expansion the channel running behind the water plant to the lake would no longer be necessary since flushing of filters A and other water ourification systems would be made directly into 4 14@ IL the sanitary sew' er system. It is, therefore, recommended that at ,ed and be used as a part of that point in time the channel be fill the water treatment area and/or as part of the City Park. At one 77, of the hearings it was noted that part of the canal is owned by the adjacent land owner. His ownership rights would play a major r part in determining the future of the canal area. It is also recommended that the vacant property immediate- ly east of the City Park be purchased as an addition to the park area. The land area should be filled as shown on the Park Pro- posal sketch. With proper landscaping, land berms and proper design, this area could be an asset to the park and still provide protection and isolation to the neighboring residential properties. 33 IF wp ---------- --- SINGLE FAMILY 0 MULTIPLE FAMILY COMMERCIAL (DPUBLic a SEMI - PU13LIC RECREATION T > 'V- L A KE sr C4AIR @Wk LAND USE PLAN xRX; CITY OF NEW BALTIMORE MACOMB COUNTY MICHIGAN CITY OF NEW BALTIMORE PLANNING COMMISSION Z- f < W<\o 7F C.....i,y PI ... i.q M ... q i.p. C. 12 ---------------- -21 'y Mo,q.,,dt IN F,ont q l-'e vy @.k - V, A LAND USE PLAN 0 SINGLE FAMILY 0 MULTIPLE FAMILY CITY OF NEW BALTIMORE MACOMB COUNTY MICHIGAN COMMERCIAL PUBLIC 8 SEMI PUBLIC RECREATION COMMUNiTy PIANNiNc, MANACEMENT , P. C. UTiCA r4i Chi AN 13 The Land Use Plan of the City Park area indicates potential Other parts of the plan which need specific mention, include development that could occur on the waterfront. The water treat- new interior road systems and the encouragement of consolidated ment plant has been expanded to meet the demands of the next 20 areas for commercial use and multiple family use. Wherever pos- year expansion program. Base Street is shown with a 40 foot sible, the problems and potentials examined in the Land Use right-of-way and a thirty foot street with a turnaround area. Analysis have been graphically portrayed with alternative land This improvement would require the purchase of one house near uses and a recommendation made on the Land Use Plan. At the Front Street and two cabins in the area of the turnaround. How- far eastern end of the City of New Baltimore adjacent to the City ever, it would provide an adequate street which could preserve line is approximately an eight-acre area which has excessively or increase property values and alleviate some of the traffic long, narrow lots. One method of developing this area might be problems. to provide one street with a T-turnaround at the end. Approx- The harbor plan also shows the 150 boat marina and an imately 15 to 20 dwelling units could be constructed after this artist's view of how the City Park could be developed. Looking type of road system were created. Other designs or development from downtown towards the park area, people could see the focal potentials may exist for the series of parcels. However, this is point of the City - a park area, a harbor and a scenic view of one example of how the area could develop. Anchor Bay. As recommended on the concept sketch, the inter- section of Washington and Front Street could be constructed with planting beds, monument plaza and flag pole. The park would have a child play center with swings and play apparatus, picnic areas, the shelter and a grass area for sunbathing. A sand beach area could be provided in front of a low erosion wall. The east side of the property would be provided with a freeform earth mound and planting buffer. Restroom facilities have been pro- vided in the harbormaster building. This type of park would provide for child play areas as well as picnic and observation or passive recreation. It is a park which can complement and high- light downtown and also