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Master Plan for the City of Garden City, Michigan

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Master Plan for the City of Garden City, Michigan PLAN 2040: GARDEN CITY 2015 MASTER PLAN FOR THE CITY OF GARDEN CITY, MICHIGAN PLAN 2040: GARDEN CITY 2015 MASTER PLAN FOR THE CITY OF GARDEN CITY, MICHIGAN Adopted: September 10, 2015 Amended: December 14, 2017 Prepared by the City of Garden City Planning Commission with the Assistance of McKenna Associates 235 E Main St, Suite 105 Northville, MI 48167 (248) 596-0920 (telephone) (248) 596-0930 (fax) (888) 226-4326 (toll free) www.mcka.com ACKNOWLEDGMENTS Planning Commission Willbey R. Pistor, Chair Fred May, Vice-Chair Harriette Batchik, Secretary Tim Carner Jeffrey Dold Darin Stark Michael Steenburg Eric Turnbull Ken Versele City Council Randy Walker, Mayor Jayee Lunch, Mayer Pro-Tem Pam King Patricia Squires Margo Arnoske Patricia McKarge Jim Kerwin City Administration / Officials Robert Muery, City Manager, Police Chief Allyson M. Bettis, City Clerk - Treasurer Kimberly Dold, Interim Executive Director, Garden City DDA Dan Plamondon, Parks Supervisor, Parks and Recreation Kevin Roney, Director of Public Services Planning Consultant McKenna Associates PREFACE iii TABLE OF CONTENTS Resolution of Adoption ..................................................................................................................................... i Acknowledgements ........................................................................................................................................... iii Table of Contents ................................................................................................................................................ v PURPOSE & PROCESS ........................................................................ 1 A | Welcome ....................................................................................................................................................... 1 B | Regional Setting ........................................................................................................................................ 1 C | Brief History ................................................................................................................................................. 2 D | Basis for the Master Plan and Purpose ............................................................................................. 3 E | Organization of the Master Plan ......................................................................................................... 4 F | Public Input .................................................................................................................................................. 6 G | Goals and Objectives ............................................................................................................................... 9 COMMUNITY SETTING ...................................................................... 11 A | Community Snapshot ............................................................................................................................ 11 B | Regional Examples .................................................................................................................................. 12 C | Analysis Methods .................................................................................................................................... 14 D | Population, Education, Employment ................................................................................................ 15 E | Housing ....................................................................................................................................................... 21 F | Summary of Trends ................................................................................................................................ 27 LAND USE & DEVELOPMENT ..................................................... 29 A | Existing Land Use Analysis ................................................................................................................... 29 B | Community Facilities Analysis ............................................................................................................ 35 C | Parks and Recreation Facilities ........................................................................................................... 41 D | Issues and Opportunities ..................................................................................................................... 45 E | Future Land Use Plan ............................................................................................................................. 53 F | Zoning Plan ................................................................................................................................................ 68 TRANSPORTATION & PUBLIC SPACE ................................... 71 A | Complete Streets ..................................................................................................................................... 71 B | Vehicle Circulation .................................................................................................................................. 73 C | Future Transportation Plan .................................................................................................................. 77 D | Aesthetics and Identity .......................................................................................................................... 88 PREFACE v IMPLEMENTATION ............................................................................ 93 A | Getting Started ......................................................................................................................................... 93 B | Policy and Programming ...................................................................................................................... 93 C | Funding Mechanisms ............................................................................................................................. 98 D | Action Plan .............................................................................................................................................. 101 APPENDICES ....................................................................................... 115 A | Appendix: Public Input Documentation ...................................................................................... 115 TABLES Table 1: Online Survey Response Summary ............................................................................................ 8 Table 2: Garden City Population Trends, 1990-2040 ......................................................................... 15 Table 3: Garden City Population by Gender, 2010 .............................................................................. 16 Table 4: Age Structure Comparisons, 2010 ............................................................................................ 16 Table 5: Projected Population by Age, Garden City, 2010-2040 ................................................... 17 Table 6: Educational Attainment of Population 25 Years and Older ........................................... 18 Table 7: Median Household Income ........................................................................................................ 18 Table 8: Employment Sectors and Forecasted Jobs, 2010-2040 ................................................... 19 Table 9: Acres of Land in Garden City and Comparison Communities, 2008 ........................... 20 Table 10: Housing Tenure, Garden City and Comparison Communities, 2010 ....................... 21 Table 11: Median Value, Garden City and Comparison Communities, 200-2010 .................. 23 Table 12: Age of Housing, Garden City 2010 ........................................................................................ 24 Table 13: Existing Land Use, 2005-2015 .................................................................................................. 30 Table 14: Future Land Use Allocations .................................................................................................... 58 Table 15: Future Land Use and Zoning Map Correlation ................................................................. 70 MAPS MAP 1: Existing Land Use ............................................................................................................................. 33 MAP 2: Community Facilities ....................................................................................................................... 39 MAP 3: Issues and Opportunities .............................................................................................................. 51 MAP 4: Future Land Use ................................................................................................................................ 55 MAP 5: Vehicular Circulation ....................................................................................................................... 75 MAP 6: Future Transportation ..................................................................................................................... 83 vi GARDEN CITY MASTER PLAN · DRAFT MARCH 27, 2015 Chapter One PURPOSE & PROCESS 1 A | WELCOME Welcome to the City of Garden City 2015 Master Plan. This Plan reflects a vision for the future of Garden City: its neighborhoods, sense of place and community, commercial corridors and downtown core, transportation, and parks and recreation. The Garden City 2015 Master Plan replaces the previous Master Plan
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