exist very easily with the proposed harbor. If the harbor facility is not developed, then the city park would more than likely remain at its existing size. In discussions with the owner of the vacant property to the east it has been in- dicated that the property is for sale and its potential uses are being sought as multiple family or commercial. As shown on the Land Use Plan (Map 15), the property would probably be develop- ed for apartments. There are apartments on the north side of Front Street and the assessed values and asking price of the property would indicate that it could not be used economically for single family development. It is recommended that the downtown area be developed by encouraging new retail businesses. The present zoning ordinance does not permit multiple family or apartment uses within the central business district. Offices are permitted and are a very necessary part of any shopping district. However, the downtown area needs more retail sales if it is going to survice as a viable business area. As the population of the City increases and demand is made for additional shopping facilities, the City should en- courage development to take place within the central business district rather than in strip commercial along the main roads. Such a policy could assist in the revitalization of the downtown and still provide the services necessary to meet future popula- tion demands. 36 CITY PARK PROPOSAL 14 Ina n ic puz M*q Rik TVA+ SLVA Nkt;%@ obem4t@4 vll@q Plcizq 15 As noted in the engineering section of this report a usable land area of six to seven acres could be created at Reudisale Point for use as city park land. This land area would be created from the fill taken as the harbor is created. The primary use for the Reudisale Park would be for picnicking and swimming. As shown on the following sketch (Map 17) and also on the Land Use Plan (Map 14), this area could be developed as a viable neighbor- hood park and a swimming area. As noted in the engineering study, the shoreline would be stabilized by light sheet piling. The area would then receive about 5C,000 cubic yards of fill and then be seeded and landscaped. U32timately, the park could be developed with a beach area, picnic shelter and play center. Entrance to the park could be controlled by locking the gates to A", MA's, the parking area and the sidewalks. If the land is not reclaimed and filled, then the City should consider a smaller park limited F1, to the land area which would extend from the adjacent properties. That area should be contained by seawalls and developed as a park. The Brady-Reginald Park is approximately a two-acre area which is well-kept but could use some playground equipment and perhaps picnic tables or stoves. This Brady Park area could serve as a neighborhood park and could be developed to meet neighbor- hood recreation needs. A neighborhood homeowner's association might wish to participate in the development or be responsible for the programming of facilities at this park. To the west of Baltimore StreL-t and east of Highview there are approximately seven acres of land which are under-utilized. At the present time there is one single family home about midway into the parcel and a four-family and two-family home located near the waterfront. If a road were brought into this property, home at the corner of Marquardt and Ashley. Consideration it could be developed for single family use. Proper design of this should also be given to connecting Marquardt Court and Highview proposed road would help to eliminate the problems caused by Drive. Another street connection between Atwood and Ashley deadend roads. A plan has been shown which ties a proposed Street would require the purchase of one home but would provide road into the existing Highview Drive. There is also a possibility approximately a 50 foot right-of-way, better service for several that a proposed road might be potentially constructed to tie into homes and a second outlet for Atwood Street. Recommendation the existing Baltimore Street. The Plan promotes the concept that is also made that Marquardt be extended to Atwood, if and when new development should blend in with the existing development the old DPW building is removed. The extension of the streets and new roads be designed to eliminate deadends wherever pos- would provide better service to existing homes within the area sible. Again, this is but one alternative approach. Others should and would also provide better access for fire, police, DPW and be examined. road service equipment, easier plowing during the winter, and The following recommendations are made to indicate one easier service patterns for postal or other delivery vehicles. approach to providing a more functional road system. They Another land use recommendation is that the area of 23 Mile should not be interpreted as the only approach. Marquardt Coyrt Road and Lempke be considered for multiple family use. Develop- is a fourteen foot wide street betwenn the Highview Subdivision ment of an interior road system would permit single family and Ashley Street. Marquardt Court is currently a deadend stireet development on the interior and multiple use at the north end which serves six or seven properties. Recommendation is made along 23 Mile Road. Upgrading Redwood Court to a public road that this street be brought up to a public street standard of 50 would also provide a better circulation system and permit future feet of right-of-way which would require the purchase of one development. 39 SINGLE FAMILY 0 MULTIPLE FAMILY COMMERCIAL 0 PUBLIC 8 SEMI - PUBLIC RECREATION v Y/ 62" < t A KE 57- CLAIR -a, LAND USE PLAN (NO HARBOR) CITY OF NEW BALTIMORE MACOM COUNTY , MICHIGAN CITY OF NEW BALTIMORE PLANNING COMMISSION A MA.@q .... P. c. COMNUNiTy PiAllill -ICA, -Li(j- 16 Implementation of the Plan The development of a 150 boat slip harbor has been estimat- ed at $2,650,500 and the fill site at Reudisale is estimated at $300,- 000 for a total cost of $2,950,500. A harbor construction grant should be sought from the State of Michigans Waterways Division. Through this grant, 50% of the cost could be received from the Federal Heritage Conservation and Recreation Services (HCRS), 30% from the State Waterways Division from watercraft gasoline taxes, and the remaining 20% would be the responsibility of the City of New Baltimore. The City share would come from the sale of revenue bonds which would be paid off by the boaters using the facility. If the City could not sell the revenue bonds at reasonable rates and terms or if the revenue bond sale would raise the price of renting the boat slips to excessive levels, then the City could request a Community Facility Loan through the Farmers Home Administration. The City's share could be borrowed at 5% in- terest on the unpaid balance for a term of 40 years or less. amount would be offered as a revenue bond with the revenues Assuming that Reudisale Po.*nt is not used for the disposal from the harbor facilities pledged as payment of the bond. It of fill a breakdown of the cost and potential funding for the has been assumed that the bond would sell at a rate of 7% over harbor follows: 40 years. The dept service would be $40,300 per year. The ex- Total Cost $2,688,000 penses and revenues are estimated as follows: HCRS (50%) 1,344,000 Bonding Debt Service - 7% for 40 Years Waterways Division (30%) 806,000 $537,600 (0.07501) - $40,300/Year New Baltimore (20%) 537,600 Operation & Maintenance Costs The City would own, operate and maintain the harbor. Income From Fuel Sales 4,000 Revenues would be derived from dockage, seasonal rentals, and Miscellaneous Income 2,000 fuel sales. Expenditures would include repayment of the revenue Insurance 1,500 bonds, fuel purchase, payroll for employees, repairs and capital outlay, electricity and utilities, and insurance. It is estimated that Supplies 2,000 there would be a full-time harbormaster and four to six part-time workers during the summer. Generally, these workers would be Payroll (Including Harbormaster) 25,000 college or high-school students. Based on the financial histories Bookkeeping 1,000 of other State constructed harbors, there should be no problem in this harbor producing enough revenue to cover its expendit- Electricity 6,500 ures. Prior to the sale of revenue bonds, a prospectus would be Trash Removal, Water & Sewer 2,200 prepared indicating the ability of this harbor to generate the revenue for the bonds as well as the operation and maintenance Telephone 200 costs. There is no foreseeable circumstance where the develop- ment of the harbor could create a cost to the taxpayers in the Maintenance 2,000 City of New Baltimore. Sales Tax 2,800 In an effort to provide some benchmark of revenues and $37,200/Year costs the consultants have prepared an estimated budget. It has been assumed that 80% of the total cost would be paid by Water- Total Revenue Required Each Year ways and HCRS. The City's 20% share would be $537,600. This $77,500 41 ago li4esv@ off SWW,., Omd $artJ%'#. 17 The revenue to be generated from this harbor facility will Marinas - St. Clair Shores come from rental of 140 seasonal and 10 transient boat slips. The 30' $600-$625 formula to determine the amount of revenue is based upon a 35' $625 season of 125 days and the fact that rental of wells for boats over 40' $700 45 feet would pay 1.5 times the 30 foot boat slip rate. The follow- 50' $850 ing formula was developed by the engineers to determine the Waiting list revenue from seasonal and transient rentals. The transient wells Port Huron were assumed to be full about half the time but to have an aver- 30' $375 age cost return of four times the seasonal rate. 34' $450 42' $650 Total Slips Seasonal Transient Waiting list of over 100 boats 132-30' 125-30' 7-30' St. Clair 32' $395 18-45' 15-45' 3-45' 33-45' $665 150 Slips 140 Slips 10 Slips Waiting list to get in Lexington 125x - (2) 7x - (1.5) (15x) - (2) (1.5) (3x) - 170.5x 30' $400 170.5x-$77,500/Year 45' $675 x-$454/Year for 30'Slip 60' $950 Cain Marina - Detroit River $681/Year for 45' Slip 25-30' $525 In summary, the harbor would have to charge a minimum 31-36' $590 of $454 yearly for seasonal rentals of a 30 foot slip. If the City 37-40' $625 were to charge $500 for seasonal rental of a 30 foot boat slip, this would easily cover start up costs and slips that might not be rent- ed the first year of service. The Consultants surveyed by phone 10 marina facilities located from Port Huron to the'City of Detroit. DNR Waterways Commission Recommended The rates which were quoted were for summer of 1980 seasonal Rate Statewide rentals: 30' $395 Schmid Marina - New Baltimore 42-45' $665 25' $525 60' $930 30' $650 35' $755 DNR Transient Rates 40' $900 20' $ 3.25 ''night Waiting list 20-30' $ 6.25 Riverview Marina - Chesterfield Township 30-40' $ 9.25 30' $575 40-50' $15.50 30' and over $700 Waiting list *variances above these rates can be granted because Markely Marina - Clinton River other marinas in the area are charging more. under 32' or 12' beam $700 14' beam $800 Waiting list Based on these rates the City should consider a rate in the North River Road Marina - Clinton River range of $450-$600 for a seasonal rental of a 30 foot boat slip. The all boats $600 specific rental rates would be determined as part of the final Waiting list engineering and bonding prospectus. 43 Other federal funds could be sought from the Land and Water Conservation Fund administered by the State Department of Natural Resources. This fund provides 50% of the cost of ac- quiring land to be used for recreation facilities or 50% of the cost of developing or constructing recreation facilities. This grant could be used for the development of the City Park, Reudisale or the Brady-Reginald area. Pre-applications must be part of a Recreation Plan for the City and are received by the State of Michigan in March of each year. There may also be some grant money available from the Coastal Zone Management Program to do some improvements along the waterfront or perhaps erosion control at Reudisale Park. One program which the City should investigate to assist in the preservation and improvement of single family residential housing is the Community Development Block Grant Program (CDBG) of the Department of Housing and Urban Development. Through this program the City could receive grants to rehabilitate housing. Individual homeowners would be eligible for 3 % loans or outright grants to hire someone to make repairs such as: new roofs, electricity, plumbing, heating, and most types of code construction. A family of four with an income of less than $15,000 would be eligible for a 3% loan. A family with an income of less than $9,000 would be eligible for a 100% grant for home repairs. .This program would be particularly beneficial to the older citizens living on a fixed income or retirement. It could assist the homeowner and also improve the housing stock in the City. This CDBG program could also be used for development of sewer, water, roads or recreation projects where such development is a part of a neighborhood development strategy. To develop lands and provide new roads it may be necessary to create special assessment districts or to have the developers build the road systems as a part of their new development. In the Base Street area, the City might encourage a special assessment district with the city and the residences which benefit paying the cost of the improvements. At the regular City Council meeting of July 23, 1979, a re- solution was passed that the City Council would use the Water- front Plan to reexamine and reevaluate its present "closed park" policy. It must be noted that for the City to maintain this policy, they must seek to purchase the submerged lands rights which are held by the State of Michigan. If the City does not change its "closed park" policy, it cannot receive federal funds for the development of the Park or the harbor. Under open park policy, the City could still maintain control and could charge admission The development of the harbor and the closed park policy if they wished. In fact, the City could charge one admission rate are two issues which the City should have as top priority. Other for residents and a slightly higher one for nonresidents (as long parts of the Plan could be adopted as the policy or concept for as both fees are reasonable). The open park policy would permit development with the specific design or financing to be deter- federal assistance now as well as in future years. mined at a later date. 44 T@' Ile 'j iz- G8ummary GO-1-4 Wecommendations SUMMARY AND RECOMMENDATIONS The following summary and recommendations are made 0Construction may be instituted to a limited degree in phases by Valentine-Thomas and Community Planning and Management depending upon availability of finances. An initial phase would who researched and prepared this Plan. While they do not re- establish the mooring basin, entrance channel and breakwall. present City policy, it is hoped that they will be examined and Asphalt paving, certain landscaping and additional slips can researched by he City Planning Commission and be adopted or be added later as the harbor becomes established. A prelim- amended by the City Council. The Council has instructed the inary financial analysis, assuming maximum grant assistance, Planning Commission to hold public hearings and to examine in indicates that nearly all of the proposed 150 or 160 mooring detail these findings. Based on their study they should make slips should be a seasonal rental for the harbor to be cost recommendations to the Council. The consulting firms and the effective. State Departments are willing to provide additional information, 0If a harbor were constructed at the downtown location, there if necessary. could be a direct economic benefit of approximately $225,000 The following recommendations are submitted for your and an indirect benefit of nearly $450,000 annually. review and action. Details and background for these recommen- 0Development of Marsac or Reudisale Point is potentially ad- dations may be found in the text of the Plan. vantageous in serving initially as a dumping site for dredge � The City of New Baltimore should adopt an open park policy. material and, ultimately, as a park area for community resi- This policy would permit the acquisition and development of dents. Approximately six acres of land area could be provided parks or recreation facilities using federal or state funds. for picnicking, swimming, sunbathing and garnes areas. The � Construction of a recreational boating harbor near downtown steel containment wall will define the park boundary and ease New Baltimore is both practical and technically feasible. the erosion problems of the past. In the event a Corps of Either the 150 or 160 boat slip development plan should be Engineers permit cannot be obtained for the dredge spoil or actively pursued by making application for the necessary the City does not wish to develop Reudisale Point, then the federal and state funds. Cost of the harbor has been estimated spoil must be disposed of inland. at approximately $2.6 million for construction and $37,000 an- aIt is recommended that the vacant property immediately east nually for operation and maintenance. Based on these costs of the City Park be purchased and developed as part of the City the revenue derived from the harbor (estimated cost of a 30 Park even if the harbor is not constructed. foot boat slip per season $455-$600) will be adequate to pay off 0The recommendations of the Land Use Plan should be adopted the revenue bonds for construction as well as pay for the as a guide for future development either with or without the operation and maintenance of the facility. The harbor pro- harbor proposals. posals blend into the City Park without overpowering the area. 0A City policy should be developed to limit the number of dead- In addition, the harbor provides some isolation for the resi- end streets and consider improvements which would provide dents on Base Street and provides good storm protection for street continuations or turnarounds. A policy should also be boaters. discussed which would increase the right-of-way on private 0 Construction of a harbor is justifiable because of an overall streets to minimum public road standards. shortage of available mooring space in Southeastern Michigan. *Base Street should be enlarged to a 40 foot right-of-way and a New Baltimore's location on Anchor Bay makes it ideal for a turnaround should be provided near the end of the street. harbor facility. The City is easily accessible by land or water, 0Future development for single and multi-family residences readily identifiable by its water tower, can service transient should be considered for the Jefferson-23 Mile Road area. Red- boaters without the need to double back, and has downtown wood Court should be expanded to a public street and an in- shopping facilities near the waterfront. terior road network should be encouraged as a part of the new development. 45 41 ar, -ZL �Ippendix DATA PROCESSING DIVIS ION ETAC, USAF SURFACE WINDS ASHEVILLE*' N.C. 28801 PERCENTAGE FREQUENCY OF WIND DIRECTION AND SPEED (FROM HOURLY OBSERVATIONS) ALL. STATION PJAMI! YEARS MONT11 ALL "EATIiER ALL cl ASS (L.S.T.) CQN I) ITIOil MEAN EED - (KNTS) 4-6 7 10 11 16 17 21 22 27 28 33 34 40 41 47 48 --55 Z56 WIND DIR. SPEED IN J.-J_ NINE .2 .0 .0 4.9 8,7 NE 4.4 Sol o .0 ENE ...4 3 3..3 7.5 E .5 .4 cy .0 3.1. .7.0 ESE 0 2.6 8.1 SE 2.0 1.0 .2 .0 .0 8.8 SSc 04 1.2 1.3 02 10 .0 .0 'to 5,4 1 9.0 S 119 --3.4 .5- *1 .0- .00 .8-67 .9.2 SSW 1.2 2 1.7 *5 .2 00- 0 6.2 10 'o2 SW -2 - 8 2.4 -_. 8 3 1 .0 10.6 .7 1 -5 .4- .2 .0 .0 60 6-' 995 W 1.8 7.7: 8.7 WNW .6 1.5 7 1.7 .4 v:! .0 6-7 9.4 -a L NW .7 _jLt.@_ _.Zt@ 4 .3 6*0 BOB NNW 02 .-o 0 00 6. 5' 8.7 VARBIL 8.7 CALM 9.8 2 1 33.8 2 0 . 4 4.6 3 00 8.2 :41 - T4.74 8 - 55 01 W Isw TOTAL NUMBER OF OASERVATIONS 251488 OATA PROCESSING DIVISION ETACv USAF EXTREME VALUES ASHEVILLEV N.C. 28801 SURFACE WINDS tFROM DAILY ODSERVATIONS) 14804 MOUNT CLEMENS MICHISELFRIDGE AFfl 46-64 STATION STATION NAME UARS DAILY PEAK GUSTS IN KNOTS NTH ALL JAN. FEB. MAR. APR. MAY JUN. JUL. AUG. SEP. OCT. Nov. DEC. MONTHS Y EAR --,, 1 46 WSW 44 47 W 3SSSW 45NNE 53SSW 59SW 37SW 41N 3L w 46W 46 48 E 4 Sw 52 Sw 56SW 52 49 SSW 72W 43SW 54WNW 49SSW 55SW 6@SSE 5 WNW 471S 36W 381SW 415SW 47. SS14 72 50 WSW 5ESE 42 WSW 4614SW 54SW 37SW 31S 34,W 3CWNU 32 51 WSW 48SW 45S 41WSW 39SW 35WSW 331SW 41S31-1 43SW 51SW 45 52 SW 4iSW 36SW 47SW 38N 35W 36NW 46SW 28INW 3@S 35SSW-61SW 30 SSW 61, 53 Sw 4 SW 52114SW 42SW 5 SSW 44SSW 53SSW @6sw 30ISSW '411NNE 29SW 3 w S W 50 SW 53 54 WNW 36SSW 31SW 50SW 3 sw 4 NW 36SW 31WSW 3SNNE 33S 29ESE 31 55 W 3@Nli 3 SW 62SW It 51, 11 S W43 S,'; W 2 W 41S 44SW 37SW 38SW 51SW 361-SW 62 56 NNW 3 6 1-41 S W 445SW 57SW 49NE 56SW 4 2 NW 37 W 48 IN11 31SW. 41SW 56SW 37 SSW 57 57 SSW 3CWSW 3---SW 44SSW 41SW 3 W 32WSW 30 NNW 324SW 60SVJ 36 58 WSW 3rl-,INW 3@N 26WSW 401di 38WSW 32WSW 27SSW 28SW 32W 345W 37WNW 28 WSW 46 59 W 31,W 3;W 51W 3 @WSW 4?N 27 1w 36 qNy _Z7.NW 25 60 SW 3 N 2SVIN14 35WSW 37NNW 27 W 351.4NW 24N 36NNW 274 .3 N, 61 NW 3 N 4(ESE 41SSW 3(-.,W 32N 4CW 43-N 29 62 SE 33w 37W 45WSW 37 NNE 45N 31NNW 31 w 35 W 33 W 521f] ',)NW 32S 29NW 43 SW 48NNW 3 63 W 3,4 WSW 41. WSW 36S 33 1 2 64 23/ 4C32/ 3123/ 5124/ 4024/ 4524/ 4624/ 41191 3736/ 3532/ 32 21 MEAN .4r% 37.@ 46. 1 43. 41.7 41.3 37.3 34.71 34. S 34.91 44.4 37.5 -5-8.--] S. D. 10.70--- 6*56-'1 9.110 7.13q 8.195 9.407 6.006 7.7(,,61 3.9()(-,- 5.036111.369 8.6331 84 826 TOTAL OBS. 1 459 42@ 49@ 5-,)@ 49@ 44@t 4 6;1--'@ Z,0% 412 4321 440, 4 8 7 15 5 04 1 1. 14 Ll- 4' 1-- 11 1:- 1, 21 ............ ..... 1 @4, 7- 1211 2-7 - 4D - 'lip -i - 11 n ... ig ft- - I-i, lil. il o 3,600.00 3,600 l_ -h I.- I 91-=l -i- I-TSTSL S RE2L@ PIER Fi.) SSS 49,000 1 0 W_i Sp_9 'S i:12o $ 14,500 8,ooo h. S,FoS 59,12o $ 37tSDO P- S L-N. PIEI I - 12 30 11. Sli, P.. SSIPSFF 1102 1- - 11 - S" 11,110 1.- 1,640 S.F. o s -ol 1 1-20 il 4 - $830.00 1,320 - Sp-, l'SS. LIO-9 P._., L ..i_ 1 0 11:@2.1@:oIO 3:110 1. S-) S- "o. .... .. l l o i OS -E Sm L- SM 60,0.. P. . m L- ... I FFE. @ - ll 30 1, .11, 91, ..P. 1 4.40 4,- Pi- C E--- (102 ft.) SSM $ 49,00S S.F. 1.00 l- -.. P- 4 - 1 $130.00 1, NS 1 .,P:i g lil. I E.. @ 300.00 l.- "!iMgph- 113S --y- Si l . -Ir-l Q 1.40 14-0 S. = S_) 3330 I.Y. 3.00 S- `M'1. 1 IS,- 1 3 IS PLEI I - 4 - 45 ft. Ilip. ",l: S 2:00 7:300 45- rl- Pi- 6:010 S- --,y S- 3.0 L.P. S@-, lil. 2 ""3.000 :.,:,.o ,:-i. 3GO L.P. 11 320 L- lS- 6,400 T.- __i.g 3,000 1- 1@ 11: 34D SL-S, l. 3,18S 18,900 -9. @:7 ...... ... . .... 63:000.00 -11 7o I., -Q.oo np-, 1.1- 1. $ 37,700.00 ... .... . .... "o, p- F, 2-0 1,040.00 P., 0I.Do ..'p-t 286 440 00 lh- 38,301.10 ------------------------------------------------------------------------- @XM- 2 1 ..... ..... .p", -oo, .1- t. 1. TI..-- o. "I'll", T"Ill, " t, MAIN STREET z o z ui m (j) Ir 03 .............................................. FRONT STREI LEGEND EXISTING PILE WATER LEVELS HIER WATER LEVEL 57630 IVEM WATER LEVEL 57355 LON WATER LEVEL b7n.110 WATER LEVEL MPW79 574SS HARM CREIME CEFFH 5", go BATHYMETRIC a -TOPO SURVEY PROPOSED HARIM SFIrE FM THE On OF NEW DAMMORE, UNDIESM F.j -4 p I,-,* tr'" - U 4- 7-4 ,if ........... . A4 COMMUNiTy PtANNiNCj & MANAqlEMENT PC. UT iCA, MiChiCIAN 3 6668 14109 6299